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Baywood Village Palm Harbor

by Doug & Gwen Campbell at Sun Bay Associates

Baywood Village Palm Harbor is a charming  Palm Harbor waterfront community with deep water access to the Gulf of Mexico.  Sadly, there is a lingering number of Baywood Village short sale houses that is continuing to depress property values.  One section of Baywood Village Palm Harbor has deeded rights to a deep water boat ramp, this is Baywood Village 5.  This ramp has unfettered access to the Gulf and all the water recreation that comes with it.

For this 30 day reporting period for this Palm Harbor waterfront community there are currently 13 houses listed for sale.  One is a foreclosed home that just came on the market and is listed for only $114,900.  This is a 1,636 square foot home with 3 bedrooms and 2 baths.  It is not a waterfront home.  Other than this house, the list prices range from $269,900 with 16 days on market to $842,000 with 281 days on market.  The average list price in Baywood Village Palm Harbor is $393,500.  The average days on market is 250, with a high days on market of 823 for a home listed for $842,000 that is a 3,149 square foot Palm Harbor waterfront home with a pool, 4 bedrooms and 3 baths.

For more information on Baywood Village Palm Harbor or any other specific community in the area, visit Sun Bay Associates Market Snapshot and get no cost reports about Palm Harbor waterfront communities and other waterfront communities in the area.

There are two houses under contract in Baywood Village.  Both are Baywood Village short sale houses.  One, at 357 Westwinds Dr. is listed for $124,000, is a 1,421 square foot home with a pool and is not a Palm Harbor waterfront house.  The other house under contract is at 300 Crosswinds Dr., is listed for $225,000, is a 1,678 square foot Palm Harbor waterfront house with no pool and 3 bedrooms/2 baths.  This house had only 9 days on market so was priced very well, as determined by the market.

For this last 30 days real estate reporting period, one home on 318 Crosswinds Dr. was sold.  This was a 1,824 square foot home that was listed for $149,900 and sold for $146,905 after 244 days on market.  This was a Baywood Village short sale.  This house is a pool home and is not a Palm Harbor waterfont home.

You can also get additional community information including local goings on or school info by visiting Sun Bay Associates favorite links page. 

So if you are looking for a Palm Harbor waterfront home, and in the current market these are more affordable than ever, come see Baywood Village Palm Harbor.  You will like it!!

Happy House Hunting!

Fairway Estates, Dunedin - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Fairway Estates, Dunedin continues to have an active real estate market.  This wonderful community abuts the Dunedin Country Club and golf carts are the way to get around in this golf community.

For this 30 day period, there are 11 homes listed for sale in Fairway Estates, Dunedin, FL.  The average list price is $236,909 and the list prices range from $114,900 to $499,900 with the average days on market at 150.    Days on market is one gauge that real estate investors use to help determine if a property is priced correctly.  The more days on market a house is listed, that tells the real estate investor that the price is being rejected by the market of buyers.

One home in Fairway Estates is currently under contract, after only 4 days on market. 

1401 Hagen Ave. was listed for $175,000, has 1,425 square feet and a 2 car garage.

In this last 30 day period, 4 homes sold in Fairway Estates, Dunedin.  Two of these are distressed property, bank owned.

One of the distressed properties is:  1242 Taylor Ave., listed for $159,000 and sold for $168,000 after only 19 days on market.  The sale price reflects the current market value and as often happens when a house is priced correctly, the final sale price was higher than the list price.  This is especially true for bank owned distressed property since the banks want to price houses correctly so they can get them sold and off the books.

The other bank owned distressed property in Fairway Esates was 1310 Fairway Dr., listed for $165,338 and sold for $165,338 after only 49 days on market.

Two other homes in Fairway Esatates sold in the past month.

1159 Burke Ave., listed for $224,900 and sold for $211,000 after 142 days on market.  This is a 3 bedroom house with a 2 car garage.

