Melissa Brown, Realtor® Charlotte NC Homes for Sale

Providence Plantation Real Estate Market Report for 2011

Providence Plantation in South Charlotte, NC is one of Charlotte’s most highly desired neighborhoods, and I write about it quite a bit because this is where I live! Despite the last few turbulent years in the real estate market in general, the Providence Plantation neighborhood remains a popular and sought-after neighborhood, and the real estate market report below supports it!

Why do buyers choose to buy a home for sale in Providence Plantation? There are lots of reasons, but most select this neighborhood because of its wide array of home styles and prices, its large lots with mature trees and landscaping, its top-ranked public schools, and it’s enjoyable Providence Plantation lifestyle!I have prepared my year-end Providence Plantation real estate market report for 2011 for your information and guidance. As you will see in the table below, the average sales price in Providence Plantation in 2011 was $425,000, which shows a market correction to about 2005 sales prices (much better than much of Charlotte and the nation!). The peak sales year for Providence Plantation in South Charlotte was 2007, when the average sales price was $491,000! The good news is that sales prices have begun to stabilize in the large neighborhood: the average sales price in 2011 was just 2% less than 2010, and 2010 was just .05% less than 2009. I am seeing the number of active homes for sale in Providence Plantation increase over the last few weeks as sellers prepare to take advantage of the typically robust spring selling season in Charlotte.

If you having been thinking of buying a home for sale in Providence Plantation, or if you need help and advice on listing your home for sale in Providence Plantation, I would be thrilled to help you! My family has called Providence Plantation “home” since 1998! My children attended award-winning Providence Spring Elementary School, Crestdale Middle School, and Providence High School, and my family and I have thoroughly enjoyed the awesome Providence Plantation Racquet and Swim Club (I play year-round tennis there!).

Providence Plantation Absorption Rate

You may have heard about absorption rates in real estate. Basically, the absorption rate measures how long it would take to sell all of the existing homes on the market, assuming no new homes come on the market. A balanced real estate market between buyers and sellers is about 6 months. If the rate is over 6 months, we have a buyers’ market; if it’s under 6 months, we have a sellers’ market. Check out my Providence Plantation absorption rate analysis below. This data indicates that the 3-month absorption rate in Providence Plantation is 10 months. However, we are just emerging from the slowest real estate period of the year (holidays and winter). I am already seeing increased showing activity in Providence Plantation, which generally leads to more contracts! My prediction is that we will have a balanced market in Providence Plantation by this summer!

Call me to get started on your home buying or selling journey! I'm a great listener and problem solver, and I would love to help you discover Charlotte neighborhoods, or provide you with some of the best marketing to get your home SOLD!

Search for homes for sale in Providence Plantation in South Charlotte NC

Providence High School Area Real Estate Market Report for

2011

The real estate market in the Providence High School zone in South Charlotte, NC continues to out-perform other real estate markets in the Charlotte region. Providence High School consistently ranks higher than any other Charlotte high school, in both SAT scores and end-of-course test scores. Because of Providence High School's strong reputation as an academic powerhouse in the region, homes for sale in the Providence High School zone continue to attract home buyers who want to send their children to the best public schools.

Currently there are 153 homes for sale in the Providence High School zone in South Charlotte, NC. Additionally, there are 45 homes under contract as of today, which bodes well for the recovering market.

Search for homes for sale in Providence High School Zone in Charlotte NC

2011 Providence High School Real Estate Market

The 2011 Providence High School real estate market shows that the market has steadied somewhat from last year. Although the average sales price decreased by a slight 2.38% from last, the number of sales increased by 22% over last year. Obviously, there is a pent-up demand for homes for sale in the Providence High School zone! The following pie chart shows the breakdown of sales prices for Providence High School homes in 2011. The average sales price in 2011 was $355,142.

Absorption Rate in Providence High School Zone

The "absorption rate" is a key piece of data in helping us understand the real estate market. The absorption rate tells us how long it will take to sell all of the existing homes on the market, assuming no new homes are listed. A balanced market between buyers and sellers is 6 months. In the Providence High School real estate market, we are seeing a current 3-month absorption rate of 7.9 months, meaning it's currently a buyer's market. However, the 6 month absorption rate was 6 months, and the 12-month absorption rate was 5.6 months! I think the current higher absorption rate is due to the fact that we have just come through the holidays and the slowest market time of the year. Get ready for a roller coaster ride this spring!

