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

I’m noticing a trend in the $100K to $140K range where home sales have slowed, if not stalled. I’m reading about mortgages drying up for some. I’m looking at a 1004MC or Market Conditions Form right now in 70810 Area 53 where 12 months ago there were 17 sales and 2 months supply and in First Quarter 2011 only 1 sale in current 3 month quarter and 49 month supply. Of course, Baton Rouge home sales aren’t totally stalled for all price ranges, but for the under $140K range, there certainly has been a slowdown and increase in supply. Here’s the recent examples below.

This 1004MC or Market Conditions Report Based On Sub-Market Solds and Listings For an overbuilt home in Hermitage Subdivision, but using 1,200sf to 2300sf lowered price homes as comps in Area 53. From 17 sales 12 months ago to only 1 in current 3 months. Months supply of inventory 12 months ago was 21 months and currently it’s 48 months. Median sales price appeared to remain stable. It actually increased, BUT trend is not called just based on 1 sale.

SAME TREND IN DENHAM SPRINGS FOR 2 HOMES. I saw this exact same trend in Denham Springs last week. A couple purchased a home for $141K in 2007, surely a Post Katrina high price, and it appraised in low $130s in 2011 due to expected market correction. There was going to be a correction! 1004MC or Market Conditions Data showed 8 sales and 9 month supply 12 months ago and only 2 sales and 36 month supply in current 3 month period. In this case, median sales prices had declined, corrected.

This 1004MC Based On Sub-Market Solds and Listings For a 1,500sf 40 yr old home in South Woodcrest Subdivision. From 9 sales 12 months ago to only 1 in current 3 months for past 2 quarters. Months supply of inventory 12 months ago was only 4 months and currently it’s 45 months. Median Sales Price was $128,450 12 months ago and is now $124,125, a dip of -3.4%. Also, the Median Sold Days On The Market increased from 76 days 12 months ago to 191 in Q1 2011 .

This 1004MC or Market Conditions Report Based On Sub-Market Solds and Listings For a 1,150sf 40 yr old home in Sara Estate Subdivision. From 9 sales 12 months ago to only 1 in current 3 months for past 2 quarters. Months supply of inventory 12 months ago was only 4 months and currently it’s 45 months. Median sales price appeared to remain stable.

The Positive In The Market! I do know there is a lot of positive chatter from local Real Estate Agents on FB on the uptick in home buyer interest….and that’s a positive for the market.

PART OF THE REASON FOR “LOW APPRAISALS”. As home appraisers, the Big Banks are really concerned about Collateral Risk and want to know much more about the markets they lend in from the home appraisal. This is why today’s home appraiser works a couple of hours longer on each report to deliver all of this extra data, to better understand the markets they operate in and apply market based adjustments, whether those adjustments support a purchase agreement or not. Stats like I’m reporting here aren’t obvious on the surface when it comes to pricing a home for a listing BUT are made more transparent at appraisal time. Such stats as 45 months supply, declining median sales prices and average days on the market of 191 days do influence the final outcome on an appraisal and helps the lender make the decision as to if they are going to take the risk to lend in a market. Underwriters can choose to “cut” the appraised value.

In my opinion, sometimes a “Low Appraisal” isn’t really a low appraisal but more of a reflection on the reality in that market at that time period. And, that period of time could be months and months after that Agent’s sign went into the ground in front of that home. Markets Change! After all, if the market indicators above in the 1004MC were known to only the Appraiser and not known by the Agent marketing the home, then can you now see how and why appraisers are armed with more knowledge of market interaction? And, in the case where median sales prices were declining, can you see how that if this is not known by listing agents the trouble this causes at appraisal time? This is the newer depth of market analysis we appraisers are seeing in the markets we operate in AND the market analysis the average real estate agent is not seeing in the same market. Can you understand now why Fannie Mae, Freddie Mac, FHA, RD, VA and Banks want appraisers looking at these numbers more closely? I as a home appraiser certainly can.

