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HIghland Lakes, Palm Harbor - 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's 30 day real estate update is for Highland Lakes in Palm Harbor, FL.  This is a very active 55+ community, with three par 3 golf courses, access to Lake Tarpon and a very active community life, including shuffleboard, tennis, fitness center and much more.  Palm Harbor is a wonderful locatioin with, of course, the Florida lifestyle, great shopping, restaurants, world class beaches, and the Tampa airport is only 30 minutes away.  It is easy to get around in Highland Lakes, golf carts are the favored form of transportation between neighborhoods.

Find the hottest properties in the greater Tampa Bay area by clicking on the flames.  Design your own personal real estate search.

For this 30 day period, there are 23 villas and 40 single family homes listed for sale in Highland Lakes.  The list price ranges for the villas is between $40,900 and $181,000 with an average list price of $92,661.  The days on market range between 13 and 479, with the average days on market at 201.

There are currently 40 single family homes listed for sale in Highland Lakes.  The prices range between $102,500 and $450,000 with an average of $176,965.  The days on market range between 3 and 1069 with the average days on market for single family homes at 154. 

If you are looking for homes in Highland Lakes, or any specific neighborhood, or the one in which you live, click on the icon and visit our Market Snapshot to see in real time what the real estate sales activity and community amenities are.

 

Generally, when a home is listed for sale for more than 90 days, it is a function of the price being higher than the market is willing to pay.  If you analyze the days on market for houses under contract and those that sell, you can see the days on market and list price for sold houses is almost always a lower average number than that for houses that are listed for sale.  This is the market speaking on price.

There are currently 11 villas under contract for this 30 day real estate period.  The list price range for these villas is between $49,900 and $139,900 with the average list price being just under $95,000.

There are currently 8 single family homes under contract in Highland Lakes.  The list prices range from $102,500 to $450,000 and the average list price is just below $142,000.  The average days on market is 110 for single family homes.

For this 30 day real estate sales reporting period, there were 3 villas sold in Highland Lakes wiht the average sales price being $100,667 and the average days on market was 99.

As for the single family real estate sales in Highland Lakes for the past month, there were 6 homes sold.  The average list price for these homes was $152,217 and the average sold price was $138,133 and the average days on market was 124.

Happy House Hunting!!

Patty Ann Acres, Palm Harbor - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Patty Ann Acres, in Palm Harbor is in north Pinellas County.  This established community is near to the beaches of Pinellas County and the Pinellas bike trail, not to mention Old Palm Harbor and lots of good shopping and restaurants.

The real estate sales activity in Patty Ann Acres has been calm for this reporting period.  There are three homes listed for sale in Patty Ann Acres, Palm Harbor.  The prices range from $169,900 to $259,900 with an average list price of $201,567.  The days on market range from 101 to 175 with the average days on market at 132.  And the good news is that none of these are distressed properties!

There is one home under contract in Patty Ann Acres.  It is listed for $139,900 and had 50 days on market.  It is a home with 1,686 square feet, a 2 car garage and 2 bedrooms.

If you would like to find out more about real estate sales in your neighborhood, or in any neighborhood in Palm Harbor or Pinellas County, click on the house image to visit Sun Bay Associates Market Snapshot site.

For more information on the greater Tampa Bay real estate sales activity, visit Sun Bay Associates FREE home search site and create your own personal real estate search anywhere in Pinellas County or the greater Tampa Bay area.

Happy House Hunting!!

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!!

Cypress Run, Tarpon Springs - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's real estate sales update is for Cypress Run, Tarpon Springs.  For this 30 day reporting period, there was one house sold in Cypress Run.

2909 Saint Andrews Blvd., Tarpon Springs, listed for $384,900 and sold for $352,000 after only 42 days on market.  This is a house with over 3,600 square feet of living space, a wood burning fireplace and incredible view of the Cypress Run golf course.  This was not a distressed property!

There are currently 7 other homes for sale in Cypress Run, a golf course community in Tarpon Springs.  Near to the Gulf of Mexico and its beautiful beaches, Howard Park, the fascinating Sponge Docks of Tarpon Springs and much, much more.

Of course you are welcome to create your own unique real estate sales activity search.  Simply visit our castle to go to Sun Bay Associates FREE home search site and design you personal real estate search.

The list prices of the homes for sale range from $370,000 to $799,900 and the days on market range from 82 to 536.  The average list price is just over $580,000 and the average days on market is 250. 

