homes for sale in Huntsville AL; Huntsville AL MLS listings



There have been several reports in the Decatur/Morgan County area of a male that is requesting showings from female agents.

 

The caller has contacted several agents requesting to see vacant properties and declines offers for male agents to show these properties.  Attempts to call the phone number that is displayed on the caller ID will not accept incoming calls.

 

NALMLS has a REALTOR Safety section on the NALMLS homepage which has safety apps and safety videos for members. Please take advantage of these  available resources.

 

 

Top 10 Real Estate Agent Safety Tips 

 

  1. Be careful with personal info
  2. Verify customer information
  3. Enlist a coworker
  4. Announce your showings
  5. Scout locations early
  6. Keep phone in hand
  7. Keep customer in sight
  8. Pay attention to exits
  9. Take a self-defense class
  10. Trust your gut

 

 

Below are links provided by NAR on REALTOR Safety.

 

Realtor Safety Video- (HERE)

 

Realtor Safety Resources - (HERE)

 

Please use all safety precautions when making appointments/showing properties and STAY SAFE!


There have been several reports in the Decatur/Morgan County area of a male that is requesting showings from female agents.

 

The caller has contacted several agents requesting to see vacant properties and declines offers for male agents to show these properties.  Attempts to call the phone number that is displayed on the caller ID will not accept incoming calls.

 

NALMLS has a REALTOR Safety section on the NALMLS homepage which has safety apps and safety videos for members. Please take advantage of these  available resources.

 

 

Top 10 Real Estate Agent Safety Tips 

 

  1. Be careful with personal info
  2. Verify customer information
  3. Enlist a coworker
  4. Announce your showings
  5. Scout locations early
  6. Keep phone in hand
  7. Keep customer in sight
  8. Pay attention to exits
  9. Take a self-defense class
  10. Trust your gut

 

 

Below are links provided by NAR on REALTOR Safety.

 

Realtor Safety Video- (HERE)

 

Realtor Safety Resources - (HERE)

 

Please use all safety precautions when making appointments/showing properties and STAY SAFE!

There have been several reports in the Decatur/Morgan County area of a male that is requesting showings from female agents.

 

The caller has contacted several agents requesting to see vacant properties and declines offers for male agents to show these properties.  Attempts to call the phone number that is displayed on the caller ID will not accept incoming calls.

 

NALMLS has a REALTOR Safety section on the NALMLS homepage which has safety apps and safety videos for members. Please take advantage of these  available resources.

 

 

Top 10 Real Estate Agent Safety Tips 

 

  1. Be careful with personal info
  2. Verify customer information
  3. Enlist a coworker
  4. Announce your showings
  5. Scout locations early
  6. Keep phone in hand
  7. Keep customer in sight
  8. Pay attention to exits
  9. Take a self-defense class
  10. Trust your gut

 

 

Below are links provided by NAR on REALTOR Safety.

 

Realtor Safety Video- (HERE)

 

Realtor Safety Resources - (HERE)

 

Please use all safety precautions when making appointments/showing properties and STAY SAFE!

Posted by Philip Winburn on July 13th, 2016 12:13 PM



488 Wilson Mann Rd 
is a viable candidate but is served by the less desirable Owens Cross Roads / New Hope Hugh School. Where schools are not an issue personally. They may be at an eventual resale. 


188 Woodside Dr. SE
is a great candidate. it's older but looks to be in good condition and has open views (For the time being.) at the back of the house. It;s served by the better schools. 

215 Terry Drake Rd SE
The house is older but looks well maintained. I've contacted the for sale by owner to see if they were willing to work with a realtor. We can check first hand during peak times but there may be a little bit of traffic on the street. There is a lot of development on the street. 


I'm also interested in the 35803 area:

1902 Willow Park Cir. SE
Is a great home in a good area. My one concern is that all the bedrooms are upstairs. For you this isn't an issue but on resale older buyers, the infirmed or those with small children might not consider it. 

702 Halstead Ct. SE
Is in a great neighborhood and in a cul de sac. As with any house built on sloping ground we will need to pay close attention for signs of foundation / soil movement and the usability of the yard. Homes on hillsides are also more prone to have elevated radon levels. We always make any offer contingent on home inspection including radon testing. If there is radon the owner at their expense would have to install a radon mitigation system.

15067 Ashmont Blvd SE
We have sold several homes in this neighborhood and our clients were pleased with the area. We do need to be aware that the house backs up to Bailey Cove Road. There is a fence and trees that will block sound and provide privacy.  Some of the homes on the other side of the street and neighborhood are just in a flood zone from Aldridge Creek. We mak any offer contingent on a property not being in a flood zone or requiring flood insurance. There is a $100 / month homeowner's association fee. The listing says the %100 covers common ground maintenance. I may be wrong but think it actually includes lawn mowing as well. The listing indicates seller is willing to entertain any offer. I think they started out listing the house way too high at $185,000. It's been on market awhile now and seller seems willing to negotiate.

12602 Holstein Ln SW
This new construction house is a good candidate. I've had good experience with the builder. Farley Elementary has improved the past several years and has good rankings. We will need to double check flood zones. This builder is however good about not building in flood areas or raising the lots where they are above flood level.

10206 Todd Mill Rd SE
Concerns me a little on location. There will be a lot of traffic that is sometimes fast moving.  There are a lot of mature trees that can add maintenance. Keeping gutters clear, fallen branches picked up and fall leaf removal will be factors to consider.  Archived listings show the lot as being pretty steep. 
huntsville, real estate home for sale, realtor, real estate

488 Wilson Mann Rd 
is a viable candidate but is served by the less desirable Owens Cross Roads / New Hope Hugh School. Where schools are not an issue personally. They may be at an eventual resale. 


188 Woodside Dr. SE
is a great candidate. it's older but looks to be in good condition and has open views (For the time being.) at the back of the house. It;s served by the better schools. 

215 Terry Drake Rd SE
The house is older but looks well maintained. I've contacted the for sale by owner to see if they were willing to work with a realtor. We can check first hand during peak times but there may be a little bit of traffic on the street. There is a lot of development on the street. 


I'm also interested in the 35803 area:

1902 Willow Park Cir. SE
Is a great home in a good area. My one concern is that all the bedrooms are upstairs. For you this isn't an issue but on resale older buyers, the infirmed or those with small children might not consider it. 

702 Halstead Ct. SE
Is in a great neighborhood and in a cul de sac. As with any house built on sloping ground we will need to pay close attention for signs of foundation / soil movement and the usability of the yard. Homes on hillsides are also more prone to have elevated radon levels. We always make any offer contingent on home inspection including radon testing. If there is radon the owner at their expense would have to install a radon mitigation system.

15067 Ashmont Blvd SE
We have sold several homes in this neighborhood and our clients were pleased with the area. We do need to be aware that the house backs up to Bailey Cove Road. There is a fence and trees that will block sound and provide privacy.  Some of the homes on the other side of the street and neighborhood are just in a flood zone from Aldridge Creek. We mak any offer contingent on a property not being in a flood zone or requiring flood insurance. There is a $100 / month homeowner's association fee. The listing says the %100 covers common ground maintenance. I may be wrong but think it actually includes lawn mowing as well. The listing indicates seller is willing to entertain any offer. I think they started out listing the house way too high at $185,000. It's been on market awhile now and seller seems willing to negotiate.

12602 Holstein Ln SW
This new construction house is a good candidate. I've had good experience with the builder. Farley Elementary has improved the past several years and has good rankings. We will need to double check flood zones. This builder is however good about not building in flood areas or raising the lots where they are above flood level.

10206 Todd Mill Rd SE
Concerns me a little on location. There will be a lot of traffic that is sometimes fast moving.  There are a lot of mature trees that can add maintenance. Keeping gutters clear, fallen branches picked up and fall leaf removal will be factors to consider.  Archived listings show the lot as being pretty steep. 

I'm schedule for an appointment from around 12;00 - 1;00 tomorrow in South Huntsville. Would you like to see a few houses before or after that time?
488 Wilson Mann Rd 
is a viable candidate but is served by the less desirable Owens Cross Roads / New Hope Hugh School. Where schools are not an issue personally. They may be at an eventual resale. 


188 Woodside Dr. SE
is a great candidate. it's older but looks to be in good condition and has open views (For the time being.) at the back of the house. It;s served by the better schools. 

215 Terry Drake Rd SE
The house is older but looks well maintained. I've contacted the for sale by owner to see if they were willing to work with a realtor. We can check first hand during peak times but there may be a little bit of traffic on the street. There is a lot of development on the street. 


