Price drop in Georgetown. Seven year old new home is less than $69 a square foot. Move in now!

Price drop in Georgetown.  Seven year old new home is less than $69 a square foot.   Move in now!

Beautriful home on a cul-de-sac in Georgetown

Less than $69.00 a square foot and ready to move into now!

 

Open House SUNDAY March 24th 2-4pm; Come for a chance to win $300!

 

The popular Anderson floor plan features four large bedrooms, walk-in closet, separate utility room, vaulted master, a garden tub, spacious kitchen, formal living room & dining room, and more. The family room offers an open floor plan to the breakfast area & kitchen, yet comes with a slight separation for the discriminating buyer.

The first floor also comes with more than your average storage capacity by offering a pantry as well as a utility closet, in addition to the hall closet in the grand foyer.

The breakfast area leads to a backyard patio with a nice sized, fenced yard.

Large eat in kitchen with large bedrooms and priced at less than 70 dollars a square foot. Hurry and look at this one. Open house March 24th from 2:00 to 4:00 PM

Price drop in Georgetown.  Seven year old new home is less than $69 a square foot.   Move in now!

This house boasts a flat driveway suitable for a variety of recreational activities with the advantage of being at the end of a cul-de-sac. Less than 1 mile away you’ll find shopping, dining, park, post office, and more. Home is move in ready & seller is offering a 1-yr HMS Honme Warranty for buyer’s peace of mind.


For Sale – $114,900 Updated 3 bedrooms with a full unfinished basement in popular Lexington neighborhood!2

 

Finsh the basement and have almost 2,000 square feet of living space.

Remodeled home ready to move in coveted Lexington neighborhood. Full unfinished basement waiting to finish for the savvy buyer who wants a lot of home for the money.

For Sale – $114,900 Updated 3 bedrooms with a full unfinished basement in popular Lexington neighborhood!

Wonderfully updated & remodeled ranch on a full basement.  This home features hardwood floors, open floorplan between kitchen & family room, pantry, raised vanities in bathroom, nice sized bedrooms, full basement, rear entry garage, large fenced yard, and more.  Recent updates include new water heater, refinished hardwood, shower doors, carpets, and garage door.  In addition, sellers are offering a 1yr Home Warranty to buyers as an extra peace of mind. Located on a cul-de-sac street in a popular school district and just minutes from UK, downtown Lexington, shopping, dining, entertainment and more.  Don’t miss your chance; call for your private showing today!

For Sale – $114,900 Updated 3 bedrooms with a full unfinished basement in popular Lexington neighborhood!

What a joy to live in this Lexington 3 bedroom home.

For Sale – $114,900 updated 3 bedroom home in a great Lexington neighborhoodl.

 

Finish the full basement and have a 2,000 square foot home in a coveted Lexington neighborhood.  You will love this location.  Walk to shopping, drive a short distance to The University of Kentucky and downtown Lexington.

The owners have opened up the kitchen to the living room to make this home have very spacious feel.  The home is located on a cul-de-sac which is another bonus!

Squirrel Problems? What should you do in Lexington Kentucky?

A huge squirrel nest in one of the oak trees in my Lexington Ky front yard.

How big is this squirrel nest? Too big! These tomato snatchers are getting ready for the winter but they will be ready to rob me come tomato time.

Many of you know that I have had a continuous battle with the Eastern Gray squirrel here in Lexington.

I have two huge Pin Oak trees in my front yard and various other trees in my back yard.  Most of my neighbors have trees.  The Eastern Gray Squirrel loves our neighborhood.   Now I am not about to get rid of my trees.  However I think I may have the biggest squirrel nests in Fayette County.  Some of these nests must be nearly 6 feet deep and 5 feet wide.

These photos are of nests in my neighborhood.  The three nest in my trees are gigantic compared to the rest of the neighborhood.  Of course I think I have the largest trees also.  These cute little critters are a great source of frustration for the gardeners in Lexington.

I have not resorted to

The Eastern Gray Squirrel can cause one to want to contemplate irrational behaviours.

 

They especially like my garden tomatoes and have even been caught eating the ripe winter squash.

