Above is a summary of  Tega Cay single family homes sales for 2011. The information was prepared using data from Carolina (Charlotte metro) MLS. Homes.

According to CMLS data, 25 more homes sold in Tega Cay in 2011 compared to 2010. The number of days on the market reduced 15%. Average homes sold prices were down 2% from last year but the list price to sold price ratio was flat holding near 96%.

Overall , selling more homes than the year before is a positive trend.   One thing to watch in the coming months is the trend that there are  less homes for sale now than last year. The reduced inventory trend during early fall 2011 was down almost 40% from last year and ended closer to 20% down in December. If the reduced inventory trend continues, this may signal better news for home sellers if the home buyer demand increases.

A note about the numbers – Tega Cay is on the border of NC and SC and included in the Charlotte Metro. We have two overlapping Multiple Listing Services that serve our area. The services are the Piedmont MLS and Carolina MLS. Not all homes for sale in our area are added to both MLS services. So homes sold reports can vary depending upon which service is used. I choose to use CMLS data for this report but I am a member of both services and would be happy to share your neighborhood results with you. Just give me a call or send me an email.

Information Deemed Reliable But Not Guaranteed.

Call me for questions or showings.

Pictured are Tega Cay homes recently sold or pending by Century 21 First Choice Realtor Carmen Miller. Over 100+ homes have sold in Tega Cay this year. Our area home market is seeing approximately a 40+% decrease in inventory of homes listed for sale compared to last year at the same time.

Tega Cay homes priced under $300,000 are selling in under 90 days on the market and averging 95% list to sales price ratio.

Thinking of selling but need more information? I would be happy to meet with you and give you specific market information as it applies to your home!

Post From Loan Officer Olan Carder

This is always the million dollar question. I get asked more than anything else, “Where are rates? Where are rates going? What are rates about to do?”

This is a tough question for the average loan officer because although we deal with rates all day everyday, many loan officers don’t understand the economic factors that drive rates or frankly don’t have time to pay attention to it.

Fortunately I subscribe to a wonderful service that keeps me informed on these factors and world economic events. Although no one can predict for certain what the future may hold, I do get great predictions from well informed experts, and they are typically very accurate.

Right now they are advising folks to FLOAT their interest rate if they are closing within the next 30-60 days. Rates have been on a downward trend for the last month and until we see something major change in the economy or see a strong change in the trend the smart money is floating.

This means rates should stay the same or slightly improve over the next couple months. If you are in the process of buying a home or refinancing, please consult your lender directly for lock advise. Many lenders offer some kind of float down or rate protection which makes locking a no-brainer, so if you would like more info on that shoot me an email. I am always happy to help!

Olan Carder
Loan Officer
NMLS# 97565
Phone: 980-721-7478
ocarder@1asmc.com
www.charlottemortgageonline.com

National home sale contracts off 30 percent in May 2010 compared to April 2010 as reported by the National Realtor Association. Not a big surprise based on the fact that the home buyer tax credit deadline was April 30th. So how did Tega Cay home sales do for the first half of 2010?

I broke home sales out by two periods. The first period is January thru April 2010 compared to the same period in 2009. The number of Tega Cay SC homes sold was up 27% or 19 homes sold compared to 15 in 2009. The sales price to list price was up one point from 95% to 96%.

The second period comparisons are Tega Cay homes sales May to June 2010 compared to 2009. The period experienced a nice increase compared to last year at 47% or 25 homes sold compared to 17 in 2009.

This is not a surprise and primarily driven by the home buyers tax credit that ended in April. The numbers are actual closings so the increase in home sale closing volume was expected since the closing deadline was June 30th for the home buyers credit.

Tega Cay’s July home sales forecast? Charlotte MLS reports 15 pending contracts for June in Tega Cay. There are 4 pending contracts for the first week for July. Based on this pace, home sales in Tega Cay seem to be similar to the May and June home sales results. Economist say IF job starts increase the later part of this year, homes sales will follow even without incentives.

Information Deemed Reliable But Not Guaranteed.

Call me with your home sales questions.

Since we are coming to the close of the 2009 year, I prepared an analysis of home sales in Tega Cay SC comparing total home sales in 2009 to home sales in 2008. Although there are a couple weeks left in 2009, there will not be many closings occurring before the new year to significantly impact the 2009 sales numbers.