I'm also interested in the 35803 area:

1902 Willow Park Cir. SE
Is a great home in a good area. My one concern is that all the bedrooms are upstairs. For you this isn't an issue but on resale older buyers, the infirmed or those with small children might not consider it. 

702 Halstead Ct. SE
Is in a great neighborhood and in a cul de sac. As with any house built on sloping ground we will need to pay close attention for signs of foundation / soil movement and the usability of the yard. Homes on hillsides are also more prone to have elevated radon levels. We always make any offer contingent on home inspection including radon testing. If there is radon the owner at their expense would have to install a radon mitigation system.

15067 Ashmont Blvd SE
We have sold several homes in this neighborhood and our clients were pleased with the area. We do need to be aware that the house backs up to Bailey Cove Road. There is a fence and trees that will block sound and provide privacy.  Some of the homes on the other side of the street and neighborhood are just in a flood zone from Aldridge Creek. We mak any offer contingent on a property not being in a flood zone or requiring flood insurance. There is a $100 / month homeowner's association fee. The listing says the %100 covers common ground maintenance. I may be wrong but think it actually includes lawn mowing as well. The listing indicates seller is willing to entertain any offer. I think they started out listing the house way too high at $185,000. It's been on market awhile now and seller seems willing to negotiate.

12602 Holstein Ln SW
This new construction house is a good candidate. I've had good experience with the builder. Farley Elementary has improved the past several years and has good rankings. We will need to double check flood zones. This builder is however good about not building in flood areas or raising the lots where they are above flood level.

10206 Todd Mill Rd SE
Concerns me a little on location. There will be a lot of traffic that is sometimes fast moving.  There are a lot of mature trees that can add maintenance. Keeping gutters clear, fallen branches picked up and fall leaf removal will be factors to consider.  Archived listings show the lot as being pretty steep. 

I'm schedule for an appointment from around 12;00 - 1;00 tomorrow in South Huntsville. Would you like to see a few houses before or after that time?
488 Wilson Mann Rd 
is a viable candidate but is served by the less desirable Owens Cross Roads / New Hope Hugh School. Where schools are not an issue personally. They may be at an eventual resale. 


188 Woodside Dr. SE
is a great candidate. it's older but looks to be in good condition and has open views (For the time being.) at the back of the house. It;s served by the better schools. 

215 Terry Drake Rd SE
The house is older but looks well maintained. I've contacted the for sale by owner to see if they were willing to work with a realtor. We can check first hand during peak times but there may be a little bit of traffic on the street. There is a lot of development on the street. 


I'm also interested in the 35803 area:

1902 Willow Park Cir. SE
Is a great home in a good area. My one concern is that all the bedrooms are upstairs. For you this isn't an issue but on resale older buyers, the infirmed or those with small children might not consider it. 

702 Halstead Ct. SE
Is in a great neighborhood and in a cul de sac. As with any house built on sloping ground we will need to pay close attention for signs of foundation / soil movement and the usability of the yard. Homes on hillsides are also more prone to have elevated radon levels. We always make any offer contingent on home inspection including radon testing. If there is radon the owner at their expense would have to install a radon mitigation system.

15067 Ashmont Blvd SE
We have sold several homes in this neighborhood and our clients were pleased with the area. We do need to be aware that the house backs up to Bailey Cove Road. There is a fence and trees that will block sound and provide privacy.  Some of the homes on the other side of the street and neighborhood are just in a flood zone from Aldridge Creek. We mak any offer contingent on a property not being in a flood zone or requiring flood insurance. There is a $100 / month homeowner's association fee. The listing says the %100 covers common ground maintenance. I may be wrong but think it actually includes lawn mowing as well. The listing indicates seller is willing to entertain any offer. I think they started out listing the house way too high at $185,000. It's been on market awhile now and seller seems willing to negotiate.

12602 Holstein Ln SW
This new construction house is a good candidate. I've had good experience with the builder. Farley Elementary has improved the past several years and has good rankings. We will need to double check flood zones. This builder is however good about not building in flood areas or raising the lots where they are above flood level.

10206 Todd Mill Rd SE
Concerns me a little on location. There will be a lot of traffic that is sometimes fast moving.  There are a lot of mature trees that can add maintenance. Keeping gutters clear, fallen branches picked up and fall leaf removal will be factors to consider.  Archived listings show the lot as being pretty steep. 

I'm schedule for an appointment from around 12;00 - 1;00 tomorrow in South Huntsville. Would you like to see a few houses before or after that time?
Posted by Philip Winburn on June 10th, 2016 3:19 PM
Notice to HAAR Members
Melissa Markow - 5/19/2016 5:44:28 PM

If you are a Primary or Secondary HAAR REALTOR® member, please read the following:

Voting for the Huntsville Area Association of REALTORS® 2016 Secretary Treasurer will be open from 9:00AM Friday, May 20, 2016 through 5:00PM Monday, May 23, 2016. Emails will go out starting Thursday, May 19. Paper ballots will be available during the Association's normal business hours on Friday and Monday. If you have not received your email by NOON on Friday, May 20, please contact Tammy Owen at 256.536.3334 #28.

Posted by Philip Winburn on May 20th, 2016 12:16 PM
2) Why is 3% sales commission stated on the Buyer's Agency Agreement when Seller pays the realtor fee?

It's 3% of the purchase price paid by seller. The standard board of realtors  buyer agency agreement states the 3% to protect the realtor from unscrupulous buyers who use realtors time, effort and experience then try to bypass them to "Get a better deal" for themselves. As an example; Several years ago I worked with an Army officer stationed in Australia. I previewed, researched and photographed houses for him in several counties. When he arrived stateside I showed several houses to him, did research, gave market analysis and contacts for home, radon and termite inspections. The day after our buyer's agency agreement expired he went directly to the builder and purchased a house. His goal was to cut me and my portion of commission in order to get a lower price . 

Why is 3% sales commission stated on the Buyer's Agency Agreement when Seller pays the realtor fee?
Posted by Philip Winburn on May 18th, 2016 8:49 PM
Please Be Careful
ELIZABETH PRUETT - 5/9/2016 2:31:15 PM

Please be careful, as another questionable call came to a REALTOR today.  Caller identified himself as an agent with an office in another county that does not exist.  Asked to view a foreclosure, but left his lockbox key at his office.  Guys, if call is suspicious, don't take chances. 

Huntsville homes for sale
Posted by Philip Winburn on May 10th, 2016 11:16 AM



I think 7931 HWY 67 S would be a good candidate for you. It has the pool, 9 acres and a three bay garage.  Its about 25 min. to Redstone Arsenal

3252 HURRICANE ROAD is another option. It's in a beautiful mountain cove near where I live. Its 27 min. to Redstone arsenaland very near Madison County fishing lake,

570 NE GREENVILLE PIKE could be an option as well. Its 30 min to Redstone arsenal. 

7022 PINYON PINE LANE  is on just over an acre but has open space behind it, a farm that might be for sale at some point behind it and is 20 min to Redstone Arsenal. It's in a good school district and an eventual resale will be easier. 





156 THOMAS ROAD has the pool but not a workshop. Its just 18 min to the arsenal

2591 NANCEFORD ROAD has the pool but not a workshop. Its 42 min to the arsenal





29005 HWY 251 has 22 acres and is listed at $435,000. There may be negotiation room on the price. Its 28 min. to the arsenal.  


206 MASTIN ROAD is listed at $450,000 and is 28 min. from the arsenal.


Here is the MLS archive on 123 RUBE ROBINSON ROAD. It looks like the owner bought the house in 2012 for $225,000 with their seller paying $4,500 of their closing costs. It looks like the pool was there but the detached building wasn't there

Even if you decide to make an offer on this house you might consider letting me help you. If you are uncomfortable with the listing agent and seller it may be best to have someone who is just interested in your best interests and is not involved with the seller.

There are several forms that MUST be included on any offer and a lot of detail that has to be added on the forms to protest your interests. You need to have a market analysis done to make sure you are paying a fair price. The lender will do an appraisal but loan appraisers start with the sale price then work backwards to find recent sales to justify the price. They don't really do a true market study.

There are home inspections, radon testing and termite inspections to set up. It's best to use independent inspectors that don't have close relationships with the seller or listing agent.  

I hope that by taking the time to do this work for you I've earned some trust and hopefully the chance to earn your business. Here is what some clients have had to say about our service

Here is contact information for the lender I like to use. USAA has also been good to work with depending on which loan originator you get. 