Sometimes low appraisals happen because the overpriced listing was based on what the seller wanted versus pricing that home based on market support. Sometimes low appraisals happen because the home wasn’t properly measured and may be smaller than stated. There is supposed to be a real estate professional measure each listing based on the National ANSI Standards, whether that person be the actual Agent, their team or an appraiser. Sometimes low appraisals happen because excessive seller paid concessions were not deducted from the comps used by Agent to establish the listing price. Fannie Mae instructs appraisers to deduct excessive seller paid concessions and expects Agents to do the same at listing time. And, when the comps or solds used in the appraisal state seller paid concessions of $6,000 to $8,000 to $10,000 to $12,000, then those excessive concessions will be deducted from those comps. If typical is $3,000, then in the example above, -$3000, $-5000, -$7,000 and -$9,000 will be deducted to bring these comps back down to market normalcy! Fannie Mae, FHA and lenders know that when there is no “skin-in-the-game” or downpayment, they are more likely to get that home back. And, there are some P.A.’s written to utilize excessive seller paid concessions to get people into housing. It’s as if the regulations are asking the appraisers to help correct this situation in the market.

A Decrease In Mortgage Lending In These Price Ranges? Is there a decrease in mortgage lending in these price ranges or just harder to qualify for a mortgage loan….or both?

As a local Greater Baton Rouge Home Appraiser and local online real estate marketer, Accurate Valuations Group will now be able to offer semi-pro style photos for my PRE-LISTING Appraisal Clients along with HD Video Tours! Bill Cobb with Accurate Valuations Group recently made the investment in a Sony HX1 with 16mm ultra wide angle lens. The differences with the lens versus without the lens is impressive, see Before and After photos below.

BEFORE: Interior Photo Without The Wide-Angle Lens

AFTER: Interior Photo With The Wide-Angle Lens

Visit http://www.gbrprelistingappraisals.com/ for more details coming soon.

What Type Of Homes Qualify For Our Pre-Listing Appraisals?

Generally, homes in restricted subdivisions between the value ranges of $40,000 up to $500,000. Bill Cobb doesn’t perform Pre-Listing Appraisals on Complex or Extraordinary Homes or Rural Homes On Acreage.

What Is Our Service or Coverage Area?

Ascension Parish/County – Only Northern Ascension: Geismar/Dutchtown 70734, Gonzales 70737, Prairieville 70769, Saint Amant 70774 and Sorrento 70778

East Baton Rouge Parish/County – ALL

Livingston Parish/County – Only Western Livingston: Denham Springs 70706 & 70726, Livingston 70754, Walker 70785

West Baton Rouge/County – ALL

Photographing Greater Baton Rouge on Flickr @ http://www.flickr.com/photos/billcobb/

High End Homes Market Appears Near Solid Support, Most Solid Within East Baton Rouge Parish. From 9/1/08 to 9/30/09, MLS reports 298 sales versus 294 sales 9/1/09 to 9/30/10, which is only a decrease of -4 sales or -1.3%. Average Sold Price for the 2009/2010 period is $539,650 compared to $548,036 for the 2008/2009 period. Median Sold Price for the 2009/2010 period is $500,000 compared to $495,700 for the 2008/2009 period. Average sold price per sq. ft. is $157.89/sf versus $159.43/sf for the 2008/2009 period. Average days on the market is 122 days versus 140 days in the 2008/2009 period. So, while the average sold price per sq. ft. is down $1.54/sf, and average sold price is down approx. $8,400, the median sales price has increased by $4,300 and the days on the market has improved.

Yes, There Are Certainly Exceptions! Copper Mill in Zachary is one example where the average sold prices were $161/sf in 2007, $158/sf in 2008, $157/sf in 2009 and $147/sf in 2010 based on 13 sales. That’s a $10/sf drop since 2009. Plus, the days on the market for the 13 sales were: 336, 850, 20, 274, 4, 393, 252, 1082, 50, 344, 197, 54 and 2. Renaissance in Prairieville is another example where the average sold prices were $137/sf in 2007, $141/sf in 2008, $133/sf in 2009 and $129.24/sf in 2010 based on 7 sales. That’s a -$4/sf difference between 2009 and 2010. And, MLS reports the average days on the market were 417 in 2009 and 252 in 2010. Actually, upon closer examination of total days on market, the actual continuous days on market were: 231, 1, 4, 561, 692, 1025 and 302. Greystone Golf in Denham Springs has only had 2 sales in 2010 averaging $142/sf and 6 sales in 2009 averaging $146/sf, a $4/sf decline. NOTE: For this paragraph, this includes all price ranges within these high end subdivisions.

