Category Archives: blog

March 2014 Market Update

2014 has started out as a big year in Real Estate Sales on the Northside of Indianapolis and Hamilton County!   What we are seeing right now is low inventory(the lowest amount of homes available for sale) and a large amount of buyers competing for few homes on the market!  What this means is it is a great time to sell your home and if you are looking to buy it is more important then ever to have a great Realtor help you purchase the home of your dreams!   We are expecting with the Spring warm up to be a good amount of homes hitting the market in Hamilton County and Northside Indy resulting in more options for buyers.
Call Andrew Neal with RE/MAX Ability Plus, to help buying or selling a home 317-371-8133 or fill out the contact form on this site!

How Can You Tell If You Are Getting A Good Deal On A Home?

Many of my clients ask me when I am showing them homes,  is this a good deal?    A good deal can mean different things to each of us.  “A good deal” to most buyers means can I get this home for below current market value?

The best way to determine if you are getting a good deal is to look at the comparable sales in the neighborhood.   When doing this have your agent provide you with the past sales in the particular neighborhood or area.   If the price per square foot is below the lowest sale in past 12 months most likely you are getting a good deal.   The main reason why this could not be true would be if the home you are looking at has major problems such as structural damage, mold, or extensive work to fix it up to the neighborhood standard. If this is the case then you need to get bids on doing the work and then add it to purchase price, and if it is still below the lowest sales then you are getting a good deal.

Another way to get a good deal would be to buy in an up and coming area where prices are increasing faster or have the potential to increase faster than the average.   Downtown Carmel in my opinion would have been a good deal a few years ago before the city updated the area!

Good luck with your home purchase and if you need any help feel free to contact Andrew Neal anytime at 317-371-8133 or [email protected]

Where to Buy a Home in Hamilton County(Carmel, Fishers, Westfield, or Noblesville?)

Many of my clients who are relocating to the area, tell me they are wanting to look for a home in Hamilton County, but they are unsure of which are to live in.  The four main areas we sell in Hamilton County are Carmel, Fishers, Westfield, and Noblesville.   Here are the reasons to buy or not to buy in each area!

CarmelCityCenterCarmel-  with the #1 ranked school system and a Central location Carmel is one of the most popular areas.   Carmel has gone through a beautiful revitalization of it’s downtown, roadways, shopping, and dining.  Carmel offers some of the most luxurious Real Estate in Hamilton County with some of the most expensive homes.  Carmel offers mature yards, many older homes built in the 70’s,80s, and early 90s, with the new construction being mainly in West Carmel, with two final communities in East Carmel up near the Northeast corner of Carmel.  With all of the positive aspects of Carmel,  the only negative aspects would be no major lakes and mostly flat topography.

Westfield- Just North of Carmel, Westfield is a great community if you are looking for a newer home with a Central location.   Westfield does not have a great downtown yet, but is close to great shopping like Clay Terrace.  Home Prices are less than Carmel, and you can still build a new home. In the Luxury Market, Westfield offers some nice Estates and also for a resort like community Bridgewater Country Club is amazing!

DreamHomeFishers-   East of Carmel is Fishers, a great community.  Fishers has exploded in growth over the past 7-8 years and it is one of the most popular areas for first time homebuyers.  Bordering Indianapolis with i69 going to 37 right downtown the commute is great from Fishers as well as Carmel.   Fishers offers many affordable options.  You can build a great home or buy a resale for a great price.  One of my most favorite parts of Fishers is its proximity to Geist Reservoir.  The Southeast section of Fishers has rolling hills, woods, and surrounds beautiful Geist Reservoir. I personally built my home in East Fishers to be close to the marina where I keep my boat in Summer months for great boating.   Fishers, especially around Geist Reservoir offers luxury homes around Geist and Hamilton Proper Country Club.

Noblesville-  Being Farther North, Noblesville is a great option if you do not need to commute downtown or if you want the most bang for you buck on purchasing a home.   Noblesville offers homes in every price point, and if you want to be near a lake, North Noblesville offers fantastic Morse Reservoir for luxury lake living at a fraction of the cost of Geist Reservoir.

