Emerald Isle Market Report for April 10 to April 16, 2011

Homes sold in the Emerald Isle NC area during the week of April 10 to April 16, 2011 shows that three homes were sold and closed.  Of the three homes sold and closed in Emerald Isle NC this week, the first was located in Pebble Beach.  The second was located in Ocean Oaks subdivision and the last home sold was in Lands End in Emerald Isle NC.  The Pebble Beach condo was only on the market for 40 days, the home sold in Ocean Oaks was on the market for 178 days and the home sold in Lands End in Emerald Isle, NC was on the market for 384 days.

Kathryn Gorham – 252-646-4656 – kathryn@kathryngorham.com

Free Weekly List of Emerald Isle NC beach house Foreclosures!

Market Report for the Crystal Coast February 2011

Market Report for Crystal Coast NC reporting Homes for Sale that sold in the month of February 2011 and the homes for sale that went under pending status. Also the lots and land for sale in Crystal Coast NC that sold in February or went pending.

 

In February Crystal Coast had 86 homes for sale that closed.The average sales price for the closed “homes for sale” in Crystal Coast in February of 2011 was $254,148, the low was $15,000 and the high was $2,540,000.

The list to sale price ratio ranged from a low of 61% to a high of 105%. The price per heated square foot was $17 low, $130 average and $518 at the high end.

The Days on Market (DOM) ranged from a low of 0 to a high of 898.

A total of 113 homes for sale went under pending status in February.

250 lots for sale closed in Crystal Coast in February. The low price for recently sold lots for Crystal Coast was $5,000 and the high price was $850,000. The Days on Market ranged from 0 to 1,646. The sale to list price ratio was a low of 20% and a high of 139%. A total of 43 lot went under pending sale status in February in Crystal Coast.

 


Market Report for Residential properties, Land and Lots SOLD and PENDING

February 2011 data for Swansboro, Cedar Point & Cape Carteret


Crystal Coast MLS – Market Report

February
2011

Status # Listings List Volume Sold Volume List Price Sold Price Sale/List Price Aprox. Htd SqFt +/- List Price Per Aprox. Htd SqFt +/- Sold Price Per Aprox. Htd SqFt +/- Days On Market
Pending 113 28,287,903 0 LowAvg

High

18,900250,335

849,900

00

0

0.000.00

0.00

3751,790

4,656

25.40140.31

441.29

0.000.00

0.00

5183

2,078

Closed 86 23,721,294 21,856,700 LowAvg

High

24,500275,829

2,950,000

15,000254,148

2,540,000

0.610.95

1.05

7201,733

4,950

28.55138.71

601.18

17.48130.16

517.63

0203

898

Overall 199 52,009,197 21,856,700 LowAvg

High

18,900261,353

2,950,000

3751,766

4,950

25.40139.62

601.18

0192

2,078

 

Crystal Coast MLS Land & Lots – Market Statistics

February
2011

Status # Listings List Volume Sold Volume List Price Sold Price Sale/List Price Aprox. Htd SqFt +/- List Price Per Aprox. Htd SqFt +/- Sold Price Per Aprox. Htd SqFt +/- Days On Market
Pending 43 4,052,964 0 LowAvg

High

16,10094,255

485,000

00

0

0.000.00

0.00

00

0

0.000.00

0.00

0.000.00

0.00

16323

1,451

Closed 250 28,360,777 22,628,918 LowAvg

High

7,900113,443

1,000,000

5,00090,516

850,000

0.200.82

1.39

00

0

0.000.00

0.00

0.000.00

0.00

0297

1,646

Overall 293 32,413,741 22,628,918 LowAvg

High

7,900110,627

1,000,000

00

0

0.000.00

0.00

0301

1,646

 

Click Here to View the Full Market Report

 

 

Kathryn
Gorham | Sun-Surf Realty | Swansboro, Cedar Point &
Cape Carteret North Carolina2011 President Women’s Council of REALTORS® Crystal Coast Chapter

252.646.4656 cell · 252.354.2958 office

Southern Outer Banks NC | Crystal Coast NC | Coastal Carolina

ActiveRain an Online Referral Network

Women’s Council of
REALTORS®
a National Referral Network

 

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Carteret County Tax Revaluation 2010-2011

Here at the Crystal Coast of North Carolina the county commissioners are debating whether or not to proceed with the Carteret County Tax Revaluation 2010-2011.

