What Everyone Ought To Know About Gadsden County Homes
Gadsden County, Florida is located to the northwest of Leon County and has been a "bedroom" community of the Tallahassee real estate market for a long time. We have seen many great values on homes in the communities of Gadsden County, and it is quite often that Tallahassee home buyers stray a little to the north to take advantage of the land values there. While this blog normally focuses on Leon County, I was compelled by a reader to update our real estate market reports of Gadsden County.
Gadsden County Home Seller Seeks Real Estate Information
I was recently contacted by a reader, Jan H. who wrote "Our home is on the market in Havana. I just wondered if there is any kind of inventory for Gadsden County as there is for Leon County. We know that the market is really tough but are curious as to what else is out there in Gadsden County." This was a question asked at the perfect time, so I went into the MLS and pulled all the current real estate sales information for Gadsden County. As we can see from this report, Gadsden County is in worse shape than Leon County, with the overall supply of homes up to 15.7 months (meaning if no other home comes on the market, there is enough current supply for the next year and four months!). 
Additionally,
You can click here for Download the Free Gadsden County Real Estate Market Report.
The best performing price range in Gadsden County right now is homes priced at $75,000 or less, and even that price range is fairing worse than the average home in Leon County. I wanted a long-term perspective of home sales in Gadsden County, so I pulled the Gadsden County Tax records to find all of the sales information to include what was not in the Tallahassee Board of Realtors Multiple Listing Service (MLS) and was able to produce this report: 
The green shaded area is total home sales (trend) in Gadsden County since 1995 and can be read on the right vertical scale (green color). Each specific price range trend can be read on the left vertical scale (black color). What this graph of Gadsden County home sales shows us is that roughly 27 homes were selling before the boom market (2005-2007), but our trend has dropped back down below 30 homes per month. With inventories very high, it will take a while to consume our way back down to normal levels.
Home Selling Advice For Gadsden County Home Owners
Now is not the time to sell, if you can wait. Only serious sellers should be in the market, and they must drop their asking price to be the best buy on the market. Remember, there is 1.3 YEARS supply of homes on the market, so don't price yourself out of the market.
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Discussion
We have our home on the market in Gadsden County and have for a few months now. We are serious sellers, have lowered our price to below the value, and it is beautiful. It does bother me that there appears to be many homes on the market that are for sale in our fair county that are not in good repair, the yards are overgrown, and the paint chipping. One of those is on our street. It is listed with one of the largest realtors in Leon County and has been listed for over a year. I really do not know how the listing agent can proudly show the home with it looking like it does. Evidently there are sellers who are not serious about selling their homes and those homes should go off the market for the time being until such time as the market improves or repairs and yard work done to help bring up the neighborhood to its fullest potential. Buyers out there: Try Gadsden County where the air is clean, where wild turkeys, deer, and grouse roam, and where land is less than in town. We even see the stars at night!!!
JH, you've given some compelling reasons to make the move!
The one bit of advice I would give you is based upon your statement that "We are serious sellers, have lowered our price to below the value."
You might have lowered your price to below appraisal or even below what anything else is on the market, but you have not lowered it below "value." Value is a moment in time, always moving, and is determined by what a buyer is willing to pay. If your home is actively listed by a company that can give it global exposure, and no buyer has grabbed it, then you have not lowered it to its value. Nearly 30 homes per month are selling in Gadsden County, enough that you will find a buyer when your price is right.
This kind of advice is no fun to give, and I know that is sure is no fun to receive. But buyers speak of value through their actions. If buyers in Gadsden County felt your home was a good deal, they would buy it. After all, they are buying other homes there every month. Get with your real estate company and determine the best price at which to market your home, and it will sell. Good luck and thanks for your comment.
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