2326 Armour Dr., listed for $268,000 and sold for $255,000 after only 47 days on market.  This also is a 3 bedroom home with a 2 car garage and has a pool.

For information on specific neighborhoods, visit Sun Bay Associates' Market Snapshot for real time information on real estate activity in the neighborhood your have interest in.

Bay Arbor, Oldsmar, FL - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

This 30 day real estate update is for Bay Arbor, Oldsmar, FL.  There are currenty 7 properties listed for sale in Bay Arbor, Oldsmar.  Of these, one is new in the last 30 days. 

382 Ventura Dr., Oldsmar is listed for $284,900 and has a pool, 1,708 square feet and a 2 car garage.

Of the active listings in Bay Arbor, the list prices range from $249,900 to $299,000 and the days on market range from 14 to 423.  One house, at 324 Bay Arbor Blvd. is a distressed property, bank owned.  It is listed for $254,900 and as 139 days on market.

The largest house listed in Bay Arbor is listed for $299,000, is a 2,240 square foot home with 3 bedrooms, 2 and 1/2 baths and a three car garage.

There is one house under contract in Bay Arbor.

404 Wingate Circle, Oldsmar, listed for $240,000 after only 35 days on market.  This is a 2,053 square foot house with a 2 car garage, 3 bedrooms and 2 baths.  It is not a distressed property.

One house sold in Bay Arbor in the last 30 days.

400 Ventura Dr., listed for $280,000 and sold for $280,000k after 146 days on market.  This house was a distressed property, short sale.

For specific information on a neighborhood you may have interest in, visit Sun Bay Associates' Market Snapshot page for real time real estate information in that neighborhood.  If your preference is to design a real estate search for the greater Tampa Bay area, visit Sun Bay Associates' FREE home search site and create your own unique real estate search.

If your are interested in distressed property, or just curious, visit Sun Bay Associates' distressed property site for current and FREE information on distressed property, short sales and foreclosures.

Happy House Hunting!!

Baywood Village, Palm Harbor - 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's 30 day real estate update, the first of the new year, is for Baywood Village, Palm Harbor.  This charming waterfront community, on the Gulf of Mexico, is a mix of gulf front and canal waterfront homes, has a great location close to downtown Old Palm Harbor, is very near to the Pinellas Trail, and just may be the best kept secret of a waterfront community in Pinellas County.

In the last 30 days, there were 14 properties listed for sale in Baywod Village, Palm Harbor.  Nine of these are waterfront homes.  The list prices range from $107,900 to $935,000 and the days on market range from 103 to 736.  Of these 14 properties, 3 are distressed property, two short sales and one bank owned property.

There are 4 houses under contract in Baywood Village.  Of these, 3 are distressed property, two short sales and one bank owned property.

357 Westwinds Dr., listed for $124,000 with 80 days on market is a distressed property, short sale.

225 Westwinds Dr., listed for $125,000 is a distressed property, short sale, with only 1 day on market.

332 Westwinds Dr., listed for $159,500 with 19 days on market is a distressed property, bank owned.  This is a waterfront home.

335 Crosswinds Dr., listed for $360,000 with only 32 days on market is a waterfront home and is NOT a distressed property.  This is a 2347 square foot home with a 2 car garage.

The days on market is a very strong indicator of how well priced a home is.  When a home is for sale for over 100 days and has no offers, it is very likely priced too high for the current market conditions.  One should take note that of the four homes under contract, the days on market are 1, 19, 32 and 80.  This indicates that the market readily accepted the list pricing of these homes. 

The average days on market of the homes that are still for sale, and NOT selling, is 261.  This is a very strong indication that the market is not accepting the list price of these homes.  Each of the homes listed for sale in this last 30 day period in Baywood Village has more than 100 days on market, indicating that the market is not accepting the pricing of these homes.

Four houses listed in Baywood Village expired in the LMS in the last 30 days.  The days on market for these were 182, 211, 291 and 692.