There are two distressed property listings in Cypress Run.  One is a 3,700+ square foot pool home with a one car garage that has 82 days on market.  The other distressed property is over 4,100 square feet, wiht a pool and 4 car garage.  Both of these beautiful houses are short sales.

A distressed property can offer an opportunity to get into a neighborhood that is priced higher than might ordinarily be affordable.  As a rule, distressed property that is in a short sale condition, sells for about 13% below market value.  There are even greated discounts available with bank owned, or REO, property.  These can sell for as much as 40% below market value.

For information on distressed property, click on the CDPE logo to get free reports on short sale, foreclosure, deed in lieu of foreclosure and more.

The real estate market may even be showing signs that it has stabilized, although it is not about to make a bull run recovery.  Companies are hiring again, and that is good news for real estate sales since people who have income can actually afford homes.

Happy House Hunting.

 

Waterford Crossing, Palm Harbor, a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's 30 day real estate update is for Waterford Crossing, Palm Harbor.  This is a stable neighborhood, and the real estate sales for Waterford Crossing reflect as much, since there are no new listings in the last 30 days.

There are still two houses listed, one for just under $300,000 with 29 days on market and the other for just below $245,000 with 77 days on market.  The house for just under $300,000 had been listed as high at $415,000 as recently as 2009.

One house is under contract for $249,900 after 122 days on market.  This is a short sale so it may take a while before it actually closes.

As a total aside, there was an interesting column in today's St. Pete Times.  Here is an excerpt from today's column, by Howard Troxler in the St. Pete Times.  He is talking about peole who think they can do the same thing as most experts without getting the experience and knowledge.

"You might remember, during the bull market, a rash of commercials in which anybody who knew anything about investing was the butt of the joke. Who needs them? After all, they've only spent a lifetime trying to learn it, and any guy with a computer and a "Day Trading for Dummies" book can do just as well. For some reason this movement lost steam when the market crashed. Go figure.

Likewise, during the height of the real estate boom, the for-sale-by-homeowner movement took off, because what could an agent possibly know? Yet a good Realtor (I said a good one) knows more about how to sell a house than you'll ever know.

The absurd extreme, of course, comes in our politics. It's always amazing how many people choose our leaders based on whether he or she is "a regular guy" or "somebody I can relate to" or because "she's just like me."

Good grief! I am an ignoramus about most things, most of the time. I don't want somebody "just like me" to be my surgeon, my airline pilot or even my plumber, let alone the president. I want people who know more than I do.

You know. The "elites." "  If you would like to read the entire column, visit Mr. Troxler's site and see other columns too.

For information on real estate sales in the Tampa Bay area, click on the house to get to Sun Bay Associates FREE home search.

From here you can build your own custom real estate sales search for any area of neighborhood in the Tampa Bay area, including Palm Harbor.

Happy House Hunting!!

Westlake Village , Palm Harbor - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's 30 day real estate market update is for Westlake Village, Palm Harbor.  This is a charming neighborhood, with tree lined streets and park like setting, close to the Pinellas bike trail and of course near to many of Florida's best beaches, including Honeymoon Island and Caladesi Island state parks, just a short drive away.  Or even a pleasant bike ride for the more adventurous of us.

For the last 30 days, there are 7 houses listed for sale, with list prices ranging from $185,000 to $298,000 and the average list price is $256,486.  The days on market range from 15 to 168 and the average days on market is 98.  Of the seven houses actively for sale in Westlake Village, only one is a distressed property, a short sale and is termed a fixer upper.  This is a great opportunity for an investor to buy in Westlake Village, Palm Harbor and with a little elbow grease, and yes, some cash, renovate this house, with over 2,000 square feet and get in to this very nice neighborhood.

For this 30 day period, there are currently 5 houses under contract.  All five of them are distressed property, four are short sales and one is a bank owned house.  The list prices for these houses range from $169,900 to $225,000 with the average list price for these houses under contract being $199,950 and the days on market range is from 0 to 215, with the average days on market at 79. 

One house sold in this 30 day period, listed for $239,000 and sold for $237,500 after 118 days on market.  This is a beautiful home on .4 acres, a totally remodeled kitchen with custom cabinets and granite countertops, a true showplace home.  This home was NOT a distressed property.

As you can see, the average list price for the 7 houses still for sale, on average with 98 days on market, is just over $256,000.  The average price for the 5 houses under contract, on average with 79 days on market, is $199,950.  This is more than a $50,000 difference between what people want to get for their homes and what the current market demand is saying homes in the community are worth.  Granted, the houses under contract are distressed property, however, not the owners are still living in three of them and maintaining them.  This is a fact of life in real estate at the present, and owners need to take the number of distressed property in their areas into consideratioin when putting a price on their home.

