Baton Rouge Real Estate Appraisal » Ascension Parish

Baton Rouge Home Prices: Sherwood Forest Corrects Down To 2005 Support

Baton Rouge Real Estate Appraisal — Tue, 23 Aug 2011 13:31:04 +0000

http://www.baton-rouge-real-estate.com/ – Baton Rouge Home Prices: Sherwood Forest Corrects Down To 2005 Support

The GBRMLS Trends chart below shows a substantial home price correction taking place within Baton Rouge’s Sherwood Forest Subdivision. The Average Sold Price Per Square Foot has declined from $80.66/sf in 2007 down to $68.61/sf in 2011, back to 2005 levels and a -15% correction. The Median Sold Price has declined from $181,000 in 2010 down to just $165,500 in 2011, a -9% correction (rounded). Some of this recent decline is due to foreclosure activity. And, the reason the chart shows a dip in 2009 to $165,000 was due to the devastating impact of Hurricane Gustav on this heavily treed neighborhood. In fact, there are still some homes that were renovated in 2009, after Hurricane Gustav in 2008, that are still on the market and haven’t yet sold.

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2005 to August 23, 2011. This information was extracted on 8/23/2011. YES, permission was granted by GBRMLS to use Subdivision Price Trends Chart Report!

Bill Cobb is Greater Baton Rouge’s Home Appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 20 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:
Office: 225-293-1500, Cell: 225-953-0638
Fax: 1-866-663-6065
info@accuratevg.com
http://www.accuratevg.com/

Baton Rouge Real Estate Correction: Forest Oaks Subdivision 2011 Update 70815

Baton Rouge Real Estate Appraisal — Tue, 26 Jul 2011 11:56:49 +0000

http://www.facebook.com/brrebuzz – Baton Rouge Real Estate Correction: Forest Oaks Subdivision 2011 Update 70815.

GBRMLS data for the Forest Oaks Subdivision revealed these interesting findings. From 2004 to 2009, the median sales price increased from $84,700 to $106,200. From 2009 to 2010 to 2011, median sales price declined from $106,200 down to $97,500 and $93,000. There are currently 13 MLS Listings from $46,500 to $115,000. Ten of these are active listing at an average price of $74/sf, which is substantially above market. In contrast, the 3 pending listings are pending at an average $54/sf and the 6 home sales in Forest Oaks in 2011 sold for an average of $62.88/sf. SO, If you plan on buying a home in Forest Oaks in 2011, ask yourself why these 10 listings are priced $10.67/sf ABOVE what the other 6 homes sold for and then order a Greater Baton Rouge Pre-Purchase Appraisalto make sure you don’t pay too much for Baton Rouge Real Estate.

CHART OF FOREST OAKS HOME SALES SINCE 2004

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2004 to July 26, 2011. This information was extracted on 7/26/2011. YES, permission was granted by GBRMLS to use Subdivision Price Trends Chart Report!

AUTHOR’S BIO:

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Baton Rouge Home Appraisers Blog: University Hills Home Photos

Baton Rouge Real Estate Appraisal — Thu, 26 May 2011 03:40:38 +0000

http://www.homeappraisalsbatonrouge.com/ – Baton Rouge Home Appraisers Blog: University Hills Home Photos

According to the University Hills Civic Association website, “University Hills has one of the widest entrances of any subdivision in Baton Rouge. And, it has the one of the oldest and most historic live oaks on public property in the city. The larger Centennial oak has been estimated to be nearly 300 years old. (In 1979 , it was designated “Legacy Oak” 0002 by the City-Parish Beautification Commission, meaning that it was the second oldest live oak on public property in East Baton Rouge.) The other oak, on the corner of Delgado and Tulane Drives, is approximately 200 years old.”

Legacy Oak Designation Above!

The Homes Of University Hills Below Ranging in sizes from 768sf up to 4,168sf

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Zachary LA Home Appraiser Housing Update: 2008-2011 Pointe South

Baton Rouge Real Estate Appraisal — Tue, 17 May 2011 11:46:03 +0000

http://www.zacharylouisianarealestate.info/ – Zachary LA Market Metrics: 2008-2011 Pointe South Homes Sales Report. I recently completed an appraisal an an 1,800sf 5 year sold home in Pointe South Subdivision and made these discoveries. The Pointe South market itself is generally performing better than competing home sales in Zachary as a whole.

For Example, the GBRMLS Chart for Pointe South itself below shows a continuing upward direction for Median Sales Prices. This MLS chart for Pointe South shows the 4 solds in 2011 have increased the Median Sales Price to $259,450, a substantial increase over 2007, 2008, 2009 and 2010 when the Median Sales Prices were $234,000, $230,000 and $248,000. However, the second MLS chart below shows All competing solds since 6/2008 and a correction downward since 5/2010. Because Pointe South itself is performing well, no declining markets adjustments were applied.