High End Homes Market Absorption Rate Appears To Be Improving! The numbers of high end home listings has declined just slightly from 445 for September 2009 and 424 for September 2010. In September 2009, the Months Inventory showed 23.42 months. In September 2010, the Months Inventory showed 21.2 months and in August 2010 it was 19.4 months. Certainly, the market for homes requiring “Jumbo” loans remains slower in the overall Greater Baton Rouge market.

High End Homes Market NOTE: Parameters were $400,000 to $1,000,000, all price ranges within ASC, EBR, LIV and WBR for Property Types: DSF, ASF, PRC and PRA.

NOTE: Data For The September 2010 GBRAR MLS Report is used with permission of the GBRMLS from dates stated above and from 1/1/2008 through 9/30/2010.

This morning, “The Guys” from TBWS reported existing home sale fell 27.2%, the lowest number of sales since 1968, see the video below.

The Baton Rouge Business Report is reporting on a National Assocation of Realtors housing study and I quote: “Sales of previously occupied homes fell to the lowest level in 15 years last month as the economy weakened. The National Association of Realtors says July’s sales fell by more than 27% to a seasonally adjusted annual rate of 3.83 million. It was the largest monthly drop on records dating back to 1968. June’s sales pace was revised downward to 5.26 million. Home sales picked up in the spring when the government was offering tax credits. But the market has struggled since the tax credits expired on April 30. It would take 12.5 months to sell off the 4 million unsold homes on the market at the current sales pace. The median sale price was $182,600, up 0.7 percent from a year ago.” I have included three charts below from Mortgage News Daily’s July Existing Home Sales: Recap and Charts to help put this in perspective. I then discuss the local Baton Rouge Housing Market Numbers.

While the NAR study covers the entire U.S., how do the local Western Livingston Parish housing sales numbers compare? By Western Livingston Parish, I’m defining Denham Springs, Watson and Walker, MLS Areas 81, 82 and 83, the more active portion of Livingston Parish. The answer is that I see Western Livingston bucking the national trend. Within the Greater Baton Rouge Association of Realtors data extracted from 1999 through August 25, 2010, covering almost 12 total years, the lowest yearly rate of home sales was in 1999 with 759. As of 8/25/2010, there have been 654 home sales. If this pace of home sales continues, 2010 projections will be approximately 980 sales, which would conclude a healty housing market.

The chart below, extracted from data from the GBRMLS on August 20, 2010, shows that the median sales price in MLS Area 81, Denham Springs north of Interstate 12, has continued to remain stable to increasing slightly. The chart actually shows an increase in median sales price from 8/2009 to 8/2010 of +3.49%. The chart also shows a fairly low 7.4% REO or Foreclosure Rate for this market as well, 235 foreclosures out of 3,175 homes sales since 1/1/2004.

HOWEVER

I want to responsibly point out that just because the NATIONAL “number” of home sales have been declining in 2010 doesn’t mean the LOCAL “housing prices” are equally declining significantly! And, this is an important point. As a home appraiser, the one thing I hear from local homeowners is a misunderstanding of the local market. They say things to me like, “I know this is a horrible time to be refinancing and getting an appraisal with the housing market the way it is, but we just couldn’t pass up the low mortgage rate”. I hear this constantly from locals and you can’t watch the national news and apply that to our local market. Linda Fredericks, former President of the Greater Baton Rouge Association of Realtors, is correct when she delivered the message that housing marketings are “local” and you can’t apply the national news headlines to a one size fits all local housing market!

Take The Baton Rouge Business ReportPoll: When will the U.S. housing market recover? So far results are:

NOTE: Data Used With Permission of the GBRAR MLS. Data was extracted on 8/25/2010 from periods 1/1/2009 through 8/25/2010.

Tags: Western Livingston Parish, Denham Springs Housing Study, Denham Springs Real Estate, Watson Louisiana Housing Study, Walker Louisiana Housing Study

These are some recent photos I took in Seigle Landing Subdivision, Denham Springs, Louisiana 70706 located off Simms Road. The development appears to be divided into two sections, the front section with larger homes and rear section with smaller more affordable housing. Sorry of the rain drops on the lens and if the photos aren’t exactly straight- it was raining very hard at photo time.