I have split Tega Cay homes sales into two categories. The first split is homes sales under $400,000. The second split is home sales over $400,000. I split the analysis in these two groups because the majority of the activity in Tega Cay and in the Fort Mill area is occurring with home sale transactions below $400,000.

Tega Cay Homes Sold Under $400,000

77 homes sold in Tega Cay 2009 under $400,000 compared to 97 homes in 2008. This represents approximately 21 percent fewer homes sold in 2009. The days on the market increased 8 percent to 111 days. Homes are selling 96 percent lower than asking or listing price. The average homes sales price is $232,000 which is down approx 9 percent from last year. There are currently 59 homes on the market listed under $400,000 in Tega Cay. See more info on the chart below.

Tega Cay Homes Sold Over $400,000

12 homes sold in Tega Cay 2009 over $400,000 compared to 20 homes last year which is a 40% decrease. Homes took an average of 152 days to sell which is a 34% increase from 113 days on the market last year. The average homes sold sales price is $514,000 compared to $525,000 in 2008. Homes sold at 95% lower than asking or listing price which is down only 1% from last year. There are currently 35 homes for sale listed in Tega Cay over $400,000. See the over $400,000 sales comparsion below.

9 Waterfront homes sold in 2008 compared to 11 in 2009. Out of the 11 sold this year, 4 were under $400,000. There are currently 17 waterfront homes listed for sale in Tega Cay and one of the 17 is under $400,000.

To sum up the total homes sold in Tega Cay, a total of 89 homes sold this year compared to 117 in 2008. These results are not a surprising based on the market conditions the last 18 months. The good news is homes are selling. There are currently 94 homes listed for sale Tega cay according to the Carolina MLS.

Information Deemed Reliable But Not Guaranteed.

Call me for questions.

Its time for the Fort Mill real estate homes sales update for May 2009. The report is specifically f0r May 2009 single family homes sales in the Fort Mill SC and Fort Mill township area.

The report compares May 2009 single family home sales to May 2008. The homes sales data is from the Charlotte MLS (multiple listing service) and the area is Fort Mill, SC which includes communities like Baxter Village, Springfield, Knigthsbridge, Hamilton Place, Indian Land and other Fort Mill communities except for Tega Cay SC.

To recap the report, in May 2009, 26 single family homes sold in Fort Mill compared to 58 sold in May 2008 which is an approx decrease of 55%. The average days a home is on the market was the same as 2008 at 99 days. The sold price to listing price percent is  97% of listing price.

There are currently 550 single family homes for sale listings in the Fort Mill area on the Charlotte MLS service. The homes for sale listings numbers are for both York and Lancaster Counties of the Fort Mill Township. There are 370 active listings in the York County portion of Fort Mill. There is a large inventory of homes for sale in Fort Mill.

Below is a spreadsheet summarizing the May 2009 to May 2008 Fort Mill homes sales comparison.

Information Deemed Reliable But Not Guaranteed.

To discuss or for more information please contact me.

Carmen S Miller

Its time for your May 2009 Tega Cay SC home sales report.

The data is for May 2009 single family home sales with a comparison to May 2008. The data is from the Charlotte MLS and the area is Tega Cay only which does not include communities like Baxter Village, Springfield, Knigthsbridge, and other Fort Mill communities.

May Tega Cay home sales increased in May from April. The number of homes sold in May 2009 was 7 compared to 4 homes sold in April.  Comparing May 2009 to May 2008, the quantity of homes sold was the same at 7. The average days a home is on the market has increased 139% from 51 days last year May to 122 days this year. The list price to sales price ratio is 95% of listed price. The average price of a home sold is $299,217.

There are currently 119 single family homes for sale in Tega Cay listed on the Charlotte MLS service.

Below is a spreadsheet summarizing the May 2009 to May 2008 Tega Cay homes sales comparison.

Information Deemed Reliable But Not Guaranteed.

To discuss or for more information please contact me.

Carmen S Miller

Tega Cay Entrance Sign

Here is a single family homes sales report for the Tega Cay SC area.

The data is for April 2009 single family home sales with a comparison to April 2008. The data is from the Charlotte MLS and the area is Tega Cay not including Fort Mill, SC which includes communities like Baxter Village, Springfield, Knigthsbridge, and other Fort Mill communities.

