An inside look at the residential real estate market in Southeast Texas including: the hottest neighborhoods, proven home selling strategies, home buying and negotiating tactics, median prices by neighborhood, average days homes are on the market, and professional advice on how to get the best deal when buying or selling a home.

Previous month:
September 2014
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November 2014

October 2014

Boykin Homes Sales_ Lumberton, Texas

  Boykin sales 2014

One popular neighbor in Lumberton Texas, Boykin Place has had eleven (11)  homes sell so far this year.  The high price sale was $308,000 on Sir Kevin.  The low price sale was $170,000 on Boardwalk.  On average it has taken homes in Boykin Place 71 days to sell.  The minimum time on the market was 25 days and the maximum 133. 

Homes average $98.98 per square foot of living space with a high of $114.29 and a low of $83.61. 

Want to know what your home would sell for in today's market place?  Contact Diane McNelis, with Coldwell Banker Southern Homes for a professional home valuation. 



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Southeast Texas Home Sales September 2014

224 That's the total number of homes that sold in September in Southeast Texas. 

Data is from the Southeast Texas MLS.  The average sales price was $157,747 and homes averaged 111 days on the market from list date to closing date. There were sales in all price points from under $29,999 to over $500,000 but the majority of sales were in the $100,000-$159,999 range. 

Here's how it all breaks down by price:

2014 September Sales

Thinking about selling your home this year or next.  Now is a good time to find out the current market value.  Contact me for a professional home valuation.  No cost to you and no obligation to list.  That's a better deal than you'll find on Groupon. 

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Southeast Texas Home Sales_September

Sales data shows September was a strong month for home sales in Southeast Texas.  Some key indicators are showing the real estate market is getting back to a balance.  Inventory of homes for sale is going down which is good for home sellers.

September sales stats

We are down to the 7.2 month supply of homes for sale.  Six months supply is the magic amount that The Real Estate Center at Texas A&M uses to determine when a real estate market is balanced between buyers and sellers.  Homes averaged 111 days on the market which is under four months.  Another good sign.

These two key factors indicate the real estate market in Southeast Texas is getting stronger and more balanced.   More stats to come soon. 

If you want any more information about home sales in Southeast Texas just click on the contact button here on the blog.  I'll response to all inquiries. 

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Fairfield Home Sales, Southeast Texas Real Estate

Lately, I've been posting home sales data from some of the most well known Southeast Texas neighborhoods.  Today's neighborhood is Fairfield. 

2014 Fairfield sales

    All data from the Southeast Texas MLS.  FSBOs are not included.

  • 43 is the lowest number of days a home spent on the market.  257 is the highest.
  • $108.45 is the low cost per square foot, $123.02 is the high
  • *The average list price was $277,786 and the average sale price was $270,771.  Calculate the percentage of the amount that was negotiated off the list price and you will see sellers only had to come off their asking prices by 3% on average. 

If you want to know what's selling in your neighborhood, contact me.  Part of the service I offer is a professional valuation of your home at no cost.  You can reach me here on the blog, just click the link. 

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Home Sales In Barrington Heights

2014 Barrington

  • There have been 16 sales so far this year.
  • The average days on the market is 115 with a low of 20 and a high of 289.
  • The average cost per square foot is $111.35 with a low of $94.98 and a high of $140.39
  • All information from the Southeast Texas MLS

If you want more information about ANY neighborhood in Southeast Texas, contact Diane McNelis, REALTOR, Coldwell Banker Southern Homes. 

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Southeast Texas Home Builders, New Construction Homes

Interior constructionThinking about building a new home in Southeast Texas?

Here's a few things to think about before you get started.

1) Location.  Where do you want to build?  Do you own land or do you want to buy a lot in a planned neighborhood?

2) Budget.  How much to do you want to spend on your monthly payment?  Estimate at least $100/square foot to build and that would get you the basics.  If you want a lot of upgrades you cost per square foot will jump up toward $120/square foot and some custom homes go more higher.

3) Builder.  Who should you choose to build your new home?  One good place to start is the local BBB list of Residential Home Builders

4) REALTOR.  You need one.  I've worked for a major home builder as a regional sales manager handling the sales and closings of hundreds of new construction homes.  Let me help you through the process from finding the right location, assisting with budgeting and selecting the right builder for you.  Contact me when you are to get started planing your dream home. 

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Bellechase, Beaumont Texas Home Sales 2014

Bellechase is a small, quiet neighborhood off Delaware in Beaumont, Texas.  Here you'll find custom homes and lovely mature trees.  What you might not find are any homes for sale...

There has only been one sale in Bellechase this year.  It was a beauty.  5,812 square feet of living space with 4 bedrooms, 6 and a half baths with a 3 car garage.  Taxes estimated at $13,528.04 per year. 

2014 Bellechase sales

If you are looking for a luxury home in Beaumont this might be a neighborhood you should look at.  Right now there are three (3) homes for sale.  Two in the Gardens and one on Oakley. 

If you would like more information about home sales in Bellechase, email me at or click the contact link here on the blog.  I can assist you with your home buying or selling needs. 

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Delaware Place, Beaumont, Texas Home Sales

What's sold so far this year in Delaware Place? 

2014 Delaware Place Sales

Posted earlier this year in a blog post on how you determine the market value of a home, I'm sharing again for those of you looking for sales data on Delaware Place. 

The average seller negotiated with the buyer 9% of their asking price.  Stated another way, sellers received 91% of their asking price from buyers.  On average it took 154 days for these homes to sell.  Finally, the average price per square foot was $79.35.  Note the high was $95.41 and low was $63.48.  That's a big difference on a 3,000 square foot home. 

If you are planing to sell your home this year and would like a competitive market analysis done by a professional REALTOR then contact me, Diane McNelis.  Let me help you sell your home for a price that you select based on the CMA. 

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Delaware Place Home Sales, Determining Market Value of a Home

If you have ever wondered how a REALTOR figures out the market value of a home then today's post is for you.  When you call me out on a listing appointment to help you list your home and determine a true market value and the process goes something like this.

For the example, Let's use the neighborhood Delaware Place. 

4670 Ashdown

Photo of 4670 Ashdown.  This home sold in March 2014 for $198,000.  Source Southeast Texas MLS

The first thing I do to determine a professional market value on a home is to look at other homes that are similar that have sold in the past few months.  This year in Delaware Place there have been eight (8) sales that have closed.

See here (street numbers not included)

2014 Delaware Place Sales

This gives us a snapshot of what homes are selling for and how long it is taking them to sell in Delaware Place this year.  The next step when determining a fair market value is to determine which homes are the most similar to the home you are trying to sell.  You can see that two (2) homes sold for over $90/SQFT and two (2) sold for less than $65. 

"That's a BIG difference on a 3,000 square foot home." 

Then comes the expertise and experience a professional REALTOR has from seeing, showing, and selling hundreds of homes that help to determine what a home will sell for.

If you need help selling your home or determining a true market value for your home, contact me.  I'll schedule an appointment with you and provide you a no cost market analysis that shows you what your home will sell for in the current market. 

You can reach me by cell or text at 409-504-9097 or by email at or push the contact link on the blog.  I'm accpeting new listings.  Let me help you sell your home for top dollar in a time frame that is acceptable to you.

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