tag:blogger.com,1999:blog-80121970776103350132024-03-14T06:54:57.033-04:00EastOfKeystone & Beyond Unknownnoreply@blogger.comBlogger713125tag:blogger.com,1999:blog-8012197077610335013.post-36484538036880091922016-02-08T11:49:00.000-05:002016-02-08T11:49:03.195-05:00The Surprising Level of Homes For Sale....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh5_wVcYymn7bmPTF6K9Ybt-HlE710Z4kCip9g1j6mCKhLjUCeda0UP5yuCMm2JWnNHDkz3VQKX4yTAeQIs6pW1nu2s-zRvguKsUEk8T7xJhRfmeWmY33qEC8ru-KfjTok1ughmplcwoaQ/s1600/HOUSE.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="205" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh5_wVcYymn7bmPTF6K9Ybt-HlE710Z4kCip9g1j6mCKhLjUCeda0UP5yuCMm2JWnNHDkz3VQKX4yTAeQIs6pW1nu2s-zRvguKsUEk8T7xJhRfmeWmY33qEC8ru-KfjTok1ughmplcwoaQ/s400/HOUSE.jpg" width="400" /></a></div>
<span style="font-family: Verdana, sans-serif;">Sometimes there just isn't any explanation to it. The ebbs and flows of our housing/real estate market used to have a pattern. Got busy in late March or April, slowed a bit in July, spurted in mid September until Halloween and then dormant until January. Not this year. I'd like to explain activity in the market as a result of a mild winter but I'm not sure that's it. The last 21 days of buyer behavior have been extremely aggressive most pointedly towards homes on the market that were priced correctly. Couple that with a much lower inventory of available properties and you have at least a temporary seller's market. It could be more than temporary and here's why. </span><br />
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<span style="font-family: Verdana, sans-serif;">Even though the Fed raised the discount rate .25 points in December (read 1/4 point), home mortgage rates are actually down since January 1st. That varies on the type of mortgage and your credit score but the rates are universally down some extent. So why? We'll get back to that. The overshadowing issue is a lack of supply right now. On February 1 of 2014 there were 616 Carmel homes on the market. On 2/1/15 there were 551. On the first day of February of THIS year there were a scant 498 properties available. There are a thousand theories on this but it really doesn't matter why. It only matters that there is a supply deficit. </span><br />
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<span style="font-family: Verdana, sans-serif;">What does it mean for consumers? I'm going to say something I never say. I don't like saying it...check that...I HATE saying it but if you are considering putting your home on the market in the Spring, don't wait. Now may truly be the time. Yes...I'm grimacing as I say it but now is s a great time to sell your home (criminy...next time can I just have a tooth pulled?). I don't like saying it because it seems self serving to the real estate community and we don't get or keep credibility by being self serving. Having said that...the truth is the truth and on the bubble sellers need to get off the bubble and on the market.</span><br />
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<span style="font-family: Verdana, sans-serif;">Why? 10th grade economics. Not enough supply and buyers who are out in droves based on the mild winter, current lower home mortgage rates and the fear of more Fed action to raise rates as the year goes by. The time is now home sellers and it may not be better in the Spring if the pattern of past Presidential Election years holds true. Presidential elections have always produced a slower market pattern as the year goes on. </span><br />
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<span style="font-family: Verdana, sans-serif;">If you're hesitating, don't. If you have things to do to get ready, do them. I understand the timing may be personally perfect for you but if it's worth 5% in value return, is it worth it? Probably. Nobody thinks of housing like a stock but they should. Homes go up and down in value all the time but we don't know or think about it because we're not selling. Well the housing stock market is up right now and deft consumers will be taking advantage in the weeks to come. </span>Unknownnoreply@blogger.com1tag:blogger.com,1999:blog-8012197077610335013.post-26906772566405458922016-01-16T07:25:00.002-05:002016-01-16T07:25:32.746-05:00New Home Construction A Powerful Economic Force In Carmel....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjRVpE9fWZhz9RgOLXtzK2xCNPfCMo_8QFg6kraLpESo3OZfK_RZuzBpzc3Lib0J3bFIN2sI-fCqHvBGncyqk1c3SSpsTDll4KA8d6JhVUODBQwTbIeCSrrb6VGmtk5Vtcxuk_b_X2BtiI/s1600/HOME.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="258" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjRVpE9fWZhz9RgOLXtzK2xCNPfCMo_8QFg6kraLpESo3OZfK_RZuzBpzc3Lib0J3bFIN2sI-fCqHvBGncyqk1c3SSpsTDll4KA8d6JhVUODBQwTbIeCSrrb6VGmtk5Vtcxuk_b_X2BtiI/s400/HOME.jpg" width="400" /></a></div>
<span style="font-family: Arial, Helvetica, sans-serif;">We barely noticed it for a number of years...those clouds of dusts rising from a formerly vacant field in Clay Township. It was all but gone from the downturn in 2008 until the last 24-36 months but new home construction in Carmel and across central Indiana has become a force once again. </span><br />
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<span style="font-family: Arial, Helvetica, sans-serif;">Last year in Clay Township we built over 100 new homes. You can see the specific addresses of the MLS based new homes built in 2015 <b><a href="http://matrix.miborblc.com/Matrix/Public/Portal.aspx?ID=273413782"> HERE.</a></b> There were a number built through private contract and did not appear in the MLS. *Sidenote.....yes I'm showing my age but you have to love the fact we now have a James Dean Drive in Carmel. </span><br />
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<span style="font-family: Arial, Helvetica, sans-serif;">The economic impact of this level of new home construction is significant. The local impact of building 100 new homes starts with the jobs created (394). The private local income earned over that one year from 100 new homes is an astounding 28.7 million dollars. The tax dollars created for our local municipalities is over 3.5 million dollars. That's just for starters. The recurring impact of those same 100 homes is 4.1 million in private income (furniture stores, painters, etc.). The recurring impact is right at 1.1 million tax dollars with 69 new jobs created each of the years following the 100 new homes built. *Source - National Association of Home Builders. </span><br />
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<span style="font-family: Arial, Helvetica, sans-serif;">The number of homes built will likely rise in 2016 as the economy remains positive with the economic benefits continuing to be seen across our area. The next time we drive down one of more prominent streets and hit the mud pulled from a basement being built, just remember there's a lot of benefit to all of that dust being created. While we may not see it, most of us are directly in the path of those benefits in our community. </span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-66872637982874430672016-01-08T10:59:00.001-05:002016-01-08T11:01:20.363-05:00Carmel Housing In A Nutshell....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhURUG-xMdOj5lc2EOhRslT2d5IG0_X1B65xSGm_e8d8VQjXUkW0vlN79f-HFFkXVVUd8NhSp1-BYQT17N5xry8IshZ0bhTWncQn-Vc0_gHLTiMpElDuxDrTR0-igUJttygVL0w-rYgpb4/s1600/IMG_1037.JPG" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="239" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhURUG-xMdOj5lc2EOhRslT2d5IG0_X1B65xSGm_e8d8VQjXUkW0vlN79f-HFFkXVVUd8NhSp1-BYQT17N5xry8IshZ0bhTWncQn-Vc0_gHLTiMpElDuxDrTR0-igUJttygVL0w-rYgpb4/s320/IMG_1037.JPG" width="320" /></a></div>
