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Archive for the 'New Listings!' Category
Monday Morning Market Update – Week Ending 11/22/2009
The story for this week remains largely the same as the past few weeks — a steady number of new listings, a few closed sales, a few pending sales and LOTS OF PRICE REDUCTIONS. So…the stats for the week are:
New Listings – 9 (click here to see the list)
Contingent Sales – 1 (you can see this house under the New Listings Tab)
Pending Sales – 4 (Click here to see the list)
Closed Sales – 2 (Click here to see the list)
There are some notable transactions in this weeks stats. A very attractive home at 1360 Avondale Avenue was listed at only $449K. The main house has 3br/2.5ba and about 2,743 square feet of air conditioned space. It also has a large two car garage with guest apartment above. The lot is 60 x 174 with a nice backyard — at only $163 per square foot — this is a BARGAIN! It’s is a SHORT SALE, however, so the buyer of this will need to be patient! Short sales generally take about six months to complete. I suspect that this house will be on my list of contingent sales for next week.
There’s an AMAZING deal on DIRECT waterfront in Ortega. The property is located at 5141 Yacht Club Road . Priced at only $1,295,000, this house is being offered for $530,000 less than the current owners paid for it! It’s got 5br/3.5 ba in about 4,100 SF with a two car garage, walls of glass and incredible views! This is an amazing deal — I hope it gets added to my list of pending sales soon! To see the full details for this house, click on the link for new listings.
Thanks for reading — please subscribe so that you’ll be the first to know about the best opportunities being offered in Avondale, Ortega and Riverside.
Monday Morning Market Report – Week Ending 10/25/2009
An important sale closed this week in Avondale. A lovely two story brick home at 3244 Oak Street with 4br,3.5ba, 2,960 square feet, a brand new two car garage and a 70 x 125 lot, sold for $550K after having been on the market for more than a year and a half! It was an important sale because there have been so few sales above $500K in 2009.
The house was purchased for $725K in May 2006. The owners then spent $125K in renovations which included the construction of a brand new two car garage.
They listed the house for sale at $829K in February 2008 (already less than they had in it) and then watched the market fall. By the time this listing was over a year later, the price of the house had dropped to $$699K.
It was re-listed with a different realtor at $679K and was quickly dropped to $649K, then $624K and then finally to $599K. Within 30 days of dropping to $599K, the house was under contract and then sold last week for $550K.
When the price of the house got dropped to $599K, it hit what we realtors call the “sweet spot” where anyone and everyone can clearly see that this house offered a tremendous value. Often, a house can lie dormant month after month with little showing activity and few calls, but once it hits the “sweet spot” the phone starts to ring off the hook and offers start coming.
So, the moral of the story is, price your house aggressively from the beginning or you run the risk of trailing the market down as this house did.
The market stats for this week were:
NEW LISTINGS: 8 To see all of the new listings for the week, click here
CLOSED SALES: 5 To see the list of closed sales for the week, click here
PENDING SALES : 3 To see the list of pending sales for the week, click here
PRICE REDUCTIONS: 21 To see the Full List of Price Reductions, Click Here
The big news of the week from the sales stats is: 1) A dramatic DECREASE in the number of new listings 2) A dramatic INCREASE in the number of closed sales and a Dramatic INCREASE in the number of price reductions. If we keep going like this, then a recovery can’t be far around the corner! This is what we want to see, less listings (inventory), more closings and more price reductions!
Perhaps due to the sale of the property I discussed above, there has been a dramatic price reduction on another great house on Oak Street. It’s now a short sale and priced at only $599K. Located at 3546 Oak Street, this is another classic two story brick colonial within walking distance to the shoppes of Avondale and features 3,475 SF on a 105 x 93 SF lot. It has 4BR and 3.5 baths.
This house was sold for $577K in December of 2004 and then the current owners paid $775K for it in June 2007. The original asking price on this house was $697K ($75K less than they paid for it in June 2009). We’ll see very soon if this price reflects a “sweet spot” and if it goes under contract soon. I’ll keep you posted!
Thanks for reading and I hope you’ll join me next week for another Monday Morning Market Update!
Gone in a Day…Well, Almost
It has been a LONG time since a property was sold almost the day it was listed. In fact, it’s been a VERY LONG TIME since properties were selling shortly after they were listed. Just yesterday, however, a home in Ortega sold after having been on the market for only 21 days.
Listed on 9/17/09, the home has 3BR/2BA in 1,631 SF on a 50 x 125 SF lot. The house had a big two car garage and a really beautifully updated master bathroom. The house is located in Ortega which is a quick commute to downtown or the Naval Air Station just down the street. The house sold for cash — no financing involved and the selling price was about $145 per square foot. Click here to see a list of other homes in the area from $100 – $300K. Thanks for reading – join me again next time for another adventure in Avondale, Ortega or Riverside!
