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Brian Kuhns' Blog

By Brian Kuhns | Agent in Fort Wayne, IN
  • Northwest Allen County 2012 Market report

    Posted Under: Market Conditions in Fort Wayne  |  February 15, 2013 2:04 PM  |  987 views  |  No comments

    Parkview Regional Hospital   

     The 2012 Northwest Allen county residential Real Estate market saw continued improvement in volume and average sales pricing. This marks the 3 year in a row for improved numbers in these two categories for the Northwest market. 

     

         For the purposes of this study data is compiled for all sales of single family, common interest detached (villas), and common interest attached (condo's/townhomes) homes within Perry, Eel River, and Lake townships and sold between January 1st and December 31st of 2011 and 2012 for comparison purposes.  This study does not include the sale of land,lots,multifamily homes or commercial properties.

     

     

         Sales volume improved 16% in 2012 and the time it took to sell a home in Northwest Allen county improved 13%.  

    Number of Homes Sold in Northwest Allen county in 2011:  618

    Number of Homes Sold in Northwest Allen county in 2012:  715

     

    Avg. Days on Market for Homes sold in Northwest Allen county in 2011:  90

    Avg. Days on Market for Homes sold in Northwest Allen county in 2012:  78


    Solds and Avg Days on market


       The average sales price in Northwest Allen county jumped $12,109 or 6.5% compared to 2011 while the median sales price remained steady.

    Average sales price of homes sold in Northwest Allen county 2011:  $183,268

    Average sales price of homes sold in Northwest Allen county 2012:  $194,377

     

    Median sales price of homes sold in Northwest Allen county in 2011:  $159,250

    Median sales price of homes sold in Northwest Allen county in 2012:  $159,900

     

    Avg and Median Sales price


       There are currently 212 homes for sale in Northwest Allen county with an Average list price of $248,378 and a Median list price of $189,900.  January was off to a positive start for 2013 with 39 homes being sold. That is 8 more than January of 2011. 

     

     

    search northwest allen county homes

     

     

    When it comes time to buy or sell a home in Northwest Allen county,

     contact me (260) 438-6289 bkuhns@cbrwg.com for the most up to date market information. 


    This study is not designed to be used for determining a value of a particular home within Northwest Allen county. If you have a home in Northwest Allen county and would like a complete Market Analysis done for you, I would be happy to meet with you and provide a study designed for your home. This study was done using data provided by the Upstar MLS, while it may not contain information regarding the homes sold privately by owners, it does present a fair representation of the historical market in the neighborhood.

        

     

  • When it is appropriate to hire a stripper

    Posted Under: Home Selling in Fort Wayne  |  November 13, 2012 5:21 AM  |  1,003 views  |  No comments

     

    Bad Wallpaper     Some of you who follow my blog know that I'm a big believer in first impressions and their importance. Particularly when it comes to having your home for sale. Curb appeal, the front door, how the home smells, the foyer closet (What's in your closet?) all play a major role in how people will view your home before they take more than 2 steps inside. 

         It is said that a buyer will form a opinion about your home within 7 seconds. Is your home prepared to make those first 7 seconds count?

     

         Think of preparing your home for todays market much like you would prepare yourself if you were going to a job interview. You know that you have to be better prepared and make a greater impression than everyone else they meet that day. I don't think you'd find it acceptable to wear parachute pants, Top Gun aviator glasses and a Members Only jacket because you understand the importance of making a good first impression with the person you will be interviewing with. No boss ever thought to themself after a poor interview "I'd like to hire that person, I'll give them an allowance for being unprepared". In that same regard, please think about how that wallpaper in the foyer and stairs to the second level will be perceived by prospective buyers.

        Personally I love those Stereogram pictures where you stand and stare at a bunch of squiggley lines and another picture emerges, but if that's what the entrance to your home looks like.....Hire a Stripper! and get that stuff off the wall.  Don't offer an allowance and don't try to paint over it (particularly if it's a textured paper). Hire someone to take it down if you don't have the time or energy to do it yourself....of course I'm talking about a wallpaper stripper, what did you think I meant?!