This week the Carmel Current published an article by a competing real estate company that talked about home values and some level of decline in the past year. I'm not picking on Current...I happen to like Current and at the same time these articles are paid. They can say almost whatever they want as long as it's not slanderous, etc. My numbers, and these are taken directly from the MIBOR system (called the BLC or Broker Listing Cooperative), do not reflect a decline in value based on averages or median sales number 2015 compared to 2014. (click to enlarge). This list also shows days on market, list to sale price ratios and number of other pieces of data. I don't know where the other company got their numbers but given that this is what I do it was important to me to make sure I shared the data that is directly from our board. Carmel's home values are a source of strength and driven by the high quality of amenities in our community. It's important for us all to understand that. At the same time there are segments of the market that are challenged like those above $600K to $700K and up. If we broke those numbers down you would certainly see some softening of growth for any number of reasons. Likewise if we pulled the market segment below that $600K number, the growth in average and median sales price would be much stronger than the $5000 +- in dollar value growth the overall market saw. Our environment requires consumers to make well educated, informed decisions to best protect their investment but in most price points, Carmel is still a great place to buy a home and see equity growth for many years to come.Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-3454196498906765062015-06-04T10:05:00.002-04:002015-06-04T10:05:33.689-04:00Carmel Residents....Watch For This....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg_sN2tnpCP9_yWKaYkwu3TjztK76Uy59Zoxzf3rj1Xv0U3oBfqzZg3bKBqV2wH5GKVJbFmu9L0VY_PvhpZeHlxtH97NwcNQifoEn_-BS61_xjGe2vAadraS00SBEL0OwepO3cOJyRlMWo/s1600/SCAM.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="162" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg_sN2tnpCP9_yWKaYkwu3TjztK76Uy59Zoxzf3rj1Xv0U3oBfqzZg3bKBqV2wH5GKVJbFmu9L0VY_PvhpZeHlxtH97NwcNQifoEn_-BS61_xjGe2vAadraS00SBEL0OwepO3cOJyRlMWo/s320/SCAM.jpg" width="320" /></a></div>
<span style="font-family: Verdana, sans-serif;">This information is from a multiple of sources but today sent out by the Cool Creek Estates HOA:</span><br />
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<i><span style="background-color: white; color: #444444; font-family: Calibri, sans-serif; font-size: 15px; line-height: 21.2999992370605px;">As reported on the news, Fishers and NE Marion County had a series of incidents involving solicitors from a pest control company who were scouting out targets for burglaries or thefts from vehicles. Apparently a team consisting of a white/male and a white/female (blonde) in their 30’s were possibly driving a black SUV are pretending to be from a pest control business called Alterra. They then place beads on mail boxes of those residents that have dogs and then come back at a later time and commit either theft from a vehicle or a burglary. The company name was checked and it's a legitimate company that had 38 solicitors out Tuesday 6-2-15 all with badges in those areas. This couple just happened to use that company name.</span><br style="background-color: white; color: #444444; font-family: Calibri, sans-serif; font-size: 15px; line-height: 21.2999992370605px;" /><span style="background-color: white; color: #444444; font-family: Calibri, sans-serif; font-size: 15px; line-height: 21.2999992370605px;">Carmel PD received several calls after this story made the news. </span><br style="background-color: white; color: #444444; font-family: Calibri, sans-serif; font-size: 15px; line-height: 21.2999992370605px;" /><span style="background-color: white; color: #444444; font-family: Calibri, sans-serif; font-size: 15px; line-height: 21.2999992370605px;">The Solicitor permit files were checked and we have no active permits for pest control companies. Unfortunately, the calls we received were all delayed and no solicitors were found. Most callers were not even sure of the company name represented so it is unsure if our events are related. We ask that you continue to report any solicitors that do not have an ID Badge as required by the city of Carmel. See the below requirements and exemptions.</span><br style="background-color: white; color: #444444; font-family: Calibri, sans-serif; font-size: 15px; line-height: 21.2999992370605px;" /><span style="background-color: white; color: #444444; font-family: Calibri, sans-serif; font-size: 15px; line-height: 21.2999992370605px;">Carmel PD</span><br style="background-color: white; color: #444444; font-family: Calibri, sans-serif; font-size: 15px; line-height: 21.2999992370605px;" /><span style="background-color: white; color: #444444; font-family: Calibri, sans-serif; font-size: 15px; line-height: 21.2999992370605px;"> </span></i><br />
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<i>Door-to-Door Solicitation Regulations<br style="line-height: 21.2999992370605px;" />1. Door-to-door solicitations shall only be conducted between the hours of 10:00 am and 7:00 pm, local time.<br style="line-height: 21.2999992370605px;" />2. The license and ID cards issued by the police department DO NOT empower the holder to ignore "No Trespassing" signs or any lawful request to not trespass on private property. This includes signs posted at the entrance to subdivisions and/or individual homes and being verbally informed by the resident or other authorized person that the solicitation is unwelcome.<br style="line-height: 21.2999992370605px;" />3. Each solicitor, employee or agent involved in the direct door-to-door solicitation shall display prominently on their outermost clothing, the issued Identification Card.<br style="line-height: 21.2999992370605px;" />4. If a solicitor uses a vehicle in solicitation activities (such as transportation to and from various locations or the actual selling from the vehicle) there must be a sign located in a conspicuous place on or in the vehicle, identifying the name of the person, company or organization that the person represents.<br style="line-height: 21.2999992370605px;" />5. The vendor and vendor's employees and agents shall comply with all federal, state and local laws and regulations while engaging in door-to-door solicitation. <br style="line-height: 21.2999992370605px;" />6. Failure to follow any of these regulations could result in license revocation.</i></div>
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<span style="font-family: Verdana, sans-serif;"><br /></span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-66525649101040473672015-05-01T11:16:00.003-04:002015-05-01T11:16:55.294-04:00FEATURED HOME FOR SALE - 110 MAPLECREST 46033<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiSMPr3s3ypLFm1UyGGMEFrr9FqYhwdkvftF1rPumiV6cGPJKXpOFG6UGbmML1qPIB_p2kyI-ygknQLOZXD7D55-izq6qsH2nhkYdq8EHpXl6XqfPGg0r5CRsIGVA-bzwp0yp-ShLcBGg0/s1600/MAPLEFRONT.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiSMPr3s3ypLFm1UyGGMEFrr9FqYhwdkvftF1rPumiV6cGPJKXpOFG6UGbmML1qPIB_p2kyI-ygknQLOZXD7D55-izq6qsH2nhkYdq8EHpXl6XqfPGg0r5CRsIGVA-bzwp0yp-ShLcBGg0/s1600/MAPLEFRONT.jpg" height="266" width="400" /></a></div>
<span style="font-family: Verdana, sans-serif;">Come see us at our open house for this great home Sunday May 3rd from 3-5 pm. This is a FIVE bedroom with a walk out lower level. Kitchen has been redone with quartz counters, new appliances. Upstairs bath has been redone in IKEA and are beautiful! Eight tenths of an acre wooded with a partially fenced rear yard complete with fire pit and huge second level deck! <a href="http://tours.tourfactory.com/tours/tour.asp?t=1340015">See the entire pictorial tour HERE! </a> Call Greg Cooper for more information! 317-848-GREG (4734). </span><br />
<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">Top selling carmel indiana realtor agent broker carmel neighborhoods carmel indiana homes for sale </span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-68033275691764307692015-04-23T11:07:00.000-04:002015-04-23T11:07:26.549-04:00Home Inspection Challenge That Can Easily Blow Your Sale....If your roof is more than five years old and you haven't had it inspected...watch this BEFORE you put your home on the market.
