Tallahassee Subdivisions 2009 Home Sales Report
Tallahassee has a lot of subdivisions for the number of homes in town. In 2009, there were home sales recorded in 806 of these Tallahassee neighborhoods (legally called Subdivisions). I decided to take a fairly quick look to see which neighborhoods were selling the most properties.
I went to the tax records for all of Leon County, Florida in order to determine the following:
- How many homes sold in each Tallahassee subdivision.
- What was the average home price in each subdivision.
- What percent of home sales were not "arms length."
- At what discount did non-arms length home sales trade to arms length home sales.
My findings were not surprising. Now bear in mind, there might still be sales recorded that occurred in 2009, so the fairest way to do this was to gather all home sales in Tallahassee that were recorded in 2009.
Since the Leon County Property Appraiser does not record whether a sale was arms length or non-arms length, I had to go through the 3,300+ residential property transfers to label them one way or another. I would suspect that I did not get them all correct, but I am comfortable that the results are fairly accurate, and the data is "good enough" to give us a broad view of Tallahassee subdivisions and how they all did last year.
Tallahassee Subdivisions Deal With Distressed Properties
Perhaps the biggest concern of homeowners in Tallahassee is the impact of distressed properties on home values. Traditionally, distressed properties have represented such a small segment of homes for sale in Tallahassee that they had little or no impact on market valuations. But that is not the case any longer.
For the purpose of the following real estate graph, all "non-arms length" transactions have been lumped together. There are always "normal" non-arms length transactions, such as a sale of a home from one family member to another. It is the "abnormal" ones that are having an impact on home values in Tallahassee.
Unfortunately, it would take a team of people to sort through over 3,000 home sales to extract the normal from the abnormal, so we'll just have to look at each Tallahassee subdivision in a relative sense (all areas would have the same likelihood of having the "normal" non-arms length transactions.
In the graph below, every Tallahassee subdivision with 12 or more home sales recorded in 2009 is listed. The blue bars show the subdivisions with highest percentage of non-arms length transactions (from left to right), while the red bars show what the average arms-length sale sold for compared to the average arms length home sales price.
Tallahassee Subdivision Report
For those of you having a hard time reading the neighborhoods in the graph above, the following information was used to assemble the report.
