Cambridge Townhomes in Sandy Springs? (Roswell: for sale, real estate, apartments) - Atlanta - Georgia (GA) - City-Data Forum

Go Blue 99 · 07-18-2007, 09:42 AM

Anyone have any comments on the Cambridge Townhomes in Sandy Springs? They are located off Exit 6, across the street from Blue Heron Golf Course. They were built by Centex in 2004/2005, and typically have 3 beds/3.5 baths, granite kitchen, 1 car garage, and ~1700 sq foot.

The pictures look nice, but a few things puzzle me. First of all, there are 15 units for sale. Not sure how big the community is, but 15 seems very high to me. Also, the prices range from $245k-$285k. This seems low to me for a fairly new townhouse in Sandy Springs (most are well over $300k). Would you consider these things red flags?

EyesToTheSkies · 07-19-2007, 07:48 AM

Quote:

Originally Posted by Go Blue 99

First of all, there are 15 units for sale. Not sure how big the community is, but 15 seems very high to me. Also, the prices range from $245k-$285k. This seems low to me for a fairly new townhouse in Sandy Springs (most are well over $300k). Would you consider these things red flags?

Most condominium/townhome communities have at least 10% of their homes actively for sale on the market. This is considered healthy for the community. This community was built in 2004. I'm guessing that some of the owners have 3-yr arm mortgages (very popular over the last few years), and it's time to refinance or sell.

As far as pricing, these homes sold in the low $200s in 2004. Since appraisers tend to stay within townhome/condo communities when making their appraisals, higher price points above the average 3-6%/yr. appreciation won't work.

Go Blue 99 · 07-19-2007, 09:42 PM

I have a few follow-up real estate questions.

1) All of these units generally have the same floor plan & similar prices. How do you decide which of the 15 to seriously look at? If I want to look at them in person, am I going to have to set up appointments with real estate agents for each individual home?

2) Many of the units have been on the market for more than 100 days (1 is more than 200 days). Would it be realistic to expect 5-7% off the asking price?

thanks!

lastminutemom · 07-19-2007, 09:59 PM

Get your own realtor and have them make the arrangements to show you the units. You can ask them to show you the nicest or the ones that you can get the best deal.

I would think that you could get at least 5-7 percent off if not more. On one of those flip this house type shows the other night (I think TLCs but maybe A&E or HGTV) -- it was a recent one set in ATlanta and it said that homes in ATL are selling for 10 to 20 percent below listing. No idea if this is true.

EyesToTheSkies · 07-20-2007, 08:10 AM

I agree with lastminutemom's post. You should contact a real estate agent to represent you and show you the best of the best homes within the community. A real estate agent representing you can give you pricing information and negotiate on your behalf for the best price.

Moving2ATL · 12-17-2007, 07:26 PM

I realize this was posted a long time ago but I'm curious to see if anyone else is familiar with this community. Prices have dropped and there are still a significant number of homes for sale (par for the course in today's market I guess). The gate doesn't ever seem to be working here and I wondered if they are having problems with the HOA. Does anybody know or have first hand experience with this place?

daimara · 12-09-2009, 10:43 PM

Yes Maintenance is always needed for the gate. If there is a storm the gate goes out, if it rains the electrical burns out. The apartments are pretty inside but very cheaply built. The plumbing is horrible you hear gurgling when the toilets flush behind the walls. The internal building material is very cheap; you can tell that they threw the apartments up quick everything fabricated. The complex is very quiet, not children friendly at all the house association is very strict about children wouldn't recommend a family with children. Down the street the apartments seems to attract a different crowd a lot of fighting at night kind of scary you could hear the noise in your Townhouse.

daimara · 12-09-2009, 10:46 PM

10scoachrick · 12-11-2009, 01:42 PM

So, daimara, you woke up a two-year-old thread to post your experience. Shame the place isn't well run/maintained but it comes as no surprise from my watching them build back during my Blue Heron golf days. It looked obvious that the quality wasn't high-end, that's for sure. Funny how complexes play out. Back in '80 or so, that rough-sawn townhome communtiy up the road at Northridge and Roswell Rd(sort of behind the strip of car repair places and storage units) looked very nice, quite upscale at the time. It started to go downhill fast and never recovered. I'm sure glad I rented in that area and didn't buy one of those units. Contrast that with Grogan's Bluff and Huntcliff just within a mile or so. Good luck with your situation.

looking4homes579 · 01-09-2010, 02:29 PM

I'm sorry to see some of the comments; my husband and I looked at one of the homes in this neighborhood and really liked it.

Do you know anything about what kind of demographic lives in the neighborhood - age, renters, family/singles? Is there a lot of crime in the area or is it pretty safe? Is the HOA very involved in the neighborhood?