Tallahassee Neighborhoods See 30% Non Arms Length Sales
The time has come again to look at Tallahassee neighborhoods to see what is happening. We like to do this every month or so in order to identify the hottest selling subdivisions in Tallahassee, as well as see if any trends are occurring.
We compiled all of the existing home sales in Tallahassee (meaning no new home sales, only resales) and separated them by whether or not they were "arms length" sales or not. As a reminder, arms length sales are home transfers which are freely entered into by parties who don’t have a special relationship or control over one another.
Arms Length Home Sales Are Fair Market Sales
An arm’s length sale is indicated by the fairness of price, conditions, and other terms of the agreement. For example, an agreement between relatives or sales involving a deal on the side may not be considered an arm’s length sale because they may not reflect the true value of the deal.
In the Tallahassee Subdivision Report below, we have displayed the top selling neighborhoods in Tallahassee (based upon total number of existing home sales) and have reported the following information:
- Units (AL) - Total number of homes sold (Arms Length)
- Price (AL) - Average Price of homes sold (Arms Length)
- Units (NAL)- Total number of homes sold (Not Arms Length)
- Price (NAL)- Average Price of homes sold (Not Arms Length)
- Units (Total)- Total number of homes sold (Combined)
- Price (Total)- Average Price of homes sold (Combined)
- NAL% - The percentage of homes sold that were Not Arms Length
- NAL/AL% - The average price of a Not Arms Length sale compared to an Arms Length Sale
It is important to note that not all "Not Arms Length" sales are distressed sales. Some of these could be property transfers from parents to child, wife to husband, etc. For example, if you look at the 6th line down in the table below, Summerbrooke shows 1 Not Arms Length sale for $100. This was most likely a transfer between family members.
Tallahassee Subdivision Report
| Subdivision | Units (AL) | Price (AL) | Units (NAL) | Price (NAL) | Units (Total) | Price (Total) | NAL% | NAL/AL % |
| KILLEARN LAKES | 75 | $221,113 | 13 | $73,015 | 88 | $199,235 | 14.8% | 33.0% |
| KILLEARN ESTATES | 66 | $249,085 | 6 | $58,117 | 72 | $233,171 | 8.3% | 23.3% |
| SOUTHWOOD | 53 | $271,057 | 8 | $111,913 | 61 | $250,185 | 13.1% | 41.3% |
| KILLEARN ACRES | 47 | $185,636 | 7 | $91,100 | 54 | $173,381 | 13.0% | 49.1% |
| PINEY-Z | 35 | $222,546 | 6 | $96,700 | 41 | $204,129 | 14.6% | 43.5% |
| SUMMERBROOKE | 28 | $383,854 | 1 | $100 | 29 | $370,621 | 3.4% | 0.0% |
| WOODBRIAR | 8 | $129,013 | 21 | $48,448 | 29 | $70,672 | 72.4% | 37.6% |
| WEEMS PLANTATION | 20 | $174,720 | 2 | $36,250 | 22 | $162,132 | 9.1% | 20.7% |
| OX BOTTOM MANOR | 16 | $361,056 | 2 | $125,050 | 18 | $334,833 | 11.1% | 34.6% |
