ST.CLOUD REALTOR ALLISON STEWART REVEAL EMERGING MARKET TREND WHICH AFFECTS BAY LAKE RANCH, LAKE LIZZIE, HARMONY, KISSIMMEE BAY, LAKE POINTE. LUXURY HOMES LOW PRICES.
Luxury Homes, lots of acreage, stables, or a private pond-perhaps a home on golf course all these images come to mind when one thinks of the luxury market. Communities like Bay Lake Ranch, In St. Cloud boast of custom built homes, lots with acreage, Zoned for horses. on the East Side of St. Cloud, Florida offer a more countrified atmosphere, while convenient to destination locations like Orlando, Disney, and Melbourne Beach.
For Golf Fans the Community of Harmonyis also located on the East Side of Saint Cloud Florida- large luxurious homes, and smaller developmental style homes create a picturesque small town ambiance; a community school, and newly built gas station and convenience store are located just outside the community on Highway 192 (which is the main artery between Orlando and Melbourne)
West of Harmony, are Lake Lizzie, surrounding the Lake offer large lots, some custom homes and one estate even has Zebras.. yes Zebras which attract area onlookers daily.
Northwest, is Kissimmee Bay. Kissimmee Bay is a Golf Resort Community. Lush fairways and greens, a private gated community with an active HOA, restaurant, and good location -some of these homes are spectacular. Large and well appointed, a much more opulent lifestyle.
Closer to Orlando, Lake Pointe, Hammock Point, and Majestic Oaksall run along the Northwest corridor to Orlando. These homes are consider higher end, some have water views or access, while others are sleek modern and contemporary- within 30 minutes of Orlando International Airport they make suitable retreats of busy Executives, or fantastic second homes.
The Emerging Trend which is having an impact on St. Cloud Kissimmee Florida Luxury Homes: is actually two fold. Lenders have tightened credit on higher end homes and the prices have been slower to respond to overall market conditions.
Value is still predominately based on prior sales. Those sale must be no older than 6-12 months. As sales prices decline: it is putting downward pressure on the luxury market homes, which face the obstacle of appraised value for financing purposes.
Typically these homes cater to Executives (Nationally and Internationally) looking to capitalize on the Housing Market price reductions. For cash buyers there is less of an obstacle, if the price is right. Conventional loans are following tighter regulation and seem to be where the conflict on value vs price clash the most. The Market correction has adjusted value to about 54% of what it was at the peak.
Pricing Your Property to Sell -Don't Be Seduced By Inflated Value 
Comparable Sales are heavily weighted. What really controls the housing market is the history of RECENT prior sales. What the property "was" worth- has no bearing today on what it "is" worth. This is because market conditions, financing conditions and restrictions, and loan requirements change on a regular basis.
If you pruchased your property more than ten (10) years ago; youare likely to have substantial equity remaining even today- but BE REALISTIC- if your goal to sell the property is genuine; an analysis is a very good estimation of what the property is most likely to achieve in TODAY's market.
Realtors®, Real Estate Professionals, and Real Estate Agents do not control market value- sales do. Knowing what has sold and for how much will improve your opportunity to attract ready, able and willing buyers while being competitive under current market conditions and achieving a sale.
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