Huntsville Houses: Homes for sale in Huntsville AL

Showing posts with label Homes for sale in Huntsville AL. Show all posts

Monday, July 23, 2012

Huntsville al homes for sise/ investment homes

I'm really glad you called me before purchasing. Its discouraging when we have investors call AFTER they have have made poor purchase decisions and ask for our help
July 23rd, 2012 1:48 PM
I'm really glad you called me before purchasing. Its discouraging when we have investors call AFTER they have have made poor purchase decisions and ask for our help. Even though you saw properties you liked that are our listings, it's my responsibility to provide sound counsel and not just direct you one of our listings in hopes of a double commission. We manage over 400 rentals and there are some areas we have learned to avoid. We also have enough experience to understand the local rental market to be able quickly filter trough listings to narrow the fiend to viable candidates.

I set up an initial MLS search on $100,000 and less just filtering out some of the worst areas. This dropped the number of prospective properties from near 400 to about 150. I human filtered those and arrived at the six candidates at the link below.

152 SANDY HOLLOW DRIVE is in a fast growing area of Huntsville near a new hospital. Traffic to concentrations of employers is however difficult and I am not at all keen on the school that serves the property. We do have rentals in the neighborhood that perform well but the area is not my first choice.

7614 QUAIL DRIVE is in a decent south Huntsville neighborhood but the house has a single car garage, is a foreclosure and may not be in the best condition.

138 VANCOUVER ROAD is also bank owned. Its located just north of the city. The schools are good but the commute is difficult compounded by road construction. Again, I think we can do better.

204 BRUSHCREEK DRIVE and 115 TURNBROOK DRIVE are located in an older neighborhood in one of Huntsville's fastest growing areas. Long term this is a good area. The schools are just average but showing signs of improvement. They are very near Redstone Arsenal and near Research Park where there are concentrations of employers. 204 BRUSHCREEK DRIVE is listed as possible short sale and is listed at a remarkably low $43 per square foot. This house may be worth a second look. 115 TURNBROOK DRIVE is a short sale.

103 HAPPY CIRCLE is the one standout in my mind. It is located northeast of the city in a growing area with good schools. Commutes will be 15 to 25 min, There is basic shopping in place with more planned in the area. The house is bank owned.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115559717

The link below is to the Google satellite image of the house.

http://maps.Google.com/maps?q=103+HAPPY+CIRCLE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.778868,-86.48847&spn=0.00035,0.000659&sll=37.0625,-95.677068&sspn=31.28862,86.396484&t=h&hnear=103+Happy+Cir,+Huntsville,+Alabama+35811&z=21

The link below is to Google's estimate of the commute to Redstone Arsenal and Research Park

http://maps.google.com/maps?saddr=I-565+E&daddr=103+HAPPY+CIRCLE,+HUNTSVILLE,+AL+35811&hl=en&sll=34.72791,-86.567915&sspn=0.126692,0.337486&geocode=FbKVEQIdHoPV-g%3BFXuuEgIdEkvY-inpquBfZRZiiDG5Z4IZLnHt8w&oq=redstone+arsenal+&t=h&mra=dme&mrsp=0&sz=12&z=12

School information.

http://www.schooldigger.com/go/AL/schools/0222001684/school.aspx

http://www.schooldigger.com/go/AL/schools/0222000556/school.aspx

Comparables

The subject is listed at $65 per square foot. Average sold price of homes for sale in Huntsville AL is $85 per square foot with highest sale at $86 per square foot

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115559731

Rental comparables. (Spring Farm Road is typo, should be $1,195) Both the comparables are larger than the subject bit I think the market would bear rents in the $995 to $1,095 range.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115559737

Monthly management cost would be 10%

The investor tax rate would be about $940 per year.

We can expect insurance cost to be in the $600 to $800 range.

Homes For Sale In Huntsville Alabama – Details Search the huntsville al mls for homes for sale in huntsville al at www. Homesforsalehuntsville. Net. No registration required. Request automated real estate search. Get the market value of your property. Rental homes and property managemen...

Huntsville al homes for sise/ investment homes

Sunday, March 11, 2012

homes for sale in huntsville al

Homes for sale in Huntsville Alabama; The tax assessment may or may not be an accurate reflection of the home's value.
March 11th, 2012 12:15 PM

The tax assessment may or may not be an accurate reflection of the home's value. The true gauge is to look at recent sales of comparable homes. The link below is to where the house sold at $88,500 or $44 psf (per square foot). The listing indicates the house is 2,000 sf. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586802
The link below is to the tax assessors information on the house. They think the house has 1,450 sf, an obvious error. As a side note, they still show you as living in the house and you are still getting the benefit of the homestead exemption lower tax rate. http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=1406144004055000&MapImage=/Maps/pm_EMAPSMAP04_5337_46153.gif The link below is to the GOOGLE fly through of the neighborhood. http://maps.google.com/maps?f=q&source=s_q&hl=en&geocode=&q=3617+INGLEWOOD+DRIVE,+HUNTSVILLE,+AL+35810&sll=34.77449,-86.595118&sspn=0.007649,0.020728&ie=UTF8&ll=34.776059,-86.595182&spn=0.007649,0.020728&z=16&iwloc=A&layer=c&cbll=34.77462,-86.595414&panoid=BucO71J3mhM_SRK2l_wZkw&cbp=12,202.3280073117129,,0,5

Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register. The link below is to MLS activity in the neighborhood in the past six months. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586819 The data is not encouraging. There are 17 active listings with an average list price of $53 psf and a range of $26 to $67 psf. There were 18 sales at an average of $36 psf and a range of $10 to $49 psf. The average days on market were high at 118 days. Even in ready to market condition the house would probably sell somewhere between the average and highest sold prices of $36 psf and $49 psf ($72,000 to $98,000). With brokers fees and closing costs, your net proceeds on a sale would not be that attractive. The schools that serve the neighborhood have been in decline the past few years. That decline has really hurt property values. If the tenant cant buy, you may want to continue to hold the property. Huntsville's economy and real estate market are still in overall strong condition and hopefully the neighborhood will start to appreciate again. I think the property is assessed too high by the tax assessors office but if you asked for a reevaluation you would probably be assessed at the non-homestead rate, effectively doubling your annual taxes. They also have the square feet too low. It's probably best to remain silent for now.
The link below is to recent MLS activity in your neighborhood of properties similar in age to yours.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719568802

The average sold price was $105 psf (per square foot) with a range of $104.92 to $105.95 psf. The average days on market were 29 days with a range of 2 to 77 days.

There are two active listings; a foreclosure listed at $99.24 psf and another home listed at $102.23 psf. The second home has been on market since 1/4/09 and has had one price reduction.

In general we recommend listing property in a range between the average sold price ($105 psf) and just above the highest sold price ($105.95) psf while staying within the range of active, competing listings ($102.23).

