The Palisades- A Terry’s Top Ten Community
March 15th, 2010 Categories: Buy A Charlotte Home, Communities Under 750K, Lake Wylie NC and SC, Terry's Top Ten New Home Communities
The Palisades in Charlotte- an Amenity Rich, Green, Golf Community at Lake Wylie
The Palisades is a resort style community just 20 miles and 30 minutes to uptown, and has been on my Terry’s Top Ten Communities for Charlotte since 2005. Thankfully, they installed the amenities before this recession hit, and they have enough homeowners for a viable community. However, they have a few large problems areas, and there is a new team coming to address the problems and start anew.
Speaking of amenities- A Private Golf club, an exceptional Tennis program featuring Tim Wilkinson, a stunning swim center, a beautiful clubhouse, Charlotte’s only Boat club-the Carolina’s Boat Club, miles of walking trails, horse trails, creeks and the rolling hills and wooded lots
Like many communities, it has been hit hard by the economic recession. But parts of the Palisades are rebounding, and others are just adjusting to a new price reality.
Homes Sold Under $500,000 at the Palisades
In the under $500,000 market, sales improved nearly 100% over 2008, with only a fractional- under 2%- decrease in average cost per square foot from 2008 levels. Homes in the Palisades sell at a small square foot premium over other similar homes in zip code 28278 at $102 per sf, however the Palisades median price of $389,985 is considerably higher than the 28278 median of $284,803.
Homes Sold for Over $500,000 at the Palisades
Sales in the last 6 months of 2009 in the over $500, 000 category were off by 50%, but prices increased over 2008 by almost 9% to an average of $148 per square foot.
Much of what is left in Ashton Oaks is in foreclosure; 2 on the MLS today and our listing on Grand Palisades is a short sale. There are deals here.
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We are expert in the sale and acquisition of short sale homes. We know the banks, the situations and the likelihood of success. Call us for a free consult, we can in most cases stop foreclosures. Please note, you can not purse a loan modification and a short sale at the same time, banks don’t do this. If you need to get out, or would like to buy a short sale home, call us direct at 704-351-1519.
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Brookhaven New Homes Amenities- a Flip Camera Adventure
January 2nd, 2010 Categories: Communities Under 750K, Communities Under500K, Terry's Top Ten New Home Communities
I began shooting homes and communities with my new Flip camera in September- I found these clips rummaging through my computer at the New Year… so I thought I’d share, they are better than I first thought.
Congratulations to Brookhaven home sellers with 12 home sales in the 4th quarter of 2009.
Brookhaven in Matthews, has been a long time favorite- a Terry’s Top Ten, for new homes and resales in the $400-$800K price range
the majority of homes are in the $550-$650K. Building by John Wieland began in the 2004, and became their most successful community of all time. The Amenity center is one of those reasons- short of country club, there isn’t any community in Charlotte with better amenities AND it’s better than many country clubs- have look from the outside.
HOA fee’s? Under $1000 per year. That is not a misprint!
Year End Brookhaven Market Report
John Wieland has all but completed sales here- they are down to their last 10-15 lots, some of which, surprisingly are very good. New prices are ranging from the middle 600’s- $659 to $699.
There are 27 homes for sale in Brookhaven from $334,000 (hardiplank) to $950,000, the median is $569,000.
Terry McDonald
704-351-1519
The McDonald Team, Wilkinson and Associates, Broker
Relocation, Distressed Properties, First Homes, Luxury Homes
Top Team 2006, Top 10 2007, Top Agent 2008
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Davidson Pointe- Amenties, Homes and Lifestyle
October 4th, 2009 Categories: Buy A Charlotte Home, Community Reports
| Quick Search Charlotte Homes | Charlotte Condos and Townhomes |
| Quick Search Luxury Homes | Luxury Condos and Townhomes |
| Quick Search Fort Mill Homes | Fort Mill Townhouses Condos |
Recently I visited Davidson Pointe, in Davidson, NC
and it was such a pretty day I had to take some video…this community is built by Saussy-Burbank, an innovative Charlotte builder…
I like how the pool overlooks the lake and boat slips. The park out front and the shady area by the water is perfect for family picnics.
Davidson Pointe Homes and Amenities (in slide show)
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Terry McDonald
Two searches below for your convenience, Davidson is direct, homes prices from high to low… Charlotte page search by type and area.