The following below is directly quoted from The Livingston Parish News Mobile Section.

“DENHAM SPRINGS – Introducing the South’s Best Antique Districts: New Orleans, Natchez and Denham Springs. That’s right, Denham Springs.

These cities are rated one-two-three in a poll published this month in AAA Southern Traveler.

More than 1,300 ballots from members of the nation’s largest motor travel club were used to determine what places were their favorites to visit, eat, play and shop. The bi-monthly magazine circulates to 220,000 American Automobile Association member households.

“That’s amazing,” said Al Bye, president of the Denham Springs Antique Merchants Association. “I’m pretty proud of that because I’ve been working with the association 10 years now. It was always good, but we have really banded together as merchants to make it a unique antique district. That’s because we want to get people to come back. Our business depends on it.”

The famous stretch of antique stores along Magazine and Royal streets in New Orleans were far and away the most popular, followed by the historic river city of Natchez in Mississippi. Yet then came small town Denham Springs, which has been quietly growing its reputation for flair in recent years, receiving similar recognition in other tourism forums.

“A very big congratulations to the Denham Antique District,” Mayor Jimmy Durbin said. “A designation like this does not happen without hard work by the Antique District Merchants Association and Denham Springs Mainstreet.”

Donna Jennings, the Mainstreet program director, said the recognition is part of a larger trend of improvements that will soon see upgraded paver brick sidewalks downtown – construction beginning next week – and a street park developed by volunteer organizations next to Old City Hall on Mattie Street.

“When you have a dedicated mayor and council determined to keep that area thriving, then a merchant’s association and a main street committee, it works,” she said.”

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 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 7/3/2010 from periods 1/1/2009 through 7/3/2010.

Denham Springs resident and home appraiser, Bill Cobb, offers comments and advice on the holding pattern that Crystal Lakes has been in since this development began in approximately 2007.

I’ve watched Crystal Lakes for years now as my family and I have visited North Park and as I’ve driven down Burgess Road on my way to appraisal appointments. I knew why those first 5 and only homes weren’t selling and it had everything to do with “PRICE” in this Livingston Parish market. Let me say here and now that I believe Crystal Lakes will be a very nice development for the residents of Denham Springs when it’s more aligned with the overall pricing and quality that local residents can afford, which includes the $600/yr HOA Fee.

The developer is Spatz Development out of Chicago. I was told back in 2006 by Livingston Parish Builder, Dennis Calmes, that Spatz Development first went to New Orleans after Hurricane Katrina and told the City that they’d like to help with the reconstruction of new homes. It was told to me that NOLA basically told Spatz that it would take at least a year or two before he could obtain his permits to build. So, Spatz Development bought the land for Crystal Lakes where it was much easier to do business. Spatz Development was trying to accomplish a positive thing for the local community. But, like other local developers in the past 4 years, Spatz Development overshot the anticipated price these homes would eventually sell for in a market that turned to more affordable housing options – a market where $136/sf+ for new home construction isn’t and wasn’t at all sustainable. Maybe in California where incomes are higher, but not in Livingston Parish Louisiana and not in other parts of Greater Baton Rouge either.

I recently appraised one of the 5 homes on Adora Ave in Crystal Lakes for a sale….approximately 3 years after this home was built. Why? One local Realtor I spoke with for this report said it had to do with “PRICE”. They stated that the developer built the 5 homes in 2007 and then tried to sell them by builder for something like $145/sf. The Realtor Active Rain Network shows a blog post back to 2/5/2008, Denham Springs Crystal Lake Development Is On Fire!, but according to MLS, it wasn’t until early 2009 when these homes were finally listed in MLS.

Trying To Be Too Much? YES! According to the Realtor I spoke with and MLS, the 5 homes range in living area size from 1,528sf all the way up to 3,125sf living area. That’s too wide a variance when the listing prices ranged from $189,900 to $435,000 on the same street, within 5 lots of one another. ADVICE: Build homes closer in living area size and closer in pricing!