There's not a lockbox at  2107 Fearnbrook. I've tried several times but the seller is not cooperative in letting us see the house. 

132 Colby looks great with just some minor imperfections. 

We went back to oconee for photos. 

204 Sunnyview Dr has some issues and is probably priced well above what the market will bear.   
 
After pointing out the location everyone agreed that 107 Turtle Ridge, 174 Ranier St. and 193 Co Rd 10 are all WAY too far from the city to be viable.

Let me know when you focus on a particular house. I will research the numbers and recommend an offer. Dellbrook shows really well and there is not much available in the price range. If it's your first choice we probably need to get an offer in quickly. They just reduced the price to $89.000.

Homes for sale in Huntsville with land, pool and workshop. Homes for sale in Huntsville with land, pool and workshop.

Homes for sale in Huntsville with land, pool and workshop.


3252 HURRICANE ROAD  has been on market 223 days. The listing started out at $345,000.  The sale where the current owner bought the house is not in the MLS but here is the archive of MLS activity of the house

If my research is correct the purchase money loan of $310,000 was released 3 April 2015.  There was a new mortgage on 20 March 2015. The mortgage amount was $308,650.

Since the original loan was $310,000 and was a VA loan we can assume that was the purchase price. Assuming no seller paid closing costs to break even on a sale he would need to sell in the $330,000 range. 

Assuming no seller paid closing costs and a loan balance of $305,000, seller would need to sell at around $325,000 to pay off the loan. 

There is a Google streetview of the house where you can do a virtual flythrough of the neighborhood.

Here is the satellite image

This image shows the house located in a mountain cove. 





570 NE GREENVILLE PIKE  has been on market 3 days. It was listed in 2012 by another owner and the photos are the exact same. Rather than use current photos the listing agent copied those from the old listing. 

The purchase by the current owner is not in the MLS record and I couldn't find a deed or purchase money mortgage in the courthouse records. 

Posted by Philip Winburn on April 30th, 2016 8:35 PM
I was able to preview 110 Savoy and 1825 Oakwood. I strongly recommend a pass on both.

Mid afternoon before rush hour there was so much traffic at 1825 Oakwood I had trouble backing out of the drive. There is a strong cat smell in the house and I started having itchy skin and eyes. The house is dated especially the kitchen and old fashioned paneling. 

110 Savoy is in bad condition and has a horrid cat stench especially downstairs. There is rotten wood on the outside of the house and trash under the deck. The yard is overgrown and full of ruts in the back. Whomever painted it did a horrible job, slopping paint on door hardware and spilling on the floor.

We are set to see the two south Huntsville houses and Colby Drive. As soon as I hear back from Dave and Janet will try to set up Fearnbrook. It's a limited services listing where seller pays a realtor to post on MLS but it's for sale by owner. There is not a lock box and seller hasn't been willing to meet me at the house so far. 


Homes for sale in Huntsville

Homes for sale in Huntsville

Homes for sale in Huntsville

Homes for sale in Huntsville

Homes for sale in Huntsville

Posted by Philip Winburn on April 29th, 2016 7:35 PM




Here's a summary of MLS activity in the neighborhood this year. 

Starting with the sales; The average sold price was $97 psf with a wide range of $88 to $103 psf. 

The $103 psf sale at 4862 COVE VALLEY DRIVE was new construction and not a good comparison. 

6733 SE MCEACHERN LANE sold at $99 psf in just 6 days. It was a cash sale and seller didn't pay any portion of purchaser closing costs.  From the narrative the house had some upgrades that other homes in the neighborhood don't.

Meticulously maintained single-level 4BR home with flexible floor plan to accommodate several different needs. 4th Bedroom could be utilized as a study/office and the Sunroom offers an additional living/entertainment space. Hardwood, tile, and crown molding in living areas including Great Room featuring raised ceiling and fireplace. Master Suite features hardwoods, trey ceiling, walk-in closet, and Suite Bath with double vanity, whirlpool tub, and separate shower. Kitchen is conveniently situated between formal dining and breakfast room and features granite counters, stone backsplash, stainless appliances, and pantry. Patio with Pergola highlights the privacy-fenced backyard.

4804 COVE VALLEY DRIVE sold in 49 days at $89 psf with seller paying $6,000 of purchaser's closing costs. This sale is a good comparison. It's very similar and 49 days on market is an indication it was priced in the mid to lower end of the market range.

There are three competing, active listings at an average $91 psf and range of $89 to $93 psf. They have been on market from 9 to 55 days.

The contract price of the three pending sales won't be public until after closing. They were listed from $83 to $98 psf and were on market 40 - 170 days.

At $89 per square foot the 2,293 sf house would be $204,000. 

Home Market Value Huntsville AL

Huntsville AL

Home Market Value



Here's a summary of MLS activity in the neighborhood this year. 

Starting with the sales; The average sold price was $97 psf with a wide range of $88 to $103 psf. 

The $103 psf sale at 4862 COVE VALLEY DRIVE was new construction and not a good comparison. 

6733 SE MCEACHERN LANE sold at $99 psf in just 6 days. It was a cash sale and seller didn't pay any portion of purchaser closing costs.  From the narrative the house had some upgrades that other homes in the neighborhood don't.

Meticulously maintained single-level 4BR home with flexible floor plan to accommodate several different needs. 4th Bedroom could be utilized as a study/office and the Sunroom offers an additional living/entertainment space. Hardwood, tile, and crown molding in living areas including Great Room featuring raised ceiling and fireplace. Master Suite features hardwoods, trey ceiling, walk-in closet, and Suite Bath with double vanity, whirlpool tub, and separate shower. Kitchen is conveniently situated between formal dining and breakfast room and features granite counters, stone backsplash, stainless appliances, and pantry. Patio with Pergola highlights the privacy-fenced backyard.

4804 COVE VALLEY DRIVE sold in 49 days at $89 psf with seller paying $6,000 of purchaser's closing costs. This sale is a good comparison. It's very similar and 49 days on market is an indication it was priced in the mid to lower end of the market range.

There are three competing, active listings at an average $91 psf and range of $89 to $93 psf. They have been on market from 9 to 55 days.

The contract price of the three pending sales won't be public until after closing. They were listed from $83 to $98 psf and were on market 40 - 170 days.

At $89 per square foot your 2,293 sf house would be $204,000. At the $210,000 you had in mind it would be at $92 psf.


At a sale of $205,000, seller contribution to purchaser closing cost of $6,000 and a 5% brokers fee you would clear around $188,000 in a sale. Your net from a sale will change about $947 for every $1,000 change in sales price.
Here's a summary of MLS activity in the neighborhood this year. 

Starting with the sales; The average sold price was $97 psf with a wide range of $88 to $103 psf. 

The $103 psf sale at 4862 COVE VALLEY DRIVE was new construction and not a good comparison. 

6733 SE MCEACHERN LANE sold at $99 psf in just 6 days. It was a cash sale and seller didn't pay any portion of purchaser closing costs.  From the narrative the house had some upgrades that other homes in the neighborhood don't.

Meticulously maintained single-level 4BR home with flexible floor plan to accommodate several different needs. 4th Bedroom could be utilized as a study/office and the Sunroom offers an additional living/entertainment space. Hardwood, tile, and crown molding in living areas including Great Room featuring raised ceiling and fireplace. Master Suite features hardwoods, trey ceiling, walk-in closet, and Suite Bath with double vanity, whirlpool tub, and separate shower. Kitchen is conveniently situated between formal dining and breakfast room and features granite counters, stone backsplash, stainless appliances, and pantry. Patio with Pergola highlights the privacy-fenced backyard.

4804 COVE VALLEY DRIVE sold in 49 days at $89 psf with seller paying $6,000 of purchaser's closing costs. This sale is a good comparison. It's very similar and 49 days on market is an indication it was priced in the mid to lower end of the market range.

There are three competing, active listings at an average $91 psf and range of $89 to $93 psf. They have been on market from 9 to 55 days.

The contract price of the three pending sales won't be public until after closing. They were listed from $83 to $98 psf and were on market 40 - 170 days.

At $89 per square foot your 2,293 sf house would be $204,000. At the $210,000 you had in mind it would be at $92 psf.


At a sale of $205,000, seller contribution to purchaser closing cost of $6,000 and a 5% brokers fee you would clear around $188,000 in a sale. Your net from a sale will change about $947 for every $1,000 change in sales price.
Here's a summary of MLS activity in the neighborhood this year. 

