Jonn Mcdonald, Home Buyer in Texas

Can you advise on market conditions in Plam coast; the garnd haven development?

Asked by Jonn Mcdonald, Texas Tue Apr 8, 2008

Help the community by answering this question:


Hi John,

Here is a Market Update for June 2008 for Grand Haven

Total Active Grand Haven Homes:
125 in June vs 131 in May

Median List Price:
$419,000 in June vs $399,999 in May

Average Sale Price:
$318,566 in June vs $354,188 in May

Sold Homes:
10 Homes in June vs 8 Homes in May

Pending Homes:
13 Homes in June vs 12 Homes in May


Average Days on Market:

List Price: Sale Price Ratio:

The above numbers reflect a decrease in inventory that is also in correlation with a decrease is sales price. It is still clear in this market that it is all about price - price- price.

The median list price did rise roughly 5% which is a indicator that the lower priced homes are quickly reducing in inventory. I cannot tell yet if this is a trend and if we have finally hit the bottom in Grand Haven Residential Single Family Homes but the increase in average sale price is encouraging. And, the trend of more homes going pending and sold is also a positive trend.

With 125 Single Family Homes currently on the market for sale in Grand Haven and with 10 homes selling in June...we are still at an absorption rate that is clearly in a buyer's favor with inventory levels of Grand Haven Single Family homes being at a supply of 12.5 months. Once we hit 6 months supply we will be back to a normalized inventory and anything under 6 months of supply is considered a seller's you can see that the absorption rate is a very important number.

Please feel free to contact me for additional information or you can always visit my website and blog to search then entire MLS for free and all available properties that fit your needs and goals....Kristi

Kristi Ross
Hawk Beach Realty Inc.
1 vote Thank Flag Link Mon Jul 21, 2008
John ~

The following is a quick update of the current market conditions as of March 28, 2009 for the Gated, Intracoastal Front, Golf Community of Grand Haven - Located in Palm Coast, Florida.

The good news - Grand Haven has seen a decrease in home listings in the last couple of months. There could be several reasons for this change including the sale of listed homes and seller's removing their homes from the market either voluntarily or being forced to due to upcoming foreclosures.

There are currently 111 Active homes for sale in Grand Haven. Of those listed homes, 20% are distress sales that are listed as either bank owned or short sales. A total of 8 homes have sold in Grand Haven since the 1st of the year....putting the current absorption rate of homes at about 41 months (Just under 4 years)...that indicates a very, very strong buyer's market.

There are currently 113 Vacant Building lots for sale in Grand Haven. Of those listed lots, 13% are distress sales. Only 1 lot has sold since the 1st of the year. The 1 lot that sold was an estate size lot in the Creekside Neighborhood and it sold for $65K. The absorption rate of vacant lots is at least 9 years at the current rate of sales...this indicates a very, very strong buyer's market.

There are currently 19 Townhomes/Condos for Sale in Grand Haven. Of those 32% are distressed sales. Only 1 Townhome has sold since the first of the year. The absorption rate of Townhomes/Condos in Grand Haven is just under 5 years...this indicates a very, very strong buyer's market.

*The absorption rate equals the number of months it takes to sell a home based on the number of homes listed for sale divided by the number of homes sold per month. An absorption rate on 6 months is an indicator of a neutral market....any number over 6 months is a buyer's market, anything below 6 months is considered a seller's market.

For more information about market conditions, community information and free MLS search for Palm Coast - Flagler County, Florida...please visit

I hope this information proves helpful in your real estate search. Please let me know if I may be of further assistance in your search for real estate in North East Florida.

Kristi L. Ross P.A.
Hawk Beach Realty Inc.


The information provided is compiled from the FLGMLS. I am not responsible for any data that is incorrect
0 votes Thank Flag Link Sat Mar 28, 2009
Hi John,

I just updated the market conditions report for the Grand Haven community in Palm Coast, Florida for September through November 08. I hope this information is helpful. As always, feel free to visit for the most up to date market conditions reports for all of Palm Coast/Flagler County Real Estate.

Total Grand Haven Home Listings: 131 Single Family Homes

Average Listing Price: $433,396

Average Sales Price: $356,222

Total Sold Homes: 9

Total Pending Homes: 10

Pending Bank Owned: 0

Pending Short Sales: 6 (60% of Pending Sales are "Short Sales")

Days on Market: 281 days - This is just over 9 MONTHS!!!!

Sale Price/ Last List Price Ratio: 90.13%*

*(This means that Grand Haven Homes sold for an average of 9.87% off the Last Listing Price)

Sale Price/Original List Price Ratio: 78.10%

*(This means that Grand Haven Homes sold for an average of 21.90% off the original listing price)

It is clear that owners and their agents are still chasing the market down.