The Chart below shows a correction since May 2010 for competing homes in general.

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2008 to May 16, 2011. This information was extracted on 5/16/2011. YES, permission was granted by GBRMLS to use Subdivision Price Trends Chart Report!

AUTHOR’S BIO:

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Prairieville La House Appraisers: Lakes At Oak Grove Homes Sales Report 2011

Baton Rouge Real Estate Appraisal — Mon, 09 May 2011 03:37:57 +0000

http://www.facebook.com/ascrebuzz – Prairieville La Home Appraisers: Lakes At Oak Grove Homes Sales Report 2011. Since May 2010, median sales price has risen 4%.

A recent home appraisal in and analysis of Lakes At Oak Grove Subdivision revealed this interesting finding. From 2008 to 2011, the median sales price has declined from $237,800 to $227,800 to $229,700 to now $235,000 into 2011 based only on 1 sale. So, 2008 was the post Hurricane Katrina “High” year followed by 2 years of declines. 2011 at $235,000 is higher than 2009 and 2010. Again, 2011′s $235,000 is only based on 1 sale while 2010′s $229,700 was based on 5 sales. The Listing-To-Sales-Price-Ratio at 98% is the highest since 2007.

TWO MLS CHARTS OF ALL HOME SALES SINCE 2005

The Chart below shows all home sales since 2005. The median sales price is still down -1.6% since the high in 2007. The median sales price has risen 4% since May 2010. But Again, this chart’s is greatly weighed upward based on this one (1) 2011 sale of $235,000.

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2005 to May 8, 2011. This information was extracted on 5/8/2011. YES, permission was granted by GBRMLS to use Subdivision Price Trends Chart Report!

AUTHOR’S BIO:

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Congratulations To Central Greenwell Springs Housing Market, Top Performer in 2011

Baton Rouge Real Estate Appraisal — Sat, 16 Apr 2011 13:49:47 +0000

http://www.facebook.com/brrebuzz – Congratulations To Central Greenwell Springs Housing Market, Top Performer in 2011! This is based on a comparison between Q1 2010 versus Q1 2011.

Biggest Gainer In East Baton Rouge 70739. Zip Code 70739, the Central or Greenwell Springs market, showed a +16.2% increase in Average Sales Prices AND +6.2% in Average Sales Price Per Sq. Ft.. Central is a “hot” market viewed by locals as having a favorable school district. 70739 also showed a +9.4% increase in the number of home sales.

Zip Code 70818, another Central Market, showed less stellar results with +13.3% in the number of home sales, +1.4% increase in average sales price and +2.1% increase in average sold price per sq. ft.

Author Bio:

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Greater Baton Rouge Area Property Tax Appeal Home Appraisals

Baton Rouge Real Estate Appraisal — Tue, 05 Apr 2011 05:06:50 +0000

http://www.gbrpropertytaxappeal.com/ – Greater Baton Rouge Area Property Tax Appeal Home Appraisals

We provide property tax appeal home appraisals for East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish. Cities we cover are Baton Rouge, Zachary La, Baker La, Greenwell Springs La, Port Allen La, Brusly La, Addis La, Prairieville La, Gonzales La, Geismar La, Saint Amant La, Denham Springs La, Walker La, Watson La. Appeal your property taxes today.

NOTE: It’s Responsible To State Here That We’ve Found Less Than 13% Of Local Housing Is “Over-Assessed”. Over-Assessments ARE NOT A Major Problem Locally! Most Local Housing Is Fairly Assessed By Assessor Teams That Strive To Be As Accurate As Possible! See “VIDEO EXPLANATION” for Parish by Parish Results…And, In West Baton Rouge Parish, We’ve Found No Over-Assessments Year-To-Date! This is not a cheap shot directed at our public servants as this video is complimentary of them. Our Tax Assessors are fair and will generally make it right. Bill Cobb, Appraiser

Baton Rouge Real Estate: Kildare Subdivision Housing Report

Baton Rouge Real Estate Appraisal — Thu, 24 Mar 2011 19:16:26 +0000

http://www.batonrougehomeappraisal.com/ – Baton Rouge Housing Statistics: Kildare Subdivision 70812 Housing Numbers.

Solds In Kildare Subdivision have varied from lows to highs in terms of the Average and Median Sales Prices by year from 2006 up to 2011. The variance in the these range from $45,000 up to $152,500 depending on how many REO or foreclosure sales took place in Kildare during any given year. For example, the average sales prices since 2006 were $100,600, $89,000, $137,000, $87,700 and $122,500, which is a very wide spread. With the exception of 2009, there were few sales in each year. 2010 Data is reported below and there has already been one (1) REO or Foreclosure sale in 2011 for $45,000 for an 1,872sf home on 0.55 acre lot. In 2010, there were two (2) unusually high sales for $152,500 and $175,000. The $152,500 sale was for 2,919sf on about 1 acre and the $175,000 was for a 4,907sf on large lot with pool, 2 kitchens and apartment. Average days on market in 2010 was 300 days with a weak listing-to-sales price ratio of 92%.