Starting with the sales; The average sold price was $97 psf with a wide range of $88 to $103 psf. 

The $103 psf sale at 4862 COVE VALLEY DRIVE was new construction and not a good comparison. 

6733 SE MCEACHERN LANE sold at $99 psf in just 6 days. It was a cash sale and seller didn't pay any portion of purchaser closing costs.  From the narrative the house had some upgrades that other homes in the neighborhood don't.

Meticulously maintained single-level 4BR home with flexible floor plan to accommodate several different needs. 4th Bedroom could be utilized as a study/office and the Sunroom offers an additional living/entertainment space. Hardwood, tile, and crown molding in living areas including Great Room featuring raised ceiling and fireplace. Master Suite features hardwoods, trey ceiling, walk-in closet, and Suite Bath with double vanity, whirlpool tub, and separate shower. Kitchen is conveniently situated between formal dining and breakfast room and features granite counters, stone backsplash, stainless appliances, and pantry. Patio with Pergola highlights the privacy-fenced backyard.

4804 COVE VALLEY DRIVE sold in 49 days at $89 psf with seller paying $6,000 of purchaser's closing costs. This sale is a good comparison. It's very similar and 49 days on market is an indication it was priced in the mid to lower end of the market range.

There are three competing, active listings at an average $91 psf and range of $89 to $93 psf. They have been on market from 9 to 55 days.

The contract price of the three pending sales won't be public until after closing. They were listed from $83 to $98 psf and were on market 40 - 170 days.

At $89 per square foot your 2,293 sf house would be $204,000. At the $210,000 you had in mind it would be at $92 psf.


At a sale of $205,000, seller contribution to purchaser closing cost of $6,000 and a 5% brokers fee you would clear around $188,000 in a sale. Your net from a sale will change about $947 for every $1,000 change in sales price.
Here's a summary of MLS activity in the neighborhood this year. 

Starting with the sales; The average sold price was $97 psf with a wide range of $88 to $103 psf. 

The $103 psf sale at 4862 COVE VALLEY DRIVE was new construction and not a good comparison. 

6733 SE MCEACHERN LANE sold at $99 psf in just 6 days. It was a cash sale and seller didn't pay any portion of purchaser closing costs.  From the narrative the house had some upgrades that other homes in the neighborhood don't.

Meticulously maintained single-level 4BR home with flexible floor plan to accommodate several different needs. 4th Bedroom could be utilized as a study/office and the Sunroom offers an additional living/entertainment space. Hardwood, tile, and crown molding in living areas including Great Room featuring raised ceiling and fireplace. Master Suite features hardwoods, trey ceiling, walk-in closet, and Suite Bath with double vanity, whirlpool tub, and separate shower. Kitchen is conveniently situated between formal dining and breakfast room and features granite counters, stone backsplash, stainless appliances, and pantry. Patio with Pergola highlights the privacy-fenced backyard.

4804 COVE VALLEY DRIVE sold in 49 days at $89 psf with seller paying $6,000 of purchaser's closing costs. This sale is a good comparison. It's very similar and 49 days on market is an indication it was priced in the mid to lower end of the market range.

There are three competing, active listings at an average $91 psf and range of $89 to $93 psf. They have been on market from 9 to 55 days.

The contract price of the three pending sales won't be public until after closing. They were listed from $83 to $98 psf and were on market 40 - 170 days.

At $89 per square foot your 2,293 sf house would be $204,000. At the $210,000 you had in mind it would be at $92 psf.


At a sale of $205,000, seller contribution to purchaser closing cost of $6,000 and a 5% brokers fee you would clear around $188,000 in a sale. Your net from a sale will change about $947 for every $1,000 change in sales price.
Here's a summary of MLS activity in the neighborhood this year. 

Starting with the sales; The average sold price was $97 psf with a wide range of $88 to $103 psf. 

The $103 psf sale at 4862 COVE VALLEY DRIVE was new construction and not a good comparison. 

6733 SE MCEACHERN LANE sold at $99 psf in just 6 days. It was a cash sale and seller didn't pay any portion of purchaser closing costs.  From the narrative the house had some upgrades that other homes in the neighborhood don't.

Meticulously maintained single-level 4BR home with flexible floor plan to accommodate several different needs. 4th Bedroom could be utilized as a study/office and the Sunroom offers an additional living/entertainment space. Hardwood, tile, and crown molding in living areas including Great Room featuring raised ceiling and fireplace. Master Suite features hardwoods, trey ceiling, walk-in closet, and Suite Bath with double vanity, whirlpool tub, and separate shower. Kitchen is conveniently situated between formal dining and breakfast room and features granite counters, stone backsplash, stainless appliances, and pantry. Patio with Pergola highlights the privacy-fenced backyard.

4804 COVE VALLEY DRIVE sold in 49 days at $89 psf with seller paying $6,000 of purchaser's closing costs. This sale is a good comparison. It's very similar and 49 days on market is an indication it was priced in the mid to lower end of the market range.

There are three competing, active listings at an average $91 psf and range of $89 to $93 psf. They have been on market from 9 to 55 days.

The contract price of the three pending sales won't be public until after closing. They were listed from $83 to $98 psf and were on market 40 - 170 days.

At $89 per square foot your 2,293 sf house would be $204,000. At the $210,000 you had in mind it would be at $92 psf.


At a sale of $205,000, seller contribution to purchaser closing cost of $6,000 and a 5% brokers fee you would clear around $188,000 in a sale. Your net from a sale will change about $947 for every $1,000 change in sales price.
Here's a summary of MLS activity in the neighborhood this year. 

Starting with the sales; The average sold price was $97 psf with a wide range of $88 to $103 psf. 

The $103 psf sale at 4862 COVE VALLEY DRIVE was new construction and not a good comparison. 

6733 SE MCEACHERN LANE sold at $99 psf in just 6 days. It was a cash sale and seller didn't pay any portion of purchaser closing costs.  From the narrative the house had some upgrades that other homes in the neighborhood don't.

Meticulously maintained single-level 4BR home with flexible floor plan to accommodate several different needs. 4th Bedroom could be utilized as a study/office and the Sunroom offers an additional living/entertainment space. Hardwood, tile, and crown molding in living areas including Great Room featuring raised ceiling and fireplace. Master Suite features hardwoods, trey ceiling, walk-in closet, and Suite Bath with double vanity, whirlpool tub, and separate shower. Kitchen is conveniently situated between formal dining and breakfast room and features granite counters, stone backsplash, stainless appliances, and pantry. Patio with Pergola highlights the privacy-fenced backyard.

4804 COVE VALLEY DRIVE sold in 49 days at $89 psf with seller paying $6,000 of purchaser's closing costs. This sale is a good comparison. It's very similar and 49 days on market is an indication it was priced in the mid to lower end of the market range.

There are three competing, active listings at an average $91 psf and range of $89 to $93 psf. They have been on market from 9 to 55 days.

The contract price of the three pending sales won't be public until after closing. They were listed from $83 to $98 psf and were on market 40 - 170 days.

At $89 per square foot your 2,293 sf house would be $204,000. At the $210,000 you had in mind it would be at $92 psf.


At a sale of $205,000, seller contribution to purchaser closing cost of $6,000 and a 5% brokers fee you would clear around $188,000 in a sale. Your net from a sale will change about $947 for every $1,000 change in sales price.
Posted by Philip Winburn on April 27th, 2016 1:43 PM


I've got some concerns about the neighborhood stability of 3372 Avalon Lake Drive and 3051 Lakeland Drive. Since it;s construction there have been 43 foreclosure and 9 short sales in the neighborhood. 

Here is the satellite image and the Google street view of the neighborhood.  

176 Sandy Hollow Drive is in a decent neighborhood but the street has flooded before. The FEMA flood map doesn't put the house in a flood zone however.

Huntsville AL investment Property


I've seen and taken these photos of 1004 Willow Lane,  Spend some time on the photos and if it's still a candidate, let me know.

I spoke with Josh, Tyler's loan processor and Jeff is approved for up to $120,000. It's time consuming and costly to sell a house and best to purchase as much house as you can afford rather than buy another as the family grows. At the higher price we have a lot more options. 

Are any of these houses candidates? Click on the blue M to the left of the photo to see the location. Be sure to review the second listing 106 LISA MICHELE DRIVE. It's just outside the city off Winchester Road. The last time I was in the neighborhood almost all the houses were well maintained. 