| Subdivision | Price - AL | Price - NAL | Avg. Price | AL # | NAL # | Total | % NAL | Distressed Cost |
| SOUTHWOOD | $280,620 | $232,277 | $262,632 | 81 | 48 | 129 | 37% | 17% |
| KILLEARN LAKES | $201,558 | $127,922 | $187,561 | 98 | 23 | 121 | 19% | 37% |
| KILLEARN ESTATES | $250,296 | $92,386 | $224,590 | 72 | 14 | 86 | 16% | 63% |
| BARRINGTON PARK CONDO | $102,399 | $79,200 | $101,161 | 71 | 4 | 75 | 5% | 23% |
| KILLEARN ACRES | $182,667 | $91,367 | $168,500 | 49 | 9 | 58 | 16% | 50% |
| PINEY-Z | $218,665 | $131,914 | $203,854 | 34 | 7 | 41 | 17% | 40% |
| WOODBRIAR | $119,000 | $45,529 | $63,449 | 10 | 31 | 41 | 76% | 62% |
| BULL RUN | $294,560 | $214,460 | $283,117 | 30 | 5 | 35 | 14% | 27% |
| GOLDEN EAGLE PLANTATION | $645,625 | $369,814 | $583,345 | 24 | 7 | 31 | 23% | 43% |
| SUMMERBROOKE | $358,804 | $325,000 | $357,638 | 28 | 1 | 29 | 3% | 9% |
| GLEN AT GOLDEN EAGLE | $212,069 | $109,050 | $204,711 | 26 | 2 | 28 | 7% | 49% |
| BETTON HILL | $285,170 | $143,667 | $268,842 | 23 | 3 | 26 | 12% | 50% |
| WEEMS PLANTATION | $170,645 | $24,200 | $151,543 | 20 | 3 | 23 | 13% | 86% |
| RIVER'S LANDING | $151,205 | $0 | $151,205 | 22 | 0 | 22 | 0% | 100% |
| MEADOWS AT WOODRUN | $128,200 | $49,390 | $92,377 | 12 | 10 | 22 | 45% | 61% |
| OX BOTTOM MANOR | $332,243 | $234,957 | $299,814 | 14 | 7 | 21 | 33% | 29% |
| VILLAGES OF MACLAY T/H | $196,650 | $163,767 | $191,952 | 18 | 3 | 21 | 14% | 17% |
| PLAZA TOWER CONDO | $301,335 | $0 | $301,335 | 20 | 0 | 20 | 0% | 100% |
| ARBOR HILL | $140,639 | $65,100 | $133,085 | 18 | 2 | 20 | 10% | 54% |
| INDIAN HEAD ACRES | $156,000 | $52,500 | $128,763 | 14 | 5 | 19 | 26% | 66% |
| WOLF CREEK | $122,444 | $64,050 | $91,711 | 9 | 10 | 19 | 53% | 48% |
| VILLAGES AT WILSON GREEN | $132,400 | $58,782 | $66,532 | 2 | 17 | 19 | 89% | 56% |
| PEBBLE BROOKE | $151,400 | $96,350 | $145,283 | 16 | 2 | 18 | 11% | 36% |
| PARK CHARLESTON | $242,056 | $174,688 | $210,353 | 9 | 8 | 17 | 47% | 28% |
| VILLAS AT PINE FOREST | $155,263 | $78,500 | $150,747 | 16 | 1 | 17 | 6% | 49% |
| SETTLERS CREEK | $142,031 | $64,300 | $137,459 | 16 | 1 | 17 | 6% | 55% |
| ASTORIA PARK | $132,957 | $97,250 | $128,494 | 14 | 2 | 16 | 13% | 27% |
| SCOTSWOOD TOWNHOMES | $150,127 | $59,860 | $121,919 | 11 | 5 | 16 | 31% | 60% |
| PLANTATION WOODS | $137,300 | $38,800 | $112,675 | 12 | 4 | 16 | 25% | 72% |
| TIMBER LAKE REPLAT | $127,709 | $64,580 | $107,981 | 11 | 5 | 16 | 31% | 49% |
| HAMPTON CREEK | $169,160 | $0 | $169,160 | 15 | 0 | 15 | 0% | 100% |
| LAKESHORE ESTATES | $172,827 | $50,400 | $140,180 | 11 | 4 | 15 | 27% | 71% |
| TERRENCE HEIGHTS | $137,182 | $71,050 | $119,547 | 11 | 4 | 15 | 27% | 48% |
| HUNTINGTON WOODS | $127,222 | $23,600 | $85,773 | 9 | 6 | 15 | 40% | 81% |
| AVONDALE | $214,544 | $64,480 | $160,950 | 9 | 5 | 14 | 36% | 70% |
| CAMELOT PARK | $167,077 | $60,400 | $159,457 | 13 | 1 | 14 | 7% | 64% |
