The results are in, and Newsweek Magazine has tallied its annual list of 2,000 BEST public high schools in the nation, and South Charlotte area high schools rank prominently on this list!  The Newsweek list of America’s Best High Schools ranks public high schools across the nation that have proven to be the most effective in preparing their graduates for college.

Methodology for Newsweek Ranking of Public High Schools

The top-rated comprehensive public high school in the Charlotte-Mecklenburg Schools system is Providence High School, ranked #446 out of the 2,000 public high schools that made the cut.  All public high schools in the nation were eligible for consideration.  Over 5,000 public high schools were invited to participate in the rankings, and 2,500 responded.  The Newsweek list of America’s Best High Schools looked at six components that are proven predictors of student preparedness and college success:  

• Graduation rate – 25% of score
• College acceptance rate – 25% of score
• AP/IB/AICE tests taken per student – 25%
• Average SAT/ACT scores – 10%
• Average AP/IB/AICE scores – 10%
• Percent of students enrolled in at least one AP/IB/AICE course – 5%

South Charlotte High Schools are Well-Represented in Newsweek Rankings

Public high schools located in South Charlotte, NC fared well in the Newsweek rankings, which is consistent with recent SAT scores and end-of-grade test score results.  A total of 73 NC public high schools appeared in the rankings, a great showing for North Carolina!

Here are the rankings for the top South Charlotte public schools and Union County public schools (a few miles to the south of South Charlotte!)

• Providence High School - ranked #446/2,000
  
• Weddington High School (Union County) – ranked #470/2,000
• Ardrey Kell High School – ranked #473/2,000
• Myers Park High School – ranked #652/2,000
• Butler High School – ranked #798/2,000
• South Mecklenburg High School – ranked #1,006/2,000

Buy a Home for Sale in a Top-Ranked School Zone!

Today’s savvy home buyers understand that top-ranked South Charlotte public schools are a huge factor in a home buying decision.  Great public schools help keep home values high, as families choose to live in areas where their kids can get a great education.  If you are thinking about buying a home for sale in South Charlotte, please contact me and I will be happy to talk about your goals and dreams for your next home.  Likewise, if you are a South Charlotte home seller, I would love to have the opportunity to discuss my marketing plan that includes a heavy focus on schools, neighborhoods and lifestyle – all things that are important to home buyers today.

• Homes for sale in Providence High School district
• Homes for sale in Weddington High School district
• Homes for sale in Ardrey Kell High School district
• Homes for sale in Myers Park High School district
• Homes for sale in Butler High School district
• Homes for sale in South Mecklenburg High School district

South Charlotte Real Estate Specialist

Buying or selling real estate in South Charlotte NC  is really about lifestyle choices – finding the best neighborhood, home, school, and location to fit your family’s lifestyle.  That’s why it’s important to partner with a Realtor® who will really listen to your needs and goals and who will work tirelessly until your transaction is completed to your satisfaction!  Whether you are thinking about selling your South Charlotte home, or would like to buy a home in South Charlotte, I look forward to showing you why I’m not your ordinary Realtor!  I use cutting-edge technology to market my listings and to attract home buyers who want that South Charlotte lifestyle! 

Let me put my knowledge and experience to work for YOU!  For more information on how I can best serve you, please fill out the online contact form or call, text, or email me.

The end of 2012 brought a healthy rebound for the real estate market for homes in the Ardrey Kell High School district in South Charlotte NC.  Ardrey Kell High School zone home sales increased by a robust 23.77% over 2011 levels, and the average sales price increased by 3.87% to $349,728.

It is currently a STRONG sellers’ market in the Ardrey Kell area – the number of homes for sale is almost at an all-time low, and the current market absorption rate is just 2 months!  A balanced market between buyers and sellers is 6 months.  At this current rate of home sales, it would take only 2 months to sell off all the existing homes for sale, assuming no new homes enter the marketplace.  That is an amazing statistic and a drastic turnaround from the recession years since 2008!   Search for homes for sale in the Ardrey Kell High School district HERE!

Here is my chart showing the 8-year trend for sales prices in the Ardrey Kell High School district.  The peak was in 2008, but the area is climbing back!

Ardrey Kell High School at a Glance

Located in the popular South Charlotte area of Ballantyne, Ardrey Kell High School creates a strong pull for families who want a competitive, rigorous public high school for their children’s education.  As one of Charlotte’s top-ranked public high schools since its opening in 2006, Ardrey Kell High School is a perennial high scoring school, and its graduates enjoy admission to some of the top colleges and universities in the country.  With a healthy balance of academics, athletics, arts and other extracurricular activities, Ardrey Kell High School will remain a top draw for families relocating to the South Charlotte area.

