From time to time, I comb the Carmel Real Estate Market in search of deals. I have two GREAT ones and another good one today. If you have an area of town you'd like me to research other than Carmel, let me know.
To start with, let me tell you how I find the deals. It does take some work.
My search starts with distressed properties in Carmel (53) and then I look at ones that are over $150,000 (36) and then only on the market less than 90 days (22). So I start with those 22 and then look at their assessed tax value, their history (when did they sell last, how much, how long on the market), and their location (do they back up to a traffic, etc). Once I have narrowed those to the few (6), I go in and look at the neighborhood activity and compare their pricing. It takes several hours to actually come up with the two or three that I think are the best deals.
So here they are:
Woodfield Drive, which is bank owned, is located in the neighborhood of Woodfield at Gray and 146th. It is currently priced at 85% of the average square foot price of solds in the neighborhood. It is assessed at 85% of the value in the tax record and sold in 2006 for $85,000 more than it is currently listed for today. I guess 85 is the lucky number in this case! It is a 4,100 sq ft home with an additional 2,000 basement for $445,500.
Smokey Row, which is also bank owned, is located in Cool Creek North. It is listed at 79% of the average square foot price of solds at $88.00. It is priced at 79% of the assessed tax rate and it has not been on the market since 1991. It is a 2,700 sq ft home with an additional 1,200 basement for $234,900.
Finally, my last pick is on Downing Street. While it is not as agressively priced, I love this neighborhood because of its convenience to the 465 Interstate. It is at 106th and Gray. This one is a short sale; so be sure you have time to spare if this is the one that appeals. It is listed at 85 % of the average square foot price of solds, but it is listed right at the assessed value. It is a 2,400 sq ft home with no basement for $178,000. There isn't a ton in Carmel for this price, so could be the right house for a lot of people.
Let me know if you have questions about these properties or other that you see. I have some great tools to search for homes, including by just using your phone! As a seasoned Carmel Realtor, I invest a lot of time in finding the best deals, negotiating the best price and giving you the best service!
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Cindy "in Indy" Marchant - Carmel Real Estate Agent
Keller Williams Realty Indy Metro NE
Carmel IN Real Estate Website
317-290-7775
Carmel Real Estate abounds with luxury homes; but it can also be very affordable. One of my favorite neighborhoods that IS affordable is Lexington Farms. It is one of my favorites not only for its pricing, but also for its location and proximity to Central Park and the Monon Center.
As you enter the neighborhood, you will be greeted by rows of blooming pear trees and a white picket fence. There are also nine ponds in the neighborhood giving neighbors scenic views as they walk through the area.
The neighborhood has a variety of ranch and two story homes with square footage ranging from 1,500 to 2,000 and most have beautiful lots. They also are pretty well divided between three bedroom and four bedroom homes. They are just a few with basements and/or three car garages.
The neighborhood has its own pool, playground, tennis court, basketball court and clubhouse for residents. The clubhouse was the old farmhouse for the land. The Homeowner fees are $135 a quarter or $540 a year. And it is worth mentioning again, the Monon Trail is located just east of the subdivision, within walking distance.
The neighborhood was built in the early 1990s by Davis Homes. Their pricing average is about $100 a sq foot with most homes in the $175,000 to $185,000 price point. The absorption rate for this neighborhood is less than one month! What a great neighborhood. There were 12 homes that have sold in the last year, so very little movement in the neighborhood of 290 homes. There are currently three actives and two pended homes. Of the 12 that sold last year, there was one that would be classified as a distressed property.
While there are many areas in Carmel that have beautiful luxury homes, it is nice to find a neighborhood like Lexington Farms that has great amenities and location AND price! Be sure to check out the Indianapolis Star article on Lexington Farms.
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Cindy "in Indy" Marchant - Carmel Real Estate Agent
Keller Williams Realty Indy Metro NE
Carmel IN Real Estate Website
317-290-7775
As a seasoned Fishers Realtor®, I have seen my share of barriers in getting to the closing table. While some still see a real estate transaction as putting a sign in the yard, accepting the best offer and then sitting around until the closing; it is not that way in nearly 99% of all my transactions.
I could talk about the many issues and problems that come up in the process of getting to the closing table, but today I just want to tell you about some of the real life examples I have seen in appraisals in the last few months.
Scenario 1: I represent Buyer. We have been looking for awhile and have our search set up so we can see the listings that match their criteria the minute they come on the market. And we do find one; schedule the showing for that day.
We love the house. I call the agent to find out all that I can about the sellers (i.e. motivation, reason for moving, etc). I find out another showing is writing an offer, so I coach my people to bid list price. They do, $229,000. I am able to get our offer accepted; I personally drive the offer to the seller's house!
