*I feel it is very important to disclose that I personally own property in this community.*
The above numbers reflect an decrease in inventory by about 4% for the month of July. The median list price decreased significantly while the Average sale price dropped a concerning 24%from the previous month. Of the 11 homes currently pending in Grand Haven...50% of the homes are "short sales" The big question is...Will these homes actually ever make it to closing? Only time will tell....please take some time to become familiar and educated with the statistics regarding "Short Sales" One of the pending homes in Grand Haven has been pending for over a year...yes...you read that right...pending for over a year.* Another property has been pending since April 2008.*
Of the 50 homes sold in Grand Haven Since January 1, 2008....
Of the 124 homes currently listed for sale in Grand Haven....
View the 4 Intracoastal Front Homes currently for sale in Grand Haven.
With 124 Single Family Homes currently on the market for sale in Grand Haven and with 7 homes selling in July...we are still at an absorption rate that is clearly in a buyer's favor with inventory levels of Grand Haven Single Family homes being at a supply of 18.5 months.
Once we hit 6 months supply we will be back to a normalized inventory and anything under 6 months of supply is considered a seller's market...so you can see that the absorption rate is a very important number.
Digging into the data for lot sales in Grand Haven for 2008 year to date....it is interesting. A total of 6 lots have sold so far in 2008. Of those 6 lots...all but two of them were a Grand Haven Developer Lot. One lot that was not a Grand Haven Developer Lot was an Intracoastal lot that sold for $430,000 and that was a BANK OWNED LOT. That same lot sold for $725,000 in July of 2006...OUCH!!!!!! And was originally sold by the Grand Haven Developer for $497,000 in 2004. The other Non-Developer Lot was a lake lot in the new Wild Oaks Subdivision on the lake and over 1/2 acre in size. This was also a bank owned lot. The original price paid for the lot from the developer in 2006 for $256,000...another big OUCH!!!!!
I am not sure what will happen going forward - based on the sale of only 6 lots in 8 months and a current inventory of vacant lot listings in Grand Haven at 125...the absorption rate is a whopping 12 years...no not a mistake or typing error....12 years of vacant land inventory in the community of Grand Haven.
Now taking a look at the current inventory stats:
Total Active Grand Haven Townhomes & Condos: 19
*DISCLAIMER: The above statistical data was gathered from the Flagler county MLS and is not to be guaranteed reliable or accurate and is for informational purposes only.
**Disclaimer: The search homes information is provided through IDX. Kristi L. Ross PA, Hawk Beach Realty, My Broker or associates are not in anyway responsible for any mistaken information provided.
****Inventory is continuing to decline in Palm Coast, Florida*****
****Please be careful when analyzing these numbers...in addition to Real Estate being local to State, County & City...it is very, very important to know that Real Estate is also very HYPER - LOCAL within a community....some neighborhoods are getting hit much worse than others even within our small metro town - That is why I feel it is important to break these numbers out and not just lump all Palm Coast/Flagler County home data together - you will find links to specific neighborhood data below****
Please do your homework on "short sales". 61% of our market of Palm Coast Homes listed under $150,000 are being advertised and offered as "short sales" Only 6.4% of the Palm Coast Homes listed under $150,000 are bank owned properties.
We are still in a "buyer's market" with the "Absorption Rate" of non-gated Palm Coast Homes currently at 13.4 months.
Neighborhood with largest short Sale inventory: Lehigh Woods - 86 Homes
Neighborhood with largest Bank-Owned inventory: Pine Grove -9 Homes
*DISCLAIMER: The above statistical data was gathered from the Flagler county MLS and is not to be guaranteed reliable or accurate and is for informational purposes only.
**Disclaimer: The search homes information is provided through IDX and Kristi L. Ross PA, Hawk Beach Realty, My Broker or associates are not in anyway responsible for any mistaken information provided.
(Inventories decreased by 8 % between July & August)
There are currently 3 Bank Owned Homes in the Palm Harbor Neighborhood
There are currently 20 Short Sale Homes in the Palm Harbor Neighborhood
*DISCLAIMER: The above statistical data was gathered from the Flagler county MLS and is not to be guaranteed reliable or accurate and is for informational purposes only.
