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Friday, November 30, 2007

Buying a home in Brevard County Florida

Are you relocating to Florida's Space Coast, Brevard County? If so, I hope you are excited about this upcoming move. When I came here for a job interview 11 years ago I had no knowledge of the area.

All I knew was that I was from Florida, had retired from the Navy and it was cold and snowing in Maryland! I did not really give it too much thought. I had a decent job offer in my chosen field and there was no snow!

Turns out this was a great decision. After spending 20 years in the Navy I felt quickly at home in Brevard County. If you are considering the same thing, give us a try. You may be surprised at all that Brevard County has to offer.

It is not your Realtor's job.....

It is not my job, or the job of any other real estate agent, to convince you to sell your home. If you are considering selling your home, it is your motivation that determines whether to place the home on the market.

The job of your real estate agent is to assist in the sales process.
  • To recommend a possible listing price.
  • To recommend steps to take to prepare your home for the market process.
  • To advertise your property in print and on the internet.
  • To conduct open houses if you desire them.
  • To coordinate showing appointments.
  • To negotiate on your behalf when that offer is presented.
  • To monitor each step of the closing process.
  • To attend the closing with you.
  • To do a lot of things.
Notice something missing?

No place does it say it is the real estate agent's responsibility to convince you to sell. Are you convinced and ready to sell your Brevard County, Florida home? If so, please give me a call for assistance.

Gary Waters, Florida licensed real estate broker at Waters Realty of Brevard in Melbourne, Florida.  Gary enjoys serving all of Brevard County while specializing in the Viera, Suntree, Rockledge and Lake Washington areas.

Keep Selling....Keep Telling!

OK, I sell real estate. So the "Keep Selling" part of this post is a no-brainer. If I want to eat, and God knows I love to eat, then I must sell! What about the "Keep Telling?"

"Keep Telling" refers to advising clients of the true state of the market. If folks have the means (cash or mortgage approval) then the opportunities are out there! Sure the average sales price of sold homes has dropped. Will they continue to drop? I don't know. But this I do know....There are opportunities in the Rockledge, Viera and Brevard County, Florida real estate market.

Yep, that is what I will "Keep Telling!" folks I come in contact with every day. Who will you listen to?

I want to be your real estate agent but I can't!

As a real estate professional I feel very honored whenever a potential client contacts me. After all, I work very hard for my clients and seek clients every day! Unfortunately, some call and I can', will not be their real estate agent.

Sounds sort of counter to refuse business, doesn't it? With so many folks looking to move to Brevard County, Florida, why would I not list your house? Well, let me take some time to explain.

I am in the results business. It is just that my results are in the real estate arena. What are the results I am looking for? I want to sell your home, for the most money, with the least stress and on a time table that fits your needs!

Who are these callers that I can't work for? They are the one's who are not adequately motivated. Marketing a property in this market required hard work. If the seller is not motivated to price the property correctly, then how can it sell? If the seller is not willing to prepare the home by having it staged, correcting any obvious flaws, and making it easy for prospective buyers to see the home, then no, I can't take the job.

If you are really wanting to sell that Brevard County, Florida home, then give me a call. I really do want to work with you and for you. But, sometimes I just can't. In those cases I will certainly be happy to refer you to another agent!

Gary Waters is a Florida licensed real estate agent with Century 21 Baytree Realty, 8195 N. Wickham Road, Melbourne Florida. I can be reached at 1-800-651-6940 (office) or by email at .

Please visit my web site

Thursday, November 29, 2007

Housing Inventory in Rockledge Florida

If you are looking for a home in Rockledge, Florida the news is great! What news? The news is that you have a tremendous inventory of homes to choose from!

As of today (November 29, 2007) there are 301 single family homes for sale in Rockledge, Florida. Last month there were 20 homes sold in the Rockledge market. In real estate we have a thing called absorption rate. Absorption rate is the time it takes for an inventory to be absorbed by the market at the current pace. That is my definition and I am sure others may have a more technical definition.

Either way, the bottom line is that to sell the entire inventory without ever getting a new listing will take 15 months. That is 20 homes sold each month for 15 months will leave one home on the market. There is variation in each price range as to the length of time a home will be sold. In this market the lower priced homes (up to about $250,000) move a little more quickly.

