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Highland Lakes, Palm Harbor - a 55+ Community Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Highland Lakes, Palm Harbor is a very active 55+ community with access to Lake Tarpon, 3 golf courses, lots of activities including tennis, shuffleboard, organized trips, and much more. 

For specific information on Highland Lakes, or any other neighborhood you would like to learn more about, visit Sun Bay Associates Market Snapshot and learn what is for sale and how much, what has sold and for how much, and what places and things or interest are nearby that make that a desirable neighborhood.

In Highland Lakes, there are currently 65 single family and villa homes listed for sale.  Of these listed homes, there are three foreclosures in Highland Lakes and 3 short sales.  The foreclosed houses are listed for $99,900, $104,000, and $107,900.  These prices have been established by the lender that foreclosed on each home and represents the best opportunity for an investor to get into Highland Lakes as a reduced price.  The three Highland Lakes short sales are priced at $120,000 $134,900 and $$139,900.  The average list price for houses and villas for sale in Highland Lakes is $139,582.

Twelve homes in Highland Lakes, Palm Harbor are under contract.  Nine are villas and three are single family homes.  The average list price for homes that are under contract is $113,023.

Seven homes in Highland Lakes have sold in the last 30 days.  Four are villas and three are single family houses.  The average list price for the sold homes was $113,400 and the average sold price was $104,329.  For those who follow these real estate updates, there is a very clear trend, not at all unlike what the local real estate boards are reporting.  The average list prices for homes actively being sold is always higher than the average sold prices for homes that actually sell.  This is a factor of the real estate market setting the price.  With prices still near 1999 levels, and interest rates still hovering at historic lows, this is the best time to buy.

For specific information on the greater Tampa Bay real estate market, visit Sun Bay Associates FREE home search and create your specific real estate search, for size, price, location, number of bedrooms or size of garage.

Happy House Hunting!!

Royal Stewart Arms, Dunedin Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Royal Stewart Arms, Dunedin is a wonderful 55+ condo community that is on the Dunedin Causeway, just before the entrance to Honeymoon Island.  Honeymoon Island is constantly listed as one of the best beaches in the US.  The Florida lifestyle is there for anyone who wants to live in a very active 55+ community.

For detailed real estate information on this or any other neighborhood, visit Sun Bay Associates Market Snapshot for real time real estate info on what is for sale, what is selling and what the actual prices are.

For the last 30 day period, the Dunedin real estate activity for Royal Stewart Arms is showing 23 condos listed for sale, 4 under contract and 2 condos sold.

Of the 23 condos listed for sale, the price ranges from $109,900 to $219,000 with an average list price of $162,696.  The days on market range from 17 for a listing at $109,900 to 532 days on market for a listing priced at $219,000.

Of the 4 condos under contract, one listed for $124,950 with only 6 days on market is 1,181 square feet with 2 bedrooms and 2 baths.  Another, also 1,181 square feet is listed for $209,900 with 104 days on market.  The average for the other two condos are 995 square feet and average list price of $154,900.

For the two units that did sell in the last 30 days, one is 802 square feet with one bedroom and a list price of $119,900 and a sold price of $110,000.  The other unit was priced at $199,900 and sold for $1745,000 after 202 days on market.  This is a 1,181 square feet unit with 2 bedrooms and 2 baths.  The average selling price per square foot in Royal Stewart Arms is $143.  Compare that to the average list price per square foot of $167 for condos that are still for sale.

For information on the real estate market in the greater Tampa Bay area, visit Sun Bay Associates FREE home search and create your own, unique real estate search for any city, town, neighborhood, style or any other parameter you choose.

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?

Cypress Run, Tarpon Springs real estate update

by Doug & Gwen Campbell at Sun Bay Associates

This 30 day update for Cypress Run, Tarpon Springs real estate shows that in this highly desirable golf course community that seven homes are currently listed for sale.  The list prices range from $370,000 to $799,000 and the list price per square foot ranges from $100 to $160.  The days on market range from 3 to 567, with the highest list price, highest list price per square foot and highest number of days on market all being the same house.

