Huntsville MLS search & research condos and homes for sale October 19, 2011
Filed under: huntsville mls,huntsville mls search —
Tags: Huntsville MLS, Huntsville MLS Search
While 6644 WILLOW POINTE DRIVE , #H looks really nice. It’s listed for $74,900 / $71 per square foot.
It was listed for a short time in 2010 at $74,000 without selling. It has been listed this year since 06/29/11.
The link below is to a summary of all Huntsville MLS activity of 2 bedroom units in the neighborhood since 10/01/10. The average sold price was $64,500 with a highest sale at $84,000.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114899369
The link below is to all listings in Willow Point.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114899351
Other properties to consider.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114899345
1155 OLD MONROVIA ROAD , #1C is within a half mile of Willow Point.
PLANTATION SOUTH in south Huntsville id very nice but please note the high homeowner’s association dues (156/MO Includes-Pool, ExtBldgM, CommonGr, ExtIns, TrashRem, PestCont, ExtWater, InsWater, Sewer
144 CASTLE RIDGE DRIVE is a house in New Market. I know you prefer a condo but single family homes are a lot easier to sell. Also it will be safer. While Willow point and Old Monrovia Road are not crime ridden. They are in the news on occasion for both property and violent crimes. The schools that serve the condos are not very good either, hurting the ability to eventually re-sell.
The seller painted in some pretty bold colors that will make the house harder to sell but for a few hundred dollars we can repaint.
The link below is to the Google satellite image of the home.
http://maps.google.com/maps?q=144+CASTLERIDGE+DRIVE,35761&hl=en&ll=34.809104,-86.450383&spn=0.000989,0.003653&hnear=144+Castleridge+Dr,+Gurley,+Alabama+35748&t=h&z=19&vpsrc=6
The link below is to the Google neighborhood fly through where you can use the controls to pan, zoom and increment through the neighborhood.
http://maps.google.com/maps?q=144+CASTLERIDGE+DRIVE,35761&hl=en&ll=34.80889,-86.449887&spn=0.000004,0.003653&hnear=144+Castleridge+Dr,+Gurley,+Alabama+35748&t=h&z=19&vpsrc=6&layer=c&cbll=34.808958,-86.449816&panoid=RVh_T82UoexBFzosWiGawA&cbp=12,268.35,,0,0
Google estimates 29 min. to Redstone Arsenal.
http://maps.google.com/maps?saddr=I-565+E&daddr=144+CASTLERIDGE+DRIVE,35761&hl=en&sll=34.745035,-86.54523&sspn=0.253331,0.674973&geocode=FdqVEQIdUoTV-g%3BFa0kEwIdNt_Y-imNdIy91xdiiDGSirjI6C8kRA&vpsrc=0&mra=dme&mrsp=0&sz=11&t=h&z=11
Flood zone map with topographic map overlay.
109 BRUSH CREEK DRIVE is just outside the Arsenal gates but being a foreclosure and sold as is it may not be in good condition.
Showing posts with label huntsville mls search. Show all posts
Showing posts with label huntsville mls search. Show all posts
Wednesday, October 19, 2011
Wednesday, October 12, 2011
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.
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.
Thursday, October 6, 2011
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
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
Wednesday, October 5, 2011
New homes in Huntsville
New Construction in Huntsville MLS search
October 4th, 2011 11:38 AM
I think the neighborhood will be a good long term area. It has good schools, is near shopping and is on the south side of Madison near where the new County Line I 565 interchange will be. Commutes to Redstone Arsenal and Research Park will be modest.
The builder has been around a long time and I haven’t heard any negative information on them.
The link below is to three New Construction in Huntsville MLS search homes listed by Murphy in the neighborhood http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114829425.
The link below is to homes that Murphy has built and sold in the neighborhood.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114829433
The link below is to the floor plans and prices in the neighborhood.
http://www.murphyhomesal.com/pdf/Price%20List%20-%204-13-10.pdf
The link below is to their page on the North Alabama Better Business Bureau website. It’s remarkable but there are no complaints at all.
http://www.bbb.org/northern-alabama/business-reviews/home-builders/murphy-homes-in-madison-al-17001072/complaints
The timing would be about right to start construction soon and be finished near mid summer. I always reccomend in-progress inspections. Being a smaller builder they can watch the subcontractors better but it’s always good to know that what will be covered by sheet rock at closing was done properly. I do have a couple of inspectors I like to use and can give you a referral.
Glad to hear your client is interested. I have attached a plat of XXX plus a lot status sheet updated for today. Of the 2 home sites on hold, my customers on lot 12 are very likely to move forward. Lot 8 less so.
If you would like to take a look at our home plans, please click this link – http://www.murphyhomesal.com/home.html. We have several other home plans in development and we can do a fair amount of modification to make sure your client is happy with his home.
You client can talk with any of our customers, trade contractors, or suppliers about our commitment to quality and customer service. We are a multi-generational company and have an outstanding track record in the Huntsville/Madison area. Would you like me to get permission from some of my customers for your client to call? I would be happy to introduce him to some of our customers face to face at Greenbrier Woods as well.
As an alternate, the following link is to the website of Action Builders. They are a custom builder who is in process of partnering with our firm to represent them. The website shows a few of the available floor plans and where they have available lots. Of the available neighborhoods; Carriage Hill is in the Edgewater section of Madison. The lots here are mostly steep and unless they have a level lot that hasn’t been backfilled, my counsel is to look elsewhere. Chapel Hill is a upscale gated community within the city of Madison. If the lot doesn’t border the busy Balch Road or Browns Ferry Road this might be an option. Lake Forest is a very nice development but it has been hit particularly hard by the recession with several foreclosures and short sales. It is within the less desirable Huntsville city school system and the HOA is controlled with vigor by the wife of the developer. There have been some grumblings among residents on her arbitrary enforcement of HOA rules depending on one’s relationship with her. Legendwood is just north of Chapel Hill but is in the Huntsville schools districtFiled under: huntsville mls search — Tags: Huntsville MLS Search, new construction in huntsville
October 4th, 2011 11:38 AM
I think the neighborhood will be a good long term area. It has good schools, is near shopping and is on the south side of Madison near where the new County Line I 565 interchange will be. Commutes to Redstone Arsenal and Research Park will be modest.
The builder has been around a long time and I haven’t heard any negative information on them.
The link below is to three New Construction in Huntsville MLS search homes listed by Murphy in the neighborhood http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114829425.
