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League City Houses – What’s Up With Brittany Lakes Subdivision
62 single family homes sold in Brittany Lakes this year so far. There were 77 at this time last year The downward shift may be in large part due to dwindling builder inventory. Last year according to MLS stats, there were 18 new construction homes sold while there were only 5 this year. Keep in mind of course that not all builder homes make it to the MLS.
The average sales price of a home in Brittany Lakes this year was $196,926 as compared with $205,548 this year. Homes are taking a bit longer to sell as well with an average market time of 87 days this year; 70 last year. The days on market is determined by the number of days between the time a home is listed and the time it has a contract, not the closing. As a general rule, you can add about 30 days to that to get a “drive out” time. The time from the sign going in the yard until the moving truck pulls up.
I haven’t taken the time to calculate it yet but I would be willing to bet money that the number of days to closing has increased with our “new” mortgage market. League City mortgage loans are just taking longer to process these days with the new rules. And, you’re about to see more changes in 2010 so stay tuned. There was a time just a couple of years ago when you could write an offer and close it in as little as 2 weeks. I saw one where the family wrote an offer on a Friday and actually closed it the next Thursday. And it included a mortgage!
You can search for all League City houses on our website. Or check out our free Brittany Lakes House Prices report if you live in the neighborhood and are curious what your home might be worth.
If you’d like, you can give me a jingle (ok it’s the holiday season and I couldn’t resist!) at 281.336.3175 or join me on Facebook at www.Facebook.com/johnthomasduncan
Clear Lake Homes Middlebrook Subdivision Holding it’s Own
The Clear Lake Homes market in Middlebrook seems to be holding up nicely amongst a volitale US real estate market. No big changes to report with 34 closing year to date at an average sales price of $147,019 or $80.29 per square foot. With an average sales price in Clear Lake of $222,000, Middlebrook appeals mostly to first time homebuyers with a great availability of 3 and 4 bedroom homes, mostly single story.
The good news is that you don’t have to pay significantly more than you did last year. The average sales price last year was $145,417. You might have to move a little quicker however with the average market time this year of 45 days. Compare that to 58 last year.
33 homes in Middlebrook sold last year so the market there seems to be on an even keel. Overall the number of single family homes sold in Clear Lake this year is off by 10%. The typical home in Middlebrook has 3 or 4 bedrooms and 2 full baths, a 2 car garage and about 1600 to 2200 square feet.
If you’d like to know more about the Clear Lake homes in Middlebrook, just give me a ring at 281-336-3175 or as always, feel free to search for Clear Lake Homes on our website.
Clear Lake Texas Homes- Pipers Meadow Neighborhood
The Clear Lake Texas Homes market continues it’s spotty numbers in the Pipers Meadow neighborhood. While we’ve seen higher numbers in some neighborhoods like Bay Pointe, Pipers Meadow numbers are down. However prices are up, and market time is one half what it was last year.
Pipers Meadow is one of the areas prime first time homebuyer neighborhoods. It provides easy access to both downtown Galveston and Houston- great for families who need to commute to both. It’s literally 2 minutes from Interstate 45.
Pipers Meadow homes range from about 1,200 square feet to 2,000. A small handful are more. Current price ranges are from the $90’s to about $150k. For the period ending today, 12/7/09, there have been 30 homes. The average home in Pipers Meadow has been selling for 98.1% of list price. The average price has been $123,594 this year. Contrast that to $121,449 last year during this same time frame.
This community boasts a low tax rate of $2.64; one of the lowest in the Clear Lake area.
The number of sales are off by 25%, with 41 homes being sold in Pipers Meadow last year. What’s even more astounding especially in todays economy is the average market time. TWENTY days! Yes, you read that correctly. A home in Pipers Meadow has stayed on the market for less than 3 weeks before being snapped up. This is similiar to another first time homebuyer neighborood; Camino South.
If you’re curious what your Pipers Meadow home may be worth, just request our free Pipers Meadow House Prices report.