Too High Of Quality? YES! Oh Yes, these are high quality homes, quality you might see in the garden homes section of Greystone Golf where residents pay $150/sf+. Was building this high of quality in this Denham Springs market a mistake? Obviously since it’s taken 3 to 3.5 years to sell just 2 of these 5 homes, it was a mistake. NOTE: 2 of the 5 homes are currently pending. ADVICE: Lower The Quality Some To Lower The Price To Make These Homes More Affordable!

It’s Very Easy To Build Too High Of Quality Homes For Denham Springs Market! As I said about Juban Parc and other developments in Western Livingston Parish, this market is 80% affordable type housing served by DR Horton and PCC/Vicknair Builders. What’s selling in bulk now in Livingston Parish in terms of new homes is in the $135,000 to $150,000 range. This was all explained in the recent Baton Rouge Business Report article, The Real Estate Mogul Of Livingston Parish and I don’t refute the findings in that article. Mr. Thomason is building and providing housing that people can actually afford. He’s meeting a need that builders that expect $130/sf to $150/sf for their homes are not meeting. He’s a smart man that builds homes based on the incomes of the local residents and knows what they can afford as opposed to the builders that think they’re entitled to $136 + per sq. ft..

Mr. Thomason is so confident that he can continue to meet that need better than other builders that he purchased $10,000,000 in lots in 2009 in Ascension Parish. And, Mr. Thomason is selling homes in bulk while other local builders aren’t doing nearly as well as in the insane local housing markets of late 2005 to early 2008, with builders expecting $136/sf+ for their homes. That was then and this is the much more sane 2010s. $128/sf+ in Livingston Parish generally doesn’t work as some builders AND THEIR BANKS have found out the hard way. The residents that bought those higher quality homes in Juban Parc early on are learning this lesson the hard way as well.

Other Homes In Crystal Lakes!

MY ULTIMATE ADVICE! According to the Realtor I spoke with representing Crystal Lakes, the plan is to make the homes both smaller and similar in size. My advice would be to make this development similar to the home size and quality found in Willow Pointe S/D off Hatchell Lane, where the homes range in size from 1500sf to 1800sf and in pricing from $170K to $214K. In this appraiser’s opinion, Crystal Lakes would be more desirable of a development than Willow Pointe because of the older section of Kemberly Heights one has to drive through to get to Willow Pointe and that onerous left turn onto Hatchell Lane in the mornings. However, Willow Pointe is closer to Florida and closer to Interstate 12, which makes a big difference when there are no plans in action whatsover to make the commute from Crystal Lakes to Florida Blvd or Interstate 12 less grueling. That 2 mile difference in the mornings and evenings can seem like an eternity in the worsening traffic of Denham Springs. Traffic in Denham Springs is a complete nightmare and it doesn’t appear that much of anything is being done to to help us wake up from this daily nightmare. Why is Hatchell Lane still a 2 Lane road in 2010? I better quit now!

Bill Cobb, with Accurate Valuations Group, is and has been a local home appraiser for 18 years now.

It’s almost the halfway mark into 2010, June. So far into 2010, what were the lowest and highest home sales prices? In South Point in 2010, there have been 19 sales from $120,200 up to $198,500.

LOWEST HOME SALES PRICE IN SOUTH POINT IN 2010

The lowest sales price was at 23938 Teakwood Dr, a home I inspected for an REO or Foreclosure Appraisal. This home sold 2/19/2010 for $120,200 or $81.77/sf. It has 1,470sf living area with 3 bedrooms and 2.5 bathrooms.

HIGHEST HOME SALES PRICE IN SOUTH POINT IN 2010

The highest sales price was at 23750 Rosemont Dr. This home sold 5/28/2010 for $198,500 or $81.42/sf, the price reported in MLS (see corrected price below). It has 2,438sf living area with 4 bedrooms, 3 bathrooms and an expensive “Gunite” swimming pool. NOTE: The seller paid $6,000 in concessions or had to pay the buyer $6,000 to buy their home from them. Because the seller received $6,000 less at the closing table than $198,500, the actual sales price that an appraiser will use is $198,500 minus $6,000 for $192,500 or $78.96/sf. The GBRAR MLS reports gross sales price without correctly and automatically deducting seller paid concessions. However, appraisers do deduct seller paid concessions and now FHA is very wisely implementing new rules to strictly limit seller paid concessions on their deals.