That the one active listing is priced below the average sold price may be an indication that demand for homes in your neighborhood is soft or that the seller of this house is very motivated to sell.

At $105 psf your 2,115 sf house would be $222,000. At the $102.23 list price of the comparable active listing it would be $216,000.

Overall Huntsville has faired better than most of the country but we currently have an oversupply of homes in certain market segments. The worst oversupply is in homes in more upscale homes especially those located outside of the city. There are 406 available properties in the $200,000 to $250,000 range in the greater Huntsville area. In the Grissom School district there are 38 active listings. Most of those homes are however much older than yours.

Depending on how well your house shows to prospective buyers and how urgent your need to sell, I would recommend listing the house in the $225,000 to $215,000 range. You could gauge our price position by showing activity. We should expect to see 2 - 5 showing per week over a several week period. If showing activity is substantially less, the price is probably set too high for market conditions.

Homes for sale in Huntsville AL You might find it hard to use Huntsville's public acess MLS, especially if you dont know where to get started. Just let us know what you are looking for at Automated Property Searches and we can help.
The property you asked about at the link below is still available. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569443 The property has been on market since 2/18/09 and has had one price reduction. The link below is to recent MLS activity of similar properties in the neighborhood. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569462 The subject property is listed at $97 psf (per square foot). The two sales were at $87 and $88 psf. There is one pending sale that was listed at $101 psf but we wont know the sales price until after closing. That property was on market 85 days before going under contract. The current owner bought the house 3/28/09 for $169,900 with seller paying $4,000 in closing costs. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569500 My take is that the owner needs to sell and has priced the house at something near his breakeven price point. I think that the house is probably listed a little above what the market will bear. Seller may be willing to negotiate the price to nearer the comparable sales level but one never knows until negotiations start. The link below is to properties in Madison that are priced near or less than the subject property that may be prospects for you. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569510
Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.
The HOA was paid 3/30/09. On ALABAMA HERITAGE HOMES, INC. being foreclosed on; a quick online search did not turn up any legal notices but that doesn't mean they aren't facing foreclosure on some of their inventory. There is a surplus of inventory in this market segment and several builders have lost properties and a few have closed shop. Fundamentally the Huntsville real estate market is sound but area builders got way ahead of the supply / demand curve. As BRAC positions start to be filled in earnest, the supply / demand imbalance will start to correct. We are seeing signs of increased sales already. Huntsville area sales were up 20% in March over February. If you are considering another purchase, we are in a unique period of a decidedly buyer's market. The link below is to a summary of MLS activity in Hampton Ridge in the past 12 months. There are a whopping 16 available properties There were 29 sales but the average days on market were very high at 126 days. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586759 Another builder that is struggling is HPH builders. http://www.hphproperties.com/huntsville_communitymap.html Two neighborhoods where they have properties that have big upside potential are Lake Forest and The Reserve. Both subdivisions are just west of the arsenal. This is an extremely fast growing area that will be attractive to BRAC immigrants. The two negatives with this area are the just average K - 8 school and the roads. The City is receiving funds from the federal government and is building a new Williams school and plans are in place to upgrade the roads. There is a shopping center planned at the corner Zeirdt Road and Martin Road and there may be a shopping mall at Madison Boulevard / Highway 20 / I 565 and Zeirdt road. The link below is to listings in those neighborhoods. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586778 http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586782

Tuesday, January 31, 2012

homes for sale in huntsville al market outlook

Market outlook; Homes for sale in Huntsville AL
January 31st, 2012 10:21 AM

Huntsville AL Space and Rocket Center
Source Morgan Stanley, Cary Bay, Kristi Franks
Morgan Stanley Research released its latest real estate report, Housing 2.0: The New Rental Paradigm to provide market insights to investors. It’s interesting to know that the research team observes how more Americans have become renters instead of homeowners, attributing to different factors in the economy.
According to the recent Morgan Stanley report, there are roughly 40 million rental housing units in the country representing $6 trillion in asset value, half of which are single-family homes. The study explores how investors can participate in these opportunities and position themselves for the “change” The company released a report just a few weeks ago saying now is a great time for institutional investors to snap up distressed single-family homes and turn them into long-term rental units. The company says the properties don’t compete with the classic apartment rental property, so investors don’t have to worry about cannibalizing their multifamily rental investment portfolios to take advantage of the huge opportunities in single-family rental property ownership. What’s more, Morgan Stanley doesn’t see this shift to rentership as a temporary waypoint while the country sorts out its housing problems; it sees this as a fundamental shift in how the United States will define itself into the future.

Capital Economics expects the housing crisis to end this year, according to a report released Tuesday. One of the reasons: loosening credit.
Home price declines: not only are millions of homes available to investors at deeply discounted pricing but the low prices are changing consumer attitudes on housing as an investment Morgan Stanley says the U.S. home ownership rate, which has fallen to about 64 percent from close to 68 percent at its peak, is really closer to 60 percent when you factor in home owners who’ve stopped paying on their mortgage and only remain in their house because the bank hasn’t finished processing their foreclosure yet. Huntsville homes for sale Once these cases make it through the system, they’ll move to the renter side of the equation.
Banks are now lending amounts up to 3.5 times borrower earnings. This is up from a low during the crisis of 3.2 times borrower earnings
When they do move to the other side of the equation, they’ll become renters of single-family houses, not of multifamily apartment units. That’s because these households, which tend to be a little older and often with children, want a single-family house in the suburbs, not a unit in an apartment building in the city. So, these households will be providing a big share of the demand for single-family rental houses into the future without necessarily adding demand to apartment rentals in the city.
To be sure, many of these households might like to buy again rather than rent given the historically low interest rates and deeply discounted home prices, but the reality is that many of these households simply can’t pass the credit score threshold. Financing is hard to get for the most creditworthy households today, so for credit-impaired households, renting is the only option.
While credit conditions may have loosened slightly, some potential homebuyers are still struggling with credit requirements. In fact, Capital Economics points out that in November 8 percent of contract cancellations were the result of a potential buyer not qualifying for a loan
While this single-family rental sector may appear at first to be of little consequence, by comparison to the product specifically designed, built and operated to this market, it is likely the most underserved rental segment of all. Furthermore, all indications suggest this sector will grow measurably in the coming years.
Morgan Stanley projects some 7.5 million more foreclosures over the next five years, what it calls “liquidated” houses, providing a golden opportunity for institutional investors to snap up properties for their portfolio and get into the long-term single-family rental business.
The average credit score required to attain a mortgage loan is 700. While this is higher than scores required prior to the crisis, it is constant with requirements one year ago.
If the company is right, then this is a great opportunity if you work with institutional buyers of real estate, whether on the buying, selling, or property management side. You have tons of inventory coming onto the market to sell to big buyers who will turn these into long-term rentals.
Distressed homes made up 32 percent of sales in December. Purchases by first-time home buyers declined in December Young buyers have become less eligible and are more concerned about stability of purchase values. Seniors have been migrating to lifestyle rentals in an effort to lower the burden of ownership and reclaim equity as a liquid investment. Combined, these will expand the number of rental homes the market will demand
If the job market continues to improve, then the rebound in consumer confidence will be sustained this year and more households will be willing purchase homes for sale in Huntsville AL If lenders simply dialed back their underwriting requirements to the sound policies they used before the housing boom, home sales would pick up, inventories would shrink, prices would start heading up in more than a few markets, and that 7.5 million in foreclosed houses Morgan Stanley predicts over the next five years will be a smaller number. And those that want to rent can rent and those that want to buy can buy rather than having to rethink their priorities in a new rentership society.
Foreclosed home sales closed at about 22 percent below market rate in December, a discount 2 percent higher than that recorded a year earlier The Morgan Stanley report concludes it would be more profitable to invest in single-family homes that you can use as rentals. Such homes can counter the effects of the housing bubble and further plunge in property values. More so, single-family rentals are also good for both equity and debt investors according to the report.
Although single-family homes may cost more than some other types of properties, more real estate investors prefer having greater privacy in the properties that they invest in. Single-family homes can also be expanded and many of them belong to communities with a homeowner’s association.
Best of all, single-family homes allow a real estate investor to hedge better. When it’s a buyer’s market, rents surge and one’s cash flow also increases. On the other hand, when it’s a seller’s market, the property’s value rises. This leaves the investor with the option to sell the property for a (large) profit or refinance the property to take some cash and/or get a better mortgage interest rate.
With reports like this, it’s pretty obvious that one can gain an advantage with rental real estate.
Across the country, more Americans are becoming home renters, and fewer Americans are becoming homeowners. The beginning of the rentership society is upon us. But all renters are not equal – of the roughly 40MM rental housing units in the country (representing roughly $6 trillion in asset value), about half are multi-family and half are single- family. In this joint report between our US Fixed Income Housing Strategists and US REIT research teams, with contributions from our Chief US Equity Strategist and Large-Cap Banks Analyst, we take a closer look at what the growth of the rentership society implies for both the single and the multi-family rental markets. What opportunities will be created? How will the two sides of the rental market benefit from this transition? What are the greater implications for those industries closely tied to the development and financing of single and multi-family housing? And most importantly – how can institutional investors participate in these opportunities and position themselves for this change?

