REAL ESTATE APPRAISERS TALK ABOUT DAPHNE’S “LAKE FOREST,” MARKET CONDITIONS, BALDWIN CO., AL

The Daphne, Alabama Lake Forest development is the largest residential community in the State of Alabama. Lake Forest has around 3,400 property owners with approximately $38 dues per lot. This PUD development has a clubhouse, golf courses, horseback riding stables, swimming pools, tennis courts and a yacht club on Mobile Bay. Lake Forest is located on the south side of U. S. Interstate Highway 10, east side of U. S. Highway 98, and located near major regional shopping centers.

Lake Forest is conveniently located near Historic Downtown Mobile, Alabama by traveling about 15 minutes west across the I-10 Bay-Way. Gulf Shores, Orange Beach and Alabama’s white sandy beaches and blue-green waters of the Gulf of Mexico are located only about a 35-minute drive south southeast.

Currently, Lake Forest has at least thirty-eight (38) active MLS (Multiple Listing Service) REALTOR listings. Most of the listed homes have 1,300 to 3,000+ square feet (varies from unit to unit) and the asking prices will primarily range from $125,000 to $255,000.

There have been around forty-eight (48) MLS home sales in the past twelve months according to the Baldwin County Association of REALTORS. The vast majority of these Lake Forest home sales ranged from $75,000 and $210,000.

The Sales Per Month Absorption Rate is currently 4.33 homes per month in Lake Forest. With 38 active listings, the current housing supply is 8.78 months (38 active listings divided by 4.33 home sales per month).

Lake Forest ’s Median Comparable Sale Price is now $108,000 compared to $120,000 four to six months ago. The days on market (dom) appears to mostly range from 96 days to 147 days over the past 12 months.

Lake Forest ’s Median Sale Price as percentage of list price has slipped slightly over the past twelve (12) months: 96.445%, 7-12 months ago; 96.077%, 4-6 months ago; past 3 months, 94.943%.

For more information about Lake Forest, go to this weblink, http://www.lakeforestpoa.com/.

Albert Cheney, Cheney Appraisal Services, covers the Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama. Albert Cheney is an active Certified Residential Real Property Appraiser and FHA Approved Appraiser with 35+ years experience in the real estate industry.

Call Albert Cheney at (251) 533-2424 or Albert@CheneyAppraisalServices.com if you require more information about Alabama real estate and ordering a “Certified” real estate appraisal report.

Real Estate Appraisers and REALTORS Talk About The Market Conditions In “TimberCreek,” Baldwin County, Alabama.

The TimberCreek residential development is a great golf community located along the south side of U. S. Highway 31, the west side of Alabama State Highway 181, on the north side of U. S. Interstate Highway 10 and just minutes east of the delta areas and Mobile Bay.

TimberCreek is conveniently located near major regional shopping centers, such as, the Malbis Regional Shopping Center, and Historic Downtown Mobile, Alabama is only about 20 minutes west by traveling along the I-10 BayWay. Gulf Shores, Orange Beach and Alabama’s white sandy beaches and blue-green waters of the Gulf of Mexico are about a 30-35 minute drive south by either Alabama State Highway 181 or U. S. Highway 59.

Currently, TimberCreek has at least twenty-six (26) active MLS (mutiple listing service) REALTOR listings, about 18 homes with 2,500 to 4,200 square feet, and having asking prices between $300,000 and $500,000.

There have been around twenty-five (25) home sales in the past twelve months according to the Baldwin County Association of REALTORS. The vast majority of these TimberCreek homes ranged from $275,000 and $550,000. The lowest sale price was $214,900 for a three bedroom, two bathroom home with 1,674 square feet. The highest sale price was $849,000 for a four bedroom, four full bathroom, two half bath home with 6,240 square feet.

The Sales Per Month Absorption Rate is currently three (3) homes per month in TimberCreek. With 26 active listings, the current housing supply is 8.67 months (26 active listings divided by 3 home sales per month).

TimberCreek’s Median Comparable Sale Price is now $365,000 compared to $472,000 four to six months ago. The days on market (dom) appears to mostly range from 134 days to 146 days over the past 12 months.

