Understanding Real Estate Sales Reports

Posted by Joe Manausa on Wednesday, December 3rd, 2008 at 12:32pm.

Recently a reader left a comment (which I appreciate) indicating that he thought my data was incorrect for home sales in Southwood. In doing my research to validate the data, I figured I might as well turn it into a blog about current home sales in Southwood. The reader wrote:

Joe, I really enjoy reading your Blog, but I work in 2 of the communities that are in the top ten of your list, and I know that your figures are wrong!. Where did you get the figures for this list?? The sold numbers are nowhere near where you say they are?

This is where an understanding our source data is so important when reading real estate reports. Most real estate reports are based upon information from the local, regional, or national MLS, but unfortunately the MLS only represents 50-65% of what is actually selling in the market. For a complete understanding of home sales in Southwood, we need to look to the Leon County Tax Records.

So, here is what I've done. I've pulled the information from all of the sales recorded in Leon County (The Tallahassee real estate market) and have included the previous twelve month's sales below (note these are for sales RECORDED through October 31, 2008).

Southwood Home Sales Cooling

Here is a simple real estate graph of the homes sold in Southwood each month, with the 12 month trend showing as a red-line (average number of homes sold in Southwood each month for the trailing twelve months).

As you can see from the graph, less than 11 homes per month are selling in Southwood, down from a market high of 32 home sales per month in November of 2005.

Previous Blogs Containing Southwood Information Previous Blog On Southwood In Tallahassee

Southwood Home Sales For Past 12 Months

Below are the recorded home sales in Southwood that I have used in this report (for the most recent twelve months of recorded sales). If my records are off in any way, please provide input below so that I can fix the problem.