Of course, this is not the way the market will play out. Homes go up for sale and the the sellers decide to remove it from the market. Some months will sell more than 20 homes and some less. The point of this is that "there are a lot of homes for sale." So, if you are looking to purchase that new home there are sellers willing to negotiate!

Prices have dropped. How much more will they drop? No one I know has a glimpse into the future. We only know what has happened so far.

If you are thinking of moving to Brevard County, Florida this may be the time. If you are looking at Brevard County for your new home, vacation home (Europeans and our Canada neighbors), please consider Rockledge, Florida for that home!

Feel free to contact me, Gary Waters, licensed real estate agent, of Century 21 Baytree Realty for any assistance I can provide. Toll free office phone number is 1-800-651-6940 or by email .

What are you looking for in your real estate agent?

The market has changed considerably in the past two years in the Brevard County Florida real estate arena. Regardless of locality the market has undergone dramatic change recently. But, and this is a big but, people are still selling homes. People are still buying homes.

With the change in the market has come change in the real estate sales force. Some, just how many I do not know, agents have left for other careers. Fewer transactions closing have left some with no income. However, there are still many real estate agents. How do you select your agent?

Experience is still a good indicator of success. Past performance is truly an indicator of future performance. The most important factor in my opinion is market knowledge. Your real estate agent must be very familiar with your area. Being a seller's agent or working with buyers requires the same skillset - knowledge.

Knowledge of how to promote your home. Knowledge of the quality of life the local area offers. Knowledge of the sales process. As a buyer agent or seller agent the steps to a closing must be monitored. And your agent needs to have a solid handle on each step.

So, whether buying or selling, choose an experienced agent who is knowledgeable of your area and type of transaction. Key to the whole process is your agent's ability to share that knowledge with you every step of the way and help reduce your stress level.

Regardless of what one may think, whether as a buyer or seller, the road to a real estate closing is stressful!

Gary Waters is a Florida licensed real estate agent with Century 21 Baytree Realty, Melbourne Florida.

Wednesday, November 28, 2007

They wanted to rent but bought a home instead!

I was in the office yesterday. Not unusual for me as I spend a lot of time in my "brick and mortar" office. I was discussing recent activity with a colleague. His story was amazing to me and I want to relate it here.

He was doing "floor" duty last week. Thanksgiving week is not really a busy week for Realtors anytime, especially this year. He received a call from some folks who were outside a home that was for rent. They wanted to take a look as they were moving to Brevard County Florida in January and needed a place to live.

He arrived, discussed their needs and showed them the property. As they were leaving they noticed the house next door was for sale. It was a similar property so he called and scheduled a showing.

As luck would have it, it was vacant. He showed them the house and discussed the listing price. In the Brevard County, Florida real estate market prices have dropped considerably. It turns out the mortgage payments were not that far out of the range they could afford. They had already met with a lender and received a pre-approval but were unsure about purchasing.

Turns out the price of ownership would not be to much higher than the monthly rent. They made an offer, negotiated a great price and will close next month. So, if you are in the market as a potential renter in Brevard County Florida (Viera, Suntree, Rockledge, Melbourne), ask your Realtor about homes for sale. You may be pleasantly surprised.

After all, it is a buyer's market!

Gary Waters is a Florida licensed real estate agent with Century 21 Baytree Realty, Melbourne Florida. He may be reached at 321-255-2600 or 800-651-6940 or by email at . Website is .

Monday, November 19, 2007

Today is My Wife's Birthday - lest I forget!

My wife, Debby, occasionally reads my posts. She probably will not see this one but I still will write this one. This post is not directly related to real estate but all I have done and will do in real estate is because of her support.

I met my wife about 30 years ago. Actually, it was the only blind date I ever went on! My older brother set this one up. I was in the Navy and home. It was quite memorable from the flat tire to the awful movie (something called Bobby Deerfield) we went to see that evening. Yes, I really did have car trouble!

We have now been married 28 years and I must confess there have been challenges along the way. The past couple of years in real estate have been some of the most difficult. She has always worked hard to support me during my 20 year Navy career and since my retirement 12 years ago!

It is amazing what she has gone through with me. She worked so hard to raise our son, often times while I was gone on long deployments. The sacrifices have been many! And along the way I missed a few of her birthdays!

