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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.

 

Price it Right or Don't Sell It

by Doug & Gwen Campbell at Sun Bay Associates

In today's market, more than in the past ten years, price is the single most important part of getting a house sold.  In the past, if the realtor and owner did not price it right, and with a rising market, the market could catch up to an overpriced listing.  In today's market, if a house is priced above market value, and with a declining real estate market, it is sort of like trying to catch a ball that is rolling downhill and has a headstart.  You simply end up chasing the market all the way to the bottom.  When a house is priced correctly, it will get offers.  When the offer comes in, it is up to the realtor and the owner to determine if it is a good offer at or close to market value, or if it might be an investor hoping to pick up a real bargain.  If the offer is at or near market value, the seller would be wise to accept it, or at least make a legitimate counter-offer.  Failing that, a good buyer will simply move on to the next opportunity because in this declining real estate market, there is no shortage of good opportunities.

Here are a couple of examples.  In an executive community in Palm Harbor, FL there are only two houses listed for sale, both are very nice homes that the owners appear to have overpriced relative to what the market is willing to pay.  One is listed for $409,000 and has been on the market for 336 days.  The other is about the same size only without a pool, is prices at $329,900 and has been on the market for 279 days.  It would appear that the real estate marketplace is saying, loud and clear, that both of these houses are overpriced for today's market.

In another community in Oldsmar, FL, there are three houses listed for sale, one under contract and two sales in the last 60 days.  The average price per square foot of the sold houses was $110.  The average price per square foot for the houses listed for sale is $121.  These houses are also executive quality homes.  Although the three houses listed for sale have been on the market for 90 days or less, the indications are that the prices for them is above market value.  If they are not generating offers, the prices are too high.  The average price for the sold houses in this community is $242,500.  The average list price for the houses listed for sale is $297,633.  A $55,000 difference is another clue that the listed houses are higher than the real estate market value for this community. 

If you would like to get a feel for the market value of your home, click on the photo of deer in the community of Bay Arbor, FL and then visit the Market Snapshot on the right side of the page.

Deer in Bay Arbor, FL

An example of what can happen when a good house is priced correctly is this.  We listed a short sale, in very good condition, at the lower end of the real estate market value yet still within the market value range.  Within a weekend, there were four competing offers and the seller accepted an offer 8% ABOVE the list price.  Considering it is a short sale, and selling it so quickly for more than the list price, the seller is very happy.  Of course the caveat here is that the bank needs to understand it is a good offer too.  Had the seller listed this property at the high end of the market value, it very likely would linger on the market with few if any offers, and the offers might well be far below market value.

When a seller gets an offer from a buyer that is "not what I need to get", and refuses that offer, the seller is effectively buying their home and beating out the competition.  If a seller has had 5 offers, and declined all of them, that seller has simply repurchased his house 5 times over and is sitting on the sidelines while the real estate market is continuing to drop.

The message is, do not overprice you house or you will end up either sitting on a white elephant (as far as the real estate marketplace is concerned) or when you eventually do sell the house, you will net much less than you would have had the price been correct in the first place.

Country Woods, Palm Harbor

by Doug & Gwen Campbell at Sun Bay Associates

There are currently only two homes listed in the Multiple Listing Service for Country Woods, Palm Harbor.  These are executive home values.  One is 2894 Turtle Terrace, is a 3,200 square foot home with 3 car garage and is listed for $425,000.  The list price per square foot is $133.  The other home in Country Woods, Palm Harbor is on 2713 Beagle Path Way, is a 3,246 square foot home with a 3 car garage and is listed for $329,900.  The list price per square foot for this executive home is $102. 

For entry into one of the most desirable neighborhoods in the Palm Harbor and Dunedin area, the home on 2713 Beagle Path Way seems to be an exciting bargain.  To learn more about this home, which is listed for nearly $100,000 less than its competition, and has a list price per square foot of $31 less, visit www.2713beaglepath.com.

Country Woods, Palm Harbor is actually in Dunedin, thus has access to the Dunedin boat ramp and the other amenities available to Dunedin residents.  Country Woods also is zoned for the Palm Harbor University High School.  To learn more about the schools in the area, visit Sun Bay Associates recommended links page and find information on schools, recreation, taxes and much, much more. 

Come, check out Country Woods, Palm Harbor.  Live in an executive neighborhood, near to the Pinellas County bike trail, and the fabulous beaches on our coast, including Clearwater Beach, Caladesi Island and Honeymoon Island state park.

Autumn Woods, Palm Harbor

by Doug & Gwen Campbell at Sun Bay Associates

Autumn Woods, Palm Harbor is a community with tree lined streets, larger homes and the Palm Harbor school system.  The executive homes that are available for this 30 day real estate update are between 2,709 and 5,327 square feet.  The average price per square foot of the active listings in Autumn Woods, Palm Harbor is $123.  The average price per square foot for sold houses in Autumn Woods, Palm Harbor is $121.  For information on this or any other neighborhood, visit Sun Bay Associates market snapshot for free monthly updates on executive homes or any specific community you may be interested in learning more about.