In April 2009, 4 single family homes sold in Tega Cay compared to 9 sold in April 2008 which is an approx decrease of 56% from last year.  The average days a home is on the market has drastically decreased 64% to 56 days from 156 days. The sale price to listing price percent is at 94% of listing price. The average price of a home sold decreased 50% with average home price of $189,750.

There are currently 111 single family homes for sale listings in Tega Cay on the Charlotte MLS service.

Below is a spreadsheet summarizing the April 2009 to April 2008 Tega Cay homes sales comparison.

With the drastic reduction in the number of homes sold in Tega Cay I did more research on the home sold trends for Tega Cay. The highest amount of homes sold over the last 11 years in Tega Cay is 19 which occurred in April 2006. April 2009 is the lowest at 4 homes sold. The next lowest amount of homes sold in April was 2002 at 6 Tega Cay Homes.

Information Deemed Reliable But Not Guaranteed.

To discuss or for more information please contact me.

Carmen S Miller

I put together a single family homes sales report for the Fort Mill SC area for your review.

The data is for March 2009 single family home sales with a comparison to March 2008. The data is from the Charlotte MLS and the area is Fort Mill, SC which includes communities like Baxter Village, Springfield, Knigthsbridge, and other Fort Mill communities except for Tega Cay SC.

In March 2009, 21 single family homes sold in Fort Mill compared to 30 sold in March 2008 which is an approx decrease of 30%. The average days a home is on the market has increased 47% to 181 days. The sale price to listing price percent is at 95% of listing price.

There are currently 789 single family homes for sale listings in the Fort Mill area on the Charlotte MLS service.  581 are active listings in the combined York County and Lancaster County of the Fort Mill Township. There are 372 active listings in the York County portion of Fort Mill.

I put together a colorful spreadsheet below summarizing the March 2009 to March 2008 Fort Mill homes sales comparison.

Information Deemed Reliable But Not Guaranteed.

To discuss or for more information please contact me.

Carmen S Miller

Whether you’re a current home seller, a home buyer, or a home owner many are asking me on a regular basis how home sales are doing in our Fort Mill and Tega Cay SC area. I try and post on a monthly or quarterly time period a home sales market report. Most of my reports are for the Fort Mill or Tega Cay “township” area. So you can subscribe to my blog newsletter and be informed on the homes sales market status on a regular basis.

Or better yet you can have a custom market report emailed to you monthly, automatically. I have a powerful free market report service called the “Market Snapshot”. Here is a current market report for home sales and listings in the zip code 29708 which is Tega Cay and a portions of the Fort Mill Township. The time period is a snapshot of the last thirty days ending January 21, 2009. The report request was for single family homes with 2 to 5 bedrooms and 1 to 5 bathrooms.

It is hard to read a picture of the report  on a blog post so I have broken out some sections of the report for you below to see.

9 homes sold in the last 30 days. There are approx 184 homes for sale in the 29708 zip code market that have 2-5 bedrooms and 1-5 bathrooms. Days on the market are running between 126 and 131 days. Sales price to asking ratio is approx 94% of asking.

The home for sale information in the Market Snapshot report for zip code 29708 is from the Piedmont Regional MLS (York County).  Information deemed reliable but not guaranteed.

If you are wondering what area is included in the 29708 zip code here is a map. Zip code 29708 is the area inside of the yellow highlighted area on the map below.

Other nice features of the Market Snapshot report are:

Community and school info. As a sneak preview of the additional information , the community page of the Market Snapshot report estimates the 29708 zip code population at 16,203 for 2008. There are approximately 6,201 households with the average persons per household at 2.61. The number of dwelling units is 7,029.

The map features are amazing. The current homes for sale are marked on a map and as you point to the marker on the map you can see pictures and other information related to the home for sale.

This post has served two purposes. One to give you a current home sales report and two to promote my Market Snapshot report service.

The report If you are interested in receiving regular home sales market reports you can subscribe two ways.

One click the button below to subscribe on your own

or contact me.

