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Tuesday, July 18, 2017

Port St John, FL - 3/2/2 Pool Home Price Reduced $142,000

If you are an investor looking to buy a single family home in Port St John, Florida (about 40 miles east of Orlando), this may be the opportunity you seek - especially since the seller dropped the price to $142,000!

Located between Titusville and Cocoa in central Florida's Brevard County.  Conveniently situated  about 10 miles from Kennedy Space Center, Port St John offers easy commuting routes including short drives to Orlando International Airport (36 miles) and Melbourne (36 miles).

Offered at $142,000 and located at 4349 Camberly Street, this three bedroom two bath two car garage screen enclosed pool home was built in 1983.

With 1,505 square feet under air, this frame stucco home is located  about a half mile from Atlantis Elementary School and about 4.5 miles from the Space Coast Junior Senior High School.

This property is being sold "as is where is." 
While this home is in reasonable condition it is primarily an investor or owner occupant home with funds to do some renovation (an FHA 203K loan may be an option).

The major known issue is the need for a new septic system including drain field.  A repair estimate has been provided the sellers with replacement costs just under 8,000.  This property does have a city water supply.

According to sellers roof was replaced around 2005 as was the air conditioner.  There are some stucco and siding repairs required.

For more information on this home for sale in Port St John as well as any other homes for sale in Brevard County call or text me at 321-693-3850.

This house is not the "perfect" move in ready home but it has a great start on the process with only minimal work needed!

Sunday, July 16, 2017

Home For Sale - Gated 55+ Community, Melbourne, FL $209,000

Located at 3613 Osceola Drive in the gated 55+ community of Pine Creek in Melbourne, Florida this two bedroom two bath two car garage home is offered for $209,000.  (View community map at bottom of post).

The highly desirable Pine Creek community is just off Eber Road and only a short drive from major shopping ares as well as easy access to I-95 and US1. 

This is the only home for sale in Pine Creek at this time!

Within the community this home is close to the club house and community pool (across street about 200 ft away!)  See on map at bottom of this post.

With association fees at $500 a quarter the lawn maintenance and exterior maintenance is included [REVIEW HOA DOCUMENTS TO VERIFY WHAT IS COVERED BY DUES].

Some of the features offered included:
  • Concrete block stucco construction 
  • Open Floor plan with cathedral/high ceilings
  • 1,335 sq.ft. under air
  • Hurricane shutters all around (back porch and garage electric, others accordion type) 
  • All electric
  • Brick Paver drive way, walks and screened back porch 
  • Well with sprinkler system 
  • Fresh paint
  • Electric screen doors in garage to take advantage of fall weather!
  • Large walk in closet in master bedroom
Call or text me at 321-693-3850  for information.

Monday, July 10, 2017

Viera, FL 55+ Community - Grand Isle - Market Update July 2017

There are three 55+ communities in the planned unit development of Viera - Indian River Colony Club, Grand Isle and Heritage Isle.  This post provides an update on the gated 55+ community of Grand Isle.
I try to post this ink in every article about Viera 55+ communities because while all of these  communities share some common traits there are differences between the 55+ communities of Viera.  

Each of these are different and has their own personality.  The differences, especially between Heritage Isle and Grand Isle are relatively insignificant, but they do exist, whereas the Indian River Colony Club is a 100% maintenance free golf course community..

Still, if one is looking for a Florida 55+ community, one is probably just right for anyone looking at Florida retirement communities.

What is currently for sale in Grand Isle?

 As of today, July 10, 2017, there are seven single family homes for sale in Grand Isle.   Listing prices range from $259,900 to $359.900.  The average list price is $304,400 and the median listing price is $289,900.  All of these homes (built between 2002 and 2004) have between 2,009 and 2,470 sq.ft. under air with three or four bedrooms and two or three baths.  All but one have a two car garage (other three car).  There is one other property under contract awaiting closing (list price $364,900).

What has recently sold in Grand Isle?

Over the past six months there have been ten single family homes sold in Grand Isle.  Selling prices ranged from $235,000 to $319,000.    More recently (since June 1, 2017) there have been two homes sold including:
  • 1510 Lago Mar Drive - 3 bedroom 2bath 2 car garage, 2002 built home with 1,545 sq.ft. sold for $235,000 on June 22, 2017.
  • 1484 Timucuan Drive - 3 bedroom 2 bath 2 car garage, 2000 built home with 2,011 sq.ft. sold for $259,900 on June 22, 2017.
For information on 55+ communities in Viera, Florida, call or text me at 321-693-3850.

Pricing Your Florida Home for the Market - Real and Perceived Differences.

When a real estate agent goes on a listing appointment there is often one of two challenges to be dealt with early on in the conversation.

The first, and likely the most difficult, is explaining to an owner hat their home is possibly not better than all others in the neighborhood.  In fact, it may be similar or even just like all the others!

Not all homes are created equally - even within the same subdivisionThis is especially true where many developments were built by the same builder with four or five floor plans (and several front elevations each).  The homes look similar and often are exactly the same.

The second, and a  lesser challenge, is to convince a prospective seller their home is not like the others.

A recent listing appointment illustrates this point.   While discussing the property I commented it was a wood frame home unlike others nearby that were concrete.  The owner's position was it was a stucco house.

I agreed - there is a stucco exterior. 

But the stucco is over a wood framed building with plywood surfaces.  And the difference, while not visible from the street, does impact value.

Similar to the wood vs. concrete discussion is the subject of pools.

A pool is not a pool.   First of all, lets exclude from the conversation the least of the least when it comes to pools - the above ground pool!

There are basically four types of pools including (1) concrete with aggregate or plaster finishes (2) Other solid finishes such as tile, marble, stone, etc. (3) vinyl and (4) fiberglass. 
Further differences are manifested based on the screening, decking and amenities (summer kitchen, spa, heater, spa, etc.).

Lastly, similar to the pool, is the fireplace.
In this area of Florida most homes do not have a fireplace of any kind.  Nor is a fireplace needed so any perceived added value, in my opinion, is negligible.  While some folks have been known to run the air conditioning at Christmas so they could enjoy the season with a fire, it is not common.  [I speak from experience here as my mother in law enjoyed her big brick fireplace while I was sweating!]

If you are considering selling your Florida home expect your real estate agent to take these real differences into consideration when recommending a price. 

Ready to sell your Rockledge, Florida home?  Call or text me at 321-693-3850 for your free market analysis.

Friday, July 07, 2017

Port St John (Cocoa), Florida Investor Property Coming Soon - $149,000!

If you are an investor looking to buy a single family home in Port St John, Florida (about 40 miles east of Orlando), this may be the opportunity you seek.

Coming soon will be a three bedroom two bathroom two car garage pool home.  With just over 1,500 square feet under air, this 1984 built house can be yours for $149,000!

While the septic system is in need of replacement, most of the remainder of the house appears to be i good shape.  Owner says the roof and AC were installed after 2005.  Pool equipment works per the owner.

Seller will be spending the next few days getting property prepared for market. 

This property does have some issues so it will be offered primarily for cash buyers or possible one with an FHA 203K loan. 

This house is not the "perfect" move in ready home but it has a great start on the process with only minimal work needed!

Want more information?  Call or text me at 321-693-3850.

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