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Why Live in Palm Harbor!

by Doug & Gwen Campbell at Sun Bay Associates

Why live in Palm Harbor? Instead of a whole lot of text and bad writing, here are a few bullet points. Enjoy.

  • Gulf of Mexico, waterfront homes
  • Close to Tampa International Airport, 30-45 minute drive
  • Great schools, including Palm Harbor University High School, East Lake High School, Countryside High School
  • Old Palm Harbor downtown area, with Peggy O'Neils, Thirsty Marlin, Boyle's Backyard
  • More Old Palm Harbor downtown: annual Parrothead Festival, antique car shows, Taste of Palm Harbor

  • Fishing, on the Gulf of Mexico and the Intra coastal waterway, inshore for speckled trout, redfish, tarpon, snook, flounder or go off shore for grouper, snapper, amberjack and more
  • Kayaking, kayak in the mango groves, watch the dolphins, manatees, sees living sponges, much more
  • Golf courses, there are several golf courses in Palm Harbor, the crown jewel is Innisbrook's Copperhead Course, and there are also Tarpon Woods golf course, Chi Chi Rodriguez golf club, Lansbrook golf club and several other excellent venues
  • Retirement, Highland Lakes is a terrific active adult community with access to Lake Tarpon and has unlimited golf for the residents of Highland Lakes

Just check out the lifestyle in Palm Harbor. You're gonna love it.

 

East Lake Woodlands Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

The East Lake Woodlands real estate market is moving along just fine.  There are currently 10 homes for sale in East Lake Woodlands and 5 homes under contract.  East Lake Woodlands is surrounded by golf courses, conservation areas with deer and other creatures, as well as being centrally located between the beaches of Clearwater, the attractions of Tarpon Springs, and the Tampa airport and the culture of the City of Tampa.

Visit Sun Bay Associates Market Snapshot to get real time real estate information on the East Lake Woodlands real estate market or any other specific neighborhood you may have interest in.

Of the ten homes listed for sale in the East Lake Woodlands real estate market, only two are East Lake Woodlands short sale houses.  One, on Ivy Terrace, is on a cul de sac and is listed for $235,000 with 232 days on market.  This East Lake Woodlands short sale is a 1,908 square foot home with 3 bedrooms and 2 baths.  The other East Lake Woodlands short sale house is on Palmdale Drive and is a large 4,510 square foot pool home with 4 bedrooms and 190 days on market.

The other 8 homes listed for sale are NOT distressed properties.  The list prices range from $145,000 to $399,900 with the days on market ranging from 14 to 333, with the average list price of $254,820 and an average of 163 days on market.

There are five houses under contract in East Lake Woodlands and all are distressed properties.  There are two bank owned foreclosures home in East Lake Woodlands.  One is on Arbor Lane with a list price of $239,999 and 7 days on market and is a 2,318 square foot pool home with 4 bedrooms.  The other foreclosed house is on Forest Park Rd., is listed for $299,000 with 124 days on market.  This is a 2,840 square foot ome wiht 4 bedrooms and 3 baths. 

The other three houses under contract are East Lake Woodlands short sale houses with list prices of $89,900, $210,000 and $201,500 respectively.  The days on market for these East Lake Woodlands short sale homes are 367, 15 and 670 respectively.

The average list price for these distressed houses under contract is $207,880.  The average days on market is 237.  In general a house that is on the market for over 90 days is priced too high, however with distressed properties this is not always the case. 

If you would like to build a real estate search for short sales, visit Sun Bay Associates free home search site and create your own unique distressed property or short sale search.

Happy House Hunting!

East Lake Woodlands, Oldsmar Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today is our East Lake Woodlands, Oldsmar real estate update for single family houses.  For the last 30 day period, there are 13 houses listed for sale in East Lake Woodlands.  Of these, 5 in this Oldsmar community are short sales.  The lowest list price is $99,900 for a 1,380 house that has 2 bedrooms and 2 baths.  The highest list in East Lake Woodlands is $399,900 and it is a 4,510 square foot house, with 4 bedrooms and 3 baths.  Both of these are short sales.  We'll talk more about this at the end of this article.

If you would like to learn more about any specific neighborhood, visit Sun Bay Associates Market Snapshot for real time information about what is for sale and for how much as well as what has sold and for how much, along with a lot more about the immediate area.

There are two houses under contract in East Lake Woodlands, and both are foreclosed properties.  One is listed for $239,000 is a 4 bedroom, 2 bath house with 2,318 square feet and the other is listed for $299,000 with 2,840 square feet, 4 bedrooms and 3 baths. 

