Southwood Subdivision Home Sales Report

Posted by Joe Manausa on Monday, February 7th, 2011 at 12:27pm.

There are 59 homes for sale in Southwood and 9 of them are new construction and surprisingly "only" 20% of the homes listed.

As one of the most active neighborhoods in Tallahassee, the Southwood Subdivision is important to monitor even if you do not live there. We always have to remember that the overall state of the Tallahassee housing market is influenced by all the homes for sale in our area.

Currently, there are 59 homes for sale in Southwood (listed in the Tallahassee MLS) and 9 of them are new construction and surprisingly "only" 20% of the homes listed are distressed properties. With all the lis pendens filed in Tallahassee in 2010, we are expecting significantly more than 20% of of our sales to be distressed properties.

Homes For Sale In Southwood Tallahassee Image

Often times, readers are curious why I list relocation among the distressed properties. This is something that I started doing a few years ago when it became apparent that lenders were going to become very active in the disposition of real estate. As more of inventory of homes for sale are institutional in nature, we can certainly view homes with relocation contracts in a similar light as REO properties held by lenders.

Home Values Stabilizing In Southwood

As more distressed properties are entering the market, it is getting more difficult to produce historic trend reports without including a mile of caveats at the bottom of each graph. When trying to ascertain value trends (are home prices rising or falling?) in Southwood, we normally do not include sales that are not arms length, and the following real estate graph is the output that we receive.

Southwood Home Values Image

Questions About Homes Sales In Southwood

The graph above does not include new construction sales, foreclosure sales, short sales, pre-foreclosure sales, nor reo property sales. Additionally, I am concerned about the growing supply of homes in Southwood that were recently offered for sale and failed, but have not yet been relisted for sale. What are recently failed home sellers in Southwood choosing to do? Can we expect a deluge of properties to hit the market in Southwood? If the market does not recover as fast as they would like, will Southwood see a run of strategic defaults?

I'm not picking on Southwood, I just don't have the time to analyze every neighborhood in Tallahassee, so I focus on the larger ones. Southwood has been very active with new construction in a market that is reeking of over-supply, so you can bet I will keep this Southeast Tallahassee neighborhood on my current and future watch lists.

