The marketing conditions in the Lillian, Alabama area indicates an increase in active listings and an increase in the months of housing supply (total listings/absorption rate) which could jeopardize local property values.

Over the past 12 months (13 June 2009 to 13 June 2010), there has been a reduction of 63% in sales (88 sales in the past 12 months), resulting in an over 20 months absorption rate (115+ active listings at this posting).

The active listings and housing sales primarily range from $29,900+ to $999,000+, including manufactured homes, colonial, contemporary, cottage, ranch, and other accepted local styles.

The median sale price percentage is 92.616% to 94.299% when comparing to asking list prices. Properties will move quicker if asking prices are competitive. So, unless competitively priced, be patient, a rising absorption rate will result in longer times when selling your home within Lillian, Alabama.

Contact Cheney Appraisal Services for additional information by telephoning (251) 533-2424 or email your comments and questions to Albert@CheneyAppraisalServices.com.

The Sanibel Condominiums are located at 1524 West Beach Boulevard, Gulf Shores, Alabama 36542.

The directions are U. S. Highway 59 from Foley, Alabama, traveling south by car, entering Gulf Shores, Alabama, and ending at West Beach Boulevard. Then, take a right onto West Beach Boulevard (Highway 182) and travel west about 2+ miles. The Sanibel Condominiums complex is located on the right (near Little Lagoon).

The Sanibel Condominiums project, 17 stories, was built in 2007 according to available multiple listing service (mls) records. There are 108 units which have access to the general grounds, open & underneath parking spaces, exercise room, private balcony patios, barbeque grills, outdoor swimming pool, elevators, access to the white sandy Alabama beaches & the Gulf of Mexico, recreation areas, etc. are most of the primary common elements.

As of this writing, there are fifteen (15) active listings (2 bedrooms, 2 1/2 baths; 3 bedrooms, 3 baths; 4 bedrooms, 2 1/2 baths; 4 bedrooms, 3 1/2 baths) found within the Sanibel Condominiums. Most of these fifteen active condo listings have asking prices from $265,000 to $479,900 depending on interior amenities, gross living area and location within the project.

The multiple listing service (mls) indicates around eleven (11) condo sales ranging from $209,000 to $355,000 within the past year. Also, most of the monthly condo fees will range from $443 to $508. Even though the Sanibel Condominiums project is located across the road from the beaches, many of the condominium units have panoramic views of the Gulf of Mexico, southern views, and Little Lagoon, northern views.

Contact Al Cheney at (251) 533-2424 if you require more real estate related information about The Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama.

Try these web-links for additional information: http://www.CertifiedAppraiserNames.com/, http://www.CheneyAppraisalServices.com/, http://www.MobileAlabamaFHARealEstateAppraisers.com/, http://www.RealtyLeaders.biz/.

The Gulf Tower Condominiums are located at 1051 West Beach Boulevard, Gulf Shores, Alabama 36542-6225.

The directions are U. S. Highway 59 from Foley, Alabama, traveling south by car, entering Gulf Shores, Alabama, and ending at West Beach Boulevard. Then, take a right onto West Beach Boulevard (Highway 182) and travel about 1.4+ miles. The Gulf Tower Condominiums complex is located on the left (beachside).

The Gulf Tower Condominiums project was built in 1984 according to available records. There are 49 units which have access to the general grounds, open & underneath parking spaces, exercise room, private balcony patios, barbeque grills, beach walkway, a beachside outdoor swimming pool, elevators, a white sandy beach & Gulf of Mexico views, recreation areas, etc. are most of the primary common elements.

As of this writing, there are three active listings found within the Gulf Tower Condominiums. All three condo units have around 1,000+- square feet of living area with 2 bedrooms and 2 bathrooms. The asking prices range from $235,000 to $285,000.

Most of the recent condo sales (two bedrooms, two bathrooms) have ranged from $199,000 to $249,000 within the past year.

Contact Al Cheney at (251) 533-2424 if you require more real estate related information about The Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama.

Try these web-links for additional information: http://www.CertifiedAppraiserNames.com/, http://www.CheneyAppraisalServices.com/, http://www.MobileAlabamaFHARealEstateAppraisers.com/, http://www.RealtyLeaders.biz/.

