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Arvah Branch Housing Report March 2016

Arvah Branch is a smaller neighborhood located in NE Tallahassee filled with executive level homes on one to five acre parcels. You'll find this hidden gem of a neighborhood north of I-10 off of Miccosukee Road.

Buyers seem to love the style of homes mixed with the larger lots upon which they were built (think location + land).

With just under one hundred homes, Arvah Branch produces few enough home sales to get solid trend lines formed for prices and values, so it takes a little more local knowledge to identify the fluctuations that we see in the data.

In this report, we examine home prices, values, and sizes in Arvah Branch, as well as the current listings in the Tallahassee MLS and all closed home sales going back to 1991.

For each of the three graphs utilized in this report, we show the number of closed home sales for each year (red columns, measured on the left vertical axis), and an important real estate trend shown in blue (measured on the right vertical axis).

It is important to note that the narrative contained below is for sales through December for all previous years, but through the third week in March 2016. The graphs and the closed sales table will be continuously updated into the future (meaning bookmark this page if you always want to know the current status of homes in the Arvah Branch).

Arvah Branch Home Prices

Average home prices fell roughly 12% in 2015 compared to home prices in 2014, which explains why home sales activity was the second best of the past nine years. The average home sales price in Arvah Branch in 2015 was $214,900, and through this writing there has only been one home sold this year. Since this one sales was new construction on a lake, it sure makes our graph explode when we see the "average" home price shoot up to $370,000.

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). Last year there were only two homes sold, while this year has sprung back up to 6. This type of up and down results is very common for neighborhoods of this size.

Arvah Branch Home Values

Average home values in Arvah Branch declined 14% in 2015 due the high number of distressed sales (3 of the 7 homes sold were distressed, a rate that is roughly double what the rest of Tallahassee averaged for distressed sales in 2015). Currently, there is just one home on the market in Arvah Branch, and it is already under contract. Since it is not on the lake and it not brand new, you can expect to see it bring down this year's "average" home value thus far.

The average home value in Arvah Branch was $101 per square foot last year, a level which was 32% below the peak of the market values recorded in 2007. This means that many homeowners who have purchased or refinanced in the past 10 years remain in negative equity situations, and that's why many of the home sales have been distressed sales (and why more are likely in the near future).

 

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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 the sales in 2015 fell near the middle of this range.

The 7 homes sold in 2015 averaged 2,146 square feet, while the one home sold thus far in 2016 was 2,033 square feet.

Homes For Sale In Arvah Branch

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

Arvah Branch

4 Properties Found.
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Arvah Branch Home Sales

The following list shows roughly 200 home sales in Arvah Branch going back to 1991.

