Royal Oaks is coming off of a big year in 2015, the best for home sellers since 2004.
We don't expect as many homes to hit the market here this year, so if you are hoping for a great home within the super-popular Thomasville Road corridor in NE Tallahassee, you better grab one if a good value hits the market.
Currently, there are two homes for sale in Royal Oaks, with one already under contract.
If you see one hit the market below $200,000, consider it one of the smartest investments you can make.
In the past, we reported that home values had dropped further in Royal Oaks than they had in similar neighborhoods, so occasionally there might be another gem to be found.
Our first 2016 edition of the Royal Oaks Real Estate Report examines long-term trends for home...
If you are thinking of living in the Southeast quadrant of Leon County, then it is very likely you will be looking at homes in the Southwood community.
With more than 2,000 homes on over 3,000 acres, Southwood is the hub of SE Tallahassee real estate activity.
As a master planned community, Southwood is feature rich and offers homes from just below $200K on up to more than $1M.
In this report, we will look at average home prices, home values, and home sizes in Southwood, as well as show current listings in the Tallahassee MLS and all closed home sales going back to when sales first began in Southwood.
For the real estate graphs found in this report, you will find the number...
Does your home need to be "HGTV ready" when it comes time to hit the market?
Recently, we had a home seller tell us they were advised by another real estate agent to prepare their house for the market in a specific manner. They were told that the standard was "HGTV Ready.
So the homeowner asked us how many changes they needed to make to their home to get it ready for the market. With the standard being an ambiguous "HGTV Ready," they wanted our opinion on what needed to be done.
Well, I don't watch HGTV, so I don't know what their "ready" status requires. But I do know what is needed to sell a home in Tallahassee.
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...
Shannon Forest is a small neighborhood on the Thomasville Road corridor just West of Killearn Estates, but home sales make it appear to be much bigger.
This popular NE Tallahassee subdivision had a big year last year, and it appears the momentum has continued for 2016.
When you combine a prime location with A-rated school zones, it's no wonder that homebuyers are attracted to Shannon Forest.
In our past reports on home sales in Shannon Forest, we advised that the prices were unusually low and that they wouldn't last, and today's report will confirm that we were right.
There are still some great values to be found, but rising values and rising prices will be a steady theme for quite some time.
Bobbin Trace, Bobbin Mill Woods, and Bobbin Brook (the neighborhoods of Bobbin) continues their sluggish start for 2016 as the number of listings continues to grow.
Currently, there is a unique trend occurring in this high end neighborhood and existing homeowners should take note.
There are ten homes for sale in the Bobbin neighborhoods, and not one single one is under contract. In fact, if you check the map below, you'll only see nine homes listed. For some reason, one seller has chosen not to have the home shown on the internet (and the home has been on the market for three weeks already).
With only two homes sold and closed and ten on the market, the Bobbins are atypical to say the least. Most other Tallahassee neighborhoods have 35% to 40% of their listings already under contract.
I was recently reminded about the confusion homeowners sometimes have about the home valuation process when somebody shared a parallel story about valuing a diamond ring at an estate sale.
The estate of an elderly woman was being valued, and the diamond ring had a wonderful history.
It turns out the ring had been handed down in the family for more than 100 years, thus the family felt for sure it had to be valuable. For our readers who watch The Antiques Roadshow, you'll know they were referring to the provenance of the ring.
When the valuation was delivered, they were shocked to discover that the appraiser gave no value to its provenance (apparently Elvis was not in their family tree), but instead relied upon the 4 Cs of diamond valuation (Cut, Color, Clarity and Carat Weight)....
If you favor having more than just a small subdivided lot underneath your house then you might want to take a long look at Chemonie Crossing in NE Tallahassee.
There you will find larger homes on several acres.
Chemonie Crossing has easy access to town and it typically takes roughly twenty minutes via Centerville Road to get where you need to go.
Buyers are attracted to the larger home sites with homes that were built mostly in the early 90s, meaning there are opportunities for homes in all stages of updates and improvements.
If you do decide to look at the homes for sale in Chemonie Crossing, take an expert as land size, amenities, and property improvements will vary greatly in Chemonie Crossing.
In this report, we will look at home price trends, home value trends, and...
The Glen is a popular NE Tallahassee neighborhood situated within the gates of Golden Eagle Plantation and has homes for sale at prices that homebuyers are noticing.
All five homes that have sold and closed this year were priced below $200,000, a crazy low number for a property in a gated community.
Homes in the Glen at Golden Eagle were built from 1997 and continued through 2006, as the neighborhood sold out quickly at the end of the housing market bubble in Tallahassee.
Similar to what you will find among the thousands of zero-lot line neighborhoods winding near and around golf courses throughout Florida, homes in the Glen sustain their popularity to those interested in being very near a golf course while living the country club lifestyle.
In this report, we will look at...
There is a pocket of new and newer homes in Buckhead that appears to be thriving even as the rest of the Tallahassee real estate market recovers.
Today's Buckhead real estate sales report shows a neighborhood that is recording its highest values ever and inventory (including new home construction) is selling.
This is newsworthy because we do not come across many subdivisions in Tallahassee where homes are selling at values higher than what was recorded during the peak of the housing market in 2006.
But this is the case with Buckhead.
You can find Buckhead in the Killearn Area, located on the East side of Centerville Road, just north of the Interstate.
Buckhead Real Estate Report
For each of the three real estate graphs found below, you will find the...