One house in the East Lake Woodlands, Oldsmar real estate market sold in the last 30 days.  It too, was a foreclosed property.  It was listed for $209,900 and sold for $190,000 after only 22 days on market. 

There are 8 houses in East Lake Woodlands on the market that are NOT distressed property.  Just because a house is a short sale or a foreclosure, that does not mean it is the better deal.  A traditional sale can be closed quickly while a short sale can take months to close, if it in fact does close and short sales do not close for many reasons.  A foreclosure may appear to have a more attractive price, with just a few repairs it can be good as new - or NOT.  With a bank owned home, there is no disclosure and the buyer is truly on his own.  Often the needed repairs to distressed properties, especially foreclosed houses are hidden and can be more extensive that the buyer originally thought.  It is not at all uncommon for the buyer of a foreclosed house to invest far more for repairs than anticipated and by the time all is said and done, the house that seemd to be such a good deal ends up costing far more than the NON-distressed house that was just a few thousand dollars more and only half a block away.

The repairs are a hidden cost to distressed property and are not reflected in the sales prices of homes in a neighborhood, thus quite possibly artifically dragging down the values of well-maintained homes in the same neighborhood.  As an example, for a foreclosed house that sold for, let's say, $150,000 when other non-distressed houses in the area are selling for $175,000, that the buyer needed to add a new roof for $8,000, the air conditioner was trashed and had to be replaced for $5,000, the kitchen cabinets and appliances had to be replaced for $12,000 and all the carpeting had to be replaced for another $5,000.  Just those repairs add up to $30,000.  This doesn't count if there is major termite damage or a mold issue.  The house will be in excellent condition when done, however, the cost of repairs does not show up in the value of the home, the sale price does and when an appraiser looks for comparative properties, the foreclosed house that actually cost $180,000 only shows up as a $150,000 property.  That has a negative impact on the entire neighborhood.  Who wins in this case?

East Lake Woodlands, Oldsmar - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

East Lake Woodlands is a great area with tree lined streets, park like settings, golf course and a mix of condos, villas, townhomes and single family homes.

For this 30 day period, there are currently 33 condos listed for sale in East Lake Woodlands, Oldsmar.  The prices range from $49,900 to $129,900 and the days on market range is from 3 to 547 days.  The average list price for the condos in East Lake Woodlands is $86,520 and the average days on market is 150.

There are 6 condos under contract in East Lake Woodlands, with list prices rangeing from $59,900 to $79,900 and the range for days on market is 8 to 175 days.

One condo sold in the last 30 days.  It was listed for $47,838 and sold for the list price after only 6 days on market.

Currently, there are 10 villas listed for sale in East Lake Woodlands.  The list prices range from $84,00 to $164,900 and the average list price is $114,750.  The days on market range from 7 to 228 and the average days on market of the listed villas is 110.

One villa is under contract for this 30 day reporting period.  Is is listed for $110,000, is a distressed property short sale.  It has 182 days on market.

Three villas sold in East Lake Woodlands this month.  The list prices range from $114,900 to $125,000 and the average sold price is $117,667.  The average days on market for villas to sell was 76 days.

There are currently 5 townhomes listed for sale in East Lake Woodlands, with prices ranging from $80,000 to $185,900.  The highest price townhome has 397 days on market.

There are 9 single family homes for sale in East Lake Woodlands.  The list prices range from $119,900 to $449,900 and the average list price is $249,233.  The range for days on market is 19 to 315 and the average is 169.  Of these 9 houses, four are distressed property.  One is a bank owned house with only 19 days on market and lists for $209,900.  The other three distressed properties in East Lake Woodlands for sale are short sales. 

The average list price for siingle family homes is $249,233 and the average days on market is 169.

Click on the castle to find other homes in the greater Tampa Bay area, by using Sun Bay Associates' FREE IDX home search feature.  Build you own custom real estate search.

There are two houses under contract.  One is a distressed property and is a short sale.  It is listed for $215,000 and has 456 days on market.

The other distressed property has 2,840 square feet, a pool and 2 car garage.  It is a bank owned distresssed property and is listed for $299,000 with 124 days on market.

Happy House Hunting!!

East Lake Woodlands, Oldsmar, 30-day Update

by Doug & Gwen Campbell at Sun Bay Associates

Here is today's 30-day update, this time for East Lake Woodlands, Oldsmar.  We are looking at single family real estate activity in the past 30 days.  More than 1/2 of the real estate activity in East Lake Woodlands, Oldsmar is made up of distressed property, mostly short sale houses in the single family real estate market.