AddressPricePrice/SQFClosing DateYear BuiltSQFSale Type
1973 Bushy Hall Rd$178,500$872017-03-1720012,043Resale
1985 Bushy Hall Road$224,900$1252016-06-3019901,794Resale
6524 Saylers Creek Road$294,000$1192016-06-2819892,472Resale
2007 Bushy Hall Road$225,000$1222016-05-2719941,843Resale
1999 Bushy Hall Rd$232,500$1232016-05-2519921,886Resale
2440 Arvah Branch Blvd$370,000$1822016-03-2420152,033Resale
6534 Saylers Creek Road$179,000$972015-11-2319951,849Resale
1974 Bushy Hall Road$216,000$1022015-10-2820042,116Resale
6471 Justin Grant Trail$240,000$1002015-08-1319892,412Resale
2018 Bushy Hall Road$236,000$1212015-07-1719941,946Resale
2459 Arvah Branch Boulevard$190,000$782015-04-2219902,422Resale
6496 Justin Grant Trail$228,000$1142015-03-1619942,004Resale
6509 Pickfare Ct$215,000$952015-03-1319902,275Resale
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$1132013-05-1519892,168Resale
2002 Bushy Hall Rd$195,000$1062013-04-2619961,845Resale
Arvah Branch Blvd$334,900$1362013-03-0520132,462New
2000 Bushy Hall Rd$180,000$952013-02-0819941,899Resale
6505 Pickfare Ct$190,000$822013-02-0719922,324Resale
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$1262011-07-2820041,827Resale
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$1192009-09-2319901,783Resale
2026 Bushy Hall Rd$190,000$1012009-06-2919941,881Resale
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$1942007-11-3019992,576Resale
1974 Bushy Hall Rd$269,000$1302007-07-1720042,071Resale
2477 Arvah Branch Blvd$265,000$1412007-06-2519941,884Resale
2459 Arvah Branch Blvd$285,000$1382007-03-3019902,065Resale
6524 Saylers Creek Rd$300,000$1402007-01-1219892,148Resale
1977 Bushy Hall Rd$181,000$992006-12-1420011,831Resale
2449 Arvah Branch Blvd$307,000$1422006-11-1719892,168Resale
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$1412006-05-2619901,819Resale
6505 Pickfair Ct$325,000$1402006-03-2419922,324Resale
6521 Saylers Creek Rd$280,000$1552006-03-1520021,809Resale
2025 Bushy Hall Rd$270,000$1402006-03-0320021,922Resale
2017 Bushy Hall Rd$267,000$1342005-12-1319951,997Resale
2003 Bushy Hall Rd$258,500$1442005-11-0319911,800Resale
1977 Bushy Hall Rd$150,000$822005-09-1220011,831Resale
6480 Justin Grant Trl$264,000$1322005-09-0919922,000Resale
1985 Bushy Hall Rd$227,000$1272005-09-0119901,783Resale
6529 Saylers Creek Rd$259,000$1422005-08-0220041,827Resale
6509 Pickfair Ct$245,000$1362005-06-2419901,796Resale
6480 Justin Grant Trl$240,000$1202005-04-2519922,000Resale
6464 Justin Grant Trl$265,000$1202005-04-1919932,213Resale
6505 Pickfair Ct$270,000$1162005-03-2219922,324Resale
2482 Arvah Branch Blvd$255,000$1022005-03-1819942,508Resale
6513 Saylers Creek Rd$275,000$972005-03-0419902,833Resale
6469 Elkwater Ct$215,000$1182005-02-2820011,821Resale
2506 Arvah Branch Blvd$228,000$1112004-12-2819962,047Resale
6472 Justin Grant Trl$208,000$1112004-12-1019941,867Resale
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
--$223,800$1112004-07-2119922,011Resale
6471 Justin Grant Trl$220,000$1092004-06-3019892,027Resale
6533 Saylers Creek Rd$198,900$1012004-05-2819991,968Resale
1974 Bushy Hall Rd$185,000$892004-04-0820042,071New
6507 Saylers Creek Rd$238,500$992004-03-2619892,400Resale
6503 Saylers Creek Ct$272,500$1062004-01-2319892,564Resale
6456 Justin Grant Tr$170,000--2003-12-232003--New
2455 Arvah Branch Blvd$227,900$1062003-11-1419922,146Resale
6496 Justin Grant Trl$204,000$1042003-11-1419941,968Resale
2014 Bushy Hall Rd$194,900$1032003-09-2619971,884Resale
6504 Saylers Creek Ct$248,700$1282003-07-2419891,944Resale
6504 Saylers Creek Ct$248,700$1282003-06-2719891,944Resale