  • Of Radon and Witchcraft

    Posted Under: Home Buying in Fort Wayne  |  August 31, 2012 5:03 PM  |  1,050 views  |  1 comment


     

          We've all seen them, those hideous Radon mitigation systems that run out the side of a house and extend up beyond the roof line. Whether you agree with the findings about Radon and it's harmful effects on humans who live in a house exposed to Radon is a matter of debate.

     

         I've had several buyer clients that have requested having Radon mitigation systems be installed after having testing done on the home they are under contract to purchase.  The response from sellers and even some Agents has been eye opening.  

     

         Nobody likes to spend the roughly $1000 dollars it costs to install a Radon mitigation system, but arguing that Radon is akin to  witchcraft because your brother in law's cousin by marriage is a "chemist" who says Radon is harmless is pointless.  Our purchase agreements in Indiana state that a defect can be considered "....a condition that would impair the health or safety of future occupants....".  So until the EPA changes it's mind and finds that Radon is completely harmless.....Radon is a defect of a home.

     

        This issue can be frustrating for some sellers and the refusal to have a Radon mitigation system installed (or a mutual resolution negotiated between the parties) doesn't make the problem go away.  Once Radon has been found at high levels in a home, a seller would have to change their property condition disclosure should they not go through with a sale that is under contract, making every new prospective buyer aware of the Radon.

     

       So if you're a seller that takes exception to my buyer's request to have a Radon mitigation system installed,  please understand I'm not the EPA...I'm just looking out for my buyers best interest and would love to still sell your home to them!

     

     

     

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     brian kuhns signature

    Coldwell Banker Roth Wehrly Graber

     Start your online search here

         It is my hope that you will find my blog both informative and at times humorous, I won't always succeed but please feel free to comment and let me know how I'm doing and what kind of content you would like to see more of. When the time comes for you to buy or sell your home, contact me for a detailed analysis of your Real Estate needs at (260) 438-6289 or by email at bkuhns@cbrwg.com


    Subscribe to Active Rain Blog     find me on facebook     follow me on twitter     linked in


  • Windsor Woods 10yr Market Study

    Posted Under: Market Conditions in Fort Wayne  |  February 24, 2012 7:37 AM  |  1,093 views  |  No comments


    Windsor Woods Northwest Allen County

        Windsor Woods located at the Northeast corner of Lima and Dupont Rds within the Northwest section of Fort Wayne, has 320 single family home lots.  Developed in 7 sections beginning in 1979 through early 2000's, the neighborhood has a centrally located park, baseball backstop and is served by the Northwest Allen County schools with some portions included within the city limits.

     

         The Homes in Northwest Allen county and in Windsor Woods saw an increase in units sold from 2010 to 2011, bucking the trend of the greater Fort Wayne area.   Prices also followed this same trend and Windsor Woods in particular realized a 5% increase in Average sales price from 2010 to 2011.  

     

         This 10yr study is designed to give an overview of the market for Homes within Windsor Woods.  Home prices have remained fairly steady throughout the last ten years and I expect that should continue with the growth of Parkview and Dupont hospitals to the area, favorable Northwest Allen county school reviews and currently favorable interest rates.

    Windsor Woods 10yr Data

    Windsor Woods 2011 ten year study

     

         Sales Prices on average stayed within a $8,000 range over the 10 years, with the exception of 2005 which was an anomaly at $135,262....but given a relatively small sample, it can be expected to have these fluctuations.

     

    Windsor Woods 2011 ten year sales prices

     

         Windsor Woods has averaged 18 home sales a year for the last 10 years with an average number of days on market of 106.

     

    Windsor Woods 10 yr solds and doms

     

     

         This study is not designed to be used for determining a value of a particular home within Windsor Woods. If you have a home in Windsor Woods and would like a complete Market Analysis done for you, I would be happy to meet with you and provide you with a study designed for your home. This study was done using data provided by the Upstar MLS, while it may not contain information regarding the homes sold privately by owners, it does represent a fair representation of the historical market trend in the neighborhood.