There was a murder just down the street from 2012 BIDE A WEE DRIVE at  2206 BIDE A WEE. The house doesn't have much curb appeal and an eventual resale may be hard. I recommend passing on this one. 

2001 DELLBROOK DRIVE is listed at $104,000 and has only been on market 17 days. I don't think we have a shot at buying within $100,000 and have the seller pay any of your closing costs.

132 Colby is listed at $109,900. It's doubtful seller would be willing to sell for $10,000 less and pay closing costs.


Posted by Philip Winburn on April 24th, 2016 1:07 PM



Zillow is rarely accurate on market value, especially when a property isn't exactly the same as those nearby. We spend a lot of time having to demonstrate that Zillow isn't an authority. They are an advertising income generating company that ranks high in Google searches just because they generate so much content. (Even if the content is incorrect. ) . 

Zillow is rarely accurate on market value, especially when a property isn't exactly the same as those nearby. We spend a lot of time having to demonstrate that Zillow isn't an authority. They are an advertising income generating company that ranks high in Google searches just because they generate so much content. (Even if the content is incorrect. ) .
Zillow is rarely accurate on market value, especially when a property isn't exactly the same as those nearby. We spend a lot of time having to demonstrate that Zillow isn't an authority. They are an advertising income generating company that ranks high in Google searches just because they generate so much content. (Even if the content is incorrect. ) . 
Zillow is rarely accurate on market value, especially when a property isn't exactly the same as those nearby. We spend a lot of time having to demonstrate that Zillow isn't an authority. They are an advertising income generating company that ranks high in Google searches just because they generate so much content. (Even if the content is incorrect. ) . 
Zillow is rarely accurate on market value, especially when a property isn't exactly the same as those nearby. We spend a lot of time having to demonstrate that Zillow isn't an authority. They are an advertising income generating company that ranks high in Google searches just because they generate so much content. (Even if the content is incorrect. ) . 
Zillow is rarely accurate on market value, especially when a property isn't exactly the same as those nearby. We spend a lot of time having to demonstrate that Zillow isn't an authority. They are an advertising income generating company that ranks high in Google searches just because they generate so much content. (Even if the content is incorrect. ) . 
Posted by Philip Winburn on April 20th, 2016 10:31 AM
Here is a summary of active listings and sales in the neighborhood in the past year. The average sold price was $49,000 with a very wide range of $32,000 to $59,000. There are two active listings, one is listed at $59,000 and has been on market 409 days. The other is listed at $62,900 and has been on market for 289 days.

Let's take a closer look at the sold units

1005 LIBERTY DRIVE sold at $59,000 in 289 days. It had extensive and expensive kitchen and flooring upgrades and is probably not the best comparison. 

1307 LIBERTY DRIVE sold at $57,000 in 147 days. It had a tile back splash, new carpet and updated cabinet hardware. The moderate days on market is a good indication the unit was priced correctly. 

1107 LIBERTY DRIVE and 2003 LIBERTY DRIVE sold at $47,000 and $32,000. Both were bank owned sales and not good comparisons. 

Here are the two active listings. 2104 LIBERTY DRIVE is listed at $59,000 and has been on market for 409 days and indication it's priced outside what the market will bear. It's in good condition with new carpet but doesn't have upgrades.  1709 LIBERTY DRIVE is listed at $62,900 and has been on market 289 days. The unit has extensive and expensive kitchen and bath upgrades.

My best estimate is that once you unit is freshened up it would sell on the open market somewhere in the $55,000 - $57,000 range. Assuming a $3,000 seller contribution towards purchaser closing costs, you could expect to clear around $48,000 on a $55,000 sale. 

Our best track may be to list the unit concurrently for rent and for sale at $59,000. We could indicate on both the rental and for sale listings that a lease with option to purchase would be considered. We could set ourselves apart from competing listings and target buyers that may not have considered purchasing. If we find the buyer without involving another realtor we can reduce the broker's fee increasing your net proceeds from a sale.

Huntsville Investment Property
Posted by Philip Winburn on March 17th, 2016 12:26 PM
In Alabama we must have tenant approval to enter a rental except in case of emergency or with two day posted notice. From the tenant's perspective having strangers walk through their house is inconvenient at best. They seldom are willing to keep the house in showing condition and staged for showings. A tenant that's willing to cooperate with showing agents to the degree that a seller would is as rare than hen's teeth. 

In terms of selling, we don't want to list both houses currently because of cash flow and market saturation. I hope to provide enough information so you can make a decision on which house to market first.

XXXXXX had a 625 credit score when we rented to him. We don't know what it is now but he would need 620 or greater to qualify for a mortgage. There are still some first time home buyer no down payment loan programs available but there are upper limits on buyer income and home price.I will continue to encourage him to contact a lender and if needed a credit repair person.

He has been in the house since November 2008 so we can assume the house will need some painting and other make ready work.

He is renting month to month.

XXXXXX hasn't responded to my suggestion to purchase. Her credit was 577 when she moved in. Her lease runs through the end of June. Since she has been in the house a shorter time, the house might require less make ready. 

From what I can tell on the application, she had a boyfriend that was initially planning on moving in with her. I think their plans changed and she rented the house on her own. Any mortgage approval would have to be based on her income and credit only. 

At your request I can do an inspection of both properties.

Based on the available information XXXXXX might be the better of the two to put on the market. A July vacancy gives us one and a half months in peak selling season. We do sell year round but May through mid August is peak season. We have another bump in activity in January with military relocations.

My thought is to encourage both tenants to work towards purchasing but only tell  XXXXXX that putting the house on the market is immanent. We might also offer to let her out of the lease early if it suits her needs. 

Do you have an idea if what you would need to clear on sales of the houses. I can add customary seller costs, contributions and some negotiation room to work numbers for the tenants. 

Here's a summary of MLS activity in the neighborhood in the past year. 



http://valleymls.paragonrels.com/publink/default.aspx?GUID=632707c7-6241-4cd8-aaba-e215c568d17e&Report=Yes


Huntsville investment property
Posted by Philip Winburn on March 15th, 2016 2:04 PM

Here's the full listing of the house you asked about on 257 ABERCORN DRIVE, There are thirty active listings in the neighborhood.  

There's a brand new neighborhood under construction close to Abercorn. The houses all have unique floor plans with interesting and unusual features. There are mud rooms with bench seats with storage and coat hooks at the garage entry . There are built in desk areas in the hallway connecting the second and third bedroom and master closets that have doors that go to the utility room / garage entry. The homes have emergency water shut off valves and water pressure regulators behind easy open panels in the utility rooms. The homes have design features that are usually only seen in much more expensive homes. 

The neighborhood is within the Madison City School District but also a part of the River Landing development that has amazing facilities.  The photos are horrible on the listings but the houses themselves are great. It's off of  Zierdt about a half mile south of Beadle,

Let me know if we can schedule showings of any of these or other homes. 

When we make an offer on a house the seller will ask for a loan pre-approval letter. It's best to have one ready. You can call Tyler Wilson with Prime Lending to get started. Tyler does a great job and you can start your loan application online. 
Huntsville al


Here's the full listing of the house you asked about on 257 ABERCORN DRIVE, There are thirty active listings in the neighborhood.  

There's a brand new neighborhood under construction close to Abercorn. The houses all have unique floor plans with interesting and unusual features. There are mud rooms with bench seats with storage and coat hooks at the garage entry . There are built in desk areas in the hallway connecting the second and third bedroom and master closets that have doors that go to the utility room / garage entry. The homes have emergency water shut off valves and water pressure regulators behind easy open panels in the utility rooms. The homes have design features that are usually only seen in much more expensive homes. 

The neighborhood is within the Madison City School District but also a part of the River Landing development that has amazing facilities.  The photos are horrible on the listings but the houses themselves are great. It's off of  Zierdt about a half mile south of Beadle,

Let me know if we can schedule showings of any of these or other homes. 

When we make an offer on a house the seller will ask for a loan pre-approval letter. It's best to have one ready. You can call Tyler Wilson with Prime Lending to get started. Tyler does a great job and you can start your loan application online. 
Here's the full listing of the house you asked about on 257 ABERCORN DRIVE, There are thirty active listings in the neighborhood.  

There's a brand new neighborhood under construction close to Abercorn. The houses all have unique floor plans with interesting and unusual features. There are mud rooms with bench seats with storage and coat hooks at the garage entry . There are built in desk areas in the hallway connecting the second and third bedroom and master closets that have doors that go to the utility room / garage entry. The homes have emergency water shut off valves and water pressure regulators behind easy open panels in the utility rooms. The homes have design features that are usually only seen in much more expensive homes. 