Parcel Address Price SqFt HC Year Built Sale Date Record Date
3995 FOUR OAKS BLVD $192,500 1,483 2001 10/15/2008 10/16/2008
4024 COLLETON CT $175,000 1,324 2003 10/8/2008 10/10/2008
2401 GOLDENROD WAY $459,000     10/3/2008 10/9/2008
4267 RALEIGH WAY $266,000 1,692 2006 10/3/2008 10/9/2008
3626 FOUR OAKS BLVD $233,000 1,777 2005 10/1/2008 10/7/2008
3753 FOUR OAKS BLVD $289,300 2,156 2002 10/3/2008 10/7/2008
2469 LANTANA LN $329,900     9/26/2008 10/6/2008
3132 MIST FLOWER RD $465,000     9/26/2008 10/6/2008
3240 THOREAU AVE $460,000     10/1/2008 10/3/2008
4186 FOUR OAKS BLVD $202,500     9/25/2008 10/2/2008
4194 FOUR OAKS BLVD $198,000     9/29/2008 10/2/2008
4142 FAULKNER LN $518,000     9/26/2008 10/1/2008
3108 MIST FLOWER RD $262,000     9/23/2008 9/30/2008
4198 FOUR OAKS BLVD $265,900     9/19/2008 9/26/2008
4265 SUMMERTREE DR $255,000 1,632 2006 9/25/2008 9/26/2008
4030 BLAIRSTONE RD $212,000 1,777 2005 9/12/2008 9/22/2008
3769 FOUR OAKS BLVD $250,000 1,893 2002 9/17/2008 9/22/2008
4178 FOUR OAKS BLVD $275,800     9/15/2008 9/22/2008
3143 MULBERRY PARK BLVD $195,000 1,744 2002 9/15/2008 9/18/2008
4118 FOUR OAKS BLVD $221,000     8/29/2008 9/5/2008
3142 DUXBURY LN $455,000     8/29/2008 9/4/2008
3766 PINEY GROVE DR $575,000 3,588 2005 8/28/2008 9/2/2008
4121 FITZGERALD RD $145,000 2,275 2006 8/29/2008 9/2/2008
3748 IVY GREEN TRL $325,000 2,381 2002 8/22/2008 8/28/2008
2468 RAIN LILY WAY $328,600     8/15/2008 8/21/2008
3785 CHANTICLEER CT $281,000 2,057 2002 8/15/2008 8/19/2008
2458 GOLDENROD WAY $430,400     8/13/2008 8/18/2008
3181 MULBERRY PARK BLVD $173,400 1,324 2002 8/7/2008 8/11/2008
3161 BARINGER HILL DR $349,500 2,109 2002 8/6/2008 8/8/2008
4130 FAULKNER LN $470,000 2,853 2006 7/30/2008 8/8/2008
3067 BENT GRASS LN $306,900     7/28/2008 8/7/2008
3071 BENT GRASS LN $234,400     7/25/2008 8/6/2008
3721 RIVERTON TRL $219,000     7/30/2008 8/6/2008
2505 TWAIN DR $324,900 2,233 2006 7/31/2008 8/5/2008
2115 FERNLEIGH DR $251,000 1,782 2003 7/25/2008 8/5/2008
2452 RAIN LILY WAY $264,800     7/30/2008 8/4/2008
3993 FOUR OAKS BLVD $189,900 1,324 2001 7/24/2008 7/30/2008
3055 BENT GRASS LN $317,400     7/18/2008 7/25/2008
2429 GOLDENROD WAY $461,400     7/11/2008 7/21/2008
3249 DUNLEITH LN $242,000 2,185 2004 7/11/2008 7/18/2008
3610 FOUR OAKS BLVD $228,800 1,394 2005 7/11/2008 7/14/2008
3034 CUMMINGS AVE $98,000 1,837 2005 7/8/2008 7/9/2008
3219 WHITMAN WAY $235,000 1,683 2005 6/27/2008 7/8/2008
3690 MOSSY CREEK LN $730,000     7/3/2008 7/8/2008
4142 FOUR OAKS BLVD $217,800     6/27/2008 7/1/2008
3729 RIVERTON TRL $273,500     6/9/2008 7/1/2008
3059 BENT GRASS LN $265,000     6/11/2008 6/30/2008
3129 BARINGER HILL DR $315,000 2,368 2001 6/26/2008 6/30/2008
3717 RIVERTON TRL $283,500     6/11/2008 6/30/2008
3147 MULBERRY PARK BLVD $196,000 1,483 2002 6/26/2008 6/27/2008
3677 MOSSY CREEK LN $700,000     6/26/2008 6/27/2008
3211 WHITMAN WAY $257,000 2,021 2005 6/20/2008 6/23/2008
3116 MIST FLOWER RD $243,300     6/20/2008 6/23/2008
3701 LONGFELLOW RD $375,000 2,683 2003 6/13/2008 6/20/2008
2110 FERNLEIGH DR $261,000 1,620 2003 6/16/2008 6/18/2008
4670 GROVE PARK DR $530,000 3,145 2006 6/6/2008 6/17/2008
3725 OVERLOOK DR $412,000 2,521 2003 6/10/2008 6/11/2008
3034 CUMMINGS AVE $245,000 1,837 2005 6/9/2008 6/10/2008
4289 SUMMERTREE DR $269,900 1,632 2006 6/9/2008 6/10/2008
4066 COLLETON CT $215,000 1,744 2003 6/2/2008 6/6/2008
3689 ESPLANADE WAY $240,000 1,578 2003 5/30/2008 6/6/2008
3718 LONGFELLOW RD $330,000 2,289 2003 5/27/2008 6/5/2008
3768 OVERLOOK DR $399,000 2,476 2003 5/16/2008 6/4/2008
3008 DICKINSON DR $565,000     5/28/2008 6/2/2008
2525 TWAIN DR $367,000 2,507 2006 5/23/2008 5/28/2008
4110 FAULKNER LN $575,000     5/22/2008 5/28/2008
4064 SHADY VIEW LN $319,000 2,185 2004 5/22/2008 5/27/2008
3053 DICKINSON DR $256,000 1,620 2005 5/20/2008 5/22/2008