<iframe allowfullscreen="" frameborder="0" height="350" src="https://www.youtube.com/embed/oIaQxoHM_a4" width="525"></iframe>
<span style="color: white; font-size: xx-small;">Greg Cooper WTHR Real Estate Update Weekend Sunrise Carmel Indiana Neighborhoods homes for sale top selling broker </span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-50943513474096158612015-04-13T10:28:00.000-04:002015-04-13T10:29:18.729-04:00Featured Home....5257 Cherokee in Delaware Trace<iframe allowfullscreen="" frameborder="0" height="335" src="https://www.youtube.com/embed/iaT2qDLXPt4" width="525"></iframe>
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We do these short videos for all of our listings and can do one for you as well! Free market analysis by dropping us an email greg@gregcooper.com. Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-34484432364171729212015-04-08T11:16:00.004-04:002015-04-09T13:30:28.143-04:00Carmel Real Estate In March....Improving<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj9c0hWCRDHmmBDUUdD8mwDeikbnZHR8vu3Cbfxg0W9HewZVe9riHZGgPotNuhFLRRjO3E4nT_kuMO8a5k7lrKP2gl608leZC_QSlrSscEaT0ZSCRlzp8p5HCnicFIiPtkJxFOYXKpgqCk/s1600/CARMEL+(2).jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj9c0hWCRDHmmBDUUdD8mwDeikbnZHR8vu3Cbfxg0W9HewZVe9riHZGgPotNuhFLRRjO3E4nT_kuMO8a5k7lrKP2gl608leZC_QSlrSscEaT0ZSCRlzp8p5HCnicFIiPtkJxFOYXKpgqCk/s1600/CARMEL+(2).jpg" height="320" width="400" /></a></div>
<span style="font-family: Verdana, sans-serif; font-size: x-small;"><b>Want a free market analysis on your home or just info about your neighborhood? Email Greg</b></span><br />
<span style="font-family: Verdana, sans-serif; font-size: x-small;"><b>@GregCooper.com today!</b></span><br />
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<span style="font-family: Verdana, sans-serif;">It's still hard to believe that as bad as the winter of 2013-14 was, we continue to run behind in units of homes sold from a year ago. That's only half the story, fortunately. Our average sales price and price per square foot has jumped and that's a positive that all of us are pleased to hear. We're do the summary and the crystal ball so you can have a sense of where the next few months are heading in Clay Township.</span><br />
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<span style="font-family: Verdana, sans-serif; font-size: xx-small;"><a href="http://www.twitter.com/eastofkeystone"><b>Follow us on Twitter HERE. </b></a></span><br />
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<span style="font-family: Verdana, sans-serif;">First, in March of 2015 in Carmel 152 homes went under contract (166 in 2014 in the 1st quarter). The average sales price in Carmel jumped from $329,882 last year to $344,730 in the most recent three months for an increase of over 4% in Q1. Very impressive! Homes to date in 2015 sold in an average of 66 days on the market compared to 72 one year ago. Last year through March homes were selling for $122 per square foot compared to just over $130 PSF this year, again a very positive sign. The inventory has changed and is slightly less than a year ago on 4.1 but not at this moment a hugely differentiating factor for the current calendar year. You can see all of the Carmel homes that went under contract in March <b><a href="http://mibor.mlxtempo.com/DotNet/Pub/EmailView.aspx?r=1841084092&s=INR&t=INR">HERE</a></b>.</span><br />
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<span style="font-family: Verdana, sans-serif;">So let's prognosticate a bit and look at what may be ahead. In April of 2014 we have 267 new properties come on the market and 180 homes went under contract so we can expect the inventory to grow this month. That's good as we need more product for consumers to choose from. May and June will continue that trend of available homes as well. </span><br />
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<span style="font-family: Verdana, sans-serif;">Here's one word of caution. An anecdotal word from what I'm seeing personally. Buyers are picky. They want it done. They don't want a project with out clear reward meaning sizable equity growth for their efforts. For every 'wart' that a home has that makes it less desirable in the market, the longer it's going to take to sell which ultimately means less money for the sellers. In other words despite low inventory, some homes that need a lot of updating are still sitting. Keep that in mind for your preparation to go on the market and your expectation of return. Most of all best of luck and have a great Spring Carmel!</span><br />
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<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">Greg Cooper top selling carmel indiana realtor agent broker carmel neighborhoods</span><br />
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<span style="font-family: Verdana, sans-serif;"><br /></span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-293773772623877782015-03-11T11:42:00.002-04:002015-03-11T11:42:51.644-04:00Fire Stations & River Road Changes....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjKStJ0-xq5wTcfcw5tiVxKS466c_Q_PpiqHEgGy3Nd7nha-7NzFEF0wUmv3zNq4InsGwSKUsfb9ZoQf4Fwh6RPvj9gY1tsL1qf0GiYZuT_VNBga82HeZwOPnxB_wRSsd9e_Eectaoj7dA/s1600/FIRE.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjKStJ0-xq5wTcfcw5tiVxKS466c_Q_PpiqHEgGy3Nd7nha-7NzFEF0wUmv3zNq4InsGwSKUsfb9ZoQf4Fwh6RPvj9gY1tsL1qf0GiYZuT_VNBga82HeZwOPnxB_wRSsd9e_Eectaoj7dA/s1600/FIRE.jpg" height="171" width="400" /></a></div>
<span style="font-family: Verdana, sans-serif;">With growth comes the need for more growth and east Carmel's fire station 44 is scheduled to be rebuilt over the next 16 months to accommodate all of that growth. Space and functional living areas are the key issue to keep the 46033 served well for years to come through station 44. The new building will be two story and have a retro feel that will fit well with much of Carmel's new construction. While the build takes place temporary quarters will be across the street in cooperation with CCS. I have volunteered my airstream to CFD for this time period but have not heard if my services will be needed. In seriousness...this is a much needed upgrade. We have one of the best fire departments in America serving us and this will allow them continued great effort on our behalf. </span><br />
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<span style="font-family: Verdana, sans-serif;">With the development of the corner of 146th/River Road, River Road itself will be seeing upgrades as well. In the short haul River from Tall Timber in Moffit Farm to Community Drive will change it into a parkway like the section just north of Main Street. This will begin shortly with utility relocation and should conclude over the Summer (fingers crossed). The biggest part will take place after school is out for the safety of Prairie Trace families. This is a necessary upgrade with the outlots being marketed and new commercial projects now opening (Rickers, dry cleaners, etc). Oh...and for the accommodation of thousands of bike trips that will take place up River Road this Summer from students in pursuit of the perfect slushie at Rickers. </span><br />
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<span style="font-family: Verdana, sans-serif;">Thank you North East city council representative Sue Finkam for all of the help and great service in this area of our city on this project! </span><br />
<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">greg cooper carmel indiana realtor agent broker carmel indiana neighborhoods</span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-9865159101323219972015-03-09T14:43:00.000-04:002015-03-09T14:43:10.615-04:00The Market Is Here....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgdvh4QouDGfV-M_DfdhLZrEKfPWGn_7zADBqm30t8Vh5N6ZW4zA_hgW3PO2JWV_2L_PQJy7_yAEhO_igwuFug8p3s9dSfgV9Y2feqsChTkSQ3DaUoBAb3vVtkC3vmGAwxp2kqcFdftCcc/s1600/CARMELALT.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgdvh4QouDGfV-M_DfdhLZrEKfPWGn_7zADBqm30t8Vh5N6ZW4zA_hgW3PO2JWV_2L_PQJy7_yAEhO_igwuFug8p3s9dSfgV9Y2feqsChTkSQ3DaUoBAb3vVtkC3vmGAwxp2kqcFdftCcc/s1600/CARMELALT.jpg" height="320" width="320" /></a></div>
<span style="font-family: Verdana, sans-serif;">Every year about this time the 'for sale' signs start to bloom almost as thick as the hostas in Carmel. Every year we offer up the opportunity for you to know instantly what's happening in your neighborhood. It's very simple. You tell us whether it's your neighborhood or one you're interested in and we set you up on an automated email that will tell you exactly what's happening. New listings, pending sales...all of it. You can get these once a day or once a month or on any time line in between. Here's the best part. You never have to talk to me on the phone (half kidding here). If you're interested just drop the neighborhood name to me at Greg@GregCooper.com and have immediate access to home sales in Carmel or across the state.</span><br />
