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Absolutely agree.
Here's a house I would be interested in if it were not overpriced by $99,000:
430 Kali Ct, Palm Harbor, FL 34683
4 beds/3 baths/2 Car Garage/2803 sqft $599,000
Why would I say it's overpriced at $599,000 ?
According to comps, the house across the street:
441 Kali Ct, Palm Harbor, FL 34683
3,345 sqft / 3 car garage /.32 acre lot
SOLD 1/15/2015 for $635,000
SOLD at $189 per sqft
Now back to 430 Kali Ct:
2803 sqft, 2 car garage, .16 acre
So:
2803 sqft * $189 = $529,767
subtract 1 car garage (15k ?)
subtract for 1/2 the size lot (15k ?)
Looking at it rationally, it looks like a $500,000 house based upon a recent
comp that sold directly across the street 3 months ago. I'll wait some more.
Not sure if you understand how appraisals are done or have seen one before but if you use $/sq.ft, which rarely appraisers do, that would include all the corrections.
Normally, the corrections are done for each individual features (square foot, swimming pool, fire place, etc.). For example, if I use your number, the correction for house size goes like this (3345-2803)* ($30 to $40/sq.ft), which gives about a 16K to 22K correction to subtract from the COMP. Then correcting for house size, the house you are looking at would have a value of 613k to 619K. Then you apply other corrections such as lot size and so on to get to the final number. Of course, the final market value would be what a willing buyer pays, logical or otherwise.
ETA: If I use your estimation on garage and lot size (total of 30K), I would then have a range of 583K to 589K. That doesn't look like $500K you came up with.
All of those areas listed have a lot more potential than suitcase city ever could have... apples and oranges
Are you joking? Most of Temple Terrace is downright dangerous except for the area South of Fletcher, North of Busch and East of 56th street... the rest of the city is downright a crime ridden dump
Aside from the ad-hominem attack, your point may be valid as an urban planner or developer, but not to someone you are asking to buy into an area which probably will not change significantly in the entire period they will own a particular property. And in this day and age, that's asking a LOT...
And it's CLEARLY not happening here
Let me ask you something, do you even LIVE here?? You seem blissfully ignorant of some areas
The very things you say about apples were said about oranges before they were turned into lemonade. Your negativity is neither significant nor even interesting, but rather dull. That you wouldn't venture whatever capital might be at your disposal, certainly you've the manners of a tycoon, as an American pioneer but would rather remain safely huddled in whatever comfort you've found for yourself is your freedom to enjoy.
You've obviously not a clue as to what you are talking about with regard to Temple Terrace. All the stats show currently and consistently that crime is much lower than not only the national average there but even compared to much more moneyed areas here such as Hyde Park and that the level of educational attainment in Temple Terrace is quite high. You haven't a shred of evidence to back up your inane assertions.
Here shows city-data (I think I screenshot these last year--so they might need be updated) stats on the education level there, particularly noted is your voiced area of concern being W of 56th--showing such nonsense on your part...
Here's some crime stats (I don't recall when I screenshot that)
TT
compared to Tampa
Those are just what are in my photobucket file. There might be more current numbers available.
The town of Temple Terrace itself W of 56th S of Busch extends only about two blocks and that area is perfectly acceptable living.
Here's a typical street scene south of Busch, W of 56th
Here's another shot typical of that residential area.
And all of these Temple Terrace homes are also W of 56th, in the area you refer to in your bigoted fashion as "hood", immediately adjacent to USF.
Hood, you say? You seem to get great pleasure out of being wrong. That's not ad hominem. It is observation.
I don't doubt that TT is a great place, but comparing any one small suburb's crime stats or area with the whole city of Tampa stats is pretty irrelevant.
Last edited by DUNNDFRNT; 04-17-2015 at 04:18 PM..
I don't doubt that TT is a great place, but comparing any one small suburb's crime stats or area with the whole city of Tampa stats is pretty irrelevant.
The easy to grab stats don't break down different areas of Tampa as it goes by city, never mind that much of what many consider Tampa is really unincorporated areas of Hillsborough County with merely a Tampa address.
Without fail, every time I've checked over the years, regardless of the period involved (whether the current week or a recent few months, etc.) when comparing similar geographic areas which can be done on crime maps (and I have many of those still in photobucket but would have to search them--anyone could just as easily do their own research or simply search city-data pages for where I've already corrected the past misinformation of similar others about TT on various threads), invariably the police information shows Temple Terrace to be one of the safer area of Tampa Bay, certainly among the more urban areas, as being directly next to one of the largest universities in the country and just 20 minutes from downtown hardly qualifies TT as what most think of as being suburbia.