Types of Home Sales in the Ardrey Kell High School Zone

As you’ll see in the graph below, out of the 656 total home sales in this high school district in 2012, only 10% of those sales were distressed properties (short sales or bank-owned properties), and another 5% were homes sold through job relocation programs.  This leaves a very healthy 85% of NORMAL home sales in the Ardrey Kell area!

Ardrey Kell High School Area Real Estate Expert

Buying or selling real estate in the Ballantyne area South Charlotte NC  is really about lifestyle choices – finding the best neighborhood, home, school, and location to fit your family’s lifestyle.  That’s why it’s important to partner with a Realtor® who will really listen to your needs and goals and who will work tirelessly until your transaction is completed to your satisfaction!  Whether you are thinking about selling your Ardrey Kell area home, or would like to buy a home in the Ardrey Kell High School area of South Charlotte, I look forward to showing you why I’m not your ordinary Realtor!  I use cutting-edge technology to market my listings and to attract home buyers who want that South Charlotte lifestyle! 

Let me put my knowledge and experience to work for YOU!  For more information on how I can best serve you, please fill out the online contact form or call, text, or email me.

Ardrey Kell High School Location

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- Main Marker

With the inventory of homes for sale in Charlotte NC being at near-record lows, NOW is the best time to list your South Charlotte home for sale!  In Charlotte, we typically think of the prime real estate selling season as being in the spring and summer, as families try to wrap up school years and time their moves to coincide with the start of a new school year.  It’s no wonder that June, July and August are typically the top home sales months of the year in Charlotte.   Search for Homes for Sale in South Charlotte NC

Where Are All the South Charlotte Home Sellers?

The low inventory of homes for sale in Charlotte is striking.  With an absorption rate of 5.3 months in December, a statistician will tell you that Charlotte is now a SELLER’S MARKET!  Absorption rate measures the amount of inventory on the market, and how long it will take to sell all of that inventory, assuming no new homes come on the market.  A balanced market between home sellers and buyers is 6 months.  With our current 5.3 months’ worth of inventory, the scales have tipped in favor of sellers.

The Carolina Multiple Listing Service (CMLS) reports that in December, 2012, our number of “active” listings dropped 27.7% from  a year ago.  In the previous month of November, 2012, the number of active listings was down 27.5% from November of 2011.  The downward trend repeats itself over the latter part of 2012 so that it doesn’t take a rocket scientist to understand that there are NOT enough homes for buyers to choose from.  Lower supply means higher home prices for home seller, and that is exactly what we are seeing in the Charlotte real estate market.

NOW is a Great Time to Sell Your South Charlotte Home!

I hear this common lament in my Helen Adams Realty office, and from my fellow Realtor colleagues across Charlotte, NC….we have ready, able and willing buyers, but we don’t have the right home for them to purchase!  What a BUMMER!  We have looked at every home in the MLS that meets the needs of these buyers, but there isn’t enough to choose from!

Well-priced homes in great condition are generating MULTIPLE OFFERS and BIDDING WARS, a phenomenon that was unheard of 2 years ago.  Homes are often selling for higher than their listed price, because qualified buyers are carefully watching their favorite neighborhoods and are poised to make strong offers.  This is GOOD NEWS for South Charlotte home sellers!

Why Wait?  List Your Home for Sale Now

The Charlotte home selling season typically begins in mid- to late-February.  But why wait?  If buyers are waiting on the sidelines NOW, why not try to ride that wave and satisfy that demand?  Would you rather be competing against 50 homes in February or 200 homes in April?  Beat your competition and list your South Charlotte home for sale now.  Here are some things to make your home stand out and attract the most buyers/offers:

• Work with an experienced Realtor who will explain the market data and help you decide where to “position” your home in the marketplace, in terms of price.
• De-clutter!  Let the buyer see all of the space in your home.  You are selling your home, NOT your stuff, so get rid of the clutter – you’re moving anyway!
• Stage your home!  Professional stagers KNOW what sells in today’s market, and they are talented people!  You will not believe what they can do to get your home ready for sale.  Think model homes – and it doesn’t have to cost a lot of money, and the returns will be well worth it!
• Make repairs!  Take an honest look at your house and make all repairs necessary.  Any potential buyer will ask for it anyway.  Trust me, your repair costs will be much less, and not as stressful if you make the repairs on YOUR time with YOUR contractor!
• Go for curb appeal!  Cliche, but true!  If buyers don’t like the way your house looks from the street, they may not even come in!
• Clean! Sparkle! Shine!   There is no substitute for elbow grease and a good old-fashioned spring cleaning!  Buyers are turned off by mildewed bathtubs, scuffs and fingerprints on the walls, gross and disgusting ovens and stoves, etc.  Put yourself in the buyer’s position – would YOU buy your house?
• Ask the nose!  Big buyer turn-off odors include cigarette smoke, pet urine/dander, strong cooking smells, over-acting air fresheners, and mildew/dankness.  You don’t really notice your own house smell, but trust me, others do!  Neutralize!  (and that does NOT mean hiding offensive odors with strong fragrances!)