5 Year Market Trend in the Providence High School Area

A look at the 5-year market trend in the Providence High School real estate market reveals that sales prices have reverted back to nearly 2005 levels. Much of the national real estate market has reverted back to 2003 levels. The Providence High School area peaked in 2007 at $403,000 and reached its low point in 2009 at $345,000. The spike in 2010 is due to the home buyer tax credit that spurred many reluctant home buyers to get into the market.

Great Neighborhoods in the Providence High School District

There are lots of awesome neighborhoods in the the Providence High School district. Below are links to searches for homes for sale in those neighborhoods:

• Providence Plantation - List prices from $269,000 to $895,000+
• Berkeley - List prices from $229,000 (town home) to $425,000+
• Hembstead - List prices from $385,000 - $800,000+
• Beverly Crest - List prices from $250,000 - $400,000+
• Hearthstone - List prices from $210,000 - $300,000+
• Deerfield Creek - List prices from $500,000 +
• Raintree - List prices from $175,000 - $400,000+
• Lost Tree - List prices from $550,000 - $850,000+
• Bailewick- List prices from $550,000+
• St. George Place - List prices from $400,000+
• Settler's Landing - List prices from $150,000 - $200,000+
• Willowmere - List prices from $150,000 - $250,000+
• Sardis Mill and Sardis Plantation - List prices from $250,000 - $400,000+
• Providence Arbours and Providence Heights - $325,000 - $475,000+
• Coachman Ridge and Sardis Grove - List prices from $250,000 - $525,000+

Providence High School Area Real Estate Expert

Buying or selling real estate in South Charlotte NC is really about lifestyle choices - finding the best neighborhood, home, school, and location to fit your family’s lifestyle. I live in the Providence High School zone, and my 3 children went there (2 have graduated from Providence, and one is currently in 10th grade). If you are looking for a Realtor who really knows the school system and can provide guidance on the best options for your child, then give me a call! I think it's so important for you to partner with a Realtor® who will really listen to your needs and goals and who will work tirelessly until your transaction is complete.

Whether you are thinking about selling your South Charlotte home, or would like to buy a home in the Providence High School area of South Charlotte, I look forward to showing you why I’m not your ordinary Realtor! I use cutting-edge technology to market my listings and to attract home buyers who want that South Charlotte lifestyle!

Let me put my knowledge and experience to work for YOU! For more information on how I can best serve you, please fill out the online contact form or call, text, or email me.

Melissa Brown, ABR, SFR

Helen Adams Realty

704-654-9700

Melissa@MelissaBrownHomes.com

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The Importance of Choosing a Great Mortgage Lender

So you're ready to buy a home for sale in South Charlotte NC... You've checked out the wonderful South Charlotte lifestyle, and you've researched the top-ranked public schools here in South Charlotte. The neighborhoods are beautiful, and the homes are attractive and well-built. You're SOLD!...you want to buy a home for sale in South Charlotte NC!

Before you get too far in searching for your dream home, I would strongly recommend that you find an experienced and knowledgeable mortgage lender. This is as important as finding a great South Charlotte Realtor to guide you and advise you in one of the biggest purchases of your life! Ever since the sub-prime lending meltdown and ensuing financial crisis, the mortgage qualification process pendulum has swung 180º, and it is vital that you understand the mortgage process and what it takes to get mortgage approval in today's lending environment.

KNOW YOUR LENDER!

It is mind-numbing to try to follow the maze of new regulations governing mortgage lending today. That's why I have a handful of trusted, knowledgeable and dependable mortgage bankers to whom I gladly refer my South Charlotte home buyers. I have been through LOTS of real estate transactions, and an exceptional mortgage lender can make the difference in whether your home purchase makes it to the closing table or not.