Of these homes for sale, there are two Tarpon Springs short sales.  One of the short sales is over 3,700 square feet, with 3 bedrooms and 3 baths, a pool, and 113 days on market.  The other short sale is over 4,100 square feet, with 5 bedrooms, 4 and a half baths, a pool, and 174 days on market.  This house has a 4 car garage.

For the finest executive life style, and access to an excellent golf course, take a long look at Cypress Run.  The location is wonderful, near the world famous Tarpon Springs Sponge Docks, Tampa International Airport, shopping, restaurants and of course the incredible beaches of Florida.

If you would like to develop a Tampa Bay area real estate search, click on Sun Bay Associates FREE home search.  Then create the search that exactly matches the real estate you want.  No cost, no obligation.

In the last 30 days, no houses have sold in Cypress Run.

For specific information on houses in Waterford Crossing, or any other specific neighborhood in the the Tampa Bay area, visit Sun Bay Associates Market Snapshot for real time real estate information, including what is for sale, what has sold and for how much, and nearby amenities such as educational, shopping, dining and much more.

Happy House Hunting!!

Waterford Crossing, Palm Harbor real estate update

by Doug & Gwen Campbell at Sun Bay Associates

This 30 day update for Waterford Crossing, Palm Harbor real estate shows that in this highly desirable neighborhood that only two homes are currently listed for sale and one home is under contract.

If you would like to develop a Tampa Bay area real estate search, click on Sun Bay Associates FREE home search.  Then create the search that exactly matches the real estate you want.  No cost, no obligation.

The two homes for sale are on Jarvis Circle and McNair Drive respectively.  Both are 4 bedroom homes, with the Jarvis Circle house having over 1,900 square feet and the McNair house having over 2,600 square feet.  Both are pool homes and the average list price per square foot is $122.

The house under contract is a Palm Harbor short sale.  It is on Resnik Circle and is listed for $249,900 with 2,062 square feet and a list price per square foot of $121.  It was on the market for 179 days.

For specific information on houses in Waterford Crossing, or any other specific neighborhood in the the Tampa Bay area, visit Sun Bay Associates Market Snapshot for real time real estate information, including what is for sale, what has sold and for how much, and nearby amenities such as educational, shopping, dining and much more.

Happy House Hunting!!

Westlake Village, Palm Harbor Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today is our Westlake Village, Palm Harbor real estate update.  The Westlake Village real estate market was very busy in the last 30 days, with seven new lisitngs and one house sold.  Of all the active listings in Westlake Village, 4 are short sales.  Three of the new listings in Westlake Village are short sales, and have been on the market for 25, 20, 6 and 5 days.  All are pool homes, have 2 car garages, and are 1800 square feet or more.  For additional information on this or any other specific neighborhood, visit Sun Bay Associates Market Snap Shot for real time Palm Harbor real estate information.

For houses under contract, here is more information on Westlake Village real estate.  There are 5 houses under contract in Westlake Village, all are distressed properties, with one a bank owned house and four short sales.  The bank owned house is listed for $165,000, is a 2 car garage, pool home with 3 bedrooms and had only 60 days on market before going under contract.  The other four Westlake Village short sales range in list price from $168,000 to $208,240. The average list price per square foot is just under $87.

The house that sold on 20 Woodcutter Lane was listed for $225,000$ and sold for $204,000 with 51 days on market.  This Westlake Village short sale is a pool home with 4 bedrooms and 2 car garage.  The sold list price per square foot for this home was $94.

The Palm Harbor real estate market is buzzing now that prices may have hit bottom or are very close to it and interest rates have started to rise.  To follow Palm Harbor real estate activity, click on Sun Bay Associates FREE home search  to design your own unique real estate search for real time information on the Palm Harbor real estate market or any other market in the greater Tampa Bay area.

Happy House Hunting!!

Dunedin Isles, Dunedin, FL - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Dunedin Isles in Dunedin, FL is a blend of affordable homes with some spectacular waterfront homes in the mix as well.  The benefits of being in Dunedin are available to all, including the marina, the downtown area, the Pinellas Trail, the waterfront parks and much more.

