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Oldsmar Real Estate Update

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The Oldsmar real estate market is showing signs of recovery.  This Oldsmar real estate update will hit the highlights of the last 30 days of real estate activity for single family homes in Oldsmar.

There are at the moment, 75 single family homes for sale in Oldsmar, ranging in list price from a house at $84,900 that has 284 days on market to a high list price of $1,199,900 for a house that has 318 days on market.  The average list price for a single family home in Oldsmar is $388,842 and an average days on market of 160.

There are currently 60 houses under contract in Oldsmar.  And in the last 30 days, the Oldsmar real estate market has seen 20 houses sell.  The average sold price was $242,680 with an average of 78 days on market.

In the previous 30 days, there were 75 houses for sale and 22 houses sold.  This is a good indication that the Oldsmar real estate market has stabilized and at the least, prices are no longer plummeting.  

Check out the latest listings for Oldsmar real estate, just to satisfy yourself about what is now available.

 

Crescent Oaks Country Club

by Doug & Gwen Campbell at Sun Bay Associates

Here is another in our occasional series of 60 day updates for various neighborhoods real estate activity.  In the past 60 days in Crescent Oaks Country Club, there have been 5 houses sold.  The average sold price for these houses in Crescent Oaks Country Club was $353,700.  The average square footage was 3,432, and all were pool homes.  The average sold price per square foot was $104.

The average days on market was 269.  Days on market is how long it takes from the time a house is listed until it goes under contract.  The shorter the days on market, the more accepting the market place is to the listed price.

In Crescent Oaks Country Club, of the five sold houses, one was on the market for only 35 days.  At the other end of the spectrum was a home that sold for $345,000 and had 623 days on market.

There are currently 12 houses with active listings in Crescent Oaks Country Club.  The prices range from a high of $873,233 for a 5,783 square foot pool home, to a low of $199,500 for a 3 bedroom villa.  The villa only has 5 days on market.  The higher priced home has 951 days on market.

If you would like to follow listings in Crescent Oaks Country Club, visit Sun Bay Associates search site, enter the name of whichever subdivision you want to search, and get the info you want.

The very best news is that the Crescent Oaks Country Club has re-opened the golf course.  So take a look at the opportunity to own a home in a golfing community, with a newly opened and excellent golf course.

 

Royal Stewart Arms Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

This Royal Stewart Arms real estate update covers the last 60 days.  This is a very active 55+ community at the entrance to Honeymoon Island state park in Dunedin, FL.  There are several 55+ communities in Dunedin, however, this is the one on a beautiful island in the intracoastal waterway in the Gulf of Mexico.

Today there are 10 condos for sale in this 55+ community in the Dunedin real estate market.  Two of these are one bedroom condos and have 302 and 184 days on market.  This simply means that they have been listed for sale for that many days.  The prices for the 10 condos listed for sale range from $89,000 (with 316 days on market) to $209,000 with 240 days on market.  The longer a property is on the market, whether it is in Royal Stewart Arms or anywhere else, is a very good indicator in today's market that the price is too high for the buying market.

There are 2 condos under contract in Royal Stewart Arms.  Both have covered parking.  Of course all condos have ready access to Honeymoon Island state park as well as the amenities of Royal Stewart Arms, including the fishing pier, fitness center, tennis courts and more.

And in the last 60 days, 6 properties have sold in Royal Stewart Arms.  The average sale price per square foot for the three 2 bedroom/2 bath condos that sold is $109.  The sold prices for these condos were $155,000, $120,000 and $110,000.  There were three other condos that sold in Royal Stewart Arms, and these other three are one bedroom units.  The sold prices for the three one bedroom condos were $118,000, $100,000 and $92,000.

For more information on Royal Stewart Arms or other areas in Dunedin or elsewhere in the greater Tampa Bay area, visit our Sun Bay Associates web site and click on the search listings tab.

Happy House Hunting!

Palm Harbor Real Estate Update for Autumn Woods and Country Woods

by Doug & Gwen Campbell at Sun Bay Associates

It's time for another 60 day Palm Harbor real estate update.  Today we'll take a look at Autumn Woods Palm Harbor and Country Woods Palm Harbor.  Both of these communities are executive level neighborhoods with mature landscaping, sidewalks and in locations with access to the best schools, including Palm Harbor University High School.