Keywords; Homes for sale in Huntsville al, Huntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.

Saturday, January 28, 2012

homes for sale in huntsville al

Homes for sale in Huntsville AL, Huntsville Homes for sale research 126 VINEWOOD LANE
126 VINEWOOD LANE has been on market since 01/19/12 at $299,900 / $112 per square foot.

It was listed for rent 08/19/11 at $2,350 lowered several times to $1,795 and then withdrawn on 01/16/12. It was re-listed for rent on 01/19/12 for $2,100 and lowered to $2,000 on 01/27/12.

The listing progression is a little unusual. Normally we would expect a for sale listing that is not selling later be listed as a rental.

The tax records indicate the house is owner occupied. http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=1603072000013006

The images below are to a close and wide view of the tax plat and the topographic / flood map. The flood zone does reach the back half of the home's lot. It may be that water has never risen to this level. We can ask the neighbors. In any case the flood zone will prevent future development.

House Icon is in incorrect location. Actual house is one lot to the left (west).

The link below is to the Google satellite image of the property and the area behind. What shows on the map above as a creek looks to be an at least partially concrete drainage canal. It's a little confusing in that the canal terminates in a pasture and not a waterway. It may be that the entire drainage canal has been concreted reducing the probability of flooding.

http://maps.google.com/maps?q=126+VINEWOOD+LANE,+MADISON,+AL+35758&hl=en&ll=34.712507,-86.77724&spn=0.002607,0.005134&sll=37.0625,-95.677068&sspn=29.163842,84.111328&hnear=126+Vinewood+Ln,+Madison,+Alabama+35758&t=h&z=18

The entire parcel behind the house is owned by LAND TRUST OF HUNTSVILLE & NORTH ALABAMA so there will be no development behind the house.

http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=1603072001096000

The link below is to a summary of MLS activity in the neighborhood since 01/01/10. The average sold price was $91 per square foot with a range of $94 to $88 per square foot.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115299591

The link below is to the full listings of the sold properties.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115299600

I think the subject house is nicer than the comparable Homes for sale in huntsville al but still think it is priced above what the market will bear.

Searching probate records was especially difficult. I found;

12/29/06 Deed to our seller on subject property.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20061229000881960&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

6/15/2004 Mortgage with our seller as borrower 126 Vinewood $56,250. Note the name of the neighborhood changed from Lakewood Manor.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20040615000152810&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

1/30/07 private party mortgage with our seller as borrower for $7,007 on the 126 Vinemont property.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20070131000071710&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

06/21/11 mortgage release of $40,000 loan on subject property. Note that subdivision name has changed.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20110621000313460&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

Without cross-referencing several mortgage releases I found we cant estimate what seller owes on the house. Based on what I did find Seller should have room to negotiate unless there is a mortgage on the property I couldn't find.

Huntsville homes for sale - Huntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management

Other records I found;

Deed lot 1 block 12 Ardmore estates to our seller 05/01/07
http://probate.co.madison.al.us/LoadImage.aspx?sk=20070606000401250&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

Deed to our seller lot 17 block 3 noogins Hallandale subdivision.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20051118000785170&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

1595 Spring Hill Road. Assignment of mortgage. Our seller as borrower.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20050405000202610&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

Formed corporation with two others.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20090327000201200&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

Land Sale contract 4701 Mastin Lake Road our seller as seller under a land contract.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20040917000375450&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

Mortgage release, Our Seller as borrower. Manley Road.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20050405000202610&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

Deed to our Seller Buena Vista Estates Lot 23 Block 3
http://probate.co.madison.al.us/LoadImage.aspx?sk=20070226000135470&format=PDF&ref=9a7ce0a9-05c9-489c-b768-40ee24288a40

Most of the properties above are in areas of modest homes. It looks like our seller is has several rental properties.

Thursday, January 26, 2012

homes for sale in huntsville al

Homes for sale in Huntsville AL; Market value of Huntsville Home for sale in Henson Hills

Homes for sale in Huntsville AL
The link below is to a summary of MLS activity in Henson Hills since 01/01/11 of homes that are similar in age.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115274098

The three sales were at an average sold price of $75 per square foot with a range of $71 to $77 per square foot. The average days on market were long at 221 days and a range of 55 to 472 days.

