Need info for Foxfield/Walden Preserve (Huntsville, Madison: days on market, for sale, city hall)

[BrutusFan96]

I am currently looking at purchasing a home in either of these communities. However, the pricing in both seems to be a bit high. I have read older posts that Woodland seems to be discounting specs more in the Foxfield subdivision, but that there is also some room for negotiating in Walden Preserve as well.

My questions:

Does anyone know avg. DOM for homes in both communities? Price per square foot for recent sales in the subdivisions? Recent sales for both in last six months?

It seems that there is a lot to choose from in the 400K+ range. It just seems that what is on valleymls is priced high...or maybe not. Any help would be appreciated.

It would be nice to have access to recent sales data....are there any local sites for this info? The county appraiser website does not have any of this...only tax and current valuations. I thought that home sales data was public information as well.

[Charles]

Originally Posted by BrutusFan96

It would be nice to have access to recent sales data

Does anyone know avg. DOM for homes in both communities?
It would be nice to have access to recent sales data....
I thought that home sales data was public information as well.

Price per square foot for recent sales in the subdivisions?
It would be nice to have access to recent sales data....
I thought that home sales data was public information as well.

Recent sales for both in last six months?
It would be nice to have access to recent sales data....
I thought that home sales data was public information as well.

The NAMLS thought it would be in your best interests not to provide these data...besides, who really looks at data anyway? Data, schmata. They would rather you consult with them, personally.

Here's what you should do:

Don't sign anything.

Find a realtor, in fact find a couple realtors (preferably the biggest opponents to providing the addresses), that voted against providing addresses. Have them send you all the addresses you want. Use their information, make them do a ton of work, hustle, chase things down, go to city hall, the county office, wait in lots of lines, etc. Pick a few addresses (pick some in really scary neighborhoods), ask them to find out the square footage of the laundry room, hot water temperature, number of window panes on the east side of the house, distance in feet from the nearest fire hydrant, the trunk diameter of the property's third largest tree, etc.

Don't sign anything.

Then, when you're ready to buy, say thanks and sign up with a realtor that voted for providing addresses.

[Elizabeth_G]

LOL @Charles. Behave! (FYI: I think addresses SHOULD be displayed, but that's another story). I don't think you are being fair to MANY great agents.

BrutusFan96: I pulled ALL sales since January '09. Currently, in Walden Preserve there are 5 active listings. 4 are new, 1 is a resale. The average price per square foot on the new homes is $127 per foot, with a high of $133 per foot and a low of $121. The existing home is $131 per foot.

SOLD price per square foot since January '09 has been $131 and $135 a foot...there was a resale for $124 per foot. 3 solds, total. Average Days on market has been 131 days...with a low of 17 days and a high of 322 days, for solds.

Foxfield: There are currently 4 homes for sale, with an average price per sq. foot of $128.53. Low is $122 and high is $133.

Only one has sold since Jan. '09 and it sold for $541,300, which made it $129 per square foot. Days on market was 42.

As of today, there are currently 41 homes that are on the market between $400,000 and $600,000 here in Madison. I entered "new and under construction" as my search criteria. This does NOT include existing homes.

Last time I figured absorption rates (inventory levels) we had a 2 years supply in that price range. Haven't checked in the past week or so, but I"m sure that is close.

Hope this helps

[Mawoods]

Also remember that price per square footage is not always a good indicator. You can have a box for very little. Look at what the builder puts in as upgrades and doesn't charge. Look at such things as quality of tile and how much, flooring, location, even little things such as coordinated fixtures and epoxy on the garage floor and a key pad outside or even how much landscaping and size of it is included. We probably paid more per square footage but by the time we added up all the things we wanted it wasn't much difference. Our builder even had a lifetime guarantee on the mold prevention in the crawl space included. Also we feel like we got real quality. Also get an inspector before you close. No matter who is the builder. Good luck.

[BrutusFan96]

Thanks so much for the info. It is a great time to buy, but I am just trying to be extra cautious until this housing market stabilizes to some degree.

[BrutusFan96]

Do you all think it is still somewhat risky buying in a subdivision with so many undeveloped lots? At the going rate (as far as sales), it could take years to finish it (Foxfield) out completely. The reason for this question is that when I first moved here, I looked at the fairly new Carriage Hill subdivision, and it looks as if it has been abandoned somewhat. That seems like a "scary" situation for any homeowner, especially at that price point.

[Elizabeth_G]

BrutusFan96...I would hate to say not to buy, but at the same time I would be a bit cautious in saying yes as well.

Woodland Homes, from what I gather, is in good shape financially. Do I have anything to back that up? No. I would delve deeper if I were you, to ensure their ability to continue carrying the lots. Reputation is decent. I have sold new Woodlands homes and existing. Experience was good for the most part. I LOVE Foxfield. They have some of the best lots around, in my opinion. I do see our market starting to turn and do think we are trending upwards, but that can change, as we have all witnessed.

My concern would be length of time in your home. If you know for certain that you will be in that home for 4 years or longer, I'd be more apt to say go for it. If your job is uncertain or you transfer out frequently, I'd go existing, hands down. The thought of resale in a new community is daunting, to say the least.

The up side to being in a new subdivision is that a builder may offer a few incentives to the first few homeowners to get the subdivision going. Since Foxfield is so large, I would think they will have some fairly decent price increases heading our way, when we are back in full swing. Many times builders are wary to reduce their homes, which will pull down comps. You could always ask for upgrades at no charge: fencing, etc. It's a win-win for both parties then.

Carriage Hill is a different "feel" community, I think. With the steep lots, etc., it is a hard sell for families with small children, or people that don't want steps. I love the views and the rear alley ways. Great curb appeal on most of the homes as well. A builder or 2 got caught up in the market down turn, sadly.

Currently, there are 69 homes for sale in Madison, between $400,000 and $600,000. (new construction and existing). I have seen several AMAZING deals lately. A few in Clifts Cove and Highland Lakes...great prices. The list versus sales price were incredible.

Comps show the average sale price year to date has been $120 per foot. As of today, there have been 34 close.

Hope I am not confusing you

[Elizabeth_G]

Mawoods: AMEN! Your advice is right on. It is very important to compare apples to apples.

[BAMA GRITS]

Same concerns here, but over in the Hampton Cove area. Read a few of the posts for the thread below, discusses unfinished subdivisions and developers changes.


http://www.city-data.com/forum/hunts...g-smaller.html

[BAMA GRITS]

Forgot to mention, be aware Walden Preserve Subdivision is connected to both the Lexington and Liberty Subdvisions through the Village At Walden Preserve Subdivsion.

I mention this becaue of the article in the Huntsville Times a few days back. Some issues occuring on Freedom Way which is part of the Lexington and Liberty Subdivisions.

I do not know anyone living in that area, so someone else maybe able to provide information on the subdivisions.



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