| BRIGHTON PLACE CONDO | $150,223 | $65,000 | $144,136 | 13 | 1 | 14 | 7% | 57% |
| FOREST HEIGHTS | $145,118 | $91,833 | $133,700 | 11 | 3 | 14 | 21% | 37% |
| SEMINOLE MANOR | $78,420 | $57,425 | $72,421 | 10 | 4 | 14 | 29% | 27% |
| GOOSE CREEK | $223,591 | $203,000 | $220,423 | 11 | 2 | 13 | 15% | 9% |
| WOODLAND DRIVE | $221,309 | $74,900 | $198,785 | 11 | 2 | 13 | 15% | 66% |
| APALACHEE EAST | $186,654 | $0 | $186,654 | 13 | 0 | 13 | 0% | 100% |
| HOLLY HILLS | $207,690 | $46,733 | $170,546 | 10 | 3 | 13 | 23% | 77% |
| MELODY HILLS | $171,363 | $74,620 | $134,154 | 8 | 5 | 13 | 38% | 56% |
| NATURAL WELLS | $147,589 | $62,950 | $121,546 | 9 | 4 | 13 | 31% | 57% |
| SUMMERCHASE CONDOMINIUMS | $120,750 | $33,900 | $100,708 | 10 | 3 | 13 | 23% | 72% |
| SAVANNAH CROSSING CONDOMINIUM | $110,083 | $72,957 | $90,092 | 6 | 7 | 13 | 54% | 34% |
| FOXCROFT | $197,690 | $103,050 | $181,917 | 10 | 2 | 12 | 17% | 48% |
| MONTEJO | $147,100 | $0 | $147,100 | 12 | 0 | 12 | 0% | 100% |
| KILLEARN COMMONS | $186,575 | $43,900 | $139,017 | 8 | 4 | 12 | 33% | 76% |
| DRY CREEK RUN | $154,156 | $62,033 | $131,125 | 9 | 3 | 12 | 25% | 60% |
| LAKE JACKSON HEIGHTS | $156,114 | $50,160 | $111,967 | 7 | 5 | 12 | 42% | 68% |
| AUTUMN WOODS | $122,943 | $44,940 | $90,442 | 7 | 5 | 12 | 42% | 63% |
| GRIFFIN COLLEGE HEIGHTS | $78,333 | $37,444 | $47,667 | 3 | 9 | 12 | 75% | 52% |
| OBSERVATION POINTE | $208,636 | $0 | $208,636 | 11 | 0 | 11 | 0% | 100% |
| CAMERON CHASE | $220,800 | $100 | $200,736 | 10 | 1 | 11 | 9% | 100% |
| CAPITAL HILLS | $155,800 | $62,500 | $138,836 | 9 | 2 | 11 | 18% | 60% |
| EASTGATE | $132,229 | $97,525 | $119,609 | 7 | 4 | 11 | 36% | 26% |
| SUNNILAND TERRACE | $120,767 | $20,550 | $102,545 | 9 | 2 | 11 | 18% | 83% |
| THE TIMBERS TOWNHOMES | $105,189 | $24,150 | $90,455 | 9 | 2 | 11 | 18% | 77% |
| WAVERLY HILLS | $250,000 | $175,000 | $227,500 | 7 | 3 | 10 | 30% | 30% |
| DEERFIELD PLANTATION | $191,500 | $184,333 | $189,350 | 7 | 3 | 10 | 30% | 4% |
| MEADOWBROOK | $187,822 | $13,900 | $170,430 | 9 | 1 | 10 | 10% | 93% |
| SETTLERS SPRINGS | $153,330 | $0 | $153,330 | 10 | 0 | 10 | 0% | 100% |
| PLANTATION OF TALLAHASSEE PECAN | $121,633 | $123,725 | $122,470 | 6 | 4 | 10 | 40% | -2% |
| CHATEAU LAFAYETTE TOWNHOMES | $138,125 | $48,050 | $120,110 | 8 | 2 | 10 | 20% | 65% |
| LAKEWOOD VILLAGE | $138,660 | $61,880 | $100,270 | 5 | 5 | 10 | 50% | 55% |
| LAFAYETTE OAKS | $278,700 | $172,000 | $254,989 | 7 | 2 | 9 | 22% | 38% |
| ROYAL OAKS | $227,043 | $100 | $176,611 | 7 | 2 | 9 | 22% | 100% |
| HOMESTEAD RIDGE | $182,700 | $104,150 | $165,244 | 7 | 2 | 9 | 22% | 43% |
| BRIAR CHASE | $170,757 | $141,300 | $164,211 | 7 | 2 | 9 | 22% | 17% |
| HARTSFIELD WOODS | $125,338 | $72,500 | $119,467 | 8 | 1 | 9 | 11% | 42% |
| WESTWOOD CONDOMINIUM | $88,978 | $0 | $88,978 | 9 | 0 | 9 | 0% | 100% |