Homes for sale in Huntsville AL
The link below is to the full listings of the properties above.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115274097

The link below is to what Google street view indicates is your house. If Google is correct the subject house is frame construction while the three sold homes were brick or mostly brick.

http://maps.google.com/maps?q=1099+warton+ave ,+HUNTSVILLE,+AL+35801&hl=en&ll=34.814719,-86.515392&spn=0.000018,0.010546&sll=34.814369,-86.515337&layer=c&cbp=13,168.44,,0,1.87&cbll=34.814719,-86.51552&hnear=108+Burton+St,+Huntsville,+Alabama+35811&t=m&z=17&vpsrc=0&iwloc=A&panoid=8naR1BAzbaW5RW8TLD20Sg

Homes for sale in Huntsville AL
The link below is to a summary of MLS activity of homes outside Henson Hills but within northeast Madison county that might be considered similar .

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115274108

The link below is to the archived MLS listing where the house was purchased in 1992 at $152,500 / $63 per square foot. The listings shows the house is 2,440 square feet.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=711i909988766

At the average ” Henson Hills ” sold price of $75 per square foot the home would be $183,000. At a sale of $183,000 and assuming normal realtor fees, seller’s costs and a $2,000 seller contribution to purchaser’s closing costs seller’s net would be something in the $169,000 range.

Huntsville homes for sale - Huntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.

While Huntsville’s real estate market is improving we are still in a buyer’s market and there are low cost production builders that are making sales of older homes more difficult.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115274122

I do expect the market to continue to improve especially during the spring and summer. I also expect the nations economy will improve after next November’s election.

homes for sale in huntsville al

Research of Madison home for sale; Homes for sale in Huntsville AL
January 26th, 2012 12:23 PM
150 LANSDOWNE DRIVE has been on market since 07/27/11 with two price reductions. The link below is the the archived listings history and the current listing. The current owner bought the house on 03/31/2008 for $355,000 / $102 per square foot with no seller paid closing costs. I'm not sure where you saw the $600,000 but Zillow, Trula and homes.com are notorious for having wildly inaccurate information.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115289796
Huntsville homes for sale - Huntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.
The house is listed at $89 psf now.
The link below is to a summary of MLS activity in the neighborhood since 01/01/11. The average sold price was $98 psf with a range of $73 to $111 psf.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115289798
The house is listed well below the average. If it is in good condition, it would be a good buy.
The area is a little low but the maps don't indicate it is in a flood zone.
http://maps.google.com/maps?q=150+LANSDOWNE+DRIVE,+MADISON,+AL+35758&hl=en&ll=34.704465,-86.780072&spn=0.00035,0.000659&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=150+Lansdowne+Dr,+Homes for sale in huntsville al Madison,+Alabama+35758&t=h&z=21

Homes for sale in Huntsville AL

Homes for sale in huntsville al

Research of Huntsville area homes for sale 119 Huntington Ridge Rd is still available. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115289665

It has a Madison address but is in Monrovia. Note the power lines that run to the south of the house and barn. I’ve driven past the house recently. It’s located just to the south of an upscale neighborhood.

http://maps.google.com/maps?q=119+HUNTINGTON+RIDGE+ROAD,+MADISON,+AL+35757&hl=en&ll=34.815252,-86.732691&spn=0.001398,0.002637&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=119+Huntington+Ridge+Rd,+Madison,+Alabama+35757&t=h&z=19

The house has been on market since 06/27/11. It was listed at $499,000 and curiously the price was just raised by $900. This may have been an attempt to het the property on a hot sheet list and resend it out on automated searches.

There are no previous MLS listings.

Schools information.

http://www.schooldigger.com/go/AL/schools/0222001820/school.aspx

http://www.schooldigger.com/go/AL/schools/0222000560/school.aspx

http://www.schooldigger.com/go/AL/schools/0222000848/school.aspx

110 DONASH CIRCLE has been on the market with no price reductions since 04/19/11. It was also listed at the same price in 2005.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115289675

The house is located in central Madiosn.

http://maps.google.com/maps?q=110+DONASH+CIRCLE,+MADISON,+AL+35758&hl=en&ll=34.738529,-86.747437&spn=0.0007,0.001318&sll=34.813733,-86.726675&sspn=0.00791,0.021093&hnear=110+Donash+Cir,+Madison,+Alabama+35758&t=h&z=20

Schools

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

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

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

The steep lot on 215 BRETT DRIVE really concerns me. I’ve see a lot of homes in this age range on sloped lots with foundation problems. Even if the foundation and drainage system were properly designed and built, The many trees will make maintenance of gutters, downspouts and drains a constant battle. With small children there is little useable yard and there is a drop off at the retaining wall in front of and to the left of the house.

http://maps.google.com/maps?q=215+BRETT+DRIVE,+MADISON,+AL+35758&hl=en&ll=34.716807,-86.718073&spn=homes for sale in huntsville al 0.000003,0.001318&sll=34.717111,-86.71807&sspn=0.007919,0.021093&hnear=215+Brett+Dr,+Madison,+Alabama+35758&t=h&z=20&layer=c&cbll=34.716807,-86.718073&panoid=nVWuDN-C2ZIBWNNot6t4HQ&cbp=12,348.92,,0,0
The house is located on a finger ridge of what my home inspector calls Radon Mountain (Rainbow Mountain) . Radon testing here will be critical.

Homes for sale in Huntsville AL

Key words; Huntsville homes for sale – Huntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.

