Observation Pointe Housing Report June 2015
Our previous report on Observation Pointe noted that the prior year was the best on record for this popular East-side neighborhood, but unfortunately the party appears to have ended.
Through the writing of this report, the pace of home sales in Observation Pointe has slowed to a near-stop, with the single sale of the year posted at the end of May.
I suspect existing homeowners got excited with the new construction sales and prices that were being gained last year, but their entrance into the market seems to have been received with little excitement from buyers who were seeking new homes in this 32317 zip code community.
Like several other neighborhoods that were born during the real estate market expansion, Observation Pointe's existing owners might end up all trying to sell their homes at roughly the same time due to normal ownership cycles. This "boom neighborhood" effect is something that we'll keep an eye on for the next several years.
In this report, we will look at average home prices, average home values, and average home sizes in Observation Pointe, as well as show current listings in the Tallahassee MLS and all closed home sales going back to 2007.
Home Prices In Observation Pointe
For each of the 3 real estate graphs found in this report, you will find the number of closed home sales for each year (red columns, measured on the left vertical axis), and an important real estate statistic shown in blue (measured on the right vertical axis. It is important to note that sales are through December for all previous years, but through May in 2015.
Average home prices rose 5% last year, due to the fact that the majority of sales in 2014 were new construction which typically sells for a premium above existing home sales. The one home sold this year sold for $273,900, a whopping 17% higher than last year's average.
There were 13 closed home sales in Observation Pointe last year, the most in any year, but there has only been 1 sale in 2015.
Home Values In Observation Pointe
Average home values in Observation Pointe grew nearly 7% in 2014 aand the one sale this year is even higher at $145 per square foot, though there were significant seller incentives included in that price. I suspect the higher values are what have slowed sales to a near halt in 2015.
Home values were set a new record high in 2014, with the average value of a home sold in Observation Pointe being $136 per square foot. This is significantly higher than the value of existing home sales in the surrounding neighborhoods. These buyers have been paying a premium for newer homes, so they need to plan on staying for more than 5 years if they want to gain an equity position before they sell.
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Home Sizes In Observation Pointe
The average home size sold in Observation Pointe typically falls in a range of 1,550 to 1,850 square feet, and this year's slow rate of sales make it too early to tell what buyers are looking for.
The 1 home sold in 2015 was 1,888 square feet.
Observation Pointe continues to offer new homes for sale, so expect to see existing home sales have to compete on price (meaning homeowners will have to consider a significant discount to lure buyers away from the brand new homes).
Listings In Observation Pointe
The following map and list of homes are the current listings in Observation Pointe.
Observation Pointe
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Home Sales In Observation Pointe
The following list shows home sales going back to the first sales in 2007 in Observation Pointe. Note that you can sort the information by any column (for example, click on the closing date to see the most recent home sales first).
| Address | Price | Price/SQF | Closing Date | Year Built | SQF | Sale Type |
|---|---|---|---|---|---|---|
| 6173 Observation Circle | $359,000 | $205 | 2023-02-08 | 2010 | 1,753 | Resale |
| 6158 Observation Circle | $320,000 | $213 | 2022-10-04 | 2009 | 1,504 | Resale |
| 6114 Observation Circle | $362,500 | $182 | 2022-09-07 | 2008 | 1,990 | Resale |
