Homes for Sale in the Beverly Crest, Providence Plantation, and Raintree- Arboretum area of South Charlotte

Three great neighborhoods in South Charlotte known for their convenience, affordability and easy living... Ask anyone who lives here- the Arboretum area rocks! This is the intersection of Providence Road and RT 51, Pineville-Matthews Road, with only Beverly Crest being inside Rt 51 on the Charlotte side of Rt 51. This big 3 gives you all styles of homes: a traditional style in Providence Plantation, Craftsman style in Beverly Crest, and contemporary at Raintree.

The neighborhood of Beverly Crest is located on the corner of Providence Rd and Matthews-Pineville Rd (Hwy 51). The neighborhood is located a 1 or 2 drive away from the Arboretum and is within walking distance of Providence high school. Beverly Crest is convenient to those working in the uptown area, only a 15- 20 minute drive, and about 10 minutes to Soutpark. Here is a great Beverly Crest home for sale from a post I wrote last week.

The homes for sale in Beverly Crest are broken down below by price:

There are 4 homes for sale for under $300,000.

There are 13 homes for sale under $400,000, but more than $300k.

There are 6 homes for sale for more than $400k.

Providence Plantation is located between Providence Rd, Matthews-Pineville Rd and McKee Rd. One of the larger neighborhoods in Charlotte there are

many homes for sale in the neighborhood and there are a variety of different types of homes for sale as well. The old section of Providence Plantation is mostly larger, brick, homes while the newer section sports more reasonable sized homes with a variety of styles. Providence Plantation is minutes away from the Siskey YMCA, the first or second largest YMCA in the country (depending on how you measure it). The homes for sale in the neighborhood are broken down below by price:

There are 14 homes for sale under $400,000.

There are 26 homes for sale under $600,000, but more than $400k.

There are 20 homes for sale for more than $600k.

Raintree is a large golf course neighborhood located on RT 51, Matthews-Pineville Rd, next to the Arboretum and very close to Beverly Crest. Raintree has one of the most reasoanble fee structure around and offers full and social memebership- along with (2) 18 hole golf courses. Similar in location to Beverly Crest, it is only a 20 minute drive to uptown and is also accessible (about a 5 minute drive) to Rt 485, the Charlotte beltway. The homes for sale in Raintree are broken down below by price:

There are 3 homes for sale under $200,000.

There are 11 homes for sale under $300,000, but more than $200k.

There are 6 homes for sale for more than 300k.

Moving to Beverly Crest, Providence Plantation or Raintree? Charlotte? Call me, Terry, about these or any other homes in the greater Charlotte area at 704-351-1519 or Search All Charlotte Homes- By Area for the perfect home in Charlotte.

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More Southpark Charlotte Homes for Sale- Foxcroft, Morrocroft, Barclay Downs

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Homes for Sale in Foxcroft, Morrocroft, and Barclay Downs

Foxcroft, Morrocroft and Barclay Downs are three popular neighborhoods located within the Southpark area. All three neighborhoods are less than a 5 minute drive from Southpark Mall and a short drive away from the Harris YMCA, the largest family and community YMCA in the country by memberships.

Foxcroft, located between Sharon Rd and Providence Rd, recently became the most expensive neighborhood (more on Foxcroft) in which to live in Charlotte. This was due largely to its premiere location and the large lots in the area. Developers spent millions renovating, and in many cases, rebuilding homes on these extra large lots to create some of the most luxurious homes in the area. Currently there are 29 homes for sale in the Foxcroft neighborhood, and 16 homes sold in the past year... The homes for sale in Foxcroft are broken down by price below:

There are 6 homes for sale for less than $1,000,000.

There are 14 homes for sale for less than $2,500,000, but more than $1 million.

There are 9 homes for sale for more than $2,500,000.

Search All Charlotte Homes by Area

Morrocroft is another popuar neighborhood in the tony Southpark area. Gated, older homes on larger lots offer intown estate living, just minutes to Southpark or Foxcroft. 6 homes sold here in the past year, and there are currently 7 homes for sale in Morrocroft.

There are 2 homes for sale for less than $1,500,000.

There are 5 homes for sale for less than $5,000,000, but more than $1.5 million.

Barclay Downs is located directly north of Southpark mall. Although in the same area, Barclay Downs is a much more affordable neighborhood than either Foxcroft or Morrocroft.

There are 13 homes for sale for under $500,000.

There are 8 homes for sale for under $1,000,000, but more than $500k.

There is 1 home for sale for more than $1 million.

If you are interested in moving to the Southpark area or anywhere in Charlotte give me, Terry, a call at 704-351-0987 or Search the Charlotte MLS.