Monday, January 23, 2012

Homes for sale in huntsville al

Research Huntsville AL home for sale.
January 23rd, 2012 3:37 PM
Research Huntsville AL homes for sale
The link below is to the current and previous listings of the house. It had been listed 05/18/11 to 09/22/11 at $650,000 / $118 per square foot. The listing was withdrawn with the note ” Sellers have refinanced and have decided to call this their permanent home!” on the withdrawn listing.
They re-listed the house on 11/09/11 at the current $639,000 / $116 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115oeith44510
Tax records indicate the house was built in 2008.
The listing agent called to ask how the showing went and volunteered that the seller’s children were graduating / had graduated from high school and both were leaving for college. The husband travels with work and the house is too big for them. They are planning on downsizing and moving into a smaller home in Hampton Cove that they have rented out.
According to the agent, the seller built the house himself and was ” obsessive compulsive” about the details of the construction. According to her the construction cost was $740,000. She indicated that the owner’s attention to detail, personal involvement and the storm room lead to him spending much more than he should have on the home’s construction.
The link below is to a summary of MLS activity in the neighborhood of all homes since 01/01/11. There were three sales at an average $111 per square foot and a range of $105 to $123 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=oeprhh839484293
The link below is to the full listings of of the three sold properties.
230 WEDGEWOOD TERRACE ROAD that sold at $105 per square foot may not be as nice a home. It went under contract after 69 days on market.
113 STONECROFT DRIVE seems to be a decent comparison. It sold at $120 per square foot in 79 days.
The listing for 105 GREYMONT shows the house was 1- 5 years old. The only photo was an architect drawing. I think the listing agent just neglected to include photos on the listing. The second link shows the house had been listed in 2006, 2008 and 2009-2001. This house sold for $123 per square foot in 711 days counting all of the listings.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71109340033494
Historical listings and sale of 105 Greymont.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115271109340071109340033494 33494 9
Just based on on the limited sales data the house appears to be priced within the market range.
I tried looking outside the immediate neighborhood for relevant comparables and found one additional sale in the neighborhood. The subdivision name was mis-stated and didn’t show upon the first search. 225 RAPHAEL ROAD was older at 6 to 10 years old. It’s not quite the quality of the subject home and 1,800 of the square footage is in the walk out basement. The house sold at $104 per square foot in 159 days.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71171109340033494 0323
Searching all of Madison and Limestone Counties for active listings and sales of homes in the $550,000 to $700,000 range from new to 10 years old I found the listings at the link below. There are 39 active listings, one pending sale and just ten sales in the price range.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=711571109340033494 355
While the sales data does support seller’s list price there is a lot of competition for a limited number of buyers in this price range. The only way to know for certain if the seller is willing to negotiate is to make an offer.
Since he was so involved with the home’s construction he may have an emotional attachment and we may need be careful not to start too low and offend him. I’ve had instances where we came in too low, made the seller mad and he refused to consider subsequent offers near list price.
If you did decide to move forward an offer of $620,000 / $112 per square foot would be at 3% under list price. We could ask that seller pay your closing and pre-paid costs up to around $4,500 and provide a home warranty at $700. While he probably wouldn’t accept the offer it should get negotiations started. We might be able to make an offer contingent upon the sale of your existign home wiht a firest right of refusal but may loose some bargining position.
When I recive an offer on one of my listings contingent on the sale of another property I ask for documentation of a sale is pending or for a copy of the listing and a market analysis showing the house is listed within the market range. We also continue to market our listing with a first fight of refusal to remove the contingency within a set time of another accepted offer.
Any offer we make would be contingent on financing, a home inspection and radon testing.
Please let me know if you need a referral for trusted local lenders.
On a side note the links below are to listings in the golf communities of Canebrake in Athens and Cherokee Ridge on Brindlee Mountain, south of Huntsville. If any of the homes catch your eye, click on the address for a map of the location.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7171109340033494 366
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71171109340033494 80
I searched the Madison County probate records and found the mortgage at the link below dated 2/28/2008 for $495,000. The mortgage has an adjustable rate rider.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20080211711093400334942400&format=PDF&ref=efc4cd71-e47e-4331-b486-071dd6161ec4 Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.
On 11/26/08 there was a loan modification reducing the loan amount to $417,000.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20081126000736400334942400&format=PDF&ref=efc4cd71-e47e-4331-b486-071dd6161ec4
http://probate.co.madison.al.us/LoadImage.aspx?sk=20100400334942400&format=PDF&ref=efc4cd71-e47e-4331uyuyhtdd6161ec4
http://probate.co.madison.al.us/LoadImage.aspx?sk=201003400334942400690&format=PDF&ref=efc4cd71-e47e-kiuygfd
We can assist you in finding area houses Huntsville Houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.
http://probate.co.madison.al.us/LoadImage.aspx?sk=201104250400334942400&format=PDF&ref=efc4cd71-e47e-ioehtye
On 11/28/11 they did a refinance at $410,000.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20111108000600330&format=PDF&ref=efc4cd71-e47e-4331-4003349424001dd6161ec4
The images below are the tax plat.

Homes for sale in Huntsville AL
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Homes for sale in Huntsville AL Tax plat
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Tax plat for Homes for sale in Huntsville AL
The topographical map with flood map overlay below indicates the house is not near a flood zone. Note that flood maps only show documented bodies of water and predicted rise their of water level. Given this home is near water and a little low laying, we need to have a careful inspection of the crawlspace for evidence of water or elevated moisture. Since the house is near a mountain the possibility of elevated radon levels is greater. Even with a crawl space we need to have the radon level tested.

Flood map for Homes for sale in Huntsville AL
The link below is to the Google satellite image,
http://maps.google.com/maps?q=400334942400 MADISON,+AL+35757&ll=34.829587,-86.726267&spn=0.008613,0.021093&hnear=107+Greymont+Dr,+Madison,+Alabama+35757&gl=us&t=h&z=16&vpsrc=6
Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.

Saturday, January 14, 2012

homes for sale in huntsville al

Homes for sale in Huntsville AL; Market value and research for specific homes for sale in Huntsville AL January 15, 2012
January 14th, 2012 8:19 PM
Homes for sale in Huntsville AL; Market value and research for specific homes for sale in Huntsville AL January 15, 2012

The link below is to the active listing and two previous sales of 220 GLEN MEADOWS LANE. The current owners bought the house in 2008 at $145,000 / $89 per square foot. The agent that listed the property in this sale is in our office. I checked with her about any issues with he house or neighborhood. She said her seller had a job transfer and only lived in the house a couple of months. She liked the house and neighborhood while se was there.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115235176

The house has been on the market this cycle since 11/20/11. There have been no price changes.

Even if the house sold at the current list price, the seller would have a substantial loss when we consider their closing costs.

The link below is to a summary of MLS activity of homes for sale in Huntsville AL in the neighborhood since 01/01/11. 217 GLEN MEADOWS LANE across the street is still on the market at $179,500 / $66 per square foot. The full listing is at the second link.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115235181

The average sold price was $66 per square foot with a range of $51 to $87 per square foot. The average days on market for the sales were remarkably low at 2 days and a range of 3 to 63 days.

217 GLEN MEADOWS LANE
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115235180

The house at 217 GLEN MEADOWS LANE has been on market since 05/20/11. Since the house has been on market for so long and is now empty, seller may be motivated to negotiate. Just from the MLS data, I cant tell waht they paid for the house.

The flood map below shows the neighborhood is not close to a flood zone.

homes for sale in huntsville al

The link below is to the Google satellite image of the house.

http://maps.google.com/maps?q=220+GLEN+MEADOWS+LANE,+HARVEST,+AL+35749&hl=en&ll=34.857878,-86.763555&spn=0.002153,0.005273&hnear=220+Glen+Meadows+Ln,+Harvest,+Madison,+Alabama+35749&t=h&z=18&vpsrc=6

School Data.

http://www.schooldigger.com/go/AL/schools/0222000835/school.aspx

http://www.schooldigger.com/go/AL/schools/0222001412/school.aspx

http://www.schooldigger.com/go/AL/schools/0222000848/school.aspx

101 BRAMBLE WAY is listed at $147,000 / $84 per square foot. The listing history doesn’t show where the current owner bought the house.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115235192

The link below is to a summary of MLS activity in the neighborhood since 01/01/11. There were no sales and one pending sale. This is a foreclosure that was listed at $70 per square foot.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115235193

Two of the active listings are foreclosures.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115235195

While 117 BRAMBLE WAY shows expired. I am working a lease purchase directly with the seller and my buyer. The sale price won’t be public knowledge until after closing.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115235196

The link below is to the recorded deed on the house from 6/18/07

http://probate.co.madison.al.us/LoadImage.aspx?sk=20070619000435470&format=PDF&ref=aa2107ef-dc77-47f9-bbb9-f4f77b7b4654

The link below is to the recorded mortgage on the same date.

http://probate.co.madison.al.us/LoadImage.aspx?sk=20070619000435480&format=PDF&ref=aa2107ef-dc77-47f9-bbb9-f4f77b7b4654

It looks like he and his now wife refinanced 2/12/10 at $109.000.

http://probate.co.madison.al.us/LoadImage.aspx?sk=20100218000083430&format=PDF&ref=aa2107ef-dc77-47f9-bbb9-f4f77b7b4654

Unless I am missing a second mortgage, this is about what he owes.