Squirrels do not have an appetite for lettuce or  the cole crops and they grow best during the fall months so right now I am enjoying the produce from the garden without worrying about harvesting before the garden is raided by furry robbers.

Since moving to Lexingotn I have been working on finding ways to keep the squirrels from the garden.  This is what I know does not work.

  • Commercials sprays that are suppose to repel squirrels. Their odors keep me from wanting to be in the garden but they have not effect on the squirrels.
  • Pepper sprays.  I think this just stimulates their appetite.
  • Sprinkler systems.  They just waste water and keep your plants too wet.  Squirrels are not afraid of getting wet.  At least not the ones in my neighborhood.
  • Tying plastic bags around each of the tomatoes.  I am not making this up.  My dear wife Kathy “bagged all the tomatoes that were on the verge of ripening.”  The squirrels just chuckled as they scurried up the trees with with dripping heirloom tomato juice trailing behind them leaving bags littering my garden.
  • Mr McGregor’s Fence – I found this on line and the testimonials were so great I was sure it would work.  Not at my place.  I think my squirrels could care less if they got a little electric shock.  If anything the shock just stimulated their appetites.

So, I am wondering if there are any Lexington residents who have found pool proof ways of keeping the squirrels from decimating their tomatoes and other tasty vegetables?

This gigantic nest is also in one of my pin oak trees in my front yard.

My mother in law sent me “Outwitting Squirrels” by Bill Adler, Jr.  This book is really dedicated to trying to keep squirrels from eating the bird seed out of feeders.  Some of the strategies that I find humerous but I doubt will do much for my tomatoes are still worth sharing to bring some levity to this subject.

1.  Import squirrel eating hawks.

2.  Feed birth control pills to squirrels.  (The city of Venice uses birth control pills for pigeons so why not try it for squirrels.)

3. Enclose your yard with a twenty food tall plexiglass fence.

4. Run outside yelling and waving your arms every time a squirrel appears in the yard.  A great way to stay in shape and scare the squirrels away.

There is a chapter in “Outwitting Squirrels” that is very short on the topic of protecting the garden from squirrels.  Basically it confesses that short of building a fortress around the garden you probably will not have great success in this endeavor.

 Click on this link to read about other solutions to controlling squirrels.

Emerson Woods Subdivision, Lexington Ky 40517

Emerson Woods Subdivision, Lexington Kentucky 40517

A bike route runs adjacent to the middle of Emerson Woods Subdivision in Lexington Kentucky

 

Why do people live in Emerson Woods Subdivision?

Location, Location, Location

  • A quick commute of less than four miles to most of the action in Lexington.  Four miles to downtown and less to The University of Kentucky.
  • Just south of New Circle Road which allows residents to quickly access the interstates to Louisville, Cincinnati, Tennessee and West Virginia.
  • Great sidewalk access for safe walking to public parks, shopping and schools, and the library

Value

Emerson Woods Subdivision, Lexington KY 40517 has homes that are easy to maintain because of their age.  Most of these homes can be purchased with a small down payment with a monthly payment of less than one could rent the same home.

Mid sized homes with first floor masters that are easy to maintain with easy payments.

Looking for a home in Emerson Woods Subdivision?

Click here to find homes for sale in this fine neighborhood.

Don’t hesitate to give Paul a call at 859 684 5890 or shoot me an email at pcampbell@rhr.com

 

What is the Emerson Woods neighborhood like?

Old Manse Ct in Emerson woods is a quiet culdesac only a short walk from the library.

A quiet neighborhood in Emerson Woods Subdivison just south of New Circle Road in Lexington Ky

  • Most of the homes are between ten and twenty years old.
  • The majority are three bedroom with two full baths.  Most of these homes do not have a basement.
  • Emerson Woods homes have brick veneer on the front of the house and vinyl on the sides and back.  Almost all of the original construction in these homes had carpet flooring.  Many home owners have replaced the flooring with laminate or hardwoods.
  • Emerson Woods Subdivision  has a variety of  trees that provide the neighborhood with spring blossoms and radiant fall colors.
  • The terrain is hilly so many homes will have some sloping on the yard and the driveway.

What is going on nearby the Emerson Subdivision?

