Tallahassee Neighborhoods See 30% Non Arms Length Sales

Posted by Joe Manausa on Thursday, September 17th, 2009 at 10:51am.

The time has come again to look at Tallahassee neighborhoods to see what is happening. We like to do this every month or so in order to identify the hottest selling subdivisions in Tallahassee, as well as see if any trends are occurring.

We compiled all of the existing home sales in Tallahassee (meaning no new home sales, only resales) and separated them by whether or not they were "arms length" sales or not. As a reminder, arms length sales are home transfers which are freely entered into by parties who don’t have a special relationship or control over one another.

Arms Length Home Sales Are Fair Market Sales

An arm’s length sale is indicated by the fairness of price, conditions, and other terms of the agreement. For example, an agreement between relatives or sales involving a deal on the side may not be considered an arm’s length sale because they may not reflect the true value of the deal.

In the Tallahassee Subdivision Report below, we have displayed the top selling neighborhoods in Tallahassee (based upon total number of existing home sales) and have reported the following information:

  • Units (AL) - Total number of homes sold (Arms Length)
  • Price (AL) - Average Price of homes sold (Arms Length)
  • Units (NAL)- Total number of homes sold (Not Arms Length)
  • Price (NAL)- Average Price of homes sold (Not Arms Length)
  • Units (Total)- Total number of homes sold (Combined)
  • Price (Total)- Average Price of homes sold (Combined)
  • NAL% - The percentage of homes sold that were Not Arms Length
  • NAL/AL% - The average price of a Not Arms Length sale compared to an Arms Length Sale
It is important to note that not all "Not Arms Length" sales are distressed sales. Some of these could be property transfers from parents to child, wife to husband, etc. For example, if you look at the 6th line down in the table below, Summerbrooke shows 1 Not Arms Length sale for $100. This was most likely a transfer between family members.