2109 CLIMBING WAY $275,000 2,156 2003 5/9/2008 5/22/2008
3010 CUMMINGS AVE $220,000 1,394 2005 5/15/2008 5/20/2008
3748 IVY GREEN TRL $290,000 2,381 2002 5/19/2008 5/20/2008
4269 SUMMERTREE DR $260,000 1,632 2006 5/12/2008 5/20/2008
4146 FOUR OAKS BLVD $221,400     5/5/2008 5/19/2008
4024 SHADY VIEW LN $290,000 2,185 2004 5/5/2008 5/9/2008
4102 FOUR OAKS BLVD $214,100     5/2/2008 5/5/2008
3238 SALINGER WAY $354,400 2,580 2004 4/21/2008 4/24/2008
2468 LANTANA LN $374,200     4/9/2008 4/22/2008
2421 GOLDENROD WAY $495,500     3/6/2008 4/8/2008
4044 SHADY VIEW LN $297,000 2,185 2004 3/31/2008 4/2/2008
2496 LANTANA LN $410,700     3/28/2008 4/1/2008
4138 FOUR OAKS BLVD $210,000     3/28/2008 4/1/2008
3240 UPDIKE RD $455,000 2,757 2005 3/28/2008 4/1/2008
3572 MOSSY CREEK LN $675,000 3,717 2006 3/27/2008 3/31/2008
3259 NEWBERRY BLVD $236,000 1,430 2003 3/7/2008 3/31/2008
3053 MERCHANTS ROW BLVD $203,700     3/21/2008 3/31/2008
4063 SWIFT WAY $241,000 1,394 2005 3/20/2008 3/24/2008
2480 LANTANA LN $259,500     2/11/2008 3/7/2008
3749 IVY GREEN TRL $300,000 2,045 2001 2/29/2008 3/4/2008
4062 FOUR OAKS BLVD $242,500     2/28/2008 3/3/2008
3737 OVERLOOK DR $400,000 2,752 2003 2/26/2008 2/28/2008
4303 FOUR OAKS BLVD $51,100 1,483 2004 12/6/2007 2/27/2008
2103 MERRIFIELD LN $283,000 2,203 2004 2/22/2008 2/25/2008
3061 DICKINSON DR $269,900 2,021 2005 2/12/2008 2/21/2008
3781 FOUR OAKS BLVD $292,500 2,812 2002 1/9/2008 2/19/2008
3018 CUMMINGS AVE $255,000 1,524 2006 2/1/2008 2/6/2008
2471 RAIN LILY WAY $423,000     1/31/2008 2/6/2008
4126 FOUR OAKS BLVD $252,000     1/29/2008 2/5/2008
4106 FOUR OAKS BLVD $210,000     1/29/2008 2/1/2008
3711 LONGFELLOW RD $330,000 2,650 2004 1/10/2008 1/28/2008
4110 FOUR OAKS BLVD $245,400     1/22/2008 1/25/2008
4306 AVON PARK CIR $105,000 1,324 2004 1/25/2008 1/25/2008
3781 FOUR OAKS BLVD $280,000 2,812 2002 11/16/2007 1/24/2008
2409 GOLDENROD WAY $475,100     12/20/2007 1/7/2008
2570 TWAIN DR $509,900     12/31/2007 1/3/2008
3251 DUNLEITH LN $272,500 1,940 2003 12/28/2007 1/2/2008
2470 GOLDENROD WAY $419,000     12/27/2007 12/28/2007
4130 FOUR OAKS BLVD $245,900     12/20/2007 12/21/2007
3767 GREYFIELD DR $410,000 2,812 2002 12/17/2007 12/19/2007
4114 FOUR OAKS BLVD $277,000     12/17/2007 12/19/2007
4122 FOUR OAKS BLVD $213,400     12/18/2007 12/19/2007
4119 KIPLING CT $355,000     12/5/2007 12/13/2007
4038 SWIFT WAY $323,000 2,203 2005 12/7/2007 12/10/2007
2486 GOLDENROD WAY $415,000     11/30/2007 12/7/2007
2462 GOLDENROD WAY $446,400     11/28/2007 12/7/2007
3639 MOSSY CREEK LN $935,000 4,358 2004 12/6/2007 12/6/2007
2488 LANTANA LN $301,800     11/28/2007 11/30/2007
2476 LANTANA LN $300,700     11/28/2007 11/30/2007
2132 DRAYTON DR $340,000 2,503 2005 11/28/2007 11/30/2007
2132 DRAYTON DR $422,000 2,503 2005 11/28/2007 11/30/2007
3089 MERCHANTS ROW BLVD $219,500     11/15/2007 11/26/2007
2492 LANTANA LN $301,900     11/15/2007 11/21/2007
3736 IVY GREEN TRL $310,000 2,156 2002 11/16/2007 11/21/2007
4005 COLLETON CT $214,000 1,483 2002 11/16/2007 11/19/2007
4070 COLLETON CT $66,500 1,483 2003 11/16/2007 11/16/2007
3077 MERCHANTS ROW BLVD $209,000     11/14/2007 11/15/2007
3789 CHANTICLEER CT $505,000 2,851 2003 11/9/2007 11/14/2007
3686 BILTMORE AVE $249,500 1,584 2004 11/9/2007 11/14/2007
2467 RAIN LILY LN $376,600     10/29/2007 11/6/2007
4234 AVON PARK CIR $223,000 1,483 2005 10/30/2007 11/2/2007
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Joe Manausa is a real estate investor and the Broker and Co-Owner of Joe Manausa Real Estate. He can be reached via e-mail through the Tallahassee Real Estate Website or catch his latest writings on the Tallahassee Florida Real Estate Blog , or by calling (850) 386-2001.
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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.

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