And I've checked the area relative to Carrollwood, relative to Hyde Park, relative to various areas of St. Pete, and elsewhere. Each time Temple Terrace shows to be the area of lesser crime. And that's not just true of crime which affects pretty much everyone, everywhere, but also that is true of some of the most heinous of crimes such as sex offenders. I'd done an entire thread which I will bump to tie to this. But for ready reference it is this thread Where do the SEX OFFENDERS live? and here is a quote of my post from that showing how safe is Temple Terrace compared to other areas of Tampa Bay (stats as of date of that posting)...
Quote:
Originally Posted by housingcrashsurvivor
Stats via City-data dated April 06, 2014
The ratio of number of residents in Port Richey to the number of sex offenders is 34 to 1
The ratio of number of residents in Brooksville to the number of sex offenders is 53 to 1
The ratio of number of residents in Homosassa to the number of sex offenders is 58 to 1
The ratio of number of residents in St Petersburg zip code 33714 to the number of sex offenders is 80 to 1
The ratio of number of residents in Zephyrhills to the number of sex offenders is 95 to 1
The ratio of number of residents in Dade City to the number of sex offenders is 98 to 1
The ratio of number of residents in Dover to the number of sex offenders is 109 to 1
The ratio of number of residents in New Port Richey to the number of sex offenders is 117 to 1
The ratio of number of residents in Seffner to the number of sex offenders is 128 to 1
The ratio of number of residents in St Pete zip code 33701 to the number of sex offenders is 157 to 1
The ratio of number of residents in Tampa Heights & Downtown zip code 33602 to the number of sex offenders is 166 to 1
The ratio of number of residents in San Antonio to the number of sex offenders is 175 to 1
The ratio of number of residents in Riverview to the number of sex offenders is 178 to 1
The ratio of number of residents in Thonotosassa to the number of sex offenders is 182 to 1
The ratio of number of residents in Hudson to the number of sex offenders is 188 to 1
The ratio of number of residents in Sarasota to the number of sex offenders is 192 to 1
The ratio of number of residents in Wesley Chapel to the number of sex offenders is 198 to 1
The ratio of number of residents in Lakeland to the number of sex offenders is 211 to 1
The ratio of number of residents in Bradenton to the number of sex offenders is 218 to 1
The ratio of number of residents in St Pete zip code 33705 to the number of sex offenders is 224 to 1
The ratio of number of residents in Seminole to the number of sex offenders is 234 to 1
The ratio of number of residents in Ybor City zip code 33605 to the number of sex offenders is 247 to 1
The ratio of number of residents in Plant City to the number of sex offenders is 249 to 1
The ratio of number of residents in Valrico to the number of sex offenders is 256 to 1
The ratio of number of residents in University & Lake Carroll zip code 33612 to the number of sex offenders is 291 to 1
The ratio of number of residents in Gibsonton to the number of sex offenders is 292 to 1
The ratio of number of residents in Tampa to the number of sex offenders is 293 to 1
The ratio of number of residents in Progress Village/Palm River-Clair Mel zip code 33619 to the number of sex offenders is 297 to 1
The ratio of number of residents in Clearwater to the number of sex offenders is 319 to 1
The ratio of number of residents in East Lake-Orient Park zip code 33610 to the number of sex offenders is 312 to 1
The ratio of number of residents in Old Seminole H/Lowry/Egypt zip code 33604 to the number of sex offenders is 332 to 1
The ratio of number of residents in Seminole Heights zip code 33603 to the number of sex offenders is 349 to 1
The ratio of number of residents in Holiday to the number of sex offenders is 353 to 1
The ratio of number of residents in St. Pete zip code 33713 to the number of sex offenders is 356 to 1
The ratio of number of residents in St Pete zip code 33709 to the number of sex offenders is 360 to 1
The ratio of number of residents in Hernando County to the number of sex offenders is 389 to 1
The ratio of number of residents in Wimauma zip code 33598 to the number of sex offenders is 409 to 1
The ratio of number of residents in Odessa to the number of sex offenders is 420 to 1
The ratio of number of residents in Citrus County to the number of sex offenders is 442 to 1
The ratio of number of residents in Largo to the number of sex offenders is 444 to 1
The ratio of number of residents in Pasco County to the number of sex offenders is 451 to 1
The ratio of number of residents in Lutz to the number of sex offenders is 474 to 1
The ratio of number of residents in South Tampa zip code 33616 to the number of sex offenders is 489 to 1
The ratio of number of residents in Spring Hill to the number of sex offenders is 493 to 1