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Davidon Pointe Inventory Homes
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Dilworth On Sale- South Charlotte 1st Quarter
April 8th, 2009 Categories: Buy A Charlotte Home, Community Reports
Homes Sold, Homes For Sale, Dilworth in Charlotte
Dilworth began its life as the first suburb of Charlotte connected by street car to Charlotte in 1905.  Today, when locals say Dilworth, they think arts and crafts homes, tree lined streets, walking neighborhoods, an esoteric collection of shops and restaurants… all just 5 minutes to Uptown. Charlotte’s best city park is there- Freedom Park, and it is bound on one end by the gracious and beautiful Myers Park- and the other end, the once working class now very hip SouthEnd… Historic SouthEnd as it’s former mills became shops, lofts and commercial establishments,and the Lynx replaced the long gone street car.
Dilworth is beautiful any time, but spring and fall are my favorites.
and then in the spring
The houses above are not offered for sale, just a sampling from the neighborhood, visit my photo site to see more Dilworth Homes, call me for Dilworth Homes for Sale now, number below
This report covers the first quarter of 2009- sales and prices were off considerably the record prices of first quarter 2008… Price levels hover just above 2003 levels- pre junk loan prices, suggesting the discounts have been taken and there are real bargains available.
Dilworth Homes Sold -Averages and Medians at 2003 pricing!
| Street Name | Total HLA Range | Original List Date | List Price | Sales Price | cost/sf | %Sales/List |
| Dorothy | 4874 | 12/12/2008 | 334900 | 333200 | 68.36 | 99.49 |
| Worthington | 3347 | 01/06/2009 | 369900 | 360000 | 107.56 | 97.32 |
| Atherton | 3137 | 10/21/2008 | 599900 | 550000 | 175.33 | 91.68 |
| Carlton | 3896 | 12/29/2008 | 456900 | 724500 | 185.96 | 158.57 |
| Winthrop | 2500 | 10/23/2008 | 550000 | 475000 | 190 | 86.36 |
| Dorothy | 3850 | 08/21/2008 | 799900 | 735000 | 190.91 | 91.89 |
| Ideal | 2028 | 10/03/2008 | 399000 | 392500 | 193.54 | 98.37 |
| McDonald | 2500 | 12/01/2008 | 599000 | 525000 | 210 | 87.65 |
| Park | 2143 | 04/10/2008 | 525000 | 460000 | 214.65 | 87.62 |
| Kenilworth | 1526 | 04/24/2008 | 345000 | 335000 | 219.53 | 97.1 |
| Ideal | 1517 | 05/22/2008 | 375000 | 335000 | 220.83 | 89.33 |
| Ideal | 944 | 06/26/2008 | 220000 | 210000 | 222.46 | 95.45 |
| Lockhart | 2386 | 05/19/2008 | 625000 | 560000 | 234.7 | 89.6 |
| Dilworth | 2232 | 09/04/2008 | 585000 | 555000 | 248.66 | 94.87 |
| Lexington | 1706 | 10/18/2008 | 565000 | 517500 | 303.34 | 91.59 |
A few notes… the 68/sf and the 107/sf were pre rehab prices…. the home on Worthington was stripped to the studs, and waiting a finish. Interestingly, the very next best price, the house on Atherton was new-reflecting the willingness of many of the builders to make great deals. No surprise that the highest cost per sf was on Dwilworth and Lexington, two favorite streets.
Dilworth Homes For Sale- Market Breakdown
There are 15Â Dilworth Homes For Sale Under $400,000
There are 24 Homes for Sale for Under $600,00, but more than $400K
There are 26 Homes for Sale for Under $800,000, but more than $600,000
There are 21 Homes for Sale for Under $1,000,000, but more than $800,000
There are 9 Homes for Sale for More Than $1,000,000
of the 9, 4 are on Dilworth Rd, the most expensive is $2.195 Asking Price.
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South Charlotte Ballantyne in 28277- Homes For Sale
April 1st, 2009 Categories: Charlotte Homes for Sale, Community Reports
Homes Sold, Homes for Sale, 1st Quarter Market Report: Ballantyne
Ballantyne, Ballantyne Country Club and Ballantyne Resort fill the center of the rapidly growing Ballantyne area- home to great restaurants, a large business district, and convenient to the rest of south Charlotte. I went to a meeting there today and in the center court of 3 mid-sized buildings, was a putting green. Perfect.