Expert South Charlotte Listing Agent

When it comes time to sell your South Charlotte home, it is vitally important to find a Realtor who understands your needs and goals and who will help you get you where you want to be – on time!  Not all South Charlotte Realtors are the same!  I entered the real estate market just before the market crashed, so all I really know is a tough market and how to work hard to get my listings SOLD!   It is so exciting for me to take a listing and to come up with creative ways to market that home.  I love finding what makes each home/neighborhood unique, and selling a lifestyle as well as a home!

If you are interested in working with a Realtor who truly understands the importance of marketing in this digital age, please call me.  We will sit down and talk about my strong marketing plan and my attention to detail so you won’t have to stress over it.

You’ve been watching the real estate market in South Charlotte, and you’ve been waiting to catch the rising tide.  Now is a great time to be a Charlotte home seller.  I look forward to talking to you about how I can sell your home!  Fill out the contact form on this page, or call me at 704-654-9700.

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- Main Marker

There’s nothing like looking at data to try to discover a trend…I’m not a statistician, but I can look at the real estate market data for the Providence High School area for the last 10 years and see that home buyers in Charlotte highly value buying a home for sale in the Providence High School zone of South Charlotte NC.  Take a look at my graph below.  You will see that home sales near Providence High School in Charlotte averaged a sales price of $339,394 in 2012, just slightly off the sales prices in 2009 – which is when the housing/mortgage crisis really hit the South Charlotte area.  Actually, the 2012 real estate sales in this zone finished stronger than this average, but this graph represents the whole year.  While most areas in Charlotte marked a continued decline in sales prices each year since the peak year of 2007, the Providence High School area real estate market remained relatively strong.

Search for Homes for Sale in the Providence High School Zone

Providence High School Real Estate Market Data for 2012

Here’s what you need to know about the 2012 real estate market for the Providence High School zone:

• The average sales price in 2012 was $339,394, a 1.8%% decrease from 2011.  Sales prices increased in the latter part of 2012, but the average for the entire 2012 year was $339,394.
• 425 homes were sold in the Providence High School zone in 2012, an increase of 19.38% from 2011.
• The average price/square foot in this area in 2012 was $109/SF, up from $108/SF in 2011.
• Sellers in the Providence High School zone received an average of 96% of their asking price in 2012.
• 2012 sales prices in this school zone ranged from a low of $105,000 to a high of $1.4 million.
• The most homes were sold in the months of June and August (57 homes each month), with the third highest month being May (51 homes sold).  The fewest number of homes sold was December, with just 14 homes sold.
• The highest average sales price was achieved in the month of November ($380,922); August was the second highest average sales price month at $371,008.
• Currently, there are 128 homes for sale in the Providence High School district, ranging in price from $147,500 to $2,395,000.
• 76 homes are currently under contract, ranging from $130,000 to $789,000.

Inventory of Homes in Providence High School Zone

The number of homes for sale in the Providence High School zone is at its lowest point in a long time.  The 6-month absorption rate, which measures inventory, is just 3.61 months of inventory.  A balanced market between buyers and sellers is considered to be 6 months of inventory.  At the current 3.61 month absorption rate, the scales are tipped towards sellers.  Absorption rate measures how long it would take to sell off ALL of the current inventory, assuming no new homes some on the market.  This is good news for sellers (less competition), and bad news for buyers (less homes to choose from and more competition from other buyers).

My Favorite Neighborhoods  Zoned for Providence High School

There’s lots of neighborhoods zoned for Providence High School, ranging from affordable starter homes to luxury estate homes.  Here are some of my favorite neighborhoods, and I would be happy to give your more information on any of them:

• Providence Plantation
• Hembstead
• Berkeley
• Beverly Crest
• Deerfield Creek
• Greenwood
• Providence Manor
• Providence Arbours
• St. George Place
• Bailewick
• Lost Tree
• Reverdy End
• Huntington
• Elizabeth Place
• Mallory Manor
• Raintree
• Sardis Plantation
• Quail Acres
• Bellemeade
• Benton Woods
• Settlers Landing

Providence High School Zone Real Estate Market Expert

If you are interested in buying a home for sale in Charlotte’s top-ranked high school zone, Providence High School, please contact me.  I live in this area, and all three of my kids have graduated from or are attending Providence High School.  This is a wonderful area to call home – plenty of beautiful homes in a wide variety of price ranges and styles.  There’s lots to do around Providence High School, with tons of shopping and dining options, and sports and recreational opportunities galore.

If you live in the Providence High School area, and are considering listing your South Charlotte home for sale, I’d love to talk to you about my extensive marketing plan that will get your home SEEN and SOLD.  I offer staging tips (interior/exterior) and a thorough comparative market analysis to helps you determine where to price/position your home in today’s market.  I’ve got lots of happy sellers you can talk to!  Call or text me at 704-654-9700, or email me.  I look forward to talking about your needs and goals!