Carmen S Miller

I combined November and December single family home sales for Fort Mill and the Fort Mill Township in one post. I also recapped the 4th quarter. Here are the results:

November 2008 Home Sales Fort Mill SC

November 2008 home sales in Fort Mill SC were similar to October. Homes sold were down 42% which is two points better than October. The sold price to listing price ratio decrease a percent from 97% in October to 96% in November. Days on the market increased 10 basis points from October and increased 25% from last year same time period.

Picture Version

December 2008 Homes Sales Fort Mill SC

December 2008 Homes sales in Fort Mill SC were almost a carbon copy of November 2008. The only difference to November 2008 sales were the sold price to listing price ratio which declined another percentage point.

Picture Version

Fourth Quarter 2008 Home Sales Fort Mill SC

Here is the 4th quarter 2008 home sales recap:
Single family homes sales in Fort Mill were down 42% October through December 2008 compared to the same quarter in 2007. The average listing (asking) price decreased 3% from last year. The average sold price decreased by 4%. The average list price to sold ratio was down 1% from last year at 96%. Average days on the market was 106 days which is an increase of 15% from last year.

Picture Version

Fort Mill homes sold did include Tega Cay, Baxter village, Springfield, and other communities around Fort Mill.

There are currently 437 homes listed for sale in the Fort Mill SC Township, York County on the Charlotte MLS system.

Data source is the Carolina Multiple Listing Service Single Family Homes

I do want to point out that the Charlotte MLS sales reports show only the most recent listed sales price. So if the agent changed the price during the course of the listing the current listed price may not be the original asking price.

To discuss the sales results or for more information please contact me.

Carmen S Miller

October 2008 home sales in Fort Mill SC were about the same as September even in the light of more economic bad news.  Homes sold were down 44% two points better than September.  The sold price to listing price ratio was consistent to last year. Days on the market bettered by 3%. Fort Mill homes sold did include Tega Cay, Baxter village, Springfield,  and other communities around Fort Mill.

There are currently 592 homes listed for sale in the Fort Mill SC Township, York County on the Charlotte MLS system.

Here is the spreadsheet comparing the October year to year comparisons in Fort Mill SC.

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Text Version

I do want to point out that the Charlotte MLS sales reports show only the most recent listed sales price. So if the agent changed the price during the course of the listing the current listed price may not be the original asking price.

To discuss or for more information please contact me.

Carmen S Miller

City Entrance Sign

October seemed to be a month full of bad economic news. So how did Tega Cay SC home sales fair with bad news hitting daily? October 2008 home sales in Tega Cay SC were not too far off of September’s. Homes sold were down one transaction or 8 percent. Incidentally October 2008 Tega Cay home sales were down 21% compared to October 2006.  And the sold price to listing price ratio is holding strong at 98 percent of list price. There are a total of 111 active single family homes for sale in Tega Cay SC listed in the Charlotte MLS system.

Here is the spreadsheet comparing the October year to year comparisons in Tega Cay SC.

Picture version

Text version

I do want to point out that the Charlotte MLS sales reports show only the most recent listed sales price. So if the agent changed the price during the course of the listing the current listed price may not be the original asking price.

To discuss or for more information please contact me.

Carmen S Miller

It’s time for local home sales comparison reports. September 2008 home sales in Fort Mill SC was mixed with good and bad news. Homes sold were down 46%. Although I do want to point out that there were 23 additional homes under contract besides the 27 homes that sold in September. The sold price to listing price ratio was only off 2%. Days on the market only increased 15%. Fort Mill homes sold did not include Tega Cay home sales data but included Baxter village and other communities around Fort Mill.

Here is the spreadsheet comparing the September year to year comparisons in Fort Mill SC.

Picture version

Text version

I do want to point out that the Charlotte MLS sales reports show only the most recent listed sales price. So if the agent changed the price during the course of the listing the current listed price may not be the original asking price. Other market reports estimate home prices in our area are down approx 9% from last year.

To discuss or for more information please contact me.

Carmen S Miller

Lake Shore Subdivision Summer

It’s time for local home sales comparison reports. September 2008 home sales in Lake Shore Community or subdivision of Tega Cay SC were actually good. Homes sold are up. And the sold price to listing price ratio is held strong at 97%. Days on the market bettered by 9%. Lake Shore home sales are also part of the data that was included in my Tega Cay September comparison.