| THE LAKES | $91,367 | $55,200 | $79,311 | 6 | 3 | 9 | 33% | 40% |
| RENEGADE CONDOMINIUM | $54,983 | $35,067 | $48,344 | 6 | 3 | 9 | 33% | 36% |
| APALACHEE RIDGE | $98,750 | $19,443 | $37,067 | 2 | 7 | 9 | 78% | 80% |
| HADLEY CROSSING | $264,000 | $361,233 | $336,925 | 2 | 6 | 8 | 75% | -37% |
| GLENDALE | $255,725 | $0 | $255,725 | 8 | 0 | 8 | 0% | 100% |
| HARTSFIELD PLACE | $188,013 | $0 | $188,013 | 8 | 0 | 8 | 0% | 100% |
| COTTAGES OF MICCOSUKEE HILLS CON | $177,788 | $0 | $177,788 | 8 | 0 | 8 | 0% | 100% |
| TOWN 'N COUNTRY PARK | $184,980 | $104,300 | $154,725 | 5 | 3 | 8 | 38% | 44% |
| 34-01N-02E | $230,000 | $77,860 | $134,913 | 3 | 5 | 8 | 63% | 66% |
| TOWER OAKS | $134,175 | $0 | $134,175 | 8 | 0 | 8 | 0% | 100% |
| HIDDEN VALLEY | $125,267 | $72,000 | $111,950 | 6 | 2 | 8 | 25% | 43% |
| CRESCENT HILLS | $141,100 | $61,833 | $111,375 | 5 | 3 | 8 | 38% | 56% |
| SETTLERS CREEK ADDITION | $95,613 | $0 | $95,613 | 8 | 0 | 8 | 0% | 100% |
| SCENIC HEIGHTS | $157,250 | $25,125 | $91,188 | 4 | 4 | 8 | 50% | 84% |
| HARTSFIELD VILLAGE | $107,320 | $62,167 | $90,388 | 5 | 3 | 8 | 38% | 42% |
| MYSTIC WOODS CONDO | $89,900 | $75,933 | $84,663 | 5 | 3 | 8 | 38% | 16% |
| APALACHEE HILLS | $98,600 | $27,900 | $72,088 | 5 | 3 | 8 | 38% | 72% |
| 07-01S-01E | $118,750 | $34,817 | $55,800 | 2 | 6 | 8 | 75% | 71% |
| BOBBIN TRACE | $879,000 | $0 | $879,000 | 7 | 0 | 7 | 0% | 100% |
| PINE TIP HILLS | $402,483 | $33,100 | $349,714 | 6 | 1 | 7 | 14% | 92% |
| CHEMONIE CROSSING | $383,317 | $46,400 | $335,186 | 6 | 1 | 7 | 14% | 88% |
| THE RAVINES | $303,120 | $286,350 | $298,329 | 5 | 2 | 7 | 29% | 6% |
| ADIRON WOODS | $287,680 | $314,950 | $295,471 | 5 | 2 | 7 | 29% | -9% |
| STONEY CREEK CROSSING | $285,667 | $245,000 | $279,857 | 6 | 1 | 7 | 14% | 14% |
| SWIFT CREEK WOODS | $268,860 | $101,250 | $220,971 | 5 | 2 | 7 | 29% | 62% |
| BROCKSWOOD PARK | $233,300 | $100 | $199,986 | 6 | 1 | 7 | 14% | 100% |
| LAKESIDE | $177,460 | $125,000 | $162,471 | 5 | 2 | 7 | 29% | 30% |
| HIGHLANDS AT NORTHAMPTON | $177,550 | $68,300 | $161,943 | 6 | 1 | 7 | 14% | 62% |
| CHASE'S RIDGE | $111,986 | $0 | $111,986 | 7 | 0 | 7 | 0% | 100% |
| TALLAHASSEE HIGHLANDS | $107,400 | $0 | $107,400 | 7 | 0 | 7 | 0% | 100% |
| COPPER CREEK | $121,780 | $64,000 | $105,271 | 5 | 2 | 7 | 29% | 47% |
| THE MEADOWS | $146,080 | $100 | $104,371 | 5 | 2 | 7 | 29% | 100% |
| BLAIRSTONE FOREST | $133,633 | $73,550 | $99,300 | 3 | 4 | 7 | 57% | 45% |
| CARROLLWOOD | $95,833 | $100 | $82,157 | 6 | 1 | 7 | 14% | 100% |
| CAPITAL CITY ESTATES | $129,500 | $43,440 | $68,029 | 2 | 5 | 7 | 71% | 66% |
| FAIRVIEW | $54,000 | $4,100 | $11,229 | 1 | 6 | 7 | 86% | 92% |
Discussion
Phenominal website. Great information ... and lots of it!!
Thanks Bob.
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