The neighborhood is within the Madison City School District but also a part of the River Landing development that has amazing facilities.  The photos are horrible on the listings but the houses themselves are great. It's off of  Zierdt about a half mile south of Beadle,

Let me know if we can schedule showings of any of these or other homes. 

When we make an offer on a house the seller will ask for a loan pre-approval letter. It's best to have one ready. You can call Tyler Wilson with Prime Lending to get started. Tyler does a great job and you can start your loan application online. 
Here's the full listing of the house you asked about on 257 ABERCORN DRIVE, There are thirty active listings in the neighborhood.  

There's a brand new neighborhood under construction close to Abercorn. The houses all have unique floor plans with interesting and unusual features. There are mud rooms with bench seats with storage and coat hooks at the garage entry . There are built in desk areas in the hallway connecting the second and third bedroom and master closets that have doors that go to the utility room / garage entry. The homes have emergency water shut off valves and water pressure regulators behind easy open panels in the utility rooms. The homes have design features that are usually only seen in much more expensive homes. 

The neighborhood is within the Madison City School District but also a part of the River Landing development that has amazing facilities.  The photos are horrible on the listings but the houses themselves are great. It's off of  Zierdt about a half mile south of Beadle,

Let me know if we can schedule showings of any of these or other homes. 

When we make an offer on a house the seller will ask for a loan pre-approval letter. It's best to have one ready. You can call Tyler Wilson with Prime Lending to get started. Tyler does a great job and you can start your loan application online. 
Posted by Philip Winburn on March 7th, 2016 10:03 AM
Here is a house in Hampton Cove that looks very good as an investment. 5014 SE PATRIOT PARK DRIVE is listed at $77.51 per square foot. It's been on market 36 days.  Here is a summary of sales in the neighborhood in the past year. The average sold price was $89 psf with a range of $83 to $95 psf. The average days on market were 112 with a range of 0 to 235 days.  Here is a summary of rented homes in the past year. The average rental amount was $1,495 with a range of $1,375 to $1,735.

I will try to get by the house today and get detailed photos but the house seemed in pretty good condition. One wall is painted a turquoise blue, the carpets need cleaning, the landscaping needs work and there some weed-eater damage to a piece of siding. 

The house is in the middle of one of Huntsville's fastest growing areas. Here are examples of nearby homes that have sold in the past three months. 

The house is just down the street from the new Goldsmith Schffman Elementary School. 

Here is information on the schools that serve the house.









Here is the Google street view.


The former owner did a  deed in lieu of foreclosure so there isn't a right of redemption. 

Posted by Philip Winburn on February 29th, 2016 7:44 PM

My suggestion is to start out  listing the house for sale with a lease purchase considered. With a lease purchase, we may attract buyers who didn't think they could buy or who are a few months away from being able to purchase. We are sometimes able to set ourselves apart from other active listings that are competing for the same buyers. 

In order to protect your interests and making it simpler to separate from a tenant / buyer that fails to follow through with a purchase, we structure these transactions as options to purchase. If the tenant / buyer fails to complete the transaction the option expires. They are then just a tenant under a stand alone standard lease. The shorter the option term the better. The longer we wait to close, the more thins can come up in the tenant / buyer's life to sidetrack the purchase. We will ask for a nonrefundable earnest money in addition to a security deposit under the lease.

If we don't have the house sold in a few weeks we can list it for rent concurrently.

Once our tenant moves out we will inspect the house and let you know if it needs any work or inexpensive improvements so it shows it's best. We will take fresh marketing photos, draft a comprehensive virtual tour and begin our marketing, We will post the house on our websites, the MLS, all of the national realty websites, Craig's List and social media. We can schedule an open house targeting days with good weather and no events that might draw away visitors. (Superbowl, religious holidays and local public events )

MLS home searches are usually set up in $5,000 increments. We would show up on more searches at $155,000 than at $156,000. If you let me now what you want to list the house for, I can send the paperwork we need for your review. 

Lease purchase homes in Huntsville, Lease purchase homes in Madison, Lease purchase homes in Hampton Cove
Posted by Philip Winburn on February 25th, 2016 9:39 PM
Here's a summary of MLS activity  of existing homes in the neighborhood in the past six months.The average sold price was $91 per square foot with a range of  $72 to $101 per square foot.  The average days in market were 103 days with a maximum of  336 days.  The $101 per square foot sale 148 FIELDS POND DRIVE  was in exceptional condition and had upgrades. it sold for above list price but seller paid $5,635 of purchaser closing costs. This 
was much higher than usual. 

There are two active neighborhood listings at $96 and $95 per square foot. They have been on market 1 and 132 days.

At the average sold price of $91 per square foot your 1,301 sf house would be $118,000.

There are four active listings of new construction homes in the neighborhood. Here is a summary of the listings.  The average list price is $82 psf with a range of $69 to $91 per square foot. It's hard to compete with new construction, especially when it's priced below recent sales of existing homes in the neighborhood. 

ATT still hasn't added "nodes" for all of the neighborhood homes. While satellite and cellphone hot spots are workarounds for internet service. We have lost several prospective tenants because of the slower speeds. I have called both the builder and ATT several times asking about including internet service for your house.  I haven't been able to get answers. Do you know what other homes in the neighborhood aren't served by ATT? I'm thinking if several homeowners worked together we may be able to get more attention. I know Madison's Mayor Turlock who's office may be willing  to get involved. 

You may consider offering the house for rent with a lease purchase considered. We can sometimes attract renters who don't think they can buy or those who are a few months away from being able to buy. We structure these transactions as an option to purchase to protect your interests. If we can find a tenant buyer under a lease purchase we have the flexibility of lowering the commission rate to 5% from the customary 6%.

We manage a rental at 118 Fields Pond  that will be on the market again soon. It rented last year at $995 after 169 days. The long days on market is an indication it rented for the most that the market will bear. There are already three other active rental listings in the neighborhood. Two are larger houses. The closest comparison is 108 CHADSWALK LANE. It is 1,388 square feet and has been on market at $995 for just over a week.

There's a balance between holding out for the highest possible rent and vacancy losses. If we miss one month's rent holding out for an additional $50 - $100 it will take as much as two years to recover the vacancy loss.

Huntsville AL investment property , real estate market review



Posted by Philip Winburn on February 24th, 2016 2:58 PM
Homes for sale in Huntsville / Hampton Cove. Huntsville Investment property

Here are the tools I use for VA and FHA loans. You can just plug in the numbers.

Tyler will be the better counsel but the biggest advantages to a VA loan are the no down payment option and that the loan can be assumed by a qualifying veteran or active duty person. The disadvantages are the funding fee, higher appraisal fee and getting final approval to close can be more difficult. 

Taxes are based on the assessed value which can vary from market value. As an example of tax amounts the annual taxes on the chalk board house, 4710 CARRINGTON BLVD  are $998.

Insurance cost vary widely based on credit score, claims history, property age and location and multiple policy discounts.

Here is a summary of recently rented homes in the Carrington neighborhood and here are the full listings

Here are some examples of rented properties in Madison that are similar to the Rivers Landing houses.

116 CHELSEA PARK ROW rented in three days for $1,250. It's not as nice and doesn't have the amenities. 

110 BROWNSTONE DRIVE rented for $1,295 in 67 days. Again it's not as nice and doesn't have the amenities

Since there were no close comparisons I looked at nearby rented homes that are in the less desirable Williams Middle School district. 109 WOLF CREEK TRAIL is one of our rentals and wasn't in the best condition. It had heavy wear on the flooring from large dogs. The landscaping wasn't well maintained. It rented in 45 days at $1,300. 

Given the better schools and condition I think the Rivers Landing houses would rent in the $1,350 - $1,495 range in today's market.

I searched again for homes near where I live in northeast Madison County. Nothing really jumped out but here is what I found. Most of the homes are in CHASE SPRINGS. There is a small pool and clubhouse and the schools are good. The HOA is $450 / year. The development is just outside the Huntsville City limits and there are some less desirable areas nearby. 



106 TALL GRASS CIRCLE is in a gorgeous cove just east of the city off I 565. There's not a pool or clubhouse but the neighborhood is worth mentioning because of the setting. 

Here is the website location  video and photos of Madison County Lake. You can fish from the bank, pier or rent a flat bottom with trolling motor. I've taken our son and neighborhood kids when he was small and they had a great time. 

