By Albert Marshall Cheney, Alabama Certified Residential Real Property Appraiser
Post Office Box 8888, Mobile, Alabama 36689-0888
For appraisal report inquiry call (251) 533-2424 or email to Albert@CheneyAppraisalServices.com

Periodically, I add photographs from the Mobile Bay Metro Area which consists of the two counties which wrap around Mobile Bay, Baldwin County and Mobile County. These counties offer so much for the residents as well as our visitors. Come and take a journey through my photographs of local people, historical buildings, scenery, and other characteristics which make this Gulf Coast area an interesting place to live and visit!

MOBILE SUNSET FROM BAYWAY DOWNTOWN MOBILE ON 01/17/2013

HISTORIC DOWNTOWN MOBILE SUNSET DOWNTOWN MOBILE, ALABAMA

AUSTAL, DOWNTOWN MOBILE U. S. POSTAL OFFICE DOWNTOWN MOBILE

SEA OATS, DAUPHIN ISLAND, AL WATER TOWER, DAUPHIN ISLAND, AL

DAUPHIN ISLAND, AL BEACH, 08/08/2013 DAUPHIN ISLAND CONDOS, 08/08/2013

GULF SHORES, ALABAMA BEACH GULF SHORES COTTAGES ON THE WATER

Coffee County, Alabama Official Website

Billy Cotter Appraisals
531 Boll Weevil Circle
Enterprise, AL 36330

Cities and Towns within Coffee County, Alabama
Elba, Enterprise, Jack, Kinston, New Brockton

Cheney Appraisal Services, Al Cheney, Mobile, Alabama Real Estate Appraiser, (251) 533-2424, http://www.AlabamaRealEstateAppraisals.com/, provides this information to assist clients and visitors with their real estate appraisal assignments and questions.

“Sandy Oaks” is an older subdivision, about 14+ years, located along the east side of Celeste Road, several miles west of U. S. Interstate Highway 65 and about 20-25 minutes northwest of Mobile, Alabama.

The majority of homes, about 70%, were built between 1997 and 2000. Around 25% of the homes were built between 2001 and 2006.

“Sandy Oaks” primarily has homes ranging from 1,800+- square feet to 3,187+- square feet as reported in the online tax records. Most homes, about 72%, will have gross living areas between 1,800 and 2,500 square feet with 3 bedrooms and 2 full bathrooms. Homes with over 2,500 square feet represent around 23% within “Sandy Oaks” and considered over-built for its neighborhood.

As for Saraland’s home values, it appears that median sale prices for homes (sampling size is around 46+ sales) having 1,650 to 2,250 square feet dropped 17% over a 12-month time period.

Home listings are increasing. Twelve months ago, calculations indicate around 17 active listings compared to around 43 active listings today–two and a half times higher! Having this significant increase in active home listings has increased the housing supply time period from 4.4 months to 12.9 months. This time period represents the absorption rate or, how long it will take a homeowner to sell their home if reasonably priced to sell. It now takes three (3) times longer to sell your home based on the available online MLS (multiple listing service) information!

Sales for 1,650 to 2,250 square feet homes has dropped around 43.5% based on inventory analysis calculations. The information indicated 23 closed home sales twelve (12) months ago compared to 10 home sales in the past three (3) months.

For homeowners in the Saraland, Alabama, the bottom line is, hold tight if you can for a few years and the home market should stabilize and maybe increase some but, don’t expect it to be like it was in the past. If you have to sell, consult a Certified Residential Appraiser first so you will have better insight into the property values surrounding your home. Pricing your home correctly will save you so much time. Remember, you are now competing with many other homeowners who are very motivated as well as appealing “short sale” and “foreclosure” offerings.

Al Cheney is a “Certified Residential Real Property Appraiser” who has over 35 years real estate experience within the Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama. You may write Al Cheney at Albert@CheneyAppraisalServices.com or, visit these websites for additional information, http://www.AlabamaRealEstateAppraisals.com/, http://www.CheneyAppraisalServices.com/, and http://www.CertifiedAppraiserNames.com/.

Autauga County, Alabama Official website

Advanced Appraisal Services, LLC
3380 Main Street
Millbrook, AL 36054

Atlas Appraisal Service, Inc.
209 Doster Street
Prattville, AL 36067

KL Homes, Inc.
P. O. Box 681009
Prattville, AL 36068-1009

Southern Home Appraisal Services, Inc.
580 Wetumpka Street
Prattville, AL 36067

Wingard Appraisals
105 Holly Court
Prattville, AL 36066-4903

Cities and Towns within Autauga County, Alabama
Autaugaville, Billingsley, Booth, Millbrook, Prattville, Marbury

Cheney Appraisal Services, Al Cheney, Mobile, Alabama Real Estate Appraiser, (251) 533-2424, http://www.AlabamaRealEstateAppraisals.com/, provides this information to assist clients and visitors with their real estate appraisal assignments and questions.

