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One reader provided an interesting observation about our graphing and charting techniques here on the Tallahassee Real Estate Web Site. This reader wanted to know why we relied so heavily on real estate one-year trend charts, as opposed to non-trended data graphs.
Specifically, the reader asked
So much of your data focuses on 365-day analysis. Given the dynamics of real estate today, it would be nice to have monthly information as well. I understand seasonality makes it hard to compare between months. But sometimes it’s just nice to know what is actually selling and what isn’t in the current market.
I am envisioning something like your inventory report, showing for the past month the number of condos/THs that sold and the number of single-family detached homes that sold. Sales data by price range and region (e.g. NE, NW, SE, SW) would be helpful too.
By the way, keep up the good work. In my opinion, this is the best RE site covering any metro region…at least the best free one.
This is great feedback and I will get more non-trended reports embedded into future blogs. But I also want to demonstrate the value of these trended results, with a real-world Tallahassee neighborhood report.
Bull Run Subdivision Home Sales Report
In order to demonstrate my perception of the value of the trend report, let’s take a look at arms-length home sales in the Bull Run Subdivision in Tallahassee, Florida. The graph below shows the number of homes sold each month, and the corresponding average prices of the homes sold that month.
The information in this real estate graph shows the recent sales and prices, but do you get a real feel for what is occurring from this? Are sales up in Bull Run? Are sales down in Bull Run? What do you really see? If anything, I see a general downward trend on home prices, with a nice little “spike up” in the past three months. What do you see?
Home Prices Still Dropping In Bull Run Subdivision
This next real estate graph removes the seasonal bumps and jumps in the graph above by annualizing every point in the graph. To me, the results tell a much more focused picture.
When I created these two real estate graphs, I had to look at them several times because I thought I had made a mistake. The first graph of Bull Run home sales seems to show a much more stable picture, while the second graph makes it appear as if Bull Run home prices are still dropping.
The problem with the first graph is that your mind (at least my mind) cannot do the math and factor in weighted averages of unit counts and average prices. For example, looking at the first graph, there were five sales of homes in Bull Run in July 2009 for less than $300,000. There was one sale for more than $300,000 in September of 2009.
On the first graph, it doesn’t really seem to catch your eye, but when we trend it, we realize what is really occurring in the Bull Run Subdivision. The average price trend has dropped 25% ($100,000) since the peak of the market! That message hits me right between the eyes in the trend graph, yet I would not have even noticed it in the first graph.
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Homes For Sale In Bull Run
The following map shows each of the homes for sale in Bull Run. Simply click on any marker and the full details of the home will be revealed.
Homes Sold In Bull Run
The following is a list of all Bull Run home sales in the Tallahassee MLS:
Home Sales in Bull Run
| Address | Price | Price / SQF | Closing Date | Year Built | SQF | Sale Type |
|---|---|---|---|---|---|---|
| 2616 Manassas Way | $389,000 | $219 | 2026-08-21 | 2013 | 1,773 | Resale |
| 5625 Ringold Ln | $445,500 | $219 | 2026-07-20 | 2011 | 2,030 | Resale |
| 5705 Groveton Ct | $635,000 | $249 | 2026-07-15 | 2016 | 2,555 | Resale |