     

         If you are contemplating selling or buying a home in Windsor Woods or the Northwest Allen county area, please contact me (260) 438-6389 bkuhns@cbrwg.com for the most up to date market information. 

    ----------------------------------------------------------------------------------------------------------------

     brian kuhns signature

    Coldwell Banker Roth Wehrly Graber

     Start your online search here

         It is my hope that you will find my blog both informative and at times humorous, I won't always succeed but please feel free to comment and let me know how I'm doing and what kind of content you would like to see more of. When the time comes for you to buy or sell your home, contact me for a detailed analysis of your Real Estate needs at (260) 438-6289 or by email at bkuhns@cbrwg.com


    Subscribe to Active Rain Blog     find me on facebook     follow me on twitter     linked in


  • Northwest Allen County Q2 Market Report

    Posted Under: Market Conditions in Fort Wayne  |  July 30, 2011 7:54 AM  |  3,834 views  |  No comments

    The following report is for single family site-built homes in Northwest Allen County, Indiana. Data is provided from the FWAMLS for mls area AL01 or Perry, Lake and Eel River townships for the 2nd Quarter 2011, the first Quarter of 2011 and 2nd Quarter of 2010 for comparative purposes.  This information is provided solely to provide an overview of the market in this area and is not meant to be used for evaluating a particular homes value.  The data is deemed reliable but not guaranteed


      Year over year the second quarter of 2011 showed strength against 2010's Q2 which still had a Tax Credit in effect.  The 2nd quarter of 2011 saw a slight decline in the number of homes sold from 191 in Q2 of 2010 to 178 in Q2 of 2011 but realised improvement in the data for those 178 homes that sold. Q2 continued to see increases in price per square foot numbers up almost 3.5% from Q2 of 2010 to $83.10.  Median cumulative days on Market improved as well dropping to 46 days as compared to 53 days this same time last year.



     

    NW Allen 2011 Q2 Market Report























    Q2 Also saw a nice Median Sales Price increase year over year, up 6% to $164,450.



      Q2 also had significant improvements from Q1 of 2011 with improvements in all categories




    There are currently 329 active listings for single family residence in Northwest Allen County, which yields roughly a 6 month supply of inventory here.  Going forward I look to see conditions remain stable given the continued low mortage rates and improved numbers from this quarter.


    I live in Northwest Allen County and enjoy all that living here affords me and my family..I'm not just another Realtor, I'm your neighbor.

    Northwest Allen County is served by the Northwest Allen County school system which is made up of Carroll High School, the Freshman Campus, Carroll Middle schooland Maple Creek Middle school,  7 elementary schools (Arcola, Cedar Canyon, Eel River, Hickory Center, Huntertown, Oak Viewand Perry Hill) and a Youth Services Center.


    Contact me for a free market analysis if you are interested in buying or selling a home in the Northwest Allen county area. Don't buy or sell a home in Northwest Allen County without contacting me first for the most up to date market information.  I look forward to the opportunity of earning your business.



    Brian Kuhns, REALTOR®

    Coldwell Banker Roth Wehrly Graber

    (260)438-6289

    (260)489-2485 x8487

    email: bkuhns@cbrwg.com

    www.briankuhns.com

    GOOGLE ME

    find me on FACEBOOK

    follow me on Twitter 

  • Northwest Allen county November Market Report

    Posted Under: Market Conditions in Fort Wayne  |  December 15, 2010 5:37 AM  |  4,576 views  |  No comments

     The following report is for single family site built homes in Northwest Allen County, Indiana. Data is provided from the FWAMLS for mls area AL01 or Perry, Lake and Eel River townships for the months of November 2009 and November 2010 for comparative purposes.  This information is provided solely to provide an overview of the market in this area and is not meant to be used for evaluating a particular homes value.  The data is deemed reliable but not guaranteed.

