Kathy,
I hope your analysis is continuing, it looks like 5 months later the answers are still coming....Inglehame 's prices are reflected somewhat like this...since the first of the year, the average list price was about $148/sq ft, but the slaes averaged $137/sq ft.....Now the new active listings average $137/sq ft.....the builders of the new sales reduced their prices by $40 to $80,000, however this trend will probably not continue....those reductions may have been on inventory homes and now there are few speculative homes here being started

Many Sellers are having to sell less than their buying price if after 2005 or 2006-a couple were short sales...
LauraScott@RealTracs.com

LIST VS SALES-INGLEHAME

http://www.realtracs.net/Search/Residential/Reports/CMARepor…



ACTIVE LISTINGS-COMPETING NEIGHBORHOODS

http://www.realtracs.net/Search/Residential/QuickSearch_Resi…

Hi Kathy,

Inglehame Farms has a very convenient location, and straight access to moores lane and the highway. The homes have sustained their value, but in the last year or so, they seem to stay on the market longer. That's partly due to the economy, and partly due to the fact that they are larger homes. You may be able to find a new construction in there, on which you can negotiate a good deal. My advice to my clients generally is, ask for many upgrades, at no cost, rather than trying to negotiate a lower price.
When its time to sell, those upgrades will add to the value of the home.

Charu Shah
Realtor

Kathy
Did you get the answer you need? i live near Inglehame Farms..

I won't be redundant here, but even though 2009 will prove to be a different year and may look completely different, it may help to see what the past couple of years have looked like.

Inglehame Farms was one of the communities that saw the most sold homes last year in 2008...it was 7th I believe in # rank. It had only sold a few more in 2007 when it was more of a boom. The average sold price was up 2% in all of 2008 compared to 2007.

Again, that's not to say this will be the case for 2009, but I did have that data handy for your review.

Stephen -

If I tell you that I was a licensed broker, then surely, you must realize that I understand - and use CMA's. If I was interested in receiving one from you, I would have responded to your first post in which you offered to e-mail one. I believe - and place high value on the opinions of real estate experts, hence the post, so thank you anyway.

Kathy,

Again, I would be more than happy to offer a "CMA" of the neighborhood. To be a little more clear, a CMA is a Comparative Market Analysis. This gives in depth information as to the price per square feet the homes are being sold at, days on market, list price, sales price, etc. I suggested that you email me at Sstrickhausen@gmail.com so that I can send the info directly to you. I am not able to post that much information here on Trulia. A CMA will give you your answer. I must appologize about my opinion on the "market" as it did not pertain to your question.
Thanks
Stephen

Connie, Ginger, Kevin and to some extent, Larry -

Many thanks for your responses, as they have been very helpful (Kevin in particular). As for the other posts and potential respondents, with all due respect, I'm not asking for your opinion on the market or its future decline - I was a licensed broker for seven years and still work in financial services. I'm looking for market knowledge as it pertains to the subdivision of Inglehame Farms. If you can provide that - fantastic, please respond. If you're just going to offer speculation on where the market is going to go, please respond to a post that is relevant to that topic. Thanks!

Kathy - I think the values in Brentwood have probably reached the bottom, and i wouldn't be too concerned about losing money, and look at this as an opportunity to buy a home at a price that hasn't been possible for several years. The cost to build homes is not going to decline, and eventually, these homes will all start to appreciate again. It's just my opinion, but one shared by a lot of professionals.
As far as inglehame farms being a good neighborhood, I would have to say that most of it is, but stay away from the homes backing up to Wilson pk. It will become a very busy highway some day.
In the $500,000 to $700,000 price range, I think you have some better choices.

Kathy, it does thank you. My concern would be with the amount of homes available in the neighborhood, and those that the builders may still be able to discount. For these two reasons, you may need to be aggressive on price to protect your investment. Connie makes good points below, and probably speaks to why you are leaning towards choosing a home in the neighborhood - an attractive, new option for the surrounding area; great schools, good location, Brentwood Trails system, etc.

Have you had a chance to look over the recent sales in your price range for these schools? ((It may give you an idea of what a safe price range could be for your plans))

*Also, I'd be happy to discuss what the future plans are for the two neighboring subdivisions off of Charity Road so that you know what is to come.

Kathy,
Inglehame Farms has always, and will continue to be, a good neighborhood to buy in. The location is good, as are the schools and neighborhood features. The builder there, if you choose to buy new, is offering very good incentives. My clients that live there love the neighborhood.
Homes have declined in value but appear to be nearing the low. There is no crystal ball but you should be fine in this neighborhood.
We are seeing much more activity in the past few weeks and that is helping the prices stabilize.
I hope this helps. Please feel free to post more questions.
Connie Harvey
Prudential Woodmont
661-7800 x 1300
harveyc@realtracs.com http://www.connieharvey.com

Kathy,

Homes have no doubt dropped in the past couple of years. The decline has happened obviously because of the economy BUT that happens to be a great thing for potential buyers. It isn't as much of a neighborhood thing as it may be an economy thing.
The good news is that this would similar to buying stock. Buy low sell high. Now is the time to buy... Prices are low. According to several Real Estate experts, the market is supposed to start turning around towards the end of the summer.
Buying new you may get some GREAT incentives and many upgrades while buying used you may find someone desperate to sell. I have recently negotiated $80k plus closing costs for a client of mine. The deals are there!!
I would love to send you a professional CMA of that area at no cost. Please feel free to email me at Sstrickhausen@gmail.com and I can send you one ASAP. This will give you an easy to read layout of all the homes for sale in the neighborhood and all the homes that have sold in the last few years.
Thanks
Stephen Strickhausen http://www.Sstrickhausen.com

Kevin -

We're actually considering both at this juncture, however, I imagine that the better discounts will come through a builder or new construction, particularly since there seems to be a decent inventory of builder homes that are available. Does that help?

Kathy, the new construction homes have been discounted pretty well since the beginning of the year, and there is about a year's worth of homes for sale in the neighborhood right now. Have been watching it pretty intently for several months now. There are few points to protect yourself on in the neighborhood for future resale. Are you looking at a new home or an existing home in Inglehame Farms?

Hi Kathy,

Yes, Inglehame Farms is a great area and a great neighborhood!! It's convenient to I-65 and Cool Springs, so you couldn't ask for a better location.

In the last few weeks I have shown alomost every home in Inglehame Farms that have the masters down, and they all seemed to be priced competitively. As for the market, based on my opinion and studying the comps for that neighborhood for one of my buyers, the homes that were bought anywhere from late 2005, 2006, and part of 2007 were priced above the current market value now. It is unfortunate for a lot of the sellers who bought homes then, b/c they are really taking a loss in some instances. However, that is not just happening in Inglehame Farms, but everywhere in this area.

Yes, I do think the neighborhood will maintain it's value just as well as any other neighborhood in Brentwood for re-sale purposes and would be a great place to live and raise a family!!! The schools are great as well!! The good news for you is that you should be able to get a really good deal buying now with interest rates continuing to go lower this past week and prices continuing to drop!!

Good luck and please let me know if I can help!!!

Thanks!

Ginger Garland
Crye-Leike, Realtors
615-300-5573
discovernashvillehomes.com