Weekly Brambleton Real Estate Update for 6/29/09 to 7/5/09

Quick Summary

New Listings: 4 (-4)

Under Contract: 5 (+3)

Sold: 1 (-4)

(Change from previous week.)

Introduction

If you have any questions concerning buying or selling in Brambleton or in Northern Virginia, feel free to call me at 703-401-0571 or email me.  If you are considering a short sale, you can vist my short sale blog  VirginiaShortSaleExpert.com.

As of today 7/6/2009, there are 45 active listings (-3) in MLS and 22 homes (-1) under contract in last 30 days.  This gives us an absorption rate of 2.0 which better than last week's rate of 2.1.  This is the lowest absorption rate since I've been tracking it since 2008.  Here's the breakdown of the active listings:

24 New Constructions (-1) , 14 Traditional Resales (+1),  0 Foreclosure (0) and 7 Short Sales (-4).

New

4 new listings came out during the period of 6/29/09 to 7/5/09.

Single Family

1. Miller & Smith Rhapsody. 23396 GARDENWALK DR. $520,795. (New Construction)

2. Miller & Smith Rhapsody. 23386 HIGBEE LN.  $532,835. (New Contruction) 

3. Beazer Farnham. 42771 CONQUEST CIR. $550,000.

4. Beazer Ashley. 23085 RED ADMIRAL PL. $569,000.

Under Contract

According to MLS, 5 homes went under contract this past week.

Condo

1. Summerfield Como. 22769 FOUNTAIN GROVE SQ. $149,900. DOMM/DOMP: 2/2. (Short Sale)

2. Summerfield Milano. 42481 ROCKROSE SQ #101. $169,000. DOMM/DOMP: 5/5.

3. Centex Aspen. 22801 SETTLERS TRAIL TER. $299,900.  DOMM/DOMP: 44/44.

Single Family

1. Beazer Bentley.  42879 CONQUEST CIR. DOMM/DOMP: 5/5. (Short Sale)

2. Centex Carlson. 22818 ARBOR VIEW DR. $629,900. DOMM/DOMP: 83/83. (Short Sale)

Sold

According to MLS, 1 home settled this past week.

Format:  Model. Address. Sold Price - Subsidy = Net Price. DOMM/DOMP.

Townhouse

1. Miller & Smith Merlin. 23456 TWIN FALLS TER. $396,720 - $10,000 = $386,720. DOMM/DOMP: 38/38. (New Construction) 

Scheduled to Have Settled Between 6/29 to 7/5 But Not Yet Settled

1. Beazer Chancery. 42505 Cortez Ter. List Price: $349,888.  DOMM/DOMP: 6/6. (Short Sale)

2. Miller & Smith Merlin. 23431 TWIN FALLS TER. List Price: $373,710. (New Construction)

3. Stanley Martin Elden III. 42635 EXPLORER DR. List Price: $430,000. (Short Sale)

Conclusion

Nothing new.  The absorption rate since I've been tracking.  Also, be on the look out for Q2 summary soon.

Disclaimer: Information is deemed reliable but not guaranteed.  MLS data was used which means For Sale By Owner information may have not been included. All homes entered as comps (e.g. new construction) were removed as well.  MLS data is subject to human errors such as agents entering wrong values. This is not an appraisal but purely for informative purposes only. If you spot an error, please email me.

Weekly Brambleton Real Estate Update for 6/22/09 to 6/28/09

Quick Summary

New Listings: 8 (+1)

Under Contract: 2 (-4)

Sold: 5 (+3)

(Change from prior week.)

Introduction

If you have any questions concerning buying or selling in Brambleton or rest of Northern Virginia, feel free to call me at 703-401-0571 or email me.  

As of today 6/30/2009, there are 48 active listings (+2) in MLS and 23 homes (+3) under contract in last 30 days.  This gives us an absorption rate of 2.1 which better than last week's rate of 2.3.  Here's the breakdown of the active listings:

25 New Constructions (+4) , 13 Traditional Resales (+1),  0 Foreclosure (-1) and 11 Short Sales (0).

New

8 new listings came out during the period of 6/22/09 to 6/29/09.