The last revaluation was in 2006 with the new tax valuations going into effect in 2007. At that time the county commissioners voted to change the revaluation period from 7 years to 4 years making 2010 the year to revalue property and 2011 the year for the new values to become effective.tax value

Recently there have been articles in the newspapers saying that some commissioners don’t want to do the revaluation. That with the state of the real estate market it may be difficult to get a true value.

I am taking this opportunity to weigh in on the tax revaluation for 2010 -2011.

The market is the market. The values are reflected by what one would pay for property in the current market.

 

Yes it is a difficult task to determine values – welcome to my world. I too have to give Comparative Market Analysis reports to buyers and sellers and just because it is a difficult task doesn’t mean I can avoid doing it.

 

Try telling a home buyer or seller what their market value is and then explain to them they will be paying taxes on 2006 values and have no recourse to update their property value to today’s value. Try telling them the county doesn’t want to do the revaluation because some commissioners feel it is too difficult to determine market values. They look at you like you’re nuts. How can it be that difficult. The buyer/seller just paid to have their property appraised and the appraiser came up with a value why can’t the county?

 

In 2006 when the last valuation was done it was difficult to determine values because prices were changing so rapidly. I didn’t hear any commissioners saying let’s not do the revaluation because it would be difficult then. It is always difficult, but it sill needs to be done.

 

I read somewhere that a commissioner used Cannon’s Gate values as an example of the difficulty in getting “true” market values because the lots selling in Cannon’s Gate were selling at foreclosure prices. Yes the lots are selling in Cannon’s Gate at foreclosure prices and quite a few lots. That doesn’t make it difficult to determine the value – that “is” the value… at least for right now.

 

I urge the commissioners not to play ostrich and stick their head in the ground and ignore revaluation. Stand up for revaluation and get values in line with the market today. The next revaluation will be here before you know it and things will adjust again. 

Here is an article from the town of Emerald Isle on tax Revaluation…
Emerald Isle Supports 2011 Tax Revaluation

 

With the full support of the Board of Commissioners, Mayor Art Schools recently sent a letter to the Carteret County Board of Commissioners urging them to proceed with the previously scheduled 2011 tax revaluation.

 

The last tax revaluation occurred in 2007 near the end of a period of significant increases in property values in Emerald Isle and Carteret County. Since that time, property values have decreased and these new values should be reflected in the tax values assigned by Carteret County. There has been some discussion by the County Commissioners about delaying the scheduled 2011 tax revaluation, and the Town (and other municipalities on Bogue Banks) has gone on record in support of the 2011 revaluation in the interest of tax equity and fairness. 

If you are a property owner in Carteret County and want to express your opinion on revaluation to the commissioners follow the link listed next to contact your County Commissioners, visit http://www.carteretcountygov.org/comm_roster.asp .

Kathryn Gorham | Sun-Surf Realty | Emerald Isle North Carolina
2010 President Women’s Council of REALTORS® Crystal Coast Chapter
252.646.4656 cell · 252.354.2958 office
Southern Outer Banks NC | Crystal Coast NC | Coastal Carolina
ActiveRain an Online Referral Network
Women’s Council of REALTORS® a National Referral Network

 

Kathryn Gorham on TwitterAdd MeCarteret County Tax Revaluation 2010-2011 was fist published on Emerald Isle Carolina
Copyright © 2009 by Kathryn Gorham, All Rights Reserved. Permission granted to re-blog or re-print with the stipulations that you do not alter the original content and that you provide a link back to this article in the re-blog or re-print. *Carteret County Tax Revaluation 2010-2011*