Barnwell 36532, Bay Minette 36507, Belforest 36526, Bon Secour 36511, Crossroads 36507, Daphne 36526, Elberta 36530, Elsanor 36567, Fairhope 36532, Foley 36535, Fort Morgan 36542, Gulf Shores 36542,Josephine 36530, Lillian 36549,Little River 36550, Loxley 36551,Malbis 36526, Magnolia Springs 36555, Marlow 36580, Miflin 36530, Montrose 36559, Mullet Point 36532, Ono Island 36561, Orange Beach 36561, Oyster Bay 36542, Perdido Beach 36561, Perdido 36562, Pinegrove 36507, Point Clear 36564,Rabun (Rabon) 36507, Robertsdale 36567, Seminole 36574, Silverhill 36576, Spanish Cove 36549, Spanish Fort 36527, Stapleton 36578, Stockton 36579, Styx River 36578, Summerdale 36580, Tensaw 36507, Whitehouse Forks 36507, Wolf Bay 36530, 36535

BALDWIN COUNTY, ALABAMA
Al Cheney with Cheney Appraisal Services, (251) 533-2424, can handle all of your Baldwin County, Alabama real estate property appraiser needs. Cheney Appraisal Services supplies only the highest quality Baldwin County, Alabama real estate appraisals. The Baldwin County appraisal district is an area where we can satisfy all of your home appraisal needs. Our real estate property appraiser is “certified residential” and “fully licensed” in Alabama. Al Cheney is a real estate appraiser fully qualified to handle your home appraisal, appraisal when settling an estate, tax appraisal and any other appraisal need, such as, vacant land and legal reasons. Al Cheney is also a ”FHA Approved” Appraiser.

Certified & FHA Home Appraisals start at $295 per report!

Albert Marshall Cheney, Cheney Appraisal Services, P. O. Box 7907, Spanish Fort, Alabama 36577-7907, accepts residential real estate appraisal assignments within The Mobile Bay Metro Area and the Baldwin County communities and towns listed above. Click on the available hyper-links for more information on these Baldwin County, Alabama communities and towns. Also, here are most of the appraisal report services with fees provided by Al Cheney with Cheney Appraisal Services:

• Condominium Appraisal Report $295 & $325 
• Single Family Residential Appraisal Report, detailed information $295 & $325
• Limited 2055 “Interior” Appraisal Report $275 & $300
• Limited 2055 “Exterior” Appraisal Report $225 & $250
• Complex Or Waterfront Residential Appraisal Report $400-$500+
• “Certified” FHA Single Family (Home) Residential Appraisals for Baldwin County, Alabama and Mobile County, Alabama $295 & $325
• Desk Review Report $100
• Relocation (RELO) Appraisal Report $450
• Acreage Or Lot (Land) Appraisal Report $200 & $250
• Recertification of “Value Opinion” $75
• Field Review “Exterior” Appraisal Reports $200 & $250
• Construction Draw Or Final Inspections $75 & $100
• Duplex, Triplex Or Other Assignments More Distant Quote

The above list covers many appraisal report services provided by Cheney Appraisal Services within Baldwin County and The Mobile Bay Metro Area of southwest Alabama.

If you do not see your appraisal report requirement listed above, contact Albert Cheney, (251) 533-2424 or email,Albert@CheneyAppraisalServices.com, with your home or residential appraisal orders and or questions. The business facsimile is (251) 252-7737.

The Daphne, Alabama Lake Forest development is the largest residential community in the State of Alabama. Lake Forest has around 3,400 property owners with approximately $38 dues per lot. This PUD development has a clubhouse, golf courses, horseback riding stables, swimming pools, tennis courts and a yacht club on Mobile Bay. Lake Forest is located on the south side of U. S. Interstate Highway 10, east side of U. S. Highway 98, and located near major regional shopping centers.

Lake Forest is conveniently located near Historic Downtown Mobile, Alabama by traveling about 15 minutes west across the I-10 Bay-Way. Gulf Shores, Orange Beach and Alabama’s white sandy beaches and blue-green waters of the Gulf of Mexico are located only about a 35-minute drive south southeast.

Currently, Lake Forest has at least thirty-eight (38) active MLS (Multiple Listing Service) REALTOR listings. Most of the listed homes have 1,300 to 3,000+ square feet (varies from unit to unit) and the asking prices will primarily range from $125,000 to $255,000.

There have been around forty-eight (48) MLS home sales in the past twelve months according to the Baldwin County Association of REALTORS. The vast majority of these Lake Forest home sales ranged from $75,000 and $210,000.

The Sales Per Month Absorption Rate is currently 4.33 homes per month in Lake Forest. With 38 active listings, the current housing supply is 8.78 months (38 active listings divided by 4.33 home sales per month).