**Disclaimer: The search homes information is provided through IDX and Kristi L. Ross PA, Hawk Beach Realty, My Broker or associates are not in anyway responsible for any mistaken information provided.
Indian Trails is one of the most built out communities in Palm Coast, so it is not a surprise that it has high inventory levels of homes on the market. Indian Trails has always been a desired area due to its proximity to schools, the Library, restaurants, grocery stores etc. Located just to the North of Palm Coast Parkway - West of I-95 and to the south of Matanzas Woods...it is in close proximity to the new Palm Coast Park development.
India Trails is continuing to feel pressure on pricing as Average Ales price continues to decline and inventory levels are rising. With one of the highest Bank Owned Inventories and short sale inventories in Palm Coast...we should continue to see pressure on price reductions in order to aggressively move properties for seller's that must sell. If you are not in a situation that you must sell your property right now...the only questions I must ask is...why is it listed for sale. Price is determining everything in this market right now...normal reasoning regarding location and condition of a home have nearly flown out the window in my opinion. Please, Please, Please continue to pay attention that lowest price does not always equal best value.
(Inventories increased by 4% between July & August)
There are currently 5 Bank Owned Homes listed in Indian Trails
There are currently 61 Short Sale Homes listed in Indian Trails
*DISCLAIMER: The above statistical data was gathered from the Flagler county MLS and is not to be guaranteed reliable or accurate and is for informational purposes only.
**Disclaimer: The search homes information is provided through IDX and Kristi L. Ross PA, Hawk Beach Realty, My Broker or associates are not in anyway responsible for any mistaken information provided.
Pine Lakes has long been a very popular community due to the close proximity to shopping, dining, and of course is the home of the Pine Lakes Golf Course and Club house.
During August we witnessed a decrease in inventories in Pine Lakes by about 6%, but that coincides with a decrease in the average list and average sale prices. Again showing weakness in the market and customers looking for the best value and waiting for prices to continue to come down. Average days on market also increased in Pine Lakes and the absorption rate in Pine Lakes show that we are in a strong buyer's market in this neighborhood.
Again it is very important to pay attention to the amount of short sales in a neighborhood because they do have a high opportunity of turning into bank owned property in the future.
(Inventories Decreased approximately 6% from July to August)
There are currently 1 Bank Owned Homes in the Pine Lakes
There are currently 32 Short Sale Homes in the Pine Lakes
*DISCLAIMER: The above statistical data was gathered from the Flagler county MLS and is not to be guaranteed reliable or accurate and is for informational purposes only.
**Disclaimer: The search homes information is provided through IDX and Kristi L. Ross PA, Hawk Beach Realty, My Broker or associates are not in anyway responsible for any mistaken information provided.
Florida Licensed REALTOR for 7 years in Palm Coast & Flagler County Florida. I specialize in Waterfront Properties - Oceanside, Intracoastal & Saltwater Canal from Marineland to Flagler Beach.
Well, hmmmm...I was born in Nebraska... grew up in Steamboat Springs, Colorado... got shipped off to boarding school in Arizona... took off to Palm Springs CA after highschool... moved back to Steamboat Springs, Colorado... met my super cute, super smart, super awesome Darling Husband (DH)...got married..moved to Eugene, OR for a year..did you know it rains there all the time...got drug back to Moline IL...DH's hometown...lived there for 4...very long years...visited Palm Coast, FL...decided to move here.
I have lived in Palm Coast, FL for 8 years now. I have been aquiring, rehabbing, and selling homes for 12 years with the DH. I have been a FL Licensed REALTOR for going on 7 years. I have assisted hundreds or customers buy and sell homes..and love almost every minute of it.
In my past life I worked for one of the largest Corporations in America in thier IT/Workforce Development Group. I also managed a large call center, sold industrial equipment to contractors and started a company called Natural Elements "Herbal & Aroma Soap Company". My final "JOB" before beginning my career as a REALTOR was as the Membership Sales Manager for the Palm Coast Golf Resort.