Average Sales Price: $122,500
Average Sold Price Per Sq. Ft.: $36/sf
Median Sold Price: $152,500
Number of Sales: 3
Low To High: $40,000, $152,500 to $175,000
Number of Sold REO/Foreclosures Noted In MLS: 1
Current # MLS Listings: 2
Current Listings Prices: $75,000 To $89,900

Author’s Bio:

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:

Office: 225-293-1500, Cell: 225-953-0638

Fax: 1-866-663-6065

info@accuratevg.com

http://www.accuratevg.com/

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2006 to March 23, 2011. This information was extracted on 03/23/2011. YES, this appraiser does have the permission of GBRMLS to use the chart above Subdivision Price Trends Report!

Prairieville Real Estate Appraisers: Fountain Hill Subdivision 2010 Price Trends

Baton Rouge Real Estate Appraisal — Thu, 13 Jan 2011 16:05:13 +0000

http://www.ascensionrealestateappraisers.com/ – Prairieville Real Estate Appraisers: Fountain Hill Subdivision 2010 Price Trends.

Overall there really isn’t much to report on in 2010. Per GBRAR MLS, there was only 1 2010 sale (and only 1 MLS sale in 2009) in Fountain Hill Subdivision for $383,000 on 8/31/2010 for 3,625sf. This home sold for $105.66/sf as a foreclosure. The photo of this home is directly below. The bank took this home back for a mortgage balance of $344,000 and still sold it for a substantial profit in this market. This appraiser has performed two (2) foreclosure appraisals in Fountain Hill Subdivision in 2010.

My search of 2010 Legal News for Fountain Hill Subdivision also revealed another foreclosure for $246,666 in March 2010. Also per Legal News, there was a lot sale for $79,000 for Lot 60 in 12/2010.

The trend is looking up for 2011 for Fountain Hill Subdivision with one (1) 2011 sale for $450,000 for only 3,184sf or $141.33/sf. Given the past 2.5 years of lackluster and foreclosure activity within Fountain Hill, this was a very, very high sales price for Fountain Hill specificially and shows strength within the Prairieville market. It’s also note here that this was a “Cash Sale” where an appraisal may or may not have been procured to know the true value. This home was on the market for a total of 668 days in two (2) seperate MLS listings. In any event, this is a positive for Fountain Hill, for Northern Ascension Parish and for the Prairieville market in general.

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2009 to December 31, 2010. This information was extracted on 1/11/2011. Yes, this appraiser has obtained permission from GBRAR MLS to use the above pricing chart!

Tags: Ascension Parish Appraisers, Ascension Parish Home Appraisers, Ascension Parish Real Estate, Ascension Parish Real Estate Appraisers, Prairieville LA, Fountain Hill, 70769

Ascension Parish FHA Appraisers: Ronda Place Subdivision 2010 Home Sales Price Trends

Baton Rouge Real Estate Appraisal — Sun, 02 Jan 2011 16:08:56 +0000

http://www.ascensionrealestateappraisers.com/ – Ascension Parish FHA Appraisers: Ronda Place Subdivision 2010 Home Sales Price Trends. There were two (2) MLS sales and two (2) FSBO Sales in 2010. Overall sales prices are still increasing into 2011.

Home On Ronda Avenue

Solds In Ronda Place Subdivision from 1/2010 to 12/31/2010 revealed:

Average Sales Price: $157,950 ($144,967 in 2009)
Average Sold Price Per Sq. Ft.: $96.79/sf ($89.87/sf in 2009)
Median Sold Price: $157,950 ($149,900 in 2009)
Number of “MLS” Sales: 2 (3 in 2009)
Average Number of Days On Market: 37 (233 in 2009)
Low To High: $156,000 to $159,900
Number of Sold REO/Foreclosures Noted In MLS: 0
Current # Listings: 2, 1 Is A Foreclosure $116,900
Current Listings Prices: $116,900 to $199,900 or $75/sf to $81/sf.

The $116,900 listing on Aimee Drive has 1,566sf living area. The $199,900 lisitng is “contingent” or under contract with the buyer’s home waiting to sell and has 2,472sf living area.

LEGAL NEWS REPORTS 4 SALES. For Ronda Place Subdivision, Legal News reports four (4) total sales, two (2) FSBO Sales. Legal News reports that 17254 Eric Dr sold for $165,000 in February 2010. MLS history reports this home has 1,616sf 6/3/2 built in 1982 with a large 25×22 Workshop. So, this home sold for $102.10/sf.

