Pebble Creek Subdivision Home Sales Report
Well I'm back from the Army Football Golf Tournament (and we missed winning by 1 stroke) and furiously trying to catch up on emails and comments that were left by readers of the Tallahassee Real Estate Blog while I was away. As I have stated in the past, I really enjoy the feedback that we receive from readers and I like to let the flow of our blog follow from this input.
One question was about how home prices in Tallahassee were set. Reader "Brad" wanted to know who set prices on homes, as he noticed that many were not even being viewed by buyers because they were priced much higher than their competition. My response on who really sets the asking price in real estate can be viewed by clicking this link.
Another question came in from reader "Mary" who writes:
I’ve been looking at recent home sales in the Pebble Creek and Greens of Killearn subdivisions and I can’t find the sales that support your value indicators. (Average Sale Price: Pebble Creek - $211,025 & Greens of Killearn - $195,700)
So rather than just focus on raw data, I've updated our Tallahassee Neighborhood Reports for Pebble Creek and for the Greens of Killearn to include real estate graphs as well as the chart of data that she requested.
Pebble Creek Subdivision Home Sales Report
When we look at existing home sales in Pebble Creek in Tallahassee, we see similar results as other Tallahassee neighborhoods. Unit sales of homes in Pebble Creek have dropped, though not as severely as many other neighborhoods until this year. No arms-length sale has occurred in Pebble Creek this year (through June), so pricing is a bit tougher to anticipate.
Arms Length Home Sales In Pebble Creek
Below is the recent sales data that Mary was interested in viewing. Note the last sale was in October of 2008. Remember, this is arms-length sales only, so any foreclosures, and familial sales have been removed. In the past, this was a standard way to evaluate properties because short sales and foreclosures were rare and did not really represent the true market value of the properties.
I suspect this won't always be the case in the near future, when these distressed property sales start to represent a major portion of our Tallahassee home sales. Arms length sales are defined as sales in which two unrelated and non-desperate parties would agree to a transaction, and "desperate" parties are beginning to appear everywhere.
Existing Home Sales In Pebble Creek
| Parcel Address | Price | SqFt HC | Sale Date |
| 3315 PIPING ROCK ST | 264,000 | 1996 | 10/6/2008 |
| 4305 RIVER CHASE | 337,000 | 2272 | 5/8/2008 |
| 3324 PIPING ROCK ST | 165,000 | 1752 | 4/30/2008 |
| 3312 PIPING ROCK ST | 285,000 | 1844 | 1/18/2008 |
| 3332 PIPING ROCK ST | 237,500 | 1829 | 11/28/2007 |
| 4287 RIVER CHASE | 200,000 | 1710 | 8/9/2007 |
| 3316 PIPING ROCK ST | 230,000 | 1547 | 3/6/2007 |
| 4101 TAM O SHANTER | 285,000 | 2146 | 12/28/2006 |
| 4305 RIVER CHASE | 326,000 | 2272 | 12/13/2006 |
| 4105 TAM O SHANTER | 272,900 | 2004 | 9/27/2006 |
| 3324 PIPING ROCK ST | 240,000 | 1752 | 9/1/2006 |
| 3320 PIPING ROCK ST | 287,000 | 1885 | 1/18/2006 |
| 3444 JONATHANS LANDING RD | 368,500 | 2613 | 1/3/2006 |
| 4297 RIVER CHASE | 325,900 | 1798 | 10/18/2005 |
| 4098 TAM O SHANTER | 275,000 | 1752 | 9/29/2005 |
| 3412 JONATHANS LANDING RD | 310,000 | 2222 | 7/29/2005 |
| 3440 JONATHANS LANDING RD | 215,000 | 2036 | 1/14/2005 |
| 4094 TAM O SHANTER | 208,500 | 1802 | 12/3/2004 |
| 3312 PIPING ROCK ST | 223,000 | 1844 | 9/24/2004 |
| 3447 JONATHANS LANDING RD | 329,000 | 2959 | 9/10/2004 |
