Julie Sells Dreams in Wisconsin's beautiful Northwood's

Buyer's in today's market are hungry for DEALS and STEALS in Northern Wisconsin's Vilas CountyAND there are some truly great values out there! I am going tp outline a few that would be seen as a real deal to anyone form the actual buyer who wants a home up north to the investor. 

1080 Berry Lane on prestigous Cranberry lake on the 28 lake Eagle River WI chain of lakes MLS 111403

• Prices NOW at $479,000.  Originally priced at $579,000
• Priced NOW over $90,000 UNDER Fair Market Value.
• Seller's want an offer and are prepared to leave the majority of furnishings behind
• Mint condition, level lot with Southeast exposure and sand frontage!

Black Oak Lake Privacy Parcel on wonderful Black Oak Lake in Land O Lakes, WI MLS 114080

• Now priced at $499,000. Originally priced at $695,000 
• Priced NOW over $389,000 UNDER Fair Market Value
• Turn key recently renovated home in MINT condition
• OVER 350 feet of level frontage AND over 6 acres of land ... Total Privacy Parcel

Spring Lake Privacy Parcel on Spring Lake just outside of Eagle River WI MLS 112903

• Now priced for the entire parcel at $289,000.
• Priced OVER $70,000 under Fair Market Value
• Wonderful North wood's Home on over 750 feet of frontage and over 5 acres of land
• Turn key and in move in ready condition.

Eagle River Chain Condo on the famous 28 lake Chain in Eagle River WI MLS 100209

• Now Priced at $165,000 WAS $199,000!
• Now priced over $8,000 UNDER Fair Market Value!
• Walking distance to town and built in 2001! 3BR's( 1 master ) 2 BA's and in Turn key condition!
• Frontage on the Eagle River so you have access to everything!

St. Germain Leisure Lodge Condominiums on Wonderful Big St. Germain Lake in St. Germain WI MLS 113722,113718

• Combined they are listed at $269,000
• Combined they are listed OVER $130,000 UNDER Fair Market value!
• Combined they generate OVER $21,000 in INCOME per year
• Unit 4 has loads of upgrades and is priced at $169,000 OVER $50,000 UNDER FMV
• Unit 10 has 50% expansion room + room for a garage and is priced at $99,000 OVER $80k UNDER FMV
• Motivated Seller and turn key in the rental program

Eagle River Chain - Balsam Lane Lot/Trailer on the Eagle River Chain of 28 Lakes MLS 110337

• Now Priced at $159,000 a
• Now priced OVER 40K UNDER Fair Market Value!
• 200 feet of nice frontage on the chain of lakes with the mobile and a 2 car garage!
• Ready to use today and build your dream home on tomorrow! PRIVATE and close to everything!

Eagle River Second St. Charmer in downtown Eagle River WI MLS 88365

• Now priced at $119,000 was priced at $159,000
• Loads of recent upgrades and walking distance to EVERYTHING!
• Motivated Seller wants it gone by winter!
• 4 bedrooms - 2 baths and OVER 2000 sq. feet of home

Ohio St Roominess in Eagle River WI  MLS 110552

• Now priced at $105,900 was priced at $139,000
• In move in condition and ready to go!
• Seller WANTS an offer by SNOWFALL!
• 2 bedroom 1.5 baths 2+ car detached garage and could be the spot for a HOME based business!

For MORE great DEALS and Steals in Northern Wisconsin's Vilas County just click here

Copyright©by Julie Paez, All Rights Reserved, Deals and Steals in Northern Wisconsin's Vilas County

What IS the relationship between Assessed Value and Real Estate Sales in the Vilas County Area? 

This is a common question I am getting more and more from Buyers as they continue to look for great values in todays market.  I decided to do a study on the townships surrounding Eagle River to see exactly how each township differs in their sales prices and their Assessed and Fair Market Values.

I chose the townships surrounding Eagle River, WI in Vilas County because they are so close yet the tax values differ greatly.  What I have been finding is that many of our buyers are hung up on fair market value and assessed value when they go to make an offer.  For some townships that is a good thing and for others not so much.  So,  I took the sales in the surrounding area since Oct 1,2009 and did a small study and this is what I found :  