Arms Length Home Sales In Southwood

Southwood AddressPriceHome SizeHome ValueAgeSale Date
3243 APPLETON DR 470,000 2952 $159 2004 1/11/2011
3312 CALUMET DR 145,000 1394 $104 2006 1/5/2011
3242 BELLE MEADE TRL 380,000 2816 $135 2006 12/30/2010
2570 TWAIN DR 321,000 2847 $113 2007 12/22/2010
4121 FITZGERALD RD 242,300 2275 $107 2006 12/20/2010
3250 CAROLLTON DR 215,000 1782 $121 2004 12/17/2010
3254 CAROLLTON DR 215,000 1882 $114 2003 12/10/2010
4307 FOUR OAKS BLVD 154,900 1744 $89 2004 12/1/2010
3153 BUCKHEAD TRCE 222,500 2035 $109 2001 11/29/2010
3606 BILTMORE AVE 178,000 1633 $109 2006 11/19/2010
3165 BUCKHEAD TRCE 229,000 2045 $112 2002 10/28/2010
3794 PINEY GROVE DR 550,000 3234 $170 2003 10/28/2010
3590 FOUR OAKS BLVD 149,000 1394 $107 2005 10/27/2010
4052 SHADY VIEW LN 245,000 2035 $120 2004 10/26/2010
2123 SUNLIGHT TER 283,000 3214 $88 2004 10/22/2010
4063 COLLETON CT 139,000 1483 $94 2003 10/12/2010
4066 FOUR OAKS BLVD $126,000 1,521 $83 2007 9/29/2010
4043 SWIFT WAY $172,000 1,474 $117 2004 9/21/2010
3993 FOUR OAKS BLVD $130,000 1,324 $98 2001 9/20/2010
4229 SUMMERTREE DR $335,000 2,486 $135 2006 9/16/2010
2416 RAIN LILY WAY $199,000 1,393 $143 2009 9/10/2010
3187 DUNBAR LN $690,000 3,984 $173 2008 9/10/2010
3093 MERCHANTS ROW BLVD $141,500 1,521 $93 2007 9/9/2010
3771 LONGFELLOW RD $344,000 2,629 $131 2005 9/7/2010
4112 BILTMORE AVE $315,000 2,368 $133 2005 9/3/2010
2108 NEW DAWN RD $215,000 2,219 $97 2003 8/26/2010
4108 BILTMORE AVE $297,500 2,250 $132 2004 8/20/2010
3249 CAROLLTON DR $390,000 2,815 $139 2006 8/13/2010
4257 SUMMERTREE DR $301,000 2,227 $135 2006 8/13/2010
3158 CONE FLOWER DR $207,000 1,400 $148 2009 8/12/2010
3809 PINEY GROVE DR $283,000 2,250 $126 2003 8/6/2010
4640 GROVE PARK DR $625,000 3,378 $185 2004 7/30/2010
4226 AVON PARK CIR $140,000 1,324 $106 2005 7/26/2010
3682 MOSSY CREEK LN $785,000 5,064 $155 2005 7/22/2010
3793 CHANTICLEER CT $495,000 3,282 $151 2005 7/20/2010
3640 MOSSY CREEK LN $780,000 5,091 $153 2005 7/19/2010
4028 SHADY VIEW LN $235,000 1,953 $120 2004 7/1/2010
3258 SALINGER WAY $300,000 2,237 $134 2005 6/30/2010
3780 IVY GREEN TRL $234,500 1,683 $139 2002 6/30/2010
4122 FITZGERALD RD $318,000 2,690 $118 2006 6/30/2010
3299 SALINGER WAY $275,000 2,264 $121 2005 6/18/2010
3139 MULBERRY PARK BLVD $155,000 1,744 $89 2002 6/17/2010
3712 RIVERTON TRL $275,000 2,812 $98 2006 6/4/2010
2468 LANTANA LN $275,000 2,284 $120 2008 5/28/2010
3620 BILTMORE AVE $180,000 1,394 $129 2006 5/28/2010
4342 GROVE PARK DR $255,000 1,962 $130 2005 5/28/2010
3262 BELL MEADE TRL $450,000 3,279 $137 2006 5/27/2010
3775 LONGFELLOW RD $305,000 2,220 $137 2004 5/25/2010
3252 THOREAU AVE $360,000 2,582 $139 2007 5/19/2010
3632 BILTMORE AVE $222,000 1,835 $121 2006 5/18/2010
3252 THOREAU AVE $285,000 2,582 $110 2007 5/14/2010
3629 LONGFELLOW RD $188,500 1,695 $111 2006 5/7/2010
4051 SWIFT WAY $199,900 1,394 $143 2005 5/7/2010
4536 GROVE PARK DR $695,000 3,571 $195 2006 5/4/2010
3631 MOSSY CREEK LN $685,000 3,347 $205 2004 4/28/2010
3629 LONGFELLOW RD $166,000 1,695 $98 2006 4/26/2010
3173 MULBERRY PARK BLVD $133,000 1,324 $100 2002 4/15/2010
3972 GROVE PARK DR $149,000 1,324 $113 2002 4/8/2010
3080 INDIAN GRASS LN $205,000 1,393 $147   4/2/2010
3760 OVERLOOK DR $300,000 2,222 $135 2003 3/19/2010
3134 BARINGER HILL DR $551,200 4,286 $129 2003 3/8/2010
3757 ESPLANADE WAY $192,500 1,620 $119 2003 3/3/2010
3245 THOREAU AVE $300,000 2,374 $126 2006 2/23/2010
4031 SWIFT WAY $218,500 1,777 $123 2005 2/23/2010
3731 FOUR OAKS BLVD $255,000 1,896 $134 2001 2/19/2010
3245 DUNLEITH LN $265,000 2,156 $123 2004 2/4/2010
4240 RALEIGH WAY $227,500 1,632 $139 2006 12/30/2009
3163 ANDELUSIA AVE $310,000 2,228 $139 2002 12/29/2009
4024 SHADY VIEW LN $240,000 2,185 $110 2004 12/24/2009
3226 SALINGER WAY $310,000 2,335 $133 2005 12/21/2009
3797 PINEY GROVE DR $252,500 2,223 $114 2003 12/17/2009
3792 WENTWORTH WAY $336,100 2,330 $144 2005 12/9/2009
