The $400,000 price range is also HOT but not burning nearly as fast as the $300,000 range.
71 homes for sale – 21 in contract – 15 sold in last 30 days = 4.7 months inventory, a strong market. But the average CDOM is 123 days - a big bump from the $300k price range.
Here are some recent sales.
5995 N Golden Eagle, a Ventana Golf Villa, was listed for $412,000 and sold 85 days later for $390,000. It last sold in 2004 for $379,000. And near bulls-eye for Zillow who had it at $381,008.
6361 N Placita De Eduardo, in Shadow Hills, listed last July for $489,000, was reduced and reduced again and when it finally hit $419,000 it went to contract and sold for $419,000 ($154/sf) – after 218 days. It last sold in 2004 for $462,000. Zillow was bullish on this one, coming in at $476,410
8251 E Cholla Drive was listed for $425,000 and sold for $405,000 in 49 days. Last sold in 2002 for $300,000, but, apparently, with some remodeling done since then. At $389,504, Zillow was on target.
Skyline Bel Air Estates, 5425 E Placita Hayuco was listed in January at $475,000 and after dropping to $429,000 sold in April for $405,000 ($142/sf). No previous sale noted. Another close call for Zillow at $418,646.
5024 N Via Velazquez, in Sunrise Mountain View Estates, was listed last October for $442,500 and after dropping to $430,000 sold for $415,000 ($164/sf). No previous sale noted. Zillow was close at $430,033.
The long and winding road - in Cimarron - 6522 E Placita Elevada was listed in 2013 for $650,000 and after numerous price adjustments had dipped down to $449,000 and sold the other day for $458,274. (hard to imagine a bidding war after all that time??). It last sold in 2007 for $705,000. Zillow was bullish once again, calling it at $630,961.
4722 N Placita Ventana Del Rio in the Ventana Del Rio subdivision, sold for $695,000 in 2006, for $491,000 in 2012 and for $450,000 two weeks ago - from a $475,000 list, after 160 days.
Zillow had it at $494,581.
Ending on a high note, in Heatherwood Hills, 4637 N Camino Cardenal was listed this January for $539,000, quickly dropped to $499,000 and promptly went to contract and sold earlier this month for $495,000. A model of an efficient listing. But at $440,045 Zillow blew it.
The 15 homes sold on average for 90% of original list price ($432,485 / $478,130) -
and 95% of list price at time of sale (432,485 / $453,423)
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