2451 Arvah Branch Blvd$190,000$942003-06-1619892,027Resale
6476 Justin Grant Trl$200,000$942003-05-3019942,129Resale
2477 Arvah Branch Blvd$166,500$882003-04-1119941,884Resale
6453 Justin Grant Trl$185,000$882003-02-2719922,114Resale
6524 Saylers Creek Rd$197,000$922002-12-0919892,148Resale
1989 Bushy Hall Rd$170,000$932002-12-0619901,819Resale
1978 Bushy Hall Rd$165,000$922002-11-2620021,793New
2002 Bushy Hall Rd$165,000$892002-09-2019961,845Resale
6470 Elkwater Ct$170,000$822002-09-1319902,083Resale
1982 Bushy Hall Rd$165,000$862002-08-3020021,913New
1977 Bushy Hall Rd$158,900$872002-08-2320011,831Resale
2506 Arvah Branch Blvd$162,500$792002-06-2419962,047Resale
6505 Pickfair Ct$192,000$832002-05-2919922,324Resale
6509 Pickfair Ct$166,000$922002-01-1819901,796Resale
6448 Justin Grant Trl$206,000$952001-11-0219992,174Resale
1977 Bushy Hall Rd$133,100$732001-10-3120011,831New
2023 Bushy Hall Rd$150,000$522001-10-1220012,865New
6496 Justin Grant Trl$160,400$822001-09-2919941,968Resale
2014 Bushy Hall Rd$155,000$822001-08-1419971,884Resale
6524 Saylers Creek Rd$183,000$852001-04-2619892,148Resale
1986 Bushy Hall Rd$178,000$842001-04-1219962,108Resale
2456 Arvah Branch Blvd$232,000$902001-03-2819942,588Resale
6469 Elkwater Ct$176,000$972001-02-1220011,821New
6476 Justin Grant Trl$185,000$872000-11-3019942,129Resale
6504 Saylers Creek Ct$195,000$1002000-11-2419891,944Resale
1977 Bushy Hall Rd$103,000$332000-11-0820013,134New
6453 Justin Grant Trl$169,000$802000-08-3119922,114Resale
2482 Arvah Branch Blvd$175,000$702000-06-3019942,508Resale
6504 Saylers Creek Ct$198,000$1022000-06-3019891,944Resale
2489 Arvah Branch Blvd$177,000$902000-06-2719921,968Resale
2013 Bushy Hall Rd$169,500--2000-04-172000--New
2452 Arvah Branch Blvd$177,200$842000-01-3119962,099Resale
2460 Arvah Branch Blvd$194,500$632000-01-0619893,091Resale
6525 Saylers Creek Rd$130,000$681999-11-1219941,921Resale
6472 Justin Grant Trl$150,000$801999-10-2719941,867Resale
Arvah Branch Blvd$110,000$421999-08-0519992,635New
2489 Arvah Branch Blvd$156,500$801999-07-2619921,968Resale
2453 Arvah Branch Blvd$152,000$831999-07-1619931,827Resale
6475 Justin Grant Trl$165,000$611999-07-1319902,691Resale
2455 Arvah Branch Blvd$179,500$841999-06-3019922,146Resale
--$160,000$801999-02-2619922,011Resale
--$160,000$801999-02-2619922,011Resale
6448 Justin Grant Trl$164,000$751999-01-1519992,174New
2451 Arvah Branch Blvd$136,900$681998-12-1019892,027Resale
6512 Saylers Creek Rd$173,000$671998-11-13--2,578Resale
6468 Justin Grant Trl$149,500$801998-10-30--1,875Resale
1990 Bushy Hall Rd$153,000$741998-10-09--2,069Resale
6473 Justin Grant Trl$162,000$791998-07-30--2,044Resale
2468 Arvah Branch Blvd$120,000$441998-06-2619982,700New
2004 Bushy Hall Rd$160,000$821998-05-29--1,948Resale
6496 Justin Grant Trl$147,500$751998-03-0919941,968Resale
2459 Arvah Branch Blvd$148,000$721998-02-2719902,065Resale
6464 Justin Grant Trl$178,500$811997-11-2619932,213Resale
6444 Justin Grant Trl$178,000$801997-09-2619972,225New
6440 Justin Grant Trl$181,700$841997-07-0119972,169New
6471 Justin Grant Trl$151,900$751997-01-3119892,027Resale
1986 Bushy Hall Rd$147,900$701996-11-1919962,108New
6503 Saylers Creek Ct$190,000$741996-10-1519892,564Resale
1994 Bushy Hall Rd$143,000$721996-10-11--1,982Resale
2456 Arvah Branch Blvd$218,000$841996-10-1119942,588Resale
6508 Saylers Creek Rd$210,000$831996-07-25--2,525Resale
2488 Arvah Branch Blvd$132,000$701996-07-19--1,874Resale
4014 Bushy Hall Rd$95,000$391996-07-1119962,457New
2452 Arvah Branch Blvd$100,000$321996-07-0219963,099New
2436 Arvah Branch Blvd$223,500$871996-06-1119932,583Resale
