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Saturday, June 28, 2008

Four Bedroom Pool Home Viera only $231,900!

deercroft front1 This 2001 built 4 bedroom 2 bath 2 car garage pool home is one of the best deals in Viera! Located in Bayhill subdivision with over 1900 square feet under air, you owe it to yourself to see this property!

Sit under the trussed porch overlooking the solar heated pool while you relax and reminisce about that fishing trip or day at the nearby Viera East Golf Course!

Feel confident that the kids are getting a great education at the nearby Viera High School and Ralph Williams Elementary Schools!

deercroft pool2 Retired military? The nearby Patrick Air Force Base offers great resources for the military retiree and dependents!

Need easy access to Orlando International Airport? It is only about 45 minutes to the airport! Want to be near excellent shopping and restaurants? It is only minutes to The Avenue at Viera shopping mall as well as other shopping areas.

In real estate it is location. In Viera you have location and great prices!

If you would like information on he homes available in Viera, please let me know. The homes go from about $185000 to about $2 million! There really is something in Viera for everyone!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida - conveniently located in Viera next door to Denny's.

Email me at gwatersc21@aol.com or call me at 321-693-3850.

Pricing Your Viera home to "SELL!"

Every seller has a different set of circumstances and motivations. I understand that as well. I saw a listing today that had in the comments "at seller's request, price is firm but worth it."

I know this property is overpriced. That was part of the curiosity that got me to look at the listing initially. My initial response to listing was....

Who is going to look at this house? Then I dismissed that response because I know from experience buyers will see that house when they have found a similar house at a better price. This listing will be one of the "comps" that make the other property look that much better!

Why add the disclaimer "but worth it?" This is a buyer's market. Folks are aware of the price of similar properties and unless there is some hidden value that is not apparent, I can't see where it is worth it.

Buyers expect to negotiate! Homes are selling for about 93-95% of list price. Most of the time there is some "wiggle room." If a seller is firm and, in my opinion overpriced, I will skip the listing, for sure.

Now I said all of that to say this...If you are wanting to sell your Viera, Suntree or Rockledge home, price it right. Interview several agents. Take their "comps" into consideration as well as their experience, local knowledge and marketing plan then make a decision.

If you want to sell or buy in Viera, Suntree or Rockledge, please give me a call. I would welcome a chance to be your Realtor of Choice.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne (Viera), Florida. Call me at 321-693-3850 or email agent@moving2brevard.com .

What to do during an open house...Sell your house!

I have an open house going on right now at 8197 National Drive in the Baytree golfing community of Melbourne Florida.

As always, I arrived early and dropped the AC a little bit to cool the place, swept the front porch, swept the back porch, put out signs, and flyers. Now, for the next three hours I will see what happens. Oh yeah, the ad was in the Florida Today so I am set.

Now, lets see what happens. Thanks to wireless internet service I have access to my blogs and the MLS system. I am ready and have the answers....

I was also in the office this morning. Typical Saturday morning. Agents calling to schedule showings, other agent in and out getting ready for their open houses as well. We at Century 21 Baytree still use the "old fashioned" marketing methods as well as the newer methods.

What are some of the "old fashioned" methods?

First of all - newspaper/print advertising. It is expensive but does bring buyers! Open houses - a lot of agents don't do them anymore. Of course with the price of gas a lot of folks are not out just "riding around."

[A note about riding around - when you are new to the area, try this method first. Explore the area. See what areas intrigue you and then go from there!]

The newer methods of marketing real estate include the Internet. The Internet is not new, just a a greater awareness (wasn't it invented by Al Gore? Just a bit of sarcasm, please!)

Most buyers start their search for a home on the Internet. That is why I advertise all my listings on about a dozen sites. Some of these include http://www.craigslist.com/, http://www.realtor.com/, http://www.century21.com/, http://www.c21baytree.com/, http://www.moving2brevard.com/, http://www.yahoo.com/, http://www.livedeal.com/, http://www.trulia.com/, http://www.oodle.com/ and others.

Also a great resource for advertising listings is the web log (blog). I post to www.activerain.com/bllogs/gwatersc21 , http://www.brevard-homes-for-sale.com/ and this blog, http://www.moving2brevard.blogspot.com/ .

Buyers come from all over. So a successful agent must cast a big net to catch the potential buyer. If you are considering selling your Viera, Suntree, Baytree or Rockledge home, please give me a call. I would welcome a chance to discuss how I can assist you in the marketing of your home.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. Call me at 321-693-3850 or email me at agent@moving2brevard.com .

Friday, June 27, 2008

Understand your needs before you look: Home Shopping for Dummies

OK, the title is not intended to be condescending. It is only a take off on the popular "Dummy" series of books!home shopping

Whether you are moving up to a new home or are a first time homebuyer, there are steps to take when shopping for a home!