| BETTON HILL | 16 | $291,425 | 2 | $22,750 | 18 | $261,572 | 11.1% | 7.8% |
| INDIAN HEAD ACRES | 17 | $163,382 | 1 | $96,900 | 18 | $159,689 | 5.6% | 59.3% |
| GOLDEN EAGLE PLANTATION | 14 | $473,657 | 3 | $487,500 | 17 | $476,100 | 17.6% | 102.9% |
| VILLAGES OF MACLAY T/H | 14 | $239,550 | 2 | $30,700 | 16 | $213,444 | 12.5% | 12.8% |
| CAMELOT PARK | 13 | $174,038 | 3 | $96,667 | 16 | $159,531 | 18.8% | 55.5% |
| MEADOWS AT WOODRUN | 9 | $121,944 | 6 | $52,900 | 15 | $94,327 | 40.0% | 43.4% |
| VILLAGES AT WILSON GREEN | 2 | $129,200 | 13 | $61,462 | 15 | $70,493 | 86.7% | 47.6% |
| WAVERLY HILLS | 10 | $237,760 | 4 | $132,850 | 14 | $207,786 | 28.6% | 55.9% |
| GLEN AT GOLDEN EAGLE | 9 | $187,878 | 5 | $128,380 | 14 | $166,629 | 35.7% | 68.3% |
| SETTLERS CREEK | 13 | $146,385 | 1 | $64,300 | 14 | $140,521 | 7.1% | 43.9% |
| PLANTATION WOODS | 12 | $134,133 | 2 | $100 | 14 | $114,986 | 14.3% | 0.1% |
| AUTUMN WOODS | 7 | $124,000 | 7 | $57,800 | 14 | $90,900 | 50.0% | 46.6% |
| AVONDALE | 11 | $214,473 | 2 | $32,550 | 13 | $186,485 | 15.4% | 15.2% |
| CAPITAL HILLS | 10 | $152,430 | 3 | $86,667 | 13 | $137,254 | 23.1% | 56.9% |
| SCOTSWOOD TOWNHOMES | 9 | $148,489 | 4 | $79,475 | 13 | $127,254 | 30.8% | 53.5% |
| EASTGATE | 7 | $155,514 | 6 | $82,617 | 13 | $121,869 | 46.2% | 53.1% |
| ASTORIA PARK | 10 | $136,550 | 3 | $72,500 | 13 | $121,769 | 23.1% | 53.1% |
| TIMBER LAKE REPLAT | 10 | $133,580 | 3 | $69,400 | 13 | $118,769 | 23.1% | 52.0% |
| WOLF CREEK | 7 | $124,714 | 6 | $54,133 | 13 | $92,138 | 46.2% | 43.4% |
| HOLLY HILLS | 10 | $204,690 | 2 | $100 | 12 | $170,592 | 16.7% | 0.0% |
| TOWN 'N COUNTRY PARK | 10 | $184,330 | 2 | $62,000 | 12 | $163,942 | 16.7% | 33.6% |
| LAKESHORE ESTATES | 9 | $196,089 | 3 | $13,400 | 12 | $150,417 | 25.0% | 6.8% |
| MELODY HILLS | 9 | $178,544 | 3 | $55,033 | 12 | $147,667 | 25.0% | 30.8% |
| ARBOR HILL | 10 | $148,130 | 2 | $65,100 | 12 | $134,292 | 16.7% | 43.9% |
| FOREST HEIGHTS | 8 | $145,925 | 4 | $68,900 | 12 | $120,250 | 33.3% | 47.2% |
| SEMINOLE MANOR | 2 | $90,000 | 10 | $64,590 | 12 | $68,825 | 83.3% | 71.8% |
| KILLEARN COMMONS | 8 | $211,025 | 3 | $107,467 | 11 | $182,782 | 27.3% | 50.9% |
| PARK CHARLESTON | 6 | $245,067 | 5 | $96,520 | 11 | $177,545 | 45.5% | 39.4% |
| HUNTINGTON WOODS | 9 | $133,911 | 2 | $36,050 | 11 | $116,118 | 18.2% | 26.9% |
| THE TIMBERS TOWNHOMES | 6 | $109,617 | 5 | $63,820 | 11 | $88,800 | 45.5% | 58.2% |
| GRIFFIN COLLEGE HEIGHTS | 1 | $60,000 | 10 | $40,690 | 11 | $42,445 | 90.9% | 67.8% |
| STONEY CREEK CROSSING | 9 | $280,389 | 1 | $100 | 10 | $252,360 | 10.0% | 0.0% |
| MEADOWBROOK | 9 | $203,211 | 1 | $13,900 | 10 | $184,280 | 10.0% | 6.8% |
| TOWER OAKS | 10 | $127,720 | 10 | $127,720 | 0.0% | 0.0% | ||
| SAVANNAH CROSSING CONDOMINIUM | 5 | $110,300 | 5 | $102,100 | 10 | $106,200 | 50.0% | 92.6% |
| LAKEWOOD VILLAGE | 5 | $140,100 | 5 | $65,180 | 10 | $102,640 | 50.0% | 46.5% |