TimberCreek’s Median Sale Price as percentage of list price has slipped over the past twelve (12) months, and now seems to be somewhat recovering: 96.76%, 7-12 months ago; 89.95%, 4-6 months ago; past 3 months, 92.68%.


Albert Cheney, Cheney Appraisal Services, covers the Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama. Albert Cheney is an active Certified Residential Real Property Appraiser and FHA Approved Appraiser with 35+ years experience in the real estate industry. Call Albert Cheney at (251) 533-2424 or Albert@CheneyAppraisalServices.com if you require more information about Alabama real estate and ordering a “Certified” real estate appraisal report.

Real Estate Appraisers and REALTORS talk about “Kings Mill” Subdivision in Mobile, Alabama.

The Kings Mill subdivision is located along the western side of Knollwood Road, south of Cottage Hill Road, the western part of Mobile, Alabama.

The Kings Mill development has 39 homes, built between 1998 and 2004, with most having 1,850+- square feet to 2,700+- square feet of living area. The majority of homes have 3 bedrooms and 2 or 2 1/2 bathrooms. There are about nine homes having 4 bedrooms. The home values will mostly range between $275,000 and $300,000.

Albert Cheney, Cheney Appraisal Services, covers the Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama. Albert Cheney is an active Certified Residential Real Property Appraiser and FHA Approved Appraiser with 35+ years experience in the real estate industry. Call Albert Cheney at (251) 533-2424 or Albert@CheneyAppraisalServices.com if you require more information about Alabama real estate and ordering a “Certified” real estate appraisal report.

Mobile County, Alabama 4th Quarter Real Estate Activity Statistics For The Year 2009.

Certified Real Estate Appraisers and the Mobile Area Association of REALTORS provide statistics on the real estate activity for the last quarter.
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The 2009 fourth quarter, 1st October 2009 to 31st December 2009, indicates at least 838 sales within Mobile County, Alabama according to online REALTOR information records. The total sales can be broken down into four property type categories: (1) condominiums & townhouses, (2) manufactured homes, (3) new construction homes, and (4) single family older homes. Also, the last quarter of total sales compared to the third quarter of total sales indicate a drop of 146 sales, or -14.8%.
The approximate 31 condominiums & townhouses had an average list price of $107,838, 69 average days on market (dom) and a sale price to list price percentage of 91.03%.
The approximate 13 manufactured homes had an average list price of $41,923, 61 average days on market (dom) and a sale price to list price percentage of 86.24%.
The approximate 131 new construction homes had an average list price of $179,631, 70 average days on market (dom) and a sale price to list price percentage of 99.39%.
The approximate 659 single family older homes (18.44% drop when compared to the third quarter) had an average list price of $142,956, 86 average days on market (dom) and a sale price to list price percentage of 95.8%.
The average days on market (dom) for the fourth quarter was around 82 days and the average per square foot was $78.
The fourth quarter indicates more new construction in west Mobile, south of the Mobile Regional Airport, Semmes, southwest Mobile County, Theodore, and the Tillman’s Corner area when compared to other areas of Mobile County. Most of the single family residential or home sales occurred in the areas north and south of Cottage Hill Road, Municipal Park area & city west central, west Mobile, Semmes, Midtown area near downtown historic Mobile, and areas east of Wilmer, Alabama.
The average sold terms for the fourth quarter was CASH (21%), CONVENTIONAL (27.3%), FHA (42.4%), VA (6.4%) and OTHER-ASSUMPTION, AUCTION, VENDOR LIENS (2.9%).
The above statistical information has been compiled by Albert Marshall Cheney, Cheney Appraisal Services, located in the Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama. Albert Cheney is an active Certified Residential Real Property Appraiser and FHA Approved Appraiser with 35+ years experience in the real estate industry. Contact Albert Cheney at (251) 533-2424 or Albert@CheneyAppraisalServices.com if you require more information about Alabama real estate and ordering a “Certified” real estate appraisal report.
For more information about the Mobile County statistical real estate listings and sales, call a local real estate agent and member of the Mobile Area Association of REALTORS.