Appraisal time (with the HVCC process); it comes in at $210,000. Sellers are devasted; I'm scratching my head. I did the comps and they supported the price and it had two offers the first day it was listed. But, I represent buyers so I wait to see what the sellers are going to do. Long story short, we agree to $215,000.
We close 60 days later and during that time, I continue to watch the market. There is another home in the same neighborhood, with the same floor plan without the loft (it was our 2nd choice, so I had been in the home) and was in the same great condition. It closed three weeks before us at ...you guessed it...$228,000.
So, my question is for any appraisers out there...huh?? Luckily I represent the buyer and it is obvious they got a real estate deal!
If your are a seller and you get hit with a low appraisal, is your realtor watching to see if any newer comps come in to play to help your situation. If not...you may need to hire the right realtor. It is our job to represent you until you have signed the warranty deed giving ownership to the new buyer, not to stop working for you after you have a signed purchase agreement.
I guess my stories are a little lengthy so I'll post the next one in a few days!
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Cindy "in Indy" Marchant - Fishers Real Estate Agent
Keller Williams Realty Indy Metro NE
Fishers IN Real Estate Website
317-290-7775
Purchasing a new home in Carmel will probably be the most major expense you will make during your lifetime. Having the right agent working for you will be the key in getting the best deal in the right location with the smoothest transaction. Here is what you will receive when working with this Carmel Realtor:
I look forward to working with you soon!
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Cindy "in Indy" Marchant - Carmel Real Estate Agent
Keller Williams Realty Indy Metro NE
Carmel IN Real Estate Website
317-290-7775
This Fishers Real Estate Blog often covers neighborhoods and market reports, but I like to highlight events too. Flavor of Fishers will be here on August 1st from noon until 10:00 p.m.
at the USA Parkway Circle. You can only enter from 106th street this year.
This is a great event for residents in Fishers and surrounding areas. There will be over 30 restaurants including some of my favorites like Scotty's Brewhouse and Flemings Steak house. (My husband and I eat at Flemings on every anniversary and I think it has the best steak in the city!) There will also be a wine garden.
The entertainment list this year is awesome, with Hotel California playing from 8:30 to 10:00 p.m. I don't want to necessarily reveal my age, but I am a huge Eagles fan! For the smaller people (under the age of 12 is FREE), there is a family fun zone.
Tickets are $5.00 and can be bought at Marsh or the Chamber or at the event for $7.00. Food tickets are available and most food items are from $1.00 to $5.00. There is always more to know, so be sure to visit the FAQ.
Your Fishers Realtor will be there as well as other members of the Marchant Team; we'll have the Worth the Read...My Fishers Blog Red T-shirts on. Be sure to say hello and we may even have a gift for you! Looking forward to another great Flavor of Fishers Event!
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Cindy "in Indy" Marchant - Fishers Real Estate Agent
Keller Williams Realty Indy Metro NE
Fishers IN Real Estate Website
317-290-7775
Our experience in selling & our knowledge of neighborhoods and resale values will make your transaction one you'll want (and we'll want) to share with others! Ranked in Top 1% www.marchantteam.com
Hi, I'm Cindy Marchant and I have been a highly successful real estate professional in the Indianapolis market since 2001. After reading The Purpose Drive Life book, I felt a calling to work more with people so I left a career with a local hospital as their Controller and pursued a career in real estate. My personal goal is to give you the best experience with your real estate transaction. I hope to simplify the process of buying and selling real estate, and to exceed your expectations while making the process enjoyable to you. My extensive experience and proven track record are factors you can count on when working with me. Be sure to visit our blog to see how we work with buyers and sellers. I use the latest technology to understand the current market and to make the connections necessary for our sellers. I work with several relocations company's and also work with the Perfect Wedding Guide so I have lots of buyers for your listings too! Please enjoy my website. It is just one of the successful tools I use to assist my clients in marketing their real estate.
I live in Lawrence Township and work in Lawrence, Fishers, Carmel, Noblesville and Zionsville. Our offices for Keller Williams are located in Fishers, so I have become quite the resident expert in Fishers Real Estate. I also worked on the west side for many years and also work Avon, Brownsburg and Plainfield too. I review market statistics for these areas on a weekly basis, and actually enjoy it. I guess being an accountant is a hard habit to break!