As I sit here today I can honestly say she is a very special lady! Happy birthday, Debby. I am so thankful for you and your support through the years.

God bless you on this your 29th birthday! You did not think I was going to put anything else there except 29, did you?

Happy Birthday!

Thursday, November 15, 2007

I was showing properties yesterday in Viera Florida and it was a real pleasure. Why? The first home I showed had pets. The seller's agent showed up early and was there to care for the pets! This home showed very well and had a lot to offer potential buyers.

Another home I showed in Viera was a newer home that had been recently listed for sale. In fact, this was the first showing since it was listed. The seller's agent called to conform the showing time and then was there to "support" the seller. I am not sure if the seller was nervous or new to the process. Either way, this real estate agent went above and beyond the normal seller agent duties. Being a pillar of support for their client speaks highly of an agent's professionalism.

Why do I, a real estate competitor, write these words of praise. Because I hear and read so much negativity about real estate sales professionals lack of professionalism. These are not exceptions but rather indicative of the overwhelming majority of real estate agents I know. Well done!

As an extra plus my buyer's are interested in one of these properties! Read some of my other blogs at

Buying or selling in Brevard County, Florida, call me - Gary Waters, Realtor, Century 21 Baytree Realty, 8195 N. Wickham Rd., Melbourne FLorida at 321-255-2600.

Wednesday, November 14, 2007

I am Showing Your Viera and Suntree Florida home today - Are you ready?

If you have read any of my previous posts then you know I sell residential properties in Suntree, Viera, Rockledge and all of Brevard County Florida. I enjoy the process completely and today my schedule is filled with showing appointments.

Could it be I am going to be showing your Viera home today? I hope so. I made the appointments yesterday before noon so you should know we are coming. This is your chance to show off the very best your home has to offer! Clean, well lighted, great curb appeal, maybe the smell of fresh bread or an aromatic candle. Do what you can to help me make your home look good.

Please do not disappoint me. I have seen enough homes that were dirty, smelled awful, cluttered, no light with curtains drawn, a yard that needs mowing... I have seen them all. I will say that those are the ones that make the others look so good!

Notice what is missing? I have not made a single comment about price. Because I am a good real estate agent and know my buyer's budget, the price is reasonable. I rarely show an overpriced home. So, as they say in sports the ball is in your court. Have a good game!

If you are thinking of selling your Viera, Rockledge, Suntree or Cocoa Florida home, call me for a free consultation. Gary Waters, Realtor Century 21 Baytree Realty, Melbourne FLorida 32940.

Thursday, November 08, 2007

Seller Motivation = Successful Sales!

When you consider selling your home in this market it is imperative you examine your motivation. This is a buyer's market and buyer's are looking for value. How does a buyer define value?

Value is the perception that you will be getting more for your money than otherwise. It is seen as a good return on your investment. Put yourself in the buyer's shoes.

First of all, you often see articles and real estate sales marketing advertising "below market value" home for sale. First of all, the market (read as buyer) determines the market value. Sure, you will sometimes see homes that are priced below the current price for comparable/similar properties. But this is the exception!

These may be short sales or hardship circumstances. Somtimes sellers must sell due to relocation. Sometimes the sellers are going through a family change (divorce, death, serious illness). Relocation, depending on the circumstance, may dictate a so-called below market price. These are the exception. In the end, the market will set the price - not the seller or a real estate agent.

If a seller has less than real motivation to sell, then the price will be higher than the market price for similar properties. These are the sellers who will have their homes listed for months - with no showings! Buyers are seeking value in this market.

So, before you sell, think about your motivation. Are you really wanting to sell? This is not the time to "dabble" in real estate. If you are serious about selling, call a real estate professional and move forward. Otherwise, don't waste your time!

If you don't care if your home sells, who will?

Thinking about placing that Viera, Rockledge or Suntree Florida home for sale? Regardless of location, if you are considering selling, please consider this. Take a critical look at your home from the perspective of a potential purchaser.

Go out to the curb and what do you see? How is that landscaping? Trees trimmed, grass green, flower beds free of weeds? What about that front door? Could it use a coat of paint? The outside of your home provides a glimpse of what the inside is all about. As a Realtor I know that there are lots of lovely homes that do not necessarily have the corresponding curb appeal. But home buyers may not!