The link below is to homes that Murphy has built and sold in the neighborhood.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114829433
The link below is to the floor plans and prices in the neighborhood.
http://www.murphyhomesal.com/pdf/Price%20List%20-%204-13-10.pdf
The link below is to their page on the North Alabama Better Business Bureau website. It’s remarkable but there are no complaints at all.
http://www.bbb.org/northern-alabama/business-reviews/home-builders/murphy-homes-in-madison-al-17001072/complaints
The timing would be about right to start construction soon and be finished near mid summer. I always reccomend in-progress inspections. Being a smaller builder they can watch the subcontractors better but it’s always good to know that what will be covered by sheet rock at closing was done properly. I do have a couple of inspectors I like to use and can give you a referral.
Glad to hear your client is interested. I have attached a plat of XXX plus a lot status sheet updated for today. Of the 2 home sites on hold, my customers on lot 12 are very likely to move forward. Lot 8 less so.
If you would like to take a look at our home plans, please click this link – http://www.murphyhomesal.com/home.html. We have several other home plans in development and we can do a fair amount of modification to make sure your client is happy with his home.
You client can talk with any of our customers, trade contractors, or suppliers about our commitment to quality and customer service. We are a multi-generational company and have an outstanding track record in the Huntsville/Madison area. Would you like me to get permission from some of my customers for your client to call? I would be happy to introduce him to some of our customers face to face at Greenbrier Woods as well.
As an alternate, the following link is to the website of Action Builders. They are a custom builder who is in process of partnering with our firm to represent them. The website shows a few of the available floor plans and where they have available lots. Of the available neighborhoods; Carriage Hill is in the Edgewater section of Madison. The lots here are mostly steep and unless they have a level lot that hasn’t been backfilled, my counsel is to look elsewhere. Chapel Hill is a upscale gated community within the city of Madison. If the lot doesn’t border the busy Balch Road or Browns Ferry Road this might be an option. Lake Forest is a very nice development but it has been hit particularly hard by the recession with several foreclosures and short sales. It is within the less desirable Huntsville city school system and the HOA is controlled with vigor by the wife of the developer. There have been some grumblings among residents on her arbitrary enforcement of HOA rules depending on one’s relationship with her. Legendwood is just north of Chapel Hill but is in the Huntsville schools districtFiled under: huntsville mls search — Tags: Huntsville MLS Search, new construction in huntsville
Huntsville MLS search;
Huntsville MLS search; Market value of south Huntsville rancher October 5, 2011
I’ve sold several houses in your neighborhood over the years.
October 5th, 2011 10:58 AM
I’ve sold several houses in your neighborhood over the years, we used to live there on XXXX and my son still lives in that house. I really like the neighborhood and my old neighbors.
As a starting point the link below is to the archived Valley MLS listing where you purchased the house in 1993 for $52,500 $49 per square foot. That listing shows 1,066 square feet.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7567899882948932
The tax records also show the house at 1,066 square feet and have assessed the house at $61,100.
http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=170899387436362
The tax plat below shows you house as having a larger yard than other homes in the neighborhood and helps us find the house in Google maps satellite view and street view at the link below.
Google street view and satellite image;
http://maps.google.com/maps?q=huejejrneisnnejs &hl=en&ll=34.702033,-86.615263&spn=0.000495,0.001045&hnear,+Huntsville,+Alabama+35805&t=h&z=20&vpsrc=6
http://maps.google.com/maps?q==en&ll=34.702226,-86.61518&spn=0.000002,0.001553&hnear=h&z=20&vpsrc=6&layer=c&cbll=34.702225,-86.61518&panoid=4nVuKjHSITWY
-HWEcbNM0w&cbp=12,189.75,,0,2.45
It’s difficult to estimate market value on a property without having first seen it, so much depends on how well a property shows to prospective buyers. We can however determine a market range by researching recent sales of similar properties in the area.
The link below is to a summary ofHuntsville MLS Search activity in the neighborhood since 11/01/10. There’s a lot of data here so please bear with me.
Of the 16 sales the average sold price was $49 per square foot. The average was hurt by a couple of foreclosures and homes sold as is. The sales range was $22 to $67 per square foot.
The average days on market was very long at 232 days. The average was thrown off by one listing that was on the market for 2,100 days and one that was on the market for 565 days.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID899009983493843772
The link below is to the full listings of in the summary above so we can better compare the homes to yours.
The highest per square foot sale atXXXXX had ” All new flooring including custom tile in all wet areas, paint, new energy efficient windows, new insulation in all exterior walls, Stainless steel appliances and a fenced yard “ While the house doesn’t really catch your eye from the outside, click on the photo to see that the house looked very nice on the inside. It was on market 110 days before it went under contract.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71jjsuaewsie998980021928
Just based on the sales data we could expect your house to sell somewhere between the average sold price of $49 per square foot and the highest sold price of $67 per square foot. At 1,066 square feet. in the house that would give us a huge range of $52,234 and $71,500. Where in that range depends on how well the house shows to buyers. Often several hundred dollars spent getting the house ready for market will raise the sales price thousands and make the house sell faster.
Going back to the summary there are eight active listings that are priced between $35 and $70 per square foot with an average of $56 per square foot. In order of appearance the active listings have been on market since 03/08/11, 06/14/11, 08/26/11, 06/23/11, 04/12/11, 08/07/10, 06/08/11, 05/30/11, 08/31/11, 09/12/11 and 09/28/11.
There are 2 contingent and one pending sales that haven’t closed yet five withdrawn and seven expired listings that didn’t sell.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=ewiwru48393438420202
Without seeing the house my best estimate would be that the house would sell in the $60 to $67 per square foot range or $64,000 to $71,500.
To see what competition we would have at that price range he link below is to all active listings in Madison County in the $65,000 to $75,000 range.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=43284932942823724
Please let me know if you would like me to visit the house and try and narrow the estimated sales range for you.
To help you keep current with MLS activity in your area, we have set up automated notification of new listings or changes to existing listings that may be comparable to your property. If you prefer not to receive the emails, just unsubscribe at the link at the bottom of each email.
I hope this information is helpful and don’t hesitate to contact us if we can assist in any way. If you are ready to put your property on the market please let us know and we can schedule a time to meet.Filed under: huntsville alabama mls,huntsville mls,huntsville mls search,mls huntsville,valley mls Tags: Huntsville MLS Search, Valley MLS
I’ve sold several houses in your neighborhood over the years.
