Official Listing Site Of 1489 BALSAM WILLOW TRAIL ORLANDO FL 32825Offered for Sale at $330,900

Matt Hodge - Listing Agent for 1489 Balsam Willow Trail, Orlando FL 32825

To schedule a showing, submit an offer for purchase or for additional details contact Matt Hodge at 407-962-9099

1489 Balsam Willow Trail, Orlando FL 32825 - Comparative Marketing Analysis

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09/19/2014 - Alright welcome back to the Saving Thousands radio network. I’m here with Matt Hodge, and we’re talking about 1489 Balsam Willow Trail. You like how I said that? Willa. That’s the Polk County in me. Balsam Willow Trail*, over here in Orlando. So Matt I want to talk a little bit about the value of this house. Obviously as an agent you’ve got to go out there and set a price. You know, I think a lot of people don’t understand that that’s one of the biggest parts of your job, and one of the most important parts as an Agent (to set the correct price for a home). And so you go out there and you find, what you think, are comparable listings (this is homes that are similar, that are listed for sale, that are pending sale, or that are recently sold), and then you use this data to try to come up with a fair asking price to get the most money for your seller; but also a fair price for a buyer that your home isn’t overpriced, and will actually move in this market. Does that sound like a pretty fair assessment?

Yeah, absolutely.

Alright. So on 1489 Balsam Willow Trail here. Which by the way, what’s Balsam Willow Trail number T? Or hashtag T? Or pound T? Or however we’re saying the hashtag sign now a days. What’s with the T?

That’s just how the MLS put it in their legal description, but it’s actually just Balsam Willow Trail.

Okay. Because I’ve seen that popping up on websites and stuff and I was kind of curious. We left it off of your official 1480 Balsam Willow Trail website.

Okay.

Alright so, 1489 Balsam Willow Trail Orlando, FL. And that’s currently priced at?..

$339,900.

$339,900, okay. So I’m looking at it here and there is 2 sold listings that you’ve used in your comparison. One is 10878 Fern Rock Rd, and the other is 1139 Crane Crest Way. So let’s start with this Crane Crest Way. Crane Crest Way sold for $280,000, so less than what you’re asking for Balsam here. It sold a couple of months ago. It was on the market for 85 days. It’s a 5 bedroom, 3 Bath, 2700 square feet. Talk to me about why Balsam Willow Trail is worth a premium over this Crane Crest Way that recently sold.

Okay. So in this neighborhood there has actually been multiple builders. The current builder of 1489 Balsam Willow Trail is Beazer Homes. Beazer Homes builds energy efficiency into their homes. SO E3 windows come standard, things like that. The previous builder (which was Deluca Homes), is the builder for 1139 Crane Crest Way. It was not built with the same standards as Beazer Homes, so if you’re talking about energy efficiency for the home: including the air conditioning unit, the actual house, the insulation levels, R49 versus R15, all those things make a difference in the home. That home was also built in 2006, whereas Balsam Willow Trail was built in 2012.

Yeah, that’s a big difference. You’re talking about basically a brand new home and brand new appliances in Balsam Willow Trail. Latest technology; latest building techniques. I would say too, being built pre bust and post bust. I mean, not to pick at the only builder, but there were some people cutting corners back in ’05, ’06, and ’07 during the craze. I think homes built after the crash have a little more care put into them because they had to put out a nicer product to motivate home buyers. You know like you said, back in the day—you could throw up anything. You didn’t need the energy efficiency; you didn’t need the quality of appliances and quality of windows, and insulation and everything. And we’ll talk more about what that energy efficiency means from a cost saving stand point. If we’ve got a house that was built during a subpar time, and where a buyer would buy anything if it had 4 walls and a roof, and was in the right area, then it was going to get top dollar. But that was not the case when Balsam Willow Trail was built. Balsam Willow Trail had to be built properly and to right standards, to attract a buyer at a time when housing was not doing very good. So I think that’s a pretty fair comparison there. We’re talking about $280,000 there, versus our price at Balsam Willows Trial. A lot of saving potential and a newer home. You’re talking about a much, much newer home. So a better comparison here is probably the 10878 Fern Rock Road. This home recently sold for $354,000; so just over our asking price here at Balsam Willow Trail. It sold back in the end of April. It was on the market for 98 days there. 2892 square feet, 4 bedroom, 3 baths. So talk me through the differences between Fern Rock Road (which in your opinion is a slightly superior house—with the price being slightly higher) and 1489 Balsam Willow Trail.

So that house has a 3 car garage, whereas Balsam Willow Trail has a 2 car garage.

See for some people that makes a big difference; for a lot of people you only have 2 cars, or 1 car. You don’t really need the third car garage so you’ve got some savings there. Okay, that’s good.

And it also has the stone front elevation, which is also a premium in that community as well. But the nice thing about the 1489 Balsam Willow Trail is that it’s also located with a water view.

It does have that nice little lake behind it, yeah.

And Fern Rock does not have that view.

It does not.

So again, what do you want? Do you want the stone when you pull up and that 3 car garage? Or do you want the nice view out the back? From the inside Matt, would you say they are similar quality of kitchen; quality of finishings and everything?

Oh, absolutely. 1489 Balsam Willow Trail is built top notch. It is granite counter tops, it’s tiled throughout, it’s 42 inch cabinets with crown molding, it is nice on the inside. It is very complete.