After experiencing a few "less than stellar mortgage lenders," I know the anguish my buyers go through when their mortgage approval starts going south. That's why I am thrilled when my clients choose a mortgage banker from my preferred list of tried and true lenders because I KNOW they will get the job done! There are no kickbacks, gifts or fees paid to me for these referrals. Nothing. Nada. Just the satisfaction of knowing that my buyer clients are in great hands!

What To Look for in a Mortgage Banker

• Knowledge and Experience - Does your lender have a strong track record in closing mortgages? How long has he/she been in the business? Is your lender up-to-date on the latest federal regulations governing mortgages? VA loans? FHA loans? Truth-in-lending and RESPA requirements? What percentage of his/her loans are closed ON TIME!

• An Advocate for the Borrower - Does your lender have YOUR best interests at heart? Does your lender spend time with you learning about your needs and financial situation in order to find the best loan product for your needs? Does he/she take time to explain all the documents you must provide during the underwriting process?

• Responsiveness - Does your lender return your phone calls and emails in a timely fashion? Does your lender keep your realtor informed of the status of your mortgage approval? Is your lender available on weekends?

• Relationship with Underwriters - Does your lender have a good working relationship with his/her underwriters? If problems arise, can your lender get them resolved quickly with minimum disruption and hassle?

• Success Rate - Can your lender get the job done? Does he/she explain any and all obstacles you might face in the loan process? For example, if you are self-employed or if you have just started a new job, can your lender explain how these circumstances will affect your loan approval? What is the average time to process a loan?

• Competitive Loan Packages - While the mortgage interest rate is VERY important, it's not the only factor to consider when shopping around for mortgages. Make sure your lender gives you a good faith estimate of all fees involved so you can truly compare banks with each other.

Mortgage Lenders are NOT All Alike!

Bigger is not always better! Large mega-banks may or may not offer the type of service you are looking for. I have experienced the good, the bad, and the ugly with large national banks. I've worked with some good lenders, and some who NEVER returned phone calls or email, and acted like they were doing my buyer a favor. Nope, those lenders will not be on my preferred lender list!

My Preferred Mortgage Lenders in South Charlotte NC

If you are looking for a great mortgage banker in Charlotte NC, I have a list of 5 awesome people who have provided exceptional service to my customers. Call me and I will gladly give you their contact information.

My real estate brokerage, Helen Adams Realty, just created a new partnership last year with Cunningham & Company Mortgage, because Cunningham & Co. shares our strong commitment to customer service. My go-to trusted lender at Cunningham & Company is Rebecca Madej. She is experienced, smart, dependable, patient and friendly. You will LOVE her!

South Charlotte NC Real Estate Specialist

Once you've been pre-approved for a mortgage to buy a home for sale in South Charlotte, you are ready to go power shopping! Remember that buying or selling real estate in South Charlotte NC is really about lifestyle choices - finding the best neighborhood, home, school, and location to fit your family’s lifestyle.

That’s why it’s important to partner with a Realtor® who really listens to your needs and goals and works tirelessly until you are completely satisfied. Whether you are thinking about selling your South Charlotte home, or would like to buy a home in South Charlotte, I look forward to showing you why I’m not your ordinary Realtor! I use cutting-edge technology to market my listings and to attract home buyers who want that South Charlotte lifestyle!

Let me put my knowledge and experience to work for YOU! For more information on how I can best serve you, please fill out the online contact form or call, text, or email me.

Click here to search for homes for sale in South Charlotte NC

Great Cajun Restaurant in Charlotte NC – Cajun Yard Dog!

If you’re looking for a great Cajun restaurant in Charlotte NC, with terrific food and great atmosphere, look no further than Cajun Yard Dog! Located in the Arboretum Shopping Center in South Charlotte NC, The Cajun Yard Dog is a small, bistro-type restaurant known for both its traditional Cajun and Creole menu, as well as inspired new Cajun and Southern creations from Chef Jared Jurusik! The staff is friendly and helpful, and the ambiance is terrific! I like the Cajun Queen also, but Cajun Yard Dog is my favorite because of the personal service – they know me when I walk in!