For the past 60 days in Country Woods Palm Harbor there are two houses listed for sale.  One home on Beagle Path Way is listed for $329,900 and has 128 days on market at this price.  It is a beautiful home with a great layout for entertaining.  The other home in Country Woods Palm Harbor is on Turtle Terrace, is listed for $409,000 and has 364 days on market.  It too is a wonderful executive home and has a pool.

For the past 60 days in Autumn Woods Palm Harbor there are three houses listed for sale, one under contract and one sold.  All three listings for sale have pools.  One, priced at $799,500 has a 3 car garage, 4 bedrooms and 5,327 square feet of living space.  This house has 237 days on market.  Another listing at $389,900 is a 4 bedroom pool home with 2,850 square feet of living space and has 107 days on market.  The third listing in Autumn Woods Palm Harbor is listed for $330,420, has 2,292 square feet of living space and has only 56 days on market.

The one house under contract in Autumn Woods Palm Harbor is listed for $487,000, has a pool, 3 car gargae and 4,152 square feet of living space.  This house had a total of 712 days on market.

Finally, the one house that sold in the last 60 days in Autumn Woods is a pool home, with 2 car garage, 4 bedrooms and 4 baths, and has 4,120 square feet of living space.  This house had only 54 days on market.

So that's all for the last 60 days in Autumn Woods and Country Woods Palm Harbor real estate.  For additional information on these areas, visit our website, www.SunBayAssociates.com and click on our listings tab.  From there, you can search numerous communities and find the perfect home for you!

Happy House Hunting!!

To Stage or Not to Stage - It's a No Brainer

by Doug & Gwen Campbell at Sun Bay Associates

In today's real estate market, every advantage counts.  When selling your home, the most important factor is, of course, price.  If a house is priced above the market value, even by just a few thousand dollars, it is very possible that the best buyer for that house will not even look at it because there are so many properties available in so many price ranges.  One of the very best seller advanatages you can use, and it is not very costly, is to have your house staged by a professional stager. 

As an example, in Clearwater, FL in Pinellas County, in the $200,000 to $25,000 price range there are 86 houses for sale.  According to the statistics published by the Pinellas Realtor Organization, in this price range county wide the absorption rate is 7.5%.  This means that for Clearwater, of the 86 houses for sale, 7 will sell in the next 30 days.  If you assume that the house is priced right, one of the next best advantages is to have the house staged by a professional stager.  Some interesting statistics, from houses in the greater Tampa Bay area, show that of 9 properties that recently sold, the average days on market was 150.  Of these, 6 were not staged for over 100 or more days.  Three were listed and staged at the outset.  The three that were staged from the beginning sold in 29, 3 and 28 days.  All told, the 9 houses averaged 150+ days on market, however the time to contract after each was staged by a professional stager was 20 days on market.  Even one house that had been on the market for 9 months went under contract in 21 days after being staged.

The bottom line is price your house right for the market and then to have an almost unfair advantage, have it staged by a professional stager.

Baywood Village, Palm Harbor - a Waterfront Community

by Doug & Gwen Campbell at Sun Bay Associates

Baywood Village, Palm Harbor is a waterfront community with direct access to the Gulf of Mexico.  This is a very water activity focused community, with a boating club, weekend events on Three Rooker Bar, just off the coast and easy access for the neighborhood boaters, and is convenient to the Pinellas Trail, Tarpon Springs and so much more.

In the last 60 days, the real estate activity in Baywood Village, Palm Harbor has seen on home sell for $89,000.  This was a Baywood Village foreclosure with rights to the Baywood Village 5 boat ramp.  Three other homes are under contract.  The average days on market for the houses under contract is 307.  The Baywood Village foreclosure had only 82 days on market, because it was priced so competitively.

This is the canal view for one of the homes in Baywood Village that is currently under contract.

There are 4 houses listed as active in Baywood Village.  The list prices range from $799,000 with 987 days on market to $289,000 with 113 days on market.  The average active listing in Baywood Village, Palm Harbor is 2,095 square feet, has 3 bedrooms and 3 baths, is listed for $220 per square foot and has over 600 days on market.  This indicates that the active listings are priced above the market.  The average price for the houses under contract in Baywood Village is $266,600 with an average of 307 days on market.  This indicates the list prices are still above market price, however the final price will not be known until the houses actually close.