2995 VERDURA POINT DR $264,600 2,292 $115 2005 12/7/2009
4103 KIPLING CT $302,500 2,368 $128 2006 11/25/2009
2128 DRAYTON DR $361,000 2,529 $143 2003 11/23/2009
3677 ESPLANADE WAY $236,000 1,940 $122 2003 11/20/2009
4107 KIPLING CT $300,000 2,368 $127 2006 11/18/2009
4073 COLLETON CT $142,500 1,483 $96 2003 11/16/2009
3728 IVY GREEN TRL $235,000 1,620 $145 2001 11/12/2009
3151 MULBERRY PARK BLVD $159,000 1,324 $120 2002 11/6/2009
4086 FOUR OAKS BLVD $200,000 1,818 $110 2007 11/6/2009
3746 LONGFELLOW RD $465,000 3,870 $120 2006 10/30/2009
2542 TWAIN DR $420,000 2,586 $162 2006 10/28/2009
3976 SHUMARD OAK BLVD $159,200 1,324 $120 2005 10/26/2009
3693 ESPLANADE WAY $242,000 2,012 $120 2003 10/15/2009
4251 RALEIGH WAY $204,900 1,626 $126 2006 10/15/2009
3745 OVERLOOK DR $325,000 2,320 $140 2003 10/8/2009
3250 CAROLLTON DR $256,000 1,782 $144 2004 10/7/2009
4089 COLLETON CT $215,000 1,966 $109 2003 9/29/2009
3647 MOSSY CREEK LN $684,000 4,354 $157 2003 9/28/2009
3093 MERCHANTS ROW BLVD $155,000 1,521 $102 2007 9/25/2009
3610 LONGFELLOW RD $325,000 2,714 $120 2006 9/25/2009
2131 SUNLIGHT TER $260,000 2,030 $128 2005 9/23/2009
4018 BLAIRSTONE RD $175,000 1,394 $126 2005 9/15/2009
3679 ESPLANADE WAY $224,000 1,782 $126 2003 9/14/2009
3722 LONGFELLOW RD $350,000 2,225 $157 2003 9/14/2009
3622 BILTMORE AVE $194,000 1,394 $139 2006 9/11/2009
3232 WHITMAN WAY $305,000 2,707 $113 2006 9/10/2009
2107 MERRIFIELD LN $225,000 1,620 $139 2003 9/8/2009
4117 FITZGERALD RD $302,000 2,357 $128 2006 9/4/2009
3745 FOUR OAKS BLVD $253,000 2,021 $125 2001 9/3/2009
3258 THOREAU AVE $325,000 2,027 $160 2006 9/1/2009
4235 RALEIGH WAY $183,000 1,394 $131 2006 8/28/2009
4560 GROVE PARK DR $550,000 3,819 $144 2006 8/28/2009
3158 BARINGER HILL DR $375,000 2,794 $134 2002 8/26/2009
3653 ESPLANADE WAY $217,500 1,940 $112 2003 8/21/2009
3757 FOUR OAKS BLVD $255,000 2,045 $125 2002 8/17/2009
3254 NEWBERRY BLVD $194,000 1,401 $138 2004 8/14/2009
4042 BLAIRSTONE RD $190,000 1,644 $116 2005 8/6/2009
3214 YEATS AVE $255,500 2,021 $126 2005 7/31/2009
4106 FOUR OAKS BLVD $165,000 1,521 $108 2007 7/31/2009
4298 PARK CROSSING TRL $159,000 1,324 $120 2005 7/24/2009
4338 GROVE PARK DR $255,000 1,962 $130 2005 7/24/2009
3153 BARINGER HILL DR $365,000 3,016 $121 2002 7/22/2009
3614 LONGFELLOW RD $269,900 1,650 $164 2006 7/15/2009
3805 PINEY GROVE DR $265,000 2,368 $112 2003 7/10/2009
3245 DUNLEITH LN $256,000 2,156 $119 2004 6/30/2009
4286 PARK CROSSING TRL $190,000 1,966 $97 2005 6/19/2009
3157 BUCKHEAD TRCE $245,000 1,953 $125 2002 6/15/2009
2452 RAIN LILY WAY $245,000 1,656 $148   6/12/2009
3785 LONGFELLOW RD $320,500 3,385 $95 2007 6/11/2009
3245 DUNLEITH LN $252,200 2,156 $117 2004 6/10/2009
3665 LONGFELLOW RD $246,000 1,584 $155 2004 6/9/2009
3161 MULBERRY PARK BLVD $235,000 1,966 $120 2002 5/29/2009
3249 UPDIKE RD $428,800 2,622 $164 2005 5/29/2009
3791 WENTWORTH WAY $566,400 3,914 $145 2007 5/29/2009
4274 AVON PARK CIR $177,000 1,744 $101 2004 5/27/2009
2112 NEW DAWN RD $249,900 1,893 $132 2003 5/18/2009
3149 BARINGER HILL DR $291,000 2,988 $97 2005 5/8/2009
3236 WHITMAN WAY $369,000 2,368 $156 2006 5/1/2009
3777 FOUR OAKS BLVD $240,000 1,893 $127 2002 4/30/2009
4077 COLLETON CT $155,000 1,324 $117 2003 4/22/2009
4221 SUMMERTREE DR $284,000 2,073 $137 2006 4/22/2009
4243 RALEIGH WAY $220,000 1,394 $158 2006 4/8/2009
3295 SALINGER WAY $290,000 2,368 $122 2004 3/27/2009
3669 ESPLANADE WAY $225,000 1,782 $126 2003 3/26/2009
4244 GROVE PARK DR $270,000 1,876 $144 2005 3/9/2009
4300 GROVE PARK DR $264,500 1,584 $167 2005 3/9/2009
3246 SALINGER WAY $307,000 2,242 $137 2005 2/27/2009
3995 FOUR OAKS BLVD $169,900 1,483 $115 2001 2/20/2009
3791 OVERLOOK DR $235,000 1,953 $120 2003 1/28/2009
3728 BILTMORE AVE $237,000 1,683 $141 2004 1/20/2009

 

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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