]]> http://www.batonrougerealestateappraisal.com/2010/06/denham-springs-south-point-subdivision-least-and-most-expensive-home-sales-in-2010/feed/ 1 http://www.batonrougerealestateappraisal.com/2010/05/denham-springs-home-appraisers-field-photos-watson-schools-70706/ http://www.batonrougerealestateappraisal.com/2010/05/denham-springs-home-appraisers-field-photos-watson-schools-70706/#comments Mon, 31 May 2010 19:38:02 +0000 Baton Rouge Real Estate Appraisal http://www.batonrougerealestateappraisal.com/greater-baton-rouge-subdivision-video-tours/denham-springs-home-appraisers-field-photos-watson-schools-70706/ http://www.denhamspringsappraisers.com/ – Denham Springs Home Appraisers Field Photos: Watson Schools 70706

I recently took these photos of the Elementary and High Schools in Watson Louisiana 70706 – Home Of The Eagles!

NOTE: Based on Detached Single Family information from the Greater Baton Rouge Association of REALTORS\MLS for the period 01/01/2009 through 03/31/2009 versus 01/01/2010 to 03/31/2010. There were 4 home sales in each period, which is why the % of Sales states “0″. This information was extracted on 04/21/2010.

]]> http://www.batonrougerealestateappraisal.com/2010/04/denham-springs-juban-parc-housing-report-through-march-2010/feed/ 0 http://www.batonrougerealestateappraisal.com/2010/04/denham-springs-home-appraisers-photos-from-the-field-juban-parc-elementary-school-construction-photos/ http://www.batonrougerealestateappraisal.com/2010/04/denham-springs-home-appraisers-photos-from-the-field-juban-parc-elementary-school-construction-photos/#comments Tue, 20 Apr 2010 14:16:19 +0000 Baton Rouge Real Estate Appraisal http://www.batonrougerealestateappraisal.com/greater-baton-rouge-subdivision-video-tours/denham-springs-home-appraisers-photos-from-the-field-juban-parc-elementary-school-construction-photos/ http://www.denhamspringsappraisers.com/ – Denham Springs Home Appraisers Photos From The Field: Juban Parc Elementary School Construction Photos

Here are some photos I took of the construction progress of the Juban Parc Elementary School on 4/20/2010.

http://www.denhamspringsappraisers.com/

WAFB News is report that Livingston Parish President, Mike Grimmer, Opposes the proposed Baton Rouge Loop. The article is located here, and here’s a snippet:

“BATON ROUGE, LA (WAFB) – Livingston Parish President Mike Grimmer joined a growing list of parish leaders opposing the proposed Baton Rouge Loop.

Grimmer told a crowd earlier this week the dynamics of the loop have changed and he will not vote in favor of it again.

Five parishes have been involved in a study of the proposed loop. Three are now against it, including Livingston, Ascension and Iberville parishes. Baton Rouge Mayor Kip Holden still supports the plan.

“Without a doubt we are going to continue to push forward,” said Holden. “I think you’ll see more legislators who are from Baton Rouge saying this is the way to go and we are going to keep fighting because this project is right.”

West Baton Rouge Parish is also still supporting the project.

More than $6 million has been spent looking into the project so far.“

Although the Denham Springs median home sales price appears to have declined between 5% to 6% since March 2009, according to the Baton Rouge Business Report Weekly this week, Livingston Parish experienced the largest increase in volume of home sales in Greater Baton Rouge. According to Tom Cook,

“The largest increase in the volume of sales took place in Livingston Parish in the $100,000 to $150,000 price range. From March 2008 to February 2009, there were 107 sales in this price range. From March 2009 to February, there were 221 sales in this price range. This represents an increase of 106%. Homes in the $200,000 to $250,000 price range decreased in volume by nearly 9% from March 2009 to February. Home sales in the $200,000 to $250,000 price range fell 22% from March 2008 to February 2009.”

The chemical explosion, see below, last week took me by surprise! I’ve driven down this road many times over the years as it’s a major north-south traffic artery. What we’re finding out 1 week after the explosion is that approximately 95% of locals had no clue that there was even a hazardous chemicals “Plant” in operation off this road, especially those that lived within 1 mile. Obviously, this was not just a chemical storage warehouse.