There is a recreation area on the arsenal a boat ramp and small dock on the Tennessee River very near the Rivers Landing houses. There is an exceptional Marina, Dittto Landing east of the arsenal. There is a small fishing pier, a creek and a backwater where fishing is better than in the main channel.  

Homes for sale in Huntsville , Hampton Cove homes for sale . Huntsville Investment property
Posted by Philip Winburn on February 19th, 2016 7:45 PM
100 KATELYN JOAN LANE in Hazel Green, 29972 WESTFIELD DRIVE in Harvest, 101 KINGS COVE CIRCLE  and 111 PITTS GRIFFIN DRIVE south of Madison might be candidates.

In our area one can buy for less than rent and there are still zero down payment loans. There are also a lot more available homes. She might consider purchasing rather than renting and keeping the house for investment income when she no longer needs to live there. 

Including insurance and property taxes she could buy up to around $215,000 and keep her at her target  payments at $1,300. She could purchase up to around $180,000 and keep her payments at around $1,100. Here are a few homes outside the city in the $150,000 - $180,000 range. Click on the blue M to the left of the photo for a map of the property location. 

Here is a short video on Huntsville area real estate as an investment. The video assumes a 3.5% down payment but with no down payment the return on investment is much larger. 

You can ask one of the lenders we use about loan programs or get started on loan approval at this page

Homes for sale in Huntsville AL
Posted by Philip Winburn on February 18th, 2016 11:58 AM



I'm sorry but the house you asked about isn't one of our rentals. All of our rentals are posted here

With interest rates and home prices still low you can purchase for less than rent, There are still low down payment and no down payment loans available. Now is one of the best times in years to purchase

Mortgage interest is deductible your tax return could be greater by $3,000 or more. 

Buy verses rent home huntsville al



I'm sorry but the house you asked about isn't one of our rentals. All of our rentals are posted here

With interest rates and home prices still low you can purchase for less than rent, There are still low down payment and no down payment loans available. Now is one of the best times in years to purchase

Mortgage interest is deductible your tax return could be greater by $3,000 or more. 

I'm sorry but the house you asked about isn't one of our rentals. All of our rentals are posted here

With interest rates and home prices still low you can purchase for less than rent, There are still low down payment and no down payment loans available. Now is one of the best times in years to purchase

Mortgage interest is deductible your tax return could be greater by $3,000 or more. 

I'm sorry but the house you asked about isn't one of our rentals. All of our rentals are posted here

With interest rates and home prices still low you can purchase for less than rent, There are still low down payment and no down payment loans available. Now is one of the best times in years to purchase

Mortgage interest is deductible your tax return could be greater by $3,000 or more. 

I'm sorry but the house you asked about isn't one of our rentals. All of our rentals are posted here

With interest rates and home prices still low you can purchase for less than rent, There are still low down payment and no down payment loans available. Now is one of the best times in years to purchase

Mortgage interest is deductible your tax return could be greater by $3,000 or more. 

I'm sorry but the house you asked about isn't one of our rentals. All of our rentals are posted here

With interest rates and home prices still low you can purchase for less than rent, There are still low down payment and no down payment loans available. Now is one of the best times in years to purchase

Mortgage interest is deductible your tax return could be greater by $3,000 or more. 

I'm sorry but the house you asked about isn't one of our rentals. All of our rentals are posted here

With interest rates and home prices still low you can purchase for less than rent, There are still low down payment and no down payment loans available. Now is one of the best times in years to purchase

Mortgage interest is deductible your tax return could be greater by $3,000 or more. 

Posted by Philip Winburn on February 17th, 2016 2:56 PM
One of the realtors on our office just picked up this listing at 107 LAREDO CIRCLE it's listed at $91 per square foot. I don't have any idea of what the lowest price Seller would accept but the realtor priced the house just above the highest recent sale. Here's a summary of sales activity in the neighborhood in the past year and here are the full listings.

We couldn't find any rented properties in the neighborhood but found two nearby rented homes that aren't as nice. I'm thinking the market would bear something in the $995 $1,095 range. Our experience with rentals in the area has been positive. There tends to e good demand. 

Excluding one bank owned sale the average sold price in the neighborhood in 20015 was $84.63. 

The current owner bought the house in 2004 for  $86,500 with seller paying $2,800 on purchaser closing costs. 

In 2013 they refinanced at $80,000.  Assuming a $3,000 seller contribution to purchaser closing costs they would have to sell at around $88,000 to clear the mortgage.  It's probably too soon to make a lower offer but this might be a property to watch. 

Here is data on the schools and links to the school websites.

http://www.greatschools.org/alabama/huntsville/1940-Mt-Carmel-Elementary-School/

http://www.greatschools.org/alabama/huntsville/936-Riverton-Middle-School/

http://www.greatschools.org/alabama/new-market/955-Buckhorn-High-School/

Posted by Philip Winburn on February 3rd, 2016 12:25 PM
The house you asked about on Waters Edge is no longer available. All of our rentals are posted here

With interest rates and home prices still low you can purchase for less than rent, There are still low down payment and no down payment loans available. Now is one of the best times in years to purchase

Real estate is one of the best possible investments. With a down payment of 0% to 20% homeowners enjoy appreciation of the full value of a property.

Purchase a $150,000 house that appreciates 3% per year with a 3.5% ($5,250) down payment. In five years the house would be worth $173,900, a $23,900 increase. Annual return on the $5,250 down payment is 91%! 

Mortgage interest is deductible your tax return could be greater by $3,000 or more. 

There are three active listings in the neighborhood in the Huntsville MLS at an average $78,000. With a 3.5% down payment your total monthly payment would be in the $465 range. The homeowners association fee covers the pool, exterior. maintenance, yard maintenance, trash removal and pest control. The HOA fee is around $140 / month

Your total payments would be around $605 that's $245 per month less than the $850 rent! Not counting your larger tax return you would save $2,940 per year. 
Posted by Philip Winburn on January 14th, 2016 9:09 PM
REALTOR Alert!
RHONDA RICKETTS - 1/5/2016 4:41:04 PM

A few members have reported that they have encountered a male who is actively emailing and/or calling female agents to meet him at a vacant property. A specific property address of: 1608 Woodview.  The name displayed on the caller ID lives on the same street (according to tax records).  It has been reported that this person does have a crimnal past and is pursuing agents in this area. This person has contacted agents at 2am-4am etc..

As always, please be alert, cautious and stay safe!

Posted in:huntsville, realtor and tagged: realtor safety
Posted by Philip Winburn on January 5th, 2016 7:24 PM
The latest MLS activity I could find on 705 Hal Street were two sales in 2004. It sold for $37,500 to a local realtor. He resold it a few days later to one of his clients for $62,900. 

There was a house down the street that sold for $42,500 last April after 358 days. 

Homefacts.com has the house listed as a former drug lab house. There are health concerns about living in a former drug lab house and I would be concerned about visitors that know the house as a drug house.




I do have concerns about the neighborhood. I know Schools aren't an issue for you but you can find out about a neighborhood by looking at the schools that serve the area. Here is ranking and some statistics on Rolling Hills Elementary

I hope this helps.
Posted by Philip Winburn on December 26th, 2015 7:22 PM
I ran across this listing for 434 SE WADE ROAD. At $139,900 / $74 per square foot the house seems well priced. The two recent neighborhood sales were at $149,900 / $87.39 per square foot and $149,900 / $90.41 per square foot. 

The current owner bought the house as a foreclosure looking to flip it. He purchased the house for $125,000 / $66 per square foot. The seller had unrealistic expectations and listed the house for $184,900. When they finally lowered the price within the market range it had become a stale listing. Viewers assume something is wrong with the house because of the long days on market. 



The schools that serve the house are some of the best in the area. All have SchoolDigger's highest ranking.




Here is are the Google street view and satellite images.


From the archived Huntsville MLS listing where the current owner purchased the house, it doesn't loo like seller has done a lot of work. There was some painting, landscaping and replacing torn screens on the enclosed patio. The carpet may have been replaced in the living room but they were probably just cleaned.  The listing indicates a cash sale.

To clear his $125,000 purchase price seller would need to sell at around $137,000 assuming he contributed $3,000 in purchaser closing costs.

Here are other comparable recent sales and active listings in the area. The average sold price was $92 per square foot with a range of $77 to $107 per square foot.


Let me know if I can do additional research or preview the house for you. 
Posted by Philip Winburn on December 26th, 2015 3:49 PM
101 BAYRIDGE DRIVE is a foreclosure that was underwritten by Fannie Mae. Currently the property is open to owner occupant buyers only. From the photos the carpet and linoleum aren't in the best shape. The mailbox post may need to be replaced. The roof looks fairly new.  