October 5th, 2011 10:58 AM
I’ve sold several houses in your neighborhood over the years, we used to live there on XXXX and my son still lives in that house. I really like the neighborhood and my old neighbors.
As a starting point the link below is to the archived Valley MLS listing where you purchased the house in 1993 for $52,500 $49 per square foot. That listing shows 1,066 square feet.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7567899882948932
The tax records also show the house at 1,066 square feet and have assessed the house at $61,100.
http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=170899387436362
The tax plat below shows you house as having a larger yard than other homes in the neighborhood and helps us find the house in Google maps satellite view and street view at the link below.
Google street view and satellite image;
http://maps.google.com/maps?q=huejejrneisnnejs &hl=en&ll=34.702033,-86.615263&spn=0.000495,0.001045&hnear,+Huntsville,+Alabama+35805&t=h&z=20&vpsrc=6
http://maps.google.com/maps?q==en&ll=34.702226,-86.61518&spn=0.000002,0.001553&hnear=h&z=20&vpsrc=6&layer=c&cbll=34.702225,-86.61518&panoid=4nVuKjHSITWY
-HWEcbNM0w&cbp=12,189.75,,0,2.45
It’s difficult to estimate market value on a property without having first seen it, so much depends on how well a property shows to prospective buyers. We can however determine a market range by researching recent sales of similar properties in the area.
The link below is to a summary ofHuntsville MLS Search activity in the neighborhood since 11/01/10. There’s a lot of data here so please bear with me.
Of the 16 sales the average sold price was $49 per square foot. The average was hurt by a couple of foreclosures and homes sold as is. The sales range was $22 to $67 per square foot.
The average days on market was very long at 232 days. The average was thrown off by one listing that was on the market for 2,100 days and one that was on the market for 565 days.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID899009983493843772
The link below is to the full listings of in the summary above so we can better compare the homes to yours.
The highest per square foot sale atXXXXX had ” All new flooring including custom tile in all wet areas, paint, new energy efficient windows, new insulation in all exterior walls, Stainless steel appliances and a fenced yard “ While the house doesn’t really catch your eye from the outside, click on the photo to see that the house looked very nice on the inside. It was on market 110 days before it went under contract.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71jjsuaewsie998980021928
Just based on the sales data we could expect your house to sell somewhere between the average sold price of $49 per square foot and the highest sold price of $67 per square foot. At 1,066 square feet. in the house that would give us a huge range of $52,234 and $71,500. Where in that range depends on how well the house shows to buyers. Often several hundred dollars spent getting the house ready for market will raise the sales price thousands and make the house sell faster.
Going back to the summary there are eight active listings that are priced between $35 and $70 per square foot with an average of $56 per square foot. In order of appearance the active listings have been on market since 03/08/11, 06/14/11, 08/26/11, 06/23/11, 04/12/11, 08/07/10, 06/08/11, 05/30/11, 08/31/11, 09/12/11 and 09/28/11.
There are 2 contingent and one pending sales that haven’t closed yet five withdrawn and seven expired listings that didn’t sell.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=ewiwru48393438420202
Without seeing the house my best estimate would be that the house would sell in the $60 to $67 per square foot range or $64,000 to $71,500.
To see what competition we would have at that price range he link below is to all active listings in Madison County in the $65,000 to $75,000 range.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=43284932942823724
Please let me know if you would like me to visit the house and try and narrow the estimated sales range for you.
To help you keep current with MLS activity in your area, we have set up automated notification of new listings or changes to existing listings that may be comparable to your property. If you prefer not to receive the emails, just unsubscribe at the link at the bottom of each email.
I hope this information is helpful and don’t hesitate to contact us if we can assist in any way. If you are ready to put your property on the market please let us know and we can schedule a time to meet.Filed under: huntsville alabama mls,huntsville mls,huntsville mls search,mls huntsville,valley mls Tags: Huntsville MLS Search, Valley MLS
Monday, September 26, 2011
Huntsville MLS search associates
Huntsville MLS search, Valley MLS search; Associate sites
Best Place LiveExplore best places to live in the usa, virtually. Find top companies and jobs with up to date, real time data feeds. See what’s happening in a place with live concert and performance data feeds and more.URL: http://www.bestplacelive.com/ – Added: 09.26.2011
Real Estate Email FlyersPro email flyer helps you maintain ongoing communication with current real estate agents and brokers through innovative email marketing solutions that generate results.URL: http://www.proemailflyer.com/ – Added: 09.26.2011
Key West Homes For SaleIn-depth information about key west real estate,lower fl keys agents, mls listings, key west agents,summerland key,cudjoe key,sugarloaf, big pine key,condos, vacation rentals, waterfront properties, boat slips, mls listingsURL: http://www.realtorgary.com/ – Added: 09.26.2011
More Huntsville MLS search, Valley MLS associate sites.
FloridathomeHomes for sale palm harborhomes for sale dunedinURL: http://www.floridathome.com/ – Added: 09.26.2011
RomerentalpointRent an apartment in the heart of rome. We’ll help you make your vacation very special by suggesting a place to stay more suited to your needsURL: http://www.romerentalpoint.com/ – Added: 09.26.2011
EstateinsideEstate In sIde offer you properties in side turkey and around forsale and for rent apartment,duplex,villa,detached house in side turkey to find your propertyURL: http://www.estateinside.com/ – Added: 09.26.2011
Houston Large Dog ApartmentsWe are the top apartment locating company in the state of texas. We can assist you in locating any type of apartment or loft including specialty situations such as pets, large dogs, adult only or elderly living apartments.URL: http://www.texasapartmentlocator.net/ – Added: 09.26.2011
Riverview Real Estate – Riverview Homes For Sale Tampa FloridaI specialize in representing my clients in the purchases and sales of single-family residences, condos,and townhomes within the cities of riverview, brandon, apollo beach and the greater tampa area.URL: http://www.riverviewrichie.com/ – Added: 09.26.2011
Huntsville HousesWe 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.September 26, 2011
Filed under: huntsville mls,huntsville mls search,mls huntsville,valley mls —Tags: Huntsville Houses, Huntsville MLS Search, Valley MLS
Huntsville MLS search, Valley MLS associate sites.