The article above about population is somewhat mis-stated. It states that there are more than 100 people living within 1/2 mile of the explosion. That’s kind of like saying more than 100 people live in Denham Springs. There are far many more than that living within 1/2 mile. There are 2 major residential subdivisions witin 1/8 mile of this warehouse. The residents of Carlton Oaks weren’t allowed back into their homes for 3 days after the explosion and now wonder have their home values plummeted over night. As I write this, almost one week after the explosion, some of the residents of the large manufactured housing development directly adjacent to the warehouse still have not been able to return to their homes.

Many locals are asking what happened last week and what idiots in the local and municipal governments approved the occupancy permits of a hazardous chemical plant in the middle of a residential neighborhood? The company name itself, Coco’s Resources Warehouse, doesn’t clearly explain that this was a hazardous materials “plant”, not just a storage warehouse.

North Park, a large 100 acre public recreational facility located within 1/2 mile, is presumed to have had 100s of kids and families there during the Easter holidays week off from school as the blast occurred shortly after 2pm. There are so many unanswered questions….and now a lawsuit. It’s my hope that the lawsuit not only targets the company who owned the warehouse but also those local and Parish governments that approved such a hazardous use in this residential neighborhood. They truly bear the majority of the blame was for this explosion.

Bill Cobb, CREA, with Baton Rouge’s Accurate Valuations Home Appraisal Group, is a real estate appraiser based in the Baton Rouge Market with 18 years experience. He covers multiple Parishes (or Counties) in the Greater Baton Rouge Region and works for brokers, banks, governmental agencies, Real Estate Agents, attorneys, home owners and more.

Accurate Valuations Probate Residential Appraisers Group

P.O. Box 40515
Baton Rouge, LA 70835
TEL: 225-293-1500
MOBILE: 225-953-0638
TOLL FREE: 1-888-678-3544
FAX: 1-866-663-6065
STAFF EMAIL: fastvalue2@cox.net
WEBSITE: http://www.accuratevg.com

Coverage Area:

Ascension Parish/County – Only Northern Ascension: Geismar/Dutchtown 70734, Gonzales 70737, Prairieville 70769, Saint Amant 70774 and Sorrento 70778

East Baton Rouge Parish/County – ALL

Livingston Parish/County – Only Western Livingston: Denham Springs 70706 & 70726, Livingston 70754, Walker 70785

West Baton Rouge/County – ALL

Tags: Probate Appraisers In Greater Baton Rouge

Bill Cobb, CREA, with Baton Rouge’s Accurate Valuations Home Appraisal Group, is a real estate appraiser based in the Baton Rouge Market with 18 years experience. He covers multiple Parishes (or Counties) in the Greater Baton Rouge Region and works for brokers, banks, governmental agencies, Real Estate Agents, attorneys, home owners and more.

Accurate Valuations Estate Appraisers Group

P.O. Box 40515
Baton Rouge, LA 70835
TEL: 225-293-1500
MOBILE: 225-953-0638
TOLL FREE: 1-888-678-3544
FAX: 1-866-663-6065
STAFF EMAIL: fastvalue2@cox.net
WEBSITE: http://www.accuratevg.com

Coverage Area:

Ascension Parish/County – Only Northern Ascension: Geismar/Dutchtown 70734, Gonzales 70737, Prairieville 70769, Saint Amant 70774 and Sorrento 70778

East Baton Rouge Parish/County – ALL

Livingston Parish/County – Only Western Livingston: Denham Springs 70706 & 70726, Livingston 70754, Walker 70785

West Baton Rouge/County – ALL

Tags: Estate Appraisers Baton Rouge, Probate Appraisers Baton Rouge

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)

]]> http://www.batonrougerealestateappraisal.com/2009/12/baton-rouge-certified-fha-home-appraisers/feed/ 0 http://www.batonrougerealestateappraisal.com/2009/11/certified-fha-home-appraisers-in-the-city-of-baton-rouge/ http://www.batonrougerealestateappraisal.com/2009/11/certified-fha-home-appraisers-in-the-city-of-baton-rouge/#comments Mon, 30 Nov 2009 13:54:14 +0000 Baton Rouge Real Estate Appraisal http://www.batonrougerealestateappraisal.com/baton-rouge-real-estate-appraisal/certified-fha-home-appraisers-in-the-city-of-baton-rouge/ 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

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)