Condo

1. Summerfield Como. 22769 FOUNTAIN GROVE SQ. $149,900 (Short Sale, Under Contract)

2. Summerfield Milano. 42481 ROCKROSE SQ #101. $169,000. (Short Sale)

3. Summerfield Verona. 22761 FOUNTAIN GROVE SQ. $209,000. 

Townhouse

1. Beazer Chancery. 42493 CORTEZ TER. $415,000. 

Single Family

1. Stanley Martin Frost. RINGNECK PL. $444,990. (New  Construction)

2. Miller & Smith Rhapsody. 23396 GARDENWALK DR. $520,795. (New Construction)*

3. Miller & Smith Rhapsody. 23386 HIGBEE LN.  $532,835*

4. Beazer Farnham. 42771 CONQUEST CIR. $550,000.*

5. Beazer Ashley. 23085 RED ADMIRAL PL. $569,000.*

6. Beazer Bentley. 42879 CONQUEST CIR. $609,900

7. Beazer Avery/Bently(?). 23086 MERIWEATHER CT. $619,900.

8. Gulick Winthrop. 23092 OGLETHORPE CT. $890,000.

*These homes came on the market after 6/29/09 so they should be mentioned in next week's update.

Under Contract

According to MLS, 2 homes went under contract this past week.

Condo

1. Summerfield Como. 22769 FOUNTAIN GROVE SQ. $149,900. DOMM/DOMP: 2/2. (Short Sale)*

2. Summerfield Milano. 42481 ROCKROSE SQ #101. $169,000. DOMM/DOMP: 5/5. (Short Sale)*

3. Summerfield Sienna. 42481 ROCKROSE SQ #302. $185,000. DOMM/DOMP: 175/175. (Short Sale)

Townhouse

1. Centex Walden. 22946 ROSE QUARTZ SQ. $330,148.  DOMM/DOMPP: 18/18. (Foreclosure)*

2. Beazer Chancery. 42468 LEGACY PARK DR. $415,000. DOMM/DOMP: 7/7. 

*These homes went under contract after 6/29 so they belong in next week's update.

Sold

According to MLS, 5 homes settled this past week.

Format:  Model. Address. Sold Price - Subsidy = Net Price. DOMM/DOMP.

Townhouse

1. Centex Stratton. 42417 BOWDITCH SQ. $303,500 - $9,105 = $294,395. DOMM/DOMP: 19/19. (Foreclosure)

2. Miller & Smith Merlin. 23456 TWIN FALLS TER. $396,720 - $10,000 = $386,720.  DOMM/DOMP: 38/38. (New Construction)

Single Family

1. Stanley Martin Ballou III. 23084 PECOS LN. $481,000 - $3,500 = $487,500.  DOMM/DOMP:   4/4. (Foreclosure)

2. Beazer Devlin. 42774 CONQUEST CIR. $471,000 - $10,000 = $461,000.  DOMM/DOMP: 8/55. (Foreclosure)

3. Miller & Smith Clara Bow. 23252 HICKOX DR. $586,842 - $17,605 = $569,237. DOMM/DOMP: 80/80.

Conclusion

Nothing new.  2009 Q2 summary is coming soon.  Be on the lookout. 

Disclaimer: Information is deemed reliable but not guaranteed.  MLS data was used which means For Sale By Owner information may have not been included. All homes entered as comps (e.g. new construction) were removed as well.  MLS data is subject to human errors such as agents entering wrong values. This is not an appraisal but purely for informative purposes only. If you spot an error, please email me.

Weekly Brambleton Real Estate Update for 6/15/09 to 6/21/09

Quick Summary

New Listings: 7 (+5)

Under Contract: 6 (-1)

Sold: 2 (0)

(Change from prior week.)

Introduction

As of today 6/24/2009, there are 46 active listings (+1) in MLS and 20 homes (0) under contract in last 30 days.  This gives us an absorption rate of 2.3 which slighlty worse than last week's rate of 2.2.  Here's the breakdown of the active listings:

21 New Constructions (-3) , 12 Traditional Resales (0),  1 Foreclosures (+1) and 11 Short Sales (0).

New

7 new listings came out during the period of 6/15/09 to 6/21/09.