The median Sold cost per square foot on the 8 homes was $154.00. Ballantyne has several sub markets- on the golf course gets a premium of course.
| Total Bedrooms | Total Baths | Street Name | Total HLA Range | Original List Date | Listing Date | List Price | Sales Price | Cost /sf | %Sale/List |
| 5 | 6 | Ney Manor | 6733 | 02/20/2009 | 02/20/2009 | 1099000 | 900000 | 133.67 | 81.89 |
| 4 | 5 | James Jack | 4451 | 01/03/2009 | 01/03/2009 | 699900 | 646000 | 145.14 | 92.3 |
| 5 | 4 | Ballantyne Crossing | 3791 | 10/01/2008 | 10/01/2008 | 599900 | 572450 | 151 | 95.42 |
| 4 | 5 | Jockeys Ridge | 4267 | 10/15/2008 | 10/15/2008 | 698000 | 660000 | 154.68 | 94.56 |
| 5 | 6 | McCullers | 7010 | 03/28/2008 | 03/28/2008 | 1499000 | 1240000 | 176.89 | 82.72 |
| 5 | 4 | Ballantyne Crossing | 5288 | 10/27/2008 | 10/27/2008 | 1039500 | 955500 | 180.69 | 91.92 |
| 5 | 6 | Catherines Mine | 5300 | 11/12/2008 | 11/12/2008 | 1149500 | 1100000 | 207.55 | 95.69 |
Ballantyne Homes For Sale
In the 1st quarter, 41 new listings came on the market, bringing to a total to 57 homes for sale, from $514,900 to $3.2M, of these:
There were 18 homes for sale for under $750,000
There were 21 homes for sale for under $1M, but more than $750K
There were 18 homes for sale for over$1M, and 6 homes are listed above $1.5M
Absorption numbers don’t make too much sense because January and February are such low sales months normally. Obviously it is a strong buyers market.
Home Prices show Strength in Ballantyne
Homes sold were off 30%, prices 1% comparing 1st quarter 2009 to 1st quarter 2008.
Average cost per square foot sold in 2008, was $205.00. In 2009, it was $203. Minor.
This report is a simple summary of the comprehensive price analysis provided to our clients. Knowledge is power and a great strength in any negotiation. This is what I bring to bear in negotiations for our clients.
Skilled Buyer Agents make great deals happen.
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Providence Plantation South Charlotte-First Quarter Results
March 30th, 2009 Categories: Buy A Charlotte Home, Community Reports, South Charlotte
Homes Sold, Homes for Sale in Popular Providence Plantation
Providence Plantation is a large popular subdivision off Providence Road, near the Arboretum. Old trees, rolling hills, and well regarded schools make the Plantation a popular address for those working from Ballantyne to Southpark to Uptown Charlotte. Those of you who follow me, know I like Providence Plantation. It isn’t as structured as some, but flows easily and with the comfort of a good pair of jeans. 
Though inventories remain high, they had a strong first quarter. Sales are arranged by date, and there will be a few more for March that aren’t yet posted. Still you can see the wide range of sales prices, in the right hand column–the average is $115, but the range is from 89 to 185/sf.
| Type | BR | BA | HB | Street # | Street Name | HLA | Sold Date | List Price | Sales Price | %Sales /List | $/SF | |
| 2 Story | 5 | 3 | 1 | 2709 | Providence Spring | 2828 | 01/28/2009 | 350000 | 328500 | 93.86 | 116.16 | |
| 2 Story | 5 | 3 | 1 | 3501 | Brushy | 3211 | 02/12/2009 | 322900 | 285500 | 88.42 | 88.91 | |
| 2 Story | 4 | 4 | 1 | 3973 | High Ridge | 4155 | 02/23/2009 | 799000 | 759900 | 95.11 | 182.89 | |
| 2 Story / Basement | 5 | 4 | 1 | 3246 | Planters Ridge | 4134 | 02/24/2009 | 399900 | 392000 | 98.02 | 94.82 | |
| 2 Story | 5 | 4 | 1 | 2321 | Corrine | 3425 | 03/02/2009 | 379900 | 379900 | 100 | 110.92 | |
| 2 Story | 4 | 5 | 1 | 5533 | Meadow Haven | 4435 | 03/06/2009 | 850000 | 822500 | 96.76 | 185.46 | |
| 2 Story | 4 | 3 | 1 | 2943 | Providence Trail | 3172 | 03/24/2009 | 390000 | 365000 | 93.59 | 115.07 | |
| Average | 115.61 |
This is because there are many new or newer homes- and a number of homes built in the 70’s. Most likely, the 84 /sf is a home that needs remodelling. There are also luxury homes that wold account of the homes priced in the 180’s/sf.