| PLANTATION OF TALLAHASSEE PECAN | 7 | $129,329 | 3 | $33,367 | 10 | $100,540 | 30.0% | 25.8% |
| BRADFORD MANOR | 6 | $123,183 | 4 | $53,700 | 10 | $95,390 | 40.0% | 43.6% |
| RENEGADE CONDOMINIUM | 10 | $50,210 | 10 | $50,210 | 100.0% | 0.0% | ||
| GLENDALE | 8 | $248,350 | 1 | $101,600 | 9 | $232,044 | 11.1% | 40.9% |
| GOOSE CREEK | 8 | $225,250 | 1 | $130,000 | 9 | $214,667 | 11.1% | 57.7% |
| WOODLAND DRIVE | 8 | $210,050 | 1 | $28,800 | 9 | $189,911 | 11.1% | 13.7% |
| FOXCROFT | 7 | $213,200 | 2 | $86,050 | 9 | $184,944 | 22.2% | 40.4% |
| LAKESIDE | 8 | $178,463 | 1 | $185,000 | 9 | $179,189 | 11.1% | 103.7% |
| WOODGATE | 6 | $224,917 | 3 | $62,700 | 9 | $170,844 | 33.3% | 27.9% |
| DEERFIELD PLANTATION | 7 | $189,071 | 2 | $92,550 | 9 | $167,622 | 22.2% | 48.9% |
| TERRENCE HEIGHTS | 8 | $135,663 | 1 | $145,000 | 9 | $136,700 | 11.1% | 106.9% |
| CHATEAU LAFAYETTE TOWNHOMES | 8 | $138,750 | 1 | $82,000 | 9 | $132,444 | 11.1% | 59.1% |
| SCENIC HEIGHTS | 7 | $150,929 | 2 | $43,400 | 9 | $127,033 | 22.2% | 28.8% |
| CRESCENT HILLS | 5 | $147,200 | 4 | $78,875 | 9 | $116,833 | 44.4% | 53.6% |
| LAKE JACKSON HEIGHTS | 7 | $139,757 | 2 | $26,200 | 9 | $114,522 | 22.2% | 18.7% |
| PINE TIP HILLS | 7 | $394,771 | 1 | $33,100 | 8 | $349,563 | 12.5% | 8.4% |
| DURWARD | 6 | $289,483 | 2 | $158,300 | 8 | $256,688 | 25.0% | 54.7% |
| BRIGHTON PLACE CONDO | 6 | $161,167 | 2 | $77,800 | 8 | $140,325 | 25.0% | 48.3% |
| 34-01N-02E | 4 | $223,500 | 4 | $48,525 | 8 | $136,013 | 50.0% | 21.7% |
| RUSSELL'S POND | 7 | $135,286 | 1 | $75,900 | 8 | $127,863 | 12.5% | 56.1% |
| PARK BROOK CROSSING | 7 | $117,571 | 1 | $79,200 | 8 | $112,775 | 12.5% | 67.4% |
| SUNNILAND TERRACE | 4 | $116,725 | 4 | $60,275 | 8 | $88,500 | 50.0% | 51.6% |
| WESTWOOD CONDOMINIUM | 6 | $96,233 | 2 | $53,250 | 8 | $85,488 | 25.0% | 55.3% |
| MABRY MANOR | 5 | $102,900 | 3 | $36,367 | 8 | $77,950 | 37.5% | 35.3% |
| CAROLINE COURTS | 4 | $95,625 | 4 | $57,675 | 8 | $76,650 | 50.0% | 60.3% |
| TALCO HILLS | 2 | $100,000 | 6 | $20,800 | 8 | $40,600 | 75.0% | 20.8% |
| ELBERTA EMPIRE | 8 | $24,525 | 8 | $24,525 | 100.0% | 0.0% | ||
| GOLDEN EAGLE UNIT 6 | 5 | $497,500 | 2 | $217,550 | 7 | $417,514 | 28.6% | 43.7% |
| ROYAL OAKS | 6 | $260,567 | 1 | $100 | 7 | $223,357 | 14.3% | 0.0% |
| GROVES AT SUMMERBROOKE | 7 | $213,714 | 7 | $213,714 | 0.0% | 0.0% | ||
| EDINBURGH ESTATES | 6 | $205,417 | 1 | $83,700 | 7 | $188,029 | 14.3% | 40.7% |
| CENTERVILLE TRACE | 5 | $188,980 | 2 | $25,050 | 7 | $142,143 | 28.6% | 13.3% |
| DIAMONDHEAD TOWNHOUSES | 6 | $133,250 | 1 | $180,000 | 7 | $139,929 | 14.3% | 135.1% |
| AUGUSTINE PROP | 3 | $218,333 | 4 | $73,050 | 7 | $135,314 | 57.1% | 33.5% |
| WESTOVER TOWNHOMES | 7 | $134,729 | 7 | $134,729 | 0.0% | 0.0% | ||
| RICHLAND | 4 | $175,500 | 3 | $73,367 | 7 | $131,729 | 42.9% | 41.8% |