<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">greg cooper top selling carmel indiana realtors agents brokers neighborhoods</span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-74261579539276365202015-03-05T15:37:00.002-05:002015-03-05T15:44:38.137-05:00Is Your Carmel Home For Sale? Very Soon Will Be? Do This NOW....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgW-lCiWcaLD4YaXoEDfThvmb7h6oY6mX1Yl6bc5nLNV5BEAaqWXcE_F83prkr864Am6J73lE7WfThHpgas3YhK-vfQXBUtZzzkm7aRP3RGjP5hqELBSGcsjDQCmRtCZgrQU1RffGNMsK8/s1600/20150305_144501.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgW-lCiWcaLD4YaXoEDfThvmb7h6oY6mX1Yl6bc5nLNV5BEAaqWXcE_F83prkr864Am6J73lE7WfThHpgas3YhK-vfQXBUtZzzkm7aRP3RGjP5hqELBSGcsjDQCmRtCZgrQU1RffGNMsK8/s1600/20150305_144501.jpg" height="240" width="400" /></a></div>
<span style="font-family: Verdana, sans-serif;">Such a shame that this glorious pile of winter pus will soon be a distant memory. That's good news for home sellers with the weather forecast for next week. It's also a hint as to what they should be doing...as in getting ready. Those of you who know me have heard the phrase 'jump the season' meaning be the first to get on to the next season of the year. Want to look like the most prepared seller in the city as they white stuff melts over the next few days? Then jump the season. Call TODAY and get mulch ordered for next week. Don't think about it just DO IT. You will look fresh, prepared and looking ahead in a positive way to Spring where your competition will look tired and burnt from the harsh winter. Sundown gardens told me they're about 10 days out on pansies. Be the first one there once their shipment arrives. Get fresh flowers out with mulch and create a first impression that virtually no one else will have and watch the people come knocking. Oh....and get FRESH pictures up online the minute you spread the mulch and plant the flowers. The dollars in your pocket could depend on it!</span><br />
<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">greg cooper carmel indiana realtor agent broker neighborhoods </span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-60462415975824464292015-03-04T11:29:00.001-05:002015-03-04T11:29:44.459-05:00Two New East Carmel Biz Updates....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEifC16CpjU9MIBE1IA2GT14vY4Be3S-01BLDn0aQP8EtNWpp3EBe72C9VRlwiqtD8zA7jrQJCKnY6WTzYQh2X1acAD7PoHJizrVRSlt-XgTwhRZBizEZDf9G1eutmxlhaMo0Zqv3a0rDns/s1600/eee.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEifC16CpjU9MIBE1IA2GT14vY4Be3S-01BLDn0aQP8EtNWpp3EBe72C9VRlwiqtD8zA7jrQJCKnY6WTzYQh2X1acAD7PoHJizrVRSlt-XgTwhRZBizEZDf9G1eutmxlhaMo0Zqv3a0rDns/s1600/eee.jpg" height="300" width="400" /></a></div>
<span style="font-family: Verdana, sans-serif;">In a move destined to help migrate hoards of school age children and some adults (free slushies) the Rickers at 146th and River Road is now open (free slushies) and after all of the consternation about the location seems to be a good fit. Did I mention they're giving away free slushies for a short time during their grand opening? They are and being the step parent of a 15 year old I've now been awarded frequent slushie miles for the number of times I've already been in here. As an observation the exit on River Road seems set back far enough that traffic should reasonably be able to get in and out which had many wondering about this spot for a high traffic destination. </span><br />
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<span style="font-family: Verdana;">In the old La Hacienda/Mud Socks location restraunteur Scott Wise has shared that a Scotty's will be moving in soon. With that huge garage door that opens up in the Summer on the north side it seems this is a great fit for the corner of 146th/Hazel Dell and for the Scotty's Brand. No date has been announced yet for the open.</span><br />
<span style="color: white; font-family: Verdana; font-size: xx-small;">greg cooper east carmel Indiana homes for sale carmel Indiana neighborhoods top selling carmel realtor agent broker </span><br />
<span style="font-family: Verdana;"></span><br />Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-18623755577167004802015-03-03T11:20:00.003-05:002015-03-03T11:20:31.437-05:00Setting Expectations: Carmel Real Estate March & April<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjIGM1QE8WAINPcgELpkB19egqJzvdFNpIbAZ0btOPjc2lTTXnhO5rda5RVrejWH91KuGXbmVsNjXF8kTpuPWpWVmGYdYH7HelAOInaigx27tfyAFwCrpUkc1H4B-3-DkUMc3DbH42TmUE/s1600/CARMELDT.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjIGM1QE8WAINPcgELpkB19egqJzvdFNpIbAZ0btOPjc2lTTXnhO5rda5RVrejWH91KuGXbmVsNjXF8kTpuPWpWVmGYdYH7HelAOInaigx27tfyAFwCrpUkc1H4B-3-DkUMc3DbH42TmUE/s1600/CARMELDT.jpg" height="266" width="400" /></a></div>
<span style="font-family: Verdana, sans-serif;">Despite the freezing rain falling and unidentified teacher falling in front of Carmel High School when I drove by a few moments ago, scenes like this one to the right are not far off. No, <i>really</i>. In 60 days Spring will be in full bloom. So what should home buyers and sellers expect over the next two months as we transition from a Winter to a Spring market?</span><br />
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<span style="font-family: Verdana, sans-serif;">First some statistics. In February of 2014 103 homes went under contract in Carmel averaging 96 days on the market. In March of last year 166 homes pended into escrow at 72 days on the market. In April the progression continued with 185 escrows established at 56 days average on the market. You can clearly see the activity level ramping up as we see March and April coming upon us.</span><br />
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<span style="font-family: Verdana, sans-serif;">So let's translate this. For buyers it means get ready. The available inventory will grow but so will demand. If you find the home you want you had better be ready to pounce with a strong offer or someone else will. Have your finances in order with a rock solid preapproval letter from your lender in hand.</span><br />
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<span style="font-family: Verdana, sans-serif;">For sellers, don't get too giddy. While your odds of selling go up, so does your competition. Then there's the demand dynamic. Buyers have gotten more and more discerning. They want done. They want granite and stainless and hardwoods. They are much less interested in some nebulous concept of getting a deal if it means they have to fork out tens of thousands after a closing to reap that benefit. Again...they want it done. Your job is to do all you can to get your property ready or be prepared to price it at a significant discount. However many 'warts' (in the true business sense of buyer demand) you have will determine sales price obviously but also time on the market and percentage of list price you'll receive. Just because we are inventory challenged doesn't mean you're product no matter how imperfect will draw a favorable offer. Be realistic. If not you'll be in that group of people that sees May become Labor Day with no end to your journey in site.</span><br />
<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">greg cooper top selling carmel indiana broker agent realtor carmel neighborhoods homes for sale</span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-18299650702670561822015-02-03T15:19:00.003-05:002015-02-03T15:41:29.678-05:00Carmel's January Housing Market: Weird<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjCgrm_7gXRqYjadU17hCoHhTf8bWuiwPE5fzpC8Ifft3pGXL7OT4WPDoM2T_kgViMhipbVjvGHwulYeTY-RE0tyimRjRIj5WOY8I-EZWt4RzwxfJ2v0_gJ7L_6gH9KB4KIwYT7Qa7w5-A/s1600/WINTER.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjCgrm_7gXRqYjadU17hCoHhTf8bWuiwPE5fzpC8Ifft3pGXL7OT4WPDoM2T_kgViMhipbVjvGHwulYeTY-RE0tyimRjRIj5WOY8I-EZWt4RzwxfJ2v0_gJ7L_6gH9KB4KIwYT7Qa7w5-A/s1600/WINTER.jpg" height="220" width="320" /></a></div>
<span style="font-family: Verdana, sans-serif;">Some things continue to make sense in this life like the scenic view of the Monon Trail after a recent snow. Not so in our recovering housing market. The home sales numbers for January in Clay Township are of the nonsensical kind to the letter. In January of 2014, the same January that saw blizzards and 14 below zero temperatures, there was actually some reasonable housing activity. That January gave us 98 homes under contract despite the weather that was record setting. So in 2015 we should have fared MUCH better, right? Not so fast friends. In the month just ended, January of 2015, there were just 74 homes under contract for a decrease of 25% in units of homes under contract. Go figure. Mortgage rates are good and gas prices are as low as they've been in years and still <i>that.</i> Showings (which Realtors track) are actually above last year which could be a very good sign for February and March. In my mind that tells us there are home shoppers who have started early and will be making a buy as the year rolls ahead. They're not out shopping in January if not. If you're an impatient home seller, breathe. Better days are coming and if you're on the market now you will be the beneficiary. The homes under contract for Carmel in January are listed <a href="http://mibor.mlxtempo.com/DotNet/Pub/EmailView.aspx?r=1501713762&s=INR&t=INR">HERE</a>.</span><br />