Posted in Economic News, Real Estate Market And The Mobile Bay Metro Area! Tags: Alabama Homes, Alabama Real Estate, Alabama Real Estate Listings, Alabama Real Estate Sales, Albert Cheney, Appraisal Reports, Assumptions, Auction, Average Days On Market, Average List Price, Average Per Square Foot Cost, Baldwin County, Cash Transactions, Certified Real Estate Appraisals, Certified Residential Real Property Appraiser, Cheney Appraisal Services, Condo, Condominiums, Conventional Loans, Cottage Hill Road, Days On Market, DOM, FHA Approved Appraisers, FHA Loans, Fox News, Historic Mobile, Manufactured Homes, McGregor Avenue, Midtown Area, Mobile, Mobile AL Homes for Sale, Mobile Alabama houses for sale, Mobile Alabama Real Estate Agents, Mobile Alabama vacation rentals, Mobile Alabama Zoning, Mobile Bay Metro Area, Mobile Bay Monthly, Mobile County, Mobile Press, Mobile Regional Airport, Mobile Register, Muncipal Park, New Construction, New Homes, Older Homes, Real Estate Appraisers, Real Estate Experience, Real Estate Industry, Real Estate Sales, Real Estate Statistics, REALTOR, Sale Price, Semmes, Settling Estates With Real Property, Single Family Homes, Southern Living, Southwest Mobile County, Spring Hill Area, Theodore, Tillman's Corner, Townhouses, VA Loans, Vendor Liens, West Central, Wilmer, Wimbledon Park

Tips On Reading A Home Inspection Report In Baldwin County And Mobile County of Alabama!

When interviewing a home inspector within The Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama, ask the home inspector what type of report format he or she will provide for you. There are many styles of home inspection reports used by property inspectors, including the checklist, the use of computer generated inspection programs and the narrative style.


Some home inspection reports are delivered on site but most may take as long as 4 to 6 delivery days. All of the home inspection report systems have pros and cons.


The most important issue with a home inspection report is the descriptions given for each item or component. A home inspection report which indicates a condition as “Good,” “Fair” or “Poor” without a detailed explanation is vague and can be easily misinterpreted by a reader. An example of a vague condition would be:


Kitchen Sink: Condition – Good, Fair or Poor.


None of these descriptions will give the homeowner enough of a reason for the problem. Does the sink have a cosmetic problem? Does the home have a plumbing problem? A good home inspection report should supply you with enough descriptive information about the home’s condition and its site. An example of a descriptive condition is:


Kitchen Sink: Condition – Minor wear, heavy wear, damaged, rust stains, or chips in enamel finish. The recommendation is sealing the sink around the counter top.


As you can see, this narrative description includes a recommendation for repair. Narrative home inspection reports without recommendations for repairing deficient items may be difficult to comprehend if you have limited knowledge of construction.


You should take the time to carefully read your home inspection report and become very familiar with its comments and recommendations. Your home inspection report should have a legend, key, symbols or icons which will assist in understanding your report. It is much easier to understand the overall condition of a home if a home inspector provides sufficient information. Therefore, interview and carefully choose your home inspector wisely.


At the end of the inspection, your home inspector may provide a summary with a question and answer period. Use this opportunity to ask questions regarding terms or conditions you may lack familiarity. An experienced home inspector should be able to explain confidently with answers to your questions. If for some reason a question cannot be answered at the time of the inspection, the home inspector should research the question and obtain an acceptable answer for you. For instance, if the home inspector’s report states that the concrete foundation has common cracks. Then, consider asking, “Why are they common cracks?” An appropriate answer might be: “Common cracks are usually due to normal concrete curing and or shrinkage.”


Cheney Appraisal Services recommends that you accompany your home inspector through the entire inspection if at all possible. By doing this, it should help you better understand the condition of the home and the details of the inspection report.


Again, read the home inspection report completely and understand the condition of the home you are about to purchase. After all, it is more than likely, one of your largest investments you will ever make!