Regardless of which town you choose, living in Hamilton County has great opportunities for every price point.  Make sure to call Andrew Neal at 317-371-8133 to help you find the perfect home in the right location to suit your needs!

 

Tips For Buying Your First Home

We represent many people buying their first home.  Here are the top things to do when buying your first home:

1)Hire a good professional Realtor who knows the area- an agent who knows the area, homes not on the market, and how to negotiate and guide you through the process is always worth it.

2)Get preapproved for a mortgage with a reputable lender-  this can be done over the phone or in person.  Compare a few lenders if you would like to make sure you are getting the best rate.

3)Do your own research-  Let your agent and lender guide you, but always do your own research on an area and get a good idea of where to live and how much it is going to cost to buy in that area.

4) Do not overpay for a home-  Make sure your agent provides you comparable sales in the area, and if the homeowner wants too much for their home in negotiations move on, trust me there are other good options for the right price!

5) Do not expect a deal in a good market-  If you want a move in ready home that has been upgraded or is new, there is going to be a lot of competition wanting the same thing and you may have to pay the value of the home or slightly more.

6) Hire the right home inspector- after you purchase your home make sure to hire a good home inspector(we like Clearview Home Inspections!)

7)Buy in the right area even if it is not the perfect house-  as they say in Real Estate location,  location, location!

If you are looking to buy or sell a home feel free to contact Andrew Neal anytime at 317-371-8133 or [email protected] and he would be happy to help!

Geist Waterfront Homes Sold in 2013

Geist2013 was a great year in sales on beautiful Geist Reservoir!   Here are some quick stats:

# of Waterfront Homes Sold- 49 Single Family Homes

Most Expensive Sale- 3 million sales price- 10804 Brooks School Road Fishers- 14,895sqft with 7.4acres on Geist.

Average Sale- $897,958, $222/sqft

Least Expensive- $358,607, Bankowned Home on Feather Cove in Feather Bay

Geist

 

We will be hosting Geist Waterfront Boat Tours beginning May 1, 2014 for anyone considering buying or selling on Geist! 

 

If you are considering buying or selling a home in Geist give The Andrew Neal Group a call we are here to help!  317-371-8133 or [email protected]

 

 

2013 Top 5 Most Expensive Luxury Sales in The Northside Suburbs of Indianapolis

2013 has been a great year for luxury sales in Indianapolis and suburbs.  As a Luxury Realtor I like to keep my clients up to date on what is selling.  The Northside Suburbs of Indianapolis top five sales are as follows:

1) 9910 Cumberland Road Fishers-  15,452sqft Mansion with over 20 acres of land built in 2002 took the top spot at a sales price of 3.9 million in November

2) 951 W. 116th St. Carmel, beautiful 1978 custom home with 7742 sqft on 28 acres sold for 3.1million.

3) 10804 Brooks School Road Fishers- Gourgeous 14,895sqft Custom Home with 7.4 Acres on Beautiful Geist Reservoir sold for 3 million in August

4) 1029 Laurelwood Carmel-  Gourgeous Custom Home in Exclusive Gated Community Laurelwood sold for 2.675 million in December of 2013

5) 15470 Whistling Lane Carmel-  Bridgewater Country Club offers some of the finest new homes in a country club setting on the Northside in Carmel!   This home built in 2006 features 12,927 sqft overlooking the course.

Selling Your Home in Winter vs. Waiting Until Spring

MySignIn Carmel and Fishers and surrounding areas, year after year, I hear many people tell me that they are waiting until Spring to sell their home.   They call me for the value of their home, price, improvements to make, etc, but feel it is most beneficial for them to wait unti Spring to sell their home. This year it is simply untrue for the following reasons:

1)Inventory Levels are At a Historically Low Level-  this is the lowest inventory level in homes for sale in Carmel and/or Fishers as I have seen in over 8 years!    This is a huge advantage for whoever is on the market right now because they do not have many options.  When Spring arrives and the flowers start to bloom I believe there will be a huge amount of homes in both Fishers and Carmel coming on the market.   If more homes come on market then there are buyers you will see prices start to level off and even possibly decline.  Right now prices here are rising!