Here is the spreadsheet comparing the September year to year comparisons in Lake Shore in Tega Cay SC.

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Text Version

I do want to point out that the Charlotte MLS sales reports show only the most recent listed sales price. So if the agent changed the price during the course of the listing the current listed price may not be the original asking price. Other market reports estimate home prices in our area are down approx 9% from last year.

To discuss or for more information please contact me.

Carmen S Miller

City Entrance Sign

It’s time for local home sales comparison reports. September 2008 home sales in Tega Cay SC were actually pretty good. Homes sold are up. And the sold price to listing price ratio is holding strong and up a percentage point. Days on the market increased slightly.

Here is the spreadsheet comparing the September year to year comparisons in Tega Cay SC.

Picture version

Text Version

I do want to point out that the Charlotte MLS sales reports show only the most recent listed sales price. So if the agent changed the price during the course of the listing the current listed price may not be the original asking price. Other market reports estimate home prices in our area are down approx 9% from last year.

To discuss or for more information please contact me.

Carmen S Miller

It’s time for local home sales comparison reports. September home sales in Baxter Village were not bad when you look at homes sold compared to listing or asking price. Days on the market increased significantly and the homes sales transactions are down but a little better than the 30 plus percent down for the Charlotte metro market.

Here is the spreadsheet comparing the September year to year comparisons in Baxter Village

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Text version

I do want to point out that the Charlotte MLS sales reports show only the most recent listed sales price. So if the agent changed the price during the course of the listing the current listed price may not be the original asking price. Other market reports estimate home prices in our area are down approx 9% from last year.

To discuss or for more information please contact me.

Carmen S Miller

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- During the two month period average original list price has increased by less than 2.8% while the actual average sold price has decreased by 2.2%. Days on market have increased by 60% and the number of homes sold has decreased by 33%. There are currently 132 listed homes for sale in Tega Cay SC.

For more information or to discuss the market analysis further please contact me.

If you would like to seach available homes for sale or rent in Tega Cay click here to go to my free home search tool.

If you would like to sign up for free automated email alerts for specific home search criteria you can customize click here.

Carmen S Miller

The South Carolina Realtors Association has published their home sales MLS data for the first half of the year. Below are homes sales including condos and villas for the Piedmont region which includes York, Lancaster, and Chester counties (includes Fort Mill, Tega Cay, Lake Wylie, Rock Hill).

First Quarter Home, Condo, and Villa Sales Comparisons

JAN-MAR 2007—JAN-MAR 2008

957 Homes…………..701 Homes

A 26.75% decrease from last year

Median Price of Home, Condo, or Villa

$154,000…………….$145,000

A 5.83% decrease from last year.

Second Quarter Home, Condo, and Villa Sales Comparisons

APR-JUN 2007—APR-JUN 2008

1104 Homes…………..872 Homes

A 21.01% decrease from last year

Median Price of Home, Condo, or Villa

$174,000…………….$158,000

A 9.20% decrease from last year

YTD Home, Condo, and Villa Sales Comparisons Thru July 15^th 2008

YTD  2007———–YTD  2008

2454 Homes………….1830 Homes

A 25.4% decrease from last year

Median Price of Home, Condo, or Villa

$159,000……………$158,000

A 0.6% decrease from last year

The average days on the market is almost the same as this time last year at 131 days.

Remember this MLS sales data includes three south Carolina counties which are York, Lancaster, and Chester. Fort Mill, Tega cay, Lake Wylie SC, and Rock Hill home sales are included in the sales data region.

For more information or to discuss the market analysis further please contact me.

If you would like to seach available homes for sale or rent in Tega Cay click here to go to my free home search tool.

If you would like to sign up for free automated email alerts for specific home search criteria you can customize click here.

Carmen S Miller

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%

DECLINE IN SALES PRICE- 1%
DECLINE IN # OF HOMES SOLD- 23%

THERE ARE CURRENTLY 132 SINGLE FAMILY HOMES FOR SALE IN TEGA CAY THAT ARE LISTED WITH AN AGENT IN MLS.

For more information or to discuss the market analysis further please contact me.

If you would like to seach available homes for sakle or rent in Tega Cay click here to go to my free home search tool.

If you would like to sign up for free automated email alerts for specific home search criteria you can customize click here.

Carmen S Miller