| 6134 Observation Circle | $320,000 | $190 | 2021-11-22 | 2012 | 1,684 | Resale |
| 6154 Observation Circle | $299,000 | $189 | 2021-08-31 | 2009 | 1,583 | Resale |
| 6110 Observation Circle | $252,000 | $166 | 2021-05-14 | 2009 | 1,516 | Resale |
| 6157 Observation Circle | $305,000 | $182 | 2021-04-26 | 2014 | 1,679 | Resale |
| 6134 Observation Circle | $291,300 | $173 | 2021-01-14 | 2012 | 1,684 | Resale |
| 6177 Observation Circle | $310,000 | $158 | 2020-09-14 | 2007 | 1,966 | Resale |
| 6162 Observation Circle | $275,000 | $149 | 2020-07-31 | 2007 | 1,848 | Resale |
| 6206 Observation Circle | $262,000 | $173 | 2020-05-18 | 2009 | 1,518 | Resale |
| 6118 Observation Circle | $279,000 | $165 | 2019-09-24 | 2013 | 1,694 | Resale |
| 6122 Observation Circle | $328,500 | $127 | 2019-06-28 | 2008 | 2,580 | Resale |
| 6121 Observation Circle | $275,000 | $161 | 2019-03-29 | 2010 | 1,711 | Resale |
| 6126 Observation Circle | $275,000 | $162 | 2018-12-19 | 2013 | 1,694 | Resale |
| 6133 Observation Circle | $296,000 | $159 | 2018-08-02 | 2013 | 1,857 | Resale |
| 6130 Observation Circle | $230,000 | $150 | 2018-01-31 | 2009 | 1,534 | Resale |
| 6089 Observation Circle | $274,000 | $154 | 2018-01-31 | 2012 | 1,782 | Resale |
| 6178 Observation Circle | $229,000 | $147 | 2018-01-31 | 2010 | 1,554 | Resale |
| 6198 Observation Circle | $210,000 | $135 | 2017-08-10 | 2009 | 1,554 | Resale |
| 6065 Observation Circle | $222,500 | $146 | 2017-07-24 | 2010 | 1,520 | Resale |
| 6105 Observation Circle | $267,500 | $149 | 2017-06-26 | 2007 | 1,800 | Resale |
| 6145 Observation Circle | $217,000 | $140 | 2017-05-31 | 2010 | 1,555 | Resale |
| 6093 Observation Circle | $215,000 | $139 | 2017-05-15 | 2009 | 1,552 | Resale |
| 6181 Observation Circle | $254,000 | $156 | 2017-04-21 | 2011 | 1,625 | Resale |
| 6085 Observation Cir | $195,000 | $128 | 2017-04-20 | 2009 | 1,518 | Resale |
| 6073 Observation Circle | $275,000 | $150 | 2017-03-09 | 2012 | 1,828 | Resale |
| 6138 Observation Circle | $284,000 | $139 | 2017-03-08 | 2008 | 2,038 | Resale |
| 6186 Observation Circle | $256,000 | $159 | 2017-01-18 | 2011 | 1,612 | Resale |
| 6101 Observation Circle | $242,500 | $152 | 2016-08-08 | 2013 | 1,600 | Resale |
| 6210 Observation Circle | $279,000 | $139 | 2016-08-01 | 2013 | 2,003 | Resale |
| 6161 Observation Circle | $208,000 | $134 | 2016-07-27 | 2009 | 1,550 | Resale |
| 6110 Observation Circle | $198,950 | $131 | 2016-01-25 | 2009 | 1,516 | Resale |
| 6146 Observation Circle | $210,000 | $105 | 2015-09-30 | 2007 | 1,998 | Resale |
| 6206 Observation Circle | $205,000 | $133 | 2015-08-26 | 2009 | 1,542 | Resale |
| 6202 Observation Circle | $273,900 | $145 | 2015-05-29 | 2015 | 1,888 | New |
| 6134 Observation Cir | $234,000 | $139 | 2014-11-21 | 2012 | 1,684 | Resale |
| 6166 Observation Cir | $252,200 | $143 | 2014-09-30 | 2014 | 1,760 | New |
| 6129 Observation Cir | $249,900 | $142 | 2014-08-15 | 2014 | 1,760 | New |
| 6185 Observation Cir | $253,900 | $144 | 2014-07-31 | 2014 | 1,760 | New |
| 6117 Observation Cir | $243,900 | $147 | 2014-07-18 | 2014 | 1,660 | New |
| 6137 Observation Cir | $232,900 | $146 | 2014-07-14 | 2014 | 1,600 | New |
| 6194 Observation Cir | $239,900 | $146 | 2014-05-20 | 2014 | 1,647 | New |
| 6174 Observation Cir | $270,000 | $132 | 2014-05-09 | 2014 | 2,050 | New |
| 6157 Observation Cir | $235,900 | $142 | 2014-04-30 | 2013 | 1,660 | New |
| 6162 Observation Cir | $185,000 | $100 | 2014-03-13 | 2007 | 1,848 | Resale |
| 6149 Observation Cir | $232,900 | $127 | 2014-02-19 | 2008 | 1,836 | New |
| 6186 Observation Cir | $224,000 | $139 | 2014-02-19 | 2011 | 1,612 | Resale |
| 6158 Observation Cir | $190,000 | $126 | 2014-01-30 | 2009 | 1,504 | Resale |
| 6118 Observation Cir | $229,900 | $136 | 2013-12-19 | 2013 | 1,694 | New |
| 6158 Observation Cir | $214,500 | $143 | 2013-12-03 | 2009 | 1,504 | Resale |
| 6210 Observation Cir | $250,000 | $131 | 2013-11-13 | 2013 | 1,915 | New |
| 6101 Observation Cir | $224,900 | $142 | 2013-10-18 | 2013 | 1,589 | New |
