huntsville mls search

Valley MLS / Huntsville MLS search; All the properties listed in Canebrake October 12, 2011
Filed under: huntsville mls search,valley mls — Tags: Huntsville MLS Search, Valley MLS
Huntsville MLS search; All the properties listed in Canebrake
October 12th, 2011 11:26 AM
The link below is to a Huntsville MLS search of all the properties listed in Canebrake owned by HERITAGE HOMES.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7110143765
There were only two sales. The first actually sold above list price. (They possibly included purchaser closing costs and / or some custom work in the sales price.) The second sold .7% under list price. Both sales were pre-crash in 2007.
The house is also listed for rent at $2,200.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7110143768
The two sales in better times doesn’t really help us establish a history of how much the builder will negotiate so we will need to dig deeper. The website at the link below confirms this builder has other developments in Madison County.
http://www.heritagehomesal.com/aboutheritagehomes.aspx
The builder had no sales in Cliffs Cove, Heritage Provence, ABBINGTON DOWNS, WOODFIELD, Lake Forest, WHITEHALL, in the past 12 months nor any active listings.
They have two active listings but no sales in Stratford Square.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7110143779
All told there are three Valley MLS active listings and one pending sale. I had hoped to see dozens of active listings and a history of recent sales. From the limited data it doesn’t look like the builder is severely overextended.


The link below is to all active listings in canebrake over 2,500 sf.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7110143879
The link below is to all sales in canebrake if the past 12 months.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7110143882
The average sold price was $112 psf with a range of $95 to $135 psf. The subject property is listed at $146 psf. ($599,000) Based on the sales, I think the house is overpriced especially considering the current market.
At 4,100 sf in the house and the average sold price of $112 psf the house would be $459,000. At the highest sold price of $135 psf it would be $553,000. At the lowest sold price of $95 psf it would be $389,000.
Another approach is to determine what you can afford, offer that amount and be prepared to move on to the next property if seller is not able to negotiate to near what you can afford.
If you were considering making an offer on this property my recommendation would be to ignore the premiums offered by the seller and focus on the house. The membership dues is something the builder probably had to pay anyway as a part of the neighborhood covenants and we don’t have any idea of what the value of the golf cart is.