Opinion requested on 92104 South Park Area – please

[jpinpb]

Rebecca’s has the BEST scones. Cool place.

But as someone else pointed out, some places for sale on Commonwealth backing canyons are bigger and have a lower PPSF. So I guess the moral of this story is you can have a tiny house on a canyon and as long as it’s priced under 500k, then you can ask a higher PPSF.

As much as I like it, I just can’t justify it. I just don’t have that kind of jack to say money is no object and I don’t care if I overspend. Frustrating. I didn’t buy during to bubble b/c I’m cautious w/my money. Then I see this and I feel like I’m in some time machine back to 2005. Only you have to qualify and put some money on the line this time around.

[urbanrealtor]

As someone who does pretty much all my business in that pocket, I think the asking range is spot-on.

The area of comparability is best bounded by 30th on the west, 805 on the east and northeast, 15 on the southeast, University on the north, and Ash on the south.

In that area, there have been 26 2br/1ba houses less than 1000 sqft on the market in the last 6 month.

Of those, 8 have closed escrow.

The mean closing price is about $425,000.

Here is a CMA:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1955407183&s=SND&t=SND&g=1

Here are the listings in detail:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1323884317&s=SND&t=SND

As a buyer’s agent I would try to knock the price down but that particular type of product in that area consistently sells in that range.

The property is neither over nor under based on current data.

Caveat:
Current data (stuff that has closed) does not include stuff that is about to close or is in escrow now.

[urbanrealtor]

As someone who does pretty much all my business in that pocket, I think the asking range is spot-on.

The area of comparability is best bounded by 30th on the west, 805 on the east and northeast, 15 on the southeast, University on the north, and Ash on the south.

In that area, there have been 26 2br/1ba houses less than 1000 sqft on the market in the last 6 month.

Of those, 8 have closed escrow.

The mean closing price is about $425,000.

Here is a CMA:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1955407183&s=SND&t=SND&g=1

Here are the listings in detail:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1323884317&s=SND&t=SND

As a buyer’s agent I would try to knock the price down but that particular type of product in that area consistently sells in that range.

The property is neither over nor under based on current data.

Caveat:
Current data (stuff that has closed) does not include stuff that is about to close or is in escrow now.

[urbanrealtor]

As someone who does pretty much all my business in that pocket, I think the asking range is spot-on.

The area of comparability is best bounded by 30th on the west, 805 on the east and northeast, 15 on the southeast, University on the north, and Ash on the south.

In that area, there have been 26 2br/1ba houses less than 1000 sqft on the market in the last 6 month.

Of those, 8 have closed escrow.

The mean closing price is about $425,000.

Here is a CMA:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1955407183&s=SND&t=SND&g=1

Here are the listings in detail:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1323884317&s=SND&t=SND

As a buyer’s agent I would try to knock the price down but that particular type of product in that area consistently sells in that range.

The property is neither over nor under based on current data.

Caveat:
Current data (stuff that has closed) does not include stuff that is about to close or is in escrow now.

[urbanrealtor]

As someone who does pretty much all my business in that pocket, I think the asking range is spot-on.

The area of comparability is best bounded by 30th on the west, 805 on the east and northeast, 15 on the southeast, University on the north, and Ash on the south.

In that area, there have been 26 2br/1ba houses less than 1000 sqft on the market in the last 6 month.

Of those, 8 have closed escrow.

The mean closing price is about $425,000.

Here is a CMA:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1955407183&s=SND&t=SND&g=1

Here are the listings in detail:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1323884317&s=SND&t=SND

As a buyer’s agent I would try to knock the price down but that particular type of product in that area consistently sells in that range.

The property is neither over nor under based on current data.

Caveat:
Current data (stuff that has closed) does not include stuff that is about to close or is in escrow now.

[urbanrealtor]

As someone who does pretty much all my business in that pocket, I think the asking range is spot-on.

The area of comparability is best bounded by 30th on the west, 805 on the east and northeast, 15 on the southeast, University on the north, and Ash on the south.

In that area, there have been 26 2br/1ba houses less than 1000 sqft on the market in the last 6 month.

Of those, 8 have closed escrow.

The mean closing price is about $425,000.

Here is a CMA:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1955407183&s=SND&t=SND&g=1

Here are the listings in detail:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1323884317&s=SND&t=SND

As a buyer’s agent I would try to knock the price down but that particular type of product in that area consistently sells in that range.

The property is neither over nor under based on current data.

Caveat:
Current data (stuff that has closed) does not include stuff that is about to close or is in escrow now.

[jpinpb]

UR – since you seem well-acquainted w/the area, do you think that price range entices buyers that were borrowed from the future w/the tax incentives? Do you think it’s at all possible that maybe the prices may adjust a little lower now that the 8k credit is gone and the 10k dwindling and potential more inventory to emerge?

Not trying to argue w/you, so don’t get me wrong. Just trying to figure out if I got it for 400k, if I’m looking at the possiblity of being upside-down in a few months. I mean, you say the price is about right in today’s market.

Also, just checking this address on Redfin they’re coming back w/these prices ranges:

Zillow: Low – 300,685 High – $398,310
E-appraisals: Low – $243,423 High – $329,337
Cyberhomes: Low – $268,843 High – $343,522

As for the sales comps in the past 6 months, Redfin says:
Range: $202,000 – $525,000
Average: $433/Sq. Ft.
This home at $433/Sq. Ft.: $310,035

Granted, the high is 525k. But sales in the past 6 months were also looking at credits to soften the blow.

The Market Overview on SDL has:
Average PPSF $399
Median PPSF $402

But maybe that’s just the price you pay for being on a canyon, although the canyon homes on Commonwealth are lower PPSF. The other one on Westland was about the same PPSF, but as I said, it was a much bigger house (extra bath)

Thanks for the CMA links.