 

Dolphin Ridge – Emerald Isle North Carolina

The name evokes visions of sleek mamals frolicking in the waters of the Atlantic viewed from high dunes of this picturesque oceanside subdivision, Dolphin Ridge – Emerald Isle North Carolina.
entrance sign - Dolphin Ridge - Emerald Isle North Carolina
The eastern border of Dolphin Ridge is shared with the Ocean Oaks subdivision and to the west is Spinnakers Reach subdivision. Coast Guard Road frames the northern border with the Atlantic Ocean completing the southern border of Dolphin Ridge.

aerial map - Dolphin Ridge - Emerald Isle North CarolinaThe sizes of the land parcels in this gated subdivision on the west end of Emerald Isle NC start at just over two tenths of an acre and go to just over three quarters of an acre.

Home sizes in Dolphin Ridge range from as small as 1000 square feet to over 5000 square feet. There are 19 ocean front lots out of the 120+ parcels in this beach community.

Dolphin Ridge Emerald Isle North Carolina is a young neighborhood with the first home built there in 1991 and building continues today with 20+ lots available for future building.entrance gazebo - Dolphin Ridge - Emerald Isle North Carolina

The tax values of properties in this ocean side community start in the
low $400,000s and climb to just under $3,000,000. Currently there are 9 homes for sale in Dolphin Ridge Emerald Isle North Carolina that range in price from $660,000 to $2,600,000 for a beautiful ocean front home with swimming pool.

Dolphin Ridge is home to the Dolphin Ridge Beach Club a private club with swimming, beach access, events, showers and seasonal lunches. Anyone pond - Dolphin Ridge - Emerald Isle North Carolinamay apply for membership in the club you do not have to live in Dolphin Ridge to become a club member. See my earlier blog post on the Dolphin Ridge Beach Club. I highly recommend joining this club for beach access, entertaining family, friends & visitors and for great social events.

dolphin ridge club - Dolphin Ridge - Emerald Isle North CarolinaJust north of the Dolphin Ridge Club parking lot is the private neighborhood golf cart parking. Pack up your golf cart with all the beach gear, drive to the beach access walkway and unload, then park the cart in the lot while you enjoy the sun and surf.

Dolphin Ridge Emerald Isle North Carolina has an active Home Owner’s Association in conjunction with its sister neighborhood Royall Oaks. Currently the association monthly dues is $40 and includes coverage Master Insurance Premium, Real Property Taxes on Common Areas, Management Fee and Common Area Maintenance.

 

HTML Tables

One frequent visitor doesn’t use the front gate and roams around mostly at night … deer. Deer are a large part of the population on the west end of Emerald Isle. See this link to a post with a video of deer taken in Dolphin Ridge while walking home from the beach.

Links to other blog posts on subdivisions in Emerald Isle and the Crystal Coast:

What are the schools like? See this blog post for school information for Emerald Isle North Carolina

Emerald Isle Schools – a welcome surprise to newcomers.

Tell me about the area weather… see this blog post for Carteret County and the Crystal Coast average temperatures.

Emerald Isle North Carolina Weather

What is there to do in the area? See this blog post for some of the area attractions.

Emerald Isle Things to Do, atrractions on the Crystal Coast

 

 

 

Kathryn Gorham | Sun-Surf Realty | Emerald Isle North Carolina
www.KathrynGorham.com
2010 President Women’s Council of REALTORS® Crystal Coast Chapter
252.646.4656 cell · 252.354.2958 office
Southern Outer Banks NC | Crystal Coast NC | Coastal Carolina
ActiveRain an Online Referral Network
Women’s Council of REALTORS® a National Referral Network
Kathryn Gorham on TwitterAdd MeDolphin Ridge – Emerald Isle North Carolina was fist published on Emerald Isle Carolina
Copyright © 2009 by Kathryn Gorham, All Rights Reserved. Permission granted to re-blog or re-print with the stipulations that you do not alter the original content and that you provide a link back to this article in the re-blog or re-print. *Dolphin Ridge – Emerald Isle North Carolina*


