Homes Fort Mill SC

Looking for foreclosures? Many investors and individual home buyers are taking advantage of the increasing number of foreclosures hitting the market. And there are other advantages to finding and buying a foreclosed home.

The York County SC area including Fort Mill, Tega Cay, Lake Wylie, Rock Hill has not had many foreclosures in the past but that trend looks like it might be changing. Now might be the best time to look for and buy a foreclosed home.

How do you find foreclosed homes? (more…)

One of the many services Carmen can offer her home sellers is a Obeo virtual tour program. Obeo’s home tour program is full of viewing features for potential home buyers.

If the Obeo program is selected, Carmen stages your home, she hires a professional photographer from Obeo to take high quality pictures of your home. Obeo then uploads the pictures to their virtual tour viewer.

Obeo’s virtual tour viewer offers; 360 panoramas room views, a movie version of the photographs, many high quality photo views, print brochures, and much more. (more…)

Here is an updated post July 2009 about changes at Lake Ridge Tega Cay.

If you like Toll Brothers built new construction homes and you are looking to live in the Fort Mill or Tega Cay SC area you have come to the right place.

Toll Brothers, a quality award winning home builder for 40 plus years, is building new homes in the new community of Tega Cay called Lake Ridge at Tega Cay.

Carmen has at the permission of Toll Brothers pulled together on her website HomesFortMill.com quality information about Lake Ridge at Tega Cay and the home designs Toll Brothers is building and selling at Lake Ridge.

See one of the HomesFortMill.com articles about Lake Ridge by clicking here.

But that’s not all, you’ll find dedicated pages on HomesfortMill.com about Toll Brothers homes in Lake Ridge. You’ll find Toll Brothers homes in Lake Ridge site plans, home floor plans, home elevation pictures, other home design details , and prices. (more…)

It’s time for another home sales report for Tega Cay SC. I pulled numbers together for home sales August 1 through October 1, 2007 and the same time period 2008 to make the year to year comparison.

I decided to use data from the two MLS systems representing our area. I pulled data from the Charlotte and Piedmont MLS (both have properties listed that are unique to only their system so to get true numbers I had to combine them).

Tega Cay Home Sales Report Oct 1 2008

Tega Cay Market Snapshot (text version)

Aug 1^st to Oct. 1 2007

# of homes sold 37

Average Original List Price 328K

Average Sold Price 315K

% List to Sold Ratio 96%

Days On Market 87

Home sold price categories

Under 350K— 26

350-400— 4

401-500— 1

500+– 6 Three water front, one anchorage water view, two lake shore regular lots.

Aug 1^st to Oct. 1 2008

#of homes sold 25

Average Original List Price $337K

Average Sold Price $308K

% List to Sold 91.5%

Days On Market 139

Home sold price categories

Under 350K — 20

350- 400 —- 2

401- 500 —- 0

500+— 3 One custom new construction, others water front

Observation- (more…)

While our resale market has slowed down the rental market seems to be growing on a daily basis. For homeowners who have been unable or unwilling to sell their homes in this market leasing may be the next best option. I have been receiving calls on a daily basis from persons interested in leasing homes in the Tega Cay/Fort Mill areas. For families that have already relocated to our area who are at this time unable to purchase yet need to find a home with a Fort Mill School District address leasing a home is the next best option to apartment living. This could be the perfect solution for sellers who are unwilling to lower their asking price to meet the buyer driven market. (more…)

I created a home sales comparison report for Tega Cay South Carolina. The report compares 2007 homes sales in Tega Cay to the current year 2008 for the first two quarters. I also gave you a peek at how August home sales stack up against last year. Here is my sales report:

MARKET SNAPSHOT 2007 Vs. 2008

First Quarter Sales Comparisons

JANUARY-MARCH 2008——–JANUARY-MARCH 2007

SOLD- 27 Homes…………………………. SOLD- 52 Homes

AVERAGE LIST PRICE- $272,469 ……. AVERAGE LIST PRICE- $339,565

AVERAGE SOLD PRICE- $268,359 ….. AVERAGE SOLD PRICE- $336,220

AVERAGE DAYS ON MKT- 114 ………..AVERAGE DAYS ON MKT- 78

% LIST TO SOLD- 98% ………………….. % LIST TO SOLD- 99%

DECLINE IN SALES PRICE- 20%
DECLIEN IN # OF HOMES SOLD – 41%

Second Quarter Sales Comparisons

APRIL- JULY 2008 ————APRIL- JULY 2007

SOLD- 41 Homes ………………………….SOLD- 69 Homes

AVERAGE LIST PRICE- $323,977 ……..AVERAGE LIST PRICE- $340,272

AVERAGE SOLD PRICE- $312,553…….AVERAGE SOLD PRICE- $334,384

AVERAGE DAYS ON MKT- 99…………..AVERAGE DAYS ON MKT- 79

%LIST TO SOLD- 97% …………………….%LIST TO SOLD- 98%

DECLINE IN SALES PRICE- 6%
DECLINE IN # OF HOMES SOLD- 27%

Here is a look at the trend in August so far:

AUG. 1- AUG. 23 2008 ——- AUG.1 – AUG. 23 2007

SOLD- 7 Homes …………………………. SOLD- 9 Homes

AVERAGE LIST PRICE- $327,928 …… AVERAGE LIST PRICE- $325,355

AVERAGE SOLD PRICE- $315,300 …..AVERAGE SOLD PRICE- $318,752

AVERAGE DAYS ON MKT- 101………. AVERAGE DAYS ON MKT- 70

%LIST TO SOLD- 96% ………………….. %LIST TO SOLD- 98% (more…)

What is one of the most important things to do when buying a home? Visualize were your furniture will go in each room. Well… yes that is part of the processes but more importantly hire a professional to do a home inspection.

So even if you manage to find the perfect home a good home inspection can help you understand exactly what’s not so perfect about the home you’re going to buy. That’s a good thing. Because when you’re buying a home you’re also buying all of the home’s problems too.

You’re making a large investment in the property and it’s nice to understand exactly what you’re buying. A structural problem or a heating and air condition system that isn’t functioning properly can be expensive to fix. So conducting a series of thorough inspections is a lot like buying an insurance policy against future expenses or knowing more about what you are buying into. Keep in mind, however, that home inspections are not a warranty or guarantee of the home.

What is a typical home inspection like? A home inspection typically includes an examination of the heating and central air conditioning systems, interior plumbing, electrical systems, the roof, attic, visible insulation, walls, ceilings, floors, windows, foundations, and basements.

A typical home inspection will take about 2 to 4 hours depending on the type of home; an unoccupied one story home on a concrete slab will take about 2 hours, where an occupied two story home on a crawlspace foundation will take about 4 hours to complete.

Although the home inspection report should include detailed descriptions and color digital pictures of any defects in the home, it is best if you are able to attend the inspection for a review and discussion of the findings. You, your agent, the owner/sellers, etc. should attend the entire inspection. Once the inspection is complete, you should walk through the home with the inspector to discuss any concerns or defects that may be present.

Some things that are not included in the general inspection are:

• Appliances that are not installed
• Building Code Compliance
• Environmental issues such as Radon, Mold, Lead, etc. (unless specifically requested) I would recommend including a least a radon test for the Fort Mill/York County area.
• Systems/components/areas that are not readily accessible or readily visible or shut down.
• Cosmetic issues (Acceptability is subjective and should be determined by the client)
• Exterior features such as retaining walls, storage buildings, pools, etc. (Unless their condition may affect the building)
• Low voltage systems/components such as: intercom, security systems, antennas, etc.

You will most likely have to hire a separate professional to do a termite inspection.

If you are selling your home, have an inspection done before you put your home on the market and you may avoid any surprises when potential buyers have a home inspector check it out. You may choose to have any repairs made using a contractor of your choice without having to satisfy a potential buyer or you may choose to disclose the conditions you are not going to repair and protect yourself from liability of nondisclosure claims.

Should you hire a home inspector when buying a new home? Absolutely. Just because the home is new doesn’t mean there aren’t problems. The contractors building a new home are human and make mistakes. There is no better time to catch and fix mistakes or problems than before you close and move in.

(more…)

There is good news mixed with bad. The 12 month through March 2008 S&P/Case-Shiller Home Price Index report released yesterday showed national home values are still in a decline. The national average decline is 14%.

The good news is Charlotte is one of the 20 urban metro market areas showing increases. The Charlotte metro market includes Fort Mill, Tega Cay, Lake Wylie and other outline areas or suburbs.

Our home values in the area have shown modest growth in the last few years which maybe the reason for positive home value growth instead of decreases in todays economy. Charlotte area home prices rose less than one percent but at least it is on the plus side.

More good new, home sales have increased slightly in the the northeast. So why is this good news for us southerners? (more…)