Tallahassee Subdivision Report

Subdivision Units (AL) Price (AL) Units (NAL) Price (NAL) Units (Total) Price (Total) NAL% NAL/AL %
KILLEARN LAKES 75 $221,113 13 $73,015 88 $199,235 14.8% 33.0%
KILLEARN ESTATES 66 $249,085 6 $58,117 72 $233,171 8.3% 23.3%
SOUTHWOOD 53 $271,057 8 $111,913 61 $250,185 13.1% 41.3%
KILLEARN ACRES 47 $185,636 7 $91,100 54 $173,381 13.0% 49.1%
PINEY-Z 35 $222,546 6 $96,700 41 $204,129 14.6% 43.5%
SUMMERBROOKE 28 $383,854 1 $100 29 $370,621 3.4% 0.0%
WOODBRIAR 8 $129,013 21 $48,448 29 $70,672 72.4% 37.6%
WEEMS PLANTATION 20 $174,720 2 $36,250 22 $162,132 9.1% 20.7%
OX BOTTOM MANOR 16 $361,056 2 $125,050 18 $334,833 11.1% 34.6%
BETTON HILL 16 $291,425 2 $22,750 18 $261,572 11.1% 7.8%
INDIAN HEAD ACRES 17 $163,382 1 $96,900 18 $159,689 5.6% 59.3%
GOLDEN EAGLE PLANTATION 14 $473,657 3 $487,500 17 $476,100 17.6% 102.9%
VILLAGES OF MACLAY T/H 14 $239,550 2 $30,700 16 $213,444 12.5% 12.8%
CAMELOT PARK 13 $174,038 3 $96,667 16 $159,531 18.8% 55.5%
MEADOWS AT WOODRUN 9 $121,944 6 $52,900 15 $94,327 40.0% 43.4%
VILLAGES AT WILSON GREEN 2 $129,200 13 $61,462 15 $70,493 86.7% 47.6%
WAVERLY HILLS 10 $237,760 4 $132,850 14 $207,786 28.6% 55.9%
GLEN AT GOLDEN EAGLE 9 $187,878 5 $128,380 14 $166,629 35.7% 68.3%
SETTLERS CREEK 13 $146,385 1 $64,300 14 $140,521 7.1% 43.9%
PLANTATION WOODS 12 $134,133 2 $100 14 $114,986 14.3% 0.1%
AUTUMN WOODS 7 $124,000 7 $57,800 14 $90,900 50.0% 46.6%
AVONDALE 11 $214,473 2 $32,550 13 $186,485 15.4% 15.2%
CAPITAL HILLS 10 $152,430 3 $86,667 13 $137,254 23.1% 56.9%
SCOTSWOOD TOWNHOMES 9 $148,489 4 $79,475 13 $127,254 30.8% 53.5%
EASTGATE 7 $155,514 6 $82,617 13 $121,869 46.2% 53.1%
ASTORIA PARK 10 $136,550 3 $72,500 13 $121,769 23.1% 53.1%
TIMBER LAKE REPLAT 10 $133,580 3 $69,400 13 $118,769 23.1% 52.0%
WOLF CREEK 7 $124,714 6 $54,133 13 $92,138 46.2% 43.4%
HOLLY HILLS 10 $204,690 2 $100 12 $170,592 16.7% 0.0%
TOWN 'N COUNTRY PARK 10 $184,330 2 $62,000 12 $163,942 16.7% 33.6%
LAKESHORE ESTATES 9 $196,089 3 $13,400 12 $150,417 25.0% 6.8%
MELODY HILLS 9 $178,544 3 $55,033 12 $147,667 25.0% 30.8%
ARBOR HILL 10 $148,130 2 $65,100 12 $134,292 16.7% 43.9%
FOREST HEIGHTS 8 $145,925 4 $68,900 12 $120,250 33.3% 47.2%
SEMINOLE MANOR 2 $90,000 10 $64,590 12 $68,825 83.3% 71.8%
KILLEARN COMMONS 8 $211,025 3 $107,467 11 $182,782 27.3% 50.9%
PARK CHARLESTON 6 $245,067 5 $96,520 11 $177,545 45.5% 39.4%
HUNTINGTON WOODS 9 $133,911 2 $36,050 11 $116,118 18.2% 26.9%
THE TIMBERS TOWNHOMES 6 $109,617 5 $63,820 11 $88,800 45.5% 58.2%
GRIFFIN COLLEGE HEIGHTS 1 $60,000 10 $40,690 11 $42,445 90.9% 67.8%
STONEY CREEK CROSSING 9 $280,389 1 $100 10 $252,360 10.0% 0.0%
MEADOWBROOK 9 $203,211 1 $13,900 10 $184,280 10.0% 6.8%
TOWER OAKS 10 $127,720     10 $127,720 0.0% 0.0%
SAVANNAH CROSSING CONDOMINIUM 5 $110,300 5 $102,100 10 $106,200 50.0% 92.6%
LAKEWOOD VILLAGE 5 $140,100 5 $65,180 10 $102,640 50.0% 46.5%
PLANTATION OF TALLAHASSEE PECAN 7 $129,329 3 $33,367 10 $100,540 30.0% 25.8%
BRADFORD MANOR 6 $123,183 4 $53,700 10 $95,390 40.0% 43.6%
RENEGADE CONDOMINIUM     10 $50,210 10 $50,210 100.0% 0.0%
GLENDALE 8 $248,350 1 $101,600 9 $232,044 11.1% 40.9%