• In the town of Cloverland the trend has been that recent home sales have fallen right between Fair Market Value and Assessed Value.  Average sales price was $272,000 while the average FMV was $303,446 and the average AV ( Assessed Value ) was $251,700.  Cloverland appears to be the township with the largest discrepancy between those 2 values...  
• In the town of Lincoln the trend has been that recent home sales have fallen right under BOTH Fair Market Value and Assessed Value.  Average sales price was $213,818 while the average FMV was $232,648 and the average AV ( Assessed Value ) was $229,336  This makes the average list to sell ratio in Lincoln about 91-93 percent.  When I studied the waterfront only in Lincoln that average was a bit higher.  So, all in all Lincoln has held closer to it assessed values than the other surrounding areas...  
• In the town of Washington the trend has been that recent home sales have fallen quite a bit under BOTH Fair Market Value and Assessed Value.  Average sales price was $223,066 while the average FMV was $287,455 and the average AV ( Assessed Value ) was $280,511.  This makes the average list to sell ratio in Washington just under 80%.  When I studied both waterfront and non-waterfront separately in Washington the waterfront parcels have actually faired better despite a couple of recent sales that have really brought those averages down.     
• In the City of Eagle River the trend has been similar to that of the Town of Washington. Sale prices have fallen under BOTH Fair Market Value and Assessed Value.  Average sales price was $72,293 while the average FMV was $92,749 and the average AV ( Assessed Value ) was $84,371. This makes the average list to sell ratio in the city about 78% of FMV and 86% of AV.    

What does this mean??? Overall, it means we need to keep an eye out on these values when we price and when we negotiate and when we write offers. It gives us an insight into what is happening as a trend and to why Buyers may be feeling some prices are high for what they are assessed at.  It also shows the discrepancy between each township and how they assess...It is also good to know how each township's value is doing in regards to this selling market.  Again - there are exceptions to every rule AND while I did try to weed out most foreclosure there may be a couple in there as well as some short sales. 

Another key thing to remember is that these values may have been placed on them by someone who actually has never been in the property.  So, if you have a buyer or are a buyer questioning pricing based on an Assessed Value or a Fair Market Value in Vilas County - Eagle River, WI perhaps this can be a guide to where a purchase price may fall.

Copyright©by Julie Paez, All Rights Reserved, Assessed Value and Real Estate Sales in Vilas County, WI   

Whether you are relocating / retiring / or looking for a spot for your home based business this amazing concrete construction home on Big Sky Dr. in Eagle River Wisconsin is priced to sell and a must see property.  This 1800+ sq. foot home offers energy efficient living for the thrifty shopper.  It boasts draft free walls and full concrete construction so this home is solid and incredibly cheap to heat! It is located just north of Eagle River WI on Big Sky Dr. and is convenient to all Northwood's recreation, as well as, shopping and schools.

The home itself offers 3 bedrooms, 2 full baths, a bonus room that could be used as an office, main level laundry, a mud room, attached 2 car garage, and open concept living with a gas fireplace on the main level and a second living space in the lower level.  Immaculately kept and loved this home offers worry free living and was constructed in 2004. There is a back deck overlooking your private back yard and a large work room in the basement offering extra storage space.  The lot is large enough to offer a second garage or out building for you to run your home based business or to store all of your Northwoods toys!!

So, if your shopping for Eagle River Wisconsin property you must check out this amazing concrete construction home in Eagle River Wisconsin beacuse it is priced to selland ready for you to move in and start enjoying the benefits of Northwood's living. Some of those benefits, again, are as follows:

• Maintenance free living
• Energy efficient with superior construction
• Main level living
• 2 car attached garage
• Over sized private lot
• Minutes from downtown Eagle River
• Located between many great lakes for fishing or recreation
• Neat as a pin and ready to move in!!!

For more information and additional pictures of this property and other Northern Wisconsin listings check out this local resource .

Copyright©by Julie Paez, All Rights Reserved, Amazing concrete construction home on Big Sky Dr. in Eagle River Wisconsin is priced to sell!!

Amazing Voyageur Lake property on the Eagle River Wisconsin Chain of 28 lakes!!

This listing offered for the 1st time to the Eagle River Wisconsin market is a real opportunity for the Buyer looking for a good deal!   This Voyageur Lake property on the Eagle River Wisconsin Chain of Lakes is located in a quieter bay right off the main drag of the chain! It is nestled by Lake Forest Golf Course and offers spectacular views of the lake and of nature.  This year around home has been owned by the same family for years and they have used it for all seasonal activities from snowmobiling to water skiing.

It offers so much for the buyer and is priced TOO SELL!! It has about 180 feet of frontage on the chain, a 2 bedroom, 1 bath home with a 2 car detached garage with bunk house out back and 2 alternate heating sources so you can use and enjoy it anytime of the year.  The home,while sitting close to the waters edge, offers a wooded trail to the lake that could be opened up for enhanced views... These sellers wanted to be tucked away from the lake but new owners could create their own experience!

This parcel is priced under $300,000 dollars and offers so much more than it's competition. Here is what you get for your money:

• 180 feet of frontage on Voyageur Lake
• a year around home
• a 2 car detached garage
• a permanent pier
• gorgeous views of Voyageur Lake
• Southern exposure

These are just a few of the many amenities offers with this Voyageur Lake property on the Eagle River Wisconsin Chain of Lakes!  Be certain to check out this well priced deal that offers so much for the buyer looking to get on the chain!  For additional pictures and additional information on this and other northern wisconsin properties for sale check out this local resource. 

Copyright©by Julie Paez, All Rights Reserved, Voyageur lake property on the Eagle River Wisconsin Chain of Lakes