Union County Real Estate Talk

Brandon Oaks in Indian Trail NC Real Estate Market Report—2011 Year-to-Date Review

Brandon Oaks is the largest neighborhood in Indian Trail NC.  Under construction since the 1990s, the community still offers new homes for sale although the neighborhood is nearly complete.  Two amenities centers and a fishing pond serve Brandon Oaks.  Shopping is conveniently located nearby with a theater complex under construction.

Brandon Oaks Real Estate Market Comparison

A detailed comparison of the 2011 year-to-date real estate market in Brandon Oaks can be found in the tables below.  What can Brandon Oaks buyers and sellers learn from these statistics?

1. Foreclosures and short sales account for over 30% of the 2011 sales year-to-date.  Brandon Oaks sellers have seen a steady decline in the median sales price over the past two years.  The YTD 2011 median price dropped 18.6% from 2009 and 12.9% from 2010.  With the median square footage of the homes declining only 6.5%, sellers have seen an erosion of their home values.
2. Still facing competition from new construction, resale sellers in Brandon Oaks may have a difficult time selling their homes.
3. For buyers, the value proposition in Brandon Oaks has never been better.

Single Family Homes

Source: Carolina Multiple Listing Service

Brandon Oaks Types of Closed Sales

Source: Carolina Multiple Listing Service

Read more about Brandon Oaks, its community amenities, builders and public schools: Brandon Oaks in Indian Trail NC—Homes for Sale and Neighborhood Profile.

Brandon Oaks Homes for Sale

Click here to see Brandon Oaks homes for sale.

Ever wonder what your Brandon Oaks home is worth?

Click here to receive a free market evaluation.

Copyright 2011.  Carol Fox.  Allen Tate Realtors. *Brandon Oaks in Indian Trail NC Real Estate Market Report—2011 Year-to-Date Review*

Brandon Oaks in Indian Trail NC—2010 Real Estate Market Update

Brandon Oaks is one of the largest neighborhoods in Indian Trail NC.  Homes have been under construction in Brandon Oaks since the mid-1990s.  Construction continues today with builders Ryland Homes and DR Horton.

How did the 2010 real estate market in Brandon Oaks compare with the 2009 market in the neighborhood?  The table below shows median values for several characteristics of the marketplace.  The median closed price dropped 6.5% from 2010 to 2009.  The median square footage of homes closed in each year remained nearly identical indicating that similar sized homes were selling for less in 2010.  Sellers who successfully sold their homes in Brandon Oaks were on the market twice as long in 2010 as in 2009.  Their list to sale ratio remained the same at 97%.

Brandon Oaks Real Estate Market Comparison

Source:  Carolina Multiple Listing Service

The mix of closed sale types affects the real estate market in any neighborhood.  In 2010, Brandon Oaks resale sellers were competing with new construction and with distressed properties.  The table shows that 29% of closed sales were new construction and 25% were foreclosures and short sales.  This stiff competition most likely affected the prices that resale sellers were able to command for their properties.

Brandon Oaks Types of Closed Sales

Source:  Carolina Multiple Listing Service

Read more about Brandon Oaks, its community amenities, builders and public schools:  Brandon Oaks in Indian Trail NC—Homes for Sale and Neighborhood Profile.

Brandon Oaks Homes for Sale

Click here to see Brandon Oaks homes for sale.

Ever wonder what your Brandon Oaks home is worth?

Click here to receive a free market evaluation.

Copyright 2011.  Carol Fox.  Allen Tate Realtors.  *Brandon Oaks in Indian Trail NC—2010 Real Estate Market Update*

Brandon Oaks in Indian Trail NC—Homes for Sale and Neighborhood Profile

Click here for an update on the 2010 real estate market in Brandon Oaks.

Brandon Oaks in Indian Trail NC is a master planned community of eighteen distinct neighborhoods.  Construction began in Brandon Oaks in the mid-1990s and continues today.  When complete, Brandon Oaks will have over a thousand homes and will be Indian Trail NC’s largest neighborhood.  A central landscaped parkway runs through the community providing access to the various neighborhoods and the community amenities.

Brandon Oaks is located between Old Monroe Road and Wesley Chapel-Stouts Road with three entrances into the neighborhood.  A variety of community shopping facilities, including a Harris Teeter grocery store, a Starbucks, a bank, and restaurants, are within walking distance of the neighborhood.