| DRY CREEK RUN | 5 | $148,400 | 2 | $69,800 | 7 | $125,943 | 28.6% | 47.0% |
| BRECKENRIDGE ON PARK | 6 | $119,167 | 1 | $120,100 | 7 | $119,300 | 14.3% | 100.8% |
| PARKSIDE | 5 | $152,040 | 2 | $25,050 | 7 | $115,757 | 28.6% | 16.5% |
| BLAIRSTONE FOREST | 4 | $136,875 | 3 | $77,833 | 7 | $111,571 | 42.9% | 56.9% |
| HIDDEN VALLEY | 5 | $119,320 | 2 | $72,000 | 7 | $105,800 | 28.6% | 60.3% |
| SUMMERCHASE CONDOMINIUMS | 6 | $118,083 | 1 | $100 | 7 | $101,229 | 14.3% | 0.1% |
| APALACHEE HILLS | 5 | $109,400 | 2 | $50,050 | 7 | $92,443 | 28.6% | 45.7% |
| HARTSFIELD VILLAGE | 4 | $109,650 | 3 | $62,167 | 7 | $89,300 | 42.9% | 56.7% |
| HARTSFIELD WOODS | 4 | $112,950 | 3 | $45,533 | 7 | $84,057 | 42.9% | 40.3% |
| PARKHILL | 4 | $110,700 | 3 | $46,033 | 7 | $82,986 | 42.9% | 41.6% |
| THE LAKES | 4 | $88,200 | 3 | $55,200 | 7 | $74,057 | 42.9% | 62.6% |
| VILLAS OF WESTRIDGE | 4 | $89,100 | 3 | $52,900 | 7 | $73,586 | 42.9% | 59.4% |
| KILLEARN ESTATES UNIT 28 | 2 | $160,550 | 5 | $13,900 | 7 | $55,800 | 71.4% | 8.7% |
| WOODSIDE HEIGHTS | 1 | $129,900 | 6 | $33,400 | 7 | $47,186 | 85.7% | 25.7% |
| PALMS WEST CONDOMINIUM | 1 | $64,000 | 6 | $31,867 | 7 | $36,457 | 85.7% | 49.8% |
| APALACHEE RIDGE | 1 | $90,000 | 6 | $19,433 | 7 | $29,514 | 85.7% | 21.6% |
| BUCKHEAD | 6 | $445,833 | 6 | $445,833 | 0.0% | 0.0% | ||
| BULL RUN | 5 | $300,400 | 1 | $100 | 6 | $250,350 | 16.7% | 0.0% |
| BETTON WOODS | 5 | $273,580 | 1 | $100 | 6 | $228,000 | 16.7% | 0.0% |
| TOWNSHIP ONE NORTH | 4 | $224,750 | 2 | $219,200 | 6 | $222,900 | 33.3% | 97.5% |
| FORSYTHE PARK | 4 | $211,300 | 2 | $176,500 | 6 | $199,700 | 33.3% | 83.5% |
| HIGHLANDS AT NORTHAMPTON | 5 | $204,300 | 1 | $68,300 | 6 | $181,633 | 16.7% | 33.4% |
| HOMESTEAD RIDGE | 4 | $188,350 | 2 | $92,400 | 6 | $156,367 | 33.3% | 49.1% |
| SETTLERS SPRINGS | 6 | $155,400 | 6 | $155,400 | 0.0% | 0.0% | ||
| WELLSWOOD | 4 | $163,250 | 2 | $50,050 | 6 | $125,517 | 33.3% | 30.7% |
| OAK VALLEY | 5 | $138,480 | 1 | $28,800 | 6 | $120,200 | 16.7% | 20.8% |
| CHASE'S RIDGE | 6 | $109,500 | 6 | $109,500 | 0.0% | 0.0% | ||
| SAWGRASS PLANTATION TOWNHOMES | 3 | $154,000 | 3 | $53,700 | 6 | $103,850 | 50.0% | 34.9% |
| LAKEWOOD ESTATES | 5 | $118,340 | 1 | $100 | 6 | $98,633 | 16.7% | 0.1% |
| AUTUMN ESTATES | 3 | $128,000 | 3 | $32,000 | 6 | $80,000 | 50.0% | 25.0% |
| BOBBIN TRACE | 5 | $927,600 | 5 | $927,600 | 0.0% | 0.0% | ||
| HERMITAGE | 4 | $719,350 | 1 | $1,098,800 | 5 | $795,240 | 20.0% | 152.7% |
| OX BOTTOM | 4 | $592,500 | 1 | $275,000 | 5 | $529,000 | 20.0% | 46.4% |
| CHEMONIE CROSSING | 4 | $385,000 | 1 | $46,400 | 5 | $317,280 | 20.0% | 12.1% |
| THE RAVINES | 5 | $304,280 | 5 | $304,280 | 0.0% | 0.0% | ||
| HADLEY CROSSING | 5 | $299,520 | 5 | $299,520 | 0.0% | 0.0% | ||
| EASTON | 5 | $279,800 | 5 | $279,800 | 0.0% | 0.0% | ||
| EASTON GLEN | 5 | $250,300 | 5 | $250,300 | 0.0% | 0.0% | ||