Competing against a distressed property, especially a bank owned house, can be disheartening for a homeowner.  A key point to remember is that even though a bank owned house may sell for 75% below market value, it may cost more to renovate it and make the house comfortable to live in than buying the "normal" house just up the block that is listed for more money, yet has far fewer issues for an owner to repair before moving in.

For information on the real estate sales in a specific neighborhood, visit Sun Bay Associates' Market Snapshot for real time data on real estate sales.

To learn more about the greater Tampa Bay real estate sales market, visit Sun Bay Associates' FREE home search and create your own unique real estate search.

If you know someone who may be behind on their mortgage and need somewhere to start finding answers, have them visit Sun Bay Associates' Distressed Property site for free reports and concise explanations for short sales, foreclosures, deed in lieu of foreclosure and much more.  Just click on the logo below.

Investor Alert, Dunedin Isles 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Investor Alert!! Here is today's 30 day real estate update for Dunedin Isles, Dunedin, FL.  There are a good number of opportunities for investors to capitalize on in today's real estate sales market with quality houses in the highly desirable Dunedin area.

For the latest 30 day period, there are 25 properties listed for sale in Dunedin Isles.  Of these, 2 are bank owned, or REO distressed property.  There are six distressed property short sales.  With the pressure on sales from distressed property, the list prices of houses that are not distressed are being held down by the distressed property listings.  This is an interesting scenario in this area for the investor to purchase potentially excellent investment properties.

The average list price of the listed houses is $400,272, with three houses at or above $1,000,000 and none of the three are distressed.  The prices drop from there to the next lowest list price of $499,999 and $450,000 then down to $257,000.  The list price range is from $3,995,000 to $52,500.  The average list price for the 25 houses for sale is $400,272.  The range for days on market is from 22 to 482, and the average days on market is 153.

There are 6 houses under contract in Dunedin Isles for this 30 day period.  Of these 6, 5 are distressed property.  One is an REO, or bank owned property.  The other 4 distressed properties are short sales.  The list price range for these under contract houses is $69,040 to $375,000 and the range for days on market is 9 to 60.

For this 30 day period, the real estate sales reflected only one closed transaction.

322 Rowena Ln., Dunedin, listed for $99,000 and sold for $92,250 after only 21 days on market.  This is a 1,104 square foot house with 3 bedrooms and a one car garage.

For sellers interested in information on distressed property, visit Sun Bay Associates' distressed property site for information on short sales, foreclosures, deed in lieu and other distressed property issues.  All this information is free with no obligation.

To get information on a specific neighborhood, visit Sun Bay Associates' Market Snapshot and get real time real estate sales information on the neighborhood of your choice.

To get information on real estate sales in the greater Tampa Bay area, visit Sun Bay Associates' FREE home search and create your own unique real estate search for the perfecthome or investment vehicle.

Happy House Hunting!!

Cobbs Landing, Palm Harbor - a 30 Day Real Estate Update and Investor Alert

by Doug & Gwen Campbell at Sun Bay Associates

Today's 30 day real estate sales update is for Cobbs Landing, Palm Harbor.  This is a community that the prudent investor might want to look at.  Currently there are 17 properties listed for sale in Cobbs Landing, seven of these are distressed property.  Three of the distressed property listings are bank owned, or REO and four of the distressed property listings are short sales.  The REO or bank owned property very often sell for below market prices, sometimes as little as 75% of the actual market value.  Two of the REO properties are condos and one is a single family home that is nearly 3,500 square feet, with a pool and 2 car garage, listed for less than $300,000.  This is truly a house an investor should consider, since it is listed for $35 a square foot less than what the latest sold houses went for in Cobbs Landing, in Palm Harbor. 

The average list price for condos at Bentley at Cobbs Landing is $115,500 and the average days on market is 83.  The average list price for the single family homes in Cobbs Landing, including the Groves, Estates at Cobbs Landing, Pinnacle an Sanctuary, is $383,185 and the average days on market is 218.

For this 30 day period, there are 8 properties under contract, and four of these are distressed property short sales.  The average list price for the two condos is $84,888.  One, listed for $89 per square foot had 388 days on market.  The second condo, listed for $59 per square foot had only 34 days on market.

Six single family homes went under contract in Cobbs Landing, Palm Harbor in the last 30 days, with an average list price per square foot of $115.50 and an average days on market of 100.

