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The Belle Sherman neighborhood, basically on the back door-step of the Cornell University campus, and especially convenient to the Veterinary school, is a favorite pick for buyers who would like an easy commute up the hill to Cornell for any reason.
Last year I worked with the owners of 36 Woodcrest Ave. to successfully sell their 2 bedroom, 2 bath home. What did I learn along the way? I learned that even if you have a sizable footprint and ample square footage, 2 bedrooms can be a tough sell. We were fortunately able to secure a full price offer within about 10 days of the home going on the market, and the former owners are off in another state with another sale on their hands this year!
The year before, in 2023, I assisted the owners of 48 Woodcrest Ave. in a massive downsizing/pruning and relocating to Boston effort! They made the leap after securing the best out of 4 offers, and received a significant bump on their list price for their efforts.
For your leisure reading, I’m happy to share the following statistics for the Belle Sherman elementary school district. This information is taken from the Ithaca Board of Realtors MLS.
| Single Family Sales | 2024 | 2023 | 2022 |
| Number of homes sold | 28 | 40 | 52 |
| Average List Price | 426082 | 395,295 | 351,121 |
| Average Sold Price | 430,528 | 430,616 | 380,346 |
| Average Days on Market | 26 | 14 | 22 |
| Average SF | 1976 | 1905 | 1717 |
| Condo/PUD sales | 8 | 12 | 14 |
Remember that in 2023, interest rates took their biggest hike in about 20 years. That had a big dampening effect on sales. But even with 30% fewer closed sales in the neighborhood from 2023 to 2024, prices on the average flattened out last year. The highest sold price in the Belle Sherman school district last year was $808,000, vs $193,000 for the most affordable home.
If you are in need of an objective opinion about the the various aspects of a home sale or purchase, please feel free to give me a call or send an email to Santos@WarrenHomes.com. It’s never too soon to start preparing for such an important event.
36 Woodcrest, shown below, had a lot of great square footage, but the stone work on this property would really take your breath away!
48 Woodcrest, shown below, with an impressive addition to the rear of the home, featuring a full wall of windows and a fabulous stone patio – the entertainment center for the summer months!
