Posts Tagged real vinings buckhead
I’m so happy for my clients who are moving to 1956 West Wesley. We just closed last Friday!
As many of you know, Paces Neighborhood has large lots, estate style homes and is my dream location. Earlier this year, I had moved another family to 3111 Ridgewood just around the corner. Although different in style, both of these homes have over one acre lots, pools and fabulous kid friendly terrace levels. We are going to plan something soon so both of these families can meet other friends in the neighborhood. Fortunately, they are both still close to Vinings and I still consider them neighbors!
Generally, Vinings is its own unique market. Our sales in September remained the same as a year ago and down 44% from last month, while inventories went up slightly. Days on Market went way down. I believe is because many buyers are patiently waiting for the right house to pop up, and when it does, they grab it. If you don’t get your buyer in the first couple of weeks, it may be on market a while as the inventory has remained somewhat stable or slightly higher in Vinings. We don’t seem to have the shortage of supply that Buckhead has, but our area is so much smaller that the right house at the right price can be hard to find.
And on to the Buckhead market: We didn’t see a big change from September to October, but year to year the news is still good. Days on Market is down 31% from last year and available listings are down 28%. Compared to the previous month, sales in September were down, but can be expected at this time of year. We are seeing the return of the trade-up buyer. Confidence in their ability to sell their current home is again allowing buyers to take that step to a bigger home. This is a change in the “downsizing” trend we saw while the economy was down. There is still a 4 year Inventory over $2M, so that market is still slow, but the $1M-$2M market is better than it has been.
Even though my blog is titled Real Vinings Buckhead, I’ve decided to add information on Smyrna as well. I’ve sold so many homes there recently and currently have several available listings there. It’s always interesting to me how different all three of these markets are. Buckhead, by definition, is a much larger geographic area and has many more high priced homes. Because of this, its numbers are highly affected by the luxury homes market and the more “average” homes – which happen to range around $600,000 – still fly off the market. In Vinings (30339,) the homes average closer to the $500,000 range with two lots selling at that price in the past month as well. Existing inventory is primarily the original 1960′s homes (both original and remodeled) and newer construction that ranges well over $1M.
The Smyrna market, on the other hand, was much more affordable with the average over the past year being around $300,000. This year we are seeing the higher priced homes in Smyrna coming back on the market and selling. Because of this, the affordably priced homes are eaten up and the higher priced homes are driving the price point up causing a drop in the volume of transactions. I’ve seen homes in the $500,000 range get snatched up over the past few months, where a year ago I could count on one hand the number of homes in Smyrna that sold over $500,000. I should add that these reports are for 30080 Smyrna, and not Mableton per se. The statistics back me up with the sales in Smyrna being down 14% year over year and down 26% month to month. As always, please contact me with any questions you have about buying or selling your home.
Knowing what is going on in the real estate market is just as important when selling your home as it is when you are buying. One of the great features that has come with joining Prudential is a monthly market update that is quick and concise. Below, I’ve included links to the Buckhead and Vinings September updates.
What you’ll notice in the Buckhead data is the dramatic fall off of sales in August. Normally, I would think this drop is related to back to school, but this year the decrease was more dramatic than in years past.
Vinings was more stable from July to August. I believe the uptick in sales prices is related to the Jumbo rates being lower than conventional financing right now. In both markets you’ll see that inventory is down dramatically.
If you are interested, I’m happy to pull YTD data for you as well. As always, if you’re thinking about selling, give me a call so I can help you analyze the value of your home.
I so appreciate my cousin, Jennifer Clark Nodland from Bismarck, ND, for her many book reviews she has done over the years. She’s an avid reader and I appreciate her insight! She’s sharing a few book reviews here on Real Vinings | Buckhead so that my (busy) readers can get a quick idea of what to add (or avoid adding) to your reading list.
Fun, quick, light read. Fey does a pretty good job making me think she’s just “one of us.” She’s just a few years younger than me and put a smile on my face when she revisited her youth and poked fun of what we thought was soooo cool in the 80s.
Mixed feeling about this political thriller. This author’s first work suffers from some clumsy writing, but I bet his newer works are cleaner. My real problem with the novel is the foundation of the plot (killing sitting members of Congress because you don’t like them) and the resolution (can’t disclose without a spoiler alert). Anyone else read Flynn’s stuff? Thoughts?
The Forgotten Waltz by Anne Enright (2011)
Could. Not. Finish. This. Book. Although this book got good reviews (and the author is a Booker recipient), I found it difficult to read. Hopping back and forth in time – and the main character seemed self-absorbed and cold. If “chick lit” is just code for stories of infidelity and dysfunction, count me out.
I want to keep people updated on all things Vinings….including places I have tried to avoid…. There are three sweet treat places in Vinings that we have intentionally passed by for caloric and financial reasons. Its at least $8 for my son and I to stop by at any of these places it seems.
The newest entrant is the CamiCakes Cupcakes at 4338 Paces Ferry Road. (There was a cupcake place there before but I went once and the cupcakes were too small for the price.)
CamiCakes are large cupcakes and approximately $2.65 each…. and I’ve become addicted.
I have told many friends how deadly the salted caramel chocolates at Costco are and now I’ve discovered this CamiCakes Salted Caramel Cupcake. They have many great combinations, the Pineapple Coconut is another one that I’m thinking about right now.
I have always loved Piece of Cake in Buckhead and have frequented there throughout the years when the occasion arises. I still think Piece of Cake has the freshest cakes as they bake them right there and the smell is to die for! But due to convenience CamiCakes may be stealing me away.
As of September 1, there’s a Piece of Cake store in Vinings!
I know Yoforia is the healthiest alternative, but I really don’t crave anything there and the three children I’ve polled don’t like it either. They usually prefer the Coldstone Creamery ice cream or Cami Cakes as well. But if you’re trying to eat healthy and still want a treat – Yoforia is probably the answer.
Now onto the ice cream, Coldstone Creamery has been here for awhile and most people know about it, but if you’re shopping in the Vinings Village or need a place to take the kids on a hot summer day, nothing is better than a refreshing scoop of your favorite flavors.
All of these sweet treat places are walkable in Vinings Village and I know many make the drive to Menchie’s (in Paces Ferry Plaza by Houston’s) for their yogurt as well.