| 6126 Observation Cir | $224,900 | $133 | 2013-09-20 | 2013 | 1,694 | New |
| 6182 Observation Cir | $200,000 | $105 | 2013-08-22 | 2008 | 1,908 | Resale |
| 6142 Observation Cir | $185,000 | $111 | 2013-07-22 | 2008 | 1,661 | Resale |
| 6150 Observation Cir | $235,000 | $133 | 2013-06-14 | 2013 | 1,764 | New |
| 6133 Observation Cir | $236,000 | $127 | 2013-04-08 | 2013 | 1,857 | New |
| 6125 Observation Cir | $234,900 | $126 | 2012-10-31 | 2012 | 1,857 | New |
| 6206 Observation Cir | $174,500 | $115 | 2012-08-10 | 2009 | 1,518 | Resale |
| 6134 Observation Cir | $223,500 | $133 | 2012-08-09 | 2012 | 1,684 | New |
| 6218 Observation Cir | $240,000 | $126 | 2012-08-03 | 2012 | 1,905 | New |
| 6165 Observation Cir | $214,900 | $132 | 2012-07-23 | 2012 | 1,634 | New |
| 6073 Observation Cir | $229,900 | $126 | 2012-06-21 | 2012 | 1,828 | New |
| 6061 Observation Cir | $219,900 | $129 | 2012-03-14 | 2012 | 1,703 | New |
| 6089 Observation Cir | $224,900 | $126 | 2012-03-02 | 2012 | 1,782 | New |
| 6193 Observation Cir | $138,300 | $69 | 2011-07-11 | 2011 | 2,000 | New |
| 6181 Observation Cir | $219,000 | $135 | 2011-07-08 | 2011 | 1,625 | New |
| 6121 Observation Cir | $201,900 | $133 | 2011-07-08 | 2010 | 1,520 | New |
| 6186 Observation Cir | $217,500 | $135 | 2011-06-30 | 2011 | 1,612 | New |
| 6173 Observation Cir | $217,000 | $123 | 2011-03-08 | 2010 | 1,758 | Resale |
| 6178 Observation Cir | $199,900 | $131 | 2010-07-30 | 2010 | 1,530 | New |
| 6077 Observation Cir | $200,900 | $132 | 2010-07-30 | 2010 | 1,520 | New |
| 6153 Observation Cir | $222,900 | $127 | 2010-07-09 | 2010 | 1,758 | New |
| 6146 Observation Cir | $210,000 | $105 | 2010-05-28 | 2007 | 1,998 | Resale |
| 6065 Observation Cir | $202,000 | $133 | 2010-05-28 | 2010 | 1,520 | New |
| 6169 Observation Cir | $237,000 | $127 | 2010-04-09 | 2009 | 1,867 | New |
| 6189 Observation Cir | $207,000 | $118 | 2010-03-31 | 2009 | 1,758 | New |
| 6145 Observation Cir | $199,900 | $132 | 2010-03-05 | 2009 | 1,516 | New |
| 6109 Observation Cir | $204,000 | $135 | 2009-12-11 | 2009 | 1,516 | New |
| 6190 Observation Cir | $201,400 | $121 | 2009-12-07 | 2008 | 1,670 | New |
| 6158 Observation Cir | $207,000 | $138 | 2009-10-26 | 2009 | 1,504 | Resale |
| 6110 Observation Cir | $204,000 | $139 | 2009-10-01 | 2009 | 1,471 | New |
| 6130 Observation Cir | $211,000 | $139 | 2009-09-11 | 2009 | 1,516 | New |
| 6206 Observation Cir | $209,900 | $138 | 2009-08-07 | 2009 | 1,518 | New |
| 6161 Observation Cir | $199,900 | $132 | 2009-07-17 | 2009 | 1,516 | New |
| 6069 Observation Cir | $225,000 | $119 | 2009-06-30 | 2008 | 1,894 | New |
| 6093 Observation Cir | $206,400 | $136 | 2009-06-11 | 2009 | 1,516 | New |
| 6113 Observation Cir | $221,000 | $115 | 2009-04-14 | 2007 | 1,918 | Resale |
| 6198 Observation Cir | $205,400 | $135 | 2009-04-14 | 2009 | 1,516 | New |
| 6105 Observation Cir | $236,000 | $134 | 2008-11-04 | 2007 | 1,761 | New |
| 6081 Observation Cir | $215,000 | $132 | 2008-09-30 | 2010 | 1,633 | New |
| 6114 Observation Cir | $249,000 | $136 | 2008-09-04 | 2008 | 1,826 | Resale |
| 6097 Observation Cir | $245,900 | $140 | 2008-06-30 | 2008 | 1,758 | New |
| 6138 Observation Cir | $265,000 | $135 | 2008-06-28 | 2008 | 1,958 | Resale |
| 6182 Observation Cir | $240,000 | $126 | 2008-06-23 | 2008 | 1,908 | New |
| 6177 Observation Cir | $289,900 | $146 | 2008-05-30 | 2007 | 1,986 | New |
| 6142 Observation Cir | $228,700 | $138 | 2008-02-29 | 2008 | 1,661 | New |
| 6146 Observation Cir | $285,900 | $143 | 2007-08-30 | 2007 | 1,998 | New |
| 6141 Observation Cir | $259,900 | $148 | 2007-07-26 | 2007 | 1,758 | New |
| 6162 Observation Cir | $259,900 | $141 | 2007-04-18 | 2007 | 1,848 | New |
| 6138 Observation Cir | $171,000 | $87 | 2007-03-20 | 2008 | 1,958 | New |
| 6102 Observation Cir | $150,000 | $79 | 2007-03-13 | 2007 | 1,894 | New |
I hope you enjoyed our June 2015 update on home sales in Observation Pointe, please feel free to drop me a note if you have questions not covered in this report.
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