Arvah Branch Housing Report March 2015

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Arvah Branch is a hidden gem of a neighborhood just outside of city limits on Miccosukee Road north of I-10.

The average homesite falls between 1 and 5 acres, which is a very healthy parcel size for a home located so close to the heart of Tallahassee. Homes here are typically 25% larger than our median, so historically it’s a place where you would have to spend about $250,000 to purchase a home.

But the collapse of the housing market has brought opportunities for buyers who want to not only take advantage of lower values, but also capitalize on low mortgage interest rates.

In this report, we examine prices, values, and sizes of homes in Arvah Branch, as well as the current listings in the Tallahassee MLS and all closed home sales going back to 2002.

Arvah Branch Home Prices

Arvah Branch subdivision is located just outside Northeast Tallahassee city limits between Miccosukee Road and I-10, about 4 miles from Capital Circle NE. The community houses 99 lots with lot sizes beginning at 3/4 acres and going up to 5 acres. Homeowners like to call it ‘Tallahassee’s Best Kept Secret’! Arvah Branch HOA Website

For each of the three real estate graphs found in this report, you will find the number of closed home sales for each year (blue columns, measured on the left vertical axis), and an important real estate statistic shown in red (measured on the right vertical axis. It is important to note that sales are through December for all previous years, but through mid March in 2015.

Average home prices dipped 1% in 2014 versus 2013, leaving prices 14% below the peak of the market prices established in 2006. Distressed sales have been so much lower than other neighborhoods in Tallahassee, with only one distressed sale recorded since 2002, but this trend is about to reverse as both homes listed right now are short sales. The one closed sales price was $215,000 for Arvah Branch thus far in 2015.

Average Home Price

Home sales activity in Arvah Branch is sporadic due to its relatively small size. 2013 was a breakout year, posting 10 homes sold (second most on record). This year appears to be consistent with what we have seen over the past seven years, but it is still far too early to be certain. Thus far in 2015, there has been 1 closed home sales in Arvah Branch.

Arvah Branch Home Values

Average home values in Arvah Branch show a 20% decline since last year, but that is due to the fact that there has only been one sale thus far. Considering the two properties listed right now are short sales, I would expect a significant decline in home values in 2015.

Average Home Value

In 2014, the average value of a home sold in Arvah Branch was $118 per square foot. This was up 5% over the the previous year, but still down about 15% from the market high set back in 2006. This means that many homeowners who have purchased or refinanced in the past 10 years are likely at zero or negative equity situations, and maybe that’s why both homes on the market right now are distressed.

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Arvah Branch Home Sizes

The average home size sold in Arvah Branch typically falls in a range of 1,800 to 2,400 square feet, and this year features homes for sale towards the larger end of this range.

Average Home Size

The one home sold thus far in 2015 was 2,275 square feet.

Homes For Sale In Arvah Branch

The following list of homes are the most recent listings in Arvah Branch.

Arvah Branch

Arvah Branch

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Arvah Branch Home Sales

The following list shows home sales going back to 1991 in Arvah Branch.