Brandon Oaks has two swim and tennis facilities.  The Brandon Oaks Swim and Tennis Club, with a regulation-size pool, a kiddie pool, a basketball court and two tennis courts, is located near a community pond with playground and walking trails.  The Brandon Oaks Sports Club has a resort-style pool with 85-foot water slide and wading pool with water fall and water play features.  A series of walking trails connects the various neighborhoods to the amenity centers.

Brandon Oaks contains a wide variety of homes, styles, and prices in its various neighborhoods.  There are numerous resale homes available as well as new construction.  Prices range from the $130,000s to over $400,000.  Home styles include single family homes on generous lots as well as patio homes for active adults.

Brandon Oaks Community Features

Community Amenities:  Brandon Oaks Homeowners Association, two swimming pools, waterslide and wading pool, basketball court, tennis courts, clubhouses, walking trails

Builders:  DR Horton, Ryland, Ryan, Pulte, Centex

Schools:  Indian Trail or Sun Valley Elementary, Sun Valley Middle, Sun Valley High.  School assignments are subject to change.  Check with the Union County Public Schools for current school assignments. 

Brandon Oaks Real Estate Market Update

January to December 2009

Homes Sold:   55 homes

Prices:    $130,000 to $337,000      Average Sales Price:  $205,840

Average Square Feet:  2476            

Average Days on Market:   123

Source:  Carolina Multiple Listing Service

Brandon Oaks Homes for Sale

Click here to see Brandon Oaks homes for sale.

Ever wonder what your Brandon Oaks home is worth?

Click here to receive a free market evaluation.

Copyright 2010.  Carol Fox.  Allen Tate Realtors.  *Brandon Oaks in Indian Trail NC—Homes for Sale and Neighborhood Profile*

Brandon Oaks, a master planned community of 18 distinct neighborhoods, is Indian Trail North Carolina's largest neighborhood. Construction began in Brandon Oaks in the mid-1990s and continues today with three builders in six neighborhoods. When complete in a few years, Brandon Oaks will have over one thousand homes. A central landscaped parkway runs through the community providing access to the various neighborhoods and the community amenities. A variety of community shopping facilities is under construction nearby including a Harris Teeter grocery store within walking distance of the neighborhood.

Amenities

Brandon Oaks includes two swim and tennis facilities. The Brandon Oaks Swim and Tennis Club, with a regulation-size pool, a kiddie pool, a basketball court and two tennis courts, is located near a community pond with playground and walking trails. The Brandon Oaks Sports Club has a resort-style pool with 85-foot water slide and wading pool with water fall and water play features. A series of walking trails connects the various neighborhoods to the amenity centers.

 Brandon Oaks Homes

The various neighborhoods in Brandon Oaks contain a wide range of home styles and sizes. Three builders, Ryan, Shea and Ryland, are currently offering homes from the $180,000s to over $300,000.

• Ryan's current offerings include ranch and two-story single family homes from 1600 sq.ft. to over 3000 sq.ft. Pricing ranges from the $180,000s to the $270,000s.
• Ryland also offers single family homes in the $200,000 to $250,000 price range as well as The Gardens at Brandon Oaks, a patio home community with lawn maintenance. These homes all have master bedrooms on the first floor and range from 1500 sq.ft. to 2300 sq.ft. Pricing ranges from the $190,000s to the $220,000s.
• Shea's homes start near 3000 sq.ft. and range in price from the $250,000s to the $360,000s with full brick exteriors.

Brandon Oak's resale market for homes is very active and a wide variety of prices and sizes can be found.  As of October 1, 2008, the Carolina Multiple Listing Service reports the following statistics for the neighborhood:

• Sixty one homes are on the market.  Prices range from $168,900 for an 1800-2200 sq.ft. home to $475,000 for a 3600-4300 sq.ft. home.  The median asking price for these 61 homes is $238,000.
• Thirty six homes sold in Brandon Oaks during the first nine months of 2008.  Prices ranged from $160,000 to $350,000.    The average sales price was $220,000 and the average heated living area was 2234 sq.ft.

Get information about other Indian Trail NC neighborhoods by visiting other neighborhood profiles in this series: 

Live, Work and Play at Bonterra Village in Indian Trail

For more information about buying or selling real estate in Indian Trail NC and other neighborhoods, visit www.CarolinaSmallTownLiving.com.

About the author:  Carol Fox of Allen Tate Realtors is a veteran real estate agent who has been selling Indian Trail neighborhoods for over twenty years.

Copyright 2008.  Carol Fox.  All rights reserved.  "Indian Trail NC Neighborhoods:  Brandon Oaks"