The purchase money loan was for $110,400 and was not a VA loan. Assuming a 3% down Payment seller probably has about $114,000 in the house. He could have made a larger down payment and my estimates below would be way off. If this house does become a contender I may be able to research the Madison County Probate records for the actual sale price.

The listing agent on the listing is Amerisell Realty. A national limited service realty firm. All they do is list the house in MLS . Seller is paying them from $200 to no more than $500 in a flat fee.

http://www.listonmlsflatfee.com/Alabama/?bdmls=1

Assuming he is paying $200 in a flat fee and didn’t pay any of your closing costs, his break even point on a sale will be in the $118,000 range. Again my estimate may be based on an incorrect down payment,

Even if my estimates are correct, we don’t know what seller would be willing to take and if they need money for a down payment on a new house.

The middle and high schools are the same as the prior property. The elementary school data is at the link below.

http://www.schooldigger.com/go/AL/schools/0222000838/school.aspx

The house is about 1,000' from the nearest flood zone.

homes for sale in Huntsville AL

Satellite image.

http://maps.google.com/maps?q=101+BRAMBLE+WAY,+TONEY,+AL+35773&hl=en&ll=34.950956,-86.713849&spn=0.001974,0.005273&sll=37.0625,-95.677068&sspn=14.20984,64.775391&vpsrc=6&hnear=101+Bramble+Way,+Toney,+Alabama+35773&t=h&z=18

The link below is to the current listing on 147 DANFORTH DRIVE and the archived listing where the current owner bought the house 02/18/01 for $134,820 / $77 per square foot with their seller paying $6,528 of their closing costs. The house has been on the market since 11/28/11 at $81 per square foot $142,000.

The link below is to a summary of MLS activity in the neighborhood since 01/01/11. The average sold price was $57 per square foot with a range of $40 per square foot to $67 per square foot. The average days on market were low at 43 days and a range of 5 to 109 days. The $40 per square foot house (113 DANFORTH DRIVE) took 109 days to sell. It was a foreclosure and may have been in very bad condition.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115240118

At $81 per square foot the house is priced well above the highest recent sale. Since we know the seller paid $134,820 There break even point on a sale will be in the $147,000 range. They are priced at $142,000 which would probably net them something near the loan payoff.

At the highest recent sale of $67 per square foot the 1,757 square foot house would be at $117,000 way off the $142,000 list price.

I’m thinking seller is upside down in the house and unless they were willing and able to bring a lot of cash to closing we couldn’t make a transaction work.

The house is near but not in a flood zone.

homes for sale in Huntsville AL

Please let me know your thoughts on these or any other homes. I can try to gather more information.

In the meanwhile I spent some time searching for more homes at the link below. There are two new construction homes. One listed at $117,000 / $61 per square foot, 207 ELDERBERRY CIRCLE . The listing at 139 CLUBHOUSE LANE is not done very well but this is a nicer neighborhood. We just have to watch for septic system problems that are common in the neighborhood.

Filed under: Homes for sale in Huntsville AL — Philip Winburn @ 1:09 am Tags: Homes for sale in Huntsville AL, homes for sale in huntsville alabama

Wednesday, January 4, 2012

homes for sale in huntsville

Homes for sale in Huntsville; Moving to Huntsville January 4, 2012
January 4th, 2012 1:56 PM
Homes for sale in Huntsville; Moving to Huntsville January 4, 2012

The link below is to all MLS activity in the neighborhood since 01/01/11. There were three sales at an average $124 per square foot and a range of $87 to $152 per square foot.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115194014

The average days on market were surprisingly low at 117 days and a range of 21 to 399 days.

The link below is to the full listings of the sold homes so you can better compare your house. (2710 TREYBURNE LANE is on the golf course.)

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115194034

There are four active listings at an average of $167 per square foot.

3018 HAMPTON COVE WAY has been on the market since 07/26/11 at $559,900 / $128 per square foot. Except for the pool, this house is a good comparison.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115194021

2614 TREYBURNE LANE has been on the market since 10/24/11 at $699,900 / $153 per square foot. It is located on the golf course.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115194025

2716 TREYBURNE LANE has been on the market since 06/27/11 at $799,900 / $221 per square foot.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115194030

3100 TANTALLON CIRCLE has been on and off the market since 10/18/07. It started out at $1,200,000 and has been listed at teh current $995,000 / $175 per square foot since 03/14/11.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115194038

Downtown Huntsville AL
3003 TANTALLON DRIVE’s status is contingent. It was on the market originally on 03/29/11 at $414,900. They went through two price reductions to the present $399,900 / $114 per square foot on 08/04/11. On 10/31/11 it went under contract. We wont know the sold price until after closing.

The link below is to 51 active listings in Madison County from $650,000 to $850,000.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115194057

The link below is to a handful of larger homes for sale in Huntsville to consider.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115194070

113 GENERAL JACKSON COURT is a bank owned home. There is only one exterior photo so we are uncertain on the condition. The listing states ” As Is” meaning seller doesn’t warranty any of the systems or appliances.

The link below is to archived MLS listings that do have additional photos.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115176555

The subject is listed at $62 per square foot and has been on market since 10/07/11

The link below is to a summary of MLS activity in the neighborhood since 01/01/11. The average sold price was $96 per square foot.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115176564

The link below is to the Google satellite / street view image of the house. The subject is the house to the right of the “A” icon. Note that the house backs up to Pettus Road.

http://maps.google.com/maps?q=113+GENERAL+JACKSON+COURT,+MADISON,+AL+35757&hl=en&ll=34.789883,-86.733142&spn=0.001399,0.002637&sll=34.788449,-86.7333&sspn=0.002822,0.005273&vpsrc=6&hnear=113+General+Jackson+Ct,+Madison,+Alabama+35757&t=h&z=19

Moving to Huntsville Newcomer information Huntsville AL real estate homes for sale Huntsville. Moving to Huntsville.Huntsville AL MLS homes for sale real estate. Search the Huntsville MLS and request automated real estate search.

