Charlotte Real Estate| Over 55 and Active? Low Taxes In SC? Come on down…
May 21st, 2008 Categories: Charlotte Community Reports, Over 55, active adult
Charlotte (Close but in SC) Community Four Seasons at Lake Wylie
Over 55 Active Adult- Starting in the South of Charlotte, actually nearby South Carolina, this is the first in a series of posts about Over 55 Active Adult communities in Charlotte.
CONVENIENCE! Just off I- 77, at Gold Mine Road in Ft Mill, Four Seasons is just a few easy miles to Lake Wylie, one of it’s largest selling points. (Largest to the fisherman and boaters!) Gold Mine Road has long been know as the entrance to Tega Cay, and home to the AAA Charlotte Knights Baseball Team, but Ft Mill proper now known by its proximity to Charlotte and the many lanes on I-77 to help get people there… not to mention South Carolina’s ridiculously low property taxes.
Size: about 300 families Google Map (a) 16 Miles To Uptown Charlotte, 18 miles to the Charlotte Airport
Four Seasons - built by K Hovanian -it is Resale Only now, below is an example, on sale now
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Charlotte, NC|Sun City Carolina Lakes- A Deep Market Report of this Greater Charlotte Community Located in Ft Mill SC
February 12th, 2008 Categories: Charlotte New Home Developments-Builders, Over 55, active adult, Sun City Carolina Lakes
Sun City Carolina Lakes- What’s Up With the Re-Sale Home Market?
Some Re-Sale homes are asking higher prices, than the same model new construction… What? A Deep Market Report
Sun City Carolina Lakes in Ft Mill SC, an active adult resort style community is the fastest selling new home community in the greater Charlotte area. Del Webb’s popularity is well known, the lifestyle, the convenience, and the amenities are there for the leading edge of the boomer retirement curve. Charlotte’s popularity is no longer a secret either, and despite the nationwide downturn in real estate, Charlotte real estate prices are still increasing (13 of the last 14 months)and our market overall is quite healthy.
But homes for sale on the re-sale market in Carolina Lakes have frankly gone wild. Is it over eager agents pumping the prices to outlandish levels? Or, more likely, sellers demanding these prices, even as price appreciation has slowed in the region, and Agents not making their case effectively for realism in pricing? Prices in many cases appear to exceed similar new units. Folks, this won’t work!
People love Del Webb, but they’ll love it more in a New home than in a Re-sale home, the old story holds true here too. The most typical is that new homes carry a 5% premium over resale homes.
Lets have a closer look:
In the last 90 days there were 13 sales. Here is the median sale:
It was listed for for $350,345 dollars and had 2751 square feet, for a median cost per sf of $125.50.
Currently there are 11 Re-Sales and 22 new homes on the market. Lets Look at the re-sale homes first:
The 11 resales average in price is $166/sft, the average square foot price of the Solds was $125.00- the resale prices 
on the market now range from $118 /sf on a larger home, to $199/sft on smaller home- 1234 SFt. Of the Re-sales sold, 45% sold between $149 and 166 per sf. On the For- Sale Side, 81% of the homes ( 9 of 11) are priced between $149 and 199/sf. I guess it is the Lake Wo’ Be’ Gone of housing markets where every house is above average.
Well no it is not. Re-sale prices can not exceed the price of similar new units. Doesn’t happen, won’t happen and you are fooling yourself if that’s your position. This begs a question for both seller and buyer… Lets make it a Ask- The -Broker Question- When should you pay more, or sell for more? What makes a new home above average? Is it options? No, not really. There is no doubt some options hold all or part of their value- granite counters, screen porches, or additional HLA (heated living area) and hardwood floors come to mind.
Upgraded appliances? Upgraded lighting- the top package instead of a middle package? A top carpet upgrade? A jetted tub? Iron rails instead of wood rails? These are all great options that are popular expensive options thta add little to re-sale value. It is absolutely OK to buy these, as long as they are bought understanding that they are for the buyer’s enjoyment… but if something changes in their life and they want to move, they shouldn’t expect to get these options prices back. Won’t happen, each neighborhood has a price per square foot ceiling, beyond which there is very little return on investment.
The Answer to when you should pay more… or sell for more
When the property has what I call value- anchors, sometimes called intrinsic value. These are specific items that will… See the rest of the story or use the Red House to search for Sun City homes, look in Lancaster County SC– Search For Charlotte Real Estate Read the rest of this entry »
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Del Webb’s Sun City Carolina Lakes- Homes for Sale, Charlotte Real Estate Market Report
January 10th, 2008 Categories: Charlotte Real Estate Market Reports, Over 55, active adult, South Charlotte All, Terry's Top Ten New Home Communities
Sun City Carolina Lake, Del Webb’s extremely successful community in Ft Mill SC, is an easy commute to Uptown Charlotte, the Charlotte Douglas Airport, and just 10 minutes from popular Ballantyne. It is also on my “Terry’s Top Ten New Home Community List.”