I can not overemphasize this point.....buyers will know how much you care about your home. Your presentation as someone who takes pride in your home will influence your potential buyer. If the neighborhood and your home reflect that pride it will help you sell more quickly for a higher price I am confident.

So, if you don't care if your home will sell, who will?

Considering a move to Brevard County Florida, please contact Gary Waters, Realtor, Century 21 Baytree Realty, 8195 N. Wickham Rd, Melbourne FL 32940 for assistance. 321-255-2600

Wednesday, November 07, 2007

Happy Birthday United States Marine Corps - November 10th

Today I am not writing about homes for sale in Brevard County Florida, Viera or Rockledge or anywhere. Today I just want to say Happy Birthday to all you Marines out there. Semper Fi! What is it? 229 years or so? I never was good at math!

As part of my 20 year U.S. Navy career I was privileged to serve at total of seven years with the U.S. Marine Corps. Actually I do believe these were the best years! So as you celebrate, enjoy and know that we, as a country and individuals, appreciate your service to the country.

Semper Fi!

Saturday, November 03, 2007

Choosing Your Viera and Rockledge Real Estate Agent

So you have decided to place your home on the market. The current market makes it imperative you choose the right real estate agent.

I read somewhere or heard that it is "better to be the second wife and the second real estate agent." Although I have been happily married for 27 years and have no second wife experience, I have had the experience of being the second real estate agent. Let me tell you, it is easy being second however a lot of work has to be done to overcome the stress the first agent created!

By the time a seller has learned from the mistakes encountered with the first real estate agent, the seller has grown frustrated. Frustrated that showings have not happened. Frustrated that the promised advertisements did not occur. Frustrated that the house down the street has already sold. The frustrations are an enormous source of grief!

Save yourself from all the grief by selecting the correct agent on the first try. How does one go about selecting the right real estate agent? To start with....

  • Choose an experienced Realtor. Although experience is not always the best indicator, give weight to sales experience.

  • Choose a Realtor who knows your neighborhood. If you live in Viera, Suntree or Rockledge, select an agent who works primarily in these areas.

  • Choose a Realtor from a well known brokerage. Being affiliated with Century 21 or anther big box company does have its advantages...referral networks,mortgage service connections, a global internet presence and more!

  • Choose a Realtor who uses the internet widely and effectively. Some studies have shown that almost 80% of buyers start their search or locate their new home on the internet. Your agent must know how to use the world wide web effectively!

  • Choose a Realtor who is available by phone or email. You, as the seller, are in charge - really. Your agent works for you and is your personal expert and resource. To be effective, he or she must be available either by phone or email.

  • Choose a Realtor who tells you the truth about the market price. There are many real estate agents out there who are willing to tell you what yo want to hear - not necessarily what you need to hear. Listing a home at an unreasonable price wastes everyone's time!

There are many other considerations when selecting a real estate agent. Have a question, please feel free to contact me at

Gary Waters, Realtor
Century 21 Baytree Realty
8195 N. Wickham Road, Suite 100
Melbourne Fl 32940
*Realtor is a licensed real estate agent who is an active/current member of the National Association of Realtors.

Viera, Suntree, Rockledge Homes For Sale and Sold October 2007

So how did the home sales go in the Viera, Suntree and Rockledge areas of Brevard County, Florida in October 2007? Glad you asked because the numbers are in!

The central area of Brevard County consists of the city of Rcokledge, Florida and the PUDs(planned unit developments) of Viera and Suntree. This is the area in which I live and work primarily.

There were 355 units sold in October throughout the County (information obtained from the Brevard MLS system). Viera, Suntree and Rockledge had 63 homes sold during this same time period. The average selling price for "my area" was $251,489 vs. $225,296 for the County as a whole.

The average days on the market for Viera, Suntree and Rockledge was was 133 days while the County as a whole was 116 days.

As a percentage of list price the sales price of homes was 94% of the list price. So, the sellers are negotiating! There are bargains and the values are there. Ready to make the move to Brevard County, call me!

Gary Waters, Realtor, Century 21 Baytree Realty, Melbourne Florida. Visit my website at

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