September 26th, 2011 9:53 AM
Best Place LiveExplore best places to live in the usa, virtually. Find top companies and jobs with up to date, real time data feeds. See what’s happening in a place with live concert and performance data feeds and more.URL: http://www.bestplacelive.com/ – Added: 09.26.2011
Real Estate Email FlyersPro email flyer helps you maintain ongoing communication with current real estate agents and brokers through innovative email marketing solutions that generate results.URL: http://www.proemailflyer.com/ – Added: 09.26.2011
Key West Homes For SaleIn-depth information about key west real estate,lower fl keys agents, mls listings, key west agents,summerland key,cudjoe key,sugarloaf, big pine key,condos, vacation rentals, waterfront properties, boat slips, mls listingsURL: http://www.realtorgary.com/ – Added: 09.26.2011
More Huntsville MLS search, Valley MLS associate sites.
FloridathomeHomes for sale palm harborhomes for sale dunedinURL: http://www.floridathome.com/ – Added: 09.26.2011
RomerentalpointRent an apartment in the heart of rome. We’ll help you make your vacation very special by suggesting a place to stay more suited to your needsURL: http://www.romerentalpoint.com/ – Added: 09.26.2011
EstateinsideEstate In sIde offer you properties in side turkey and around forsale and for rent apartment,duplex,villa,detached house in side turkey to find your propertyURL: http://www.estateinside.com/ – Added: 09.26.2011
Houston Large Dog ApartmentsWe are the top apartment locating company in the state of texas. We can assist you in locating any type of apartment or loft including specialty situations such as pets, large dogs, adult only or elderly living apartments.URL: http://www.texasapartmentlocator.net/ – Added: 09.26.2011
Riverview Real Estate – Riverview Homes For Sale Tampa FloridaI specialize in representing my clients in the purchases and sales of single-family residences, condos,and townhomes within the cities of riverview, brandon, apollo beach and the greater tampa area.URL: http://www.riverviewrichie.com/ – Added: 09.26.2011
Huntsville HousesWe 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.September 26, 2011
Filed under: huntsville mls,huntsville mls search,mls huntsville,valley mls —Tags: Huntsville Houses, Huntsville MLS Search, Valley MLS
Huntsville MLS search, Valley MLS associate sites.
September 26th, 2011 9:53 AM
Sunday, September 25, 2011
huntsville mls search, valley mls
Huntsville Alabama is a thriving area with strong economic growth and predictions of continued growth for the foreseeable future. September 25, 2011
The link below is to recent Huntsville MLS search activity in the neighborhood.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4718871853
The average sold price was $51 psf (per square foot) with a range of $33 to $60.56 psf. The average days on market was pretty low at 65 days with a range of 0 to 103 days.
There is one pending sale that was listed at $33 psf. We wont know the sold price until after closing. It has been on market since 4/14/08.
The house across the street is listed at $39 psf. It has been on market since 12/30/08.
In general we price properties in a range somewhere between the average sold price to just above the highest sold price. In the current condition of the house, we would probably need to list is somewhere near the bottom of that range.
Tax records indicate that your house is 1870 square feet.
http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=1405153004028000&MapImage=/Maps/pm_EMAPSMAP02_5382_67718.gif
At the lowest sold price of $33 psf the house would be $61,700. At the average sold price of $51 psf it would be $95,000.
It’s been my experience that some effort getting a house to the point that it makes a good impression always pays off in a faster, higher sale. If you are all too busy to do to work to the house, there is a man in our church that does haul out and clean up work for us. I can out you in touch with him if you like. His prices are very reasonable. If I were in your position, I would at a minimum have it cleaned out and cleaned up. The yard should be raked and cleaned up as well. It looks like the structural condition of the house is still good and that the hardwood floors are not in too bad a condition.
The link below is to a page on our website where I go into some detail on the key factors to selling a house. It may be worth the time to spend some time reading about our experiences before letting the house go for a very low price.
http://www.huntsville-homes.com/LookingtoSell
You also need to make sure that when you do get an contract for sale that the deed is clear and probate settled. We have had experiences in the past with estate properties where we had problems completing the sale because title and probate were not clear and settled.
Here are the websites for researching schools http://www.schooldigger.com/go/AL/search.aspx and http://www.greatschools.net/modperl/go/AL.
The link below is to properties that may be candidates for you.
On Valley MLS You can click on the photo for additional photos and on the address for a map of the approximate location of the property. On the map, you can click on hybrid for a satellite image overlay. In some cases there will also be an interactive street level image. You can click on the zip code to link to the US Census data for the zip code area.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4718871844
Generally no portion of the rent is applied to the rent. It might be a pointof negotiation with the owner to have a portion of the rent apply topurchase.
In the past when we did apply rent to purchase. The purchaser’s lender tookexception. We had to restructure the transaction to apply the accrued creditto purchaser closing costs.
On price, we would need to negotiate with seller to see what they arewilling to do. In general the price on a 12 month LP would be greater than a6 mo to account for appreciation.
We would need a rental application and a preapproval (even if it containscontingencies) from a trusted lender. We would present an offer to Sellerand negotiate as with a normal sale.
We use standard HARR paperwork and our standard lease.
The link below is to recent Huntsville MLS search sales in the neighborhood going back to 9/1/07.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4718865095
The average sold price was $91 psf with a range of $83 to $97 psf. The average days on market were high for our area at 108 days and a range of 65 to 136 days.
There is one contingent sale that was listed at $83 psf. We wont know the actual sold price until after escrow closes. The property was on market 314 days before going under contract.
The sales data indicates that the market in the neighborhood is still a little soft. Having a tenant in place will add a another level of difficulty. For a house to sell it must be prepared form market and staged to show. A tenant usually doesn’t want to move and has no incentive to make the house attractive.
If we were to put the house on the market with the tenant in place, we would have to get their approval to even show it. If they didn’t give approval, state law requires a two day posted notice. Most buyers are not willing to wait for a showing and will move to the next property.
If we listed at the average sold price of $91 psf, we would be at $145,600. If we liated at the lower end of $83 psf we would be at $132,800.
If you have the ability to hold for a few months and put the property on market in May. Our market will have heated up. We can give the current tenant notice to move and freshen up the property so it will show well.
Huntsville Alabama is a thriving area with strong economic growth and predictions of continued growth for the foreseeable future. Housing prices are still quite low as compared to most cities and the tax rates are some of the lowest in the nation. The local real estate market has been booming for the past three years and we anticipate the trend to continue. We are recommending caution and careful selection of properties and location for both our homeowner and investor clients. Some areas are appreciating much more than others and there area areas with potential negative factors such as traffic.