GOOSE CREEK 8 $225,250 1 $130,000 9 $214,667 11.1% 57.7%
WOODLAND DRIVE 8 $210,050 1 $28,800 9 $189,911 11.1% 13.7%
FOXCROFT 7 $213,200 2 $86,050 9 $184,944 22.2% 40.4%
LAKESIDE 8 $178,463 1 $185,000 9 $179,189 11.1% 103.7%
WOODGATE 6 $224,917 3 $62,700 9 $170,844 33.3% 27.9%
DEERFIELD PLANTATION 7 $189,071 2 $92,550 9 $167,622 22.2% 48.9%
TERRENCE HEIGHTS 8 $135,663 1 $145,000 9 $136,700 11.1% 106.9%
CHATEAU LAFAYETTE TOWNHOMES 8 $138,750 1 $82,000 9 $132,444 11.1% 59.1%
SCENIC HEIGHTS 7 $150,929 2 $43,400 9 $127,033 22.2% 28.8%
CRESCENT HILLS 5 $147,200 4 $78,875 9 $116,833 44.4% 53.6%
LAKE JACKSON HEIGHTS 7 $139,757 2 $26,200 9 $114,522 22.2% 18.7%
PINE TIP HILLS 7 $394,771 1 $33,100 8 $349,563 12.5% 8.4%
DURWARD 6 $289,483 2 $158,300 8 $256,688 25.0% 54.7%
BRIGHTON PLACE CONDO 6 $161,167 2 $77,800 8 $140,325 25.0% 48.3%
34-01N-02E 4 $223,500 4 $48,525 8 $136,013 50.0% 21.7%
RUSSELL'S POND 7 $135,286 1 $75,900 8 $127,863 12.5% 56.1%
PARK BROOK CROSSING 7 $117,571 1 $79,200 8 $112,775 12.5% 67.4%
SUNNILAND TERRACE 4 $116,725 4 $60,275 8 $88,500 50.0% 51.6%
WESTWOOD CONDOMINIUM 6 $96,233 2 $53,250 8 $85,488 25.0% 55.3%
MABRY MANOR 5 $102,900 3 $36,367 8 $77,950 37.5% 35.3%
CAROLINE COURTS 4 $95,625 4 $57,675 8 $76,650 50.0% 60.3%
TALCO HILLS 2 $100,000 6 $20,800 8 $40,600 75.0% 20.8%
ELBERTA EMPIRE     8 $24,525 8 $24,525 100.0% 0.0%
GOLDEN EAGLE UNIT 6 5 $497,500 2 $217,550 7 $417,514 28.6% 43.7%
ROYAL OAKS 6 $260,567 1 $100 7 $223,357 14.3% 0.0%
GROVES AT SUMMERBROOKE 7 $213,714     7 $213,714 0.0% 0.0%
EDINBURGH ESTATES 6 $205,417 1 $83,700 7 $188,029 14.3% 40.7%
CENTERVILLE TRACE 5 $188,980 2 $25,050 7 $142,143 28.6% 13.3%
DIAMONDHEAD TOWNHOUSES 6 $133,250 1 $180,000 7 $139,929 14.3% 135.1%
AUGUSTINE PROP 3 $218,333 4 $73,050 7 $135,314 57.1% 33.5%
WESTOVER TOWNHOMES 7 $134,729     7 $134,729 0.0% 0.0%
RICHLAND 4 $175,500 3 $73,367 7 $131,729 42.9% 41.8%
DRY CREEK RUN 5 $148,400 2 $69,800 7 $125,943 28.6% 47.0%
BRECKENRIDGE ON PARK 6 $119,167 1 $120,100 7 $119,300 14.3% 100.8%
PARKSIDE 5 $152,040 2 $25,050 7 $115,757 28.6% 16.5%
BLAIRSTONE FOREST 4 $136,875 3 $77,833 7 $111,571 42.9% 56.9%
HIDDEN VALLEY 5 $119,320 2 $72,000 7 $105,800 28.6% 60.3%
SUMMERCHASE CONDOMINIUMS 6 $118,083 1 $100 7 $101,229 14.3% 0.1%
APALACHEE HILLS 5 $109,400 2 $50,050 7 $92,443 28.6% 45.7%
HARTSFIELD VILLAGE 4 $109,650 3 $62,167 7 $89,300 42.9% 56.7%
HARTSFIELD WOODS 4 $112,950 3 $45,533 7 $84,057 42.9% 40.3%
PARKHILL 4 $110,700 3 $46,033 7 $82,986 42.9% 41.6%
THE LAKES 4 $88,200 3 $55,200 7 $74,057 42.9% 62.6%
VILLAS OF WESTRIDGE 4 $89,100 3 $52,900 7 $73,586 42.9% 59.4%
KILLEARN ESTATES UNIT 28 2 $160,550 5 $13,900 7 $55,800 71.4% 8.7%
WOODSIDE HEIGHTS 1 $129,900 6 $33,400 7 $47,186 85.7% 25.7%
PALMS WEST CONDOMINIUM 1 $64,000 6 $31,867 7 $36,457 85.7% 49.8%
APALACHEE RIDGE 1 $90,000 6 $19,433 7 $29,514 85.7% 21.6%
BUCKHEAD 6 $445,833     6 $445,833 0.0% 0.0%
BULL RUN 5 $300,400 1 $100 6 $250,350 16.7% 0.0%
BETTON WOODS 5 $273,580 1 $100 6 $228,000 16.7% 0.0%
TOWNSHIP ONE NORTH 4 $224,750 2 $219,200 6 $222,900 33.3% 97.5%
FORSYTHE PARK 4 $211,300 2 $176,500 6 $199,700 33.3% 83.5%
HIGHLANDS AT NORTHAMPTON 5 $204,300 1 $68,300 6 $181,633 16.7% 33.4%