Condo

1. Summerfield Milano. 42481 ROCKROSE SQ #101. $169,000.* 

2. Summerfield Verona. 22761 FOUNTAIN GROVE SQ. $209,000. (Short Sale)*

3. Summerfield Florence. 22664 BLUE ELDER TER #204. $230,000. 

4. Centex Logan. 42571 HIGHGATE TER #27I. $269,990. (New Construction)

5. Centex Archer. 22727 BEACON CREST TER #24I. $302,450. (New Construction)

6. Beazer Vail. 42603 CARDINAL TRACE TER #10J. $318,900.*

7. Centex O'Hare. 42573 HIGHGATE TER #27J. $324,990. (New Construction)

Townhouse

1. Beazer Chancery. 42468 LEGACY PARK DR. $415,000. (Under Contract)

Single Family

1. Stanley Martin Frost. RINGNECK PL. $444,990. (New Construction)

2. Beazer Avery(?). 23086 MERIWEATHER CT. $619,000. (Short Sale)*

3. Centex Princeton. 42898 CONQUEST CIR. $650,000. (Short Sale, Under Contract)

*These listings came on the market on 6/22/09 so technically it belongs in next week's update.

Under Contract

According to MLS, 6 homes went under contract this past week.

Condo

1. Summerfield Napoli. 42435 HOLLYHOCK TER #302. $205,000. DOMM/DOMP: 99/99.

2. Beazer Aspen. 22746 VERDE GATE TER.  $279,000. DOMM/DOMP: 216/216. (Short Sale)

Single Family

1. Centex Walden. 22946 ROSE QUARTZ SQ. $330,148. DOMM/DOMP: 18/18. (Foreclosure)

2. Stanley Martin Ballou III. 42571 GOOD HOPE LN. $435,000. DOMM/DOMP: 25/240. (Short Sale)

3. Centex Porter. 42572 SWALLOWTAIL WAY. $499,000. DOMM/DOMP: 3/3.

4. Centex Princeton. 42898 CONQUEST CIR. $650,000. DOMM/DOMP: 1/1.

Sold

According to MLS, 2 homes settled this past week.

Format:  Model. Address. Sold Price - Subsidy = Net Price. DOMM/DOMP.

Townhouse

1. Centex Stratton. 42417 BOWDITCH SQ. $303,500 - $9,105 = $294,395. DOMM/DOMP: 19/19. (Foreclosure)

Single Family

2. Miller & Smith Clara Bow. 23252 HICKOX DR. $586,842 - $17,605 = $569,237. DOMM/DOMP: 80/80.

Conclusion

Nothing new.  This is the best time to sell if you're thinking about selling. 

Disclaimer: Information is deemed reliable but not guaranteed.  MLS data was used which means For Sale By Owner information may have not been included. All homes entered as comps (e.g. new construction) were removed as well.  MLS data is subject to human errors such as agents entering wrong values. This is not an appraisal but purely for informative purposes only. If you spot an error, please email me.

Brambleton Weekly Real Estate Update for 6/8/09 to 6/14/09

Quick Summary

New Listings: 2 (-3)

Under Contract: 7 (+5)

Sold: 2 (-1)

(Change from prior week.)

Introduction

May Loudoun County home stats are out.

Number of Sold Homes in May 2009: 438

Number of Sold Homes in May 2008: 511

Difference: -14.3%

Number of Listings in May 2009: 2,338

Number of Listings in May 2008: 3,486

Difference: -32.9%

Average Sales Price in May 2009: $366,294

Average Sales Price in May 2008: $398,041

Difference: -8.0%

Inventory is down significantly compare to last year.  Although sales are down 14.3% from last year, the market is busy as ever.  Pretty much all good listings are getting multiple contracts.   It's really nothing new if you have been following my blog.  Numbers just confirm what I have been saying.  Now back to my weekly update.

As of today 6/16/2009, there are 45 active listings (-3) in MLS and 20 homes (-2) under contract in last 30 days.  This gives us an absorption rate of 2.2 which is same as last week's rate of 2.2.  Here's the breakdown of the active listings:

21 New Constructions (-3) , 12 Traditional Resales (0),  1 Foreclosures (+1) and 11 Short Sales (0).

New

According to MLS, there were 2 new listings.

Condo

1. Summerfield Napoli. 42435 HOLLYHOCK TER #202. $212,000. (Short Sale)

2. Centex O'Hare. 42573 HIGHGATE TER. $324,990. (New Construction)*

Single Family

1. Centex Porter. 42572 SWALLOWTAIL WAY. $499,000. 

*This listing came on the market on 6/15/09 so technically it belongs in next week's update.

Under Contract

According to MLS, 7 homes went under contract this past week.

