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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!!

Indian Trails, Palm Harbor - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Indian Trails is a wonderful community in Palm Harbor with a lifestyle that is relaxed yet convenient to many amenities like excellent restaurants, great schools, shopping, public parks and the superior beaches of Pinellas County, such as Clearwater Beach, Honeymoon Island and Caladesi Island, to name just a very few.

Real estate sales activity in Indian Trails in the past month has been busy.  There are four houses listed for sale in this highly desirable Palm Harbor neighborhood.  Two are distressed property with one a bank owned house and the other is a short sale.  The list price ranges from $210,000 to $350,000 and the average list price is $276,225.  All are pool homes.  With a little TLC the bank owned home represents a terrific bargain to get into such a wonderful neighborhood.  The days on market range from 5 to 35, so all are really new to the real estate marketplace.

There are two houses under contract in Indian Trails.  Both are distressed property, short sales.  One is a pool home listed for $240,500 and is a pool home.  It has 129 days on market.  The other short sale is listed for $227,000 with only 5 days on market.  It is not a pool home, however is a home with over 3,100 square feet, 4 bedrooms and 2 and a half baths.  This is a great example of correctly pricing the home and it going under contract quickly.

For this last 30 day reporting period, one house in Indian Trails sold.  It was listed for $189,900 and sold for $190,000.  It is a pool home and was a distressed property, bank owned house.  This house, at 2437 Seneca Ct. was only on the market for 42 days before it went under contract.

For specific information on this or any neighborhood you are interested in, visit Sun Bay Associates Market Snapshot link and get up to the minute real estate sales activity, including active listings, recent sales and other pertinent information such as nearby schools, restaurants, churches, shopping and much more.

Happy House Hunting!!

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

by Doug & Gwen Campbell at Sun Bay Associates

Baywood Village, Palm Harbor is a charming waterfront community with direct Gulf access by boat, a boat ramp available -with direct deep water Gulf access - for use for the Baywood 5 section of Baywood Village, and a location that is close to the Pinellas Trail, Old Palm Harbor and the many fine beaches of the greater Tampa Bay area.

Click on the dolphins to start your own search for Baywood Village or any specific neighborhood, inbcluding your own that you would like to learn more about.

For the past 30 days, there are 13 properties listed for sale in Baywood Village.  Of these, only one is a distressed property, and it is bank owned with a list price of only $107,900 and 162 days on market.  The other 12 listings range in list price from $175,000 to $935,000 and the days on market range from 12 to 765! 

As we have mentioned on this blog several times, when a property is listed for over 100 days on market, it is very probably priced higher than the market will bear.  When the days on market goes beyond 200, the market is flatly rejecting the list price.

There are two houses under contract in Baywood Village in Palm Harbor for this 30 day period.  Both are distressed property, short sales.  Neither are waterfront homes.  One is listed for $124,000 with 80 days on market.  The other is listed for $149,900 with 244 days on market.

Two homes sold in the past month in Baywood Village. 

332 Westwinds Dr., listed for $159,500 and sold for $155,000 with only 19 days on market.  Seems that at this price the market was willing to accept the price, even though this was a distressed property, bank owned.

335 Crosswinds Dr. listed for $360,000 and sold for $335,000 after only 32 days on market.  Again, the list price reflected the market's willingness to accept a well priced home.

The real estate market may be getting ready to stabilize, however we are not yet ready to say it has.  Prices may continue to decline, although much more slowly than in the past two years, and interest rates are beginning to creep back up, which will erode purchasing power per dollar.

On that happy note, 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.

 

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