Home Values In The Glen At Golden Eagle

Posted by Joe Manausa on Wednesday, April 28th, 2010 at 11:45am.

Home values In the Glen At Golden Eagle are moving down much like the rest of the Tallahassee real estate market, but stabilization might be occurring.

Home values in the Glen at Golden Eagle are moving downwards, much like the rest of the Tallahassee real estate market. But there might be some signs of stabilization in this Northeast Tallahassee neighborhood which features homes from $150K to $250K.

Recently, reader "Don" wrote in with some questions about the Glen at Golden Eagle. Don wrote:

We’re always on here! I need some info about what is happening in the Glen Golden Eagle:

  • Any forecasts for home values in this area? (down, way down)
  • Is demand really low in the Glen?
  • Is this neighborhood a reseller nightmare area?
  • Is it hard to resell with a pool?
  • Is there any thing about the Glen we should be asking, but have not?

Will there be HOTTER deals in Ox Bottom in next 12-18 months that we should wait based on data we can ascertain, (e.g arm resets, renters, delinquencies)? It seems that waiting 12 months may be better for deals than jumping on the rates/tax credits. We really like Ox bottom best. I think investors would just crowd normal folks out of deals in Ox Bottom, and am I wrong?

As any long-time readers of the Tallahassee Real Estate Blog knows, we love to use reader questions as the stimulus for our blog posts. This is a great way to ensure that we are keeping our content "fresh" and geared towards the interests of people buying and selling real estate today.

Home Values In The Glen At Golden Eagle

The real estate graph above tracks all arms-length existing home sales in the Glen At Golden Eagle. The one year trend in red shows how values rose and now are falling, while the five year trend shows no depreciation yet. Based on what we covered in our past few blogs on moving average crossovers, I can conclude that the market in the Glen is very bearish right now and values will continue to fall.

Currently, there are 8 homes for sale in the Glen at Golden Eagle, and the asking prices run from $159K to $225K. The number of sales have dropped to nearly 1 per month, which is the lowest it has been since resales started ten years ago. This tells me that Buyers do not see value at the current asking prices, and that demand will not return until more attractive pricing occurs.

Recent sales show anything purchased recently has fallen in value below 2005 prices. One sale showed overall appreciation because the previous sale was in 2001. It is important to note that no sale over $200K has occurred since 2008 (contract date).

This neighborhood is not "a nightmare". Don had asked if there was something wrong in the Glen or if having a pool was good or bad. Pools are good for buyers wanting pools, and bad for those who don't (how's that for in-depth analysis!). Overall, I do believe that homeowners with pools sell for higher prices. And as far as Tallahassee neighborhoods go, the Glen at Golden Eagle is wonderful and highly desirable. Once prices settle a little more, I would not be surprised if we don't see unit sales rush back upwards of 2o or 30 per year.

Recent Home Sales In The Glen At Golden Eagle

Address Recent Price Old Price Recent Date Old Date Ann. Apprec. % Total Apprec. %
9313 ROYAL TROON DR $200,000 $235,000 4/9/2010 1/10/2006 -3.5% -15%
9113 STONEHENGE TRL $157,000 $119,900 12/31/2009 10/5/2001 3.8% 31%
9162 STONEHENGE TRL $150,000 $174,000 10/28/2009 4/15/2005 -3.0% -14%
1985 SUNNY DALE DR $197,000 $250,000 9/25/2009 8/28/2006 -6.9% -21%
1826 NEWMAN LN $175,000 $210,900 9/18/2009 4/20/2006 -5.0% -17%
1774 NEWMAN LN $160,000 $175,000 8/12/2009 10/28/2005 -2.3% -9%
2396 HEATHROW DR $200,000 $225,000 8/4/2009 5/27/2005 -2.7% -11%
1866 NEWMAN LN $150,000 $193,500 5/22/2009 5/31/2006 -7.5% -22%
2424 HEATHROW DR $258,000 $275,000 12/23/2008 7/30/2007 -4.4% -6%
1810 NEWMAN LN $181,000 $199,900 12/21/2008 4/26/2005 -2.6% -9%
Based upon the supply and demand information that we have, there is roughly 7 months of supply of homes for sale in the Glen at Golden Eagle, but this does not include the growing shadow inventory. Nonetheless, that makes this a MUCH better than average Tallahassee neighborhood if one is hoping to see prices return to appreciation soon.