Legal News also reports a sale of one of the smaller garden homes fronting Hwy 929 for $121,500 in November 2010, Lot 67-B. MLS History states this home to be 17230 La Hwy 929 having 1,200sf with 2 bedrooms, 1 bathroom and last sold for $99,900 in 12/2005. So, this home sold for $101.25/sf approximately. I use the word “approximately” because MLS uses the even “1200″ sf, meaning that the home might not even have been measured for the listing, which is a disturbing trend I’m seeing more of in Greater Baton Rouge Real Estate.

This is the Foreclosure Listing on Aimee Drive!

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2010 to December 31, 2010. This information was extracted on 1/1/2011. YES, this appraiser does have the permission of GBRMLS to use the chart above Subdivision Price Trends Report!

Tags: Baton Rouge Estate Appraisers, Baton Rouge FHA Appraisers, Baton Rouge Housing Market, Baton Rouge Real Estate, Baton Rouge Real Estate Housing, Baton Rouge Real Estate Trends,

Baton Rouge Real Estate Appraisal Dot Com Three Year Study of Jefferson Crossing

Baton Rouge Real Estate Appraisal — Thu, 11 Nov 2010 13:35:55 +0000

http://www.batonrougerealestateappraisal.com/ – Baton Rouge Real Estate Appraisal Dot Com Three Year Study of Jefferson Crossing

Baton Rouge Housing Market Metrics New Three Year Study of Jefferson Crossing: Northern Ascension Parish Housing Market Metrics: Jefferson Crossing 3 Year Study

Where Are The 2010 Ascension Parish Foreclosures Concentrated?

Baton Rouge Real Estate Appraisal — Sun, 17 Oct 2010 15:31:34 +0000

http://www.ascensionrealestateappraisers.com/ – Where Are The 2010 Ascension Parish Foreclosures Concentrated?

The chart above represents the number of recorded Ascension Parish REO or Foreclosure Sales within the Greater Baton Rouge MLS as of 10/16/2010, with the exception of Manufactured Housing sales. GBRMLS Areas for Ascension Parish are 90, 91 and 92.

2010 Foreclosures total 7% of sales YTD; 2009 Foreclosures totaled 6%, an increase of +1% since 2009. 5% of all Ascension MLS Listings are Foreclosures! Foreclosures are only moderately impacting this market.

AREAS 90-92 2010 FORECLOSURES. In 2010, there have been 68 solds. The vast majority of these foreclosure solds were “Rural” properties (10). In restricted subdivisions, foreclosures of note were in Ascension Trace (2), Autumn Woods (2), Lakes At Dutchtown (2), Manchac Harbor (2), Oak Terrace (3) and Porte Cochere (3).

Above $200,000, Both Solds and Current Listings. The number of 2010 foreclosures that sold above $200,000 has been 19 or 28%. Out of the 46 total REO MLS listings, there are 16 current listings above $200,000 or 35%.

Above $300,000, Both Solds and Current Listings. The number of 2010 foreclosures that sold above $300,000 has been 8 or 12%. Out of the 46 total REO MLS listings, there are 3 current listings above $300,000 or 7%.

There’s A Major “Caveat” with the numbers below! Based on a 7% REO sold rate, which does appear to be an indication REOs are only moderately negatively impacting this market. It’s also stated here that an article (The Landmines Within by Michael Tarabotto http://activerain.com/blogsview/930436/The-Landmines-Within ) stated that as much as 70% of REOs never make it into the MLS – Meaning that it might be impossible to know or state the exact # of competing REOs if they’re not being listed and that the foreclosure problem could be larger if up to 70% of REOs aren’t being listed. MLS is reporting 46 current REO listings for all Ascension MLS Areas out of a total 951 total listings. So, 5% of all Ascension MLS Listings are Foreclosures!

REO is “Real Estate Owned”!

Data used with permission of the GBRMLS. Search dates are 1/1/2009 to 10/16/2010. Extraction date was 10/16/2010.

Zachary Louisiana Home Appraisers: Castle Place Mid Year 2010 Housing Report

Baton Rouge Real Estate Appraisal — Tue, 06 Jul 2010 10:47:47 +0000

http://www.zacharylouisianarealestate.info/ – Zachary Louisiana Home Appraisers: Castle Place Mid Year 2010 Housing Report

Castle Place was developed in the mid to late 1980s with a few homes built. New home construction resumed in approximately 2004-2005 with two quality levels: modular home construction (mostly in the rear section) and conventional home construction. There are still a significant amount of vacant lots in this development with some foreclosure activity noted in Legal News.

Solds In Castle Place from 1/2009 to 7/6/2010 revealed:
Average Sales Price: $138,683
Average Sold Price Per Sq. Ft.: $99/sf
Median Sold Price: $145,700
Number of Sales: 12
Low To High: $92,000 to $155,000
Number of Sold REO/Foreclosures Noted In MLS: 1
Current # Listings: 3, 2 Are Foreclosures
Current Listings Prices: $119,900 To $171,900

Author’s Bio:

Bill Cobb is Greater Baton Rouge’s home appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 18 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Home Appraisal Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:

Office: 225-293-1500, Cell: 225-953-0638

Fax: 1-866-663-6065

info@accuratevg.com

http://www.accuratevg.com/

Data Used With Permission of the GBRAR MLS. Data was extracted on 7/6/2010 from periods 1/1/2009 through 7/6/2010.