So, if you are looking for a waterfront house, with access to the Gulf of Mexico and convenient to excellent water-related activities, good restaurants and the Pinellas Trail, Baywood Village is a place to look.  Realistic offers tend to make sellers become realistic.  So make an offer on the house of your dreams and live on the water in Florida.

Autumn Woods and Indian Trails, Palm Harbor Real Estate

by Doug & Gwen Campbell at Sun Bay Associates

We've skipped a little time with our Palm Harbor real estate updates, however we are back.  Today we'll go over Autumn Woods and Indian Trails, Palm Harbor.  In the last 30 days, there has been one houe sold: in Indian Trails, Palm Harbor.  It was bank owned real estate and had 198 days on market.  It sold for $180,000.  It is a 2,082 square foot house, 3 bedrooms and 2 baths, with a pool.

Currently, there are three houses in Indian Trails that are under contract and three houses in Autumn Woods that are under contract.  Of these, three houses are short sale real estate, all three in Indian Trails.  The houses are listed for $255,000 for a 2,796 square foot, 4 bedroom pool home with 140 days on market; $215,000 for a 2,599 square foot, 4 bedroom pool home with 724 days on market; and $199,900 for a 4 bedroom, 3 bath non-pool home.  This house went under contract after only 38 days on market.

One of the homes under contract is bank owned real estate and is in Autumn Woods, Palm Harbor.  It is a 3,213 square foot home, 4 bedrooms with a pool and is listed for $199,900.  This house had 123 days on market.

There are now five houses actively for sale in Autumn Woods and Indian Trails, Palm Harbor.  One is short sale real estate.  This one has 967 days on market and is priced at $245,000 in Indian Trails.  One home in Autumn Woods, Palm Harbor is listed for $845,000, is a 4 bedroom, 3 1/2 bath pool home with a 3 car garage and has 160 days on market.For more information on Palm Harbor real estate, visit our house 

to find Palm Harbor real estate, or anywhere else in the greater Tampa Bay area.

Happy House Hunting!!

Royal Stewart Arms, Dunedin, FL

by Doug & Gwen Campbell at Sun Bay Associates

Royal Stewart Arms, Dunedin, FL is a 55+ condo community with spectacular views of the Gulf of Mexico and the intracoastal waterway.  This community has it all, including tennis courts, shuffleboard, fishing pier and an active community association.  Royal Stewart Arms, Dunedin, FL is on the Dunedin Causeway and is the last development before entering Honeymoon Island state part.  

Today's 30 day real estate update for Royal Stewart Arms will cover the latest real estate listing and sales activity for this 55+ condo community.

Currently, there are 21 active listings in Royal Stewart Arms.  Of these 21 listings, 7 are one bedroom one bath condo units.  The other 14 listings are 2 bedroom units.  All together, the average days on market for all 21 condos is 201 days on market.  For the one bedroom units, the average days on market is 177 days on market.  Five of these listings have more than 120 days on market, which is a sure indicator that the price is higher than the market is willing to pay.  

The average price for all the condos in Royal Stewart Arms, Dunedin is $148,643 and coupled with the average of 201 days on market certainly indicates the market is rejecting these list prices.

There are only 3 condos under contract, 2 listed at $129,900 - both of which are 2 bedroom 2 bath units.  The other unit under contract is listed for just under $175,000 and has been updated, with stainless steel appliances, granite countertops, newer A/C and water heater, and much more.

There was no sale in Royal Stewart Arms in the last 30 days.  If you are looking for a great location for a very competitive price, Royal Stewart Arms is definitely worth a look.  It is not a landlease complex.  Pets are not allowed.  What is allowed is the Florida lifestyle of a 55+ condo community, including the beaches, easy access to Honeymoon Island, fishing, and the benefits of being so close to charming downtown Dunedin.  

Indian Trails, Palm Harbor a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today we are looking at the 30 day real estate update for the Indian Trails, Palm Harbor real estate market.  Indian Trails, Palm Harbor is a deed restricted community that has tree lined sidewalks, wonderfully landscaped homes with large yards, is very close to the Pinellas bike trail and of course the wonderful Clearwater beaches and the Sponge Docks of Tarpon Springs.  For specific community information, visit the Sun Bay Associates links page for school, community activity, tax info and much more.