[jpinpb]

UR – since you seem well-acquainted w/the area, do you think that price range entices buyers that were borrowed from the future w/the tax incentives? Do you think it’s at all possible that maybe the prices may adjust a little lower now that the 8k credit is gone and the 10k dwindling and potential more inventory to emerge?

Not trying to argue w/you, so don’t get me wrong. Just trying to figure out if I got it for 400k, if I’m looking at the possiblity of being upside-down in a few months. I mean, you say the price is about right in today’s market.

Also, just checking this address on Redfin they’re coming back w/these prices ranges:

Zillow: Low – 300,685 High – $398,310
E-appraisals: Low – $243,423 High – $329,337
Cyberhomes: Low – $268,843 High – $343,522

As for the sales comps in the past 6 months, Redfin says:
Range: $202,000 – $525,000
Average: $433/Sq. Ft.
This home at $433/Sq. Ft.: $310,035

Granted, the high is 525k. But sales in the past 6 months were also looking at credits to soften the blow.

The Market Overview on SDL has:
Average PPSF $399
Median PPSF $402

But maybe that’s just the price you pay for being on a canyon, although the canyon homes on Commonwealth are lower PPSF. The other one on Westland was about the same PPSF, but as I said, it was a much bigger house (extra bath)

Thanks for the CMA links.

[jpinpb]

UR – since you seem well-acquainted w/the area, do you think that price range entices buyers that were borrowed from the future w/the tax incentives? Do you think it’s at all possible that maybe the prices may adjust a little lower now that the 8k credit is gone and the 10k dwindling and potential more inventory to emerge?

Not trying to argue w/you, so don’t get me wrong. Just trying to figure out if I got it for 400k, if I’m looking at the possiblity of being upside-down in a few months. I mean, you say the price is about right in today’s market.

Also, just checking this address on Redfin they’re coming back w/these prices ranges:

Zillow: Low – 300,685 High – $398,310
E-appraisals: Low – $243,423 High – $329,337
Cyberhomes: Low – $268,843 High – $343,522

As for the sales comps in the past 6 months, Redfin says:
Range: $202,000 – $525,000
Average: $433/Sq. Ft.
This home at $433/Sq. Ft.: $310,035

Granted, the high is 525k. But sales in the past 6 months were also looking at credits to soften the blow.

The Market Overview on SDL has:
Average PPSF $399
Median PPSF $402

But maybe that’s just the price you pay for being on a canyon, although the canyon homes on Commonwealth are lower PPSF. The other one on Westland was about the same PPSF, but as I said, it was a much bigger house (extra bath)

Thanks for the CMA links.

[jpinpb]

UR – since you seem well-acquainted w/the area, do you think that price range entices buyers that were borrowed from the future w/the tax incentives? Do you think it’s at all possible that maybe the prices may adjust a little lower now that the 8k credit is gone and the 10k dwindling and potential more inventory to emerge?

Not trying to argue w/you, so don’t get me wrong. Just trying to figure out if I got it for 400k, if I’m looking at the possiblity of being upside-down in a few months. I mean, you say the price is about right in today’s market.

Also, just checking this address on Redfin they’re coming back w/these prices ranges:

Zillow: Low – 300,685 High – $398,310
E-appraisals: Low – $243,423 High – $329,337
Cyberhomes: Low – $268,843 High – $343,522

As for the sales comps in the past 6 months, Redfin says:
Range: $202,000 – $525,000
Average: $433/Sq. Ft.
This home at $433/Sq. Ft.: $310,035

Granted, the high is 525k. But sales in the past 6 months were also looking at credits to soften the blow.

The Market Overview on SDL has:
Average PPSF $399
Median PPSF $402

But maybe that’s just the price you pay for being on a canyon, although the canyon homes on Commonwealth are lower PPSF. The other one on Westland was about the same PPSF, but as I said, it was a much bigger house (extra bath)

Thanks for the CMA links.

[jpinpb]

UR – since you seem well-acquainted w/the area, do you think that price range entices buyers that were borrowed from the future w/the tax incentives? Do you think it’s at all possible that maybe the prices may adjust a little lower now that the 8k credit is gone and the 10k dwindling and potential more inventory to emerge?

Not trying to argue w/you, so don’t get me wrong. Just trying to figure out if I got it for 400k, if I’m looking at the possiblity of being upside-down in a few months. I mean, you say the price is about right in today’s market.

Also, just checking this address on Redfin they’re coming back w/these prices ranges:

Zillow: Low – 300,685 High – $398,310
E-appraisals: Low – $243,423 High – $329,337
Cyberhomes: Low – $268,843 High – $343,522

As for the sales comps in the past 6 months, Redfin says:
Range: $202,000 – $525,000
Average: $433/Sq. Ft.
This home at $433/Sq. Ft.: $310,035

Granted, the high is 525k. But sales in the past 6 months were also looking at credits to soften the blow.

The Market Overview on SDL has:
Average PPSF $399
Median PPSF $402

But maybe that’s just the price you pay for being on a canyon, although the canyon homes on Commonwealth are lower PPSF. The other one on Westland was about the same PPSF, but as I said, it was a much bigger house (extra bath)

Thanks for the CMA links.

[sdrealtor]

jp
sending you a PM with some information on a recent property I sold in that are. Hope you find it useful.

[sdrealtor]

jp
sending you a PM with some information on a recent property I sold in that are. Hope you find it useful.

[sdrealtor]

jp
sending you a PM with some information on a recent property I sold in that are. Hope you find it useful.

[sdrealtor]

jp
sending you a PM with some information on a recent property I sold in that are. Hope you find it useful.

[Author]

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