Franklin (Franklin, TN)
Franklin (Franklin, TN) Real Estate News
Tammiewhite2
What's My Avalon Home Worth? Market Report for October 2014
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

What's My Avalon Home Worth? Market Report for October 2014

  • What's My Avalon Home Worth? Market Report for October 2014Properties currently Active on the market: 16
  • Single-family properties closed in October: 4
  • Average sales price: $420,513
  • Average list price: $433,800
  • Average sales price to list price ratio: 96.9%
  • Average days on the market: 31
  • Avalon absorption rate: 4 months of inventory (a normal or steady market would be 5-7 months, a buyer's market would be in excess of 7 months, and a seller's market would be less than 5 months)

Avalon is currently experiencing a seller's market. It's difficult to write a commentary on the sales in Avalon because of the diversity in housing within the different sections of this neighborhood. There is everything from townhomes to large million dollar estates on acreage. All of the properties that closed in October were located in the Meade of Avalon. However, the majority of the listings currrently available are in the other sections.

While the average days on the market are low, the sales price to list price is also low in comparison to other Franklin neighborhoods of a similar price point which is surprising, given this great location.

Wondering what your Avalon home is worth? Click the photo below to be taken to an instant property valuation report.

What's My Avalon Home Worth? Market Report for October 2014

Avalon draws buyers because of its prime location in the Cool Springs area. However, sellers must remember pricing is still paramount to securing a quick sale. Buyers are most concerned with pricing and condition. Since condition isn't usually an issue in these homes, pricing rules the day.

Having sold one of the homes in the neighborhood during October, pricing is the key to a quick sale. That and the sellers ability to negotiate when that right offer comes in.

With 92% of buyers beginning their home search on the internet, you need your home to have the best coverage possible online. This goes far beyond just syndicating your home to other websites.

At TW Realty Group, we use the latest technology so your home is seen by a large pool of buyers, including buyers outside our local market. We do this through the use of social media and blogging. We provide the #1 home search for buyers looking in Franklin TN neighborhoods. 

Not convinced that TW Realty Group leads the pack in internet dominance, let me Google that for you. As you can see our website, www.FranklinTNHomesforSaleOnline.com ranks #5 and #6 on the first page of Google. We are the only local real estate team to do that. The other spots are taken by national real estate sites and brokerages. This placement isn't due to ads. The only way to rank in these spots is by being recognized as an authority by Google for Franklin TN real estate.

Curious how we do this? When you get ready to sell your Avalon home, contact Tammie White at (615) 495-0752 and we'd be happy to share how we can do this for you.

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
Tomwhite
Franklin TN Condos/Townhomes Priced $300,000 and Up
Tom White, TW Realty Group, Franklin TN--South of Nashville (Benchmark Realty, LLC (615) 870-8169 or www.TWRealtyGroup.net)

Franklin TN Condo/Townhomes Priced $300,000 and Up

This segment of the market continues to be quite active in Franklin TN. For all price groupings, 215 units have closed so far this year. Let's take a quick look at what's happened in the over $300,000 price point since the beginning of 2014. 

Franklin TN Condo/Townhomes priced $300,000 and Up

  • Condos/Townhome Units over $300,000 closed: 40
  • Average List Price: $355,617
  • Average Sales Price: $352,445
  • Average Sales Price to List Price Ratio: 99.1%
  • Average Size of Closed Units: 2,080 square ft.
  • Average Sales Price per Square Foot: $169.44
  • Lowest Sales Price per Square Foot in this market: $127.73 (Avalon)
  • Highest Sales Price per Square Foot in this market: $256.77 (Grant Park)
  • Average Days On Market: 53
  • Units AVAILABLE AS OF 11/21/14: 21

The three developments with the most sales so far in 2014 in the price point over $300,000 are Morningside with 8 sales, and Jamison Station with 7 sales, and Avalon with 5 sales. The other 20 closed sales are almost equally split between 10 other developments.

The sales price to list price ratio (99.1%) is the highest for any market segment based on price. This means that if a unit is "priced right",  you may have a somewhat limited ability to negotiate. This varies greatly from unit to unit and and from development to development. It is extremely important to enlist the aid of an experienced buyer's agent to help you pay no more than you should for the condo or townhome you desire.

Virtually all of the condos and townhomes in this price point are relatively newer units. With the exception of one townhome built in 1998, all of the units were built since 2002, with the average build year of 2008.

In the $300,000 + Condo/Townhome market, buyers need to act very quickly to secure the home they desire. The inventory is very limited, but TW Realty Group is here to help. When you are ready to buy a Franklin TN Condo or Townhome, contact Tom White of TW Realty Group at (615) 870-8169.