Filed under: huntsville mls search,Huntsville Real Estate,mls huntsville,valley mls —Tags: Huntsville MLS Search, Valley MLS, valley mls search
The link below is to recent Huntsville MLS search activity in the neighborhood.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4718871853
The average sold price was $51 psf (per square foot) with a range of $33 to $60.56 psf. The average days on market was pretty low at 65 days with a range of 0 to 103 days.
There is one pending sale that was listed at $33 psf. We wont know the sold price until after closing. It has been on market since 4/14/08.
The house across the street is listed at $39 psf. It has been on market since 12/30/08.
In general we price properties in a range somewhere between the average sold price to just above the highest sold price. In the current condition of the house, we would probably need to list is somewhere near the bottom of that range.
Tax records indicate that your house is 1870 square feet.
http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=1405153004028000&MapImage=/Maps/pm_EMAPSMAP02_5382_67718.gif
At the lowest sold price of $33 psf the house would be $61,700. At the average sold price of $51 psf it would be $95,000.
It’s been my experience that some effort getting a house to the point that it makes a good impression always pays off in a faster, higher sale. If you are all too busy to do to work to the house, there is a man in our church that does haul out and clean up work for us. I can out you in touch with him if you like. His prices are very reasonable. If I were in your position, I would at a minimum have it cleaned out and cleaned up. The yard should be raked and cleaned up as well. It looks like the structural condition of the house is still good and that the hardwood floors are not in too bad a condition.
The link below is to a page on our website where I go into some detail on the key factors to selling a house. It may be worth the time to spend some time reading about our experiences before letting the house go for a very low price.
http://www.huntsville-homes.com/LookingtoSell
You also need to make sure that when you do get an contract for sale that the deed is clear and probate settled. We have had experiences in the past with estate properties where we had problems completing the sale because title and probate were not clear and settled.
Here are the websites for researching schools http://www.schooldigger.com/go/AL/search.aspx and http://www.greatschools.net/modperl/go/AL.
The link below is to properties that may be candidates for you.
On Valley MLS You can click on the photo for additional photos and on the address for a map of the approximate location of the property. On the map, you can click on hybrid for a satellite image overlay. In some cases there will also be an interactive street level image. You can click on the zip code to link to the US Census data for the zip code area.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4718871844
Generally no portion of the rent is applied to the rent. It might be a pointof negotiation with the owner to have a portion of the rent apply topurchase.
In the past when we did apply rent to purchase. The purchaser’s lender tookexception. We had to restructure the transaction to apply the accrued creditto purchaser closing costs.
On price, we would need to negotiate with seller to see what they arewilling to do. In general the price on a 12 month LP would be greater than a6 mo to account for appreciation.
We would need a rental application and a preapproval (even if it containscontingencies) from a trusted lender. We would present an offer to Sellerand negotiate as with a normal sale.
We use standard HARR paperwork and our standard lease.
The link below is to recent Huntsville MLS search sales in the neighborhood going back to 9/1/07.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4718865095
The average sold price was $91 psf with a range of $83 to $97 psf. The average days on market were high for our area at 108 days and a range of 65 to 136 days.
There is one contingent sale that was listed at $83 psf. We wont know the actual sold price until after escrow closes. The property was on market 314 days before going under contract.
The sales data indicates that the market in the neighborhood is still a little soft. Having a tenant in place will add a another level of difficulty. For a house to sell it must be prepared form market and staged to show. A tenant usually doesn’t want to move and has no incentive to make the house attractive.
If we were to put the house on the market with the tenant in place, we would have to get their approval to even show it. If they didn’t give approval, state law requires a two day posted notice. Most buyers are not willing to wait for a showing and will move to the next property.
If we listed at the average sold price of $91 psf, we would be at $145,600. If we liated at the lower end of $83 psf we would be at $132,800.
If you have the ability to hold for a few months and put the property on market in May. Our market will have heated up. We can give the current tenant notice to move and freshen up the property so it will show well.
Huntsville Alabama is a thriving area with strong economic growth and predictions of continued growth for the foreseeable future. Housing prices are still quite low as compared to most cities and the tax rates are some of the lowest in the nation. The local real estate market has been booming for the past three years and we anticipate the trend to continue. We are recommending caution and careful selection of properties and location for both our homeowner and investor clients. Some areas are appreciating much more than others and there area areas with potential negative factors such as traffic.
Filed under: huntsville mls search,Huntsville Real Estate,mls huntsville,valley mls —Tags: Huntsville MLS Search, Valley MLS, valley mls search
Saturday, September 24, 2011
huntsville mls search fraud alert
Huntsville MLS search; Fraud Alert from Kristie Philips at Starkey Mortgage.
We received the fraud alert below from Kristie Phillips, Loan Officer at Starkey Mortgage
Regarding the Winding Brook home;
I know this house pretty well, we managed the house as a rental for this owner a few years ago. It is a nice home on a cul-de-sac in an desirable area. It is very near where I live. The back yard is a little small and there is not a detached garage.
The link below is to some old listings that have more photos.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114555049
The link below is to the Google satellite image and street view of the house.
http://maps.google.com/maps?q=112+WINDING+BROOK+LANE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.779936,-86.483903&spn=0.00786,0.021093&sll=37.0625,-95.677068&sspn=29.992289,42.011719&t=h&z=16
If you let me know what you are looking for I will se what I can find for you.
Sent: Monday, August 1, 2011 10:20:44 AM GMT -06:00 US/Canada CentralSubject: Request for Information on Huntsville MLS search # 776435 from Valley MLS
MLS# 776435Address :112 WINDING BROOK LANE
September 24, 2011
Filed under: huntsville alabama mls,Huntsville homes for sale,huntsville mls,huntsville mls search,mls huntsville,Uncategorized,valley mls Tags: homes for sale in Huntsville, Huntsville MLS Search, valley mls search
We received the fraud alert below from Kristie Phillips, Loan Officer at Starkey Mortgage
Regarding the Winding Brook home;
I know this house pretty well, we managed the house as a rental for this owner a few years ago. It is a nice home on a cul-de-sac in an desirable area. It is very near where I live. The back yard is a little small and there is not a detached garage.
The link below is to some old listings that have more photos.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114555049
The link below is to the Google satellite image and street view of the house.
http://maps.google.com/maps?q=112+WINDING+BROOK+LANE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.779936,-86.483903&spn=0.00786,0.021093&sll=37.0625,-95.677068&sspn=29.992289,42.011719&t=h&z=16
If you let me know what you are looking for I will se what I can find for you.