Del Webb communities are known for their easy-living lifestyle, great amenities and excellent golf…the 1200 acre Carolina Lakes is no exception. Here are the highlights of this the most popular new home community in the greater Charlotte area: a 40,000 square foot recreation center which includes a billiard room, an exercise room, a half dozen meeting rooms for clubs ranging from poker to poetry, fine arts to woodworking, indoor walking, mileso fout door walking trails, a state of the art exercise room… plus of course an 18 hole golf course, 8 clay court tennis courts, and 4 bocce ball courts! Our Active Adult, over 55 category has several additional stories. This is an over 55 community but an adult child (over 19) can live with and adult over 55.
Sun City Carolina Lakes Homes For Sale
There are 30 homes for sale under $250,000, but over $200,000
There are 12 homes for sale under $400,000, but over $250,000
There are 4 homes for sale under $500,000, but over $400,000
The most expensive? Is a single family with over 4,000 sf, 4 bedroom, 3 bath, new home with an asking price of $494,950.
Like to see some additional Sun City Carolina Lake Photos?
Are you considering a move to Charlotte? Like to see more Charlotte Homes and Communities?
Want more Charlotte information? Search for Charlotte Real Estate…. If you’ve never visited Charlotte, try my video on the right hand column, it is fact-filled and has been well received. Then if you like try some of these category posts…
Fun Things to Do in Charlotte,
A related post- South Charlotte Homes For Sale and Appreciation Report.
Most folks like pictures, and I like taking them, so I’ve published more than 1500 pictures
divided into 45 galleries, divided by community, area and fun things to do, see them at: Uptown Dilworth, SouthPark, Ballantyne Country Club, High Gate and more. (Pictures are of Charlotte at night on the left, and the light rail Lynx on right)
Concerned about the market? Here are couple of recent articles about the strong Charlotte real estate market by Forbes.com and ABC News
To learn more about me, and my business in Charlotte, visit TerryMcDonaldRealEstate.com, my easy to use search for houses, condos, land or multifamily~
Please don’t hesitate to call me direct with your Charlotte real estate needs and questions, 704-351-1519
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Charlotte NC Ranks LOWEST in Cost of Living in Southern Cities
December 1st, 2007 Categories: Move To Charlotte, Over 55, active adult, charlotte lifestyles
“What is the Cost of Living Like in Charlotte?”
is a frequent question I get from families considering a move to Charlotte. We’ve been called the third most “affordable city” in the country, here are some more details and comparisons, I point out Portland and Seattle because those are the 2nd and 3rd fastest appreciating cities in the country behind Charlotte.
Charlotte cost of living is 26% less than Portland
Charlotte cost of living is 27% less than Seattle
Charlotte cost of living is 36% less than in Washington DC , 48% less than San Francisco!
Check out the chart of southern cities (thanks Charlotte Chamber)
Cities of 400,000 to 1,000,000 Population
Second Quarter 2007
|
Rank |
City |
All Items Index |
|
1 |
Charlotte, NC | 88.2 |
|
3 |
Memphis, TN
|
89.7 |
|
5 |
El Paso, TX
|
93.2 |
|
7 |
95.1 | |
|
9 |
|
96.3 |
|
11 |
Detroit, MI | 98.2 |
|
13 |
Jacksonville, FL
|
99.4 |
|
15 |
Albuquerque, NM | 100.2 |
|
17 |
Denver, CO
|
103.7 |
|
19 |
Las Vegas, NV
|
110.8 |
|
21 |
Portland, OR
|
120.3 |
|
23 |
|
120.6 |
|
25 |
Washington, DC | 137.0 |
|
27 |
San Francisco, CA |
169.2 |
Sources: U.S. Department of Commerce - Bureau of Census, 2000; ACCRA - Cost of Living, 2007 Note: Five cities within this population range did not report Cost of Living data to ACCRA.
If you are moving from New York or the Northeast, you will like our property tax rates,and how we compute them. If you are from Florida, you will love our property insurance rates… but as the chart above shows, if you want to live in a larger modern city in the south, there isn’t a better city for cost of living!
And of course Charlotte’s lower cost of living means much more money for the fun things in life!
Come on down, check us out, an save more money for fun!
A couple of other recent articles about the terrific Charlotte real estate market by Forbes.com and ABC News 
You can learn more about me at Terry McDonald Real Estate.com or visit my Online Relocation Guide with Terry’s video Intro to Charlotte
People interested in moving to Charlotte, investing in Charlotte, or buying in Charlotte, you deserve expert representation. Give me a call, a try out, and I’ll work every day to make you a raving fan. Terry McDonald
Call me direct at 704-351-1519, and I’ll see you in Charlotte!
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