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River Watch Tarpon Springs

by Doug & Gwen Campbell at Sun Bay Associates

Today we are taking a look at the real estate update for River Watch, Tarpon Springs.  This is a community on the banks of the Anclote River in Tarpon Springs boasting numerous views of the beautiful Anclote River, including a community boat ramp for smaller boats and kayaks.

Now for a review of the River Watch Tarpon Springs real estate market for the last 30 days.   There are currently 8 homes listed for sale in River Watch Tarpon Springs.  The list prices range from $189,900 with 331 days on market for a River Watch short sale property to a high of $380,000 and one day on market for this listing.  The average list price for River Watch homes for sale is $246,025 and the average days on market is 95.

For information on the River Watch real estate market, or any other community in the greater Tampa Bay area, visit Sun Bay Associates Market Snapshot to get real time data on what is listed, what has sold and at the real prices.  Do not rely on what the neighbors say.

Of the 8 homes for sale in River Watch Tarpon Springs, two are River Watch short sale homes and one is a bank owned or foreclosed house.

There are 5 houses in River Watch that are currently under contract.  Three of these are River Watch short sale houses.  These River Watch short sale houses range in list price from $199,900 to $229,000.  The houses in River Watch that are under contract and are not short sales are listed for $375,000 and $429,900.

When in a short sale situation, or a potential short sale situation, it is very important to find and use a realtor with knowledge and expertise in the short sale process.  A Certified Distressed Property Expert, CDPE, has extensive training in dealing with the short sale process, including how to properly market a home, how to negotiate with the lenders, and how to best prepare and submit the proper documentation to the bank to get the short sale review started in the most timely manner possible.

No houses sold in the last 30 days in River Watch Tarpon Springs.

at Keller Williams Realty

Pointe Alexis South, Tarpon Springs a Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Pointe Alexis South, Tarpon Springs is a charming community with ponds, tree lined streets, a very active community that has a community center, pool and clubhouse.  Pointe Alexis South, Tarpon Springs is near to the world famous Tarpon Springs Sponge Docks, Clearwater Beaches, Honeymoon Island and Caladesi Island, shoppping and many, many excellent restaurants.

Sun Bay Associates FREE home search will allow you to build your own unique real estate search and not have any obligation or cost affiliated with this report.  You can get updates as they are provided to realtors in real time with real prices.  This information in this report is current as reported to the MLS.

For the last 30 day reporting period, there have been no new listings in Pointe Alexis South, Tarpon Springs, however one home did sell.

There are 6 active listings in Pointe Alexis South, Tarpon Springs with list price ranging from $175,000 to $300,000 and days on market ranging from 57 to 429.  The days on market is an excellent indicator of how well the market is accepting the price of a house.  The longer a house is on the market (days on market) the less the market is accepting of the list price.  Typically, a house that has more than 90 days on market is priced too high for the current market conditions and needs to be adjusted downward.  Of the six active listings in Pointe Alexis South, Tarpon Springs, 4 of these have days on market in excess of 125 days, from 142, 237, 343 and 429 respectively.  This is a very strong indication that the market is simply not going to accept the list prices of these houses.

Three of the houses are Pointe Alexis short sale houses making it even harder to sell because of the lengthy delays by the banks in responding to any offers.

Two of the houses listed for less than 90 days have days on market of 57 and 68 and probably will go beyond the 90 day mark since they are the two highest priced listing in Pointe Alexis South, Tarpon Springs.

There are three houses under contract in Pointe Alexis South, Tarpon Springs.  Of these, 2 are Pointe Alexis short sale houses.  One has 163 days on market and the other Pointe Alexis short sale has 798 days on market.  The list prices for these homes ranges from $109,743 to $200,000 and because they are under contract the market has accepted the listing price, although the final price will not be known until the houses close.

One home in Pointe Alexis South, Tarpon Springs sold in the last 30 days.  It is at 1005 Lake Avoca Dr. and was listed for $100,000 with a sale price of $92,000 after 78 days on market.  This is a 1,576 square foot, 2 bedroom/2 bath home.

For information on this community, or any other specific community in the greater Tampa Bay area, visit the Sun Bay Associates Market Snapshot.  This report will be emailed to you at no cost or obligation and gives currently listed properties, recently sold properties at the real prices, and lots of other relevant information. 

Crescent Oaks, Tarpon Springs a Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Crescent Oaks, Tarpon Springs is a golf course community in Tarpon Springs, FL that is an easy commute to Tampa and its international airport, as well as to the beaches of the Florida Gulf Coast.