Below are most of the home inspection companies to assist you within The Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama (Bay Minette, Bayou La Batre, Belle Fountaine, Bon Secour, Calvert, Chickasaw, Chunchula, Citronelle, Daphne, Dauphin Island, Eight Mile, Elberta, Elsanor, Fairhope, Foley, Fort Morgan, Grand Bay, Gulf Shores, Hollingers Island, Irvington, Josephine, Kushla, Lillian, Loxley, Malbis, Magnolia Springs, Marlow, Mauvilla, Miflin, Mobile, Montrose, Mount Vernon, Ono Island, Orange Beach, Oyster Bay, Perdido Beach ,Perdido, Point Clear, Robertsdale, Saraland, Satsuma, Semmes, Silverhill, Spanish Cove, Spanish Fort, Stapleton, Stockton, Summerdale, Theodore, Whistler, Wilmer, Wolf Bay).


Please also check resources, such as, online telephone directories for other home inspection companies. A client, homeowner and or visitor should always interview a home inspector before contracting their services.


http://www.amerispec.com/

http://cartierinspections.com/

http://www.hometeaminspection.com/

http://www.homesouthinspections.com/

http://www.affordable-home-inspections.com/

http://www.nahi.org/al-alabama-home-inspector.asp


Are you looking for Alabama Appraisers, Alabama Certified Appraisers, Alabama FHA Appraisers, Alabama Appraisers Baldwin County, and Alabama Appraisers Mobile County? Then always remember, Al Cheney, Cheney Appraisal Services, “Certified FHA” Appraiser, when ordering home appraisals within Baldwin County and Mobile County, Alabama. Call (251) 533-2424 with your order and questions.


Are you looking for other appraisers in the southeastern part of the United States? Well, Cheney Appraisal Services is continually updating its web site with listings and web links to “Certified FHA” Appraisers in other major cities and towns of Alabama as well as in Arkansas, Florida, Georgia, Louisiana, Mississippi, North Carolina, Oklahoma, South Carolina, Tennessee and Texas.

Alabama Certified FHA Appraisers in Baldwin County, Mobile County and city of Mobile! Al Cheney can assist Appraisal Management Companies and Lenders!

Looking for "Certified FHA" Home Appraisers in Baldwin County and Mobile County of Alabama?

Then look no further than Al Cheney, Cheney Appraisal Services, for "Certified FHA" Residential Appraisals along the Gulf Coast of Alabama.

Al Cheney completes appraisal reports in the city of Mobile as well as Daphne, Fairhope, Montrose, Mullet Point, Point Clear, Spanish Fort (the Eastern Shore), Bay Minette, Chunchula, Creola, Dauphin Island, Loxley, Robertsdale, Saraland, Satsuma, Silverhill, and other small communities within "The Mobile Bay Metro Area."

Al Cheney, License Number ALR00060, is an Alabama "Certified" Residential Real Property Appraiser for the State of Alabama and a FHA Approved Appraiser with over 30 years experience in the local real estate industry.

Are you an owner looking to sell your home in the Mobile, Alabama area? Cheney Appraisal Services offers only a $225 full appraisal report fee within the city limits of Mobile and a $250 fee for all other areas within Baldwin County and Mobile County.

Are you an appraisal management company or lender requiring a "Certified FHA" appraisal report for a client's loan? Cheney Appraisal Services offers special pricing for each "Certified" appraisal report. Please call 1-251-533-2424 and let's discuss arrangements.

Al Cheney will give you a specially designed and targeted appraisal report with a derived value opinion estimate, value range estimate, and or other necessary marketing information to assist you with your appraisal report requirements. Order your "Certified," specialized, and professional appraisal report today. Call Al Cheney and let's talk about your appraisal assignment!

Please also visit Al Cheney's other growing websites over the coming months and years to come, http://www.CertifiedAppraiserNames.com/, http://www.CheneyAppraisalServices.com/, http://www.RealtyLeaders.biz/, http://www.MobileAlabamaFHARealEstateAppraisers.com/, and http://www.RealtyAgentPros.com/.

Are you ready to order your city of Mobile, Alabama, Baldwin County or Mobile County appraisal assignment? Then, please send assignments by email to Albert@CheneyAppraisalServices.com or AlbertCheney@Comcast.net with your assignment (attaching an order as pdf is recommended) and any comments, suggestions and questions! If you need to facsimile the appraisal assignment, then use 1-251-252-7737 for sending appraisal orders.