Of the 5 executive homes listed for sale in Autumn Woods, one is a foreclosed property.  It is an executive home and is listed for $199,900 with 3,213 square feet, a pool, 4 bedrooms and 3 and a half baths.  The other four homes in Autumn Woods, Palm Harbor range in price from $419,000 to $855,000.  The executive home listed for $855,000 has a pool, water view, 5,327 square feet, 4 bedrooms and 3 and a half baths with a 3 car garage.

Two executive homes sold in Autumn Woods, Palm Harbor in the last 30 days.  One, on Chestnut Ct. W was listed for $369,900 and sold for $344,000 at a price per square foot of $127.  This is a 2,711 square foot pool home.  The other sold home in Autumn Woods, Palm Harbor is on Harvest Moon Drive, was listed for $409,000 and sold for $370,000 after only 7 days on market.  This is a 3,207 square foot pool home with 5 bedrooms and 3 and a half baths.  The price per square foot for this executive home was $115.

For information about houses in Autumn Woods, Palm Harbor, visit Sun Bay Associates free home search and enter the specifics of your search.

Happy House Hunting!!

Country Woods Palm Harbor

by Doug & Gwen Campbell at Sun Bay Associates

Today we are looking at the last 30 days for real estate in Country Woods Palm Harbor.  There are currently 2 houses listed for sale in Country Woods Palm Harbor.  One is listed at $425,000 and the time on market is 159 days.  This is a 3,200 square foot home with a 3 car garage and a pool.  The list price per square foot is $133.

The other active listing in Country Woods Palm Harbor is 2713 Beagle Path Way, is listed for $329,900 and the time on market is 105 days.  This is a 3,246 square foot home with a price per square foot of $102.  For additional information on this large home, visit www.2713beaglepath.com

In the last 30 days, two houses listed in Country Woods Palm Harbor have expired from the MLS.  One, at 2986 Country Woods Lane was listed for $314,900 with a list price per square foot of $146.  Its time on market was 170 days.  The other expired listing is at 2966 Country Woods Lane.  It was listed for $374,900 with a list price per square foot of $134.  Its time on market was 799 days.

For information on Country Woods Palm Harbor or any other community in the Tampa Bay area, visit Sun Bay Associates Market Snapshot, enter in the appropriate information and get real time list prices, actual sold prices and lots of other pertinent lifestyle information on the area.

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.

 

Country Woods, Palm Harbor

by Doug & Gwen Campbell at Sun Bay Associates

Country Woods, Palm Harbor is a neighborhood with tree lined streets, sidewalks and larger, executive homes in an area that is actually within the Dunedin city limits and has a Palm Harbor mailing address - the best of both worlds.  The excellent Palm Harbor schools service Country Woods, Palm Harbor.  For additional information on the Palm Harbor schools, visit Sun Bay Associates favorite links and get info on the schools for Country Woods, Palm Harbor and lots more.

For the last 30 days real estate reporting period, there are currently 3 homes listed for sale in Country Woods, Palm Harbor.  The largest is also the best priced home in the community.  It is 3246 square feet, has a spacious 3 car garage and 5 bedrooms.  This home has 78 days on market.  The other two homes are 2,800 or more square feet with 4 bedrooms. 

In the last 30 days, two homes in Country Woods, Palm Harbor have sold.  2760 Beagle Path Way was listed for $350,000 and sold for $322,500 after only 44 days on market.  It has 2,864 square feet and 4 bedrooms with the final sales price of$113 per square foot.  The other sale in Country Woods, Palm Harbor was at 2895 Armadillo Dr.  This is a 3,507 square foot, 4 bedroom home that was listed for $429,000 and sold for $410,000 after only 11 days on market.  The price per square foot was $117. 

Country Woods, Palm Harbor is a neighborhood of quality homes and the setting of mature trees gives it a very calming feeling for a welcoming place to come home after a day at work.

If you would like to learn more about Country Woods, Palm Harbor, or any other neighborhood in the greater Tampa Bay area, visit Sun Bay Associates free market snapshot for information on houses that are currently listed for sale, houses that sold - and what the actual prices are, and lots of other amenities and information about the area.

Happy House Hunting!

Autumn Woods, Palm Harbor a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Autumn Woods in Palm Harbor is a charming community with lots of trees and a very park like setting.  The lots are large, many over one half acre.  And of course, the Palm Harbor schools are a benefit to living in Autumn Woods. 

For the most recent 30 day period, there are 4 houses in Autumn Woods listed for sale.  Three are "conventional" sales and one is a distressed property (bank owned or foreclosed).  The bank owned house needs a new roof, however, with the list price at $269,900 it is about $100,000 less than the conventional listings and is a wonderful opportunity to get a custom built executive home in the Autumn Woods community in Palm Harbor.  This house has only 39 days on market and may go under contract quickly. 