The above data is very concerning to me and I am curious as to where the breakdown is coming it the listing agent or the home owner? Because here is the reality check...if your house is lingering on the market for 280 days and you end up selling the home for over 20% off off the original selling price...someone is either in denial or did not do their homework when properly pricing the home for sale.

If you are truly wanting or needing to sell your home in Grand Haven...price it aggressively and properly immediately and it will sell. The only factor driving sales in Palm Coast, Florida right now is Price, Price, Price. If you are not prepared to sell or list your home for what it is worth....I would recommend removing it from the market to assist in decreasing the inventory levels....this will assist in a faster recovery in the market.

For more information about actually getting your house SOLD instead of just listing it...feel free to contact me for a complimentary assessment.

Of the 131 homes currently listed for sale in Grand Haven....

15 Short Sales

8 Bank Owned


Kristi L. Ross PA
Hawk Beach Realty Inc.
0 votes Thank Flag Link Tue Nov 25, 2008

As I had stated earlier. We have updated the Market Statistics for Palm Coast and Grand Haven. You can find them at

Grand Haven currently has 129 Residential Houses for sale with 8 selling last month and 34 selling for the year so far. The website details the condo and land statistics as well for Grand Haven, Flagler County, and Palm Coast.

Again, Grand Haven is a beautiful community which is also very active and friendly. Contact us if we can be of assistance to you.
0 votes Thank Flag Link Tue Jun 3, 2008
Hi John,

As I promised....I have updated the information on my blog regarding the current market data and statistics for the community of Grand Haven. I do market updates on Palm Coast-Flagler County Real Estate trends and statistics every feel free to continue to check back at you convinence.

As I mentioned before, I am actually an owner of property in the Grand Haven Community so I am very familiar with this community and the many different villages inside the gates.

I did notice that there are currently 17 homes for rent in Grand Haven as well ....if you are interested in renting while you make your buying decision and to become more familiar with the different neighborhoods within the Grand Haven community and which one best suits your needs and goals. If you would like any additional information, please let me know If I can be of further assistance.
0 votes Thank Flag Link Sat May 31, 2008

Grand Haven is a gorgeous community. Yes, we provide monthly market updates sepcifically for that community that are complete with statistics by price band as well. You may find these detailed updates at We will be updating these statistics early on in the week for Grand Haven and the entire Palm Coast area. In fact, we just had a couple who purchased in there and are very happy about their decision. Let us know if we could be of any help.
0 votes Thank Flag Link Sat May 31, 2008
OK Reality check here. Nothing against Marian but she is in NC. I actually own property in Grand Haven here in Florida.

I am very familiar with both the development and the current market conditions in that community. The prices in Grand Haven are still falling and inventory levels are still very, very high for a community of that size. And the sales team has now moved onto the next pre-construction development of Grand Landings and therefore are not pushing the Grand Haven community in thier advertising efforts as much in my personal opinion.

Now, it depends on your goals and the resaon for buying. If you are wanting to live in that community for the lifestyle, I would suggest renting for a while before your homework and take your time.

Prices in that community are not going to rise or stabalize for awhile...there are a ton of vacant lots available that are really dragging the entire community down. I have a list of bank REO properties and short sales in Grand Haven that I would be happy to share with you.

Most of the buyers of the vacant land in the Creekside and Wild Oaks area of Grand Haven were investors and speculators that are now leap frogging over each other with price reductions to get thier properties sold first...not a good thing....hurts the entire community.

I will also disclose to you that I am a Full time Florida Licensed REALTOR and have had my license in florida for 7 years. I am also a current property owner in Grand Haven.

The community is very nice...but in my personal opinion...not the time to buy in there yet. I will be doing a current market update about Grand Haven for my coastal Living blog in the next few days...feel free to check out the data there if you would like...Kristi
0 votes Thank Flag Link Mon May 26, 2008
egendary golf, community activities, and natural surroundings all come together in the gated community of Grand Haven.

A private coastal escape located on Florida’s east coast, this exclusive golf community features a Jack Nicklaus Signature Golf course, which has been featured numerous times as one of the “Top 100 Courses in North America” by Links magazine. Grand Haven is rich in amenities and outdoor activities made accessible year round by the mild climate here.

The community is comprised of intimate villages linked by trails and pathways, allowing neighbors and friends to connect with ease. The lifestyle of waterfront living allows residents to explore the Intracoastal Waterway and the many area beaches.

Please review this link, Don and our firm feel very strongly that the Palm coast has leveled off. Our firm is working on a news release right now about this fact. Grand Haven is a nice community, but like most of the gated communities in this area, have really had some set-backs in their pricing, construction schedule, etc. We have a very good feel for this area and I would love to talk with you about Grand Haven and a few other communities that have some very good opportunities right now.
Give us a call and lets talk.
Marian Schaffer
The Schaffer Realty Group
0 votes Thank Flag Link Tue Apr 8, 2008
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