Recreation

Kirklevington Park is adjacent to much of Emerson Woods and is an easy walk from all homes. This is a large park with ball fields, basketball courts, tennis courts, an exercise walking/running course and a large children’s playground.

The Tates Creek Pool is part of the Lexington Parks and Recreation.  The pool is located only a couple of miles from Emerson Woods but you must drive due to the busy streets and lack of sidewalks.   Click here for contact info, hours open and prices.

Tates Creek Golf Course  There are some reviews of the golf course at this web site.

A large library that is an easy walk to homes in Emerson Woods Subdivision, Lexington Ky 40517

Tates Creek Library very near Emerson Woods Subdvision, Lexington Ky 40517

Tates Creek Library – part of the Lexington Public Library system, one of six locations throughout the city.  Tates Creek Library has an especially good children’s collection.  There is an sunken area for children’s story times, and it’s well used!  The children’s librarians have story times for pre-schoolers four days a week.    Click here for information about open hours.  

Shopping Venues

Tates Creek Center – This is a mid sized shopping center which is located at the corner of Man of War and Tates Creek.  It is an easy walk from all of the homes in Emerson Woods.  The Kroger’s grocery at Tates Creek is open 24 hours.  Just south of Man of War and across from Tates Creek Center is another small shopping area adjacent to Saron Drive.  For the purposes of clarification I will call the larger shopping area north of Man of War “Tates Creek Center North” and the shopping center south of Man of War “Tates Creek Center South.”

Shops at Tates Creek Center North

Tates Creel Shopping Cenre is a sort walk from all the homes in Emerson Woods Shopping Center in Lexington, Ky

Emerson Woods Subdivision, Lexington Ky 40517 is an easy walk to Tates Creek Shopping Center in Lexington

Krogers, Rite Aid Pharmacy, The UPS Store, Hollywood Nails, Fan Outfitters

Rivard Jewelry

Logan’s

Kevin’s Carpets

Tates Creek Chiropractic

Big League Haircuts

Incredipet

Simpson Optical

Kort Physical Therapy

Tates Creek Animal Hospital

Shops at Tates Creek Center South

Chiro One Chiropractic, 4250 Saron Drive

The Front Porch, Gift and Specialty Store

Fusion Tanning

Hair and Beyond

Walmart, Family Dollar

 

The Lansdowne Shoppes – These shoppes are a little over a mile from Emerson Woods. 

Fresh Market is a great grocery that carries excellent produce and has a large deli.

Lansdowne Shoppes are a mile from Gainesway Subdvision

Lansdowne Shoppes also has a number of boutiques that specialize in high end shoes, women’s clothing and jewelry. Some of the Lansdowne Shoppes are listed below with links to their contact info.

Old Kentucky Chocolates

Cotton Patch

Birkenstock

Chico’s

 

Restaurants within a mile of Emerson Woods

Cheddars, a casual restaurant that is always packed at lunch time.  Cheddars is a short walk from all of Emerson Woods.  Prices are very reasonable and the staff is super friendly.

The Waffle House, 3601 Walden Drive – Just off of Tates Creek Road and Armstrong Mill

Jett’s Pizza, Burger King, McDonald’s, Papa Johns, Long John Silver’s, Pizza Hut, Fazoli’s

Restaurants located in Tates Creek Center

Ramsey’s

Shang HAI Bistro Gets Great Reviews from local Chinese Food fans.  It is very small and many people use it to order take out food.

Mi Piqueno Haciendo Express

Emerson Woods Subdivision, Lexington Ky 40517, Schools

The three schools nearest Emerson Woods are some of the best in Lexington.   You can click on each of the schools below to learn all about them at their web sites.

Lansdowne Elementary

Southern  Middle School

Tates Creek High School

Churches  in or near Emerson Woods Subdivision

Three churches that are within easy walking distance for most residents of Emerson Woods

Lexington Baptist Temple

Trinity Hill United Methodist Church

Chapel Hill Presbyterian Church

Four Churches that are within a five minute drive of Emerson Woods

Immanuel Baptist Church

Tates Creek Christian Church

Centenary United Methodist Church

Tates Creek Presbyterian (TCP)

Subdivision Reports that are near Emerson Woods Subdivision

Gainesway Subdivision

Lansdowne-Merrick

Emerson Woods Subdivision, Lexington Kentucky 40517 – Find a home to buy or schedule a free market analysis.