The ratio of number of residents in Pinellas Park to the number of sex offenders is 537 to 1
The ratio of number of residents in Hillsborough County to the number of sex offenders is 544 to 1
The ratio of number of residents in St Pete zip code 33702 to the number of sex offenders is 544 to 1
The ratio of number of residents in Beverly Hills to the number of sex offenders is 545 to 1
The ratio of number of residents in Pinellas County to the number of sex offenders is 547 to 1
The ratio of number of residents in Gulfport to the number of sex offenders is 558 to 1
The ratio of number of residents in St Pete zip code 33703 to the number of sex offenders is 559 to 1
The ratio of number of residents in Hernando Beach to the number of sex offenders is 562 to 1
The ratio of number of residents in St Pete Beach zip code 33708 to the number of sex offenders is 599 to 1
The ratio of number of residents in Land O' Lakes to the number of sex offenders is 617 to 1
The ratio of number of residents in Florida to the number of sex offenders is 644 to 1
The ratio of number of residents in Apollo Beach to the number of sex offenders is 668 to 1
The ratio of number of residents in St Pete zip code 33704 to the number of sex offenders is 684 to 1
The ratio of number of residents in St Pete zip code 33710 to the number of sex offenders is 771 to 1
The ratio of number of residents in Belleair Bluffs to the number of sex offenders is 717 to 1
The ratio of number of residents in Redington Beach to the number of sex offenders is 737 to 1
The ratio of number of residents in Tarpon Springs to the number of sex offenders is 758 to 1
The ratio of number of residents in Oldsmar to the number of sex offenders is 791 to 1
The ratio of number of residents in Dunedin to the number of sex offenders is 855 to 1
The ratio of number of residents in South Tampa zip code 33611 to the number of sex offenders is 874 to 1
The ratio of number of residents in Parrish to the number of sex offenders is 887 to 1
The ratio of number of residents in Drew Park/Egypt zip code 33614 to the number of sex offenders is 889 to 1
The ratio of number of residents in Fish Hawk zip code 33547 to the number of sex offenders is 1,004 to 1
The ratio of number of residents in Bay Pines to the number of sex offenders is 1,011 to 1
The ratio of number of residents in Kenneth City to the number of sex offenders is 1,069 to 1
The ratio of number of residents in Suitcase City & Lake Magdalene zip code 33613 to the number of sex offenders is 1,070 to 1
The ratio of number of residents in Hyde Park zip code 33606 to the number of sex offenders is 1,117 to 1
The ratio of number of residents in Carrollwood zip code 33625 to the number of sex offenders is 1,103 to 1
The ratio of number of residents in Redington Shores to the number of sex offenders is 1,219 to 1
The ratio of number of residents in Treasure Island to the number of sex offenders is 1,235 to 1
The ratio of number of residents in Indian Rocks Beach to the number of sex offenders is 1,279 to 1
The ratio of number of residents in Sun City zip code 33573 to the number of sex offenders is 1,291 to 1
The ratio of number of residents in Safety Harbor to the number of sex offenders is 1,312 to 1
The ratio of number of residents in Belleair to the number of sex offenders is 1,352 to 1
The ratio of number of residents in Bloomingdale/Brandon zip code 33511 to the number of sex offenders is 1,420 to 1
The ratio of number of residents in Madeira Beach to the number of sex offenders is 1,438 to 1
The ratio of number of residents in Brandon to the number of sex offenders is 1,465 to 1
The ratio of number of residents in Town N Country zip code 33615 to the number of sex offenders is 1,497 to 1
The ratio of number of residents in South Tampa zip code 33609 to the number of sex offenders is 1,576 to 1
The ratio of number of residents in South Tampa zip code 33629 to the number of sex offenders is 1,641 to 1
The ratio of number of residents in Indian Shores to the number of sex offenders is 1,763 to 1
The ratio of number of residents in Palm Harbor to the number of sex offenders is 1,832 to 1
The ratio of number of residents in Temple Terrace to the number of sex offenders is 2,270 to 1
The ratio of number of residents in Westchase zip code 33626 to the number of sex offenders is 2,649 to 1
The ratio of number of residents in Tierra Verde to the number of sex offenders is 3,537 to 1
The ratio of number of residents in South Pasadena to the number of sex offenders is 5,526 to 1
The ratio of number of residents in Trinity to the number of sex offenders is 5,661 to 1
The ratio of number of residents in New Tampa zip code 33647 to the number of sex offenders is 5,933 to 1
(Note: Higher values mean more residents per sex offender)
I don't doubt that TT is a great place, but comparing any one small suburb's crime stats or area with the whole city of Tampa stats is pretty irrelevant.