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<span style="font-family: Verdana, sans-serif;">Want home activity for your or any neighborhood emailed to you once a month? Just drop us an email to Greg@GregCooper.com!</span><br />
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<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">greg cooper realtor agent broker carmel indiana neighbhorhoods</span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-20696574667589345642015-01-29T10:43:00.000-05:002015-01-29T10:43:55.201-05:00Back To Front - Carmel's 2014/2015 Real Estate Market <div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh-kJO7mwvfXSCKikiP12LUI_GdfGZnFZ6vqQ2ZcTVyQUdjWH9mPT045vhH-M9TYVXJHtIOOzTF-zZtKwyDmouOk0VZytEPZJIqrI8WtKb0CZoHsa8sjzmZVeqdZLsYAjXfDBLn7kKCXRs/s1600/BOW.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh-kJO7mwvfXSCKikiP12LUI_GdfGZnFZ6vqQ2ZcTVyQUdjWH9mPT045vhH-M9TYVXJHtIOOzTF-zZtKwyDmouOk0VZytEPZJIqrI8WtKb0CZoHsa8sjzmZVeqdZLsYAjXfDBLn7kKCXRs/s1600/BOW.jpg" height="240" width="400" /></a></div>
<span style="font-family: Verdana, sans-serif;">Seeing a rainbow is always a sign of optimism so as I took this image coming out of my daily @MononCommunity center workout today I took it as a positive omen. </span><br />
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<span style="font-family: Verdana, sans-serif;">While in raw statistics Carmel's housing market slid back in terms of sales there's no reason to panic. The first three months of 2014 put us double digit numbers of home sales behind 2013 due to the extreme weather and we never fully recovered. Available home inventory for sale also was down and that contributed as the year wore on. Some who wanted to move couldn't find the right destination. That problem will ease for several reasons this year. More newly built properties will give home buyers options and will push more resale properties into the market as those owners move on to new construction. That also means that those new spec homes will be competitors for resale properties in some cases. Here's the wild card. Last year the first time home buyer was the lowest percentage of the market in decades. This year that type of buyer will be back to some degree and that will drive all price points forward. Why will they be back? More single digit down payment loans are appearing and the ease of gas prices will certainly also help. <a href="http://www.gregcooper.com/">More on that phenomenon HERE</a>. </span><br />
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<span style="font-family: Verdana, sans-serif;">In a nutshell here's what the geography and raw stats of Carmel's 2014 housing market looked like. </span><br />
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<span style="font-family: Verdana, sans-serif;">In all of Carmel 1659 homes sold in 2014 (1819 in 2013). The average sales price last year was $340,763 ($327,956 in '13). In 2014 Carmel homes averaged 66 days on the market compared to 74 in 2013. The average price per square foot of sold homes last year in Carmel was $123 versus $120 in '13. The high sale in Carmel last year was $1,971,000. In 2013 the high sale was $3,100,000. The 2014 low sale was $50,000 versus $26,000 the year prior. </span><br />
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<span style="font-family: Verdana, sans-serif;">Geographically 573 homes sold last year in west Carmel (US 31 to Michigan) contrasted to 685 in '13. In Midtown (US 31 to Keystone) 518 properties changed hands versus 538 the year before. In east Carmel (Keystone east) 554 homes sold opposed to 586 in 2013. </span><br />
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<span style="font-family: Verdana, sans-serif;">In summary....fewer homes sold at an improving sales price. They were on the market less time and their price per square foot above grade also improved. Despite fewer units sold the market overall was positive which is a unique circumstance. Odds are when we look back at 2015 sales prices, units of homes sold and most every factor surrounding home sales will be on the rise.</span><br />
<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">greg cooper carmel indiana homes for sale carmel indiana neighborhoods </span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-845889340873395172014-12-08T14:50:00.002-05:002014-12-08T14:50:50.333-05:00A Home Offered At $1 In Carmel<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhrdQpUl4Nvi2pWQsoSke4nKab7ih0BdL4XUEWZmLIi9mt9iUgmLxmg1PHUUYQAbpNIysd4hpykauyMy28khatYEj2T_-Pns1tDlrj_I_HUGdC8QR4hYGUMONJY3Hirt5fymiYxncl9k1I/s1600/ART.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhrdQpUl4Nvi2pWQsoSke4nKab7ih0BdL4XUEWZmLIi9mt9iUgmLxmg1PHUUYQAbpNIysd4hpykauyMy28khatYEj2T_-Pns1tDlrj_I_HUGdC8QR4hYGUMONJY3Hirt5fymiYxncl9k1I/s400/ART.png" height="158" width="640" /></a></div>
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<span style="font-family: Verdana, sans-serif;">Yes....it's that time of year again. Holidays in the Carmel Arts and Design so be sure to enjoy this Saturday from 3-6! </span></div>
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<span style="font-family: Verdana, sans-serif;">In the meantime I'm providing you the rare opportunity to see a home offered at $1 in Carmel. Yes...there's a catch. It's offered at $1 and being put up for auction so it may be a bit pricier than that. <b><a href="http://mibor.mlxtempo.com/DotNet/Pub/EmailView.aspx?r=784794605&s=INR&t=INR">24 new homes</a></b> are on the market since December 1 including the aforementioned $1 special in Wilson Village (last property in the list). Homes in Bellewood, Kendelwood, Village of West Clay, Cheswick, Claridge Farm, Moffit Farm, Ashbrooke, Long Branch, Cool Creek North, Cherry Creek Estates, Brookshire, Williamson Run, Johnson Acres, Worthington, Woodland Springs, Walden Pond, Carmel Pointe, Hunter's Glenn & Wilson Village. </span></div>
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<span style="font-family: Verdana, sans-serif;"><b><a href="http://mibor.mlxtempo.com/DotNet/Pub/EmailView.aspx?r=320105872&s=INR&t=INR">HOMES UNDER CONTRACT THIS WEEK</a> </b>include properties in Saddlebrook, Smokey Knoll, Stone Haven at Haverstick and the Village of West Clay. </span></div>
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<span style="font-family: Verdana, sans-serif;">Don't forget...if you want housing activity in your neighborhood emailed to you once a month just drop me a line to Greg@GregCooper.com and we'll set you up! Have a great week everyone! </span></div>
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Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-3542965735189607052014-11-29T13:05:00.003-05:002014-11-29T13:08:02.962-05:00New Carmel Listings, New Contracts For The Week Ending 11.28.14<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhdf1A4-HURqnET9Pi8BT4BiP-12VzS6w9Hfgganh2w4WnWOSgPd60IuXS7gY_T0w4mocVUXn4wX7tNJuiCEncyXHLNeP_I53Q92gR_FrXDqEjfVKU4NeyTzizmVwpf1CJlkxxOFQT9P10/s1600/gregbhhs2.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhdf1A4-HURqnET9Pi8BT4BiP-12VzS6w9Hfgganh2w4WnWOSgPd60IuXS7gY_T0w4mocVUXn4wX7tNJuiCEncyXHLNeP_I53Q92gR_FrXDqEjfVKU4NeyTzizmVwpf1CJlkxxOFQT9P10/s1600/gregbhhs2.jpg" height="238" width="320" /></a></div>
<span style="font-family: Verdana, sans-serif;"><b><a href="http://mibor.mlxtempo.com/DotNet/Pub/EmailView.aspx?r=1268289858&s=INR&t=INR">Ten homes</a></b> went under contract in Carmel this week despite it being post Thanksgiving. The showings have been off the Richter scale this week as well nearly 33% higher than the same week one year ago. Sales this week were in <b>Avian Glen, Long Branch Estates, Brookshire Village, Northwood Hills, Guilford Park, Haverstick, Brooks Bend, Northridge and in The Retreat.</b></span><br />
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<span style="font-family: Verdana, sans-serif;"><b><a href="http://mibor.mlxtempo.com/DotNet/Pub/EmailView.aspx?r=84266547&s=INR&t=INR">New listings</a> </b>this week were in The <b>Trails of Avian Glen, Bellewood, Cheswick, Ponds West, The Ridge at Hayden Run, Guilford Park, Brookshire, The Brownstones at Guilford, The Village of West Clay, The Retreat and in the Arts & Design District on First Avenue North West. </b></span><br />
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<span style="font-family: Verdana, sans-serif;">Year to date stats will be posted again next week as we wrap up November of 2014. Hope you all are having a great holiday weekend!</span><br />
<span style="color: white; font-size: xx-small;">greg cooper top selling carmel indiana realtor agent broker neighborhoods</span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-1835611592792104512014-11-24T16:14:00.001-05:002014-11-24T16:14:30.051-05:00To Sell In December Or Not To Sell....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgWkbpyvqj9Lx1gAqnqXy3-IyY6vAiVePa2p3YWaflJWqPm7SegKrFlSU09WVLkP-dB-20ujn3UqeYZavwBGtsrAQKR5IhfQCRan1tK3w3Gjh9otX0MoCuWGq3tmK70m6MMODT0i_A7ZQg/s1600/HOUSE22.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgWkbpyvqj9Lx1gAqnqXy3-IyY6vAiVePa2p3YWaflJWqPm7SegKrFlSU09WVLkP-dB-20ujn3UqeYZavwBGtsrAQKR5IhfQCRan1tK3w3Gjh9otX0MoCuWGq3tmK70m6MMODT0i_A7ZQg/s1600/HOUSE22.jpg" height="186" width="320" /></a></div>
