April Newsletter

April 2012 Newsletter                     Here’s What’s Happening in Oakleigh Farms

ACTIVE: 3795 S Mallard Ln—on cul-de-sac, nearly 2 acres, private backyard with view of woods, stocked fishing pond, 1745 stone barn. $625,000. On the market for 49 days

4700 Twinbrook Cir—5 bedrooms, 3.5 baths, finished basement, 2 acres.  Started at $749,900. Reduced to $699,900. On the market for 285 days.

4765 Twinbrook Cir—5 bedrooms, 3.5 baths, 5th bedroom on main floor with full bath, in-ground pool and hot tub. Listed for $785,000. On the market 95 days.

PENDING: 4690 Twinbrook Cir.— 5 bedrooms, 4 full and 2 half baths, gourmet kitchen, finished basement with media room, deck and large paver patio. Started at $812,900. Reduced to $769,900. On the market for 121 days.

3795 S Mallard Ln—on cul-de-sac, nearly 2 acres, private backyard with view of woods, stocked fishing pond, 1745 stone barn. $625,000. On the market for 24 days.

4630 Twinbrook Cir. - 5 bedrooms, 4 full baths, hardwoods, ceramic tile, hot tub, finished basement, fireplace, sprinklers, electronic fence.  Started at $799,900.  Reduced to $724,998 Last priced at $669,000.  On the market 880 days.

JUST SETTLED: None

In Buckingham Woods:

SETTLED:  4648 Frost Ln— 5 bedrooms, 2.5 baths, patio, deck with custom lighting, pond views. $799,900 pending for 19 days.

3569 Byron Dr—A Morgan, 4 bedrooms, 4.5 baths, gourmet kitchen, large deck. Had an agreement, but came back on mkt. Originally $849,999, last price $789,900.  Settled for $752,500. On the market for 234 days.

What buyers are looking for in 2012

You would think that buyers would be thrilled with lower prices AND GREAT rates but they want MORE.  Those great ingredients don’t necessarily translate into confidence that prices won’t continue to drop.  They want three things and three things only:

A good value.  Condition.  Location.

You can thank HGTV and House hunters for some of this.  Buyers are watching other buyers from around the world pick the house that is in great condition, at the lowest price and the best location.  MOST buyers do not want to deal with contractors so even if you price your home without granite and updated bathrooms, they’ll pass it up if they can, or they’ll kill you with price if they have to do the work.  Everyone is afraid they might lose their jobs.  They’re looking for a place to settle down where the mortgage, taxes, utilities and upkeep won’t kill them. They want something where the mortgage, taxes, utilities and upkeep won’t kill them.  They are looking for PRICE, CONDITION, LOCATION.  You can’t change your location—but you have total control over your price and your condition.