TW Realty Group
 
Tom White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 870-8169
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tom White of Benchmark Realty LLC. Any party who uses this material without the written permission of Tom White is subject to copyright infringement and possible lawsuit.
Tammiewhite2
Sellers Don't Sabotage the Sale of Your Franklin TN Home
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

Sellers Don't Sabotage the Sale of Your Franklin TN HomeSellers don't sabotage the sale of your Franklin TN home.

Today, I was scheduling appointments to show homes later in the day. There were six properties to view.

I had arranged the properties by location so I wouldn't have to back track at all. The showings were scheduled through a showing service and the order was set.

Shortly before leaving my office, I received a call from one of the showing centers. The last home of the day wanted to move their appointment up. Unfortunately, we were going to be on the other side of town at that time. There wasn't sufficient time for me to re-arrange our entire showing schedule. Sadly, I didn't show the last house.

If you are a seller and have certain schedules that you need to work around, please let your listing agent know. She can add agent remarks in the MLS and notify the showing center not to schedule appointments during those times. It takes time to schedule the showings and determine the routes. A last minute request to change a showing will usually result in your home not being shown.

Buyers need to move on homes quickly in our current market so the easier you make your home to show, the quicker you will get it sold. When unique situations exist, notify your listing agent so she can add it to the MLS.

Sellers don't sabotage the sale of your Franklin TN home.

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
Tammiewhite2
Is Your Franklin TN Home in Need of Painting Before Selling?
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

Is Your Franklin TN Home in Need of Painting Before Selling?Is your Franklin TN home in need of painting before selling? Not to worry, I have the name of a top-notch painter in the area. Not only does he do excellent work but his prices are the most reasonable I've ever seen.

This painter asked that I not include his name on this post. He works by referral only. I actually got his number from one of my past clients who called me to pass on his number.

Since I don't really like to refer my clients to vendors I haven't used personally, I decided to give him a try. Our original plan was to have him paint our great room, foyer and hall ways. The great room is 20x20 with an 18' vaulted ceiling. While the foyer is off the great room, it's about 10'x8'. Then, of course the two short hallways and then the back entry which is like another 10'x10' room. Anyhow, he painted all that for $480.

His crew did an excellent job prepping the room for paint by spackling places where drywall tape was showing through, dents and holes. They covered all our furniture, the fireplace and TV with drop cloths. To protect them from the dust produced by the sanding. When they finished at the end of the day, they cleaned everything and even vacuumed the floors. There was no sign they had ever been here, with the exception of freshly painted walls.

Is Your Franklin TN Home in Need of Painting Before Selling?I was so impressed with the job they did, we had three additional rooms painted; a 16'x12' music room, 17'x14' master bedroom with step ceiling and a 13'x12' bedroom. These additional rooms came to $370. The total job came to $850. The best part--they got the painting finished in 1 1/2 days. 

I paid for the paint but the painter told me to use his discount at Sherwin Williams which was 47% off the list price for Cashmere flat paint. The painter told us it is the best flat paint on the market. We needed 10 gallons of paint. Our cost $300. So for $1,150, I have four freshly painted rooms. 

The rooms look beautiful. I love the colors and was so happy we took the painter's advice about using the Sherwin Williams Cashmere Flat.

Many buyers and sellers will be thrilled to know that I have a local connection to an excellent painter who is fast, efficient and inexpensive.

When you're ready to sell your home, call Tammie White at (615) 495-0752.

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
Tammiewhite2
Why Didn't You Send Me that Franklin TN House Listing?
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

Why Didn't You Send Me that Franklin TN House Listing?When I first meet with buyers, we talk about the process of buying a home and discuss your wants and needs in great detail. Afterwards, I'll create an advanced search. Then when new properties come on the market meeting your criteria, you will receive an automatic email update.

I often end up with an eager buyer who will drive around his preferred neighborhood and call me asking about an address. There's usually a reason why that property hasn't been sent. Believe me, I want to sell you a home as quickly as you'd like to buy but the advanced search is only going to send properties meeting your established criteria.

Here is a list of possible reasons why that property wasn't sent to you:

1. The house exceeds your price range. When we established your search criteria, we used a price range based upon your lender's pre-approval. Given our current market, I am only going to send properties within $5,000 to $10,000 of your maximum. If a home is priced at $400,000 and your max is $375,000, you won't receive that listing. I don't want you to get discouraged by receiving properties you can't afford.

2. The house is already under contract. The Franklin housing market has been very hot for over a year. It's possible that the house is already under contract with contingencies. Our MLS requires that all homes remain in the MLS until all contingencies are satisfied. If you receive a house that meet your criteria, don't wait to contact me. Homes are still going under contract in the first day or so. If you wait even a few days, you may miss your opportunity. 