Denham Springs Home Appraisers: Woodland Crossing Mid Year 2010 Housing Report

Baton Rouge Real Estate Appraisal — Mon, 05 Jul 2010 02:21:22 +0000

http://www.appraisersindenhamsprings.com/ – Denham Springs Home Appraisers: Woodland Crossing Mid Year 2010 Housing Report

Solds In Woodland Crossing from 1/2009 to 7/3/2010 revealed:
Average Sales Price: $149,374
Average Sold Price Per Sq. Ft.: $92/sf
Median Sold Price: $147,150
Number of Sales: 110
Low To High: $99,900 to $210,000
Number of Sold REO/Foreclosures Noted In MLS: 7
Current # Listings: 31, 2 Are Foreclosures
Current Listings Prices: $129,500 To $199,900

Author’s Bio:

Bill’s company, Accurate Valuations Home Appraisal Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:

Office: 225-293-1500, Cell: 225-953-0638

Fax: 1-866-663-6065

info@accuratevg.com

http://www.accuratevg.com/

Data Used With Permission of the GBRAR MLS. Data was extracted on 7/3/2010 from periods 1/1/2009 through 7/3/2010.

Greater Baton Rouge BPO Appraisals, Appraiser Assisted BPO and AVM Alternative

Baton Rouge Real Estate Appraisal — Fri, 02 Jul 2010 03:33:12 +0000

http://www.batonrougebpoappraisals.info/ – Greater Baton Rouge BPO Appraisals, Appraiser Assisted BPO and AVM Alternative

Welcome To The $100. 00 Greater Baton Rouge Comparable Sales Reports! Greater Baton Rouge Comparable Sales Reports Is A Desktop Appraisal Service Performed By William D. Cobb, CREA, with Accurate Valuations Group, Serving East & West Baton Rouge Parish, Northern Ascension Parish and Western Livingston Parish. William Uses An Approved Fannie Mae & Freddie Mac Appraisal Form (SSDVR) To Complete This Report.

What Is An SSDVR Report? A desktop appraisal report conducted by Louisiana State Certified Appraiser, William D. Cobb, CREA, License #R0851. Bill will drive-by the home being appraised, rely upon the physical data the client provides, research the MLS database, select the 3 most similar and competitive sales/comps and render a value opinion.

Baton Rouge Real Estate Appraisal: June 2010 Housing Update

Baton Rouge Real Estate Appraisal — Sat, 19 Jun 2010 14:15:02 +0000

http://www.batonrougerealestatebuzz.com/ – Baton Rouge Real Estate Appraisal: June 2010 Housing Update

Solds In River Oaks from 1/09 to 6/19/10 revealed:
Average Sales Price: $129,370
Average Sold Price Per Sq. Ft.: $87/sf
Median Sold Price: $132,500
Number of Sales: 10
Low To High: $78,000 to $158,000
Number of Sold REO/Foreclosures Noted In MLS: 1
Current # Listings: 5
Current Listings Prices: $118,000 To $225,000

Author’s Bio:

Bill’s company, Accurate Valuations Home Appraisal Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:

Office: 225-293-1500, Cell: 225-953-0638

Fax: 1-866-663-6065

info@accuratevg.com

http://www.accuratevg.com/

Greater Baton Rouge BPO Appraisals, Appraiser Assisted BPO & AVM Alternative 225-293-1500

Baton Rouge Real Estate Appraisal — Sun, 30 May 2010 15:19:04 +0000

http://www.batonrougebpoappraisals.info/ - Home Of The Greater Baton Rouge Similar Sales Desktop Valuation Reports (SSDVR) – Compliant With USPAP & Fannie Mae & Freddie Mac, 225-293-1500

Welcome To The $100. 00 Greater Baton Rouge Comparable Sales Reports! Greater Baton Rouge Comparable Sales Reports Is A Desktop Appraisal Service Performed By William D. Cobb with Accurate Valuations Group, Serving East & West Baton Rouge Parish, Northern Ascension Parish and Western Livingston Parish. William Uses An Approved Fannie Mae & Freddie Mac Appraisal Form (SSDVR) To Complete This Report.

Gonzales La Real Estate Market Observation: Cross Creek Declines Slightly Into 2010

Baton Rouge Real Estate Appraisal — Wed, 21 Apr 2010 13:51:39 +0000

http://www.ascensionrealestateappraisers.com/ – Gonzales La Real Estate Market Observation: Cross Creek Subdivision Declines Slightly Into 2010

Cross Creek Subdivision Market Direction: Up or Down?