| EMERALD ACRES | 4 | $270,875 | 1 | $70,000 | 5 | $230,700 | 20.0% | 25.8% |
| LAKEBREEZE UNREC | 2 | $410,500 | 3 | $88,400 | 5 | $217,240 | 60.0% | 21.5% |
| SWIFT CREEK WOODS | 4 | $270,575 | 1 | $3,500 | 5 | $217,160 | 20.0% | 1.3% |
| LAFAYETTE OAKS | 3 | $285,000 | 2 | $91,500 | 5 | $207,600 | 40.0% | 32.1% |
| CAMERON CHASE | 4 | $220,000 | 1 | $117,000 | 5 | $199,400 | 20.0% | 53.2% |
| CHINA GROVE | 5 | $177,260 | 5 | $177,260 | 0.0% | 0.0% | ||
| PINE MEADOWS | 4 | $174,500 | 1 | $178,000 | 5 | $175,200 | 20.0% | 102.0% |
| BUCKWOOD | 4 | $138,050 | 1 | $193,000 | 5 | $149,040 | 20.0% | 139.8% |
| RACQUET CLUB | 3 | $140,000 | 2 | $119,500 | 5 | $131,800 | 40.0% | 85.4% |
| BULLOCKS RUN | 5 | $130,240 | 5 | $130,240 | 0.0% | 0.0% | ||
| KINSAIL AKA VILLAGES OF KILLEARN | 4 | $157,750 | 1 | $100 | 5 | $126,220 | 20.0% | 0.1% |
| BLOXHAM HEIGHTS | 3 | $196,500 | 2 | $20,050 | 5 | $125,920 | 40.0% | 10.2% |
| COPPER CREEK | 5 | $124,180 | 5 | $124,180 | 0.0% | 0.0% | ||
| INGLEWOOD | 3 | $167,000 | 2 | $30,000 | 5 | $112,200 | 40.0% | 18.0% |
| VICTORY GARDEN | 3 | $151,000 | 2 | $35,050 | 5 | $104,620 | 40.0% | 23.2% |
| NATURAL WELLS | 2 | $130,250 | 3 | $77,600 | 5 | $98,660 | 60.0% | 59.6% |
| 07-01S-01E | 2 | $118,750 | 3 | $64,933 | 5 | $86,460 | 60.0% | 54.7% |
| HARTSFIELD PLACE CONDO | 3 | $111,000 | 2 | $45,750 | 5 | $84,900 | 40.0% | 41.2% |
| FOREST COMMONS | 2 | $112,500 | 3 | $61,700 | 5 | $82,020 | 60.0% | 54.8% |
| PINERIDGE ESTATES | 1 | $110,000 | 4 | $71,150 | 5 | $78,920 | 80.0% | 64.7% |
| CARROLLWOOD | 4 | $97,750 | 1 | $100 | 5 | $78,220 | 20.0% | 0.1% |
| AZALEA PARK | 2 | $102,500 | 3 | $60,500 | 5 | $77,300 | 60.0% | 59.0% |
| HERRING | 3 | $97,000 | 2 | $28,800 | 5 | $69,720 | 40.0% | 29.7% |
| FRONTIER ESTATES | 1 | $92,000 | 4 | $57,525 | 5 | $64,420 | 80.0% | 62.5% |
| LAKEWOOD | 5 | $61,880 | 5 | $61,880 | 100.0% | 0.0% | ||
| 13-01N-01W | 2 | $135,000 | 3 | $11,567 | 5 | $60,940 | 60.0% | 8.6% |
| TRIMFAN | 1 | $88,500 | 4 | $22,800 | 5 | $35,940 | 80.0% | 25.8% |
| FAIRVIEW | 5 | $22,260 | 5 | $22,260 | 100.0% | 0.0% | ||
| BOND SOUTH | 5 | $17,140 | 5 | $17,140 | 100.0% | 0.0% |
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Joe Manausa is a real estate blogger, a real estate investor and the Broker and Co-Owner of Joe Manausa Real Estate. He can be reached via e-mail through the Tallahassee Real Estate Website or catch his latest writings on the Tallahassee Florida Real Estate Blog , or by calling (850) 386-2001.
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Discussion
I'm interested in the Betton Hill numbers and they just don't seem right. It says 18 NAL homes sold and 2 AL homes sold but the percentage of NAL is low. Can you please verify. Thank you,
I read it wrong. I figured it out. Thanks.
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