Shadow Brook By Woodland Homes (paid, premium, about)

[Elizabeth_G]

I have sold new and resale Woodland homes and the experience has been a fairly good one. No complaints from me

My only suggestion would be to get YOUR own Realtor. The on site agents represent the builder. Their job is to get the builder the highest price possible. They do NOT have your best interests in mind, legally. They pay the buyers agent, so you have nothing to loose.

I just pulled the comps since Jan. 1, '09. Seems as if they have had major price reductions, which is a good thing! Now priced in the 90's per square foot. There are 2 existing homes on the market...one is far below the neighborhood average. I would consider looking at that, for a bit of "instant equity" if there is such a thing these days There is also a foreclosure. Including those, the average price per square foot for Active listings is $92 per foot. For solds since Jan. 1 '09 the average price per square foot is $104. This also includes a foreclosure that sold for 81.92 per foot. Wow, 2 foreclosures already....hummmmm.

Best of luck to you!

[jdbiron]

Thanks for the advice. We are looking at their "Village Series" homes which are 100 - 104 per square foot in shadow brook. I'd be interested in seeing the homes that are selling @ 92 per square foot as that sounds like a bargain for them.

The on site agent assured me that he would have my interests in mind as well and that he gets a fixed fee $5K but i was still leaning towards using a real estate agent who had helped us a little over a year ago (even though we found out we really couldn't afford a home at the time she was still extremely helpful)

[Mawoods]

I second and third Elizabeth's advice. GET YOUR OWN AGENT!!!!!!!! Do not depend on the seller's agent to have YOUR interest. Get one that is one that is honest and fights for you. Good luck!

[HB2HSV]

WOW.. going from $104/sq ft to $92/sq. ft represents a 12% reduction in price in less than one year. Thanks for the data, Elizabeth.

[ionlife]

My experience with Woodland Homes, the product, is good. The house is great, the construction is solid, and our punch list was addressed in a timely manner (for the most part). We have no complaints about the home, the neighborhood etc. I do agree with Mawoods--get your own agent. Do not rely on the seller's agent at all. That agent is not working for you.

I have been very happy with my choice and recommended WH till August 09. I also let the agent tour people through our home because I am very happy with my product. However, the CC&R problem is a sticky one and until our neighborhood is free of this issue, I cannot in all good conscience recommend the neighborhood without adding the codicil that the CC&R issues are not resolved. If buyers can live with that and buy, it is their choice.

We have seen some Reductions in price, but the houses are smaller and the standard features are not the same as ours (read Bruce hardwood floors vs. hand finished on site wood floors). There have not been any short sales or foreclosures in the WP section of the neighborhood, but I can't speak for Villages.

Given that situation, I'd be sure to read and reread all the CC&R, and ask for them up front, IN WRITING. Don't just look at the website. And makes sure you know, in writing, what the dues are. You live in the area (35757) so I'm sure you have heard about WH and their rep from other people.

Good luck.

[Diffy Q]

Have you considered a Benton Home? They have an A+ rating from the Northern Alabama BBB. Their on-site sales agents are among the most professional I have ever met. They will answer your questions in a courteous and timely manner. Also, the quality of the houses is very impressive. Benton builds a better house than many of the builders in NoVa. They do a slab foundation but will do a crawlspace as an option.

Whatever builder you buy from, go in with representation. The on-site sales agents are not your friend. And remember, verbal assurances are not binding in real estate transactions.

[gsp4ever]

Originally Posted by jdbiron

The on site agent assured me that he would have my interests in mind as well and that he gets a fixed fee $5K but i was still leaning towards using a real estate agent who had helped us a little over a year ago (even though we found out we really couldn't afford a home at the time she was still extremely helpful)

Things may have changed in the last few years but our friends ended up paying 9% commission on the Woodland Home they had built in Walden. 3% for each of the agents that worked for WH (at the time) and 3% to the owner of the company. They did not use an outside realtor, just worked with the agent at the model home. They really do like their home but I'll quote the husband as saying, "they pretty much overcharge for everything".

I'm guessing things are different in today's climate.

[Elizabeth_G]

Originally Posted by gsp4ever

Things may have changed in the last few years but our friends ended up paying 9% commission on the Woodland Home they had built in Walden. 3% for each of the agents that worked for WH (at the time) and 3% to the owner of the company. They did not use an outside realtor, just worked with the agent at the model home. They really do like their home but I'll quote the husband as saying, "they pretty much overcharge for everything".

I'm guessing things are different in today's climate.

Surely not??? Maybe I need to go work on site for WH, lol. Typically, the seller pays the commission. (Well, it's figured into the sale price). Maybe they misunderstood? If notl...I hope they kissed them first!

[Elizabeth_G]

Originally Posted by jdbiron

Thanks for the advice. We are looking at their "Village Series" homes which are 100 - 104 per square foot in shadow brook. I'd be interested in seeing the homes that are selling @ 92 per square foot as that sounds like a bargain for them.

The on site agent assured me that he would have my interests in mind as well and that he gets a fixed fee $5K but i was still leaning towards using a real estate agent who had helped us a little over a year ago (even though we found out we really couldn't afford a home at the time she was still extremely helpful)

Call the agent that helped you last year They would love you for it and WILL have your best interest in mind. LEGALLY, the listing agent can do one of 3 things: Represent the seller, become a dual agent and represent both (who's side is the dual agent on when something goes wrong? Both! Not my first choice as a buyer) or work as a facilitator (meaning they can not advise you). It will cost you nothing to have your own agent...seller pays it. The commission is already figured in to the sales price. Call the agent that helped you last year!!!! YOUR agent will show you all of the comps, good and bad. Your agents job is to get you the best deal possible and keep your best interest in mind at ALL times. Your agent will negotiate and handle any and all issues that may arise, from the Home Inspection, repairs, warranty issues, etc. Now, go call that agent, lol!

HBSHSV: My pleasure You know I love my statistics! I make my Engineer hubby so proud, tee hee.

[gsp4ever]

Originally Posted by Elizabeth_G

Surely not??? Maybe I need to go work on site for WH, lol. Typically, the seller pays the commission. (Well, it's figured into the sale price). Maybe they misunderstood? If notl...I hope they kissed them first!

Yes, the commission is figured into the sale price and when you have co-listing agents getting in line for their cut it makes the sales price higher. Actually, I have seen the sales data for the house on ValleyMLS (we had a login) so there is no mistake on the percentage.

Again, this was a few years ago and if there are current price reductions due to economic conditions, then practices may have changed but, at the time, WH charged top dollar for everything. Our friends even paid a significant lot premium because their homesite was on the edge of a "nature preserve" that was never to be developed. About 1-2 years later all that land was cleared and a new phase of the subdivision was developed.