Lake Forest ‘s Median Comparable Sale Price is now $108,000 compared to $120,000 four to six months ago. The days on market (dom) appears to mostly range from 96 days to 147 days over the past 12 months.

Lake Forest ‘s Median Sale Price as percentage of list price has slipped slightly over the past twelve (12) months: 96.445%, 7-12 months ago; 96.077%, 4-6 months ago; past 3 months, 94.943%.

For more information about Lake Forest, go to this weblink, http://www.lakeforestpoa.com/.

Albert Cheney, Cheney Appraisal Services, covers the Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama. Albert Cheney is an active Certified Residential Real Property Appraiser and FHA Approved Appraiser with 35+ years experience in the real estate industry.

Call Albert Cheney at (251) 533-2424 or Albert@CheneyAppraisalServices.com if you require more information about Alabama real estate and ordering a “Certified” real estate appraisal report.

The TimberCreek residential development is a great golf community located along the south side of U. S. Highway 31, the west side of Alabama State Highway 181, on the north side of U. S. Interstate Highway 10 and just minutes east of the delta areas and Mobile Bay.

TimberCreek is conveniently located near major regional shopping centers, such as, the Malbis Regional Shopping Center, and Historic Downtown Mobile, Alabama is only about 20 minutes west by traveling along the I-10 BayWay. Gulf Shores, Orange Beach and Alabama’s white sandy beaches and blue-green waters of the Gulf of Mexico are about a 30-35 minute drive south by either Alabama State Highway 181 or U. S. Highway 59.

Currently, TimberCreek has at least twenty-six (26) active MLS (multiple listing service) REALTOR listings, about 18 homes with 2,500 to 4,200 square feet, and having asking prices between $300,000 and $500,000.

There have been around twenty-five (25) home sales in the past twelve months according to the Baldwin County Association of REALTORS. The vast majority of these TimberCreek homes ranged from $275,000 and $550,000. The lowest sale price was $214,900 for a three bedroom, two bathroom home with 1,674 square feet. The highest sale price was $849,000 for a four bedroom, four full bathroom, two half bath home with 6,240 square feet.

The Sales Per Month Absorption Rate is currently three (3) homes per month in TimberCreek. With 26 active listings, the current housing supply is 8.67 months (26 active listings divided by 3 home sales per month).

TimberCreek‘s Median Comparable Sale Price is now $365,000 compared to $472,000 four to six months ago. The days on market (dom) appears to mostly range from 134 days to 146 days over the past 12 months.

TimberCreek‘s Median Sale Price as percentage of list price has slipped over the past twelve (12) months, and now seems to be somewhat recovering: 96.76%, 7-12 months ago; 89.95%, 4-6 months ago; past 3 months, 92.68%.

Albert Cheney, Cheney Appraisal Services, covers  the Mobile Bay  Metro Area, Baldwin County and Mobile County of Alabama. Albert Cheney is an active Certified Residential Real Property Appraiser and FHA Approved Appraiser with 35+ years experience in the real estate industry. Call Albert Cheney at (251) 533-2424 or Albert@CheneyAppraisalServices.com if you require more information about Alabama real estate and ordering a “Certified” real estate appraisal report.

Daphne, Alabama, “The Jubilee City,” was established in 1874 (incorporated in 1927). Daphne has a rich heritage and community spirit with a small town desirable ambiance.

Located in the Eastern Shore, Daphne is very centralized to Mobile, Spanish Fort, Fairhope and the beaches in Gulf Shores and Orange Beach which makes it very appealing for entertainment, shopping, sports and raising your children.

Daphne has residential neighborhoods, from small and quaint to large and loaded with amenities, which will appeal to any family or individual. The Potters Mill subdivision (entrance photo above) is only one residential development of many to choose from in Daphne and its surrounding areas.

Fairfield Pointe, a 2006-2007 new subdivision, is located only minutes from downtown Fairhope, Alabama on the Eastern Shore of Mobile Bay and about 25+ minutes from historic downtown Mobile. This new residential community offers upscale homes within a village atmosphere. Fairfield Pointe has a reported total of 37 lots consisting of 20 townhome styles ranging from 2,682 to 2,967 square feet, 12 zero lot line homes ranging from 2,745 to 2,934 square feet and 5 single family homes having around 3,000+ square feet each.