Here are the homes for sale, a total of 62.
| Avg | 3500 – 4200 | 4 | 3 | 0 | $530,786.00 | $0.00 | 121 | Avg $/sf
$136.98 |
The key to pricing the homes here is discovering which class and condition of the home- something we are good at.
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Learn more about Charlotte and my team at the #1 video on You Tube for Charlotte NC, our fact-filled Introduction to Charlotte and Charlotte Real Estate. Or you may want to search for Charlotte Real Estate, the link takes you to my personal easy to use Charlotte website.
Search for Providence Plantation homes for Sale in 28270 Now. Nearby homes included.
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NoDa in Charlotte, The Smelly Cat Coffeehouse and more
November 22nd, 2008 Categories: About Charlotte, Community Reports
by Karen Cimino
Charlotte, NCÂ Â Â This week I visited one of my favorite hangouts in Charlotte – Smelly Cat Coffeehouse, which has its own unique charm and is located in the heart of NoDa, Charlotte’s Historic Arts District.
NoDa offers art galleries, good food, funky films and shops and, of course, Smelly Cat. Smelly Cat is named for the song Phoebe Buffay sang at a coffee house in the NBC show Friends. Maybe you remember it? “Smelly cat, smelly cat, what are they feeding you…”
Don’t worry, the only smell you’ll find here is the yummy caffeinated concoctions, hot cocoa and this time of year hot cider.
Smelly Cat has a quirky sense of style and decor that uses old doors to create private seating areas where patrons can peruse the Internet or have a quiet conversation.
Like many places in NoDa, the walls feature original artwork by local artists. The art is for sale so every day is a gallery crawl in NoDa, but there’s also an official gallery crawl on the first and third Friday of every month throughout the year.
I checked out a beautiful collection of flower paintings by artist Kent Boggs while sipping my skinny cinnamon dolce latte (my favorite drink) by the coffee bar. Luke, my eight-month-old, started talking loudly attracting the attention of a man wearing a toboggan and long-sleeve t-shirt that gave him the look of a musician straight out of the alternative music scene in Seattle.
Folks in NoDa tend to be that way – friendly and interesting.
It’s a place where young hip artists, writers and business people call home or their favorite place to hangout. It’s generally still an affordable place to live while being located within about two miles from Uptown on North Davidson (the reason for its name) at 36th Street. That makes it popular with the twenty and thirty-somethings moving to Charlotte. But it’s a place that can be appreciated by all ages.
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Moving to Charlotte? Your first Charlotte home?
Have a home buying or home selling questions? I am a Charlotte real estate broker specializing in relocations, 2nd homes–buying and selling real estate of all kinds- and will represent only you. We work with Buyers and Sellers every day in Myers Park, Southpark, Matthews and Huntersville, Lake Norman, Waxhaw and Lake Wylie too. My team and I know the homes, the communities, and the new home builders. We know what’s hot, what’s not and where the deals are. I think as you read my posts you’ll see that we understand home buyer needs, from a first time home owner to a luxury home purchaser.
If you still haven’t figured out where you might want to live in Charlotte, you may compare area Charlotte home prices and communities, from our MLS based home search below. If you havenb’t already, try my my fact-filled and well received Introduction to Charlotte NC Video (over 9000 You Tube views) and don’t miss the FAQ videos-answering the Big Question- Where to live in Charlote, or where to look for a luxury home in Charlotte? (in the right column just under the Introduction to Charlotte Video Screen)
If it’s between the hours of 8 AM to 8 PM, EDT, please don’ t hesitate to call me direct at 704-351-1519. Terry
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