Montgomery County, Alabama Information

Appraisal Services of Central Alabama
401 Arrowhead Drive
Montgomery, AL 36117-4109

Appraisals Now! Ray Rossell
P. O. Box 230864
Montgomery, AL 36123-0864

Ben Glass & Co., LLC
7111 Halcyon Park Drive, Suite F
Montgomery, AL 36117

Betts Appraisal Services
P. O. Box 11382
Montgomery, AL 36111

Brown Properties
563 George Todd Drive
Montgomery, AL 36117-2233

Chris Dixon & Associates, Inc.
101 Market Place, Suite 600
Montgomery, AL 36117

Community Real Estate Appraisal Services, LLC
35 Creek Court
Montgomery, AL 36117

Finlay & Company
P. O. Box 240764
Montgomery, AL 36124

Hassell Realty
1508 Mulberry Street
Montgomery, AL 36106-1520

Hixon & Associates, LLC
P. O. Box 241293
Montgomery, AL 36124-1293

Ken Green Appraisals
436 Arrowleaf Court
Montgomery, AL 36117

Metro Appraisal Services
P. O. Box 230654
Montgomery, AL 36123

Mike Noble Appraisals
P.O. Box 241014
Montgomery, AL 36124

Montgomery Appraisal Associates, LLC
P. O. Box 11233
Montgomery, AL 36111

Moore Appraisal Services, LLC
2016 Halston Boulevard
Montgomery, AL 36117

Nathan Stephen Appraisal Service
P. O. Box 242236
Montgomery, AL 36124

Phil Bernstein Appraisal Services
P. O. Box 11462
Montgomery, AL 36111

Real Estate Appraisers, LLC
4732 Woodmere Boulevard
Montgomery, AL 36106

River Region Appraisals, LLC
P. O. Box 211061
Montgomery, AL 36121

Shawn Murphy Appraisal Services LLC
8741 Lillington Circle
Montgomery, AL 36117

City of Montgomery, Alabama Information website

Montgomery County Sheriff Official website

Montgomery Public Records website

Cheney Appraisal Services, Al Cheney, Mobile, Alabama Real Estate Appraiser, (251) 533-2424, http://www.AlabamaRealEstateAppraisals.com/, provides this information to assist clients and visitors with their real estate appraisal assignments and questions.

Chilton County Information

Moore Appraisals
Post Office Box 722
Jemison, AL 35085

Jemison, Alabama Information

Al Cheney’s Comments and Opinions for 29 August 2010.

As a local, born and raised in the Mobile Bay Metro Area, I am sincerely happy that the bubbling crude has finally been capped after 90 days-after 90 days! It is worth repeating since this horrific ecological and environmental disaster should have never lasted this long if it wasn’t for the many faux pas by BP Oil and our own government. They say, the majority of the surface oil has dissipated and now can’t be found. Oh, really? The “on the surface” crude problem is only hiding in the depths of the sea-harming crustaceans, oysters and other seafood for years to come.

And, yes! I do realize that biological organisms will thrive on the raw crude and eventually remove it as a major threat but, this will take a very long time. The damage has already been done and its true damage is still hidden in the depths of the sea. Enormous amounts of crude, damaging dispersants, oil soaked wetlands and sea bottoms are here to stay for decades. A possible ecological disaster lurks beneath the sea and within the wetlands for years to come.

Furthermore, the inappropriate government overreach in shutting down oil rigs (overdramatic and very political), media sensationalism damaging our Gulf Coast tourism, and an already weaken real estate industry has created more negative affects upon Alabama and the other States along the Gulf Coast. Honestly, at this time, the affects of any significant real estate and tourism recoveries are unknown.

The fact is that, a fragile economy and a weakened real estate industry have been further exacerbated by the crude ecological and environmental disaster, and the crude politics of Washington. And, our tourism for this year has been damaged by irresponsible journalism by the media. Even so, the coastline of the Gulf States and its real estate will overcome this adversity and will eventually be less affected by the BP oil spill and the many missteps of Washington. The media needs to practice more responsible journalism and avoid the traps of sensationalism. Sensationalism is not journalism!

Well, our coastal properties along the beaches as well as other properties with gulf views and close to water tributaries will eventually improve over time. For now, the recent past spreading of crude through the Gulf of Mexico has resulted in a deeper real estate market slowdown affecting property values near and along the Gulf Coast. Whether legitimate, or not, many homes located well off water tributaries have also been affected to some degree. It is a real estate market slowdown caused by a fragile economy and the worse oil spill known in North America.

From my standpoint, the negative value affects for homes located off the beaches and the Gulf of Mexico should be negligible as time leads us into the future. When looking back in time, I believe, this catastrophe will reflect “a blip on the radar screen” when focusing only on the 90-day oil spill disaster. Then, there could be the possibility of a more normal level and slight positive return of property values; if a more normal level can be equated with a fragile economy under severe stress.

The fragile economy with high unemployment (9.5% but does not include the people who have given up) and uncertainty will be much more of a future problem for Gulf Coast property values than the BP oil spill. As time leads us into the end of 2010 and into the beginning of 2011, an even more fragile economy and real estate industry might be the result when continuing to implement recessive programs and tactics by the government while banks, entrepreneurs and small businesses mostly sit on the sidelines, “digging in their heels” or “going out of business” sales. Only deregulation and lowering taxes, the cessation of large government spending, small business incentives (get the oil riggers, shrimpers and other parts of the Gulf Coast seafood industry back to work) as well as “just plain honest positive talk” from the current Administration and our government representatives (most of them forget that they work for us) will improve the real estate industry– part of the backbone of America!