My husband Pat and I enjoy “Friday Night Date Nights,” and you will find us at The Cajun Yard Dog on many Friday nights! The restaurant has a HUGE loyal following, and since reservations are not accepted, you can expect a wait on busy weekend nights. Several years ago, my husband and I shimmied through the waiting patrons to go stand at the bar until our table was ready. When two bar stools emptied, we grabbed them and have chosen to eat at the bar ever since!

Exceptional Service and Friendly Staff

Our first time sitting at the Cajun Yard Dog bar, we were greeted by server Lynne Rose, one of the best servers we have ever encountered, and I am now proud to call her a friend! She tells us which specials are truly outstanding, and she has never been wrong. We now trust Lynne’s judgment so much that we just ask her “What’s good tonight?” and we order whatever she recommends! Now THAT’S what I call great service!

The Cajun Yard Dog is owned by Ron Atherton, who bought the place about 6 years ago. Ron is quite a character, and his pride of ownership is quite obvious! We asked him if he had ever considered enlarging the restaurant, but he explained that he is limited by tenants on either side of the restaurant. What is Ron’s favorite thing about Cajun Yard Dog? “The PEOPLE!” he boomed. He loves seeing so many satisfied customers enjoying the fresh catch of the day or any of the standard favorites.

Extraordinary Cajun Yard Dog Chef

While you’re dining at Cajun Yard Dog, make sure you check out the extremely small kitchen. You won’t believe what the chef, sous chef, and other assistants can accomplish is these challenging quarters! Check out Chef Jared Jurusik flipping a fragile fish filet in a steaming skillet (don’t try this at home!). Watch Sous Chef Craig Sullivan flambé the Bananas Foster. Jurusik has been the Chef and Manager of Cajun Yard Dog for 5-6 years, and he loves the challenge of preparing fresh, authentic Cajun dishes, and keeping the menu exciting and new. Sous Chef Craig Sullivan came to Cajun Yard Dog from St. John. He has been with the restaurant for the past 2 years, and he loves the opportunity to create tantalizing dishes for loyal fans.

Fantastic Menu at Cajun Yard Dog

In the beginning, Pat and I worked through all the standard Cajun dishes such as the deliciously rich shrimp or crawfish etoufee, the tantalizing and spicy jambalaya with andouille sausage, satisfying red beans and rice, or perfectly blackened fish or fried catfish. Other standard favorites are the incredible fried chicken (come hungry!), fried oysters or crab cakes with chipotle aioli, and a Cajun-style meatloaf that will knock your socks off (and I don’t even LIKE meatloaf!) The home-style side dishes are just as good! My favorites are fried okra, sautéed veggies, smothered cabbage, creamy grits, or sweet potato fries.

But what makes Cajun Yard Dog so incredible is the wide array of specials each week. Last Friday, Pat and I had “Alligator Sauce Picante,” a hearty and delicious stew, full of flavor, and loaded with alligator bites and jumbo shrimp. If there’s a fish special, we always choose that, as the fresh fish brought in daily is always a special treat. Are you getting hungry yet? Save room for dessert – the chocolate pecan pie and bread pudding are too die for!

Cajun Yard Dog Location

The Cajun Yard Dog is conveniently located in the Arboretum Shopping Center in South Charlotte NC, at the intersection of Highway 51 (Pineville-Matthews RD) and Providence RD. Prices are very reasonable – entrees range from $13 to $20, and the attire is casual. If you’re looking for Cajun restaurants in Charlotte NC, check out Cajun Yard Dog, and look for Pat and me on Friday nights!

Hours of Operation

Monday – Thursday: 11:00 am – 9:00 pm

Friday – Saturday: 11:00 am

South Charlotte NC Real Estate Specialist

I am a full-time Realtor®, and I live and work in South Charlotte NC. I enjoy blogging about South Charlotte, and all the wonderful things to do here!

Search for homes for sale near Cajun Yard Dog in South Charlotte NC!