Sent: Monday, August 1, 2011 10:20:44 AM GMT -06:00 US/Canada CentralSubject: Request for Information on Huntsville MLS search # 776435 from Valley MLS
MLS# 776435Address :112 WINDING BROOK LANE
September 24, 2011
Filed under: huntsville alabama mls,Huntsville homes for sale,huntsville mls,huntsville mls search,mls huntsville,Uncategorized,valley mls Tags: homes for sale in Huntsville, Huntsville MLS Search, valley mls search
huntsville mls search homes for sale in huntsville
Huntsville MLS search; Huntsville Alabama Real Estate
MLS 396431 855 HIGHLAND DRIVE is located in Madison in an establishedneighborhood. While Highland Drive is not a traffic artery, there isneighborhood traffic. Even with speed humps every few hundred feet thereare sometimes fast drivers. If you have small children this might be a pointof concern. The link below is to the Google satellite image of the home.Note there are a few cars in the fame at the time the image was recorded.
http://maps.google.com/maps?q=855+HIGHLAND+DRIVE,+MADISON,+AL+35758&hl=en&ll=34.715722,-86.7252&spn=0.001049,0.003605&sll=37.0625,-95.677068&sspn=33.160552,84.814453&vpsrc=6&t=h&z=19
The link below is to the Google street view of the home from a differentangle. You can use the control buttons to pan, zoom, pivot and take avirtual fly through of the neighborhood.
http://maps.google.com/maps?q=855+HIGHLAND+DRIVE,+MADISON,+AL+35758&hl=en&ll=34.715812,-86.72498&spn=0.000035,0.028839&sll=37.0625,-95.677068&sspn=33.160552,84.814453&vpsrc=0&t=h&z=16&layer=c&cbll=34.715641,-86.724879&panoid=pqtgGiH6wPyOMXjlVwr82w&cbp=12,270.86,,0,0
This home has been on the market since 08/16/11 with no price reductions.
The link below is to the Huntsville MLS search of current active lisings and the archived listingwhere the current owner purchased the house 08/28/1998 for $175,000 / $75per square foot. In that transaction the seller paid $1,500 of purchasersclosing costs.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753388
At the current listing $269,000 price the house is listed at $102 per squarefoot.
The link below is to a summary of MLS activity of similar homes in theneighborhood since 09/01/10. There are eight active listings. Of the threesales the average sold price was $103 psf with a range of $99 to $106 psf.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753391
At first look the home appears to be priced with the sales range. A closerlook at the listing indicates ” 15 X 16 Sun room included in the sqft “Unless the sun room is heated, it should not be included in the home’ssquare footage.
The link below is to data on the schools that serve the home.
http://www.schooldigger.com/go/AL/schools/0000800303/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800495/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800831/school.aspx
Please let me know if you would like to schedule a viewing of the propertyor if you are not local, I can preview the homes for you. I can provide myimpressions and provide additional photography.
Please check MLS 794571 for the correct number and I can research thatproperty as well.
The link below is to other four bedroom homes in Madison the have in-groundpools. Please let me know if any of these homes might be candidates for youand let me know if I am on the right track with this search or not.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753408
Filed under: huntsville mls,huntsville mls search,Huntsville Real Estate,mls huntsville — Tags: Huntsville MLS, Huntsville MLS Search
MLS 396431 855 HIGHLAND DRIVE is located in Madison in an establishedneighborhood. While Highland Drive is not a traffic artery, there isneighborhood traffic. Even with speed humps every few hundred feet thereare sometimes fast drivers. If you have small children this might be a pointof concern. The link below is to the Google satellite image of the home.Note there are a few cars in the fame at the time the image was recorded.
http://maps.google.com/maps?q=855+HIGHLAND+DRIVE,+MADISON,+AL+35758&hl=en&ll=34.715722,-86.7252&spn=0.001049,0.003605&sll=37.0625,-95.677068&sspn=33.160552,84.814453&vpsrc=6&t=h&z=19
The link below is to the Google street view of the home from a differentangle. You can use the control buttons to pan, zoom, pivot and take avirtual fly through of the neighborhood.
http://maps.google.com/maps?q=855+HIGHLAND+DRIVE,+MADISON,+AL+35758&hl=en&ll=34.715812,-86.72498&spn=0.000035,0.028839&sll=37.0625,-95.677068&sspn=33.160552,84.814453&vpsrc=0&t=h&z=16&layer=c&cbll=34.715641,-86.724879&panoid=pqtgGiH6wPyOMXjlVwr82w&cbp=12,270.86,,0,0
This home has been on the market since 08/16/11 with no price reductions.
The link below is to the Huntsville MLS search of current active lisings and the archived listingwhere the current owner purchased the house 08/28/1998 for $175,000 / $75per square foot. In that transaction the seller paid $1,500 of purchasersclosing costs.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753388
At the current listing $269,000 price the house is listed at $102 per squarefoot.
The link below is to a summary of MLS activity of similar homes in theneighborhood since 09/01/10. There are eight active listings. Of the threesales the average sold price was $103 psf with a range of $99 to $106 psf.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753391
At first look the home appears to be priced with the sales range. A closerlook at the listing indicates ” 15 X 16 Sun room included in the sqft “Unless the sun room is heated, it should not be included in the home’ssquare footage.
The link below is to data on the schools that serve the home.
http://www.schooldigger.com/go/AL/schools/0000800303/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800495/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800831/school.aspx
Please let me know if you would like to schedule a viewing of the propertyor if you are not local, I can preview the homes for you. I can provide myimpressions and provide additional photography.
Please check MLS 794571 for the correct number and I can research thatproperty as well.
The link below is to other four bedroom homes in Madison the have in-groundpools. Please let me know if any of these homes might be candidates for youand let me know if I am on the right track with this search or not.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753408
Filed under: huntsville mls,huntsville mls search,Huntsville Real Estate,mls huntsville — Tags: Huntsville MLS, Huntsville MLS Search
Friday, September 23, 2011
Huntsville MLS search medical district
Homes for sale in Huntsville; Newer construction near downtown / medical district to the $160,000′s The link below is to Huntsville MLS search listings of both existing homes and planned construction homes for sale in Hampton Cove in the $160,000 range . There are proposed construction homes in Carrington by both Adams Homes and Breland Homes. There are also homes in Magnolia Springs by Breland Homes.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114695956
The link below is to the Google satellite image of the Magnolia Springs community. Zoom out on the image to get some perspective of where the neighborhood is.
http://maps.google.com/maps?q=1530+MAGNOLIA+PARK+DRIVE,+OWENS+CROSS+ROADS,+AL+35763&hl=en&ll=34.691468,-86.439089&spn=0.00419,0.010353&sll=37.0625,-95.677068&sspn=16.024926,63.193359&vpsrc=6&t=h&z=17
The link below is to the Google image of the Carrington neighborhood.
http://maps.google.com/maps?q=4612+CARRINGTON+BLVD,+OWENS+CROSS+ROADS,+AL+35763&hl=en&ll=34.635786,-86.489149&spn=0.004193,0.010353&sll=34.691468,-86.439089&sspn=0.00419,0.010353&vpsrc=6&t=h&z=17
Homes for sale in Huntsville AlabamaHuntsville Alabama MLS search, Automated Real Estate Search, Home Value and Real Estate Market Updates, Huntsville Alabama Area Rental Homes, Property Management.