Or, search ALL Clear Lake Texas Homes for sale.
Clear Lake Homes Meadowgreen Neighborhood Remains Stable
The Clear Lake Homes market may be down 12% this year, however the
the Meadowgreen neighborhood has held steady with 34 closed homes
through October 31st, 2009. Strangely enough, there were exactly
34 homes sold during that same time frame last year.
Meadowgreen house prices remain relatively stable with an average
sales price this year of $148,657. This compares to $149,297 last
year. The average days on the market is just under 2 months compared
to 64 days in 2008. No big change there.
The number of foreclosures in the area is unchanged as well. 2 of the
34 homes sold in Meadowgreen this year were foreclosures. Same for last
year. Clear Lake as a whole in the last 12 months has had fewer than
3% foreclosures.
Homes in Meadowgreen did sell closer to their listed price last year
at a 98.6% list to sales price ratio while the figure this year is
97%.
Currently there are 11 homes for sale in Meadowgreen; 2 of those are
under contract. That lines up well with the Clear Lake homes market
now as approximately 20% of the homes for sale here are under contract.
Meadowgreen homeowners may want to take advantage of the $6,500 tax
credit available to families who elect to buy another home. Homeowners
must have owned their home for 5 years or more to qualify.
If you own a home in Meadowgreen and are curious what your home may
be worth, you can request our free Meadowgreen house prices report.
Meantime feel free to search ALL Clear Lake homes for sale .
Clear Lake Homes – Camino South Sells Quick This Year
Camino South has been a hot item this year. These Clear Lake homes don’t stay on the shelves long. 33 homes have sold this year but the amazing thing is the number of days on the market. Would you believe 16 days?! It’s no wonder with average sales prices of $123,224. The average home in Clear Lake
sells for a little less than $220,000.
This community might be the perfect place to take advantage of the $8,000 homebuyers tax credit.
Last year during this same time, there were 41 homes sold with an average
sales price of $120,750. Again as typical for the area this year, this
represents a modest gain of a little more than 2%. Homes in Camino South
have also sold for closer to list price at an average of 98.3% as opposed to
last years 97%. That makes perfect sense with the shorter number of days
on the market.
Camino South home sellers paid buyers closings costs on 16 of those 33 sales.
Last year, buyers closing costs were paid on 21 sales. Again, almost exactly
one half of the buyers there had their closing costs paid by the seller. This
is quite often done in cases where homebuyers have the credit to qualify for
a home purchase but lack the necessary funds to close on a home.
Inventory in the Camino South neighborhood is quite low with a total of 9 homes
on the market- 3 of which are pending or under contract.
Search ALL Clear Lake homes.
Clear Lake Homes With an Eye on Bay Pointe
While the overall Clear Lake Homes market has been off by about 12% this year,
the Bay Pointe subdivision has gone against the grain with an increase in
home sales; 24 through October 31st. That beats last year of 19.
By the way to clarify, when I say Clear Lake homes are off this year, I mean
that the numbers are off, not the prices. Prices remain stable- not up, not
down- relatively flat.
The average home sold in Bay Pointe this year was $188,933 compared to $185,413
last year; up just about 2% Contrast that to some parts of the
country and we’ll take it all day long! The number of days on the market
is higher at 50. Last year Bay Pointe homes were on for about
35 days. In 2008, they did sell a little closer to list price with a “list to
sale” ratio of 97.8%. This year the list to sale ratio is 97.2%.
Currently about 20% of the active homes for sale in Clear Lake are under
contract. Bay Pointe is right in line with 2 of the 10 homes currently for
sale having contracts.
It will be interesting to see what the market does with the tax credit
being extended for first time homebuyers. Even more so with the addition of
the $6,500 tax credit for those families who already own and are buying again.
If you own a home in Bay Pointe and are curious what your home may be worth,
you can request our free Bay Pointe house prices report.
Meantime feel free to search ALL Clear Lake homes for sale.