For specific information on houses in this neighborhood, or any other neighborhood you would like to learn more about, visit Sun Bay Associates Market Snapshot to get the latest real estate prices, what is selling, what amenities are nearby, and more.

For the last 30 days, there are 20 houses listed for sale in Dunedin Isles.  Of these, 4 are distressed properties, two are bank owned or foreclosed properties and two are Dunedin Isles short sales.  The two foreclosures are the lowest priced listings in Dunedin Isles, one for $52,500 and the other for $69,900.  Three houses have been listed in Dunedin Isles in the last 30 days, none of which are short sales.  The list price per square foot ranges from $69 to $701 and the average list price per square foot is $181 for the houses listed for sale.

For this 30 day period, there are 7 houses under contract in Dunedin Isles.  Of these, one is a foreclosure and there are 4 short sales.  Of the 5 distressed properties in Dunedin Isles, only one is priced above $100,000 and it is listed for $109,900 with 60 days on market.  The one foreclosed house is listed for $94,900 and went under contract after only 60 days on market.  The list price per square foot for the houses under contract ranges from $48 to $208 and the average list price per square foot is about $105.

Two homes in Dunedin Isles sold in the last 30 days.  1385 Davis Rd., listed for $45,000 and sold for $41,000 after 263 days on market.  The other, 644 Melissa Rd., listed for $55,000 and sold for $45,000 after only 23 days on market.  The average price per square foot for these two sold houses is $36.

For information on houses avaliable in the greater Tampa Bay area, visit Sun Bay Associates FREE home search and create your own unique real estate search.

Happy House Hunting!!

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

by Doug & Gwen Campbell at Sun Bay Associates

Cobbs Landing in Palm Harbor, FL is a wonderful community of upscale homes and condos with many amenities.  Located in Palm Harbor, in north Pinellas County, Cobbs Landing is convenient to shopping, excellent restaurants and the Tampa International Airport is only about 30 minutes away.

Click on Sun Bay Associates Free Home Search to create your own personalized search for real estate in the Palm Harbor area, or anywhere else in the greater Tampa Bay area.

In this 30 day period, there are 12 single family homes and 10 condos listed for sale in Cobbs Landing.  Of the 12 single family homes in this Palm Harbor community are 4 distressed properties, one is a bank owned home and three are short sales.  The bank owned house is listed for $279,900 with 346 days on market and a pice per square foot of $82.  Compare that to the list price range of $229,900 to $599,900 and the days on market range of 2 to 469.  The average list price for single family homes in Cobbs Landing is $354,675, the average days on market is 146 and the average list price per square foot is $124.

There are 4 homes in Cobbs Landing that are under contract.  Of these, two are short sales.  The list prices for the two Cobbs Landing short sales are both $189,900.  The days on market for these two Cobbs Landing short sales are 169 and 153.

One house in Cobbs Landing in Palm Harbor sold in the last 30 days.  It is at 3475 Woodridge Parkway, is a pool home, has 3,446 square feet, 5 bedrooms and 3 baths and listed for $435,000 then sold for $415,000 after only 23 days on market.  The price per square foot was $120.

The condo market in Cobbs Landing is also active.  There are 10 condos for sale in Cobbs Landing, all at the Bentley at Cobbs Landing.  The list prices range from $78,900 to $179,900, the days on market range from 45 to 175 and the average list price is $108,950 with an average of 114 days on market.

If you would like to focus in on a specific neighborhood for real estate activity, click on Sun Bay Associates Market Snapshot to identify a particular neighborhood that interests you, whether it is your own or an area you would like to consider moving into.

There is one condo under contract in the Bentley at Cobbs Landing.  It is listed at $99,877, has 388 days on market and is a short sale.

One condo has sold in the last 30 days.  It is in the Bentley at Cobbs Landing and was a short sale.  It was listed for $69,900, sold for $62,000 after only 34 days on market and sold for $53 per square foot.  It is located at 3305 Haviland Ct., #202.

If you would like to get additional information on things such as school systems or local attractions, visit Sun Bay Associates recommended links to learn about areas that might interest you.

Happy House Hunting!!  