2741 SLATE DRIVE is new construction at a great price just outside the arsenal off Hobbs Road.

It’s been a while but I have seen 116 LAKE CREST DRIVE in Madison. As best as I can recall there was a serious roof leak that was repaired but there was substantial water damage. The damage was supposed to have been repaired. The corner of the lot backs up to a neighborhood lake. There may have been some minor cracking in the bricks but I can’t recall for sure.

99 WOOD CREEK DRIVE in Madison is a bank owned home.

466 RAINBOW DRIVE is a unique property, over three acres in Madison listed at $71 per square foot. It looks to be in good condition already. It is a little dated.

Huntsville skyline
127 HARBOR GLEN DRIVE SW and 704 MOON CREEK CIRCLE are well priced new construction homes just west of the Arsenal off of Zierdt Road at Beadle Road.

Filed under: Homes for sale in Huntsville AL,huntsville al homes for sale,huntsville alabama homes for sale,Huntsville homes for sale,moving to huntsville — Philip Winburn @ 6:51 pm

Tags: homes for sale in Huntsville, Homes for sale in Huntsville AL, Huntsville AL homes for sale, Moving to huntsville

Tuesday, December 13, 2011

Homes for sale in Huntsville al

Homes for sale in Huntsville AL; Multi family properties,
December 13th, 2011 6:26 PM
Homes for sale in Huntsville AL; Multi family properties,
the link below is to a map of the location and Google's interactive street view. ( The house is located in south Huntsville.)http://maps.google.com/maps?q=4023+HUNTERS+RIDGE+DRIVE,+HUNTSVILLE,+AL+35802&hl=en&ll=34.679382,-86.579304&spn=0.030068,0.084372&sll=37.0625,-95.677068&sspn=29.716225,86.396484&vpsrc=6&hnear=4023+Hunters+Ridge+Dr+SW,+Huntsville,+Alabama+35802&t=m&z=14The unit came on the market 12/07/11 and last sold in 07 at $260,000.http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115119593The link below is to a summary of MLS activity in the complex in the past 12 months. There have been no sales. I had to look back to 2008 to find any sales. (The market for multi-family has crashed since then.)http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115119598I would urge caution in this neighborhood. It is a relatively large development with many different owners. Some owners are better than others in tenant screening and maintenance. The area seem stable but it will take a strong, consistent hands on manager to make this unit profitable.The link below is to a unit in a much better area that might be worth a closer look.

Monday, November 21, 2011

Homes for sale in Huntsville al

Huntsville AL homes for sale, Equestrian homes for sale in Huntsville AL
November 21st, 2011 1:37 PM

The house has been on market since 11/01/11 and is listed at $285,000 / $105 psf. The link below is to the current listing and to the listing where the seller both the house in 2005 for $305,000 / $112 per square foot. Note that the square footage price includes the total cost including acreage.

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

You can see that the sold listing shows 7 acres while the current lisings shows 4.12 acres. This concurs with the information we have on the owner having sold land to the neighbor.

My my reckoning the tax plat below indicates the home has a little over the 4.12 acres stated on the listing.

Huntsville MLS, Valley MLS Huntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management

The link below is to the Google satellite image of the home; I can’t see any negative features in the surrounding area.

http://maps.google.com/maps?q=NALMLSReports/ListitLib/show_report.aspx?ID&hl=en&ll=34.81937,-86.476779&spn=0.007945,0.021093&sll=37.0625,-95.677068&sspn=31.426353,86.396484&vpsrc=6&hnear=164+Winding+Trail,+Huntsville,+Alabama+35811&t=h&z=16

The link below is to the Google map.

http://maps.google.com/maps?q=NALMLSReports/ListitLib/show_report.aspx?IDll=34.819758,-86.476468&spn=0.003972,0.014613&sll=37.0625,-95.677068&sspn=31.426353,86.396484&vpsrc=6&hnear=164+Winding+Trail,+Huntsville,+Alabama+35811&t=m&z=17

While the mapped location is off, the map below shows flood zones and terrain contours. The home is actually located at the southeast corner of the cul-de-sac. There may be a flood zone at the very back of the property but not near the house or barn.

Google estimates 23 min. to Redstone Arsenal and Research Park.

http://maps.google.com/maps?saddr=I-565+E&daddr=NALMLSReports/ListitLib/show_report.aspx?ID&hl=en&sll=34.73602,-86.5628&sspn=0.254487,0.674973&geocode=FcKTEQIdEHXV-g%3BFSNLEwIdIXvY-imtVwVEjD1iiDE37ESX2eGaTQ&vpsrc=0&mra=dme&mrsp=0&sz=11&t=m&z=11

As mentioned, it will be difficult to find comparable sales. Starting with the immediate neighborhood. The link below is to the home that I pointed out that sold in 2010. It was a much larger home and was on the river. It is however frame construction, is older and only has 2.8 acres. It sold in 104 days at $450,000 / $114 per square foot.

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

The link below is to a neighborhood home that sold at $80 psf. It was larger than the subject home at 3,2040 square foot. ( The sold price per square foot of larger homes will trend lower than that of comparable smaller homes.) It also is on a much smaller .46 acre lot. It doesn’t have a barn or farm fencing.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=711NALMLSReports/ListitLib/show_report.aspx?ID

The link below is to a summary of sales of similar properties in northeast Madison County since 01.01.10. Again direct comparison is difficult. Many of the homes are much further from the city, have varying lot sizes and some are on hillsides with less useable land. While 4001 MAYSVILLE ROAD looks great in the photo, there is a warehouse / truck terminal just out of frame on the left.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115NALMLSReports/ListitLib/show_report.aspx?ID

The link below is to the full listings.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=711503NALMLSReports/ListitLib/show_report.aspx?ID

My impression is that the list price the subject property would be a fair price. Since this is a short sale and we will be negotiating with the lender rather than the seller we need to view the transaction from the lender’s perspective.

I researched the Madison County probate records for mortgages on the property. The link below is to the original first mortgage for $244,000. Note that the loan is an adjustable rate mortgage. The original interest rate was 5.75%
http://probate.NALMLSReports/ListitLib/show_report.aspx?ID/LoadImage.aspx?sk=200511NALMLSReports/ListitLib/show_report.aspx?ID0&format=PDF&ref=3b94a197NALMLSReports/ListitLib/show_report.aspx?ID