Solds In Cross Creek from 1/1/2009 to 12/31/2009 revealed:
Average Sales Price: $167,654
Average Sold Price Per Sq. Ft.: $117.18/sf
Median Sold Price: $169,000
Number of Sales: 13
Number of Sold REO/Foreclosures Noted In MLS: 0

Solds In Cross Creek from 1/1/2010 to 04/21/2010 reveals:
Average Sales Price: $163,971
Average Sold Price Per Sq. Ft.: $116.79/sf
Median Sold Price: $164,900
Number of Sales: 3
Number of Sold REO/Foreclosures Noted In MLS: 0

CLICK TO ENLARGE

Therefore, based on the median sale price barometer within Cross Creek, the market direction appears to be decreasing from $169,000 in 2009 to $164,900 into 2010 or -2.43%, but only based on 3 sales. However, the sold price per sq. ft. differences between 2009 and 2010 is only $0.39/sf.

Tags: Gonzales La Real Estate, Gonzales La Real Estate Appraisers, Gonzales La FHA Appraisers, Cross Creek Subdivision Gonzales La, 70737, Gonzales La Real Estate Agents, Gonzales La Realtors

Gonzales Louisiana FHA Appraisers: Ascension fastest growing parish in state

Baton Rouge Real Estate Appraisal — Wed, 03 Feb 2010 08:54:12 +0000

http://www.ascensionrealestateappraisers.com/ – Gonzales Louisiana FHA Appraisers: Ascension Fastest Growing Parish In State of Louisiana

The Ascension Weekly Citizen Online is reporting Ascension Parish is the fastest growing Parish in the State of Louisiana. Their article is posted here and here’s a snippet from their article:

“Ascension is the fastest growing parish in the state, according to estimates from the Louisiana Tech University College of Business.
Ascension Parish grew at a rate of 36.17 percent from the year 2000 to 2009, gaining 27,961 people, the Tech study said.

Louisiana on the whole grew just .52 during that time period.

Neighboring Livingston, another fast growing parish, grew by 33.74, and picked up 30,976 new residents.

“It’s not a surprise,” Ascension President Tommy Martinez said Friday. He said growth in Ascension is actually slowing down a bit at present, which is good because it will allow the parish to put a parishwide master plan into place and prepare for the next wave of growth.”

Top 10 Most Memorable Greater Baton Rouge Appraisal Assignments of 2009

Baton Rouge Real Estate Appraisal — Sun, 13 Dec 2009 07:19:30 +0000

http://www.batonrougerealestateappraisal.com/ - Top 10 Most Memorable Greater Baton Rouge Appraisal Assignments of 2009

I appreciate all my clients and colleagues who made 2009 a fantastic year. This has been a trying year for the appraisal industry in light of HVCC and the extra work that is now required on home appraisal which has added almost 2 hours to each appraisal order. However, I am very grateful nonetheless for all the good things that happened this year. Merry Christmas AND Thank you for your support in 2009!

1.) St. Jude Dream Home: I’ve been fortunate to have appraised the St. Jude Dream Home every year since 2000. The folks at St. Jude Children’s Hospital, their local Baton Rouge operations, have really blown me away in terms of how much they really care about their cause – helping Children. Over the years, I’ve also discovered how BIG a heart a local builder, developer and real estate broker has, that being Carlos Alvarez and Family! The 2009 Dream Home was a splendid success, helping raise money for St. Jude and bringing the Greater Baton Rouge Community together for community involvement. Be sure to follow Baton Rouge St. Jude Dream Home on Twitter for the 2010 Dream Home Event by clicking on the home photo. Here’s a video I made of the Dream Home.

2.) Vicknair Builders Buying Up Previously Expensive Lots in Former High-End Subdivisions and Lowering Overall Sold Price Per Sq. Ft.: This year while appraising a home in Acadiana of Ascension Subdivision, a once former high-end development in the mid $350K range located in Northern Ascension Parish, I made a discovery. The discovery was that since the $73,000 to $83,900 lots weren’t selling, and that since some of new high-end spec homes weren’t selling, that a large bulk package of these lots sold to Vicknair Builders and/or partners in a deal for $36,000 each and $53,900 each for lake lots. The once $136/sf sold prices will be joined by anticipated sales prices in the $96/sf to $109/sf range. It’s estimated that approx. 88% of this development will be finished out with Vicknair homes. If 88% of the homes in a development sell for less than the previous high-end homes did, then the overall prices in that development will be probably be lowered. This is also taking place in Denham Springs’ Juban Parc, where Vicknair Builders purchased a bulk large lot package and anticipated sold prices per sq. ft. will be significantly lower than the $128/sf buyers paid up to the time of the bulk lot purchase.