Condo

1. Summerfield Como. 42459 ROCKROSE SQ. DOMM/DOMP: 142/106. $159,900. (Short Sale)

2. Centex Logan. 42625 HIGHGATE TER. DOMM/DOMP: 5/5. $279,000. 

Single Family

1. Centex Middleton. 42535 MAGELLAN SQ. DOMM/DOMP: 5/5. $315,000.

2. Centex Courtland. 42536 MAGELLAN SQ. DOMM/DOMP: 24/24. $334,900. 

3. Stanley Martin Ballou III. 23085 PECOS LN.  DOMM/DOMP: 61/61. $499,845. (Short Sale)

4. Miller & Smith Clara Bow. 42743 CHATELAIN CIR.  DOMM/DOMP: 52/52. $589,225. (New Construction)

5. Miller & Smith Clara Bow. 23191 HALES TRACE DR. DOMM/DOMP: 321/321. $649,920. (New Construction)

Sold

According to MLS, 2 homes settled this past week.

Format:  Model. Address. Sold Price - Subsidy = Net Price. DOMM/DOMP.

Townhouse

1. Beazer Chancery. 42438 REDSTONE TER. $412,500 - $0 = $412,500. DOMM/DOMP: 5/5.)

Single Family

1. Stanley Martin Elden III. 42635 EXPLORER DR.  Not Yet Closed. List Price: $479,900.  DOMM/DOMP: 4/4.  (Foreclosure)

Conclusion

Nothing new. I do have a Beazer Chancery hitting the market in about a week.  Contact me with any questions.

Disclaimer: Information is deemed reliable but not guaranteed.  MLS data was used which means For Sale By Owner information may have not been included. All homes entered as comps (e.g. new construction) were removed as well.  MLS data is subject to human errors such as agents entering wrong values. This is not an appraisal but purely for informative purposes only. If you spot an error, please email me.

Weekly Brambleton Real Estate Update for 6/1/09 to 6/7/09

Quick Summary

New Listings: 5 (+3)

Under Contract: 7 (+5)

Sold: 3 (-4)

(Change from prior week.)

Introduction

It was a very uneventful week in terms of Brambleton real estate so here we go with this week's update.

As of today 6/10/2009, there are 48 active listings (-1) in MLS and 22 homes (+1) under contract in last 30 days.  This gives us an absorption rate of 2.2 which is better than last week's rate of 2.3.  Here's the breakdown of the active listings:

24 New Constructions (-1) , 12 Traditional Resales (+1),  1 Foreclosures (+1) and 11 Short Sales (-1).

New

According to MLS, there were 5 new listings.

Condo

1. Centex Logan.  42645 HIGHGATE TER. $279,000. (Under Contract)

Townhouse

1. Centex Middleton. 42535 MAGELLAN SQ. $315,000. 

2. Centex Stratton.  22946 ROSE QUARTZ SQ. $330,148. (Foreclosure)

Single Family

1. Winchester Lansdale. 42440 SPRING SPLENDOR DR. $599,900. (New Construction)

2. Centex Carlson. 22766 BROOKSHADE DR. $649,999.

From now on, I will not comment on active listings.  I'll comment on homes under contract or sold.  You can email me and I'll give you my opinion on any active listings. 

Under Contract

According to MLS, 7 homes went under contract this past week.

Condo

1. Summerfield Como. 42459 ROCKROSE SQ. $159,900. DOMM/DOMP: 142/106. (Short Sale)

2. Centex Logan. 42625 HIGHGATE TER. $279,900. DOMM/DOMP: 5/5. 

Townhouse

1. Centex Courtland.  42536 MAGELLAN SQ.  $334,900. DOMM/DOMP: 24/24.

2. Beazer Chancery. 42479 GREENSIDE DR. $390,000.  DOMM/DOMP: 48/0. (Short Sale)

3. Beazer Chancery. 22946 OLYMPIA DR. $500,000. DOMM/DOMP: 12/12. (Short Sale)

Single Family

1. Miller & Smith Fannie Ward. 23362 HIGBEE LN. $472,320. DOMM/DOMP: 203/203. (New Construction)

2. Gulick Vincent. 23044 MINERVA DR. DOMM/DOMP: 97/97. (Short Sale)

Sold

According to MLS, 3 homes settled this past week.

Format:  Model. Address. Sold Price - Subsidy = Net Price. DOMM/DOMP.