Here is the latest information on the Palm Harbor real estate market in Indian Trails, Palm Harbor.  There are 6 homes listed for sale.  Two of these have been listed in the last 30 days.  One, a 2,796 square foot pool home with 4 bedrooms on Treetop Drive has only 16 days on market.  This is a Palm Harbor short sale.  The other new listing is a 3,018 square foot pool home with a 3 car garage, 4 bedrooms and 4 baths, has only 25 days on market and is not a Palm Harbor short sale.

Short sale houses are often a very good purchase since the owner usually lives in the house and is maintaining it.  These homes often sell for as much as 15-20% below market value so a buyer looking for a "deal" can find a house available for less than market value yet is good condition.  A key difference between a short sale and a bank owend home is that usually the foreclosed house is well below market value, by as much as 40%, however it is in need of major repairs or maintenance, so the 40% savings in purchase price can be eaten up quickly by repairing the home to make it livable.  Traditional, short sale and foreclosed homes all have market advantages, and there are very often more drawbacks when looking at distressed property, especially the maintenance issues.  The longer a house sits empty, the more likely the purchase price savings is going to be consumed by repairing the house.

There is one Palm Harbor distressed property in Indian Trails that is a foreclosure.  It is at 1401 Indian Trail South, is a 2,404 square foot pool home with 3 bedrooms/2 baths and is listed for only $192,000.  This Palm Harbor distressed property is very well priced for this community.

For this 30 day reporting period, there are three homes listed with pending contracts in Indian Trails, Palm Harbor.  All three are Palm Harbor short sale homes.  One, a 3,136 square foot home with 4 bedroms and 2 1/2 baths is listed for $227,000 and had only 5 days on market before it went under contract.  The other two houses in Indian Trails, Palm Harbor that are under contract and are also Palm Harbor short sale homes are:  1300 Indian Trail S, a 2,324 square foot pool home, with 3 bedrooms and 3 baths.  The other home under contract in Indian Trails, Palm Harbor is at 1429 Rolling Ridge Rd., is a 2,599 square foot pool home with 4 bedrooms and is listed for $265,000 with 185 days on market.

For additional information on homes in the Palm Harbor area, or for Palm Harbor short sale homes, contact us or visit Sun Bay Associates Market Snapshot page where you can enter specific any specific address to learn more about the neighboring community, real estate activity and prices, and much more.

Bay Arbor Oldsmar, FL

by Doug & Gwen Campbell at Sun Bay Associates

Bay Arbor Oldsmar, FL is a gated community with conservation areas, several ponds for the serenity of water views, and deer roaming through the neighborhood on occasion.  The idyllic setting of Bay Arbor Oldsmar is also very conveniently located close to good restaurants, shopping, world famous beaches, the Tampa International Airport, and much, much more that the greater Tampa Bay area has to offer.

For the last 30 day real estate reporting period, there are 7 homes listed for sale in Bay Arbor Oldsmar.  The average days on market is 142. Three homes have come on the market in the last 30 days.  One, at 333 Bay Arbor Blvd. is a short sale with a pool, 3 bedrooms, 2,025 square feet, and two car garage. 

Another home that has only 3 days on market can be seen at www.213arborwoods.com with a 3 car garage, 3 bedrooms and 2 1/2 baths.  It has a list price per square foot of $127.  Also, www.336ventura.com is a 2,354 square foot home with 3 car garage, 11 days on market and has a list price per square foot of $123.  The average list price per square foot in Bay Arbor is $130 and the average size of houses listed for sale in Bay Arbor Oldsmar is 2,063 square feet.

One house in Bay Arbor Oldsmar is under contract.  It is listed for $224,900, has 2,171 square feet  with a 2 car garage.  It had only 40 days on market before going under contract.

One house in Bay Arbor Oldsmar sold in the last 30 day period.  This was a bank owned foreclosure with 1,708 square feet, a 2 car garage and final sold price per square foot of $138.

For addditional information on Bay Arbor Oldsmar or any other community, visit Sun Bay Associates Market Snapshot for real time prices of homes for sale, actual sale prices for recently sold homes and lots of other valuable community information.

 

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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