Certified Residential Real Property Appraiser

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“Government Red Tape Equals Lending Red Tape Equals Higher Consumer Costs.”

09/19/2016 in Economic News, Real Estate Market And The Mobile Bay Metro Area!, SOUTHEAST U. S. ECONOMY, NEWS AND OPINIONS | No comments

Unfortunately, if you are refinancing or purchasing a home by obtaining a mortgage loan through a lender, your home appraisal fee will probably be $350-$500 depending on lender internal requirements as well as their choice of an Appraisal Management Company (AMC); since 21 July 2010, the Dodd-Frank Wall Street Reform and Consumer Protection Act created significant financial regulation over mortgage lenders and has also been more detrimental to the consumer in regards to more documentation and higher costs. The mortgage lending red tape has harmed good real estate appraisers trying to adhere to all of the numerous and onerous new regulations for appraisal opinion reporting. The government’s creation of more and more red tape for mortgage lenders has not been helpful but a direct detriment to consumers, home appraisers and the real estate industry as a whole.

Al Cheney is a Certified Residential Real Property Appraiser in the State of Alabama who offers special “non-financial” appraisal opinion reporting primarily within Baldwin County and Mobile County. Most residential appraisal fees will range from $225-$275 depending on location; more complex properties and or waterfront properties are quoted on a case-by-case basis. If you are a consumer/homeowner requiring an appraisal opinion report for estate settlement, property tax reduction and or any other reason not requiring a mortgage loan, call Al Cheney at 251-533-2424 today and discuss your real estate appraisal problem.

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“Sharing Mobile Bay Metro Area Worldwide”!

08/10/2013 in Economic News, Real Estate Market And The Mobile Bay Metro Area! | No comments

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!
BLOG-Downtown Mobile Sunset From Bayway 04192013 [01]BLOG-Downtown Mobile-01 17 2013 [02]
MOBILE SUNSET FROM BAYWAY      DOWNTOWN MOBILE ON 01/17/2013
BLOG-DOWNTOWN MOBILE FROM CAR-06072013 EmailBLOG-SUNSET WHEN GOING HOME-06072013 [02]
HISTORIC DOWNTOWN MOBILE SUNSET DOWNTOWN MOBILE, ALABAMA
BLOG-Austal Downtown Mobile 06 20 2013 [01]BLOG-Downtown Mobile Post Office-Bldgs-04162013 [01]
AUSTAL, DOWNTOWN MOBILE U. S. POSTAL OFFICE DOWNTOWN MOBILE
BLOG-SEA OATS-DAUPHIN ISLAND 080813 [02]BLOG-DAUPHIN ISLAND WATER TANK 080813 [01]
SEA OATS, DAUPHIN ISLAND, AL WATER TOWER, DAUPHIN ISLAND, AL
BLOG-DAUPHIN ISLAND BEACH-GULF 080813 [03]BLOG-DAUPHIN ISLAND CONDOS 080813 [05]
DAUPHIN ISLAND, AL BEACH, 08/08/2013 DAUPHIN ISLAND CONDOS, 08/08/2013
BLOG-GULF SHORES BEACH WATER-06072013 [04]BLOG-GULF SHORES BEACH HOUSES-06072013 [09]
GULF SHORES, ALABAMA BEACH GULF SHORES COTTAGES ON THE WATER
 

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The SANIBEL CONDOMINIUMS have panoramic views of the beach, Gulf of Mexico’s blue-green waters and nearby Little Lagoon. Enjoy Gulf Shores, Alabama!

02/22/2010 in Baldwin County Alabama Neighborhoods! | No comments

Sanibel Condo U-606 Gulf Shores 02162010 [13]The Sanibel Condominiums are located at 1524 West Beach Boulevard, Gulf Shores, Alabama 36542.

The directions are U. S. Highway 59 from Foley, Alabama, traveling south by car, entering Gulf Shores, Alabama, and ending at West Beach Boulevard. Then, take a right onto West Beach Boulevard (Highway 182) and travel west about 2+ miles. The Sanibel Condominiums complex is located on the right (near Little Lagoon).

