Brandon Oaks in Indian Trail (for sale, lease, new home)

[NCDREAMING]

I was searching for homes online in Indian Trail and noticed a ton for sale in Brandon Oaks that looked nice. Is there something wrong with this neighborhood that alot of homes are on sale? Or is it just a large subdivision with alot of homes?

[snowflake]

It is an extremely large sub-division (about 1400 homes). My daughter lives there and it is a great place especially if you have kids. She does know people who are selling, job transfers and also loss of jobs are forcing some to sell. Also like everywhere else a lot of people are realizing that they bought more than they could afford and now can't keep up with it. JMO.

[cball75]

Like snowflake said, that place is HUGE. Lots of people moving in and out all the time. I have friends there and they love it. They are always doing something fun with neighbors and different street events.

[Angie Adams]

Ryan Homes Model. I am putting up my home for sale or rent, whatever comes first next month. It's the Model with Ryan Homes on Spanish Moss Rd near the Harris Teeter. Indian Trail Elemetary if anybody cares. 3600 sqft fully loaded with options.

[CouponJack]

Originally Posted by Angie Adams

Ryan Homes Model. I am putting up my home for sale or rent, whatever comes first next month. It's the Model with Ryan Homes on Spanish Moss Rd near the Harris Teeter. Indian Trail Elemetary if anybody cares. 3600 sqft fully loaded with options.

That home (model) was listed for $410K last year and will take a bath in terms of pricing. You have ALOT of competition in Spanish Moss w/very nice Shea homes. The short sale in the middle of the block (is very nice) which is going for $260K.

I'm curious what you'll list it at so it can sell........

[Angie Adams]

I know I can't sell it for that. Ryan Homes put $140,000 in upgrades in it, incl. irrigation system, intercom, build in cabinets etc. I think I will try what we paid for 2 years ago $389,000, and that's negotiable. Rent around $2200, 1 year lease. I am glad Ryan Homes has left. You can google my name, it's on my home page.

[CouponJack]

Originally Posted by Angie Adams

I know I can't sell it for that. Ryan Homes put $140,000 in upgrades in it, incl. irrigation system, intercom, build in cabinets etc. I think I will try what we paid for 2 years ago $389,000, and that's negotiable. Rent around $2200, 1 year lease. I am glad Ryan Homes has left. You can google my name, it's on my home page.

I'm sorry, but there is no way you're going to get anything near that in today's market and the supply around your home. You are just wasting your time listing it at that price.

Again, Shea homes IN A CUL DE SAC on the other side of Spanish Moss are listed for 60-70K less than that price and they can't even sell. There is new constrcution you are competing with (Shea). You have a home directly across the street from you which is listed for over 100K less. One could talk about all the "upgrades" till the cows come home, but many of those shea homes have upgrades. There is a rosemont in the estates at forest view w/6 bedrooms ON A CUL DE SAC which is listed at 339K. (I'm afraid they won't get near listing price).

The only thing good about your location is that you are walking distance to Harris Teeter.

Please don't be upset about the advice. I'm just trying to be as blunt and honest w/you as possible. If you just putting "feelers" out there, go ahead and list it close to that price, but if you truly want to sell, you're going to have to come back to reality like all the sellers that come through c/d.

[89quattro]

Originally Posted by Angie Adams

... I am glad Ryan Homes has left. ..

Why?

Do you live in the community, and have any issues with them?

[CouponJack]

Originally Posted by 89quattro

Why?

Do you live in the community, and have any issues with them?

there is nothing wrong w/Ryan. They made a business decision and left the development.

Angie is glad in a selfish way because anyone who has their home for sale in BO does not have to face competition from Ryan in new construction. They left the development, so those empty lots are less competition....

However, what she fails to realize is that its a double edge sword. A prospective buyer could come look at her house and say "How do I know a new builder won't keep the development the same way? ...Fear of the unknown..."


Ultimately BO should be fine, but

Be careful what you wish for......

[Angie Adams]

Originally Posted by 89quattro

Why?

Do you live in the community, and have any issues with them?

They were offering all those discounts to new home buyers on the other side of Brandon Oaks before they moved out, which could hurt existing homes. I guess I will be a landlord for a while if things don't pick up in Spring. Ryan Homes is a good Builder, I sold several of them, had them inspected and the report came out fine.