Huntsville MLS search, Madison

Huntsville MLS search October 6, 2011

The following link is to the the homes you asked about. 104 CARAWATHA ROAD just went under contract 10/06/11. We can watch the listing to see if the sale falls through.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846047

106 COTTONPORT PLACE in CEDAR SPRING STATION has been on market since 08/29/11. It’s listed at $299,900 / $101 per square foot. The following link is to a summary of Huntsville MLS search activity in the neighborhood since 11/01/10. The average sold price of the six sales was $91 per square foot with a range of $77 to $97 per square foot. The average days on market were modest at 117 days.

The active listings have been on market since 09/27/11, 09/28/11, 09/14/11 and 06/22/11 respectively. The average list price on the active listings is $104 per square foot. While the house is priced below the average list price my first impression is that it is priced above what the market will bear.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846048

The image below is to the flood map of the area showing the house is about 75′ from the nearest flood zone.



The link below is to the Google satellite image of the house and the Google street view. The house is far enough from County Line Road and Mill Road that there should be minimal traffic noise.
There are upscale apartments south of the woods behind the house and at some point in the future the woodland will probably be developed.

http://maps.google.com/maps?q=106+COTTONPORT+PLACE,+MADISON,+AL+35758&hl=en&ll=34.698984,-86.782808&spn=0.004666,0.010546&hnear=106+Cottonport+Pl,+Madison,+Alabama+35758&t=h&z=17&vpsrc=6


The links below are to data on the schools that serve the home. While the high school is Bob Jones now it will probably be the new Patriot High School once it opens.

http://www.schooldigger.com/go/AL/schools/0000802133/school.aspx

http://www.schooldigger.com/go/AL/schools/0000801798/school.aspx

http://www.schooldigger.com/go/AL/schools/0000800831/school.aspx


117 RESERVE WAY is listed at $299,900 / $ 106 per square foot and has been on market since 10/04/11.
The following list is to the archived listing on valley mls where the current owner bought the house from the builder 06/09/2005 for $275,790 / $98 per square foot with seller paying $2758 of purchaser’s closing costs. Assuming normal transaction costs Seller’s break even point on a sale will be in the $296,000 range.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846076

The link below is to a summary of MLS activity in the neighborhood since 11/01/10. The average sold price of the seven sales was $94 per square foot with a range of $84 to $104 pre square foot. The average days on market were modest at 108 days and a huge range of 9 to 363 days on market. The average list price of the three active homes for sale is $92 per square foot. My initial impression again is that the house is priced above what the market will bear. The owner has priced it to give him a little negotiation room without having to bring money to the closing.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846078

The flood map below shows the house is about 500′ from the nearest flood zone.





The link below is to the Google satellite image of the house and the street view. The house is far enough from Wall-Triana that traffic noise should be minimal. There is a traffic light at the intersection of Reserve way and Wall-Triana so entering traffic shouldn’t be a problem. There is a tree line behind the house which will help with privacy. The homes in the street to the south are older but the neighborhood seems stable.

http://maps.google.com/maps?q=117+RESERVE+WAY+,+madison,+al&hl=en&sll=34.717946,-86.751909&sspn=0.00396,0.010546&vpsrc=0&hnear=117+Reserve+Way,+Madison,+Alabama+35758&t=h&z=16


The middle and High school are the same as 106 COTTONPORT PLACE . The link below is to data for the elementary school. This home may continue to be served by Bob Jones High School but I haven’t see district lines yet for the new high school.

http://www.schooldigger.com/go/AL/schools/0000800851/school.aspx


416 THOREAU SPRING ROAD is listed at $339,900 / $107 per square foot. It has been on market since 09/27/11. The link below is to the archived listing where the current owner bought the house form the Builder on 09/27/11 for $316,605 / $100 per square foot with seller paying $5,000 of seller’s closing costs. Seller’s break even point on a sale will be in the $342,000 range so seller is already taking a loss at the list price .

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846113


The link below is to a summary of MLS activity in the neighborhood since 11/01/10. The average sold price of the six sales was $117 per square foot with a range of $102 to $132 per square foot. The average days on market were long at 287 days but with a huge range of 3 to 799 days on market. At $107 per square foot the house is well priced.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846127

The flood map below shows the house about 1,000′ from the nearest flood zone.



The link below is to the Google satellite / street view. I don’t see any negative surrounding features. The commercial building on Browns Ferry Road to the left of the subdivision is a substance abuse treatment center but is shouldn’t effect the neighborhood.

http://maps.google.com/maps?q=416+THOREAU+SPRING+ROAD,+MADISON,+AL+35758&hl=en&ll=34.722876,-86.774333&spn=0.003959,0.010546&hnear=416+Thoreau+Spring+Rd,+Madison,+Alabama+35758&t=h&z=17&vpsrc=6

The middle and high school are the same as the previous houses the data for the elementary school is at the link below. Given the location the neighborhood will probably be served by the new high school

http://www.schooldigger.com/go/AL/schools/0000801423/school.aspx


116 LAKE CREST DRIVE is listed at $370,000 / $93 per square foot. It has been on the market since 08/27/11. From the MLS history it looks like the house has been a rental.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846133

The link below is to the listing where the current owner purchased the house 03/31/2000 for $265,000 / $77 with that seller paying $3,375 of the current owner’s closing costs. Sellers’ break even point on a sale will be in the $286,000 range. Unless seller has refinanced or taken a second mortgage, he has plenty of negotiation room.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846138

The house was also listed for sale from 11/03/06 to 11/03/06 for $376,000 without selling.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846143


The link below is to a summary of MLS activity in the neighborhood since 11/01/10. Of the four sales the average sold price was $98 per square foot with a range of $93 to $106 per square foot. The average days on market were low at 53 days and a range of 31 to 93 days. At first look the house appears to be well priced. Note that the house is older and since it has been a rental it may not be pristine.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846145

The house is about 1,500′ from the nearest flood zone.





The link below is to the Google satellite image and street view. Note the house doesn’t actually have water frontage except of the back left corner of the lot. The house is far enough from Wall Triana and Hughes roads so there shouldn’t be traffic noise.

http://maps.google.com/maps?q=116+LAKE+CREST+DRIVE,+MADISON,+AL+35758&hl=en&ll=34.735802,-86.743498&spn=0.002332,0.005273&sll=34.736511,-86.744564&sspn=0.000587,0.001318&vpsrc=6&hnear=116+Lake+Crest+Dr,+Madison,+Alabama+35758&t=h&z=18


The links below are to the schools. I expect that the house will be continued to be served by Bob Jones Hugh School.

http://www.schooldigger.com/go/AL/schools/0000800851/school.aspx

http://www.schooldigger.com/go/AL/schools/0000800495/school.aspx


Charlie Murphy with Murphy Homes gave me a follow-up call yesterday and offered to meet us at the subdivision if you had questions or wanted to meet him.Filed under: huntsville mls search,valley mls —Tags: Huntsville MLS Search, Valley MLS