Find a home for sale and schedule a showing with Paul or Dorothy

Rector Hayden Central Kentucky Market Report

Contact Paul or Dorothy for a free market analyis of your home

Call Paul at 859 684 5890 or send him an email at pcampbell@rhr.com

Call  Dorothy at 859 608 0724 or send her an email at dorothy@rhr.com

 

 

 

Lansdowne Merrick Subdivision, Lexington Ky 40502

Lansdowne Merrick Subdivision, Lexington Ky 40502

Lans-Merik Subdivision, Lexington Ky A saltbox style home at the end of a street.

Why buy a home in Lansdowne Merrick Subdivision?

Location, Location, Location 

  • Lansdowne Merrick Subdivision, Lexington Ky  is less than three miles to downtown and to the University of Kentucky.
  • Lansdowne Merrick Subdivision is a short walk to one of Lexington’s boutique malls, Chinoe Center.  My wife loves the intimacy of the Kroger’s grocery at Chinoe.  My favorite pies are baked at the “Sweet Magnolia Bakery” in Chinoe Center.
  • Residents of Lansdowne Merrick Subdivision are also only a short walk to Lansdowne-Merrick Park.  This large park has majestic trees, walking trails, playground equipment, a basketball court and picnic areas with large green spaces for children to play.

    A lovely sycamore tree in Lansdowne-Merrick park in the Lans-Merik Subdivision

    A lovely sycamore tree in Lansdowne-Merrick park in the Lans-Merik Subdivision, Lexington Ky 40502

  • Julius Marks Elementary is within a short walk of the majority of homes in Lansdown Merrick Subdivision, Lexington Ky.

    Julius Marks Elementary in Lans-Merik subdivision in Lexington Kentucky

    Most of the homes in Lansdowne Merrick subdivision, Lexington Kentucky 40502 are within a short distance of Julius Marks Elementary School

The Price is Right

Now is the Time to Buy a home in this Exceptional Neighborhood.

There are currently 10 homes for sale in the Lansdowne Merrick Subdivision.  Your opportunity to buy a home here may not last long.  In the past three years only four homes have sold in this coveted neighborhood.  Residents who buy here, stay here.  If you are looking for an exceptional home in a desirable neighborhood then now is the time to buy in Lansdowne Merrick.

Check out some of our favorite homes for sale in Lansdowne Merrick subdivision, Lexington Ky 40505

Three beds and three baths, $17 5,000

Three beds and two baths with garage and a large lot, $207,500

Don’t hesitate a moment to give Paul a call at 859 684 5890 or shoot him an email at pcampbell@rhr.com

If Paul is not available give Dorothy a call at 859 608 0724 or send her an email at dorothy@rhr.com

Home Buyers and Home Sellers: Pay Close Attention to the Seller’s Disclosure

 

Protect Yourselves Home Sellers and Fill out the Seller’s Disclosure with great care and precision.

I recently wrote a blog titled “7 Tips to Insure Buyers are Prepared to Write a Strong Purchase Offer.”  The first tip was to make sure the you understand the information on the seller’s disclosure.  In this blog my goal is to further explain the seller’s disclosure for the State of Kentucky.

What is a Seller’s Disclosure Form?  It is a form that the seller can fill out that informs the buyer and agents about the history of the home.  In the state of Kentucky the seller can choose not to fill out the form but in doing so, will cast some serious doubts about the condition of the home.

If the seller has no idea about the condition of the home then they can check the “unknown” boxes.  This is most common when an estate home is being sold by survivors who have not lived in the home or by a bank owned home.  It is also quite common to see all the “unknown” boxes checked when the seller has been renting the property.  When the seller has no idea about the condition of the property they will often sell it “as is.”  They will usually allow inspections but they will not to agree to negotiate the correction of problems.

Some things to consider:

If the seller has been renting the property, but checks “unknown” for the entire property doesn’t this make you wonder about the condition of the property?  This would mean the seller (as a landlord) either never repaired anything or are being willfully ignorant about the true condition of the property.