The marketing conditions in the Lillian, Alabama area indicates an increase in active listings and an increase in the months of housing supply (total listings/absorption rate) which could jeopardize local property values.

Over the past 12 months (13 June 2009 to 13 June 2010), there has been a reduction of 63% in sales (88 sales in the past 12 months), resulting in an over 20 months absorption rate (115+ active listings at this posting).

The active listings and housing sales primarily range from $29,900+ to $999,000+, including manufactured homes, colonial, contemporary, cottage, ranch, and other accepted local styles.

The median sale price percentage is 92.616% to 94.299% when comparing to asking list prices. Properties will move quicker if asking prices are competitive. So, unless competitively priced, be patient, a rising absorption rate will result in longer times when selling your home within Lillian, Alabama.

Contact Cheney Appraisal Services for additional information by telephoning (251) 533-2424 or email your comments and questions to Albert@CheneyAppraisalServices.com.

The coastal properties in Alabama, Florida, Louisiana, Mississippi and Texas will be affected by this catastrophic oil spill for years to come. As of today, now 47 days and still counting, BP Oil has been ineffective in successfully stopping the flow of oil. Therefore, our Gulf Coast is faced with environmental devastation, loss of marine life and wildlife, further property devaluation (not that inept governmental and political faux pas were enough to damage), illusion of an economic recovery, businesses closing, and loss of livelihoods for longtime residents.

As a person who has lived in the Mobile Bay Metro Area (Baldwin County and Mobile County of Alabama) the majority of my life, this massive oil spill in the Gulf of Mexico conjures up so many emotions and thoughts inside me and, many unkind words (please forgive) towards all who have dragged this on for much too long. Also, the lack of expedience and nondisclosures which could be labeled lies has certainly not helped to comfort Gulf Coast residents. It is quite evident that many Gulf Coast residents do not believe BP Oil and the government have properly handled this oil spill catastrophe.

Anyway, this oil spill catastrophe will apparently be with us for many months and years to come. Our Gulf Coast area will never be the same and will definitely affect the United States as a whole and potentially have International negative implications. Also, unfortunately, coastal properties more than likely will be faced with further decline in value; not that government intrusions and regulations as well as poor and restrictive lending practices have already been enough to damage our property values and the real estate industry as a whole.

So, how will the coastal real estate marketability be affected within the Gulf Coast states? Whether true or not, the stigma of an oil spill catastrophe will, in my opinion, have a potential affect on the marketability of properties along the Gulf Coast. How much of an affect is still an unknown? The future selling of coastal properties should begin to hold the answers to these questions. So, “time will tell.”

Is your property rich in oil? If so, it’s certainly not the way you want to discover oil on your property. Contact a professional you trust and get sound advice when the stigma of oil has knocked on your door. There are many good Certified Real Estate Appraisers and Attorneys in the Gulf Coast states. It is always important to understand the affects of this oil spill upon our coastal properties.

Information and opinions have been provided by Cheney Appraisal Services, Albert Marshall Cheney, a Certified Residential Real Property Appraiser for the state of Alabama, (251) 533-2424. Albert Cheney has over 35 years of real estate experience in the southern part of Alabama.

Cheney Appraisal Services, Albert Marshall Cheney, Certified FHA Approved Real Estate Appraiser, Baldwin County, Mobile County, Alabama, (251) 533-2424, assists the Appraisal Management Companies (AMCs), Clients, Lenders and Property Owners in finding active and approved Certified FHA Real Estate Appraisers within HERNANDO, OLIVE BRANCH & SOUTHAVEN and other principal cities in the State of Mississippi.

Cheney Appraisal Services provides categories of Mississippi cities and towns which list only approved Certified FHA Real Estate Appraisers with website links for contact. Periodically, these categories and lists of Certified FHA Approved Appraisers will be updated by Albert Marshall Cheney.

HERNANDO, OLIVE BRANCH & SOUTHAVEN, MISSISSIPPI
http://www.kevingrehan.com/

https://melwoody.appraiserxsites.com/

http://www.billsextonappraisals.com/

http://www.waynetubberville.com/

 Cheney Appraisal Services, Albert Marshall Cheney, Certified FHA Approved Real Estate Appraiser, Baldwin County, Mobile County, Alabama, (251) 533-2424, has made an effort to provide current information with only active and approved Certified FHA Real Estate Appraisers with company websites. Each Certified FHA Approved Appraiser should also be in good standing with the Federal Housing Administration (FHA) and their licensing state. If anyone using this appraisal list has a legitimate reason why a Certified FHA Approved Real Estate Appraiser should not be listed within this appraisal listing, then forward your information to Cheney Appraisal Services, Albert@CheneyAppraisalServices.com, for review and removal consideration. Thank you!