To learn more about the real estate market in the greater Tampa Bay area, visit Sun Bay Associates FREE home search page and create your own unique real estate search.  Of course, at any time, contact us for help in looking for a new home or to get help in pricing your current home.

For this 30 day real estate update, in Crescent Oaks, Tarpon Springs there are 26 homes for sale.  Nine of these are villas and the other 17 are single family homes.  The list prices range from $199,500 with 106 days on market to $989,950 with 677 days on market.  The average list price for a home in Crescent Oaks, Tarpon Springs is $390,350 with an average of 168 days on market.  The average list price per square foot is $139 and the range is from $106 to $180.  Only one of these listings is a Tarpon Springs short sale.  This is at 1314 Kings Way Ln in Crescent Oaks, Tarpon Springs.  It is priced at $299,000, is a pool home with 4 bedrooms 2 and a half baths and is listed at only $106 per square foot.

There are currently 4 houses in Crescent Oaks, Tarpon Springs under contract.  One is a 2,295 square foot pool home with 4 bedrooms and 3 baths.  It was listed for $250,000 and has 113 days on market.  The other home in Crescent Oaks, Tarpon Springs that is under contract is a 2,060 square foot villa with a pool, 3 bedrooms and 2 baths and has 211 days on market.

The other two homes in Crescent Oaks, Tarpon Springs under contract in the last 30 days are a villa on 3877 Nottingham Drive and is a pool home with 3 bedrooms, 2 baths and was listed for $181,00 with only 1 day on market.  This villa is a bank owned foreclosure.  The other is a single family home, with 3,341 square feet, 4 bedrooms, 3 baths and a list price of $399,900 and only 2 days on market.  This home is a Tarpon Springs short sale and was aggressively priced at only $120 per square foot. Clearly, both of these homes were priced very competitively for the current real estate market in Tarpon Springs.

If you would like to learn more about real estate activity in Crescent Oaks, Tarpon Springs, or any other specific neighborhood, visit Sun Bay Associates Market Snapshot for a real time update on what is for sale and what is selling - at the actual prices.  There is a whole lot more info in this report, so check it out.

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.

 

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!!

Wentworth Estates, Tarpon Springs a 30 Day Update

by Doug & Gwen Campbell at Sun Bay Associates

WOW!!  Luxury living at Wentworth Estates in Tarpon Springs.  This is a golf course community with absolute luxury homes and in the current market the prices are as good as they will be for years.

This 30 day update shows that there are 13 properties listed for sale.  Of these, 5 are distressed property, one is bank owned and 4 are short sales.

Of the 13 active listings, the average list price is $916,669 with an average of 170 days on market.  The average list price per square foot is $172 in this luxury golf course community.

In the last 30 days, two homes appeared on the for sale list.  For information on these, or any of the homes for sale in Wentworth Estates, contact us.

3021 Kensington Trace, Wentworth Estates in Tarpon Springs.  This is a stunning 4900 square foot home that is a distressed property, bank owned.  It has only 27 days on market.  It is listed for $559,900.

2985 Kensington Trace, Tarpon Springs, is listed for $1,095,000 and has 28 days on market.  This is NOT a distressed property, has 6 bedrooms and a 4 car garage.

There are 2 of the luxury homes of Wentworth Estates currently under contract.

2846 Roehampton Close is listed for $489,000 and was listed for 507 days on market.  This luxury home is a distressed property, short sale.  It has 3,761 square feet, 5 bedrooms and a pool, among many other incredible appointments.

3020 Kensington Trace is listed for $675,000 and was listed for 144 days on market.  This luxury home has 6,565 square feet, 5 bedrooms, 4 full and 2 half baths with much more.

For the homes that are under contract, the average list price was $582,000 and the average days on market was 325, although this could be skewed due to the fact that both are short sales.

There were no reported MLS sales in the last 30 days.

If you would like to learn more about distressed property, short sales or foreclosures, visit Sun Bay Associates' distressed property site for free information. 

For specific information on your or any individual neighborhood, visit Sun Bay Associates' Market Snapshot for real time information on current listings, sales and prices.

If you would like to create a broad search for real estate in the Tampa Bay area, visit Sun Bay Associates' FREE home search for real time data on sales, listings and pricing in the greater Tampa Bay area.

Happy House Hunting!!

River Watch, Tarpon Springs - a 30 Day Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's 30 day real estate update is for River Watch, Tarpon Springs.  This is a waterfront community on the banks of the Anclote River in Tarpon Springs.  The community has a boat launch and dock for Gulf access.  The community also has a very well kept park and playground, making it a great neighborhood to relax in after a hard day at work.