Providence High School Attendance Zone Location

View Providence High School Attendance Zone in a larger map

As we close out 2012, I am pleased to share my Providence Plantation Real Estate Market Report for 2012.  Providence Plantation, one of South Charlotte’s most sought-after neighborhoods has rebounded from the real estate market crisis that impacted neighborhoods nationwide.  My own anecdotal data from listing and selling homes in Providence Plantation reinforces my belief that homebuyers continue to seek the convenient and popular lifestyle available in the neighborhood.  I had two listings this summer that went under contract in less than two weeks, and I had the highest sale in Providence Plantation in 4 years!

Search for Homes for Sale in Providence Plantation here!

Providence Plantation Market Facts for 2012

• The average sales price in Providence Plantation for 2012 was roughly $422,000, down .8% from 2011.  If not for the last 2 months of the year (the typical slow real estate months) I think 2012 would have recorded a gain from 2011.
• 68 homes were sold in Providence Plantation in 2012, an increase of 2 homes from 2011
• The average price per square foot was $114, up from $113 in 2011.
• Sellers got an average of 95% of their asking price
• Sales prices ranged from a low of $191,200 to a high of $986,500
• The top selling months were May (4 homes), June (12), August (12) and October (9)
• Average sales price was the highest in the month of August, at $486,011
• Providence Plantation home prices have fallen to near 2005 levels (a lot better than many neighborhoods in Charlotte!)

Forecast for Providence Plantation in 2013

I’m very excited about the real estate market for Providence Plantation in 2013.  As of this writing in January of 2013, our inventory of homes for sale in the neighborhood is at an all-time low, at just 26 homes for sale.   Once more homes are listed for sale in Providence Plantation during the hot spring real estate market, I anticipate that both the number of sales AND sales prices will go up.  With an improving economy, and historically low mortgage interest rates that greatly increase a buyer’s purchasing power, more buyers can afford to live in Providence Plantation.  Since the neighborhood enjoys some of the best public schools in Charlotte, a convenient location, an active swim and tennis club, and a thriving social scene and lifestyle (activities and clubs that bring the community together), I predict a ROBUST real estate market in Providence Plantation in 2013!

Providence Plantation Location

View Providence Plantation, South Charlotte, NC 28270 in a larger map

Providence Plantation Real Estate Expert

If you’re looking for an experienced Realtor who REALLY knows Providence Plantation to help you with buying or selling in the neighborhood, please give me a call.  I’ve lived in Providence Plantation for 14 years, and I focus my business on this and other South Charlotte neighborhoods.  My three kids all attended the great public schools zoned for Providence Plantation – Providence Spring Elementary School, Crestdale Middle School, and Providence High School.  Our whole family has thoroughly enjoyed our membership in the Providence Plantation Racquet and Swim Club.  I’d love to hear how I can help you with your real estate needs, and I look forward to hearing from you!  Call or text me at 704-654-9700, email me, and/or visit my website for more information and South Charlotte home searches!

Developing my real estate market forecast for South Charlotte, NC for 2013 takes both science and  art.  The science comes from looking at the hard housing data from reputable, reliable sources.  The art comes from drawing my own conclusions from the data and my personal experiences, and forecasting what I think the South Charlotte real estate market will look like in 2013.

I am thrilled to report that I am BULLISH about the housing market in South Charlotte!  Based on the numbers, and my own experience with buyers and sellers in this area in 2012, I am optimistic that 2013 will mark the year that Charlotte finally rises out of the 5-year market slump!  The rise began in the latter half of 2012:  sales were up and home prices were up in South Charlotte NC!  Are you READY to buy or sell in 2013?

Let’s Look at the Real Estate Market Data for Charlotte, NC

At the close of December 2012, here is what the real estate market in Charlotte NC looked like.  All of these numbers are compared to December, 2011, so this is a year-over-year comparison:

• Inventory of homes for sale in Charlotte NC has fallen 27.7% from December 2011, the lowest it’s been in over 10 years.
• There is no a 5.3 month supply of homes for sale, signaling a seller’s market
• Closings in Charlotte increased 23.4% year over year in December to 2,339 closings.
• Charlotte has experienced 11 straight months of positive growth in sales
• Both the average and median sales prices in Charlotte were up at the end of 2012.  Average sales prices were up 7.9% in December to $205,537, and average median sales prices were up 2.5% to $158,925.
• Pending sales were up 33.5% from December of last year
• Average list price increased 4.5% to $222,888
• DOM (list to close) decreased by 2 days to 156
• Sales of distressed properties in Charlotte decreased to 15.6% of total sales