| 3340 PIPING ROCK ST | 193,000 | 1736 | 7/22/2004 |
| 4101 TAM O SHANTER | 240,000 | 2146 | 5/31/2004 |
| 4277 RIVER CHASE | 197,000 | 1526 | 2/11/2004 |
| 4102 TAM O SHANTER | 189,500 | 1727 | 10/20/2003 |
| 3444 JONATHANS LANDING RD | 243,000 | 2613 | 10/15/2003 |
| 4297 RIVER CHASE | 199,000 | 1798 | 8/15/2003 |
| 3421 JONATHANS LANDING RD | 205,000 | 1874 | 7/3/2003 |
| 4097 TAM O SHANTER | 222,000 | 2218 | 6/9/2003 |
| 3412 JONATHANS LANDING RD | 213,800 | 2222 | 5/30/2003 |
| 4104 TAM O SHANTER | 234,500 | 2301 | 5/15/2003 |
| 4089 TAM O SHANTER | 224,000 | 1987 | 4/28/2003 |
| 3308 PIPING ROCK ST | 179,000 | 1955 | 4/17/2003 |
| 3312 PIPING ROCK ST | 187,500 | 1844 | 4/8/2003 |
| 4305 RIVER CHASE | 255,000 | 2272 | 7/26/2002 |
| 4301 RIVER CHASE | 258,500 | 2099 | 7/12/2002 |
| 4297 RIVER CHASE | 198,900 | 1798 | 5/31/2002 |
| 3352 PIPING ROCK ST | 249,000 | 2427 | 5/10/2002 |
| 3437 JONATHANS LANDING RD | 195,000 | 1969 | 4/30/2002 |
| 4280 RIVER CHASE | 149,400 | 1462 | 1/30/2002 |
| 3411 JONATHANS LANDING RD | 198,000 | 2310 | 11/8/2001 |
| 4094 TAM O SHANTER | 175,000 | 1802 | 10/19/2001 |
| 3437 JONATHANS LANDING RD | 198,000 | 1969 | 8/15/2001 |
| 4089 TAM O SHANTER | 180,000 | 1987 | 7/31/2001 |
| 3340 PIPING ROCK ST | 133,000 | 1736 | 12/15/2000 |
| 3420 JONATHANS LANDING RD | 180,000 | 2070 | 12/8/2000 |
| 3352 PIPING ROCK ST | 135,000 | 2427 | 8/23/2000 |
| 4297 RIVER CHASE | 225,000 | 1798 | 2/1/2000 |
| 3312 PIPING ROCK ST | 165,000 | 1844 | 11/30/1999 |
| 4278 RIVER CHASE | 239,500 | 2331 | 6/15/1999 |
| 4309 RIVER CHASE | 192,000 | 1903 | 5/27/1999 |
| 3344 PIPING ROCK ST | 185,900 | 2328 | 3/12/1999 |
| 3427 JONATHANS LANDING RD | 185,000 | 1983 | 12/11/1998 |
| 3444 JONATHANS LANDING RD | 185,900 | 2613 | 8/19/1998 |
| 3344 PIPING ROCK ST | 174,500 | 2328 | 8/18/1998 |
| 4280 RIVER CHASE | 136,500 | 1462 | 5/21/1998 |
| 3343 PIPING ROCK ST | 215,000 | 1715 | 8/15/1997 |
| 3315 PIPING ROCK ST | 175,200 | 1996 | 7/31/1997 |
| 3411 JONATHANS LANDING RD | 179,500 | 2310 | 7/17/1997 |
| 4280 RIVER CHASE | 135,000 | 1462 | 6/30/1997 |
| 4104 TAM O SHANTER | 189,900 | 2301 | 6/9/1997 |
| 3437 JONATHANS LANDING RD | 158,000 | 1969 | 2/25/1997 |
| 3448 JONATHANS LANDING RD | 137,000 | 2099 | 12/2/1996 |
| 3444 JONATHANS LANDING RD | 160,000 | 2613 | 8/30/1996 |
| 3344 PIPING ROCK ST | 145,400 | 1620 | 8/27/1996 |
| 3424 JONATHANS LANDING RD | 161,500 | 2429 | 7/31/1996 |
| 4097 TAM O SHANTER | 164,000 | 2218 | 6/3/1996 |
| 4309 RIVER CHASE | 152,500 | 1903 | 11/24/1995 |
| 3412 JONATHANS LANDING RD | 184,500 | 2222 | 11/20/1995 |
| 4280 RIVER CHASE | 125,000 | 1462 | 10/6/1995 |
| 4287 RIVER CHASE | 147,000 | 1710 | 8/17/1995 |
| 3340 PIPING ROCK ST | 120,000 | 1736 | 7/13/1995 |
| 3423 JONATHANS LANDING RD | 180,000 | 2607 | 6/1/1995 |
| 4277 RIVER CHASE | 130,000 | 1526 | 9/27/1994 |
| 3421 JONATHANS LANDING RD | 140,000 | 1874 | 6/30/1994 |
| 3441 JONATHANS LANDING RD | 156,000 | 2142 | 6/30/1994 |
| 4101 TAM O SHANTER | 166,500 | 2146 | 4/6/1994 |
| 3315 PIPING ROCK ST | 157,000 | 1996 | 3/25/1994 |
| 3427 JONATHANS LANDING RD | 175,000 | 1983 | 10/25/1993 |
| 4089 TAM O SHANTER | 154,000 | 1987 | 9/3/1993 |
| 3431 JONATHANS LANDING RD | 160,000 | 2368 | 8/9/1993 |
| 3447 JONATHANS LANDING RD | 195,000 | 2959 | 5/27/1993 |
| 3308 PIPING ROCK ST | 115,000 | 1955 | 7/29/1992 |
| 3444 JONATHANS LANDING RD | 162,000 | 2613 | 1/22/1992 |
| 3420 JONATHANS LANDING RD | 136,000 | 2070 | 8/16/1991 |
Tomorrow, we'll take a look at the Greens of Killearn Neighborhood.
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