2)Interest Rates are at a historically low level-with rates around 4% this is some of the lowest they have ever been, making it very appealing for buyers to come out and buy homes even in the cold weather!

3) Only Serious Buyers look for homes in the winter- You will not have to prepare and leave your home for non qualified no serious buyers.  In the winter months only real buyers are out looking where as in the warmer months you have a lot of people who just want to look and not necessarily buy homes are out looking

4)Homes are selling better this winter then the past 3-4 winters combined!  We are having a historic amount of homes selling.

If you are considering selling your home in Fishers, Carmel, or Northside Indy give me a call at 317-371-8133 or email me at [email protected] and I would be happy to come out and give you my honest advice on whether you should sell now or wait!

DealwithNeal in Fishers, Carmel, and Northside Indy!

Country Club Living in Carmel, Fishers, and Geist

IronwoodCarmel, Fishers, and Geist offer several great country club options.  Country Clubs offer families a great neighborhood to live in with top amenities such as golf, tennis, pool, and social clubs.  Many of our clients choose to purchase a home in a country club to meet people and have great things to do in addition to the amenities such as dinners and events.  They love the convenience of having a golf cart in their garage and riding right to the course as well!

The first and most famous Country Club in the area is Crooked Stick.   Built in 1964 by famous golf course designer Pete Dye, Crooked Stick is a great but challenging course.   Many people know the course from when John Daly won the PGA Championship here in 1991.  The U.S. Senior Open took place here in 2009 and the PGA BMW Championship in 2012.  The neighborhood surrounding the course ranges from older ranches to multi-million dollar brand new homes!

Woodland Country Club is also in Carmel and was the first private country club built in Carmel in 1955.   It was redesigned in 2002 by Pete Dye.   The neighborhood is an older neighborhood and offers homes on the course in a variety of price ranges.

The newest country club is Bridgewater Club.   The country club is very popular for many of our clients because it offers new or recently built luxury homes.  The amenities are unmatched in Hamilton County with an amazing huge clubhouse, pools, and tennis.  The community is gated and I highly recommend considering living here if you are looking for a newer home in a country club community.

Want to enjoy both boating and a country club?   The next club The Hawthorne’s Country Club is in Fishers/Geist Indiana and offers Country Club living around the corner from Geist Reservoir.  You can have your boat at the Geist Marina or at the Indianapolis Yacht Club and live on Hawthornes Golf Club!   23 sections exist within the Country Club with Hamilton Proper the name of the master planned community around Hawthornes. Some of the sections are gated as well.  If you want to build a new home or buy a newer home and be near Geist, this is a great option as well!   There is a wide range of homes for sale within the community.

Depending on the type of home and location Hamilton County, specifically Carmel, Fishers, and Geist, offer many great opportunites to live in and or around a nice country club!  Call Andrew Neal at  RE/MAX Ability Plus at 317-371-8133 to help you find or sell your country club home!

How To Price and Prepare Your Home For Sale

DealwithNealAndrewandjohnMany Homeowners want to know how to put a value on their home.  Typically a homeowner wants more for their house then it is worth, and the buyers are only willing to pay market value and in a declining market below market value for a home.   The best advice I give my clients as a professional Real Estate agent, and a listing expert, is to price the home at the current market value right away when going on the market with a professional Real Estate Agent or selling For Sale By Owner.  Many factors come in to play when considering pricing.  Below I have listed some but not all the factors by importance-

1) Comparable Sales-  The homes in the neighborhood or area that have sold in the past 6-12 months are extremely important.  By pure numbers alone,  it is good to find a home with similar sq. footage and also in similar condition.   Say your neighbor’s home is 3000 sq. ft. and your home is 3100 sq. ft.   Say the home sells for $300,000 in 30 days.  The way many agents figure it out is divide the listing price by the sq. footage.  $300,000 divided by 3000 is 100.  This means the neighbor’s home sold $100 a sq. ft. in 30 days.  If the home is very comparable in condition, upgrades, lot/view, and location(same neighborhood) then you could take 100 x 3100(the subject properties sq. footage)=suggested listing price $310,000.  I completely advise that you take a tleast 2 to 3 comparables and take the average just in case the sale was a fluke(neighbor’s friend bought it and paid too much etc.)

