What is "ALL4"? 

ALL4 is a great area of Winter Park bounded by Aloma Avenue to the north, Lakemont Avenue to the west, Lake Baldwin to the south, and 436 to the east.  This sub-market of about 1,500 homes is a reasonably-priced section of homes that has a great variety of residents from new families to singles to retirees and everything in between.  This includes the neighborhoods of Winter Park Pines, Kenilworth, Golfside and Greenview. Homes average about 1,700 sf with three bedrooms and two baths. Prices range from about $150,000 to over $400,000.

CURRENT STATE OF THE ALL4 MARKET:

The first quarter of 2012 brought 16 single-family closings to the ALL4 area with the median* sale price steadily increasing through the quarter from $179,450 to $227,500. There are currently 26 homes available for sale, four of which are short sales and none of which are bank owned properties. This compares to 41 houses available for sale the end of March, 2011, and the median price has increased from $240,000 to about $250,000. There are an additional 26 homes which are “pending” (under contract), up from 16 one year ago. It is interesting to note that the median asking prices for pending homes, currently around $180,000, is significantly less than the median asking price for houses available for sale, reinforcing our position that most of the sales are occurring in available homes priced in the bottom two thirds of the market.

When we look at trailing six-month averages, we are seeing similar trends with the number of active listings continuing to fall and asking prices for houses increasing since the first of the year. Among closed sales, the trend is clearly a flattening of the sale price, however prices per square foot are somewhat lower than a year ago.

For specific information on what is happening in your specific area, or what your home might be worth, please call us at (407) 212-7896.  Ask for Barry!

* We use the "median" numbers in our analysis because if there are one or two high or low sales, it skews the analysis.