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<span style="font-family: Verdana, sans-serif;">I get the question constantly at this time of the year. Should I sell my Carmel or Hamilton County home during the holidays? Not a simple answer. If you're going down this path you need to be flexible. Last year when the heavy weather hit on January 3 and continued to July (all right mid March) we were down roughly 25% in units of homes sold for the first quarter of 2014. In other words heavy snow will potentially have a huge impact on home sales and values. Let me translate even further. Cold temps with bare ground will not kill sales. A lot of snow will. </span><br />
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<span style="font-family: Verdana, sans-serif;">Here's the good news. A considerable amount of inventory is disappearing from the market. If people are out there looking they're serious. If you're selling you have less competition. Both are good for home sellers. We can't discount the hassle factor though and selling at this time of year means doing so when we are insanely busy. </span><br />
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<span style="font-family: Verdana, sans-serif;">So what's the strategy? Selling now can be a very good thing but if Ma Nature overwhelms us it could be time to pull back and get on the sidelines. Put your best foot forward and plan to take advantage of the lack of competitors. Pull that foot back and get inside if we see another January like we did at the start of 2014. </span><br />
<span style="font-family: Verdana, sans-serif;"><span style="color: white; font-size: xx-small;">greg cooper carmel indiana homes for sale neighborhoods top selling realtor agent broke</span></span>Unknownnoreply@blogger.com2tag:blogger.com,1999:blog-8012197077610335013.post-73076336710464023392014-11-21T15:10:00.003-05:002014-11-21T15:13:29.658-05:00NOVEMBER Sold and Newly Listed In Carmel<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjsKKzhJTXZpOboHySZu1kEIs6Z8s9weAtiH-tsOru6yoPA6JvUOaADv_J1Lld5IOozavODgDV2aZ6jWHm5PQvAC82tWqU_sTtgiQcl4tlMNZeuWMYS8r8VCndwNYKmucwMam140O5T864/s1600/GC99.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjsKKzhJTXZpOboHySZu1kEIs6Z8s9weAtiH-tsOru6yoPA6JvUOaADv_J1Lld5IOozavODgDV2aZ6jWHm5PQvAC82tWqU_sTtgiQcl4tlMNZeuWMYS8r8VCndwNYKmucwMam140O5T864/s1600/GC99.jpg" height="297" width="400" /></a></div>
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<span style="font-family: Verdana, sans-serif;">Despite our perfectly crappy weather so far in November (can you say crappy on the interwebs...I think you can) there has still been good activity in the housing market. <a href="http://mibor.mlxtempo.com/DotNet/Pub/EmailView.aspx?r=917243915&s=INR&t=INR">78 new listings</a> came on the market in November in all of Clay Township at an average list price of $359,109 or right at $130 per square foot. 11 of those homes are already under contract and are proceeding towards closing. </span><br />
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<span style="font-family: Verdana, sans-serif;">There were a grand total of </span><a href="http://mibor.mlxtempo.com/DotNet/Pub/EmailView.aspx?r=1929334292&s=INR&t=INR" style="font-family: Verdana, sans-serif;">63 homes</a><span style="font-family: Verdana, sans-serif;"> that went under contract in Carmel to date in November with the average sales price of $329,531 and 80 days on the market to contract. </span><br />
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<span style="font-family: Verdana, sans-serif;">59 homes left the market in November many of which no doubt will return in January or the Spring of 2015. </span><br />
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<span style="font-family: Verdana, sans-serif;">If you have a particular neighborhood that you would like email real estate updates for (homes listing or selling) drop me an email at greg@gregcooper.com and we'll start the updates.</span><br />
<span style="font-family: Verdana, sans-serif;"><span style="color: white; font-size: xx-small;">greg cooper carmel indiana realtor agent broker</span> </span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-24437605167536797552014-11-21T12:03:00.004-05:002014-11-21T15:13:11.440-05:00Walking The Walk....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjy8BmRUIohve9v8gqOcJC4o7JXOExdSG4YJfRZoRMsd0qc0urV_BN6rYaHuNN-FigWCWJfGybc9kv18u4QLMAEoQAdi0rHDT18KxZbq9E_U13bMvKpFZNtqE46kYhwF1ULLPYoQ1OWfAc/s1600/IMG_0518.JPG" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjy8BmRUIohve9v8gqOcJC4o7JXOExdSG4YJfRZoRMsd0qc0urV_BN6rYaHuNN-FigWCWJfGybc9kv18u4QLMAEoQAdi0rHDT18KxZbq9E_U13bMvKpFZNtqE46kYhwF1ULLPYoQ1OWfAc/s1600/IMG_0518.JPG" height="298" width="400" /></a></div>
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<span style="font-family: Verdana, sans-serif;">As Main Street trudges further towards being the iconic corridor it one day will be for Carmel, little things about it have struck me lately. I was one of the few who didn't realize that Carmel Drive will no longer be directly accessible from US 31 and the real access will be Main Street just north of Meijer. When the work is done on Main east of 31 to Old Meridian it will be a quick trip for west siders into the Arts and Design District.The demolition of the old wood walking bridges on Main (and Smokey Row) are also having a profound visual impact on that part of our city. Aside from it just looking different, it's struck me what a change that will be and the things I remember about that wood foot bridge. Seven years ago where the orange barrel sits I was on an early Saturday run coming down the hill and towards the camera in this picture when a huge impact happened just ahead of me. A driver who was on his way home from work drifted off the north side of the road and hit the two end posts of the path with one of the horizontal 2 by 6's piercing the passenger side of the front seat. The uninjured driver crawled out of the car and immediately was picked up by another vehicle and taken to St. Vincent's with minor injuries. The bridge took over a month to repair and I could never really believe that it wasn't a more serious injury for the driver. On another occasion I was walking my two dogs up the hill and about the time I was over Cool Creek I realized I was staring directly at a young male deer who was in front of me on the bridge. He turned, took about three paces and was up and over the railing and down into the woods in seconds. Countless other memories of families with strollers, kids riding their bikes to or from the high school or towards Hawthorne Drive and up to Smokey Row pool or just me trying to navigate those slippery planks on a rainy or snowy morning remain as well. Is it a bit silly to romanticize an old wooded foot bridge? Of course...but for some of us in east Carmel it's a metaphor for years of our lives and experiences that we've had here and how our community continues to evolve. No doubt thousands of us will have new memories on these paths once they are finished and perhaps the new walkway will be a bit more forgiving on my knees than those old wooden planks that tested my balance and my fitness since moving into this part of Carmel in the mid 1980's. </span><br />
<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">greg cooper, carmel indiana homes for sale realtor agent broker </span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-7643560440844067462014-10-28T10:28:00.000-04:002014-10-28T11:12:59.637-04:00When Down Is Up - Carmel Housing 2014<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjubxBGDorRVyVgcC5gXCHjDPIN0krPo4oYFrMzSYfaJWhxjq3YFbyQKtWy5qHZSm8YpqA5FPpx9uOiMVoHSLwxb7gOFEaPhIFVhz6oDk6vmsirwnYVIGBkaTaBYsPs-PDu_zgBgkrMG6g/s1600/BERKSOLD.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjubxBGDorRVyVgcC5gXCHjDPIN0krPo4oYFrMzSYfaJWhxjq3YFbyQKtWy5qHZSm8YpqA5FPpx9uOiMVoHSLwxb7gOFEaPhIFVhz6oDk6vmsirwnYVIGBkaTaBYsPs-PDu_zgBgkrMG6g/s1600/BERKSOLD.jpg" /></a></div>
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<span style="font-family: Verdana, sans-serif;">I feel like every year I say this...but every year since '08 it's held true. It's been another weird housing year to date in Carmel. The stats are both down and up and for the most part that's good news.</span><br />
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<span style="font-family: Verdana, sans-serif;">Through October 28, 2014 1465 homes have gone under contract and closed in Carmel. Last year on 10.28 1605 homes had sold or about 9% more in 2013 than '14. That seems like it would be a negative but not when you dig further. </span><br />
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<span style="font-family: Verdana, sans-serif;">The average sales price in Carmel this year is $344,320 compared to $326,425 one year ago. In 2013 on October 28 homes were on the market an average of 72 days compared to 62 this year. One year ago on 10.28 homes were selling for an average of $120 per square foot compared to $123 this year. </span><br />