Let’s Look at the National Real Estate Market Picture

• The National Association of Realtors (NAR) projects a record-high housing affordability index for all of 2012, up from 186 in 2011, which was the previous record high.  This index looks at the relationship between median family income and median home prices and average mortgage interest rate.  This means home buyers are WELL-WITHIN their means to buy a house.
• Mortgage interest rates are still at historically low levels.  Fannie Mae forecasts that rates on 30 year fixed mortgages will rise from 3.3% in Q1 of 2013 to 3.5% in the remainder of the year.
• Fannie Mae forecasts that existing home sales will rise by 9.6% in 2013, and new-home sales will increase by 19.5% in 2013 if the housing recovery remains steady.
• Standard & Poor’s/Case-Shiller’s latest20-city index revealed a home price increase of 4.3% in October.  This follow a 6.9% increase overall since January of this year.  This is the largest gain in home prices since 2005.
• NAR reports that national median sales prices have increased year-over-year for 9 straight months, the longest streak since 2006.
• The Dow Jones home construction index shows that the stock prices of US homebuilders was up over 75% this year, signaling confidence in new home building.
• J.P. Morgan Chase forecasts a 3.4% to 9.7% increase in US home prices in 2013.  In fact, almost 3/4 of investors surveyed by J.P. Morgan Chase expect home prices to increase in 2013 by 5%.
• Investors continue to flock to the housing market with renewed vigor, understanding that real estate provides the best risk-adjusted return on their investment.
• A Fannie Mae survey on consumer confidence showed that 43% of consumers believe home prices will go up in the next 12 months.  49% of those surveyed believe rents will increase in 2013.  22% believe that now is a good time to sell a home, a 10 point increase from a year ago.

My Forecast for the South Charlotte Real Estate Market 2013!

Because of the local Charlotte and national data listed above (science) and my own experience with buyers and sellers in 2012 (art), I am bullish on the 2013 South Charlotte real market!

Here’s why I think South Charlotte will enjoy increased sales and increasing home values in 2013:

• There is pent-up demand among Charlotte homebuyers for well-priced homes in good condition.
• We are experiencing bidding wars and multiple offers on the best homes
• The number of distressed properties (huge drag on home values) has decreased
• With rising home prices, fewer sellers are “upside down” and they can now afford to sell their home
• Buyers who have been on the fence waiting for the the South Charlotte real estate market to hit the bottom, will hear of price increases and will jump into the market
• More new households are forming, and homebuyers are feeling a bigger sense of urgency
• Housing starts are increasing in the Charlotte area to satisfy buyer demand
• Doomsday scenarios about the “fiscal cliff” didn’t come to fruition
• Buyers may want to enter the market while historically low interest rates increase their purchasing power.

All of the above paints a pretty rosy picture about the forecast for the South Charlotte real estate market in 2013.  My bold prediction is that by the end of 2013 (assuming no catastrophes in the economy!) home values in South Charlotte will increase by 5%, and that sales will continue to increase at a fast clip because of pent up demand.

What do YOU think will happen in the South Charlotte real estate market in 2013?

South Charlotte Real Estate Expert

Buying or selling real estate in South Charlotte NC  is really about lifestyle choices – finding the best neighborhood, home, school, and location to fit your family’s lifestyle.  That’s why it’s important to partner with a Realtor® who will really listen to your needs and goals and who will work tirelessly until your transaction is completed to your satisfaction!  Whether you are thinking about selling your South Charlotte home, or would like to buy a home in South Charlotte, I look forward to showing you why I’m not your ordinary Realtor!  I use cutting-edge technology to market my listings and to attract home buyers who want that South Charlotte lifestyle! 

Let me put my knowledge and experience to work for YOU!  For more information on how I can best serve you, please fill out the online contact form or call, text, or email me.

When working with home buyers, one of the most important questions I get is“How much should I offer on this South Charlotte NC home for sale?”  My job as the Buyer Agent is to provide my buyer clients with all of the information they need to make a wise decision on their home purchase price.  Making an offer on a South Charlotte home for sale is the first step in the negotiation process, and like all first impressions, the offer should be realistic and get the attention of the seller.  Your Realtor® will have local expertise and access to lots of market data that will help you figure out how much to offer on a home for sale.

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First, here are some factors you should NOT USE in determining your offer price:

• Tax value - Tax value is merely a snapshot in time of what the county tax appraisers determined was the value of the home.  Charlotte property tax values were last reassessed in February, 2011, and the market has changed a lot since then.

• Zillow “Zestimate” - Many home buyers are tempted to rely on Zillow “Zestimates” to arrive at a home’s market value.  However, the Zestimate does not adequately reflect the value of renovations, location, and neighborhood allure.  Reliance on the Zestimate algorithms may cause you to lose the house you want to buy.