Check to make sure every line of the form has been completed.  The directions to the seller very clearly state that every line needs to be completed.  Here are the specific directions for this form KRS 324.360

INSTRUCTIONS TO THE SELLER: (1) Complete all numbered items. (2) Report all known conditions affecting the property. (3) Attach additional pages, if necessary, with your signature and date and time of signing. (4) Complete this form yourself or sign the authorization at the end of this form to authorize the licensee to complete this form on your behalf in accordance with KRS 324.360(9). (5) If some items do not apply to your property, write “not applicable”. (6) If you do not know the answer to a question, write “unknown”.

Key Reasons for Both the Buyer and the Seller to Pay Close Attention to This Form:.

Seller Benefits

1)  In the state of Kentucky the purchase offer says that the buyer cannot ask the seller to repair any defect that is on the seller’s disclosure.  The insert below is a snapshot from the offer to purchase for the state of Kentucky.  This is from the top of page three.  It is part of the language for the third inspection choice.  It is the choice I recommend for most of my buyers.

Seller's Disclosure protects the seller.

Buyers cannot ask sellers to make repairs on the items listed on the seller’s disclosure form in the state of Kentucky.

This is again referred to and emphasized on the inspection form.  See item 3 on the insert from the Inspection Agreement Form below.

The language that protects sellers from making repairs to the items disclosed.

The Inspection Agreement form clearly states that home sellers do not have to repair items that are disclosed on the Seller’s Disclosure Form

So sellers are protecting themselves from further demands of the buyer when they disclose any problems that exist in the home.  This is one reason that it may be worth the seller’s money to have an inspection before placing their home on the market.  With a good inspection, the seller will be able to disclose any problems and not have to worry about the demands from buyers to have disclosed defects repaired.

2)  A seasoned buyer’s agent will have lots of questions about an older house that seems to be in “perfect condition” according to the seller.  If the disclosure form shows few or no defects or repairs then that can be a red flag to the buyer’s agent.  When I see a disclosure form that is filled out completely and has a long list of repairs and disclosed defects I know the seller has worked hard to be forthright.  I also know the seller has probably kept very good records of the maintenance of their home.

3) Filling out this form accurately and with diligence gives the seller assurance that there is very little chance of a lawsuit in the future. Making sure the Seller’s Disclosure is completed correctly and thoroughly may be a good way to help sellers sleep well during the selling process and for many years in the future.

Buyer Benefits:

1) Reading the Seller’s Disclosure carefully can be a big time saver.  If you do not want to worry about replacing an old furnace or air conditioner then find out how old they are.  If this is not disclosed, you can hire an HVAC professional to help you determine the age if it is worth your time.

2) Understanding exactly what has been repaired on the home can give you assurance that you want to move forward with an offer.  There are certain things that can be very costly when maintaining a home.  The roof is one of the best examples.   Knowing that the shingles on the roof have been replaced in the past five years can give you assurance that the roof will probably last another fifteen years.  It is easy for an inspector to look at the underlayment and determine the condition of the roof foundation.  Just a quick side note:  Often the buyer will state the “the roof” is five years old when  only the shingles are five years old.  Most people replace the shingles when they wear out but not the underlayment. Have your agent find out if the entire roof was replaced or just the shingles.

3. Having a Seller’s Disclosure Form that is filled out with diligence is a good signal that the listing agent has done a good job helping the seller understand the importance of detail.  Experience has shown it is also a good signal that the seller is someone that you can trust and will likely be easy to work with. 

A Seller’s Disclosure Form that is fully completed and easy to understand is a win win situation for all parties involved in the transaction of selling and buying a home.

 

 

 

Home buyers get pre approved and understand the 97 percent rule.

This blog post is written for first time home buyers.  However if you have not purchased a home in the past 6 years then much of this post can also be very helpful for you.   Before the recession buying a home was not very difficult.  Today you must have been pre approved for a loan if you want to buy a home.  Sellers and agents want to know you are capable of buying before working with home buyers.

Get preapproved to buy a home.

Don’t waste time looking for a home before getting pre approved. You need to be ready to show the sellers you have the money.