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Recession or No Recession, Charlotte Moves Forward

Charlotte Light Rail a Big Success

1+ Acre lots, wooded, miles of riding trails throughout the Palisades, this is the lifestyle that brings all types of families to the Palisades.;

The Ranch is a luxury enclave of custom homes in the Palisades, designed around an equestrian eventing center.

 I wrote the reservations for the first two lots sales in the Ranch last month, prices unknown. But they are very nice lots indeed, they are at the end of Castle Pines-see them here Ranch site map. It is also the site of Homearama 2008 in October, Anderson Custom Homearama house on left... The Palisades is a resort style 1500 acre community at Lake Wylie, just 16 miles to Uptown Charlotte. 16 MILES! Lake Wylie has about 1300 acres of water, and over 300 miles of shoreline. Enjoy the Slide Show.

The Palisades at Lake Wylie has the following amenities:An 18 hole Nickalus designed golf course and clubhouse, rolling hills, high level of difficulty Tim Wilkinson Sports Complex- 5 tennis courts, 1 lighted court, one grass court, a resort style pool, indoor gym and workout rooms. Home of the Jim Courier- Outback over 26 Championship Series each Summer, Pete Sampras, John McEnroe and other well know pro's have played here. Tennis is year round. Soccer- 7 Fields, home of Charlotte United Futbol Club- Charlotte's largest club, 2nd largest in NC. This developing facility is already full of kids on most Saturday mornings, and is home to 3 major east coast tournaments.  The Palisades Boat Club - 1 Boat per 8 members, 4 boats now, docked just 2 miles from the Palisades Sales center. 27' Cabin Cruiser, a deck boat, ski boat and fishing boat- for one fee, just make a call and reservation, and the boat of your choice will be ready. The first of its kind in Charlotte, affiliated with a Myrtle Beach Boat Club, it offers the benefits of boat ownership WITHOUT the headaches, maintenance worries, responsibilities, there is a flat monthly fee plus gas. Overnight use is available. Miles of Trails- a paved bike trail follows Grand Palisades Parkway, plus another 5 miles of wooded mulched trails connect the community. Schools- an on site, private school, The Episcopal Day School began operations this year. The developer has deeded land to the county for a new elementary and high school. All eyes are on the schools! Car pools exist to other Charlotte private schools.

Search All Charlotte Homes

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New Home Buying Tips: What to Watch for In Any Market, Doubly True in Today's Market

Purchasing a new home wisely is challenge and these 10 rules will help you buy that home with confidence, in any market, and see that you get what you pay for. I am a former new Home sales rep, former builder and veteran real estate broker... I know these guys and how they work, plus I've helped dozens of new home purchasers buy their new home here in Charlotte...

1. The #1 Rule of real estate, Location ? Ok- so this isn't ONLY a new home tip- but vitally importqant to your happiness none the less because ist still is the #1 Rule for being happy with your decision 6 months or a year later. .. talk to folks about areas and neighborhoods, drive out and visit for yourself. Are you from out of town? Try and get a hotel in the area you are considering moving to. Decide on your area or areas first- and do not stray too far. In almost every case, straying is a mistake, even if it looks like "too good a deal to pass up."Take the time to decide on the general areas, then look at homes.

Resist falling in love with the new home pictured on page 27 of the New Home guide, then going to find it, and loving it, buying it...RESIST!

Where the Home IS, is Crucial.. AND is frequently a Fatal Flaw. Some adjustment in search area may be fine, stretching that area a bit, OK, but not across town, unless you know that too is a great area for you. Location, commute time, particular schools perhaps, and the conveniences of life, are vitally important, and many experienced home buyers believe that, if they had to choose, those community features are slightly more important than the exact house. So no matter what the "Deal" is, don't compromise on location more than a little, OK?
2. Decide whether you are an "Inventory" customer or a "to Be Built." Inventory homes are ready now, or in some cases up to 60 days- "to be builts" are probably 4-8 months out- so this easy right? Just pick your preferred time schedule and you are done... or, perhaps, if you don't like the Inventory, then build? What's wrong with that? Nothing, necessarily, but there is a BIG difference, you probably haven't noticed. What is that?

Well most builders WILL negotiate on Inventory homes, and will NOT negotiate on "To Be Built" homes.