• What the seller PAID for the house - what the seller paid for the house 6 months…1 year…5 years ago is irrelevant.  Market value is a reflection of TODAY’s real estate market, based on RECENT comparable sales.

• Price/Square Foot - Although the price per square foot number is a helpful tool in determining a range of value, you should not base your offer SOLELY on price/square foot.  Two different 3,000 SF homes can have completely different upgrades/finishes/lot location, etc; therefore the price/SF of these two homes should reflect those differences.

Here are some factors you SHOULD USE in determining your offer price:

• Detailed CMA from your Realtor® - Your Realtor® should provide you with a detailed comparative market analysis (CMA) that compares the home you want to buy with similar home that sold in the neighborhood in the last 3-6 months.  This CMA is probably the most important piece of information in coming up with an offer price, because it makes adjustments for SF, lot size/location, # bathrooms, upgrades/renovations, etc.

• Current market conditions in the area - Your Realtor® will provide information about the current market conditions in the neighborhood, area or zip code.  Are homes selling quickly or lingering on the market?  What is the average list-to-sales-price ratio?

• Multiple Offers?  If there are multiple offers on the home you want to buy, your negotiating power will be much less.  If you really want the house, make sure to make your highest and best offer (both price and terms) or you may risk losing the house to a more aggressive buyer.  I am seeing many multiple offer situations in South Charlotte, with buyers often paying OVER list price to get the home they want.

• Pre-Approval or Cash? - Your offer will be strengthened greatly by having a strong pre-approval letter or loan commitment letter from your lender, showing that you are financially qualified to purchase the home.  Cash offers carry less risk than offers contingent on getting a mortgage, and therefore can be very attractive to sellers.  However, DON’T EXPECT a seller to give his/her house away just because you are offering cash.

• Absorption Rate - Your Realtor® can tell you whether it’s a buyer’s or seller’s market by calculating the absorption rate for the area.  Absorption rate measures inventory levels.  When inventory levels are low, there is often less room to negotiate on price because buyer demand surpasses seller supply.

• Days on Market (DOM) - If the home has been on the market a long time, with several price reductions, the seller may be more willing to negotiate than a home that has only been on the market for a week.

• Range of Prices in the Neighborhood - Your Realtor® can provide you with the sold prices in the neighborhood, from lowest to highest.  Be wary of being the highest price in the neighborhood!

• Distressed Property - If the home is a foreclosed or REO property (real estate owned by the bank) or a short sale, the bank may be willing to consider a further discount.  It depends on whether the home was listed at below market value already.  Banks will typically lower the list price on REO properties every 30-45 days, so you may want to time your offer according to this schedule.

• Seller Motivation - This can be difficult to ascertain because in NC, listing agents are not allowed to divulge the seller’s motivation to sell.  But you can look for signs – is the home vacant?  Are the boxes already packed?  Is the listing agent aggressively marketing the property and asking for any and all offers?  On the other hand, an overpriced home that has been on the market for a long time with no price reductions may indicate an unrealistic, unmotivated seller.

• Location - If the home you want to buy is in a highly desirable neighborhood or school district, or has a premium lot (waterfront, golf course, privacy) you can expect to pay more than you would for a home in a less desirable location.  On the contrary, if the home abuts a busy road or highway, power lines or other negative factor, the home should sell for less to account for these negatives.

• Other Terms of the Offer - Other terms of your offer can also impact a seller’s response, such as the closing date, contingencies (inspections, sale of current home), amount of your earnest money deposit and due diligence fee, asking for closing costs (which will affect the seller’s net) and/or lots of personal property such as their refrigerator, washer and dryer and furniture.  If you ask for a lot of extras, the sellers will likely ask for a higher purchase price.

As you can see, there are MANY factors to consider when trying to decide how much should to offer on a South Charlotte NC home for sale.  Your home purchase is likely your biggest financial investment, so please discuss these factors with your Realtor, and listen to his/her expertise and advice.  It can make the difference in whether your offer is accepted or not.  There will be some negotiating back and forth, but knowing your market conditions will help you settle on your offer price and ultimately the contract sales price.

Remember, the sellers have access to the same information that you do; their goal is to sell for the maximum amount the market will bear, and your goal to to pay the least amount the seller will accept.  It can be a fine line, and each transaction is different.  It is all part of understanding the home buying process in Charlotte NC.

South Charlotte Real Estate expert

Buying or selling real estate in South Charlotte NC  is really about lifestyle choices – finding the best neighborhood, home, school, and location to fit your family’s lifestyle.  That’s why it’s important to partner with a Realtor® who will really listen to your needs and goals and who will work tirelessly until your transaction is completed to your satisfaction!  Whether you are thinking about selling your South Charlotte home, or would like to buy a home in South Charlotte, I look forward to showing you why I’m not your ordinary Realtor!  I use cutting-edge technology to market my listings and to attract home buyers who want that South Charlotte lifestyle! 