Clear Lake Homes – Bay Glen Numbers Off Year to Date
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Bay Glen- If you own a home in Bay Glen and are selling it, the news is good. It’s a little tougher for buyers right now however as inventories are somewhat off. As of October 31st, there have been 53 sales this year while last year this time, there were 66 last year; even with our friend “Ike.”
Prices are holding their own at an average of $82.42 this year and $81.81 last so a modest increase of a little less than one percent. Homes are spending almost 20% less time on the market with the average number of days to sell a home in Bay Glen of 45 days as compared to 54 last year at this same time.
Seven of the nineteen homes currently on the market in the Bay Glen subdivision are under contract. This is a very good number; especially for this time of year. Keep in mind it’s not unusual for Bay Glen to have 35-40 homes to choose from- not so this year.
You’ll be pleased to note that only 3 sales this year in Bay Glen were foreclosures. Two have closed, and the one at 14515 Circlewood Way is under contract scheduled to close this month.
Contrary to popular belief, less than 5% of the homes for sale in the Clear Lake area are foreclosures. That number is higher in most of Houston.
The bill for the $8,000 tax credit extension is waiting for President Obama’s signature. This would allow first time homebuyers (as well as those who have not owned a home in 3 yrears) to receive a tax credit of $8,000. In addition the bill would allow current homeowners who’ve owned their home for 5 or more years to qualify for a $6,500 tax credit. We’ll see how it shakes out.
Search Clear Lake Homes
Clear Lake Homes – Focus on Northfork
Year to date, there have been 23 homes sold in the Northfork neighborhood ranging from $174,500 to $280,000. The average sales price was $225,749 as compared to $220,118 last year. This represents a modest gain in these Clear Lake homes for 2%. Interestingly there were 35 homes in Northfork sold last year so the number of homes is down considerably. Days on Market is down as well at 49 compared to 61 last year at this same time.
Search all the homes for sale in Clear Lake
Free report on Northfork house prices
Clear Lake Texas Real Estate – Focus on Brookwood
The numbers seem to be getting a little better in the Clear Lake Texas real estate market.
Last year in the Brookwood subdivision of 904 single family homes, there were 14 home sales in the first 2 quarters. This year there were 22. And prices of Brookwood homes are actually UP! That’s great news for Brookwood homeowners. The average sales price last year was $267,000 while this year the average sales price was $277,869.
The average number of days on the market has remained fairly constant at 60 days last year and 62 this one.
My best guess is that this year will end up significantly better than last due to our Mr IKE. Yeah, I know…the year’s not over yet but I can certainly hope this year is not a repeat. At least I hope not. The last quarter of 2008 really tanked.
The Brookwood neighborhood was built in 1988 through 1994 by 3 primary builders; David Weekley Homes, Perry Homes and Village Builders. Homes range from a little over 1,800 feet for the smaller patio homes to over 3,700 square feet. Homes typically have 4-5 bedrooms with a small handful of 2 or 3 bedroom homes (mostly patio homes). Brookwood homes generally have 2 – 3 full baths and one to two half baths.
You can see Brookwood homes for sale here. If you own a home in Brookwood, be sure and check out our Brookwood house prices report.
See also Clear Lake House Prices.
Clear Lake Texas Real Estate – Focus on Bay Glen
Bay Glen Homes
Sales in Bay Glen have started off with a BANG this year. Finally!
The average turnover in Clear Lake is a little over 6%, meaning that in any given year, 6 out of every 100 single family homes will sell. Last year in Bay Glen, that number was 70 out of the 1,389 existing homes in Bay Glen, or 5.0%.
In the first 2 quarters of 2009, there have been 47 Bay Glen homes sold. Contrast that to 36 in that same time period last year. Average market time is a bit longer at 59 days whereas last year, it was taking 46 days. Keep in mind that the days on the market is defined as the date an acceptable offer is received on the home and not the “drive out” time. Add about 30 days and you have the average length of time from the sign going in the yard, till the moving truck pulls up. Read the rest of this entry »