Currently, there are 6 homes listed for sale, ranging in price from $189,900 to $399,000.  The days on market range from 2 to 234.  The average list price in River Watch is $264,650 and the average days on market is 89.

Of these six homes for sale,3 are distressed property, short sales. 

In the last 30 days, one new listing came on the market:  1175 Blackrush Dr., listed for $260,000.

In the last 30 days, two homes sold in River Watch, Tarpon Springs.

1998 Anclote Vista, River Watch, listed for $265,000 and sold for $255,000 with only 17 days on market.  This is a 2,537 square foot home, with a pool and 3 car garage. 

1128 Riveredge Dr., River Watch, listed for $300,000 and sold for $289,000 with 462 days on market.  This was a short sale.  The house had 2,926 square feet, a pool and a 3 car garage.

This neighborhood has several distressesd property listings, and three active short sales.  The values are somewhat depressed with the presence of distressed property in River Watch and correct pricing is essential in today's real estate market.  After 90 days or so with no offers or contracts, the real estate market is telling the seller that the asking price is too high.  Being the highest price in the neighborhood is also not always a benefit when trying to sell your home.  Houses that are priced correctly will get viewings and offers quickly.  Houses that are priced too high will simply sit on the market and become stale listings that will get little or no activity.

In today's real estate market, it is far better to price your home competitively, get offers you can consider or reject instead of pricing your home too high to leave "room to negotiate".  A too high list price, in this real estate market, will have the opposite effect and instead of buyers coming to negotiate, they will simply go find another home or equal or similar value that is priced more competitively.  It is important to consider that in the Pinellas County real estate market, for every 100 homes listed for sale, only 8.3% actually sold in November.  This most likely means that about 80-90% were priced too high for this market.

If you would like to get real time information on your neighborhood, simply visit Sun Bay Associates's Market Snapshot.  For real estate activity in the greater Tampa Bay area, visit Sun Bay Associates' FREE home search and create your unique real estate search to get an accurate picture of the current real estate activity in the area. 

If you are more interested in getting information about distressed property including short sales and foreclosures, visit Sun Bay Associates' distressed property site.

Happy House Hunting!!

River Watch, Tarpon Springs - a 30 Day Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's 30 day real estate update is for River Watch, Tarpon Springs.  This is a waterfront community on the banks of the Anclote River in Tarpon Springs.  The community has a boat launch and dock for Gulf access.  The community also has a very well kept park and playground, making it a great neighborhood to relax in after a hard day at work.

Currently, there are 6 homes listed for sale, ranging in price from $189,900 to $399,000.  The days on market range from 2 to 234.  The average list price in River Watch is $264,650 and the average days on market is 89.

Of these six homes for sale,3 are distressed property, short sales. 

In the last 30 days, one new listing came on the market:  1175 Blackrush Dr., listed for $260,000.

In the last 30 days, two homes sold in River Watch, Tarpon Springs.

1998 Anclote Vista, River Watch, listed for $265,000 and sold for $255,000 with only 17 days on market.  This is a 2,537 square foot home, with a pool and 3 car garage. 

1128 Riveredge Dr., River Watch, listed for $300,000 and sold for $289,000 with 462 days on market.  This was a short sale.  The house had 2,926 square feet, a pool and a 3 car garage.

This neighborhood has several distressesd property listings, and three active short sales.  The values are somewhat depressed with the presence of distressed property in River Watch and correct pricing is essential in today's real estate market.  After 90 days or so with no offers or contracts, the real estate market is telling the seller that the asking price is too high.  Being the highest price in the neighborhood is also not always a benefit when trying to sell your home.  Houses that are priced correctly will get viewings and offers quickly.  Houses that are priced too high will simply sit on the market and become stale listings that will get little or no activity.

In today's real estate market, it is far better to price your home competitively, get offers you can consider or reject instead of pricing your home too high to leave "room to negotiate".  A too high list price, in this real estate market, will have the opposite effect and instead of buyers coming to negotiate, they will simply go find another home or equal or similar value that is priced more competitively.  It is important to consider that in the Pinellas County real estate market, for every 100 homes listed for sale, only 8.3% actually sold in November.  This most likely means that about 80-90% were priced too high for this market.

If you would like to get real time information on your neighborhood, simply visit Sun Bay Associates's Market Snapshot.  For real estate activity in the greater Tampa Bay area, visit Sun Bay Associates' FREE home search and create your unique real estate search to get an accurate picture of the current real estate activity in the area. 

If you are more interested in getting information about distressed property including short sales and foreclosures, visit Sun Bay Associates' distressed property site.

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!!

 

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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