Past Home Sales In The Glen At Golden Eagle

Address Sales Price Size Age PpSFT Sale Date
9313 ROYAL TROON DR $200,000 1,669 2004 $120 4/9/2010
1871 NEWMAN LN $166,500 1,322 1998 $126 2/12/2010
2011 SUNNY DALE DR $156,000 1,456 2003 $107 1/25/2010
9113 STONEHENGE TRL $157,000 1,254 1998 $125 12/31/2009
1758 NEWMAN LN $190,000 1,511 1999 $126 11/13/2009
9162 STONEHENGE TRL $150,000 1,272 1999 $118 10/28/2009
9341 TUSCANY DR $185,000 1,572 2002 $118 10/15/2009
1985 SUNNY DALE DR $197,000 1,709 2004 $115 9/25/2009
1826 NEWMAN LN $175,000 1,350 1999 $130 9/18/2009
1774 NEWMAN LN $160,000 1,214 1998 $132 8/12/2009
2396 HEATHROW DR $200,000 1,729 2004 $116 8/4/2009
9325 ROYAL TROON DR $172,000 1,350 2003 $127 7/31/2009
1847 NEWMAN LN $192,000 1,398 1998 $137 6/30/2009
1866 NEWMAN LN $150,000 1,282 1998 $117 5/22/2009
2136 HEATHROW DR $162,500 1,472 1998 $110 2/17/2009
9154 STONEHENGE TRL $157,800 1,314 1998 $120 2/2/2009
2312 HEATHROW DR $182,500 1,472 2002 $124 1/14/2009
2047 SUNNY DALE DR $213,900 1,720 2004 $124 1/9/2009
2424 HEATHROW DR $258,000 1,980 2003 $130 12/23/2008
1810 NEWMAN LN $181,000 1,502 1999 $121 12/21/2008
9138 STONEHENGE TRL $156,000 1,239 1998 $126 12/10/2008
9426 WINDAM WAY $221,000 1,954 2004 $113 8/14/2008
1779 NEWMAN LN $175,000 1,771 1998 $99 7/31/2008
1771 NEWMAN LN $205,000 1,503 1998 $136 7/7/2008
9305 TUSCANY DR $199,900 1,541 2003 $130 6/27/2008
1775 NEWMAN LN $210,000 1,632 1998 $129 6/2/2008
9091 STONEHENGE TRL $189,900 1,301 1998 $146 5/16/2008
1805 NEWMAN LN $247,000 1,737 2006 $142 5/15/2008
9318 TUSCANY DR $279,500 1,701 2004 $164 5/9/2008
9305 TUSCANY DR $200,000 1,541 2003 $130 5/2/2008
140535A0190 $193,800 1,501 1999 $129 3/27/2008
9150 STONEHENGE TRL $205,000 1,466 1998 $140 2/28/2008
1991 SUNNY DALE DR $236,000 1,925 2004 $123 1/16/2008
9402 WINDAM WAY $245,000 1,938 2003 $126 1/16/2008
2214 HEATHROW DR $225,000 2,022 2003 $111 1/15/2008
1794 NEWMAN LN $221,500 1,492 2001 $148 12/20/2007
2120 HEATHROW DR $174,000 1,261 1998 $138 12/13/2007
2041 ASCOT WAY $208,000 1,448 2000 $144 11/23/2007
9317 ROYAL TROON DR $230,000 1,786 2004 $129 10/22/2007
1851 NEWMAN LN $210,000 1,504 1998 $140 9/25/2007
140535B0170 $224,000 1,658 1998 $135 8/24/2007
2424 HEATHROW DR $275,000 1,980 2003 $139 7/30/2007
2325 HEATHROW DR $231,200 1,590 2004 $145 7/27/2007
2029 ASCOT WAY $185,000 1,261 1998 $147 6/28/2007
1831 NEWMAN LN $210,000 1,486 1998 $141 3/23/2007
1991 SUNNY DALE DR $277,500 1,925 2004 $144 3/7/2007
2620 HEATHROW DR $215,000 1,412 2005 $152 3/5/2007
9406 WINDAM WAY $279,000 2,020 2003 $138 2/22/2007