Sun Bay Associates offers free searches for specific neighborhoods or the entire greater Tampa Bay area.  For no obligation you can get lots of information to help you make informed real estate decisions.

The non-distressed properties are priced from $379,000 to $499,000.  The days on market for these three properties range from 38 to 125.  The average price per square foot for the houses listed for sale is $119.

There is one house under contract in Autumn Woods, at 3160 Autumn Drive and it is listed at $440,000 with only 13 days on market.  The very short time on market indicates that the market price was excellent and the market very quickly accepted the list price for this 3,507 square foot home.  The price per square foot is $125.

With interest rates beginning to creep up, and prices possibly about as low as they are going, with maybe a couple more percentage points before hitting rock bottom, now is the time to act.  Remember, for every 1% interest rates go up, that results in about 10% less purchasing power for a mortgage.  Waiting for prices to drop much more can in the long run be a very costly decision.

Happy House Hunting!

Country Woods, Palm Harbor - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Country Woods, Palm Harbor is nestled among large shade trees that line the sidewalks of this charming neighborhood.  Country Woods is very near to the Dunedin Causeway which leads to Honeymoon Island, one of Dr. Beach's perennial ten best beaches in the United States.  Click on the photo below of 2713 Beagle Path Way to get more information on any neighborhood you are interested in learning more about by getting our free Market Snapshot that provides comprehensive information about real estate sales activity in a neighborhood, as well as important additional factors, such as proximity of schools, restaurants, shopping, medical facilities and much more.

Real estate sales activity in Country Woods had picked up for this 30 day period.  There are three houses listed for sale in this Palm Harbor neighborhood.  The list prices for these homes ranges from $349,900 to $425,000 and the days on market ranges from 49 to 749.  Oddly, the home at 2713 Beagle Path Way, with the most square feet is the lowest price in Country Woods, despite it being in excellent condition.  It's price per square foot is listed at $108.

For this 30 day period, two houses are under contract.

2760 Beagle Path Way, listed for $350,000 with 44 days on market.  This house is a 2,864 square foot pool home, with the list price per square foot at $122.

2895 Armadillo Drive, Country Woods is under contract and was listed for $429,000 with only 11 days on market.  This is a 3,507 square foot pool home with a list price per square foot of $122.

One home sold in Country Woods in the last 30 day period. It was 2744 Country Woods Lane, with the latest list price of $399,000 and sold for $380,000.  It was originally listed in June of 2010 for $489,900.  The sold price per square foot is $109.

To learn more about the real estate market in the greater Tampa Bay area, visit Sun Bay Associates FREE home search site.  You pick the location, the prices, the style of house and more, create your custom search and find the home you want at the price you want to pay.

Happy House Hunting!

Royal Stewart Arms - 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's Neighborhood Scoop 30 day real estate update is for Royal Stewart Arms, Dunedin.  This 55+ condo community is on the Dunedin Causeway at the entrance to Honeymoon Island and just a quick ferry ride to Caladesi Island, two of the best beaches in the United States.

For this 30 day update, Royal Stewart Arms has 25 condos listed for sale.  The average price is $164,077 with 152 days on market.  The average list price per square foot is $168.  Since our last update, 2 condos have come up for sale in this desirable 55+ condo community in Dunedin.

7 Dundoon Pl., #103 is listed for $157,900 and has only 2 days on market.  This is a 957 square foot 1 bedroom/1 bath condo.  The list price per square foot is $165.

9 Forbes Pl. #210 is listed for $189,900 and has 30 days on market.  This is a 975 square foot 2 bedroom/2 bath condo.  The list price per square foot is $195.

In the last 30 days, 3 condos have sold in Royal Stewart Arms.  The average selling price was $153,000, average days on market was 44 and the average price per square foot was $146.

The largest, at 1181 square feet is a 2 bedroom/2 bath condo and was completely renovated with new kitchen, bathrooms and tile floors in the last six months, and new air conditioner and air handler installed in 2009 too!!  The list price for this stunning condo was $199,950 and the sale price was $195,000, with a price per square foot of $165.  This unit had only 55 days on market.

The other two units sold were:

7 Elgin Pl., #308, listed for $129,900 and sold for $117,000 after only 25 days on market.  This is a 970 square foot 2 bedroom/1 bath condo with the sale price per square foot at $121.

7 Elgin Pl., #803, listed for $159,900 and sold for $147,000 after 51 days on market.  This is a 975 square foot 2 bedroom/2 bath condo and the sale price per square foot was $151.

If you are interested in the real estate activity in your or any specific neighborhood, check out our Sun Bay Associates' Market Snapshot for real time real estate listings and sales.

For real estate activity in the greater Tampa Bay area, check out Sun Bay Associates' FREE home search and design your own personal real estate search.

Fortunately, the real estate market in the 55+ condo community of Royal Stewart Arms does not currently have any distressed property listings.  If you would like to learn more about distressed property, short sales or foreclosures, check out Sun Bay Associates' distressed property site for information and 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