Cape Emerald a gated subdivision in Emerald Isle North Carolina

On the waters of Bogue Sound in Southern Outer Banks sits Cape Emerald a gated subdivison in Emerald Isle North Carolina. To the west Cape Emerald shares its border with Royall Oaks subdivision. To the east it is aerial map - Cape Emerald a gated subdivision in Emerald Isle North Carolinaflanked by Emerald Woods one of the town parks. The northern borders sits on the waters of Bogue Sound and hosts many a splendid sunset. Coast Guard Road defines the southern border of this subdivision.

This 75+ lot subdivision is gated and has keypad entry as well as owner phone up entry. If you are visiting Cape Emerald Emerald Isle North Carolina be sure your host knows your coming so they can buzz you in.

pool & tennis - Cape Emerald a gated subdivision in Emerald Isle North CarolinaOne of the unique features of this subdivision is indoor pool in Cape Emerald where you can enjoy year round swimming. The club house is available to home owners for get entrance sign - Cape Emerald a gated subdivision in Emerald Isle North Carolinatogethers or get aways. Next to the swimming pool are the outdoor tennis courts for those who love to keep active.

There is a pond that stretches to the south of Cape Emerald Loop between the sound front homes and the second row homes. This pond does not connect to the sound so don’t plan to launch your kayak here. There is a neighborhood walkway that will carry you and your kayak to Bogue Sound and many hours of adventure exploring the marshes and islands.
walkway - Cape Emerald a gated subdivision in Emerald Isle North Carolinapond - Cape Emerald a gated subdivision in Emerald Isle North Carolina

Emerald Isle North Carolina does not have a sewer system
and almost all the homes are on private septic systems. The homes of Cape Emerald are an exception. Cape Emerald boasts itspond fountain - Cape Emerald a gated subdivision in Emerald Isle North Carolina own private sewer system and the operations and funding are managed through a committee of home owners.

Currenly the $140 per month association fee for Cape Emerald – Emerald Isle North Carolina includes the master insurance premium, real property taxes on the common areas, management fee, sewer fee, swimming pool maintenance, tennis court maintenance and the private gate entry.
sunset - Cape Emerald a gated subdivision in Emerald Isle North Carolina
There are 15 direct soundfront homes in Cape Emerald and many of those boast thier own private pier and dock. As with any construction that takes place in or near the waters surrounding Emerald Isle you will need to get premission from CAMA (Coastal Area Management Authority or Act) before you begin.

The majority of homeowners in Cape Emerald are full time residents with a sprinkling of second home owners in the mix. Meeting up with neighbors while walking the neighborhood or to and from the beach is an every day occurance.
gated entrance - Cape Emerald a gated subdivision in Emerald Isle North Carolina
Ocean Oaks is the main road leading into Cape Emerald and leading out of Cape Emerald and directly to the beach. Yes, just cross over Coast Guard Road into Ocean Oaks subdivision and keep going for about 70 yards and you will arrive at the Atlantic Ocean.

Kathryn
Gorham | Sun-Surf
Realty
| Emerald Isle North Carolina
www.KathrynGorham.com
2010 President Women’s Council of REALTORS® Crystal Coast Chapter
252.646.4656 cell · 252.354.2958 office
Southern Outer Banks NC | Crystal Coast NC | Coastal Carolina
ActiveRain an Online Referral Network
Women’s Council of
REALTORS®

a National Referral Network
Kathryn Gorham on TwitterAdd MeCape Emerald a gated subdivision in Emerald Isle North Carolina was fist published on Emerald Isle Carolina
Copyright © 2009 by Kathryn Gorham, All Rights Reserved. Permission granted to re-blog or re-print with the stipulations that you do not alter the original content and that you provide a link back to this article in the re-blog or re-print. *Cape Emerald a gated subdivision in Emerald Isle North Carolina*