From checking the Breland website I found two other communities in Hampton Cove but both have prices that start above the $160′s. You can see floor plans from the website at the link below.
http://www.brelandhomes.com/communities.htm
They do have community in northeast Madison County where I live that has prices in the $150′s. I thought you may want to have a look at this neighborhood as well. I like the area because of the natural beauty, the good schools and that the area is growing.
http://www.brelandhomes.com/brooks-landing.htm
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114695963
http://maps.google.com/maps?q=1933+BROOKSLANDING+DRIVE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.781029,-86.504202&spn=0.016743,0.041413&sll=37.0625,-95.677068&sspn=33.077336,84.814453&vpsrc=6&t=h&z=15
http://www.adamshomes.com/index.cfm?webid=23
http://maps.google.com/maps/ms?msid=218277193737843380643.0004ab0ba0874c10b19c2&msa=0&ll=34.747255,-86.634064&spn=0.322156,0.834274&source=embed
Homes for sale in Huntsville AlabamaHuntsville Alabama MLS search, Automated Real Estate Search, Home Value and Real Estate Market Updates, Huntsville Alabama Area Rental Homes, Property Management.September 24, 2011
Filed under: Huntsville homes for sale,valley mls — Tags: homes for sale in Huntsville, homes for sale in huntsville alabama, Huntsville MLS Search
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114695956
The link below is to the Google satellite image of the Magnolia Springs community. Zoom out on the image to get some perspective of where the neighborhood is.
http://maps.google.com/maps?q=1530+MAGNOLIA+PARK+DRIVE,+OWENS+CROSS+ROADS,+AL+35763&hl=en&ll=34.691468,-86.439089&spn=0.00419,0.010353&sll=37.0625,-95.677068&sspn=16.024926,63.193359&vpsrc=6&t=h&z=17
The link below is to the Google image of the Carrington neighborhood.
http://maps.google.com/maps?q=4612+CARRINGTON+BLVD,+OWENS+CROSS+ROADS,+AL+35763&hl=en&ll=34.635786,-86.489149&spn=0.004193,0.010353&sll=34.691468,-86.439089&sspn=0.00419,0.010353&vpsrc=6&t=h&z=17
Homes for sale in Huntsville AlabamaHuntsville Alabama MLS search, Automated Real Estate Search, Home Value and Real Estate Market Updates, Huntsville Alabama Area Rental Homes, Property Management.
From checking the Breland website I found two other communities in Hampton Cove but both have prices that start above the $160′s. You can see floor plans from the website at the link below.
http://www.brelandhomes.com/communities.htm
They do have community in northeast Madison County where I live that has prices in the $150′s. I thought you may want to have a look at this neighborhood as well. I like the area because of the natural beauty, the good schools and that the area is growing.
http://www.brelandhomes.com/brooks-landing.htm
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114695963
http://maps.google.com/maps?q=1933+BROOKSLANDING+DRIVE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.781029,-86.504202&spn=0.016743,0.041413&sll=37.0625,-95.677068&sspn=33.077336,84.814453&vpsrc=6&t=h&z=15
http://www.adamshomes.com/index.cfm?webid=23
http://maps.google.com/maps/ms?msid=218277193737843380643.0004ab0ba0874c10b19c2&msa=0&ll=34.747255,-86.634064&spn=0.322156,0.834274&source=embed
Homes for sale in Huntsville AlabamaHuntsville Alabama MLS search, Automated Real Estate Search, Home Value and Real Estate Market Updates, Huntsville Alabama Area Rental Homes, Property Management.September 24, 2011
Filed under: Huntsville homes for sale,valley mls — Tags: homes for sale in Huntsville, homes for sale in huntsville alabama, Huntsville MLS Search
Huntsville mls search, valley mls
Huntsville MLS search 101 BRUNELL COURT is bordered by Gooch Lane (A very busy street.), Barn Swallow Road and Brunell Court, While there is a fence and some trees as a buffer to Gooch Land, There will be consistent traffic noise. The link below is to a Google satellite image of the house.
http://maps.google.com/maps?q=101+BRUNELL+COURT,+MADISON,+AL+35758&hl;=en&ll=34.749232,-86.745322&spn=0.001049,0.003605&sll=37.0625,-95.677068&sspn=33.160552,84.814453&vpsrc=6&t=h&z=19
The link below is to the interactive Google street view where you can take a virtual tour of the neighborhood.
http://maps.google.com/maps?q=101+BRUNELL+COURT,+MADISON,+AL+35758&hl=en&ll=34.748983,-86.745075&spn=0.000018,0.01442&sll=34.749224,-86.745225&sspn=0.006295,0.006295&layer=c&cbp=13,342.29,,0,1.13&cbll=34.748951,-86.745179&t=h&z=17&vpsrc=0&panoid=SuAHA2AGc18zdQKP4_8Szw
The house has been on the market since 04/06/11 with no price reductions. The Huntsville MLS search;below is to the current listing and the listing where the seller purchased the house 05/30/08 for $327,000 / $103 per square foot with seller paying $4,000 in purchaser’s closing costs.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753124
The house is listed at $110 per square foot / $349,900. The link below is to a summary of Valley MLS activity in the neighborhood since 09/01/10. The average sold price was $95 per square foot with a range of $90 to $99 psf. The average days on market were modest at 87 days.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753127
At $103 psf the house is overpriced for the neighborhood. It does have a pool where the comparable homes do not but the value added by the pool is minimal.
Assuming normal costs and seller contributions seller’s break-even point on a sale will be in the $353,000 range. We don’t know the sellers motivation level but at the current list price he would take a loss of about $26,000. I’ve learned not to assume we know the seller’s mind set. IF the house is a candidate for you, we could make an offer based on market values and see what his response is.
