Arvah Branch Housing Report March 2016

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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.

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). 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.

Average Home Value

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.

Average Home Size

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

Arvah Branch

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Arvah Branch Home Sales

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

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$1822016-03-2420152,035Resale
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 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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