Assuming that there were no adjustment to the interest rate nor any additional principle payments the current balance on the first mortgage will be in the $222,158.03 range. If the seller is behind on her payments that amount could be greater.
The link below is to the second mortgage. The original amount of the mortgage was $61,000 so the seller did not make a down payment on the house. This loan is a 20 year mortgage. The interest rate is not stated and there is a balloon payment rider. Given the limited information recorded with this mortgage, we can’t accurately estimate the current loan balance.
http://NALMLSReports/ListitLib/show_report.aspx?ID.al.us/LoadImage.aspx?sk=2005112300NALMLSReports/ListitLib/show_report.aspx?ID&format=PDF&ref=477f477a-c24f-4323-9953-ffdb9NALMLSReports/ListitLib/show_report.aspx?ID
Assuming the second mortgage balance is $55,000 the total encumbrances on the property is in the $277,000 range. Assuming standard seller expenses, a $4,000 seller contribution to purchaser closing costs and a $480 home warranty for purchaser, the house would need to sell in the $299,000 range to clear the mortgages. At a list price of $285,000 seller is asking lender to forgive or accept unsecured payments on around $14,000.
As mentioned before finding accurate comparables to establish market value on this property is nearly impossible but I believe the house is priced within what the market will bear. If this house does meet your needs better than the other Huntsville AL homes for sale we have seen and you are serious about it, we should consider an offer near what the list price is. We could always make a lower offer but there may be multiple offers over the several months that lender may take before deciding on any of the offers. We are working with what is in effect a blind closed bid auction of an undetermined length with no guarantee that lender will accept any offers received.
I am booked tonight but still have tomorrow afternoon clear. Please let me know if that will work for you
As a point of interest, the link below is to a partial release from the mortgage of the land that seller sold to the neighbor.
http://NALMLSReports/ListitLib/show_report.aspx?ID.al.us/LoadImage.aspx?sk=200803NALMLSReports/ListitLib/show_report.aspx?ID&format=PDF&ref=&NALMLSReports/ListitLib/show_report.aspx?IDpos=

Huntsville MLS Valley MLS Visit us to search the Huntsville and Valley MLS for area homes for sale.

Friday, November 4, 2011

Homes for sale in Huntsville AL, Huntsville MLS

Homes for sale in Huntsville AL; Huntsville MLS

The house is a total of 2,818 sf. There 900 sf of that is upstairs in a bedroom and and a bonus room.

The link below is to the listing .

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114970443

The house is near the Flint River but not near a flood zone. The map below shows the house and that it is well away from the nearest flood zone.

Huntsville homes for sale floor map

The link below is to the Google satellite image of the house. Note that the house does back up to Winchester Road. There is some distance, a fence and a couple of businesses between the house and Winchester Road but there will be traffic noise outside the house. Inside it is quiet.

http://maps.google.com/maps?q=163+FEDERAL+LANE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.810245,-86.512152&spn=0.003709,0.014613&sll=34.616257,-86.41777&sspn=0.237903,0.674973&vpsrc=6&hnear=163+Federal+Ln,+Huntsville,+Madison,+Alabama+35811&t=h&z=17

The link below is to the Google street view of the house where you can use the controls to pan, zoom and increment down the street to see the rest of the neighborhood.

http://maps.google.com/maps?q=163+FEDERAL+LANE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.809716,-86.511508&spn=0.000018,0.014613&sll=34.616257,-86.41777&sspn=0.237903,0.674973&vpsrc=6&hnear=163+Federal+Ln,+Huntsville,+Madison,+Alabama+35811&t=h&z=17&layer=c&cbll=34.810634,-86.511946&panoid=k8168QYLwMJukWSBN3QalQ&cbp=12,160.82,,0,0

View from Winchester Road.

http://maps.google.com/maps?q=163+FEDERAL+LANE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.80939,-86.511068&spn=0.000018,0.010546&sll=34.810632,-86.511948&sspn=0.003744,0.014613&vpsrc=6&hnear=163+Federal+Ln,+Huntsville,+Madison,+Alabama+35811&t=h&z=17&layer=c&cbll=34.809287,-86.511387&panoid=–PpEf4AysrhMQYNaKYuHw&cbp=12,326.13,,0,0

The link below is to other comparable homes for sale in northeast Madison County

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114970453

Huntsville MLS Valley MLS real estate - We offer conservative real estate investment counsel, researching candidate investment properties beyond face value. We manage almost 400 properties and understand the Huntsville real estate market well. Rosenblum Realty is a fourth generation independent realty firm that has served Huntsville since 1957. We are recipients of the Huntsville small business of the year award and hold best in business accreditation.

Tuesday, November 1, 2011

Huntsville MLS

Preview and research Huntsville AL homes for sale; Huntsville MLS search November 1, 2011
November 1st, 2011 2:14 PM

The link below is to the Google image of the Berry Road house. It is a quiet street with little traffic. There are woods on both sides and at the back of the house. I did hear someone practicing drums for a little while. I think the sound was coming from the the house to the north. The one nearest the street. It didn’t last for long and it was in the late afternoon.

http://maps.google.com/maps?q=367+BERRY+ROAD,+SCOTTSBORO,+AL+35769&hl=en&ll=34.598004,-86.070848&spn=0.001983,0.00721&geocode=+&hnear=367+Berry+Rd,+Scottsboro,+Alabama+35769&t=h&z=18&vpsrc=6

The images below are the tax plat of the property.

Huntsville AL homes for sale

Wider view. The owner said the house was about a mile from a boat ramp.

Huntsville MLS

The link below is to the photos. The owner does have deer on the property. I saw tracks. It is in the city limits and I don’t know if hunting on the property would be allowed.

http://youtu.be/IoaU9yn7HY8

I had asked the listing agent of the 2737 County Road 8 to better map the property location in the Huntsville MLS so we could locate a satellite image. She blew me off saying she had mapped the house as close as possible to it’s actual location. I asked for landmarks to help locate the house on satellite but she didn’t respond.

After seeing the house in person I think the link below is to the actual location about a mile west of where she had placed it. The commercial building in front is Kennedy Used Cars. The front on Kennedys doesn’t look too bad but there are lots of semi trucks and junk cars parked on the right side and rear of the building. It looks like they are mining gravel or chert out of the hillside behind the building as well. There was a track hoe with a front end loader parked behind the building. You can see the commercial property and earthworks from the front porch of the house. The commercial operation is about 100 yards from the house.

The stove and water heater are propane but the tank has been removed.

When I walked up to the house I flushed an Armadillo and saw where he was digging tunnels in the yard.

The house itself is pretty nice but has some deferred maintenance. I did note lightning rods on the house. A good idea being located on the edge of mountain. The view is breathtaking but the surrounding property will make this house a tough one to sell.

If the listing agent had been forthcoming we may have saved the trip.

http://maps.google.com/maps?q=2737+COUNTY+ROAD+8,+WOODVILLE,+AL+35776&hl=en&ll=34.743437,-86.205114&spn=0.003958,0.01442&sll=37.0625,-95.677068&sspn=14.20984,63.193359&vpsrc=6&hnear=2737+County+Road+8,+Woodville,+Alabama+35776&t=h&z=17

Here are the photos.

http://youtu.be/uR1VtUSkN7g
Filed under: huntsville alabama mls,huntsville mls,huntsville mls search,mls huntsville —
Tags: Homes for sale in Huntsville AL, Huntsville MLS, Huntsville MLS Search

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Tuesday, November 1, 2011

Huntsville MLS

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