2017 Bushy Hall Rd$136,000$681996-05-3119951,997Resale
2002 Bushy Hall Rd$138,000$751996-05-2419961,845New
2506 Arvah Branch Blvd$142,900$701996-05-1719962,047New
2007 Bushy Hall Rd$133,600$721996-04-2619941,843Resale
6468 Justin Grant Trl$126,700$681996-03-28--1,875Resale
2449 Arvah Branch Blvd$140,000$651995-12-2919892,168Resale
6534 Saylers Creek Rd$150,500$811995-12-2919951,849New
6524 Saylers Creek Rd$159,900$741995-12-1119892,148Resale
2455 Arvah Branch Blvd$160,000$751995-12-1119922,146Resale
6470 Elkwater Ct$129,900$621995-10-2519902,083Resale
2451 Arvah Branch Blvd$137,000$681995-10-1219892,027Resale
2004 Bushy Hall Rd$139,900$721995-10-1219951,948New
6508 Saylers Creek Rd$215,000$851995-09-29--2,525Resale
1990 Bushy Hall Rd$139,000$671995-09-2219952,069New
2453 Arvah Branch Blvd$137,500$751995-08-0119931,827Resale
2488 Arvah Branch Blvd$115,000$611995-07-31--1,874Resale
2489 Arvah Branch Blvd$136,000$691995-06-0519921,968Resale
1994 Bushy Hall Rd$135,800$691995-04-0419951,982New
6473 Justin Grant Trl$139,900$681995-03-31--2,044Resale
6492 Justin Grant Trl$126,900$631995-02-0219942,011New
2509 Arvah Branch Blvd$135,000$671994-12-0219942,029New
2000 Bushy Hall Rd$135,900$721994-11-2819941,899New
6496 Justin Grant Trl$129,900$661994-11-0119941,968Resale
2505 Arvah Branch Blvd$127,000$601994-10-12--2,130Resale
2022 Bushy Hall Dr$130,000$471994-10-0319942,737New
6505 Pickfair Ct$151,000$651994-08-3019922,324Resale
6468 Justin Grant Trl$126,000$671994-06-2719941,875New
6476 Justin Grant Trail$101,000$351994-02-1119932,897New
2026 Bushy Hall Road$100,000$431994-02-0819932,346New
2447 Arvah Branch Blvd$139,000$711994-01-26--1,955Resale
6470 Elkwater Ct$119,500$571993-12-1719902,083Resale
2494 Arvah Branch Blvd$121,400$651993-12-1519941,859New
2477 Arvah Branch Blvd$100,000$451993-12-1019942,205New
6471 Justin Grant Trl$128,500$631993-12-0719892,027Resale
2018 Bushy Hall Road$92,500$391993-09-2019932,396New
2494 Arvah Branch Blvd$94,100$341993-09-1519942,733New
6487 Justin Grann Tr$115,000$551993-06-2119932,095New
6509 Pickfair Ct$118,000$661993-05-2719901,796Resale
6464 Justin Grant Trl$93,915$421993-05-1419932,213New
6512 Saylers Creek Rd$157,900$611993-03-29--2,578Resale
2447 Arvah Branch Blvd$142,000$731993-03-0319931,955New
6453 Justin Grant Trl$134,900$641993-03-0119922,114New
2489 Arvah Branch Blvd$119,500$611992-11-1819921,968New
2493 Arvah Branch Blvd$120,000$591992-11-0319922,041New
6475 Justin Grant Trl$121,800$451992-09-1519902,691Resale
6484 Justin Grant Trl$120,500$641992-08-1719921,872New
6480 Justin Grant Trl$80,000$401992-08-1119922,000New
--$129,900$651992-07-28--2,011Resale
1999 Bushy Hall Rd$105,000$561992-07-1719921,886New
2505 Arvah Branch Blvd$123,500$581992-05-15--2,130Resale
2455 Arvah Branch Blvd$130,000$611992-05-0619922,146New
2497 Arvah Branch Blvd$60,000$331992-01-1619921,824New
6512 Saylers Creek Rd$128,000$501992-01-0319912,578New
2003 Bushy Hall Rd$110,500$611991-12-3119911,800Resale
6507 Saylers Creek Rd$125,000$521991-12-3019892,400Resale
2490 Arvah Branch Blvd$125,000$651991-12-2619911,920New
6504 Saylers Creek Ct$129,000$661991-12-1119891,944Resale
6507 Saylers Creek Rd$27,500$111991-10-2319892,400Resale
2451 Arvah Branch Blvd$130,500$641991-10-0119892,027Resale
2473 Arvah Branch Blvd$132,500$661991-08-26--2,006Resale
2481 Arvah Branch Blvd$152,000$601991-04-2919912,546New
6471 Justin Grant Trl$126,000$621991-01-1519892,027Resale

I hope you enjoyed our March 2016 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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