So how bad do you want a deal on a New Home? ...you want it bad? Then you are an Inventory only buyer. In today's market in Charlotte, the healthiest in the nation, I insist my new home buyers buy Inventory at a discount, to protec, hedge, their investment. "No deal, no buy!" For the most part, the discussion below is about tract builders, the local and national builders who dominate most major markets.
3. Builder Agents do NOT represent you, and they DO represent the builder, who writes their paycheck...Do NOT reveal anything about your buying motives or fears. NOTHING (SORRY for shouting) This includes when your lease is up. This includes "What else have you looked at?" and innocuous questions like, "Why are you moving?" They will ask too, trust me on this. If you like the project, then you say you are flexible, if you are an inventory buyer, and need something right away, I don't care if your apartment building is being torn down next week, you are looking for something "relatively soon." And do not rely on them for the truth or whole story... listen to this true dialog between a builders rep, myself and my buyer:
Buyer (to seller rep): "What is that land (pointing) going to be?"
New Home Rep-Sellers Agent (watch the carefully chosen words): "That property is owned by another party, and you should assume future development."
Terry: (buyer looks to me) : "I'll check."
And check I did. In about 15 minutes of online research I found that the zoning had recently changed, there was a proposed shopping center there and a Target shopping center sits there today. Now do you believe that this rep honestly didn't know there was a Target going to be there? Who knows, she may have "heard" there was one coming, but not wanting to know, never took the 15 minutes to verify it for herself... she didn't want to know, therefore she didn't want to report just "rumors." A classic "don't ask, don't tell" policy, and if you look at their words above, she very carefully stated so as Not to misrepresent, ..."owned by another party, and you should assume future development." No lies there, just not the whole story either! Some of you are detemined to think the best of people, and I appreciate that, but unfortunately, they do use that belief in you to their advantage to make better deals, every day.

4. Buyer incentives- these are inevitably tied to using builder's lender and closing attorney. I am not a fan of this, but all builders do it and these are powerful motivators to use the builder's lender and closing agent. On a recent townhouse purchase there were $12,000 of buyer incentives tied directly to the use of their lender and closing attorney. Now my buyer was pre-approved and when the first lender came in high, we asked for their second lender. My borrower, with excellent credit and 20% down, got the rate to 5.35. Their first offer was 6%. So, negotiate. Now he has a great rate and the $12,000 in incentives, but it pays to know what you are qualified for BEFORE walking in, so get Pre-Approved, so you know what a good deal looks like. There is no real downside here if they are using a quality lender you've heard of before-as most major builders do, and of course you will want to compare "Good Faith Estimates," but once again, all is not as it appears entirely. In North Carolina, under the standard re-sale contract, buyers get to choose and pay for the closing attorney.. so if the builder picks and pays for the attorney, who does that attorney represent? You guessed right, the builder! It is recommended you bring your own attorney for legal representation, here in NC the cost is about $250.
5.Is XYZ a good builder? This is an incredibly subjective question, and you will need a local expert to answer that with confidence... it may be your Agent, it probably isn't., but I beleive what most are asking is this: Can I Trust This Builder? The answer came from polixrixw: "Trust, but verify." First rely on your own eyes and ears. What size and type builder are you considering? Small custom, or tract? If this is a small custom builder, then his references and his workmanship should be visible and speak for themselves. Who supervises? Ask questions, take his or her measure, interview him for the job. If it is a tract, or semi-custom, say the builder builds 50 or more homes per year, then the quality of the home you get is based more on the local superintendent and subcontractors, rather than a builder's name or reputation. After choosing your builder wisely, a good home inspector is the best defense against shoddy workmanship or worse. In tract situarions, a building inspector should always be used by athe typical buyer. In custom, typically not. </br> 6. If you are an Inventory buyer skip to 9 below, the next 3 will be about To Be Built Homes, assuming you have to have one built... in most markets there is not a lot of inventory. The first question to ask is always, "In the model we are looking at, what's included, what's not included, and how much do the common options cost? The "includeds"- "not includeds" etc can get very complex- ask the question if your Realtor doesn't, "What is the average option package?" The sign you saw out front, "From the high 200's" often means from the mid 300's once they are outfitted... and that may be all together too much. Also ask about Lot premiums, a clever way to raise home prices without changing all your brochures. There standard brochure package should have all this information, as well as any on Inventory homes available.
7. Buying Options- there are two concerns here, watch out for over-improvement, and watch out for additional deposit requirements. These bells and whistles are easy to over do. But "I want the house the way I want it" you say... that's OK, just know that it commits you to the house for the long term- 5 years or more in all likelihood. What's a good rule of thumb for options? 10% If options exceed 10% of the home purchase price, more than likely you are over budget. Be sure and get the things everyone looks for: extra hardwood floors, granite kitchen counters to name only two. What about brick on 4 sides, when brick front with siding on three sides is standard? Skip the $20,000 they will ask for the brick, unless you can get your arms around the fact that it is probably worth $5000 max on resale. One honest builder here in Charlotte, with honest appraisals, has a notice you must sign at time of contract. That notice states that options are there for the client enjoyment and not all options will raise the appraised value. Amen to that, he is the only one so straightforward. Some builders use a Design Center to sell you options. Again, the main thing here is, don't get carried away, and look for lasting value, things everyone seems to like. Watch out especially for options that require 50% deposits. These deposits are almost always non-refundable, even if you are denied a loan and the contract is "contingent" on you obtaining financing. You will find that the language surrounding these deposits is different, and in almost every case non-refundable.