I have traveled extensively throughout the world with the DH and it is an addiction for both of us. One of the things I love most about the real estate biz...I work very hard and then take lots of breaks...keeps me sane and most of my listings usually sell while I am out of town..so my customers always want to know when we will be taking our next trip :-)
I am the proud parent of two huge, blond boys...Butchie is 5 years old & Bogus is... we think 3? We picked him out of the orphanage...so really not sure of his age.
I know the Palm Coast - Flagler County Florida Real Estate market like my life depended on it...because it does.
When I first started in this business I promised my self that I would never enter into a real estate transaction that would make me want to duck and run when seeing a customer at the grocery.
Flagler County Coastal Living 
Hammock Dunes - Exemplifying luxury oceanfront living, Hammock Dunes is renowned for its splendid choices in residences, outstanding amenities, and the private Equity Club. Among the many benefits of Club membership are access to two championship, award-winning and distinctive golf courses by two of the game's most respected designers, the masterful Rees Jones Creek Course and the legendary seaside Tom Fazio-designed Links course each with its own unique Clubhouse. Coupled with the stunning vistas of the Atlantic Ocean, the Hammock Dunes Club offers tennis and seaside croquet as well as casual and fine dining.
Ocean Hammock - is adorned by its 2.5 miles of unspoiled beachfront and its miles of nature trails in its unpretentious location just off of A1A. Ocean Hammock is comprised of over 1,000 acres surrounded by over 300 acres of preserve and is the largest gated community in Palm Coast, Florida. Within Ocean Hammock are 11 neighborhoods that consist of nearly 800 single family homesites & homes and over 750 condo and villas.
Hammock Beach -Hammock Beach covers more than 1,000 acres and commands a pristine two-mile stretch of beach that is beautiful to look at as well as play golf alongside. Membership in The Club at Hammock Beach allows you to enjoy the fitness center and spa, tennis courts, restaurants and the multi-million-dollar swim pavilion along with a full host of amenities that offer the finest of coastal living. 
Tidelands - Surrounded by water on three sides, Tidelands on the Intracoastal was designed to reflect the draw of the tides-to pull people together to enjoy a life built around the water. Tidelands offers boating and wildlife enthusiasts preserved wetlands, nature trails, and approximately 11 acres of interconnected lakes and lagoons ideal for kayaking, canoeing and neighborhood gatherings. Residents enjoy nearly a mile of Intracoastal Waterway frontage and a lifestyle enhanced with resort amenities
Grand Haven - A premier residential golf community. Located on more than 1,478 acres along the Intracoastal Waterway in Palm Coast, Grand Haven offers an array of fine amenities: a Jack Nicklaus Signature golf course, a world-class country club, a gated community with large homesites and award-winning builders. This master-planned community is comprised of intimate villages linked by winding trails and tree-lined streets. Bike paths, parks and an adjacent 4,000-acre nature preserve highlight the community's natural beauty, making outdoor activities a way of life.
Grand Landings - A gated master planned community designed around the natural beauty of coastal Florida. Neighborhoods have been carefully planned to blend with the environment. Within Grand Landings, you'll find a rich assortment of amenities connected by walking trails, sidewalks and community parks. Elegance and casual living are a way of life here - in a place as active or as laid-back as you care to make it. Homes from the area's best builders are offered in a variety of styles and floor plans to fit any lifestyle.
Palm Coast Plantation - the east by the Atlantic Intracoastal Waterway and on the west by a 4,000-acre state-owned wildlife preserve, Palm Coast Plantation is the perfect community for those who not only love nature but seek an active coastal lifestyle. Lot sizes range from one-quarter to one-half acre. Lot owners are permitted to choose their own builder and can build at any time they want.
Flagler College -One of the most historic campuses in the nation, Flagler College also offers all the state-of-the-art facilities of a high-quality, forward-thinking college and enjoy access to well-maintained computer labs, wired residence halls, an 800-seat auditorium, the technologically-advanced Proctor Library, a 19-acre athletic field, and more. The College has invested more than $20 million in recent additions to the campus-with the very latest project being the construction of a brand new Student Center.
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