| 5637 Ringold Ln | $425,000 | $232 | 2026-06-23 | 2012 | 1,828 | Resale |
| 2617 Antietam Trl | $640,000 | $262 | 2026-06-18 | 2013 | 2,439 | Resale |
| 2530 Manassas Way | $365,000 | $215 | 2026-06-16 | 2010 | 1,701 | Resale |
| 2575 Ulysses Rd | $580,000 | $221 | 2026-06-02 | 2007 | 2,627 | Resale |
| 5716 Sumter Hill Ln | $565,000 | $238 | 2026-05-27 | 2015 | 2,375 | Resale |
| 2581 Ulysses Rd | $525,000 | $248 | 2026-05-27 | 2012 | 2,114 | Resale |
| 2676 Breton Ridge Dr | $610,000 | $251 | 2026-05-13 | 2018 | 2,431 | Resale |
| 2605 Antietam Trl | $685,000 | $204 | 2026-05-01 | 2006 | 3,350 | Resale |
| 5620 Tecumseh Dr | $440,000 | $194 | 2026-04-30 | 2006 | 2,270 | Resale |
| 2545 Carthage Ln | $575,000 | $225 | 2026-04-27 | 2009 | 2,553 | Resale |
| 5867 Dahlgren Trl | $532,000 | $243 | 2026-04-17 | 2014 | 2,188 | Resale |
| 2664 Breton Ridge Dr | $558,000 | $248 | 2026-04-07 | 2012 | 2,248 | Resale |
| 2503 Ulysses Rd | $749,000 | $288 | 2026-03-31 | 2025 | 2,602 | New |
| 2603 Opequon Bnd | $502,500 | $241 | 2026-01-09 | 2009 | 2,087 | Resale |
| 2596 Manassas Way | $443,000 | $237 | 2025-12-12 | 2013 | 1,873 | Resale |
| 2541 Lagrange Trl | $486,000 | $210 | 2025-11-06 | 2008 | 2,318 | Resale |
| 5731 Farnsworth Dr | $845,000 | $270 | 2025-10-27 | 2016 | 3,135 | Resale |
| 2642 Opequon Bnd | $515,000 | $249 | 2025-10-23 | 2013 | 2,067 | Resale |
| 2621 Farragut Way | $557,000 | $246 | 2025-10-14 | 2014 | 2,260 | Resale |
| 5672 Burnside Cir | $500,000 | $210 | 2025-10-09 | 2006 | 2,381 | Resale |
| 2510 Manassas Way | $465,000 | $244 | 2025-09-10 | 2009 | 1,904 | Resale |
| 2601 Ulysses Rd | $425,000 | $204 | 2025-09-02 | 2006 | 2,088 | Resale |
| 2542 Manassas Way | $450,000 | $238 | 2025-08-27 | 2009 | 1,891 | Resale |
| 2617 Manassas Way | $465,000 | $224 | 2025-08-26 | 2011 | 2,072 | Resale |
| 2501 Ulysses Rd | $819,900 | $288 | 2025-08-08 | 2025 | 2,842 | New |
| 2688 Breton Ridge Dr | $645,000 | $246 | 2025-07-02 | 2006 | 2,626 | Resale |
| 2624 Manassas Way | $478,000 | $225 | 2025-06-20 | 2013 | 2,121 | Resale |
| 2547 Bennits Mill Way | $535,000 | $225 | 2025-06-13 | 2009 | 2,376 | Resale |
| 2580 Ulysses Rd | $500,000 | $232 | 2025-06-04 | 2011 | 2,155 | Resale |
| 2645 Antietam Trl | $660,000 | $217 | 2025-05-29 | 2014 | 3,048 | Resale |
| 5801 Dahlgren Trl | $563,000 | $255 | 2025-03-31 | 2014 | 2,212 | Resale |
| 2565 Manassas Way | $435,000 | $235 | 2025-03-24 | 2008 | 1,848 | Resale |
| 5750 Farnsworth Dr | $709,900 | $269 | 2025-03-13 | 2014 | 2,637 | Resale |
| 5659 Tecumseh Dr | $460,000 | $203 | 2025-02-14 | 2006 | 2,270 | Resale |
| 5624 Tecumseh Dr | $500,000 | $211 | 2025-02-06 | 2006 | 2,373 | Resale |
| 2586 Ulysses Rd | $437,000 | $239 | 2025-02-05 | 2011 | 1,828 | Resale |
| 2548 Halleck Ln | $442,500 | $234 | 2024-12-18 | 2008 | 1,888 | Resale |
| 2607 Opequon Bnd | $460,000 | $244 | 2024-11-22 | 2012 | 1,882 | Resale |
| 2513 Ulysses Rd | $505,000 | $215 | 2024-11-15 | 2008 | 2,345 | Resale |
| 2594 Halleck Ln | $445,000 | $250 | 2024-11-12 | 2010 | 1,782 | Resale |
| 5663 Tecumseh Dr | $441,500 | $225 | 2024-09-12 | 2006 | 1,963 | Resale |
| 5718 Roanoke Trl | $515,000 | $219 | 2024-08-19 | 2005 | 2,348 | Resale |
| 2542 Bennits Mill Way | $520,000 | $243 | 2024-08-09 | 2011 | 2,138 | Resale |
| 5700 Sumter Hill Ln | $520,000 | $222 | 2024-08-08 | 2018 | 2,346 | Resale |
| 2607 Opequon Bnd | $450,000 | $239 | 2024-07-31 | 2012 | 1,882 | Resale |
| 2598 Farragut Way | $442,000 | $240 | 2024-07-16 | 2012 | 1,840 | Resale |
| 2622 Farragut Way | $450,000 | $239 | 2024-06-17 | 2013 | 1,882 | Resale |
| 2533 Lagrange Trl | $495,000 | $239 | 2024-05-10 | 2010 | 2,074 | Resale |
| 5809 Dahlgren Trl | $619,000 | $224 | 2024-05-02 | 2016 | 2,769 | Resale |
| 5640 Tecumseh Dr | $440,000 | $225 | 2024-04-30 | 2006 | 1,959 | Resale |