1802 NEWMAN LN $196,000 1,322 2000 $148 1/23/2007
9121 STONEHENGE TRL $187,000 1,304 1999 $143 1/19/2007
2128 HEATHROW DR $217,000 1,467 1998 $148 1/10/2007
1767 NEWMAN LN $230,000 1,473 1998 $156 12/5/2006
9330 TUSCANY DR $239,000 1,667 2004 $143 10/17/2006
9318 TUSCANY DR $289,000 1,701 2004 $170 9/26/2006
9329 TUSCANY DR $196,500 1,350 2002 $146 9/13/2006
1985 SUNNY DALE DR $250,000 1,709 2004 $146 8/28/2006
1854 NEWMAN LN $212,000 1,281 1999 $165 7/11/2006
1782 NEWMAN LN $222,000 1,492 1999 $149 6/30/2006
9332 ROYAL TROON DR $251,000 1,712 2003 $147 6/13/2006
2536 HEATHROW DR $239,000 1,472 2003 $162 6/9/2006
1866 NEWMAN LN $193,500 1,282 1998 $151 5/31/2006
2466 HEATHROW DR $248,000 1,504 2005 $165 5/31/2006
9316 ROYAL TROON DR $248,900 1,699 2003 $146 5/26/2006
9321 TUSCANY DR $238,000 1,694 2003 $140 5/17/2006
9134 STONEHENGE TRL $239,900 1,626 1999 $148 5/16/2006
9426 WINDAM WAY $280,000 1,954 2004 $143 4/25/2006
1995 SUNNY DALE DR $270,000 1,938 2003 $139 4/21/2006
1826 NEWMAN LN $210,900 1,350 1999 $156 4/20/2006
9321 ROYAL TROON $265,400 1,938 2004 $137 4/14/2006
9133 STONEHENGE TRL $200,000 1,289 1998 $155 4/11/2006
9336 ROYAL TROON DR $248,900 1,699 2003 $146 3/22/2006
9142 STONEHENGE TRL $225,000 1,433 1997 $157 3/17/2006
2494 HEATHROW DR $272,900 1,938 2003 $141 2/24/2006
9344 ROYAL TROON DR $246,900 1,708 2003 $145 1/31/2006
1985 SUNNY DALE DR $237,000 1,709 2004 $139 1/13/2006
9313 ROYAL TROON DR $235,000 1,669 2004 $141 1/10/2006
2283 HEATHROW DR $220,000 1,380 2004 $159 12/28/2005
2120 HEATHROW DR $197,900 1,261 1998 $157 12/19/2005
1759 NEWMAN LN $207,000 1,374 2000 $151 11/3/2005
1755 NEWMAN LN $209,900 1,363 2000 $154 10/31/2005
1774 NEWMAN LN $175,000 1,214 1998 $144 10/28/2005
9324 ROYAL TROON DR $234,900 1,708 2003 $138 10/21/2005
2256 HEATHROW DR $254,000 1,387 2004 $183 10/6/2005
9306 TUSCANY DR $208,000 1,472 2003 $141 9/23/2005
9345 TUSCANY DR $265,000 1,938 2002 $137 9/23/2005
2200 HEATHROW DR $239,900 1,688 2003 $142 9/13/2005
1806 NEWMAN LN $225,000 1,622 1998 $139 8/31/2005
9310 TUSCANY DR $256,000 1,938 2004 $132 8/30/2005
1767 NEWMAN LN $219,000 1,473 1998 $149 7/28/2005
1766 NEWMAN LN $215,000 1,690 1997 $127 7/27/2005
2029 ASCOT WAY $179,000 1,261 1998 $142 7/20/2005
9317 TUSCANY DR $252,000 1,977 2003 $127 7/20/2005
9095 STONEHENGE TRL $182,500 1,388 1999 $131 7/8/2005
2535 HEATHROW DR $210,000 1,472 2003 $143 6/30/2005
2550 HEATHROW DR $222,900 1,522 2003 $146 6/28/2005
9410 WINDAM WAY $233,000 1,950 2004 $119 6/15/2005
1798 NEWMAN LN $175,000 1,363 2000 $128 6/10/2005