Not only that-how many people live west of whatever street that the stat is showing. I am always wary of such stats. This is more for entertainment than any serious decision that I would make on. Key statistics would be extremely sensitive to sample size to say the least.
Not only that-how many people live west of whatever street that the stat is showing. I am always wary of such stats. This is more for entertainment than any serious decision that I would make on. Key statistics would be extremely sensitive to sample size to say the least.
Yet another ridiculous attempt at unwarranted ridicule.
The only place I pointed out west of any street , in direct response, it should be noted, to a nonsense comment concerning west of that particular street is on the PhD attainment which shows the area quite high in educational attainment and quite to the contrary of the allegation, regardless of population.
But even if your complaint is that a specific area was selected (again, in response to that very same specific area being in error called out), your point is moot because the stats also show that overall, in PhD attainment, the city of Temple Terrace in its entirety ranks right between Washington DC and Boston in the educational level of their populations in this catagory, which is not too shabby a showing.
And for the attainment of Master's, the city of Temple Terrace, in overall population, not sectioning out any area, is right up there with Carrollwood just below Tampa Palms.
So your complaint as to sample size, since the stats show a percent of population, and the categories show the entire town, is meaningless. Have a nice day.
Not sure if you understand how appraisals are done or have seen one before but if you use $/sq.ft, which rarely appraisers do, that would include all the corrections.
Normally, the corrections are done for each individual features (square foot, swimming pool, fire place, etc.). For example, if I use your number, the correction for house size goes like this (3345-2803)* ($30 to $40/sq.ft), which gives about a 16K to 22K correction to subtract from the COMP. Then correcting for house size, the house you are looking at would have a value of 613k to 619K. Then you apply other corrections such as lot size and so on to get to the final number. Of course, the final market value would be what a willing buyer pays, logical or otherwise.
ETA: If I use your estimation on garage and lot size (total of 30K), I would then have a range of 583K to 589K. That doesn't look like $500K you came up with.
It's pretty clear to me after reading many of your posts that most of your statements are highly irrational in terms of evaluating housing values. To claim a value of $30-$40 per square foot to establish home value is absurd and it shows all of the other readers how ridiculous your claims are.
Everyone (and I mean everyone) knows that when comping a house you pick 3 other recent home sales in the same neighborhood with same build quality and determine an average cost per sqft as a baseline to determine if the house you are considering is priced correctly. Then you add or subtract for differences in lot size, number of garage stalls, or a pool.
In my example, I was also probably being overly conservative in that the value of a double lot is probably worth considerably more than $15,000 extra. Which only strengthens my contention that the house is extremely overpriced compared to the recent comp sale across the street. A .16 acre lot in Palm Harbor close to the Gulf is probably worth in the ballpark of $100k while a double lot is probably worth $200k. I think most readers will agree that my statements are much closer to reality than yours.
Not only that-how many people live west of whatever street that the stat is showing. I am always wary of such stats. This is more for entertainment than any serious decision that I would make on. Key statistics would be extremely sensitive to sample size to say the least.
Quote:
Originally Posted by housingcrashsurvivor
Yet another ridiculous attempt at unwarranted ridicule.
The only place I pointed out west of any street , in direct response, it should be noted, to a nonsense comment concerning west of that particular street is on the PhD attainment which shows the area quite high in educational attainment and quite to the contrary of the allegation, regardless of population.
But even if your complaint is that a specific area was selected (again, in response to that very same specific area being in error called out), your point is moot because the stats also show that overall, in PhD attainment, the city of Temple Terrace in its entirety ranks right between Washington DC and Boston in the educational level of their populations in this catagory, which is not too shabby a showing.
And for the attainment of Master's, the city of Temple Terrace, in overall population, not sectioning out any area, is right up there with Carrollwood just below Tampa Palms.
So your complaint as to sample size, since the stats show a percent of population, and the categories show the entire town, is meaningless. Have a nice day.
If the shoe fits..
Last edited by GulfCoastGuy; 04-18-2015 at 11:38 AM..
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