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The link below is to the current and previous listings of the house. It had been listed 05/18/11 to 09/22/11 at $650,000 / $118 per square foot. The listing was withdrawn with the note ” Sellers have refinanced and have decided to call this their permanent home!” on the withdrawn listing.

They re-listed the house on 11/09/11 at the current $639,000 / $116 per square foot.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115oeith44510

Tax records indicate the house was built in 2008.

The listing agent called to ask how the showing went and volunteered that the seller’s children were graduating / had graduated from high school and both were leaving for college. The husband travels with work and the house is too big for them. They are planning on downsizing and moving into a smaller home in Hampton Cove that they have rented out.

According to the agent, the seller built the house himself and was ” obsessive compulsive” about the details of the construction. According to her the construction cost was $740,000. She indicated that the owner’s attention to detail, personal involvement and the storm room lead to him spending much more than he should have on the home’s construction.

The link below is to a summary of MLS activity in the neighborhood of all homes since 01/01/11. There were three sales at an average $111 per square foot and a range of $105 to $123 per square foot.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=oeprhh839484293

The link below is to the full listings of of the three sold properties.

230 WEDGEWOOD TERRACE ROAD that sold at $105 per square foot may not be as nice a home. It went under contract after 69 days on market.

113 STONECROFT DRIVE seems to be a decent comparison. It sold at $120 per square foot in 79 days.

The listing for 105 GREYMONT shows the house was 1- 5 years old. The only photo was an architect drawing. I think the listing agent just neglected to include photos on the listing. The second link shows the house had been listed in 2006, 2008 and 2009-2001. This house sold for $123 per square foot in 711 days counting all of the listings.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71109340033494

Historical listings and sale of 105 Greymont.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115271109340071109340033494 33494 9

Just based on on the limited sales data the house appears to be priced within the market range.

I tried looking outside the immediate neighborhood for relevant comparables and found one additional sale in the neighborhood. The subdivision name was mis-stated and didn’t show upon the first search. 225 RAPHAEL ROAD was older at 6 to 10 years old. It’s not quite the quality of the subject home and 1,800 of the square footage is in the walk out basement. The house sold at $104 per square foot in 159 days.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71171109340033494 0323

Searching all of Madison and Limestone Counties for active listings and sales of homes in the $550,000 to $700,000 range from new to 10 years old I found the listings at the link below. There are 39 active listings, one pending sale and just ten sales in the price range.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=711571109340033494 355

While the sales data does support seller’s list price there is a lot of competition for a limited number of buyers in this price range. The only way to know for certain if the seller is willing to negotiate is to make an offer.

Since he was so involved with the home’s construction he may have an emotional attachment and we may need be careful not to start too low and offend him. I’ve had instances where we came in too low, made the seller mad and he refused to consider subsequent offers near list price.

If you did decide to move forward an offer of $620,000 / $112 per square foot would be at 3% under list price. We could ask that seller pay your closing and pre-paid costs up to around $4,500 and provide a home warranty at $700. While he probably wouldn’t accept the offer it should get negotiations started. We might be able to make an offer contingent upon the sale of your existign home wiht a firest right of refusal but may loose some bargining position.

When I recive an offer on one of my listings contingent on the sale of another property I ask for documentation of a sale is pending or for a copy of the listing and a market analysis showing the house is listed within the market range. We also continue to market our listing with a first fight of refusal to remove the contingency within a set time of another accepted offer.

Any offer we make would be contingent on financing, a home inspection and radon testing.

Please let me know if you need a referral for trusted local lenders.

On a side note the links below are to listings in the golf communities of Canebrake in Athens and Cherokee Ridge on Brindlee Mountain, south of Huntsville. If any of the homes catch your eye, click on the address for a map of the location.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7171109340033494 366

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71171109340033494 80

I searched the Madison County probate records and found the mortgage at the link below dated 2/28/2008 for $495,000. The mortgage has an adjustable rate rider.

http://probate.co.madison.al.us/LoadImage.aspx?sk=20080211711093400334942400&format=PDF&ref=efc4cd71-e47e-4331-b486-071dd6161ec4 Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.

On 11/26/08 there was a loan modification reducing the loan amount to $417,000.

http://probate.co.madison.al.us/LoadImage.aspx?sk=20081126000736400334942400&format=PDF&ref=efc4cd71-e47e-4331-b486-071dd6161ec4

http://probate.co.madison.al.us/LoadImage.aspx?sk=20100400334942400&format=PDF&ref=efc4cd71-e47e-4331uyuyhtdd6161ec4

http://probate.co.madison.al.us/LoadImage.aspx?sk=201003400334942400690&format=PDF&ref=efc4cd71-e47e-kiuygfd

We can assist you in finding area houses Huntsville Houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.

http://probate.co.madison.al.us/LoadImage.aspx?sk=201104250400334942400&format=PDF&ref=efc4cd71-e47e-ioehtye

On 11/28/11 they did a refinance at $410,000.

http://probate.co.madison.al.us/LoadImage.aspx?sk=20111108000600330&format=PDF&ref=efc4cd71-e47e-4331-4003349424001dd6161ec4

The images below are the tax plat.

Homes for sale in Huntsville AL

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Homes for sale in Huntsville AL Tax plat

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Homes for sale in Huntsville , Homes for sale in Huntsville Aabama

Tax plat for Homes for sale in Huntsville AL

The topographical map with flood map overlay below indicates the house is not near a flood zone. Note that flood maps only show documented bodies of water and predicted rise their of water level. Given this home is near water and a little low laying, we need to have a careful inspection of the crawlspace for evidence of water or elevated moisture. Since the house is near a mountain the possibility of elevated radon levels is greater. Even with a crawl space we need to have the radon level tested.

Flood map for Homes for sale in Huntsville AL

The link below is to the Google satellite image,

http://maps.google.com/maps?q=400334942400 MADISON,+AL+35757&ll=34.829587,-86.726267&spn=0.008613,0.021093&hnear=107+Greymont+Dr,+Madison,+Alabama+35757&gl=us&t=h&z=16&vpsrc=6

Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.

Homes for sale huntsville Huntsville Alabama Real Estate

Research Huntsville AL homes for sale