New Listing on Great Street in Avondale!
Sometimes a really great deal comes along and, if you happen to be one of my lucky readers, you’ll be among the first to know about it!
This week we listed a little bungalow on what many consider to be one of Avondale’s best streets, Richmond Street. The property is directly across the street from the river (3629 Richmond Street), there is very little traffic here and it’s a real neighborhood where the people are super friendly.
Although the house looks cute from the street, it does have serious issues and we priced it for land value. The lot is large at 73 x 130 and the asking price is $359K.
The house has mostly aluminum windows and a large portion of it is concrete block neither of which are historic features. Because the house is located in a historic district, however, it may or may not be able to be torn down. One of the biggest issues is that the house is pushed up against the very back of the lot line leaving zero backyard.
I received the following list from the director of RAP (Riverside Avondale Preservation) that details the criteria that will be considered as part of the demolition evaluation.
307.106 (n) In considering an application for certificate of appropriateness for demolition, the Commission shall consider the applicable Historic District Design Regulations, if any, and the following additional criteria:
(1) The historic or architectural significance of the building or structure;
(2) The importance of the building or structure to the ambiance of the historic district;
(3) The difficulty or the impossibility of reproducing such a building or structure because of its design, texture, material, detail or unique location;
(4) Whether the building or structure is one of the last remaining examples of its kind in the neighborhood, the County or the region;
(5) Whether there are definite plans for reuse of the property if the proposed demolition is carried out, and what effect of those plans on the character of the surrounding area would be;
(6) The difficulty or the impossibility of saving the building or structure from collapse;
(7) Whether the building or structure is capable of earning reasonable economic return on its value;
(8) Whether there are other feasible alternatives to demolition;
(9) Whether the property no longer contributes to an historic district or no longer has significance as an historic, architectural or archaeological landmark; and
(10) Whether it would be undue economic hardship to deny the property owner the right to demolish the building or structure.
We feel that the house meets many of these criteria but the potential buyer of this property will either need to wait to see what happens with the current owner’s demolition permit or take on the task themselves. It is being sold as-is meaning no repairs will be made.
Thanks for reading and stay tuned for another adventure in Avondale, Ortega or Riverside! See you next time!
New Listing in Avondale with Guest House!
I’m proud to report that we have a wonderful new listing in Avondale with a fantastic guest house. The main house has 3Br/2Ba in about 2,910 Square feet and has been very nicely updated. Upgrades include a 5 burner gas cooktop in the kitchen, a fantastic vaulted ceiling family room with custom built cabinetry and fireplace,
plantation shutters throughout and a lovely light filled breakfast room.
In addition to the great main house, you’ll be thrilled to discover that there is a new (2004) brick guest house PLUS large two car garage with extra storage. Because it’s new, the garage will easily accomodate large SUV’s. In Avondale, parking is at a premium and “guest houses” are often coverted garages. Come see this amazing space that has a living room with kitchen, bedroom, large walk-in closet and full bath. You won’t find a musty “coverted” garage here — it’s really fantastic!
The asking price is $719K which breaks out to about $211 per square foot if you take into consideration the 484 Square foot guest house. Call us today for more information about this fantastic property at 904-252-5181 or shoot us an email at steilberg@comcast.net. Thanks for looking!
Amazing Condo in Riverside – Villa Riva
One of the best parts of being a realtor is getting a fantastic new listing. Having something really great to sell sure beats trying to find a buyer for the 70’s house filled with shag carpet and wallpaper everywhere. We’re proud to “shout out” about our fantastic new listing at Villa Riva.
This is an end unit which is highly coveted because you’ve got lots of extra windows and light and the floorplan is especially nice with the master suite on the river PLUS another 3BR/2.5 BA on the other side. Professionally decorated, this condo has tall ceilings, beautiful woodwork including custom built cabinetry in the Master Bedroom, Living Room and Office. The kitchen is stunning with an open plan, granite counter-tops, professional grade appliances including a gas cook-top, a center island and wine cooler. Nothing has been left out.
Villa Riva is among one of Jacksonville’s premiere addresses.Located in the Riverside neighborhood on the West Side of town near Ortega and Avondale, Villa Riva was built in 2005 and many of the units were snapped up at pre-construction prices the day they were released to the market.
The building is divided into three towers, each with their own bank of elevators and each floor has only two residences so there’s a real sense of privacy. The building has every imaginable amenity including an incredible River front swimming pool, state of the art fitness center, guest suite, business center and other luxury common areas like the River Room where residents can meet on Thursday evenings to get to know each other.
Please call us at 904-463-1898 or 904-252-5181 for a private showing of this great new listing at Villa Riva – You’ll be impressed!
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