There are 13 currently active listings in East Lake Woodlands.  The list prices range from $119,900 to $1,250,000 and the days on market range from 17 to 279.  The average list price for East Lake Woodlands is now $379,071 and the average days on market is 140 for houses that are listed for sale.

Two homes have come on the market in the last 30 days.

435 Holly Hill Rd., listed for $283,900.  This is a 2,180 square foot home, with 3 bedrooms/2 1/2 baths, a pool and a 2 car garage.

The other recent listing is 5276 Enclave Dr., listed for $949,000.  This singlel family home is 4,779 square feet, with 4 bedrooms/4 baths, a pool and a 4 car garage.

There are for this 30 day period, 4 houses under contract in East Lake Woodlands, Oldsmar.  All are distressed property.

165 Nina Way, listed for $105,000 had 61 days on market.  It is a distressed property, short sale.

10 Morning Dove Pl., #1-B, listed for $149,900 at only 13 days on market.  This is a 1332 square foot home with a pool and is a distressed property, short sale.

440 Palmdale Dr., listed for $215,000 and 456 days on market.  This is a 2276 square foot home, no pool and a 2 car garage.  This is a distressed property, short sale.

430 Forest Park Rd., listed for $299,000 with 124 days on market.  This is a distressed property, bank owned house.

One house sold in the last 30 days in East Lake Woodlands.  It was a bank owned house.  1756 E. Lake Woodlands Pkwy., listed for $1,050,000 and sold for $980,000 after only 44 days on market.  This clearly is proof that even the up scale homes are subject to becoming distressed property sales.

In Pinellas County, there were 432 homes for sale above $900,000.  Of these 432 homes listed for sale in this price range, 6 sold.  This is a very good indicator that if a house in this price range is going to sell, it will need to be priced correctly, or it can sit on the market for a very, very long time because there is so much competition on the market at the upscale price range.

If you would like to learn more about distressed property, visit Sun Bay Associates' distressed property website.  There are free reports and lots of information about short sales, foreclosures and much more.

To learn more about your specific neighborhood, visit Sun Bay Associates' Market Snapshot and see in real time what the real estate activity in the neighborhood looks like, including prices of homes for sale and prices of homes that actually sold.

For those of you who are adventurous and want to design your own real estate search for the greater Tampa Bay area, visit Sun Bay Associates FREE home search and create your unique real estate search.

Happy House Hunting!!

 

East Lake Woodlands

by Doug & Gwen Campbell at Sun Bay Associates

East Lake Woodlands is a highly desirable area in Palm Harbor and Oldsmar on the east shore of Lake Tarpon.  There are several neighborhoods within the East Lake environs with very nice homes.  They range in size from about 1400 square feet to over 5500 square feet.  The entire area has tree lined streets, excellent schools, access to outstanding golf courses, lots of ponds and conservation areas, and of course excellent shopping, beaches and restaurants all within an easy drive.

The real estate market in the East Lake area of Palm Harbor and Oldsmar is, despite media reports, very active and this year will be one of the best ever for the number of homes sold.

Currently there are 13 single family homes for sale in East Lake Woodlands, ranging in price from $119,000 to $535,000.

There are 3 homes listed as active with contract.

In the past six months, 6 homes have been sold in East Lake Woodlands.

60 Pinewoods Blvd., listed for $134,900 and sold for $128,000 after 47 days on market.  This home sold for $122 per square foot.

140 Woodridge Circle, #2, listed for $180,000 and sold for $172,500 after only 30 days on market.

335 Holly HIll Rd., listed for $225,000 and sold for $220,000 after 110 days on market.  This home was a short sale.

460 Cypress Creek Circle, listed for $295,000 and sold for $295,000 after 85 days on market.  This was a bank owned home.

320 Holly Hill Rd., listed for $359,000 and sold for $342,500 after 215 days on market.

1712 East Lake Woodlands Parkway, listed for $999,000 and sold for $825,000 after 215 days on market.

If you would like information about real estate values in your neighborhood, visit Sun Bay Associates home page for the Market Snap Shot.  For a customized search for real estate that suits your specific needs, visit Sun Bay Associates FREE home search and design your own real estate search.

Happy Hunting!!

Displaying blog entries 1-6 of 6

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Photo of Gwen and  Doug Campbell - Sun Bay Realty Group Real Estate
Gwen and Doug Campbell - Sun Bay Realty Group
at Keller Williams Realty
30522 US Hwy 19N, Suite 107 S
Palm Harbor FL 34684
Doug's Cell 727-741-4189
Gwen's Cell 727-741-7260
Fax: 888-447-7908