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<span style="font-family: Verdana, sans-serif;">In general we went through a very busy April and May, tailed off in the main three months of Summer in June, July and August in some of the upper price points (above $500,000) and then in later September and October have surged again in both units sold and in values. No doubt the lowest interest rates in a year this month have helped but assuming that to be the cause would be an oversimplification. Bottom line to so far in this year's housing market is that units are down but values are up....and that's not bad.</span><br />
<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">greg cooper, to selling carmel indiana realtor agent broker neighborhood specialist </span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-20105333848291733212014-10-21T10:44:00.001-04:002014-10-21T16:23:10.545-04:00Johnson Acres Overlay....What's It REALLY About?<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjjAxHM5FArlLGi3sCQKYi9L3lwgT152L44R7WnDetxhUnJCgVDvqTl4gksHpotVH-_yBhHHHc5gF4c_uHfd7rXzbqTtAWV6FyZCX__OG66XsjOiqQSt94x-RLoI2Cp4549VaGRHC6I2RM/s1600/RIGHTS.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjjAxHM5FArlLGi3sCQKYi9L3lwgT152L44R7WnDetxhUnJCgVDvqTl4gksHpotVH-_yBhHHHc5gF4c_uHfd7rXzbqTtAWV6FyZCX__OG66XsjOiqQSt94x-RLoI2Cp4549VaGRHC6I2RM/s1600/RIGHTS.jpg" height="240" width="320" /></a></div>
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<span style="font-family: Verdana, sans-serif;">There's an interesting debate going on in our community right now about a proposal being brought to our city government. It originated with a group of property owners in an east Carmel neighborhood called Johnson Acres. In summary this is a proposed conservation district that if enabled would restrict what can happen to certain properties in east Carmel and midtown. It goes far beyond the actual legal description of Johnson Acres and it's residents north of Smokey Row Road. It extends along Main Street and ensconces a number of properties through the Arts and Design District, as a simplification. </span><br />
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<span style="font-family: Verdana, sans-serif;">Before I offer some thoughts on this...here's why I feel I'm qualified to offer an opinion. I have had the privilege of selling property in Carmel since 1986. I have sold nearly 50 million in real estate in Carmel and have literally seen it all. I have sold condos in The Maples for $90,000 and the former Hilbert Estate to Forrest Lucas for millions....and EVERYTHING in between. In fact I </span><span style="font-family: Verdana, sans-serif;">lived on 1st Avenue N.E. for 16 years when the streets and sidewalks were crumbling into each other. </span><span style="font-family: Verdana, sans-serif;"> I have seen every conceivable affect of things occurring in our community on the values of property. So as I offer these thoughts I do so not by playing favorites or by having a dog in the fight. I do so simply by sharing what decades of experience have taught me from seeing things first hand. As an aside...I have no issue telling people what I think even if it's not what they want to hear. You cannot possibly find my word credible when I tell you something that is positive if I don't have the courage to tell you the truth when it's challenging. </span><br />
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<span style="font-family: Verdana, sans-serif;">Let's call this overlay proposal what it is. There are those in our community who are uncomfortable with the reach of the redevelopment that's going on and this proposal is an attempt to slow that down. This has less to actually do with Johnson Acres per say but more about a broader area. Certainly the new home on the corner or West Main and 4th Avenue have contributed to that as have the numerous tear downs in what used to be called 'Old Town' in the A & DD. I understand those fears and concerns and I am not insensitive to them. I listened to the public comments from those in favor of the overlay at the City Council meeting on 10.20. In essence the arguments for the overlay ranged from fears of a lack of affordable housing in the future to fear of somehow being over run by the newer homes being built. However one feels about those here's what I can absolutely tell you what will happen if the overlay is passed. Property values will stagnate. That's correct - less choices on what one can do with their property mean one thing....less value growth. When you limit options you limit potential. You may not care about that but the people who have sold their homes as tear downs certainly do. They care because some of them used that money to send kids to college. Some used the money to pay medical expenses. Some used the money for retirement. We should think long and hard about the affect an overlay like this would have had on those individuals. </span><br />
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<span style="font-family: Verdana, sans-serif;">As for the fears of someone being forced out of their home by ongoing development, no one is going to force anyone to sell their two bedroom ranch in Old Town against their will to a developer. The taxes aren't going to run someone out of their two bedroom ranch in Old Town either. As for affordable housing in Mid Town....I understand that argument to a degree. The oldest homes in the core area of the A & DD are NEVER going to get sold cheaply any more anyway. Basic economics as driven up the value of the land alone. If we want what some would categorize as affordable housing then we should be lobbying our city leaders to encourage that in newer developments, not choking the value of the current individual tracts of land. </span><br />
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<span style="font-family: Verdana, sans-serif;">I can't speak for the actual residents of Johnson Acres but I did hear several of them come out strongly against the overlay in no uncertain terms last night. Whether they adopt a more restrictive set of building requirements is their right as a neighborhood. It's pretty clear that given the extent of total land that this proposal encompasses outside of Johnson Acres it's about MUCH MORE than that specific area. To that end we should think very carefully as to whether we want to affect our residents in such a significant way by enacting this type of a proposal.</span><br />
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<span style="font-family: Verdana, sans-serif;"><br /></span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-44898846949760799562014-10-17T15:00:00.001-04:002014-10-17T15:01:51.813-04:00After The 3rd Quarter....<div class="separator" style="clear: both; text-align: center;">
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<span style="font-family: Verdana, sans-serif;">It's official. I'm now seeing Carmel housing stats in my sleep. As the kids would say 'I'm sick with this.' After pouring over numbers for 2014 and 2013 side by side for most of a week, I'm certainly something. First, with our overall geography it's virtually impossible to address every neighborhood in this singular post. As I've offered to do for anyone, if you want your neighborhood stats sent to you by email, I can do that very easily. Just drop me an email greg@gregcooper.com and tell me what neighborhood and I'll send it on to you ASAP. </span><br />
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<span style="font-family: Verdana, sans-serif;">Here's how I broke this down. I did price points for ALL of Carmel in general and then drew some regions by geography. Let's start with home price ranges for all of our community. These are properties under contract or closed for 2014 compared to 2013.</span><br />
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<span style="font-family: Verdana, sans-serif;">$1 to $200,000 2014 = (309 sales)</span><br />
<span style="font-family: Verdana, sans-serif;"> 2013 = (357 sales)</span><br />
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<span style="font-family: Verdana, sans-serif;">$201,000 to $300,000 2014 (385 sales)</span><br />
<span style="font-family: Verdana, sans-serif;">2013 (450 sales)</span><br />
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<span style="font-family: Verdana, sans-serif;">$301,000 to $400,000 2014 (286 sales)</span><br />
<span style="font-family: Verdana, sans-serif;"> 2013 (313 sales)</span><br />
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<span style="font-family: Verdana, sans-serif;">$401,000 to $500,000 2014 (178 sales)</span><br />
<span style="font-family: Verdana, sans-serif;"> 2013 (175 sales)</span><br />
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<span style="font-family: Verdana, sans-serif;">$501,000 to $750,000 2014 (166 sales)</span><br />
<span style="font-family: Verdana, sans-serif;"> 2013 (154 sales)</span><br />
