Emerald Hills: Getting Stale, Time to Bargain
On Tuesday I reported on the glut of homes in Emerald Hills right now, and the 19 that have been on the market for 0-60 days. Today’s post targets those listings that have been waiting patiently for a buyer. Of the 32 homes currently for sale in Emerald Hills, 13 of them are long on the market; sixty days or more. Eleven of these have seen one or more price reductions, although two are holdouts and have yet to budge. Prices range from $699,950 to $2,995,000, but surprisingly, seven of these thirteen properties are within the $1-1.5 mil range, which is considered standard in this large hilly neighborhood. Some homes have more negotiating room than others, given their last sales, but if you are committed to this area, then many of these homes are worth a first or second look and are ripe for bargaining.
1620 Cordilleras Road, 3/2, 2008 sf, 10,500 sf lot, $1,298,000 DOM: 63
Very nice home with lots of upgrades and pool. Located on access road to Edgewood/280, complete with speed bumps. Last sold 2007 for $1,300,000. Reduced from $1,350,000. (photo right)
832 Occidental Way, 3/2, 1960 sf, .32 acres, $1,099,000 DOM: 68
Unique home with geodesic dome features. Reduced 9% since listing.
522 Sunset Way, 4/3, 2350 sf, 9333 sf, $1,449,000 DOM: 70
Six-year-old home. Last sold in 2005 for $1,515,000. Originally priced at $1,499,000.
7 Cirrus Court, 5/4, 3253 sf, 8055 sf lot, $1,699,000 DOM: 70
Custom Mediterranean home being sold by original owners. Backs up to Roy Cloud School baseball field. Originally priced at $1,779,000.
647 Park Road, 3/2.5, 1770 sf, 3500 sf lot, $1,149,950 DOM: 73
Seven-year-old home on substandard lot. 4% price reduction since listing. Las sold when new in 2001 for $812,000.
682 Handley Trail, 3/2.5, 2250 sf, .3 acres, $1,348,888 DOM: 91
Away from it all, no traffic, quiet country-like area. Originally priced at $1,388,000. (photo right)
3848 Jefferson, 4/3.5, 4121 sf, .35 acres, $2,250,000 DOM: 99
Twenty-year-old Mediterranean-style home with great outdoor entertaining space: patio, built-in BBQ/kitchen, pool, lawn. Last sold 2004 for $1,740,000. No price reductions thus far.
612 Lakeview Way, 5/3.5, 3050 sf, .27 acres, $1,995,000 DOM: 120
Originally priced at $2,195,000, this 7-year-old home appears well appointed with grand staircase, long formal dining room with box ceiling, large kitchen perfect for a cook, and terraced backyard with hot tub grotto, lawn area, and children’s play area. Last sold in 2005 for $1,859,000. (photo right)
3142 Oak Knoll Drive, 2/1 sf unk, 10, 323 sf lot, $720,000 DOM: 137
Serious teardown, possible lot split, short sale. Last sold 2006 for $1.1mil, originally listed at $749,000.
125 Emerald Estates, 6/4, 5323 sf, .84 acres, $2,995,000 DOM 154
Largest and most expensive home for sale in EH. Brand new, Crafstman-style home that is light and bright. Fully landscaped with two patios. Also has au-pair unit. Originally priced at $3,395,000.
531 Hillside Road, 2/1, 1080 sf, .37 acre, $699,950 DOM: 164
Started at $799,950 – 13% reduction.
668 Vista Court, 3/3 1805 sf, .47 acres, $1,395,000 DOM: 185
Additional lower level not counted in square footage. Home seems to be painted the same color throughout. Last sold in 2005 for $1,770,000. No price reduction thus far. Short Sale.
1040 Wilmington Way, 3/2, 1710 sf, 8750 sf lot, $1,249,000 DOM 238
Very nice home, originally listed at $1,349,000. Last sold 2005 for $1,000,000.