Condo

1. Summerfield Como. 42435 GOLDENSEAL SQ. $129,000 - 0 = $129,000. DOMM/DOMP: 85/85. (Foreclosure)

Single Family

1. Stanley Martin Elden. 42635 EXPLORER DR.  Not Yet Closed. List Price: $430,000.  DOMM/DOMP: 13/13. (Short Sale)

2. Gulick Townsend. 23043 PARKVIEW DR.  Not Yet Closed. List Price: $665,000.

 DOMM/DOMP: 25/25. (Foreclosure)

Conclusion

Nothing new. I do have Beazer Chancery townhome coming on the market late this month.   Contact me with any questions.

Disclaimer: Information is deemed reliable but not guaranteed.  MLS data was used which means For Sale By Owner information may have not been included. All homes entered as comps (e.g. new construction) were removed as well.  MLS data is subject to human errors such as agents entering wrong values. This is not an appraisal but purely for informative purposes only. If you spot an error, please email me.

Weekly Brambleton Real Estate Update for 5/25/09 to 5/31/09

Quick Summary

New Listings: 2 (-1)

Under Contract: 2 (-5)

Sold: 7 (+3)

(Change from prior week.)

Introduction

End of month updates are very informative since more closings take place at the end of the month than any other time.   We had 7 homes that closed or should have closed.  The sold price gives us a good insight into what the market is doing.  Due to low inventory and the urgency to buy before school starts, buyers are paying premium for the right properties.  Every offer that I've been submitting lately has been in a multiple contract scenario.  This is true even for short sales.  As you read the update, feel free to contact me anytime.  Here we go with the update.

As of today 6/2/2009, there are 49 active listings (+1) in MLS and 21 homes (-2) under contract in last 30 days.  This gives us an absorption rate of 2.3 which is worse than last week's rate of 2.1.  Here's the breakdown of the active listings:

25 New Constructions (-1) , 11 Traditional Resales (+2),  0 Foreclosures (-1) and 13 Short Sales (0).

New

According to MLS, there were 2 new listings.

Condo

1. Summerfield Florence. 42539 MAYFLOWER TER #201. $200,000. (Short Sale) 

Townhouse

1. Centex Walden. 22992 FOX FIRE TER. $359,900. 

Single Family

1. Centex Carlson. 22766 BROOKSHADE DR. $649,999. *

*This listing should be mentioned in next week's update since it was listed after 5/31/09.

Under Contract

According to MLS, 2 homes went under contract this past week.

Single Family

1. Stanley Martin Frost. 23106 BRONSTEIN LN. $449,900. DOMM/DOMP: 125/0. (New Construction)

2. Gulick Vincent. 23044 MINERVA DR. $799,900. DOMM/DOMP: 97/97. (Short Sale)*

This home was orginally purchased for $1,334,843 in July 2005.  It was once listed for $1,450,000.   Now it's a short listed at $799,900 and liked sold lower than the list price.

Sold

According to MLS, 7 homes settled this past week.

Format:  Model. Address. Sold Price - Subsidy = Net Price. DOMM/DOMP.

Condo

1. Beazer Aspen. 22631 SETTLERS TRAIL TER. $245,500 - $0 = $245,500. DOMM/DOMP: 53/169. (Foreclosure)

Townhouse

1. Beazer Chancery. 42481 CORTEZ TER. LP: $380,000. Not Yet Closed, Scheduled 5/30/09. DOMM/DOMP: 14/14. (Short Sale)

Single Family

1. Miller & Smith Fannie Ward. 23372 GARDENWALK DR. LP: $452,096. Not Yet Closed, Scheduled 5/31/09. DOMM/DOMP: 34/34. (New Construction)

2. Beazer Chelsea II. 2826 CONQUEST CIR. LP: $459,900. Not Yet Closed, Scheduled 5/31/09. DOMM/DOMP: 29/29. (Short Sale)

3. Stanley Martin Eliot. 42494 MERIDIAN HILL DR. $485,000 - $500 = $484,500. DOMM/DOMP: 92/92. (New Construction)

4. Gulick Townsend. 22962 LOIS LN. $650,000 - $10,000 = $640,000. DOMM/DOMP: 8/8. (Foreclosure)

5. Gulick Winthrop. 42743 MIRROR POND PL. $1,002,500 - $0 = $1,002,500. DOMM/DOMP: 171/171.*

*This is the first million dollar resale since 2005!  I had lost hope for million dollar listings but this is definitely encouraging.  So do I expect more homes to sell for million+?  Not really.  I expect more million dollar short sales in the coming years.  A good example is 23044 MINERVA DR (Gulick Vincent) which was at one time listed at 1.45 million but now under contract while listed at $799,900.  You can visit my short sale blog here.