Buying or selling real estate in South Charlotte NC is really about lifestyle choices – finding the best neighborhood, home, school, and location to fit your family’s lifestyle. That’s why it’s important to partner with a Realtor® who really listens to your needs and goals and works tirelessly until you are completely satisfied. Whether you are thinking about selling your South Charlotte home, or would like to buy a home in South Charlotte, I look forward to showing you why I’m not your ordinary Realtor! I use cutting-edge technology to market my listings and to attract home buyers who want that South Charlotte lifestyle!

Let me put my knowledge and experience to work for YOU! For more information on how I can best serve you, please fill out the online contact form or call, text, or email me and let’s chat!

Top 10 Blog Posts in 2011 for South Charlotte NC Realtor

As we begin the 2012 New Year, it's fun to look back on 2011 and see which of my What's Shakin' in Charlotte?" blog posts generated the most interest. Obviously, I like to write about the real estate market in South Charlotte NC, but the statistics show that my readers gravitate towards Localism posts that highlight a special area, a photo, or feel-good stories.

I love looking back over the past year and seeing which of my posts attracted the most readers. That way, I can tailor my future posts to topics that are of the most interest to my readers.

So Thank You, Dear Readers, for hanging with me through 2011. I have resolved to spend more time blogging because I really enjoy it, but also have generated a large proportion of my business from it.

Below is a list of the Top 10 Blog Posts for "What's Shakin' in Charlotte" for 2011! These statistics are based on the number of "click throughs." I hope you enjoy it!

10. Homes for Sale in Ardrey Kell High School District - This post describes the incredible success of the new Ardrey Kell High School in the Ballantyne area of South Charlotte. Lots of families are interested in finding homes for sale in great school districts, and Ardrey Kell High School is certainly a great South Charlotte high school!

9. Youth Sports in South Charlotte - Matthews Athletic and Recreation Association (MARA) - This post was near and dear to my heart, as I was writing about an awesome sports complex near my home, where all of my children played organized sports. I just can't put into words how wonderful the memories are of our "sports adventures" at MARA!

8. Best Charlotte Public Schools - South Charlotte Schools Top CMS and State Test Scores - This subject is near and dear to my heart! I am so proud that South Charlotte public schools have scored so highly and are leading the pack in Charlotte, NC!

7. Fear of Heights? Don't Look at These Photos! - Maybe my title had something to do with it, but this post of photos generated so much interest! These lunatics professional steeple cleaners kept my husband from working for 2 days as he watched them clean the steeple of a nearby church. The height of the job is mind-blowing - could you do it?

6. Charlotte NC Chosen for 2012 Democratic National Convention - I was SO excited to hear that Charlotte NC would host the 2012 Democratic National Convention! I want the world to see how SPECIAL Charlotte NC is!

5. The Levine Jewish Community Center in Charlotte NC - Fun and Fitness for the Whole Family! - Charlotte is so fortunate to have the investments of the Levine family! The Levine Jewish Community Center is AWESOME! Come and check it out yourself!

4. Providence Spring Elementary School - Top-Ranked Public School in Charlotte NC! - This post drew a TON of interest from families interested in buying a home in Charlotte with the best public schools. Two of my three kids went to Providence Spring Elementary and I'm here to tell you that the school is fantastic!

3. Mecklenburg County Tax Revaluation 2011 - What You Should Know - Properties in Mecklenburg County were subjected to a value reassessment last February - the first revaluation since 2003! Lots of homeowners were UPSET at their new property values. I tried to give my readers the information they needed.

2. My 10 Seconds of Fame on NBC News - Using QR Codes in Real Estate - I was shocked at the interest this post generated! Somehow, I lucked out and got interviewd on NBC News about my use of QR codes in my real estate marketing. My 15 minute interview got condensed to about 10 seconds - but I made it, baby!

And...DRUM ROLL...My Number 1 Blog Post in 2011 was:

1. An International Blogging Success Story - Who would have thought? I posted this blog about my dear clients, the Muthukumar Family from Canada, after they found my blog posts on Providence High School in South Charlotte NC. In just 6 weeks, I went from meeting this extraordinary family to sitting at the closing table for their Charlotte home purchase. All because of my ActiveRain blog!

Thank you to everyone who clicked on my blog posts throughout 2011. If there are topics you would like to see me write about, please let me know!!!