As you drive thru this neighborhood

If you are looking to move into this area, there are only 3 homes for sale at the moment. They range in asking price from $159,900 to $209,900. They have about 1/4 to 1/3 acre of land. These homes have been on the market between 59 to 432 days. They are priced between a mere $81 per square foot to $116.

Recent Sales

There is one home that recently went under contract and is waiting to close. They were asking $249,900. It was built in 2000, has 2182 square feet of living space, and they were at $114/ sq ft when they pended this home.

There were 3 that closed since June of this year. They closed out at $170,000 to $215,000. They were between 1808 to 2147  square feet, and only on the market between 93 to 144 days. Their closed price puts them at $93 to $107 per sqft.

Turnberry Lake is just off Hwy 241,

There are 5 homes for sale if you want to live here. They range in age from 2005 to 2011. They range in heated space between 2488 to 4421. They are asking between $314,900 to $599,000. They have been on the market from 97 to 404 days, and their price per square foot runs between $132 to $147.  These homes have many upgrades.

There are four homes that are under contract waiting to close. They were built between 2005 and 2007. They were asking between $285,000 and $799,000 before they went under contract, which puts them about $120 to $184 per square foot.

There are 2 that have closed since June of this year. They were 2293 and 3228 square feet. They were built in 2005 and 2006. They were sold at $284,500 (or $124/sq ft) and $399,900  (or $115/ sq ft). They were only 124 and 101 days on the market before they went under contract.

If you have not had the pleasure of driving on Millhopper Road

Market Activity

As of this writing, there are 33 homes for sale along this road.

They come with at least .33 acres to a whopping 4.03 acres and range in living area from 1,244 to 4,889 square feet. Their ages vary from 1976 to 2008.

The  asking prices have a huge range, starting at only $185,000 going up to $1,290,000. These homes have been on the market between 14 days to almost a year. The asking price per square foot runs from $61 to $286.

If you do happen to end up buying in this area, you wont be disappointed with the birds, trees, and wild life that surrounds the area.

Recent Sales

Six homes have recently been sold and are waiting to close. The land measure is between  .33 to 1.07 acre. The buildings are between 1411 to 4028 square foot, and they had been on the market from 52 to 406 days before they went under contract. Their asking  prices ranged from $236,000 to $645,000, with price per square foot being $94 to $137 . We wont know the sale price until they are closed. Most closings happen with 30 days of the contract date.

There were 8 sales in this area since June of this year. The lot sizes ranged from .4 to 1.73 acres. Their square foot (heated and cooled) ranted from 1953 to 3856. The years built were 1977 to 2004. They closed at $236,000 to $645,000, being on the market 52 to 406 days. And their price per square foot ranged from $94 to $406. Depending on the subdivision along this road, you can have more modest smaller homes and lots, to acres with large estates. You pick!

Union Street Station is a unique building ahead of its time when it was built in 2000.

Some of the finest restaurants and greatest boutiques in Gainesville are found on the ground floor. The second floor is cluttered with office space… Many suits pass thru these halls on a daily basis.

The third and fourth floors are only for the residents. This area is secured and unless you have a pass code or key, you wont be entering  this area. The large central courtyard is a nice space to relax, get to know your neighbors, and cook up a storm on the community grill.

Real Estate Market Update

There is one condo available for sale as of this writing. It is a smaller condo – 998 sq ft. They are asking $187,000. This comes out to approx. $187/ sq ft. It has been on the market for 131 days.These are all condos, some are 1 story and most are 2 story.

There is another townhome that went under contract recently waiting for the process to close. It is approx 1831 sq ft. They were asking $219,000. We wont know the sold price until after it is closed. It was only on the market 79 days before it went under contract. The asking price per sq ft was $119.

There were 2 that closed since June 1 of this year. They were 1107 and 1823 sq ft. They closed out at $173,000 and $205,000. They sat on the market 47 and 337 days before going under contract. And their price per square foot is $156 and $112.

Vital Center of Gainesville

The best part of living here, is not that you get to watch all the activity below nor that  the Hippodrome is so close… It is that you can get a buzzer from your favorite restaurant and take it back to your home while you wait for a table.  It will buzz right there in your condo.  Imagine – no more standing in line with the rest of us.

Click here for a virtual Neighborhood Tour.

Tioga Homes for Sal

They range in age from 1999 to 2007. They range in heated and cooled square foot from 2044 to 4250. Their asking price ranges are $269,000 to $660,000.

The median asking $/sqft of homes for sale now is $148 – about $12/sqft more than the homes above sold for and $20 higher than the resale homes.

There are 3 homes under contract waiting to close. They range in age from 2003 to 2006. Their heated and cooled space ranges are 2030 to 3104. The asking prices ranged between $278,500 to $464,912.  The actual sale prices won’t be revealed until these sales are finalized and are recorded at the courthouse.

Closed Sales in Tioga

There were 5 homes that sold this year. They ranged between 2005 and 2011 in age, and from 2442 to 4523 in heated and cooled space. They were asking between $305,000 to $735,697.

In Town of Tioga there is about a 6 month supply of inventory.

Homes that sold were priced very close to market value when they were listed (only 4% higher), most of them sold within 3 months of going on the market. They closed from a low of $119/sqft to a high of $174/sqft – if we exclude new homes the prices went as high as $153/sqft and the median was $128/sqft. This is what buyers are paying and is very relevant to the market value of existing homes – keep in mind that the higher cost homes were brand new construction and adjust for that.

The homes that were withdrawn/expired recently aren’t significantly out of line with the prices or sizes of the sold homes. What does stand out is that they have been on the market much longer – most of them over 6 months. There was obviously something about these homes that buyers didn’t like, so even though they are priced similarly to the comps there is a money issue with these homes – it seems like they are overpriced and/or they need work done to make them more attractive.

The lot size, location, and upgrades play a big part in the values in Tioga. There are a lot of differences on those grounds in there, and prices will reflect that.