 

The biggest difference in buying six years ago and buying  now is getting financing.  Too many buyers assume they are ready to buy when they have not even talked with a loan officer.   In today’s housing market you need to get a pre approval letter from a loan officer before you even look at homes.  If you really are serious about buying a house you will first contact a loan officer.

Who should you contact?  Many people like to use a bank that they already do business with.  This is a good option for most and the best option for self employed people.  Having a bank that you have a good history of working with will help especially if you are self employed.   If you are not self employed then a local lender may be much faster than a large national bank.  This is not a hard and fast rule but experience has taught me that you really need to work with someone that really cares about their clients.   Contact me if you need some help getting a good loan officer.

Get Pre Approved and then start looking at homes.  Know what your goals are and clearly communicate those to your buyer’s agent.  Read this previous post to help you know what is your real goal in buying a home.  Make sure your agent really understands what you need and want.

Look at homes you can afford.  Don’t set yourself up for major disappointment.  If your goal is to not spend more than $130,000 then have your agent show you homes that are priced no higher than $134,000.  The agents that sell most of the homes in Lexington will do their best to price homes so that the homes will sell for a minimum of 97 percent of the asking price.  It is wishful thinking to believe you will “steal a house” in Central Kentucky.  If your primary motivation and goal is “to steal a home” then experience has shown me you really are not looking for a place to live.  You are looking for something that will feed your buyer’s ego.  There are new agents that will run around showing you lots of homes but you won’t find very many seasoned agents that have the time to help you massage your ego.

Give me a call  or shoot me an email if you are thinking of buying or selling.  pcampbell@rhr.com      859 684 5890

Home Buyers in Central Kentucky, Clark County may be the best place for great buys!

The latest Rector Hayden Market Report shows that Clark County is still a strong buyers market.  Most of the Central Kentucky counties are beginning to lean some toward a seller’s market.

Clark County still has at least seven months inventory in every price range and more than nine months inventory in all but one.  Homes priced from $100,o00 to $119,000 have seven months inventory available.  All other price ranges have nine months or more.   With historically low interest rates this is a once in a life time opportunity.  Call Paul now to get a great buy on a home.  859-684-5890

The chart below shows the current indicated months of inventory of homes for sale in Clark County.

Clark county in Central Kentucky is still a buyer's market.

Home buyers don't miss the great buys in Clark County.

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Can this be true? Fayette County Kentucky is a seller’s market?

If you have been waiting to sell your home in Lexington Kentucky this may be the time to get off the fence!

The September Rector Hayden Market report shows that certain prices of homes have become a seller’s market.  Homes priced below $70,000 and between $140,000 and $159,999 now have less than six months inventory. Many other price ranges of  homes have moved to only 7 months inventory.

The super low interest rates continue to entice buyers.  So give me a call if you are ready to take advantage of the new housing market conditions in Lexington and Fayette County.  Call Paul  859 684 5890 for a free market analysis.

 

 

Certain price ranges of homes for sale in Lexington Ky are now a seller's market.

Is Fayette County now a seller's market?

Fayette County Housing Inventory is Shrinking but is Still a Buyer’s Market

Prices continue to climb in the Central Kentucky housing market but inventory still remains fairly high.  We are seeing the inventory in Fayette County begin to near a neutral market and in some price ranges Fayette County has now become a seller’s market.

The last column in the chart below shows the months of inventory of homes for sale in Central Kentucky for the various price ranges.  The  chart that follows shows the same for just Fayette County.  

Inventory of home on the market for July 2012 in Central Kentucky

Prices are up but inventory is still a buyer's market in Central Kenucky for July 2012

 

 

The chart below shows the inventory for homes on the market in Fayette county is trending toward seven months.  Historically six months is the turning point.  If the inventory falls below six then we tend to be in a seller’s market.  For homes priced below $300,000 we are mostly at seven months inventory.

 We are only one month away from being in a neutral market.  This is a considerable change from a year ago when these price ranges mostly ranged between 8 and 13 months inventory.  

So with historically low interest rates and great home values this is the perfect time for buyers to make a move before the market switches to the seller’s advantage.

Home prices in Fayette County rise as inventory shrinks.

Inventory of homes for sale in Fayette county for July 2012 edges toward a seller's market.