2140 HEATHROW DR $192,000 1,544 1999 $124 6/8/2005
2396 HEATHROW DR $225,000 1,729 2004 $130 5/27/2005
140535B0140 $208,000 1,630 1998 $128 5/27/2005
1814 NEWMAN LN $191,000 1,449 1999 $132 5/2/2005
1810 NEWMAN LN $199,900 1,502 1999 $133 4/26/2005
9162 STONEHENGE TRL $174,000 1,272 1999 $137 4/15/2005
9401 WINDAM WAY $185,000 1,406 2002 $132 4/11/2005
1813 NEWMAN LN $168,900 1,214 1998 $139 3/21/2005
9117 STONEHENGE TRL $189,900 1,535 1999 $124 3/18/2005
1775 NEWMAN LN $200,000 1,632 1998 $123 2/18/2005
2033 ASCOT WAY $171,100 1,368 1997 $125 2/8/2005
1859 NEWMAN LN $175,000 1,506 1998 $116 1/28/2005
9332 ROYAL TROON DR $208,000 1,712 2003 $121 1/28/2005
1809 NEWMAN LN $149,700 1,232 1999 $122 1/25/2005
1862 NEWMAN LN $175,100 1,496 1999 $117 1/19/2005
9305 TUSCANY DR $198,900 1,541 2003 $129 1/19/2005
9320 ROYAL TROON DR $222,500 1,938 2003 $115 1/10/2005
1867 NEWMAN LN $175,000 1,412 1998 $124 12/15/2004
1838 NEWMAN LN $162,900 1,284 1999 $127 11/19/2004
1826 NEWMAN LN $173,900 1,350 1999 $129 11/18/2004
2028 ASCOT WAY $185,500 1,524 1999 $122 9/30/2004
1839 NEWMAN LN $162,500 1,265 1998 $128 9/29/2004
1835 NEWMAN LN $171,000 1,436 1998 $119 9/23/2004
1863 NEWMAN LN $159,300 1,304 1998 $122 8/30/2004
9304 ROYAL TROON DR $218,000 1,938 2004 $112 8/19/2004
9320 ROYAL TROON DR $210,000 1,938 2003 $108 8/9/2004
1854 NEWMAN LN $149,900 1,281 1999 $117 7/28/2004
2270 HEATHROW DR $185,000 1,711 2004 $108 7/19/2004
1775 NEWMAN LN $155,000 1,632 1998 $95 7/8/2004
1802 NEWMAN LN $146,000 1,322 2000 $110 6/1/2004
2021 ASCOT WAY $178,000 1,598 1999 $111 5/27/2004
9340 ROYAL TROON DR $190,000 1,632 2003 $116 5/27/2004
1801 NEWMAN LN $176,600 1,398 1998 $126 5/19/2004
9125 STONEHENGE TRL $180,000 1,440 1998 $125 5/4/2004
2116 HEATHROW DR $151,900 1,317 1998 $115 3/23/2004
1786 NEWMAN LN $152,000 1,363 2000 $112 3/5/2004
1771 NEWMAN LN $158,000 1,503 1998 $105 2/26/2004
1806 NEWMAN LN $177,000 1,622 1998 $109 2/16/2004
9142 STONEHENGE TRL $149,900 1,433 1997 $105 1/30/2004
9091 STONEHENGE TRL $144,900 1,301 1998 $111 1/27/2004
1866 NEWMAN LN $137,500 1,282 1998 $107 12/15/2003
1786 NEWMAN LN $152,000 1,363 2000 $112 12/9/2003
2144 HEATHROW DR $165,900 1,406 2002 $118 12/5/2003
1858 NEWMAN LN $142,700 1,319 1998 $108 11/26/2003
9401 WINDAM WAY $156,800 1,406 2002 $112 10/31/2003
140535B0140 $174,900 1,630 1998 $107 9/29/2003
1751 NEWMAN LN $138,000 1,214 1998 $114 8/14/2003
9099 STONEHENGE TRL $140,000 1,432 1999 $98 8/14/2003
1754 NEWMAN LN $155,000 1,501 1998 $103 8/11/2003
9166 STONEHENGE TRL $132,500 1,301 1998 $102 7/29/2003