Please contact me if you need help in finding a great South Charlotte home for sale, and figuring out how much to offer on that South Charlotte home for sale!

Securing Financing for your South Charlotte Home for Sale

The Home Buying Process in Charlotte NC

Common Home Buyer Closing Costs in Charlotte NC

South Charlotte, NC is known for its top-ranked public schools, but did you know that some of Charlotte’s best private schools are located in the South Charlotte area?  Year end and year out, families have been buying homes for sale in the South Charlotte area in order to take advantage of these top-performing schools in the area.

Search for Homes for Sale in South Charlotte, NC

Private Schools in South Charlotte

There are a wide variety of private schools from which to choose in the South Charlotte area, ranging from smaller parochial schools rooted in religious traditions, to independent, non-sectarian schools, to schools designed for students with learning disabilities and/or special needs.  I compiled the chart below to compare some of the most prominent private schools in South Charlotte.  Below the chart are the hyperlinks to each school’s website.

• Charlotte Catholic High School
• Charlotte Christian School
• Charlotte Country Day School
• Charlotte Latin School
• Covenant Day School
• The Fletcher School
• Providence Day School

South Charlotte Private Schools Location

It helps to see these South Charlotte private schools on a map – the concentration of these prestigious schools in a small area shows how fortunate we are to have so many top-notch private schools to choose from in South Charlotte.
View Private Schools in South Charlotte NC in a larger

South Charlotte Real Estate Expert

Buying or selling real estate in South Charlotte NC  is really about lifestyle choices – finding the best neighborhood, home, school, and location to fit your family’s lifestyle.  That’s why it’s important to partner with a Realtor® who will really listen to your needs and goals and who will work tirelessly until your transaction is completed to your satisfaction!  Whether you are thinking about selling your South Charlotte home, or would like to buy a home in South Charlotte, I look forward to showing you why I’m not your ordinary Realtor!  I use cutting-edge technology to market my listings and to attract home buyers who want that South Charlotte lifestyle! 

Let me put my knowledge and experience to work for YOU!  For more information on how I can best serve you, please fill out the online contact form or call, text, or email me.

When it comes to an exceptional YMCA experience, I’ve got to believe that the YMCA’s in South Charlotte are second to none!  I moved to Charlotte, NC from the Washington, DC area, and trust me, the YMCA’s there were nothing to write home about!  I was reluctant to check out the YMCA’s in South Charlotte because of that previous experience, but now I am a BELIEVER!  The YMCA’s in South Charlotte offer an incredible lifestyle experience – new, state-of-the-art facilities, a wide array of classes and activities, and a welcoming staff that create an inviting atmosphere.  I have a few great South Charlotte YMCA’s to talk about:

Siskey YMCA

My family belongs to the Siskey Family YMCA, located at 3127 Weddington RD, Matthews, NC.   I live in nearby Providence Plantation, and I can WALK to this awesome YMCA!  Opened in 1996, the Siskey Family YMCA offers the following at its facility:

• 6 lane indoor pool
• Outdoor water park and lap pool
• Flexibility studio for students of Yoga and Pilates
• Fitness center with strength and cardio equipment
• Free weight room
• Family fitness room
• Genesis Center – a small fitness area that works well with beginners
• Twin court gymnasium
• Indoor and outdoor track
• Sports fields
• 2 group exercise studios
• Adult and family locker rooms (adult locker rooms with steam and sauna)
• Children’s center for child care
• Carolinas Medical Center (CMC) Wellness Center with a full-time nurse
• Youth center with a game room and fitness center
• Chapel

The Siskey YMCA offers a wide variety of classes and sports activities for the whole family.  Kids can enjoy sports and recreation, camp and lots of social activities such as SNS, or Saturday Night at the Siskey, which is an awesome social event for 6-8th graders on the first Saturday night of the month.  4th and 5th grade Fun Night occurs on the 2nd Saturday night of the month.  These events offer a safe and wholesome opportunity for youth to come together and socialize, play ball and have fun!

Siskey Family YMCA hours are:

• Monday – Friday  5:00 am to 9:30 pm
• Saturday – 7:00 am to 6:00 pm
• Sunday – 12:00 pm to 6:00 pm

Morrison Family YMCA

The Morrison Family YMCA is located in the heart of Ballantyne, at 9405 Bryant Farms RD, Charlotte, NC  28277.  This YMCA has similar facility offerings as the Siskey YMCA.  Here is a sampling of activities at the Morrison YMCA:

• Youth:  camps, birthday parties, teen activities, clubs, art, dance, tutoring, kids CPR, theatreAdults
• Youth sports:  flag football, soccer, volleyball, basketball, martial arts, cheerleading, T-ball
• Adults:  group fitness classes, healthy lifestyles, water activities, boxing, cancer wellness, cooking classes, CrossFit, Dance, health coaching,martial arts, massage, metabolic testing, nutrition, personal training, yoga and pilates, running/training, and a variety of sports