3.) Copper Mill Golf Community, Zachary LA: Zachary LA is a beautiful place to live and visit. In 2006-2007, Woody Jenkins wrote an article about the “10 Reasons Why Zachary Louisiana Is A Great Place To Live!”….and I agree. In 2009, I had the pleasure of appraising several homes in upscale Copper Mill Golf Community and shooting the listing video for the home on Royal Troon below. The home photo to the right is of a high quality home that looked a little like a “castle”. I appraised one home on Royal Troon that was half built in 2006-2007, abandoned, bought by an individual from the bank who finished the home. I think it’s the different architectural styles that set the homes in Copper Mill apart from some of other upscale developments within Greater Baton Rouge.

4.) An Excess Of Vacant Subdivision Lots in Greater Baton Rouge In General: In my home appraisals in general throughout the Greater Baton Rouge market, I have to estimate the value of the lot or site of the home. As I drive around, one memorable aspect about 2009 is the oversupply of vacant, very expensive residential lots on the market. That’s why they’re just sitting there vacant because they’re priced too high. In the photo, you see the Newly Developed 72 Lot Isabella Lakes Subdivision Remains Vacant Possibly Due To Very High Pricing Of Lots Within What’s Supposed To Be The “More Affordable” Walker Louisiana Housing Market From $37,400 up to $56,400. Understandably, The 72 Lot Listings Expired Unsold. The $37,400 Lots Are Tiny 50×135 In Size For Starter Homes In The Minimum 1,400sf range up to 1,600sf range. The estimated home prices would be in the $140K to $170K range. To put this into proper perspective, the lots in Collins Place sold from $40K up to $49,900 where the predominant values were in the mid $250K range. This Again Appears To Be An Example Of How The Market Is Shunning Overpriced Lots and Overpriced New Homes In This Move To The Desire Of Afordability. This is Why “Vicknair Builder Homes” are selling so well in this market. This appraiser won’t be at all surprised to see Vicknair Builders buy Isabella Lakes Subdivision and build more affordable homes for this affordable homes market.

5.) A Slow Continued Letting Out The Air Of The High-End Home’s Balloon, A Continued Oversupply, Builders Saying “This Market Is Killing Us” and Buyer Moves To More Affordable Homes: I recently reported on the high-end home values decline and oversupply in N Ascension Parish based on a recent appraisal, see: http://bit.ly/6qSogQ . In my post, I noted a -6% decline in median sales price, 66 competing listings and a 43 month supply on the market. A similar situation is verifiable for the Zachary Copper Mill market where the 2008 versus 2009 median sales price has declined almost 5%. A couple of sales in Copper Mill in 2009 took over 700 days to sell.

I’ve met a couple of builders at homes in 2009 where the first words out of their mouths are, “This market is killing us!”. And, I think to myself that they just don’t get it. The land, materials, labor….it’s all just too expensive. The average home buyer generally can’t afford to pay $136/sf to $160/sf+ for a new home. But, that’s the pricing a builder needs to make a decent profit. So, what happens? The $136/sf new construction housing market is essentially either shutdown or at a major slowdown because there are only so many people that can afford that high priced housing. The builders don’t get the fact that the high-end pricing of new homes isn’t coming back any time soon, so they better not hold their breath. Contrast all of this with what I’ve stated above and the fact that in the past year or so, Vicknair Builders has purchased approximately $10,000,000 in vacant lots in the N Ascension Parish market and their more affordable homes are selling…..and selling well. Vicknair Builders homes are selling well in both Ascension and Livingston Parishes. In the meantime, the other local builders are hoping for a return of the good old days of late 2005 to early 2008, but they won’t return any time soon. The builders that are realizing that this market has turned more affordable and that are serving that need are the builders that are surviving fairly well.

6.) Dilapidated Fourplex In Gardere Lane Area And Discovery Of Fraud Involved In That Market: This property, and several others like it I appraised in 2009, was interesting because of the gross extent of what appeared to be “black mold” growing inside. In some cases, the ceilings were falling in, Again in 2009. However, some of these 4 Plexes were just appraised very, very high in 2006 and 2007 based on private sales, not based on the many MLS sales which indicated a much lower value. The conditions noted in the appraisals was “Average” when in reality, the conditions were much less than average. Some California Investors, lured in because of the relatively low cost and higher ROI than int he California market, purchased these investment properties only to have them go into foreclosure in 2009.

7.) Fraudulent Fourplex Into Condo Coversion Gone Awry: Somewhere in the Greater Baton Rouge market, there was a condo-conversion of a “single 4 plex” on a street and in an area where there were primarily just 4 plexes. The 2007 appraisal I reviewed stated the condition was “Average”, however, the true condition looked very similar to the photos above of the mold, including exterior rotten wood and a roof that leaked so bad, it caused the mold issues. It was obvious from the street view that the roof needed replacement. These 4 units each sold in the mid $70s when they were really only worth $35K to $38K each. The piece of paper that stated this fourplex was under a condo conversion was supposed to warrant each unit to be worth $36,000 more than they were actually and verifiably worth. What else was interesting about this transaction was that the corporate address of the Condo Association, per the La Corporations Database, was in the same office complex as the lender that did the loan(s).