Okay, so for a buyer unless they absolutely had to have the stone and the 3 car garage, Balsam Willow is probably the better deal than what the buyer paid for Fern Rock back in April?

Right, Absolutely.

So then we’ve got some competition obviously; some other homes listed for sale in the neighborhood, so this is really what Balsam Willow is competing against. So I guess let’s kind of walk through some of these. Let’s walk through 10779 Willow Ridge Loop, which was listed for sale at $338,300. So pretty similar there. Talk to me about this house and why a buyer would be better off with 1489 Balsam Willow Trail, than 10779 Willow Ridge Loop.

Let me start by saying that the neighborhood itself is a great purchase in general. The location of that neighborhood is top notch, so you really can’t go wrong with purchasing anything inside that neighborhood. What I think you’re going to see the difference between 10779 Willow Ridge Loop versus the 1489 Balsam Willow Trail (our listing), is the location inside the neighborhood is at premium. You’re going to have the water view, and it is right in the front of the community, so you don’t have to travel all the way through the back. But again that’s a preference; that’s something you may or may not find important. The main thing with those homes is that they’re all energy efficient, so those are going to be compared. But here you’re looking at 3100 square feet to 3360 square feet. So a little bit difference in price per square foot there, so you can derive some value from there too.

And then we’ve got two others on Fern Rock Road. 10806 Fern Rock Road and 10849 Fern Rock Road, at $339,000 and $349,000 respectively. And again these look like pretty much the same house, and here we’ve got a $10,000 difference between those two (with the other agents that have them listed). Again, I think one of the big things we talk about is it’s great to have lake view, but what’s even better is not having the view of the back of someone else’s house. Correct.

Yeah it’s nice to look at water, but what you’re really getting there is no house behind you. And there is nothing worse I think, than being in a neighborhood where you can literally shout out your back door and you’re shouting into your neighbor’s backyard, because the two houses butt up to each other and there is maybe 10-15 feet of yard. So you’re literally 30 feet away from your neighbor when you’re barbequing. Right.

Where you have this nice lake behind 1489 Balsam Willow Trail. And this isn’t a ski lake, you’re not going to be out there jet skiing or anything. The purpose of this lake is to prevent having a house behind you, and give you a little bit of that nicer view out (which you can see from most of the bedrooms). You do a pretty good job in some of the videos you shot, of really showing people those views out of the bedrooms. So I’m guessing these other two don’t have the same view, they’re probably going to be backed up to other houses?

No, no they don’t.

And these Fern Rock Road, were they built by the current builder? The old builder? Are these Beazer? Diluca?

It’s Beazer. They’re both Beazer.

Okay.

And the thing is about these communities is there are some bodies of water, inside the community that have houses on the opposite side. The nice thing about 1489 Balsam Willow Trail, is that behind that lake is conservation.

So you’ve got the real deal. You’ve got a completely private view out the back of this house.

Yep, Absolutely.

Okay so kind of just give me some quick highlights. One of the things that you said that brings some value to this whole neighborhood, is I guess the HOA has actually passed to have a gate and a guard at the front? Talk to me a little bit about some of those changes that are coming to the neighborhood.

So it’s actually really exciting. The community is actually currently a gated community, with just electronic access by a clicker. But what they’re doing (we just had the HOA approve), is adding in an entire entrance where there is an owners gate, there is a visitors gate, and there is a 24 hour security guard there. And that is not currently priced into the houses, which is really going to be special for the people who are purchasing, and for the sellers of the house. So that’s going to be making a change. They’re also making some enhancements to the pool area, which you can already see is a large resort style pool. They’re adding some additional pergolas out there. They’re adding some additional seating areas, some umbrellas, and some additional picnic areas where you can actually have outdoor kitchens. All that is coming here in a little bit.

Okay. And is Beazer still building in there? Is there still new construction, or are we built out?

There are two homes left for sale in that community, so after that it will be completely sold out.

Okay so we really are hitting that point of supply and demand if you want to be in this neighborhood (which it’s a great neighborhood). One of Matt’s other videos shows how convenient It is to go shopping and to the grocery store and everything. We’re talking about going to a manned gate instead of an electronic gate, which is a big upgrade there if the HOA does end up pulling the trigger and moving forward with that. And again, the builder is done. There’s two left from the builder in there, then you’re hitting the point where we’re going into all re sales, which usually we will see a bit of a pop in community price because you’re not competing against the builder anymore. Sometimes it’s hard to get top dollar for a home when the builder is right down the street, and all the sudden they have a bad quarter and they’re throwing in free upgrades and everything under the sun to take the buyers away from you. So that situations about to be close. You’ve got this home right now at $339,900, and I think it is a great value at that (for all the reasons we’ve talked about). If anyone is interested, you can download the competitive market analysis, right here at 1489BalsamWillowTrail.com. And if you’re interested in contacting Matt; Matt how do they get ahold of you if they want to take a look at this house, or make an offer on it?

You can go directly to www.Mhodgerealty.com and it has all of my contact, including email and phone numbers on there.

Alright great. You’re listening to the Saving Thousands radio network, we’re going to take a quick break. We’ll be back here with Matt, talking more about 1498 Balsam Willow Trail Orlando FL, 32825.