Morrison Family YMCA hours are:

• Monday – Thursday  5:00 am – 10:00 pm
• Friday – 5:00 am – 9:30 pm
• Saturday – 7:00 am – 6:00 pm
• Sunday – 12:00 pm – 6:00 pm

Other South Charlotte YMCA’s

There are several other South Charlotte YMCA’s for you to check out.  They offer similar facilities and activities.  Find a South Charlotte YMCA that suits your family’s lifestyle and join in!  When you join the YMCA in Charlotte, you’ll have access to full use of  19 locations in Mecklenburg, Union, Lincoln, Iredell Counties, including access to all of our outdoor pools and waterparks in addition to the lakefront at the Lake Norman YMCA.

• Harris YMCA, near Southpark
• Ballantyne Village YMCA, in Ballantyne

There are NO initiation fees!  Find the program level that suits your family and take off!

South Charlotte Real Estate Expert

Buying or selling real estate in South Charlotte NC  is really about lifestyle choices – finding the best neighborhood, home, school, and location to fit your family’s lifestyle.  That’s why it’s important to partner with a Realtor® who will really listen to your needs and goals and who will work tirelessly until your transaction is complete and beyond.  Whether you are thinking about selling your South Charlotte home, or would like to buy a home in South Charlotte, I look forward to showing you why I’m not your ordinary Realtor!  I use cutting-edge technology to market my listings and to attract home buyers who want that South Charlotte lifestyle! 

Let me put my knowledge and experience to work for YOU!  For more information on how I can best serve you, please fill out the online contact form or call, text, or email me.

Eat.  Drink.  Watch Movies.

That’s the slogan of the newest attraction at the Arboretum Shopping Center in South Charlotte – Cinebarre!   Cinebarre is an awesome new entertainment spot where you can catch a current flick and nosh on appetizers and casual fare.  What a hoot!

Cinebarre is a retrofitted movie theater in which developers installed large, cushy theater seats and a small bar ledge in front of each row of seats.  There is also an aisle in front of each row, so that waitresses can move quietly among the patrons to refresh drinks or take additional orders.  My first taste of Cinebarre at the Arboretum was ladies’ night out with my book club.  We arrived about 20 minutes early, found our seats, and proceeded to check out the menu of drinks and goodies.

The menu at Cinebarre at the Arboretum is pretty extensive, for a movie theater!  Choose from a wide variety of domestic, imported and premium beers and from a reasonable selection of red and white wine.  The food selections are named after famous movies: try any of their “Mystic Pizzas,” or select Mr. Chips and Salsa, Some Like it Hot Wings or Goldfingers (golden fried chicken tenders).  Craving some lighter fare?  Try their Soylent Greens, or When Harry Met Salad.

Check out what’s playing at Cinebarre!

Arboretum Location

Cinebarre is conveniently located in the heart of South Charlotte at the Arboretum Shopping Center at the intersection of Providence RD and Pineville-Matthews RD. This area offers so much to South Charlotte residents – you can do it all at the Arboretum…shop, dine, watch movies!

• Map
• Schools
• Market Stats
• Financing
• Nearby Businesses
• Walkability

Location Map

Schools
Grocery Stores
Restaurants
Banks
Gas Stations
Golf Courses
Hospitals

- Main Marker

Arboretum Area Real Estate

The Arboretum area is a fantastic place to buy a home for sale in South Charlotte!  Neighborhoods that surround the Arboretum are zoned for some of Charlotte’s top-ranked public schools.  Providence High School, the area’s #1 public high school, is within walking distance of the Arboretum Shopping Center.  Providence Spring Elementary School and Elizabeth Lane Elementary School are two top-ranked elementary schools in Charlotte (and in the whole state of North Carolina!)

Here are some awesome neighborhoods that are close to the Arboretum Shopping Center, and links to listings for homes for sale:

• Providence Plantation
• Hembstead
• Beverly Crest
• Huntington
• Raintree
• Berkeley
• Carrington

Arboretum Area Real Estate Expert

Buying or selling real estate in the Arboretum area of South Charlotte NC  is really about lifestyle choices – finding the best neighborhood, home, school, and location to fit your family’s lifestyle.  That’s why it’s important to partner with a Realtor® who will really listen to your needs and goals and who will work tirelessly until your transaction is complete and beyond.  Whether you are thinking about selling your South Charlotte home, or would like to buy a home in South Charlotte, I look forward to showing you why I’m not your ordinary Realtor!  I use cutting-edge technology to market my listings and to attract home buyers who want that South Charlotte lifestyle! 

Let me put my knowledge and experience to work for YOU!  For more information on how I can best serve you, please fill out the online contact form or call, or text me at 704-654-9700, or email me.