8.) Upscale Camp Goes Into Foreclosure: I’ll be honest. I don’t generally appraise homes or camps beyond Highway 63 as I’m really not a rural appraiser. I have 3 local appraisers I refer about 15% of the orders that come into my office and they don’t mind rural work. In the first quarter 2009, business was a little slow, so I took this Foreclosure assignment in Springfield, LA and wished I had not. This was a high quality camp located on a large lot with canal access, which had sold in late 2006 in the $400s. Due to the slower and rural market, there weren’t enough MLS sales or listings to adequately value this property. So, further research at the courthouse plus obtaining MLS sales info from the Tangipahoa MLS from an appraiser friend, Larry Wilson, was necessary. This assignment took a total of two full days and I learned my lesson not to accept these types of assignments. But, it was nice to be near the river and to see some of the beautiful high-end camps in that area.

9.) Divorce Appraisals: I perform some appraisal work for home owners and their attorneys during a difficult time of life. I was thankful to provide excellent service for home owners in need this year and at least make the appraisal process smooth in the midst of challenging situations.

10.) Pre-Listing Appraisals for Individuals and Local Real Estate Agents:

I am very thankful for both local Real Estate Agents and local Individuals that hired me to provide them with “Pre-Purchase” or “Pre-Listing” appraisals in 2009. Despite HVCC, this year I had more referral work from Real Estate Agents and that was a wonderful thing!!! I am also really grateful to be more connected to some stellar local real estate agents on Facebook and Twitter as well!!! Below is a video I made for an individual selling their home by owner (FSBO). A Free Video Both Created And Submitted To YouTube Is Standard With My Pre-Listing Appraisal Pricing!

If you are a real estate agent or home owner, what was the best experience you had this year with an appraiser? If you are a real estate appraiser reading this post, what were some of your favorite or most memorable assignments this year?

Author’s Bio:

Bill Cobb, CREA, is Greater Baton Rouge’s favorite and most reputable home appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 18 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Home Appraisal Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:

Office: 225-293-1500, Cell: 225-953-0638

Fax: 1-866-663-6065

fastvalue2@cox.net

http://www.appraisersinbatonrouge.com/

Most Memorable Top 10 Greater Baton Rouge Appraisal Assignments of 2009

Baton Rouge Real Estate Appraisal — Sun, 13 Dec 2009 07:18:58 +0000

http://www.batonrougerealestateappraisal.com/ - Top 10 Most Memorable Greater Baton Rouge Appraisal Assignments of 2009

I appreciate all my clients and colleagues who made 2009 a fantastic year. This has been a trying year for the appraisal industry in light of HVCC and the extra work that is now required on home appraisals which has added almost 2 hours to each appraisal order. However, I am very grateful nonetheless for all the good things that happened this year. Merry Christmas AND Thank you for your support in 2009!

10.) Pre-Listing Appraisals for Individuals and Local Real Estate Agents:

Author’s Bio:

Bill’s company, Accurate Valuations Home Appraisal Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:

Office: 225-293-1500, Cell: 225-953-0638

Fax: 1-866-663-6065

fastvalue2@cox.net

http://www.appraisersinbatonrouge.com/

Baton Rouge Certified FHA Home Appraisers

Baton Rouge Real Estate Appraisal — Thu, 03 Dec 2009 12:22:29 +0000

http://www.batonrougerealestateappraisal.com/ – Baton Rouge Certified FHA Home Appraisers

Office: 225-293-1500 or 1-888-678-3544

Fax: 1-866-663-6065

Staff Email: fastvalue2@cox.net

Bill Cobb, Accurate Valuations Group Appraiser, has operated as a home appraiser for 18 years now primarily in the Greater Baton Rouge, Louisiana market. Bill performs Conventional, FHA and RD/Rural Development home appraisals. For more information on Accurate Valuations Home Appraisal Group, visit FHA Appraisers in East Baton Rouge, West Baton Rouge, Ascension & Livingston Parishes.

Our Service Areas: All of East & West Baton Rouge, Western Half of Livingston Parish (Denham Springs, Walker, Watson & Livingston) and Northern Ascension Parish (Prairieville, Gonzales, Geismar, Saint Amant, Sorrento)

Certified FHA Home Appraisers in the City of Baton Rouge

Baton Rouge Real Estate Appraisal — Mon, 30 Nov 2009 13:54:14 +0000

http://www.fhaappraisersbatonrouge.com/ – Certified FHA Home Appraisers in the City of East Baton Rouge

Office: 225-293-1500 or 1-888-678-3544

Fax: 1-866-663-6065

Staff Email: fastvalue2@cox.net