| 2605 Farragut Way | $430,000 | $253 | 2024-04-19 | 2011 | 1,701 | Resale |
| 2508 Carthage Ln | $508,400 | $229 | 2024-04-12 | 2013 | 2,218 | Resale |
| 2593 Ulysses Rd | $435,000 | $229 | 2024-04-04 | 2006 | 1,899 | Resale |
| 2626 Opequon Bnd | $505,000 | $246 | 2024-03-14 | 2013 | 2,055 | Resale |
| 2569 Ulysses Rd | $490,000 | $233 | 2024-02-26 | 2012 | 2,105 | Resale |
| 2526 Bennits Mill Way | $510,000 | $220 | 2024-01-22 | 2009 | 2,322 | Resale |
| 2515 Dahlgren Ct | $436,500 | $237 | 2023-12-29 | 2014 | 1,842 | Resale |
| 2549 Ulysses Rd | $441,000 | $235 | 2023-12-20 | 2013 | 1,874 | Resale |
| 2583 Ulysses Rd | $488,000 | $235 | 2023-11-06 | 2010 | 2,074 | Resale |
| 2567 Carthage Ln | $539,500 | $243 | 2023-11-03 | 2012 | 2,216 | Resale |
| 5655 Tecumseh Dr | $476,500 | $206 | 2023-10-31 | 2006 | 2,316 | Resale |
| 2575 Manassas Way | $486,000 | $230 | 2023-08-23 | 2008 | 2,117 | Resale |
| 5624 Tecumseh Dr | $465,000 | $196 | 2023-08-17 | 2006 | 2,373 | Resale |
| 2583 Halleck Ln | $453,000 | $225 | 2023-07-27 | 2012 | 2,017 | Resale |
| 2504 Ulysses Rd | $470,000 | $224 | 2023-06-30 | 2010 | 2,094 | Resale |
| 5774 Farnsworth Dr | $662,500 | $243 | 2023-06-23 | 2017 | 2,725 | Resale |
| 2612 Antietam Trl | $597,300 | $218 | 2023-05-30 | 2005 | 2,737 | Resale |
| 2688 Breton Ridge Dr | $610,000 | $232 | 2023-04-11 | 2006 | 2,626 | Resale |
| 5705 Groveton Ct | $597,000 | $234 | 2023-04-03 | 2016 | 2,555 | Resale |
| 2612 Manassas Way | $475,000 | $224 | 2023-03-31 | 2013 | 2,121 | Resale |
| 2594 Farragut Way | $460,000 | $228 | 2023-03-31 | 2012 | 2,017 | Resale |
| 5664 Burnside Cir | $489,900 | $232 | 2023-03-27 | 2007 | 2,113 | Resale |
| 5868 Dahlgren Trl | $500,000 | $218 | 2023-01-26 | 2015 | 2,289 | Resale |
| 2546 Manassas Way | $425,000 | $232 | 2023-01-10 | 2009 | 1,831 | Resale |
| 2574 Halleck Ln | $463,800 | $230 | 2022-11-28 | 2010 | 2,016 | Resale |
| 5833 Dahlgren Trail | $450,000 | $240 | 2022-11-28 | 2016 | 1,878 | Resale |
| 2500 Ulysses Rd | $560,000 | $215 | 2022-11-15 | 2015 | 2,605 | Resale |
| 5708 Sumter Hill Ln | $365,000 | $194 | 2022-10-28 | 2012 | 1,882 | Resale |
| 2533 Lagrange Trl | $460,000 | $222 | 2022-10-06 | 2010 | 2,074 | Resale |
| 2505 Spotsylvania Ct | $440,000 | $235 | 2022-10-03 | 2016 | 1,871 | Resale |
| 5654 Burnside Cir | $460,000 | $200 | 2022-09-21 | 2006 | 2,301 | Resale |
| 5659 Tecumseh Dr | $425,000 | $187 | 2022-08-31 | 2006 | 2,270 | Resale |
| 5655 Tecumseh Dr | $445,000 | $192 | 2022-08-08 | 2006 | 2,316 | Resale |
| 5721 Roanoke Trl | $639,900 | $252 | 2022-07-29 | 2006 | 2,535 | Resale |
| 2547 Bennits Mill Way | $495,500 | $209 | 2022-07-08 | 2009 | 2,376 | Resale |
| 2543 Halleck Ln | $447,000 | $246 | 2022-06-23 | 2008 | 1,814 | Resale |
| 5653 Burnside Cir | $515,000 | $244 | 2022-06-08 | 2006 | 2,113 | Resale |
| 2527 Dahlgren Ct | $615,000 | $226 | 2022-05-31 | 2015 | 2,720 | Resale |
| 5726 Roanoke Trl | $632,900 | $227 | 2022-05-26 | 2005 | 2,784 | Resale |
| 2586 Halleck Ln | $386,000 | $229 | 2022-05-10 | 2009 | 1,685 | Resale |
| 5686 Burnside Cir | $475,000 | $207 | 2022-04-29 | 2007 | 2,293 | Resale |
| 5641 Ringold Ln | $456,000 | $220 | 2022-04-27 | 2011 | 2,074 | Resale |
| 2545 Ulysses Rd | $445,500 | $232 | 2022-04-18 | 2013 | 1,923 | Resale |
| 2624 Manassas Way | $450,000 | $212 | 2022-04-15 | 2013 | 2,121 | Resale |
| 5698 Burnside Cir | $434,900 | $211 | 2022-03-21 | 2007 | 2,058 | Resale |
| 2628 Manassas Way | $449,500 | $239 | 2022-03-18 | 2013 | 1,882 | Resale |
| 2619 Opequon Bnd | $442,500 | $240 | 2022-03-16 | 2012 | 1,840 | Resale |
I hope you have gained valuable information regarding home sales in Bull Run, please don’t hesitate to drop me a note if you want to more information about selling a home or buying a home in Tallahassee.
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