I have first time buyer classes each month to help first time buyers understand the somewhat daunting process. We have a realtor, a lender, a home inspector and a home decorator spend time with the class. I also work with move up buyers; this brings its own set of fears and trials for those folks. I had about seven of these types of transactions last year and almost all of them were able to close on their new house and the house they were selling in the same day. This requires a lot of negotiating on my part which I am totally comfortable with from my previous career. Finally, I work with buyers wanting to downsize, I completely understand this phase of life! :-)
I work with sellers as well, using a 35 point process to sell their home. I do not use a cookie cutter method in selling; I market the home specifically as it best relates to that house. For example, if the home is in Broad Ripple, I will advertise in NUVO, if it is an expensive home, it may be advertised in the IBJ or Indiana Medical Society Bulletin. I have links for each listing, for example if you are in Carmel I will link to Central Park; if you are in Fishers, I will link to Money Magazine where Fishers was named the 24th best place to live in the country. I use a stager, schedule a virtual tour (including the diagram of the floorplan), utilize professional photography among other creative ways to get the home sold quickly for top dollar.
I enjoy all of the clients I meet and work with so much that we have several client appreciation events. I invite my clients to a ball game, a wine tasting party, a hayride among other fun events. They receive a pie at Thanksgiving from me. My clients have entrusted one of the most important decisions in their lives to me and I want them to know how much I appreciate that trust.
1) We recently relocated to Kingwood, Texas, from Fishers, Indiana, and Cindy was recommended to us by a mutual friend from East 91st St. Christian Church. We interviewed several potential realtors, and when we interviewed Cindy, we knew we'd found the realtor we wanted. From the beginning, Cindy was professional and courteous, but also warm and friendly. Instead of first walking around our house, she took the time to get to know us, and to ask us about our needs. We were impressed not only with her background and extensive knowledge of real estate, her sales record, and her resourcefulness, but with her unassuming nature, and her desire to serve our family's needs. We quickly arrived at a fair sale price, and Cindy prepared an attractive, informative, and very well-constructed booklet to leave for potential buyers. We felt our home was given maximum exposure, and sold more quickly than we had anticipated. Cindy provided us with outstanding service and personal attention, as well as negotiated and advocated on our behalf. From the outset, we developed a mutually respectful relationship with Cindy, and we feel she truly went the extra mile with us.--- and she enjoyed it! She really made the whole home-selling process a lot easier and more comfortable. We were also impressed with Cindy's generous nature, in donating a portion of her commission to the charity of her clients' choice. With all the anxiety and work which accompanies selling a home, it was such a relief and a great feeling to be completely comfortable with our choice of realtor. I would not hesitate to whole-heartedly recommend Cindy as a realtor; she is truly an outstanding woman, who is devoted to her clients, as well as to the community. Submitted by Rennie and Megan
2) We would like to express our appreciation to you for the quick sale of our home. From the moment we met and learned of your team approach, we felt confident that our decision to list our home with you was the right one. Two weeks and nine showings later the house was sold. Several things contributed to this success: the listing price we selected based on your research; your home improvement suggestions for making our house more appealing, and your networking capability. We especially appreciated how you worked around our schedules to make showing appointments least disruptive to our family.We are now settled in our new home in South Carolina. The move was made much easier because of the closing date on our Indy home that you helped us negotiate - one move at our convenience! Thank you so much for your professionalism. It was a pleasure working with you and we are thankful that our paths crossed. Submitted by Tim and Cindy
3) If you are considering a realtor in the Indianapolis, Lawrence, Fishers area, then look no further than Cindy Marchant.My wife and I spent nearly a year and a half looking for homes. We went to open house after open house. One Sunday afternoon, we went to an open house Cindy was hosting. After talking to her, we knew immediately she was the realtor for us. Her knowledge of the area, the market, and of the business was head and shoulders above the other realtors we had talked with.When we decided to sell, we contacted Cindy. She came over and did an analysis of our home. She suggested some things we should take care of, and we did. The result? Our home sold in one week in a less than advantageous market for home sellers. Also, our home sold for 98% of our asking price. We were extremely satisfied with Cindy and, if needed, would use her services again in a heartbeat. Submitted by Jeff and Becky
I am writing this letter to sing the praises of Cindy Marchant with Keller Williams. Cindy is truly a full-service broker and made my house selling and buying experience very enjoyable even in today's challenging market. Cindyhad a stager to come to my home and make it more appealing to potential buyers. In addition, she created wonderful brochures for people to take with them after they walked through my house and had a videographer come in to film my home which made it come alive to people searching the web for new homes. Everything worked well because I sold my house in less than two months for a greater amount than I would have even asked had it not been for Cindy's guidance. Cindy cares about her clients. She went above and beyond what I expected from a broker. Cindy pays attention to all of the details, big and small and made me feel like I was her most important client. My guess is that all of her clients feel this way. I do not hesitate to recommend Cindy to family and friends in need of a real estate broker. Submitted by Karen
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