2)Condition-  I highly suggest your home be in the best shape possible.  Clean and Neutral is very important.  The popular colors in our area is typically beige walls and white trim.  If your home has dark trim it may be a great investment to paint your trim white along with neutralize your walls. Consult a professional. Get rid of all wallpaper!  Not all buyer’s share your personal tastes, and buyer’s want move-in ready in the current market.  Turn-Key properties sell the quickest for the highest value.  If your home is not in this condition, you will need to significantly take a price reduction off the comparable sales in the right condition.

3)Lot/View-  When you go to a builder you typically pay a premium for a wooded, pond, or private lot.  Many of the production builders in Fishers/Carmel etc. charge between a few thousand up to $20,000 When pricing your home take this in to consideration.  If you paid $10,000 premium for your wooded lot and the comparable sales back to other homes, add 5-10k on your value!  Premium lots bring premium value and interest.

4)Staging/Presentation-  Homes that sell present themselves well.  Go into a local builder model and analyze, if you don’t know any give me a call at 317-371-8133 or email me at [email protected] and I can recommend some places to look.  These vacant homes are typically staged with furniture and decorated.  I have a great staging company to use if you need one.  Homes that are staged show the buyer how their furniture is going to fit in the rooms and also make the home show like a model.  Major builders and professional stagers know what they are doing so trust your professionals.  If you want premium dollar for your home or want to sell in a timely manner, I highly recommend you at least consider staging.  Staging smaller homes can cost under $1,000 and larger homes reach higher costs, but the return on investment is almost always there if you do it right.

5)Hire The Right Professional-  If you seek professional Real Estate Counsel, you may be able to get a higher value for your home.  The reason for this is the more demand there is for a home and less supply, the higher the price.   If all your neighbor’s are For Sale By Owner, and you go on the market, you may be able to get a higher price, because on the MLS there is less competition in your neighborhood.   More buyer’s will see your home which will increase the demand and possibly the value.

All these factors and more can have an impact on value of your home.  If you are in the Metropolitan Indianapolis area or Hamilton County, I am here to help you as a Real Estate Professional as well.  If you want to know your value or just want some friendly advice, feel free to give me a call 317-371-8133 or email [email protected].

Avalon of Fishers, a great community near HSE Schools!

PulteOver the years we have sold many homes in Avalon of Fishers. The neighborhood is located  at 126th and Olio Road right by the HSE Schools. It is a great master planned community by Pulte Homes, one of the nations largest builders.   Pulte is known for building one of the higher end products of production homes.   Their homes are well built offering such finishes as granite countertops, luxurious master baths, and crown molding.

Avalon of Fishers offers great amenities such as pools, playgrounds, walking trails, and parks.   You will notice when you first drive in the neighborhood a very nice well maintained entrance.

One of the interesting features of the neighborhood is the vast choices in home types.  There are nice townhomes ranging from the lower 100’s upwards of $180,000.   Then you have the two story homes which start in the lower 200’s for say a 3000 sqft home including basement upwards of $380,000 for over 5000sqft fully upgraded home with finished basement.  The next section has smaller ranch homes with the lawncare included in the Homeowner dues.   The prices range from 200k-300k.  The new section offers larger luxurious ranches with pond or wooded views in the 300’s!

You can still build your dream home or buy one of the nice resales!  The builders thinks the neighborhood will be completed within a few years.  We just listed for sale a beautiful 5194 ranch in the new section with basement for $359,900!

FenwickF

If you are considering buying, selling, or building in Avalon feel free to give Andrew Neal, Avalon Expert Realtor at RE/MAX Ability Plus a call at 317-371-8133 or email him at [email protected].