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<span style="font-family: Verdana, sans-serif;">$751000 to $1,000,000 2014 (41 sales)</span><br />
<span style="font-family: Verdana, sans-serif;"> 2013 (39 sales)</span><br />
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<span style="font-family: Verdana, sans-serif;">$1,000,000+ 2014 (21 sales)</span><br />
<span style="font-family: Verdana, sans-serif;"> 2013 (17 sales)</span><br />
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<span style="font-family: Verdana, sans-serif;">As for geography....we'll start with East Carmel defined by the 46033 zip code. </span><br />
<span style="font-family: Verdana, sans-serif;">All 2014 sales for 46033 = 406</span><br />
<span style="font-family: Verdana, sans-serif;"> 2013 sales = 503</span><br />
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<span style="font-family: Verdana, sans-serif;">In the 46033 the average sales price to date in 2014 is $354,639 compared with $329,209 one year ago on October 1. In both 2013 and '14 homes were selling at $119 per square foot. The average days on the market in 2013 was 61 and in 2014 it has been 63.</span><br />
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<span style="font-family: Verdana, sans-serif;">Now for Midtown...defined as the areas between Keystone and US 31:</span><br />
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<span style="font-family: Verdana, sans-serif;">All 2014 sales = 352</span><br />
<span style="font-family: Verdana, sans-serif;"> 2013 sales = 374</span><br />
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<span style="font-family: Verdana, sans-serif;">Midtown's average sales price in 2013 was #311,423. It's average days on the market per home was 48 and values were $124 per square foot. This year to 10.1 the average sales price in Mid Town was 343,100, days on the market averaged 41 and values were $131 per SF.</span><br />
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<span style="font-family: Verdana, sans-serif;">As for West Carmel, this is how the year to date numbers are so far:</span><br />
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<span style="font-family: Verdana, sans-serif;">2014 sales = 546</span><br />
<span style="font-family: Verdana, sans-serif;">2013 sales = 627</span><br />
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<span style="font-family: Verdana, sans-serif;">In west Carmel the average sales price to date in 2014 has been $433,029 compared with $402,725 one year ago on 10.1. In 2014 homes averaged 68 days on the market and $136 per square foot. Last year homes averaged 77 days and $130 per square foot. </span><br />
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<span style="font-family: Verdana, sans-serif;">So what's the conclusion? Values are better while overall sales of individual units are down slightly. Also...these are AVERAGES. Please don't go into a tail spin because your home differs in some way from these numbers. Like wise don't pop the Moet Chandon because you think your home is now worth infinitely more given the 2014 data. What this all means is that Carmel is a vibrant, evolving, diverse housing market with both ownership and lease opportunities for a wide array of incomes and interests. </span><br />
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<span style="color: white; font-family: Verdana, sans-serif; font-size: xx-small;">Greg Cooper, top selling Carmel Indiana realtor agent broker </span>Unknownnoreply@blogger.com1tag:blogger.com,1999:blog-8012197077610335013.post-78729691455680041702014-09-24T10:51:00.001-04:002014-09-24T10:51:28.988-04:00Irritated. (Opinion)<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi5zb_oXeEd3df61riHUQUFMXZd989Tji96-7qWKKZbDxpgCgbrOpUeTJ0mah7DF5_2gz-tAr1Ygbi2-CqJqWvf_ueCwGPvXFyWbBIEvrNXiotHEV0Z3v1weyH5N5P-H-vrxHSAtwajQyA/s1600/Happy.png" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi5zb_oXeEd3df61riHUQUFMXZd989Tji96-7qWKKZbDxpgCgbrOpUeTJ0mah7DF5_2gz-tAr1Ygbi2-CqJqWvf_ueCwGPvXFyWbBIEvrNXiotHEV0Z3v1weyH5N5P-H-vrxHSAtwajQyA/s1600/Happy.png" /></a></div>
<span style="font-family: Verdana, sans-serif;">While I was skimming my Current In Carmel last night with adult beverage in hand I had to pause while I read the 'market update' from the President of a competing real estate company. (Note...this is not about Current which I like). The gist of the article stated essentially that home values in Carmel are up about 10% in 2014. It's a good thing I had my Greg juice because it probably kept my blood pressure in tact. For where we are in September it is completely misleading to toss that statistic out there given the slower Summer we've had. Frankly as professionals I've always believed we MUST tell it like it is at any one moment in time because consumers deserve it. If we cannot shoot straight when things are less than perfect why would anyone believe it when things are truly good? </span><br />
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<span style="font-family: Verdana, sans-serif;">Here are the actual facts: For June, July, August of 2014 475 homes went under contract in Carmel. In June, July August of 2013 551 homes went under contract in Carmel. We're down just under 18% in units of homes sold this Summer compared to last. These numbers are taken directly from the MLS/BLC and are not in dispute. It's been a slower year. It's not a crisis...just slower. So why would a real estate company's president tell you that values are up about 10% in Carmel? Because they don't believe in telling you anything negative, even if it's the truth. No really...that's their actual philosophy. You've heard the saying about lies, damn lies and statistics? Well there you have it. One of Indiana's 'leading' real estate companies chooses to spin the numbers because your feelings might get hurt and you clearly can't handle the truth. They are the same company, by the way, that refuses to use drone imaging in the marketing of their listings. They are more concerned about lawyers than in using a valid, legal marketing technique to promote their company's clients and their properties. There are many good people that work under the big yellow T. Too bad there's also misinformation coming from their management. </span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-8012197077610335013.post-9670284856087205632014-08-15T16:06:00.003-04:002014-08-15T16:06:57.818-04:00How To Make Your Carmel Home More Appealing To Buyers....<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi6bCkyo92qaxUUQnHBA4b54kyEmZrl2gJh1NRVK3QUdfY3DHNGnsvcEy7gDePBHxRPAG64teRyvYfMiGpsnh1kjNr8d7lG7GXvBQEDxLOIQJFkwwd8r40om112PR4nnm12-L-Ce524Wys/s1600/GLOVE.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi6bCkyo92qaxUUQnHBA4b54kyEmZrl2gJh1NRVK3QUdfY3DHNGnsvcEy7gDePBHxRPAG64teRyvYfMiGpsnh1kjNr8d7lG7GXvBQEDxLOIQJFkwwd8r40om112PR4nnm12-L-Ce524Wys/s1600/GLOVE.jpg" height="320" width="272" /></a></div>
<span style="font-family: Verdana, sans-serif;">It's not complicated. There are some basic truths to having your Carmel home ready to view by prospective home buyers that 80% of all homes I see violate. </span><br />
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<span style="font-family: Verdana, sans-serif;">1) It must SPARKLE. Clean knows no bounds. If it smells funky, the buyers will know it the first moment they walk in and will probably waste no time in walking out. </span><br />
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<span style="font-family: Verdana, sans-serif;">2) Let the light in. Bright sells. Bright clarifies, bright works, bright captures the essence of the true size of a home. Bright is space and context and cubic square footage. Bright is positive and uplifting. If buyers wanted to live in a funeral parlor they'll be sure to view homes with all of the blinds down. Since most buyers are not named ADAMS, let the light shine IN!</span><br />
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<span style="font-family: Verdana, sans-serif;">3) Reduce the color palate. If your walls or any permanent fixtures are a deep, personal color, change them. Nobody wants a kitchen with sea foam green granite. Trust me....I've sold one of those. Neutralize today and sell tomorrow.</span><br />
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<span style="font-family: Verdana, sans-serif;">4) Under NO circumstances should there be smoking in a home. I once had a buyer tell me 'if I wanted to lick an ashtray, I'd lick and ash tray. Why did you bring me to THIS ash tray?' I don't care whether you smoke...just don't do it in a home that anyone is hoping to sell.</span><br />
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<span style="font-family: Verdana, sans-serif;">To quote the great Mr. Hand in Fast Times At Ridgemont High....'live it learn it know it.' Yes Spiccoli...I just played the Mr. Hand card. Now get busy! </span><br />
<span style="background-color: white; font-family: Verdana, sans-serif;"><span style="color: white; font-size: xx-small;">greg cooper carmel indiana homes for sale carmel indiana neighborhoods top selling carmel indiana realtor agent broker </span></span>Unknownnoreply@blogger.com0