Home Sales in Arvah Branch

AddressPricePrice / SQFClosing DateYear BuiltSQFSale Type
2453 Arvah Branch Blvd$403,500$2212026-06-3019931,827Resale
6529 Saylers Creek Rd$410,000$2112025-06-0620041,939Resale
6517 Saylers Creek Rd$531,900$1892024-11-1819942,819Resale
2490 Arvah Branch Blvd$400,000$1852024-07-1719902,167Resale
2013 Bushy Hall Rd$485,000$2392024-06-2119992,032Resale
2453 Arvah Branch Blvd$389,900$2132024-05-0819931,827Resale
6504 Saylers Creek Ct$491,000$1922024-02-2919892,559Resale
6453 Justin Grant Trl$430,000$2042024-02-1519922,106Resale
2436 Arvah Branch Blvd$475,000$1802023-12-1919932,644Resale
6487 Justin Grant Trl$405,000$1972023-10-1619932,060Resale
2017 Bushy Hall Rd$373,000$1872023-09-0519951,997Resale
1990 Bushy Hall Rd$460,000$2222023-06-1219952,069Resale
2482 Arvah Branch Blvd$430,000$1742023-03-1319942,466Resale
6471 Justin Grant Trail$355,000$1472022-11-2219892,419Resale
6484 Justin Grant Trl$410,000$1772022-07-1819922,312Resale
2509 Arvah Branch Blvd$440,000$2172022-03-1719942,029Resale
1973 Bushy Hall Rd$346,000$1692022-02-1820012,043Resale
2477 Arvah Branch Blvd$365,000$1892022-01-0719941,932Resale
6469 Elkwater Ct$305,000$1672021-12-2920011,821Resale
1977 Bushy Hall Rd$345,800$1892021-10-1220011,831Resale
1990 Bushy Hall Rd$416,000$2012021-09-2819952,069Resale
1978 Bushy Hall Rd$342,900$1912021-09-2720021,793Resale
6504 Saylers Creek Ct$407,000$1592021-04-3019892,559Resale
6512 Saylers Creek Rd$300,000$1122020-10-3019902,670Resale
2449 Arvah Branch Blvd$307,000$1412020-08-3119892,180Resale
1990 Bushy Hall Rd$347,000$1682020-08-0319952,069Resale
2506 Arvah Branch Blvd$270,000$1322019-12-2619962,047Resale
6534 Saylers Creek Rd$275,000$1492019-09-2719951,849Resale
6488 Justin Grant Trl$290,000$1432019-06-2619922,023Resale
1978 Bushy Hall Rd$250,000$1392019-06-1720021,793Resale
2452 Arvah Branch Blvd$296,000$1412019-05-0319962,099Resale
2006 Bushy Hall Rd$285,000$1322019-04-1819932,158Resale
6464 Justin Grant Trl$225,000$1012019-02-2519932,223Resale
1977 Bushy Hall Rd$220,000$1202019-02-2220011,831Resale
6525 Saylers Creek Rd$280,000$1462018-11-1619941,921Resale
6518 Saylers Creek Rd$342,500$1232018-11-0919892,780Resale
6504 Saylers Creek Ct$362,500$1422018-08-3019892,559Resale
6509 Pickfare Ct$275,700$1212017-12-1519902,275Resale
1973 Bushy Hall Rd$269,000$1322017-12-0820012,043Resale
1985 Bushy Hall Rd$224,900$1232016-06-3019901,825Resale
6524 Saylers Creek Rd$294,000$1252016-06-2819892,356Resale
2007 Bushy Hall Rd$225,000$1222016-05-2719941,843Resale
1999 Bushy Hall Rd$232,500$1232016-05-2519921,886Resale
2440 Arvah Branch Blvd$370,000$1822016-03-2420152,035New
6471 Justin Grant Trail$240,000$992015-08-1319892,419Resale
2018 Bushy Hall Rd$236,900$1222015-07-1719941,946Resale
6509 Pickfare Ct$215,000$952015-03-1319902,275Resale
6496 Justin Grant Trl$228,000$1162015-03-1319941,968Resale
6476 Justin Grant Trl$269,000$1262014-09-0319942,129Resale
2509 Arvah Branch Blvd$220,000$1082014-07-0119942,029Resale
6480 Justin Grant Trl$258,000$1282013-10-1119922,012Resale
2436 Arvah Branch Blvd$280,000$1062013-09-2019932,644Resale
6484 Justin Grant Trl$265,000$1152013-08-2319922,312Resale
2464 Arvah Branch Blvd$263,000$1162013-07-2619992,259Resale
2017 Bushy Hall Rd$225,000$1132013-05-3119951,997Resale
6524 Saylers Creek Rd$246,000$1042013-05-1519892,356Resale
2002 Bushy Hall Road$195,000$1062013-05-0219961,845Resale
2444 Arvah Branch Blvd$334,900$1362013-03-0520132,462New
2000 Bushy Hall Rd$180,000$952013-02-0819941,899Resale
2497 Arvah Branch Blvd$192,000$1052012-09-2119921,824Resale
6472 Justin Grant Trl$200,000$1072012-08-1719941,865Resale
2017 Bushy Hall Rd$204,000$1022012-05-1019951,997Resale
2456 Arvah Branch Blvd$265,000$1052011-09-2619942,525Resale
6529 Saylers Creek Rd$229,900$1192011-07-2820041,939Resale
1999 Bushy Hall Rd$192,000$1022010-12-2719921,886Resale
1977 Bushy Hall Rd$196,000$1072009-10-2220011,831Resale
1985 Bushy Hall Rd$212,000$1162009-09-2319901,825Resale
2026 Bushy Hall Rd$190,000$882009-06-2919942,154Resale
1982 Bushy Hall Rd$223,500$1172009-03-2320021,913Resale
6507 Saylers Creek Rd$267,000$1112008-08-1819892,400Resale
2448 Arvah Branch Blvd$499,900$1922007-11-3019992,600Resale
1974 Bushy Hall Rd$269,000$1272007-07-1720042,116Resale
2477 Arvah Branch Blvd$265,000$1372007-06-2519941,932Resale
2459 Arvah Branch Blvd$285,000$1372007-03-3019902,078Resale
6524 Saylers Creek Rd$300,000$1272007-01-1219892,356Resale
2449 Arvah Branch Blvd$307,000$1412006-11-1719892,180Resale
6469 Elkwater Ct$254,500$1402006-11-1620011,821Resale
2455 Arvah Branch Blvd$292,000$1362006-06-0819922,146Resale
1989 Bushy Hall Rd$257,000$1282006-05-2619902,011Resale
6505 Pickfare Ct$325,000$1402006-03-2419922,324Resale
6521 Saylers Creek Rd$280,000$1422006-03-1520021,974Resale
2025 Bushy Hall Rd$270,000$1342006-03-0320022,010Resale
2017 Bushy Hall Rd$267,000$1342005-12-1319951,997Resale
2003 Bushy Hall Rd$258,500$1342005-11-0319911,932Resale
6480 Justin Grant Trl$264,000$1312005-09-0919922,012Resale
1985 Bushy Hall Rd$227,000$1272005-09-0119901,794Resale
6529 Saylers Creek Rd$259,000$1422005-08-0220041,827New
6509 Pickfare Ct$245,000$1092005-06-2419902,240Resale
6480 Justin Grant Trl$240,000$1192005-04-2519922,012Resale
6464 Justin Grant Trl$265,000$1192005-04-1919932,223Resale
6505 Pickfare Ct$270,000$1162005-03-2219922,324Resale
2482 Arvah Branch Blvd$255,000$1032005-03-1819942,466Resale
6513 Saylers Creek Rd$275,000$1112005-03-0419902,473Resale
6469 Elkwater Ct$215,000$1182005-02-2820011,821Resale
2506 Arvah Branch Blvd$270,000$1322004-12-2819962,047Resale
6472 Justin Grant Trl$208,000$1122004-12-1019941,865Resale
1981 Bushy Hall Rd$214,000$1062004-12-0319962,027Resale
6469 Elkwater Ct$215,000$1182004-11-3020011,821Resale
2007 Bushy Hall Rd$214,000$1162004-09-1019941,843Resale
6488 Justin Grant Trl$223,800$1112004-07-2119922,023Resale

I hope you enjoyed our March 2015 update on home sales in Arvah Branch, please feel free to drop me a note if you have questions not covered in this report.

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