3. The house doesn't meet some aspect of your desired criteria. Remember, you established the criteria. You were very specific about the types and locations of the properties you wanted to view. If a new listing doesn't meet your criteria exactly, it won't be sent to you. Maybe it doesn't have the right number of bedrooms, square footage or schools. For some reason, this particular listing was excluded from your search.

Why Didn't You Send Me that Franklin TN House Listing?I know you're anxious to buy a house and believe me, I'm just as anxious to get you under contract but I'm not going to send you listings unless they meet your criteria.

The good news--we can always expand your criteria if you find you've limited your search options too much. Finding the right house isn't an exact science and it may require one or two tweaks to your search options to get it right.

Not to worry though, I also watch the daily hot sheets with new listings. If I think something is on that list that may meet most of your criteria but not all, I will pick up the phone to alert you to the listing.

This is just one more reason to schedule a Buyer's Consultation so I can get a clear picture of what you are looking for.

Why didn't I send you that Franklin TN house listing? Because it didn't fit the search criteria YOU established.

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
Tammiewhite2
Franklin TN Website Provides Access to All Local Home Listings
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

There's an easy way to search for all homes available for sale in Franklin TN.  Just click through to see our website, www.FranklinTNHomesforSaleOnline.com and search for a home.

This doesn't mean that all the listings you see there are ours. These listings are provided as a direct feed Franklin TN Website Provides Access to All Local Home Listingsfrom our local MLS, Realtracs. Since not all listings on our site are actually listed with us, Tennessee Association of REALTORS® requires we have a little symbol signifing that the listing isn't held by our brokerage. 

This symbol alerts buyers to the fact that not all the listings seen on our website are actually listed with us. We have gone one step further by including the following information within the footer of our website:

Franklin TN Website Provides Access to All Local Home Listings© 2014 MTRMLS, Inc. All rights reserved. Information Is Believed To Be Accurate But Not Guaranteed and should be independently verified. The data relating to real estate for sale on this website comes in part from the Internet Data Exchange Program of RealTracs Solutions. Real estate listings held by brokerage firms other than Benchmark Realty LLC are marked with the Internet Data Exchange Program logo and detailed information about them includes the names of the listing brokers. The broker providing these data believes them to be correct, but advises interested parties to confirm them before relying on them in a purchase decision. All properties are subject to prior sale, change, or withdrawal. Neither listing broker(s) shall or information provider(s) shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. This website is owned by Tammie White of Benchmark Realty LLC and is not affiliated directly with any single community, its builders, or developer. 

This appears on every page of our site as a reminder to buyers that the listings contained there are not all ours and while the information is deemed to be correct, it is not guaranteed. 

While this site is designed to be extremely helpful to buyers, it is best to contact us when you are ready to buy a Franklin TN home. Call Tammie White at (615) 495-0752.

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
Tammiewhite2
Dear Franklin TN Home Buyer
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

Dear Franklin TN Home Buyer,

I'm so happy to see that you signed up on my website. You won't find a better source for information about the Franklin TN housing market.

Oh, you say you're working with an agent and that agent doesn't seem to know as much about the area as I do so that's why you've signed up on my site. Well, there is a simple solution to that.

You see, if you're working with an agent who doesn't really know the Franklin housing market, or he doesn't understand how quickly buyers need to be notified about a new listing or he doesn't have a website that sends automatic updates, you can tell him he's not working out.

Then, you should hire the agent who sends you new listings everyday and has provided lots of information to help you through the buying process. Oh, you didn't realize that this website was actually connected to a real person. You were just looking at it as an information source to fill in the blanks that your agent didn't.

Remember that agent you've hired gets paid handsomely to help you connect with the right property. If he's not searching on your behalf, sending you listings or showing you properties, he's not really working to earn his commission. If he has told you to call him when you see the right house, then you hired the wrong agent.

I will work hard to help you connect with the right house. We'll talk about your criteria. Then we'll create a profile online so you get the homes that meet your criteria as soon as they come on the market. Additionally, I'll call you when I think there a good match and schedule a showing right away so you don't miss that perfect house. 

Once we've found the ideal house, I'll write up the offer and negotiate hard to get the best price for you. That's one of the things I get paid to do. I'll help you get through the inspections process and negotiate those repairs for you as well. 

Dear Franklin TN Home BuyerYou'll have someone who vigorously represents you every step of the way. Before you know it, you'll be in your new home.

Don't leave the biggest purchase of your life to someone who doesn't go all out for you.

When you're ready to buy your Franklin TN home, give me a call at (615) 495-0752.

Your Hard Working Franklin REALTOR®,

Tammie White 

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
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