We will have to see it in person but I think the flooring are in good enough condition for FHA or Rural Housing Development ( Zero Down Payment.) funding. 

The house is listed at $60.55 per square foot and has been on market for 32 days.

There have been three sales of similar homes in the neighborhood in the past year. The average sold price was $73 per square foot with a range of $72 to $74 per square foot. The average days on market were 119 with a range of 35 to 236.

I had to go back to 2013 to find these three rented homes in the neighborhood. 

844 PINE GROVE ROAD is also a foreclosure. It's older and in worse condition than the Bayridge Drive house. I'm concerned about getting loan approval for thus house. Some walls are unfinished. There is missing and ripped flooring and some of the light fixtures may be broken.

The house is listed at $64.05 per square foot and has been on market 42 days.

The one sale in the neighborhood in the past year was a newer house and in much better condition. 

There were three houses that rented in the neighborhood in the past year. 

I'm working with another buyer that is considering this house. It's in good condition with a large detached 2 car garage with a second floor. The roof and HVAC are newer. The kitchen has been updated. at $70.87 per square foot the house is already priced below recent neighborhood sales. The listing agent thinks the owner might accept an offer of $75,000 with seller paying $3,000 of purchaser closing costs. 

What part of town will you be working in? I may be able to find candidate homes near your work to consider. 

Posted by Philip Winburn on December 22nd, 2015 3:40 PM
I got a call from the listing agent on XXXXXX. I told him you were holding off on purchasing for awhile and that your sister suggested an offer of $75,000 with seller paying your closing costs ($3,000). He said he thought the seller would accept that offer.

Since the Federal Reserve raised the prime lending rate we are expecting loan interest rates to increase. FHA rates today are 3.75%. 

If we combine an FHA loan and the City of Huntsville Housing Authority Down Payment Assistance Program  your total monthly payment would be around $458.

There are no monthly payments on the down payment assistance program and you never have to repay the down payment loan as long as you live in the house for 5 years or more.

You would only need to come up with around $450 for the FHA appraisal. This would be paid back to you at closing.

If you pay $600 per month in rent you would save $1,700 per year over paying rent. 

You would save about $930 in federal taxes the first year.

You would same about 165 in state taxes the first year.

The total savings the first year over paying rent will be around $2,800. Your total monthly payments would be around $458. There will be no down payment and the $450 for the appraisal will be refunded to you at closing. I do recommend a professional home inspection ($300 - $500) 

If the house increases in value 3% a year* in five years years it would be worth around $96,000. That's a $21,000 increase. 

With no down payment or closing costs you would build around $21,000 in wealth while saving $2,800 per year over renting. 

Forward this email to your sister to get her thoughts. 

Posted by Philip Winburn on December 22nd, 2015 1:20 PM
Huntsville homes for sale foundation problems

The subject house is listed at $56 per square foot. The average sold price in the neighborhood in the past year was $85 per square foot with a range of $76 to $98 per square foot. The house has been on market over a year since 12.11.14 and has had one price reduction on  4.29.14 from $269,000. 

There are no interior photos, the house is being sold as is and the listing states the deck is unsafe. The house is on a sloped lot. Given the house has been on market for so long at such a low price and is on a sloped lot I suspect foundation problems. Foundation repairs are expensive and even with the best repairs it will be apparent that there have been problems. 

With the unsafe deck and possible foundation problems FHA or VA financing won't be possible. Even with a 20% down payment conventional financing will be doubtful. There are mortgage programs that include rehabilitation money but if there are foundation problems funding would still be difficult.  

Let me know if the property is still a candidate and if I can confirm the property's condition for you.

We searched for active listings in the Grissom High School district up to $255,000 that are a minimum of 4 bedroom, three bath and 3,500 square feet that might be candidates for you. We set up an automated search for these search terms. If there is a new listing or change to an existing listing the Huntsville MLS will send the listing to you. Let us know if we need to broaden the geographic area or change the search terms. . 

Posted by Philip Winburn on December 19th, 2015 12:10 PM


The National Association of Realtors 2015 Remodeling Impact Report lists the following as the most attractive remodeling projects to home buyers.
• Kitchen upgrades.
• Kitchen renovations,
• Bathroom renovations
• New wood flooring
Top Return on Cost Remodeling Projects when selling your home.
• 100% return on refinishing hardwood floors.
• 95% return on cost adding insulation.
• 91% return on new wood flooring.
• 105% new roofing would recover
• 83% vinyl siding would recover 83 percent

Home remodeling that pays off when selling. Huntsville AL



?



Posted by Philip Winburn on December 18th, 2015 8:43 PM

Property Management < huntsvillemls > 2015-12-12 22:04

Managing Huntsville investment homes can be both rewarding and dangerous. One must screen tenants within fair housing law checking credit, public records, rental history and social media. Once you have a viable tenant prospect your lease must comply with Alabama Landlord Tenant Code or the lease will be unenforceable. Attorney Sarah Taggart is north Alabama's expert on landlord tenant law. She has leases, notices and other property management forms for a reasonable cost. She and our firm Rosenblum Realty periodically host Property Management seminars for other realtors. You can ask Sarah's office to add you to her mailing list for her newsletter. We are not attorneys and can't provide legal forms or advice. You may however want to see our lease just as an example. 
Do inspections of the property taking wide view and detailed photos of common problem areas. Store the photos online. Google provides free storage for gmail owners. Have the tenant fill out a move in condition report that is addressed in the lease. It puts responsibility of documenting the condition of the property at move in. When they move out use the report as a benchmark for condition and security deposit deductions. 
Make sure you understand Alabama Landlord tenant law and fair housing law. Fair housing agents assume guilt in investigating a claim and often overstep their authority. Claims that plainly have no basis can take years, hundreds of man hours and legal costs to defend. Any reasonable person would dismiss unfounded claims quickly but federal fair housing officials will drag out investigations and repeatedly ask for "reparation" fishing for a payday. 
Alabama landlord tenant law was designed to protect tenants from abusive landlords. Realtors and apartment owners have gotten the law amended to be more equitable but it;s still weighted towards the tenant. 
You may glean some useful information from our property management page; http://www.huntsville-homes.com/PropertyManagement. 
Feel free to contact me if we can help in any way. We work with several Huntsville real estate investors who self manage. We do some marketing without fee to build business relationships. We also have limited for fee services like photos, virtual tours, MLS posting, tenant screening and rent and release where we market, show screen tenants and then the owner takes over. 
Huntsville property managers
Posted by Philip Winburn on December 13th, 2015 1:13 AM
Huntsville realtor

If any contingency in a sales agreement is not met you should receive your earnest money back. Both the Huntsville area home buyer and the seller must sign a mutual release before the Realtor / Realty firm can release the earnest money. 

It's in the buyer's best interest of the home buyer to remain on good terms with the home seller via the listing realtor and your buyer's realtor. 

On occasion we have had buyers get cold feet because of the huge commitment of purchasing a home. It's best to view a lot of homes for sale to see what's available. Most home buyers end up purchasing homes that are quite different than the type and location homes that they started out looking for. You can search the Huntsville MLS, Valley MLS at http://philipwinburn.valleymls.com/ and the realtor can set up an automated search for new listings. 

Once you find a home for sale that you like research, research and research some more. Your Realtor should show you what similar homes in the area have sold for, the days on market and other active listings in the price range. Your Realtor can research the Valley MLS archive, Madison County tax records and courthouse records. The realtor can usually find out what home seller paid for the home and when it was purchased. The Realtor should research the Madison County Courthouse records to find out what the home seller must sell for in order to pay the mortgage balance. 

We research the home seller in social media and Google for signals of their motivation. Buyer's Realtor should have or develop a good relationship with the listing agent and chat with them about the house. Sometimes the listing agent reveals way to information.

Once the home buyer is in a position to make an informed offer they can proceed to negotiate. Price, seller contribution to purchaser's closing costs and wording of the sales agreement are all points of negotiation. Offers should always be contingent on loan approval, The house appraising for the sales price or greater, not requiring flood insurance or insurance claims where the damage was not repaired. The offer must be contingent on a professional home inspection including radon testing. We always try to add wording to the inspection addendum "Purchaser must be satisfied with the results of the inspection and the condition of the home"  Experienced listing realtors will reject the wording 
Posted by Philip Winburn on December 13th, 2015 12:15 AM

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