 

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

by Doug & Gwen Campbell at Sun Bay Associates

Pointe Alexis South in Tarpon Springs is a community with a blend of single family homes and charming villas.  Pointe Alexis South has a clubhouse, fitness center, community pool and spa, tennis courts, and lots of other activities including woodworking and other crafts.

 

For this latest 30 day reporting period, there are 8 properties in Pointe Alexis South listed for sale, with an average days on market of 182, and an average list price per square foot of $124.  Three of the listings in this Tarpon Springs community are distressed property, short sales.  The largest is a single family home listed for $269,900 with 1,967 square feet, a 5 car garage, 3 bedrooms and water front.  It has 28 days on market and a list price per square foot of $137.  Another large house, 1,966 square feet with 3 bedrooms and 2 1/2 baths is listed for $259,900, has 400 days on market with a list price per square foot of $132.

There are 4 homes under contract in Pointe Alexis South, Tarpon Springs, and two of these are short sales.  All have 2 car garages and are single family homes.  The list prices range from $100,000 to $200,000, the days on market ranges from 78 to 798 with an average of 317 days on market.

For this 30 day reporting period, two homes sold.  One was a distressed property, bank owned single family home that was listed for $92,900 and sold for $87,100.  The list price per square foot was $64 and the sold price per square foot was $60.

The other sold home is a single family home with 2,185 square feet, was listed for $285,000 and sold for $245,000.  The average days on market for these two sold homes in Tarpon Springs was 117.

For additional information on real estate activity in this or any other neighborhood, visit Sun Bay Associates Market Snapshot page, enter in the specific neighborhood and get the most up to date information possible on pricing, what is selling, and other valuable community information.

Happy House Hunting!!

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

by Doug & Gwen Campbell at Sun Bay Associates

Crescent Oaks in Tarpon Springs is a gated golf course community that offers executive style single family homes and larger villas, some over 2,000 square feet.  Get the feel of luxury of life in a golfing community and still be near to beaches and some of the finest public parks in Florida.

For the last 30 days, the real estate sales activity in Crescent Oaks has been lively.  There are currently 19 single family homes for sale and 10 villas being actively listed for sale.  The list prices for the single family homes in Crescent Oaks range from $275,000 to $989,950 with an average list price of $444,500.  The days on market range from 1 to 644, with an average of 163 days on market.  Perhaps not coincidentally, the highest priced house also has the highest days on market.  The list price per square foot ranges from $100 to $180 with the average list price per square foot being $138.  Only one of the 19 houses listed for sale is a short sale, and it is listed for $299,000 and has 163 days on market.  Three homes have come on the market in Crescent Oaks in the last 30 days, with list prices of $349,900, $449,721, and $499,999.  If you would like to follow the real estate activity in Crescent Oaks in real time, click on the icon below and name your neighborhood.  Sun Bay Associates Market Snap Shot will give you up to date information on what is for sale, as well as what has sold and the actual prices.  Try it for your specific neighborhood, you will  find it a very useful tool.  It can help you, or someone you know, to get good information on real estate in the area and it is current.

There is one house currently under contract in Crescent Oaks.  It is a distressed sale, a short sale.  It is 315 Tall Oak Trail, Tarpon Springs and is a pool home with 3,341 square feet.  This home listed for $399,900 and was on the market for only 2 days before going under contract. 

One house sold in Crescent Oaks in the last 30 days.  3199 Sterling St, is a pool home that listed for $399,900 and sold for $360,000 after only 52 days on market.  The sale price per square foot was $112.  This was not a short sale!

There are 10 villas listed for sale in Crescent Oaks, ranging in price from $199,500 to $339,900 with an average price of $276,220.  The days on market range from 18 to 360 with an average of 134 days on market.

No villas sold in the last 30 days.

For information on real estate sales activity in the greater Tampa Bay area, visit Sun Bay Associates FREE home search and create your own unique search of homes anywhere in the Tampa Bay area.  Of course, you are welcome to call your favorite professional realtor to have her do all the work after you state your preferences.

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
Palm Harbor FL 34684
Doug's Cell 727-741-4189
Gwen's Cell 727-741-7260
Fax: 888-447-7908