These Creole style homes, designed by architect A. Hays Town, (will) feature homes with the highest quality building materials and energy efficient mechanical components. The architectural features of these homes, as described by the architect and developers, will be rich in the Deep South and the Garden District of New Orleans heritage. The homes have balconies, tall columns, classic windows adorned by plantation shutters and large porches to enjoy scenic community views.

The Fairfield Pointe homes have distinctive designs with asking prices ranging from $382,900 to $419,900 according to the online REALTORS’ multiple listing service (MLS) records. To personally view these homes, take U. S. Highway 98 South, then left of Alabama Highway 44 (Twin Beech Road), travel about a ½ mile, left on Boothe Road and then take a immediate right into the Fairfield Pointe subdivision.

For further information on Fairfield Pointe, contact Jeff Devalk with Coldwell Banker Reehl Properties, 251-990-6622 (Office), 251-583-6125 (Mobile), or Jeff@JeffDevalk.com (Email).

For a FHA Approved Appraiser and an active Certified Residential Real Property Appraiser, contact Albert Marshall Cheney with Cheney Appraisal Services, 251-533-2424 (Business/Mobile), Albert@CheneyAppraisalServices.com (Email), or go to the following web site links, http://www.CertifiedAppraiserNames.com/ and http://www.MobileAlabamaFHARealEstateAppraisers.com/ for much more information.

“The Woodlands At Malbis” is located along the east side of Alabama State Highway 181, a few miles south of U. S. Interstate Highway 10 and also south of U. S. Highway 90. The Malbis Regional Shopping Center is located on the northern side of U. S. Highway 10 and only minutes from this subdivision.

“The Woodlands of Malbis” has 35 lots and eight common area parcels according to online records. This subdivision is described as “a fantastic tree-lined upscale neighborhood with lakes and estate-sized lots.”

The Baldwin County Association of REALTORS’ online records indicate 4 active listings ranging from $494,900 to $1,900,000 with 3,258 to 5,740 square feet and 9 past sold properties selling between $550,000 and $840,000 with 4,296 to 4,939 square feet .

For further information, contact Barbara S. Reeves at 251-510-0629, 251-621-2588 or toll free direct by calling 888-489-8001.

For more information about Certified Residential Real Property Appraisers and Approved FHA Appraisers, contact Albert Marshall Cheney with Cheney Appraisal Services at 251-533-2424. Albert Cheney covers Daphne, Fairhope, Loxley, Malbis, Montrose, Point Clear, Robertsdale, Spanish Fort and many other communities and towns within Baldwin County, Alabama. Al Cheney suggests clicking onto these web site links, http://www.CertifiedAppraiserNames.com/ & http://www.MobileAlabamaFHARealEstateAppraisers.com/ for much more information!

The Stone Creek Subdivision is located along the east side of Alabama State Highway 181, approximately 2 miles south of Fairhope Avenue, and about 4 miles East Southeast from the town center of historical Fairhope, Alabama.

Stone Creek, Phase 1, Subdivision was developed on around 330 acres, formerly a hunting preserve. This first phase has 78 lots per record with about 18 common area & green belt parcels.The developer’s concept is a village community with a lodge, rock water features, stocked lakes, swimming pool, tennis courts, village shopping center, walking trails and a wetland preserve.

The majority of the homes will range from 2,400+ square feet to 4,500+ square feet with primarily four bedrooms and three to four bathrooms. There are only a couple of homes having three bedrooms and one home having six bedrooms according to the online records.

The Average List Price is around $443,462 for the month of October 2009, down $54,624+ when compared to July 2009 having an Average List Price of $498,086.

The Average Sale Price is around $485,583 for the month of October 2009, down only $1,384+ when compared to July 2009 having an Average Sale Price of $486,967.

The Listing Price To Sales Price Ratio is now approximately 90.986% for the month of October 2009. The month of July 2009 the ratio was 98.02%.

The REALTOR online records indicates the Lowest Price Listing is now $381,500 for the month of October 2009 (July 2009 was $369,900.). The Highest Price Listing is now $573,500 (July 2009 was $795,000.).

The Stone Creek Months Of Housing Supply calculates to be around 11.94 months for the list to sale time period. Although, Stone Creek appears to have more stable property values when reviewing the calculated inventory analysis for the subdivision.

The above information was obtained from the Baldwin County Association of REALTORS, Albert M. Cheney, Certified & FHA Approved Appraiser, (251) 533-2424, is an associate member of this REALTORS’ organization. (Real Estate Appraisers Daphne, Fairhope, Spanish Fort, Alabama)