    November continued the trend that October established and that was less volume but at increased prices.  The number of homes sold continued to remain sluggish dropping 40% from 2009 levels but only lost 10% from October of this 2010.  The good news remains in the price per square foot and median sales price.  The price per square foot (pps) was up over 9% from last November and almost 7% from just last month!  These are some pretty strong numbers considering last November was to be the end of the original tax credit, only an increase in the median number of days to sell a home from 51 days last November to 64 days for November 2010 reflects more traditional time frame.


    The median sales price for homes sold in Northwest Allen county remains strong even volume is down.  November median sales prices were up 9.5% year over year and up slightly from just last month




      The 267 current Active listings reflects about a 6 month inventory of homes keeping things fairly balanced in for this market.


    I live in the Northwest Allen County district and enjoy all that living here affords me and my family..I'm not just another Realtor, I'm your neighbor.

    Northwest Allen County is served by the Northwest Allen County school system which is made up of Carroll High School, the Freshman Campus, Carroll Middle schooland Maple Creek Middle school,  7 elementary schools (Arcola, Cedar Canyon, Eel River, Hickory Center, Huntertown, Oak Viewand Perry Hill) and a Youth Services Center.


    Contact me for a free market analysis if you are interested in buying or selling a home in the Northwest Allen county area. Don't buy or sell a home in Northwest Allen County without contacting me first for the most up to date market information.  I look forward to the opportunity of earning your business.



    Brian Kuhns, REALTOR®

    Coldwell Banker Roth Wehrly Graber

    (260)438-6289

    (260)489-2485 x8487

    email: bkuhns@cbrwg.com

    GOOGLE ME

    find me on FACEBOOK

    follow me on Twitter

     
  • Northwest Allen County market report October 2010

    Posted Under: Market Conditions in Fort Wayne  |  November 9, 2010 9:40 AM  |  4,590 views  |  No comments
     The following report is for single family site built homes in Northwest Allen County, Indiana. Data is provided from the FWAMLS for mls area AL01 or Perry, Lake and Eel River townships for the months of October 2009 and October 2010 for comparative purposes.  This information is provided solely to provide an overview of the market in this area and is not meant to be used for evaluating a particular homes value.  The data is deemed reliable but not guaranteed

    October 2010 continued the year over year decline in number of homes sold. Last month we saw a 12% y.o.y drop, only to be followed by a 37% drop this month with only 35 homes being sold in October.  While the October price per square foot (pps) was 5% weaker than the previous month coming in at $71.99 it follows the same trend for weakening in pps from September to October in 2009 and showed no weakness year over year.  The median cumulative days on market (cdom) increased only slightly to 66 days from a year ago where it was 54 days and stayed virtually the same from last month where it was 64 days.


    northwest allen county market report october 2010


    The Median Sales Price for Homes sold in October showed strength from last month and year over year. At $145,000, it was up 5% from October of 2009 and up 4% from just last month.


      The good news is that while volume for the month was down and homes are slowly taking longer to sell, median prices are remaining strong for the area.  There are currently 296 homes available for sale in Northwest Allen county, which is almost exactly the number of homes that have sold in the last 6 months (299).  Those who have their homes currently on the market should feel confident in the market although they may have to be a little more patient in how quickly they are able to sell particularly if the volume trend continues downward into the winter months. 


      

    I live in the Northwest Allen County district and enjoy all that living here affords me and my family..I'm not just another Realtor, I'm your neighbor.

    Northwest Allen County is served by the Northwest Allen County school system which is made up of Carroll High School, the Freshman Campus, Carroll Middle schooland Maple Creek Middle school,  7 elementary schools (Arcola, Cedar Canyon, Eel River, Hickory Center, Huntertown, Oak Viewand Perry Hill) and a Youth Services Center.


    Contact me for a free market analysis if you are interested in buying or selling a home in the Northwest Allen county area. Don't buy or sell a home in Northwest Allen County without contacting me first for the most up to date market information.  I look forward to the opportunity of earning your business.



    Brian Kuhns, REALTOR®

    Coldwell Banker Roth Wehrly Graber

    (260)438-6289

    (260)489-2485 x8487

    email: bkuhns@cbrwg.com

    GOOGLE ME

    find me on FACEBOOK

    follow me on Twitter

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