Two houses sold in the last 30 days in Cobbs Landing.  Neither one was a distressed property.

2995 Windridge Dr., listed for $299,000 and sold for $280,000 after only 68 days on market.  This is a 2,480 square foot home, with a pool, 2 car garage and 4 bedrooms.

3499 Woodridge Parkway listed for $375,000 and sold for $362,500 with zero days on market.  This is a 2,773 square foot home, with a pool and 5 bedrooms.

For information on a specific neighborhood, such as Bentley at Cobbs Landing, visit Sun Bay Associates' Market Snapshot and get real time data on real estate sales in the neighborhood of your choice.  For information on real estates sales in the greater Tampa Bay area, visit Sun Bay Associates' FREE home search, create your own unique search and find the perfect home.

If you are looking for information on distressed property, especially if you know someone who is behind on the mortgage and needs to gather information, visit Sun Bay Associates' distressed property site and get free reports that will help explain the difference between short sales, foreclosure, bank owned and REO property, deed in lieu of foreclosure and more.

Pointe Alexis, Tarpon Springs - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's 30 day real estate update is for Pointe Alexis South, Tarpon Springs.  Pointe Alexis is a community with a blend of single family homes and villas.  There is a heated community and spa, tennis courts, large clubhouse and a fitness center.  The beautiful beaches of Pinellas County are nearby, especially Howard Park with its sandy beach, grills, and stunning views of the Gulf of Mexico.

For the latest 30 day period, there are 8 houses being actively listed for sale, with one new listing in the last 30 days.  The prices range from $125,000 to $300,000 and the days on market range from 6 to 367.  The average price for the listed homes is $210,338 and the average days on market is 168.

Of these 8 houses, three are distressed property, short sales.   One, the least expensive is a single family home for $125,000 and it is an estate sale.  It has 56 days on market and is not a distressed property.

There are currently 5 homes under contract.  Of these 5, three are distressed property, two short sales and one is bank owned.  The bank owned house is a single family home, 1,462 square feet with a 2 car garage, is listed for $92,90 and has 132 days on market.

One house has sold in the last 30 days in Pointe Alexis, Tarpon Springs.  It is at;

988 Spinnaker Ct., Tarpon Springs, was listed for $149,995 and sold for $141,000 after 125 days on market.  It has 1,462 square feet, 3 bedrooms and 2 baths with a 2 car garage.

For information on a specific neighborhood, visit Sun Bay Associates' Market Snapshot and get real time real estate sales info for that area.

Should you want more general info on real estate sales activity in the greater Tampa Bay area, click on the dolphins and design your own unique real estate sales search for Tampa Bay homes.

For information on distressed property, including short sales and bank owned property, and the differences between doing a short sale or going to foreclosure, visit Sun Bay Associates' distressed property site for free reports.

Happy House Hunting!!

Crescent Oaks, Tarpon Springs - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's 30 day real estate update is for the golf course community of Crescent Oaks, Tarpon Springs.  This golf course was closed recently, however, it has ben reported in the St. Petersburg Times that the course will be re-opening soon as a semi-private golf course.

For the last 30 day reporting period, there are 26 homes listed for sale in Crescent Oaks.  None are reported as distressed property.  Nine of these homes are villas, the rest are single family homes.  The prices range from $210,000 to $989,950 and the days on market range from 4 to 615.  The average list price is $395,502 and the average days on market is 154.

In the last 30 days, there have been 3 new listings come on the market.  All three are single family homes, with the list prices being $289,000, $450,000 and $699,900.

There are three houses under contract for this past month.  Of these, two are distressed property, short sales.  One is a 3,341 square foot home listed for $399,900 and had only 2 days on market.  The other is a 2,839 square foot home listed for $265,000 with only 43 days on market.

Two homes sold in the last 30 days in Crescent Oaks.  One was not a distressed property.  It is a villa, listed for $225,000 and sold for $215,000 after 573 days on market.  The other was a distessed property, bank owned.  It listed for $339,000 and sold for $320,000 after only 9 days on market.  This is a 3,571 square foot single family home, with 5 bedrooms and a 2 car garage.

For information on specific neighborhoods, visit Sun Bay Associates' Market Snapshot for real time data on the neighborhood you want to research.  If you would like to perform a search for real estate in the greater Tampa Bay area, visit Sun Bay Associates' FREE home search and design your unique real estate search.

For information on distressed property, whether short sales or bank owned, or for information on how to approach resolution of issues from falling behind on your mortgage, visit Sun Bay Associates' distressed property site for free reports.

Happy House Hunting!!

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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