Even if we were willing to pay something near the list price, it’s doubtful that lender’s appraiser would appraise the house for enough to get a loan approval.
The links below are to information on the schools that serve the house. Note that the High School will probably change to the new Patriot High when construction is finished.
http://www.schooldigger.com/go/AL/schools/0000801485/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800495/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800831/school.aspx
I have attached the flood map for the area showing the nearest flood zone is on the west side of Wall-Triana, well away from the subject home.
http://maps.google.com/maps?q=101+BRUNELL+COURT,+MADISON,+AL+35758&hl;=en&ll=34.749232,-86.745322&spn=0.001049,0.003605&sll=37.0625,-95.677068&sspn=33.160552,84.814453&vpsrc=6&t=h&z=19
The link below is to the interactive Google street view where you can take a virtual tour of the neighborhood.
http://maps.google.com/maps?q=101+BRUNELL+COURT,+MADISON,+AL+35758&hl=en&ll=34.748983,-86.745075&spn=0.000018,0.01442&sll=34.749224,-86.745225&sspn=0.006295,0.006295&layer=c&cbp=13,342.29,,0,1.13&cbll=34.748951,-86.745179&t=h&z=17&vpsrc=0&panoid=SuAHA2AGc18zdQKP4_8Szw
The house has been on the market since 04/06/11 with no price reductions. The Huntsville MLS search;below is to the current listing and the listing where the seller purchased the house 05/30/08 for $327,000 / $103 per square foot with seller paying $4,000 in purchaser’s closing costs.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753124
The house is listed at $110 per square foot / $349,900. The link below is to a summary of Valley MLS activity in the neighborhood since 09/01/10. The average sold price was $95 per square foot with a range of $90 to $99 psf. The average days on market were modest at 87 days.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753127
At $103 psf the house is overpriced for the neighborhood. It does have a pool where the comparable homes do not but the value added by the pool is minimal.
Assuming normal costs and seller contributions seller’s break-even point on a sale will be in the $353,000 range. We don’t know the sellers motivation level but at the current list price he would take a loss of about $26,000. I’ve learned not to assume we know the seller’s mind set. IF the house is a candidate for you, we could make an offer based on market values and see what his response is.
Even if we were willing to pay something near the list price, it’s doubtful that lender’s appraiser would appraise the house for enough to get a loan approval.
The links below are to information on the schools that serve the house. Note that the High School will probably change to the new Patriot High when construction is finished.
http://www.schooldigger.com/go/AL/schools/0000801485/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800495/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800831/school.aspx
I have attached the flood map for the area showing the nearest flood zone is on the west side of Wall-Triana, well away from the subject home.
Huntsville mls search
Huntsville MLS search; BPO (broker price opinion)
September 23rd, 2011 1:26 PM
Here is the VA info and source below. You may want to Kristie or Karen Blomeyer at Starkey a call. Bank of America has gotten REALLY disorganized in their loan processing. I have stopped using them and regret having to do so because of my longstanding business relationship with the local home loan originator. Kristie Phillips kphillips@starkeymtg.com LoansByKristie.com Starkey Mortgage WR Starkey Mortgage, LLP NMLSR #2146 2101 Clinton Avenue, Ste. 202 Huntsville, AL 35805
Rumor has it unless Congress passes further legislation, the VA Funding Fee is going down-effective Sept. 30th, 2011. Here is a breakdown of the ANTICIPATED (not final, yet) changes. This will be a HUGE deal, and maybe boost some VA refinances!
Regarding Market values below; -All Huntsville MLS search data from 09/01/10 unless otherwise noted. -Distressed properties are not included in studies. -Links will remain active for a few days only. Please print or save the reports for your records. -Square footage obtained from previous listings
>> The average sold price at the link below was $89 psf with a highest sale at $103 psf. for a estimated market range of $135,000 to $156,000 http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788222 The link below is to the full listings for better comparison to the subject. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788226 >> The average sold price at the link below was $103 psf with a highest sale of $111 psf for a market range of $158,000 to $170,000 http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788233 Full listings. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788241 >> The average sold price was $92 psf with a highest sale at $104 psf for a market range of $152,000 to $172,000. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788246 Full listings. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788251 >> The average sold price was $84 psf with a highest sale of $91 psf. for a market range of $191,000 to $207,000. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788256 Full listings. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788265 >> The average sold price was $94 psf with a highest sale at $111 psf for a market range of $112,000 to $123,000. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788268 Full listings. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788272 The Valley MLS data was filtered based on it's intended use. Lender may use this data or ask for a third party BPO (broker price opinion) or full appraisal.
September 23rd, 2011 1:26 PM
Here is the VA info and source below. You may want to Kristie or Karen Blomeyer at Starkey a call. Bank of America has gotten REALLY disorganized in their loan processing. I have stopped using them and regret having to do so because of my longstanding business relationship with the local home loan originator. Kristie Phillips kphillips@starkeymtg.com LoansByKristie.com Starkey Mortgage WR Starkey Mortgage, LLP NMLSR #2146 2101 Clinton Avenue, Ste. 202 Huntsville, AL 35805
Rumor has it unless Congress passes further legislation, the VA Funding Fee is going down-effective Sept. 30th, 2011. Here is a breakdown of the ANTICIPATED (not final, yet) changes. This will be a HUGE deal, and maybe boost some VA refinances!
Regarding Market values below; -All Huntsville MLS search data from 09/01/10 unless otherwise noted. -Distressed properties are not included in studies. -Links will remain active for a few days only. Please print or save the reports for your records. -Square footage obtained from previous listings
>> The average sold price at the link below was $89 psf with a highest sale at $103 psf. for a estimated market range of $135,000 to $156,000 http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788222 The link below is to the full listings for better comparison to the subject. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788226 >> The average sold price at the link below was $103 psf with a highest sale of $111 psf for a market range of $158,000 to $170,000 http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788233 Full listings. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788241 >> The average sold price was $92 psf with a highest sale at $104 psf for a market range of $152,000 to $172,000. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788246 Full listings. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788251 >> The average sold price was $84 psf with a highest sale of $91 psf. for a market range of $191,000 to $207,000. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788256 Full listings. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788265 >> The average sold price was $94 psf with a highest sale at $111 psf for a market range of $112,000 to $123,000. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788268 Full listings. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114788272 The Valley MLS data was filtered based on it's intended use. Lender may use this data or ask for a third party BPO (broker price opinion) or full appraisal.
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