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

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

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

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

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

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

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

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

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

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

Happy House Hunting!!  

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

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

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

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

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

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

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

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

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

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

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

No villas sold in the last 30 days.

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

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Fairway Estates in Dunedin, FL is a wonderful and affordable golf course community.  The homeowners move about within the community on their golf carts, buzz over to the Dunedin Country Clubhouse for lunch or a convenient tee time.  The beaches of Pinellas County are only minutes away and the Pinellas Bike Trail is a very short bike ride away for access to all the wonderful features along the trail, including a short ride to Honeymoon Island, or downtown Dunedin with its festivals, craft fairs and great restaurants, and much more.

For the last 30 days, the real estate activity in Fairway Estates has been busy, with one house going under contract and 5 new listings.

Click on the image of the Welcome to the Dunedin Causeway if you would like to get detailed information on Fairway Estates or any other neighborhood.  This will take you to Sun Bay Associates Market Snapshot.

Of the active 15 active listings in Fairway Estates, three are short sales.  One new listing, on Watrous Dr. is a short sale with only 13 days on market.  It is a 2149 square foot house wiht 3 bedrooms and is listed for only $215,000.  The price range for actively listed houses in Fairway Estates runs from $114,900 to $499,900 with an average list price of $242,453.  The days on market run between 13 and 547 days.  The list price per square foot of the listings in Fairway Estates runs from $70 to $181 and the average list price per square foot is $120. 

The listing at $499,900 has the 547 days on market.  It is a totally updated home that is new inside and has over 3,300 square feet of quality living space.  It's list price per square foot is $181.

Two houses in Fairway Estates are under contract for this 30 day period.  One was on the market at $175,000 and went under contract in only 4 days.  The price per square foot is $123.  This was a very well priced property.  The other house under contract in Fairway Estates is a short sale, and was listed for $150,000.  It's list price per square foot is $108.

For information on the greater Tampa Bay real estate market, visit Sun Bay Associates FREE home search site and create your own unique real estate search.

Happy House Hunting!!

The following piece outlines reasons why waiting for prices to fall in not always a good decision.  The last sentence sums up why.

Mortgage Rates Rise For The 7th Straight Day

Mortgage markets worsened for the 7th straight day Tuesday, equaling the longest losing streak of the last 5 years.

Conventional, 30-year fixed mortgage rates are now scratching 5 percent, with FHA mortgage rates running roughly the same.

This is a huge increase from just 11 weeks ago when mortgage rates were riding an 8-month-long hot streak, and appeared headed into the 3% range. Then the Federal Reserve intervened.

On November 3, as additional support for markets, the Fed announced its second round of bond buys, a $600 billion program dubbed QEII — short for Quantitative Easing, Round II. Wall Street got spooked on the news; investors feared runaway inflation.

That’s when low rates ended. Here’s why:

(A) Inflation makes the U.S. dollar lose its value.

(B) U.S. mortgage bond payments are paid in U.S. dollars.

Therefore,

(C) Inflation makes mortgage bond repayments lose their value.

When mortgage bond repayments are worth less, bond demand falls among the global investor set and that causes bond prices to fall along with it. When bond prices fall, mortgage rates rise and that’s exactly what we’re seeing right now.

Since the Fed’s QEII announcement, mortgage rates have soared and home affordability is taking a hit.

Given recent trends, it’s probably safe to declare the Refi Boom “officially over.”  Home prices may move up or down this year, but rising mortgage rates could render the point moot. If you’re looking for a great “deal” with low, long-term payments, the time to get in contract may be now. Though rates have moved up 1% since November they are still at historical lows…….but no one knows for how much longer.

Because of rising mortgage rates, homeowners have lost roughly 11% of their purchasing power since November.

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!

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.

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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.

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Bay Arbor, Oldsmar is in the heart of lots of activity.  There are conservation areas, with lots of wildlife, including deer, roaming through the neighborhood, nearby restaurants, the Tampa airport is only 20 minutes away, the wonderful beaches of Clearwater Beach are a short drive, and there is golf all over the area.

For the last 30 days, there are 7 houses listed for sale in Bay Arbor, Oldsmar.The prices range from $224,900 to $299,000 and the days on market range from 9 to 451.  The largest house listed is 2,240 square feet and is listed for $299,000, or $133 per square foot.  Two other houses, that are smaller, are listed for higher prices per square foot.

Only one house is under contract for this last 30 day update, and it is a distressed property, bank owned.  It is a 1,708 square foot house, listed for $239,900 and has 160 days on market.  The list price is for $140 per square foot.

One house sold in Bay Arbor in the last 30 days.  404 Wingate Circle, listed for $240,000 and sold for $237,000 after only 35 days on market.  It was not a distressed property.

If you would like to search the greater Tampa Bay area real estate, visit Sun Bay Associates' FREE home search and build you own unique real estate property search.

Happy House Hunting.

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.