For information on any listing in Baywood Village, Palm Harbor, simply contact us at 727-939-1515.

If you would like to perform a real estate search in a specific neighborhood, visit Sun Bay Associates' Market Snapshot for real time real estate information in that neighborhood.

If your preference is to create your own unique real estate search in the greater Tampa Bay area, visit Sun Bay Associates' FREE real estate search site and design whatever real estate search you want that fits your needs.

To learn more about distressed property, and short sales or foreclosures in particular, visit our distressed property website for free reports and other information.

Happy New Year!!

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!!

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!!

Eniswood, Palm Harbor - a 30 Day Update

by Doug & Gwen Campbell at Sun Bay Associates

For this 30 day update, Eniswood, Palm Harbor had a busy month of real estate acivity.  This is a very desirable neighborhood in Palm Harbor with an excellent location that is convenient to the beaches, fishing, Lake Tarpon, excellent schools, shopping, restaurants and only about 30 to 45 minutes from the Tampa International Airport.

One new listing came on the market in this 30 day period.  1128 Eniswood Pkwy, listed for $300,000 with 2,630 square feet and a pool.

For the three active listings in Eniswood, the average list price is $254,967 and the days on market averages 163.

There are currently 3 houses under contract in Eniswood, Palm Harbor.  All three are distressed property, short sales.

1264 Ridgegrove Dr. S, listed for $189,00 with 205 days on market.  This is a short sale, the home has 1,960 square feet, has a pool an a 2 car garage.

1176 Eniswood Pkwy., listed for $225,000 with 205 days on market.  This is also a short sale, is a home with 2,059 square feet and a 2 car garage.

1116 Eniswood Pkwy., listed for $270,000 with 342 days on market.  This is a 3,302 square foot home, has a pool and a 3 car garage.

The average list price for these three homes under contract is $228,000 with an average days on market of 202.

Two homes sold during this 30 day period, neither was a distressed property.

2933 Glenpark Rd., listed for $199,900, sold for $198,000 after only 4 days on market.

The other sold home was 1092 Eniswood Pkwy., listed for $344,900 and sold for $342,000 after 74 days on market.  Both homes sold for 99% of the list price. 

To learn more about real estate activity in a specific neighborhood, visit Sun Bay Associates' Market Snapshot to see what is happening in your neighborhood in real time.

If you would like to learn more about distressed property, short sales and foreclosures, visit Sun Bay Associates' distressed property site for reports and information.  For those more adventurous souls who want to research real estate in the greater Tampa Bay area, visit Sun Bay Associates' FREE home search and design your unique real estate search.

Happy House Hunting!!

Patty Ann Acres, Palm Harbor

by Doug & Gwen Campbell at Sun Bay Associates

Today's 30 day update is for Patty Ann Acres, Palm Harbor.  In the past 30 days there has not been any new listing or sold house.  This seems to follow the pattern of people waiting until after the holidays to put their home on the market, which may be costing them buyers and the best price, since serious buyers are out at this time of year.

There are currently 5 houses listed for sale, with prices ranging from $139,900 to $259,900 and the days on market range from 41 to 211.

One house listing expired in the last 30 days.  It is a distressed property, short sale and foreclosure proceedings have begun on this house.

Of the currently listed homes in Patty Ann Acres, one is a distressed property, short sale.  This is 1920 Sandpiper Dr. and is listed for $199,000 with 211 days on market.

For those who may want to learn more about distressed property, short sales or foreclosures, visit Sun Bay Associates' distressed property website for free reports and additional info on distressed property.  To learn more about your specific neighborhood, visit Sun Bay Associates' Market Snapshot for real time real estate information.

To perform a real estate search in the greater Tampa Bay area, visit Sun Bay Associates' FREE home search and tailor your real estate search to your specific needs.

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 - The Campbell Team Real Estate
Gwen and Doug Campbell - The Campbell Team
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