8. When is the best time to buy? What you should know about lots... When is the best time to buy in a community? What kind of lot should you get? Should you buy before there is a model? In the middle? At the end? That depends of course on the exact situation... but if price is what you are looking for, prices are always best before there is a model... but you ask, how do I know what the community will look like? That is the trade off for the early purchaser... what will it look like? You have some pretty drawings and promises, then what? If you haven't seen their other communities, I think you should. If they are large and established, that sounds good. If they are small and local, and never attempted a project this size, show me the money- I mean amenities! If the pool and clubhouse are already built, then the neighborhood is well under way...if not? If you move forward, do it with with caution. Never take the last lot of this section aka the bottom of the barrel (this section is almost sold out)- wait or move to next community. Why do they "release" only these lots? Sometimes, they haven't received final city approval... most of the time, they are artificial, to create urgency on the Buyers part... "It is the last one left, we aren't sure when the new ones will be released" This is also done to move the bad lots. Remember who do they work for? That is their job. There are a few specific lots to ALWAYS (99.9%) avoid. The first lot in on either side- every person leaving the neighborhood will have to pass this house twice daily. Often there is an entry road, then it comes into a stop sign and you have to turn left or right. If there is a house/lot directly in front of you while you are stopped, that is one to avoid. In the evening every car's headlights will shine brightly in that house...Watch out for grade. Too steep front yards or backyards should be avoided or bought knowing they will be more difficult to resell.
9. The Builder Contract- This is the quintessential one sided contract. I think some law schools demonstrate one-sided contracts with builder contacts. Seriously, the actual agreement can be written in 3 or 4 pages- why then does the average builder contract have 30 or more pages? Well they have the 4 pages to describe the agreement, and 26 pages of things the builder is not responsible for... I am not kidding. Worse, the contract can't be changed or altered, or the contract is nullified. So, if they all do it, why is it important? Because once contracted, they have a substantial amount of your money, and a one sided deal you are not likely to back out...because you risk losing your deposit. As a buyer, you need to know that they hold all the cards--i.e. you need to have confidence they will deliver. Your recourse is limited if they do not. This is another reason I have a strong preference for the Inventory purchase. It is WYSIWYG-What you see is what you get, and for the most part, the 26 pages of excuses and things not responsible for, simply don't apply since the house is done or almost done. If you need something else in the contract, have the Agent writeup an Addendum to add To the contract- therefore not "changing" just adding to.
10. Do you need an Agent? Can you do this yourself? My answer is Yes and Yes, you do need a good Agent to advocate for you and to get the best deal, and you can do it by yourself, but why would you? Customs with Agents and New Home Builders differ from area to area, but in most major markets this will be true: You lose nothing having an Agent-you don't gain a better deal without an Agent, because any builder dependent on Realtor sales (Realtors bring 75-80% of the buyers in Charlotte) will not cut them out his way, no sensible builder would because word would get out, and Realtors, and their buyers would stop coming out. When it comes to negotiating, a good Realtor will know something of the builders reputation for deal making, and what to offer on an inventory home, saving you money and time. Additionally, they will be there to fight for you if you get into a contract dispute.

Here, the Agent's power is multiplied, because if the builder is perceived to be screwing you, the buyer, they may be more concerned about their reputation with us Agents, than with doing the right thing by you, and the issue will be more likely corrected to you the buyer's satisfaction, out of fear of offending the Agent- or the damage the Agent can do to their reputation.

If nothing else so having an Agent leverages your position. Negotiating with a builder is a zero sum game, and they can be quite tenacious. Once or twice a year, a builder helps keep my negotiating skills sharp. Most builders are honest and most transactions go smoothly- however if they don't, they will fight, no doubt about it, and you need a fighter with you, that is why you need a good Agent. Note I said Good Agent, take your time, talk to several, quiz them on these points and test their knowledge on local issues, how things are done in your area. Then decide, do I want an Agent? I'd say Yes you want a Good agent. One last thing, the best time to get what you want is before the contract is signed. Do your research, know what you want, then find a good Agent, or Go in and do battle yourself, prior to contract signing or as part of the original deal--and do buy Inventory at a discount. ©Copyright 2008 All Rights Reserved Terry McDonald I am a Buyer Agent in Charlotte NC: I represent only you. Search Charlotte NC Homes here. Also you may want to review the latest Charlotte Homes For Sale and Appreciation Report Here are couple of recent articles about the strong Charlotte real estate market by Forbes.com and ABC News To learn more call me direct at 704-351-1519. tm