1750 NEWMAN LN $140,000 1,307 1998 $107 7/21/2003
2116 HEATHROW DR $124,000 1,317 1998 $94 7/1/2003
140535B0140 $149,900 1,630 1998 $92 6/25/2003
1802 NEWMAN LN $132,500 1,322 2000 $100 6/16/2003
9121 STONEHENGE TRL $134,500 1,304 1999 $103 6/12/2003
1759 NEWMAN LN $139,900 1,374 2000 $102 5/23/2003
1834 NEWMAN LN $168,000 1,590 1999 $106 4/30/2003
1851 NEWMAN LN $144,000 1,504 1998 $96 4/28/2003
1818 NEWMAN LN $150,000 1,600 1999 $94 3/7/2003
1843 NEWMAN LN $140,000 1,418 1999 $99 2/26/2003
9103 STONEHENGE TRL $142,900 1,576 1999 $91 1/31/2003
2120 HEATHROW DR $124,900 1,261 1998 $99 12/30/2002
1767 NEWMAN LN $134,000 1,473 1998 $91 10/30/2002
1798 NEWMAN LN $128,900 1,363 2000 $95 9/23/2002
2124 HEATHROW DR $138,000 1,433 1997 $96 8/6/2002
1843 NEWMAN LN $133,500 1,418 1999 $94 7/26/2002
9103 STONEHENGE TRL $136,000 1,576 1999 $86 2/28/2002
2116 HEATHROW DR $121,900 1,317 1998 $93 12/21/2001
140535B0140 $135,000 1,630 1998 $83 10/31/2001
9113 STONEHENGE TRL $119,900 1,254 1998 $96 10/5/2001
9125 STONEHENGE TRL $134,900 1,440 1998 $94 10/5/2001
1867 NEWMAN LN $130,000 1,412 1998 $92 9/14/2001
2132 HEATHROW DR $118,000 1,306 1998 $90 7/31/2001
9150 STONEHENGE TRL $123,000 1,466 1998 $84 5/29/2001
1809 NEWMAN LN $111,000 1,232 1999 $90 4/27/2001
9130 STONEHENGE TRL $133,000 1,684 1999 $79 2/19/2001
2120 HEATHROW DR $109,900 1,261 1998 $87 12/27/2000
1855 NEWMAN LN $27,400 1,447 1998 $19 12/4/2000
1854 NEWMAN LN $110,000 1,281 1999 $86 10/12/2000
1801 NEWMAN LN $120,000 1,398 1998 $86 7/31/2000
9142 STONEHENGE TRL $122,900 1,433 1997 $86 7/7/2000
9166 STONEHENGE TRL $107,500 1,301 1998 $83 6/26/2000
1806 NEWMAN LN $126,500 1,622 1998 $78 6/5/2000
9099 STONEHENGE TRL $121,000 1,432 1999 $84 6/2/2000
9121 STONEHENGE TRL $107,500 1,304 1999 $82 5/25/2000
1867 NEWMAN LN $119,900 1,412 1998 $85 4/28/2000
2124 HEATHROW DR $125,000 1,433 1997 $87 6/11/1999
1813 NEWMAN LN $105,900 1,214 1998 $87 4/30/1999
1779 NEWMAN LN $110,000 1,363 1998 $81 3/4/1999
9146 STONEHENGE TRL $110,000 1,312 1997 $84 2/22/1999

Joe Manausa, MBA is a 26 year veteran of real estate brokerage in Tallahassee, Florida and has owned and managed his own company since 1992. He is a daily blogger with content that focuses on real estate analytics and providing his clients with a tactical advantage in today's challenging market.

1 Response to "Home Values In The Glen At Golden Eagle"

Don wrote: Thanks for answering each, Joe! Much appreciated.

Posted on Saturday, May 1st, 2010 at 9:38pm.

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