Conclusion

Nothing new.  If you didn't know, mortgage rates jumped almost at least .75% in the last few weeks.  So if you were getting a mortgage for $500,000, your mortgage payment would be around $233 more per month.  Also buyers are paying premium for the right properties right now so if you want to sell, you should sell now.   Contact me with any questions.

Disclaimer: Information is deemed reliable but not guaranteed.  MLS data was used which means For Sale By Owner information may have not been included. All homes entered as comps (e.g. new construction) were removed as well.  MLS data is subject to human errors such as agents entering wrong values. This is not an appraisal but purely for informative purposes only. If you spot an error, please email me.

Weekly Brambleton Real Estate Update for 5/18/09 t 5/24/09

Quick Summary

New Listings: 3 (-1)

Under Contract: 7 (+3)

Sold: 4 (+1)

(Change from prior week.)

Introduction

As of today 5/19/2009, there are 48 active listings (-3) in MLS and 23 homes (+1) under contract in last 30 days.  This gives us an absorption rate of 2.1 which is much better last week's rate of 2.3.  Here's the breakdown of the active listings:

26 New Constructions (-1) , 9 Traditional Resales (+1),  0 Foreclosures (-1) and 13 Short Sales (-2).

Inventory is at all time low right now.   It's the first time in few years that we did not have any foreclosure listing in Brambleton!  This will be short lived however.  There is a second wave of foreclosures headed to the market so we will definately see more in the future. 

New

According to MLS, there were 3 new listings.

Condo

1. Summerfield Florence. 42539 MAYFLOWER TER #201. $200,000. (Short Sale)

2. Beazer Aspen. 22801 SETTLERS TRAIL TER. $324,900. 

Townhouse

1. Beazer Chancery. 22946 OLYMPIA DR. $500,000. (Short Sale)

Under Contract

According to MLS, 6 homes went under contract this past week.

Condo

1. Beazer Aspen. 42669 HOLLYHOCK TER. $259,900. DOMM/DOMP: 96/96. (New Construction) 

Townhouse

1. Centex Stratton. 42475 MALACHITE TER. $314,900. DOMM/DOMP: 8/8. (Short Sale)

2. Beazer Chancery. 2505 CORTEZ TER. $349,888. DOMM/DOMP: 6/6. (Short Sale)

Single Family

1. Beazer Devlin. 42774 CONQUEST CIR. $499,900. DOMM/DOMP: 8/55. (Foreclosure)

2. Centex Fulton. 42681 EMPEROR DR. $549,000. DOMM/DOMP: 0/95. (Short Sale)

3. Miller & Smith Clara Bow. 23252 HICKOX DR. $574,500. DOMM/DOMP: 80/80. 

Sold

According to MLS, 4 homes settled this past week.

Format:  Model. Address. Sold Price - Subsidy = Net Price. DOMM/DOMP.

Condo

1. Summerfield Verona. 42463 HOLLYHOCK TER. $200,000 - $0 = $200,000. DOMM/DOMP: 182/182. (Short Sale)

Townhouse

1. Miller & Smith Merlin. 23420 SPICE BUSH TER. $310,000 - $0 = $310,000. DOMM/DOMP: 92/92. (Short Sale)

2. Beazer Chancery. 42471 GREENSIDE DR. $365,000 - $10,950 = $354,050. DOMM/DOMP: 5/5. (Foreclosure)

Single Family

1. Beazer Chelsea II. 42819 CONQUEST CIR. $475,000 - $10,000 = $475,000. DOMM/DOMP: 6/6. (Short Sale)

3 short sales and 1 foreclosure!

Conclusion

Nothing new.  Inventory keep dropping.  

Disclaimer: Information is deemed reliable but not guaranteed.  MLS data was used which means For Sale By Owner information may have not been included. All homes entered as comps (e.g. new construction) were removed as well.  MLS data is subject to human errors such as agents entering wrong values. This is not an appraisal but purely for informative purposes only. If you spot an error, please email me.