HOMESTEAD RIDGE 4 $188,350 2 $92,400 6 $156,367 33.3% 49.1%
SETTLERS SPRINGS 6 $155,400     6 $155,400 0.0% 0.0%
WELLSWOOD 4 $163,250 2 $50,050 6 $125,517 33.3% 30.7%
OAK VALLEY 5 $138,480 1 $28,800 6 $120,200 16.7% 20.8%
CHASE'S RIDGE 6 $109,500     6 $109,500 0.0% 0.0%
SAWGRASS PLANTATION TOWNHOMES 3 $154,000 3 $53,700 6 $103,850 50.0% 34.9%
LAKEWOOD ESTATES 5 $118,340 1 $100 6 $98,633 16.7% 0.1%
AUTUMN ESTATES 3 $128,000 3 $32,000 6 $80,000 50.0% 25.0%
BOBBIN TRACE 5 $927,600     5 $927,600 0.0% 0.0%
HERMITAGE 4 $719,350 1 $1,098,800 5 $795,240 20.0% 152.7%
OX BOTTOM 4 $592,500 1 $275,000 5 $529,000 20.0% 46.4%
CHEMONIE CROSSING 4 $385,000 1 $46,400 5 $317,280 20.0% 12.1%
THE RAVINES 5 $304,280     5 $304,280 0.0% 0.0%
HADLEY CROSSING 5 $299,520     5 $299,520 0.0% 0.0%
EASTON 5 $279,800     5 $279,800 0.0% 0.0%
EASTON GLEN 5 $250,300     5 $250,300 0.0% 0.0%
EMERALD ACRES 4 $270,875 1 $70,000 5 $230,700 20.0% 25.8%
LAKEBREEZE UNREC 2 $410,500 3 $88,400 5 $217,240 60.0% 21.5%
SWIFT CREEK WOODS 4 $270,575 1 $3,500 5 $217,160 20.0% 1.3%
LAFAYETTE OAKS 3 $285,000 2 $91,500 5 $207,600 40.0% 32.1%
CAMERON CHASE 4 $220,000 1 $117,000 5 $199,400 20.0% 53.2%
CHINA GROVE 5 $177,260     5 $177,260 0.0% 0.0%
PINE MEADOWS 4 $174,500 1 $178,000 5 $175,200 20.0% 102.0%
BUCKWOOD 4 $138,050 1 $193,000 5 $149,040 20.0% 139.8%
RACQUET CLUB 3 $140,000 2 $119,500 5 $131,800 40.0% 85.4%
BULLOCKS RUN 5 $130,240     5 $130,240 0.0% 0.0%
KINSAIL AKA VILLAGES OF KILLEARN 4 $157,750 1 $100 5 $126,220 20.0% 0.1%
BLOXHAM HEIGHTS 3 $196,500 2 $20,050 5 $125,920 40.0% 10.2%
COPPER CREEK 5 $124,180     5 $124,180 0.0% 0.0%
INGLEWOOD 3 $167,000 2 $30,000 5 $112,200 40.0% 18.0%
VICTORY GARDEN 3 $151,000 2 $35,050 5 $104,620 40.0% 23.2%
NATURAL WELLS 2 $130,250 3 $77,600 5 $98,660 60.0% 59.6%
07-01S-01E 2 $118,750 3 $64,933 5 $86,460 60.0% 54.7%
HARTSFIELD PLACE CONDO 3 $111,000 2 $45,750 5 $84,900 40.0% 41.2%
FOREST COMMONS 2 $112,500 3 $61,700 5 $82,020 60.0% 54.8%
PINERIDGE ESTATES 1 $110,000 4 $71,150 5 $78,920 80.0% 64.7%
CARROLLWOOD 4 $97,750 1 $100 5 $78,220 20.0% 0.1%
AZALEA PARK 2 $102,500 3 $60,500 5 $77,300 60.0% 59.0%
HERRING 3 $97,000 2 $28,800 5 $69,720 40.0% 29.7%
FRONTIER ESTATES 1 $92,000 4 $57,525 5 $64,420 80.0% 62.5%
LAKEWOOD     5 $61,880 5 $61,880 100.0% 0.0%
13-01N-01W 2 $135,000 3 $11,567 5 $60,940 60.0% 8.6%
TRIMFAN 1 $88,500 4 $22,800 5 $35,940 80.0% 25.8%
FAIRVIEW     5 $22,260 5 $22,260 100.0% 0.0%
BOND SOUTH     5 $17,140 5 $17,140 100.0% 0.0%
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Joe Manausa is a real estate blogger, 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.

2 Responses to "Tallahassee Neighborhoods See 30% Non Arms Length Sales"

Brad wrote: I'm interested in the Betton Hill numbers and they just don't seem right. It says 18 NAL homes sold and 2 AL homes sold but the percentage of NAL is low. Can you please verify. Thank you,

Posted on Thursday, September 17th, 2009 at 11:43am.

Brad wrote: I read it wrong. I figured it out. Thanks.

Posted on Thursday, September 17th, 2009 at 11:44am.

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