Sanibel Condo U-606 Gulf Shores 02162010 [16]The Sanibel Condominiums project, 17 stories, was built in 2007 according to available multiple listing service records. There are 108 units which have access to the general grounds, open & underneath parking spaces, exercise room, private balcony patios, barbeque grills, outdoor swimming pool, elevators, access to the white sandy Alabama beaches & the Gulf of Mexico, recreation areas, etc. are most of the primary common elements.

As of this writing, there are fifteen (15) active listings (2 bedrooms, 2 1/2 baths; 3 bedrooms, 3 baths; 4 bedrooms, 2 1/2 baths; 4 bedrooms, 3 1/2 baths) found within the Sanibel Condominiums. Most of these fifteen active condo listings have asking prices from $265,000 to $479,900 depending on interior amenities, gross living area and location within the project. Sanibel Condo U-606 Gulf Shores 02162010 [02]

The multiple listing service (mls) indicates around eleven (11) condo sales ranging from $209,000 to $355,000 within the past year. Also, most of the monthly condo fees will range from $443 to $508. Even though the Sanibel Condominiums project is located across the road from the beaches, most of the condo units have panoramic views of the Gulf of Mexico (south) and Little Lagoon (north).

Contact Al Cheney at (251) 533-2424 if you require more real estate related information about The Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama.

Try these web-links for additional information: http://www.CertifiedAppraiserNames.com/, http://www.CheneyAppraisalServices.com/, http://www.MobileAlabamaFHARealEstateAppraisers.com/, http://www.RealtyLeaders.biz/.

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Mobile County, Alabama 4th Quarter Real Estate Activity Statistics For The Year 2009.

01/03/2010 in Economic News, Real Estate Market And The Mobile Bay Metro Area! | No comments

The 2009 fourth quarter, 1st October 2009 to 31st December 2009, indicates at least 838 sales within Mobile County, Alabama according to online REALTOR information records. The total sales can be broken down into four property type categories: (1) condominiums & townhouses, (2) manufactured homes, (3) new construction homes, and (4) single family older homes. Also, the last quarter of total sales compared to the third quarter of total sales indicate a drop of 146 sales, or -14.8%.

The approximate 31 condominiums & townhouses had an average list price of $107,838, 69 average days on market (dom) and a sale price to list price percentage of 91.03%.

The approximate 13 manufactured homes had an average list price of $41,923, 61 average days on market (dom) and a sale price to list price percentage of 86.24%.

The approximate 131 new construction homes had an average list price of $179,631, 70 average days on market (dom) and a sale price to list price percentage of 99.39%.

The approximate 659 single family older homes (18.44% drop when compared to the third quarter) had an average list price of $142,956, 86 average days on market (dom) and a sale price to list price percentage of 95.8%.

The average days on market (dom) for the fourth quarter was around 82 days and the average per square foot was $78.

The fourth quarter indicates more new construction in west Mobile, south of the Mobile Regional Airport, Semmes, southwest Mobile County, Theodore, and the Tillman’s Corner area when compared to other areas of Mobile County. Most of the single family residential or home sales occurred in the areas north and south of Cottage Hill Road, Municipal Park area & city west central, west Mobile, Semmes, Midtown area near downtown historic Mobile, and areas east of Wilmer, Alabama.

The average sold terms for the fourth quarter was CASH (21%), CONVENTIONAL (27.3%), FHA (42.4%), VA (6.4%) and OTHER-ASSUMPTION, AUCTION, VENDOR LIENS (2.9%).

The above information has been provided by Albert Marshall Cheney, Cheney Appraisal Services, located in the Mobile Bay Metro Area, Baldwin County and Mobile County of Alabama. Albert Cheney is an active Certified Residential Real Property Appraiser and FHA Approved Appraiser with 35+ years experience in the real estate industry. Contact Albert Cheney at (251) 533-2424 or Albert@CheneyAppraisalServices.com if you require more information about Alabama real estate and ordering a “Certified” real estate appraisal report.

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