The mailing addresses for Cheney Appraisal Services are Post Office Box 7907, Spanish Fort, Alabama 36577-7907 or Post Office Box 8888, Mobile, Alabama 36689-0888.

Historic Mobile is always filled with adventures and events each week of each year. Walk around downtown Mobile or take a walking tour of the historic homes and feel the presence of the past—Mobile’s history and its people.

Also, consider the following November events
in the downtown area of historic Mobile.

The “Greek Fest” is from the 5th to the 7th of November, 2009 and experience the sights and sounds of a “Holiday in Greece!” The event is located at the Annunciation Greek Orthodox Church on Ann Street between Dauphin Street and Government Street. A delicious “Taste of Greece” with entertainment on the grounds of the Hellenic Center next to the church always has many people enjoying live Greek dancing and music. There will be an abundance of wonderful traditional food, such as, roast lamb, Grecian chicken, dolmathes, pastichio, spanakopita. For more information visit this site, http://www.GreekFestMobile.org/, or call (251) 438-9888.

The “Lighting of the Trees” celebration will be held on Friday, 20th November 2009, in downtown Mobile’s Bienville Square beginning at 5pm. Join Santa as the holiday season is kicked off! There will be holiday sights and sounds to amaze. Between the Holiday Gift & Farmers Market, festive children's activities, carolers and crafts, and other local entertainment all evening, there is sure to be something for children of every age. For more information visit this site, http://www.NCSMobile.org, or call (251) 208-7540.

A world of entertainment awaits you at the annual “Mobile International Festival” at the Mobile Civic Center Main Arena on Saturday, 21st November 2009, from 10:00 am to 5:00 pm! The Gulf Coast’s premier international cultural event is celebrating 25 years of exciting family fun. Enjoy the adventure of firsthand experience of varied cultures. See the arts and crafts, hear the sounds, be entertained, participate in children's activities and taste the flavors of the world. For more information, please visit this site, http://www.MobileInternationalFestival.org, or call (251)470-7730.

Looking for city of Mobile “Certified” Home Appraisers in historic downtown?
Then look no further than Al Cheney, Cheney Appraisal Services, for “Certified” Residential Appraisals and FHA Appraisals in the historic areas of downtown and midtown areas.

Al Cheney also covers other outlying areas of
Mobile County, Baldwin County, and the Eastern Shore
(Daphne, Fairhope, Montrose, Mullet Point, Point Clear, Spanish Fort).
Al Cheney is an Alabama “Certified” Residential Real Property Appraiser
for the State of Alabama and a FHA Approved Appraiser,
with over 30 years of real estate experience.

Are you an owner looking to sell your home in historic Mobile? Cheney Appraisal Services offers only a $225 full appraisal report fee within the city limits of Mobile and a $250 fee for all other areas within Baldwin County and Mobile County.

Al Cheney will give you a specially designed and targeted appraisal report with a derived value opinion estimate, value range estimate, and other necessary marketing information to assist you in selling your home. If you are unsure of what asking price to offer, then isn’t having a “Certified,” specialized, professional appraisal report your answer for a more
targeted marketing strategy and a quicker sale of your home?
Call and talk to Al Cheney today!

Please visit these web sites, http://www.CheneyAppraisalServices.com, http://www.MobileAlabamaFHARealEstateAppraisers.com, and http://www.RealtyLeaders.biz for more information on fees, services,
Mobile’s history and real estate, and the Mobile Bay Metro Area,
Baldwin County and Mobile County of Alabama.
Call Al Cheney at (251) 533-2424 with any additional questions.

Are you ready to order your city of Mobile, Alabama appraisal assignment?
Then, please click this web site link, https://cheneyappraisalservices.appraiserxsites.com/iFrame.aspx?FileName=client.x&ReferrerGUID=d4142893-75d8-4681-997d-eaa83d48b8cb#top, an online ordering system for your convenience. You may also send your city of Mobile
appraisal assignment order by facsimile, (251) 252-7737.

The mailing address is Cheney Appraisal Services,Post Office Box 7907, Spanish Fort, Alabama 36577-7907.