If you have been around the block a time or two (i.e. experienced buyer), then some of these things you have probably already considered. Assuming you have already decided on the general location (something more specific than "Florida"), these are some of the considerations.

Area: Select the general area based on neighborhood,schools, commute distance etc.

Real Estate Agent: Why is this number two? Simply because agents specialize in areas. For example, I specialize in Rockledge, Viera, Suntree, Baytree and north Melbourne areas of Lake Washington, Pineda, etc. [I also have a business associate who covers the areas I do not, so call me, we work together!]

Price: Get approved for a mortgage. You need to know what you are going to spend. And it is not necessary to go to your "max" qualification amount!

Size: How larger or small? How many bedrooms,baths? Pool or not?Homebuying pic

Must haves: Some things a house must have - can't live without. Know these up front!

Can't haves: Just like you must have certain things, there are things you just do not want. Know what these are from the start!

Nice to have: Sometimes an extra just happens to show up in a house you find...what a nice find! Identify all these parameters up front.

Now, look!: As you go out looking, confident in your desires, armed with notepad (always take notes), digital camera (just in case you want photos)....relax! The right house will come along and you will know it when you see it!

Buying a new home in Viera, Rockledge, Suntree and north Melbourne, Florida? Give me a call. I would welcome a chance to be your Realtor of Choice.

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

Homes For Rent in Viera

If you are considering a move to Viera Florida and rental property is in your plans, there's plenty to choose from.

As of today there are 48 single family homes for rent in the Viera area. Of these 48 there are 8 available in Heritage Isle and Grand Isle (55+ communities).


That still leaves a wide range of selection for sure. The range for rental prices (3 bedroom and larger) runs from around $900 a month to a whopping $5,000 a month. A large portion of these rentals (20 properties) rent in the range of $1200-$1500 a month.

If you would like information on rental properties in Viera, please let me know. You can email your requirements to me (# bedrooms, baths, pool or no pool, etc) and I will gladly send you some listings. Also, please indicate your time frame.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, proudly serving the Suntree, Viera and Rockledge communities of Brevard County Florida.Email me at agent@moving2brevard.com or call me at 321-693-3850.

How do you find your Viera and Rockledge real estate agent?

Most real estate agents are independent contractors. Most real estate agents are technically self employed. As such they are depending on their "independent" initiative and marketing skills to make a living. So, if agents are independent how does one decide on their real estate agent?

One thing you should not do is to just walk into or call a neighborhood firm and take the agent on "floor duty." Floor duty is not a bad thing - I do it. But a successful agent knows the floor time is not like being a clerk at the 7-11, folks usually don't walk in off the street!

If you call while I am the floor agent I expect you to ask the tough questions - to interview me. Make sure I am listening to your needs. The thing to remember is you have a choice - so choose carefully.

Here are some of my ideas for finding a Viera, Suntree or Rockledge real estate agent.

Look for an agent who knows your area. If your area is Viera, Suntree and Rockledge, you need an agent who specializes in those areas.

I do work all over Brevard County however I live and work daily in the Viera, Suntree and Rockledge area. I know the neighborhoods. I know the schools. I know the medical facilities that are nearby. And, more importantly, I know the real estate market!

So, how do you find me or, any other agent for that matter? First of all, ask around. If you live in the area, then someone you know has knowledge of a local Realtor. I am not so naive as to believe that I will be the one they all know! So, how else do you search?

Internet Presence - the great advantage! Anyone familiar with real estate marketing knows the Internet is the top method chosen when buyers start searching for homes. The agent you choose must have an Internet presence.

I am a believer in name recognition. Those without it always discount its importance! Century 21 has developed a reputation through the years of being a top notch organization. Look for a real estate organization whose agents can empower you with real estate expertise and resources and provide first-rate customer service. Century 21 Baytree Realty is that organization!

If you are looking fro a professional real estate agent in the Viera, Suntree and Rockledge area, give me a chance to be your Realtor of Choice. I can be reached by phone at 321-693-3850 or by email agent@moving2brevard.com .

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida (Viera).

OPEN HOUSE BAYTREE HOME SAT JUNE 28 NOON - 3:00


If you are looking for a home in the Baytree National Golf Links development of Suntree (Melbourne, Florida) then stop by this open house!

WHERE: 8197 NATIONAL DRIVE, MELBOURNE FL (in Baytree)
WHEN: SATURDAY JUNE 28th noon until 3:00 p.m.

Enjoy the great direct fairway views from the expansive back porch. See the view from the bay windows in the breakfast area. Great floor plan which must be seen!

Attractively priced at $459,900 with almost 2200 square feet of living area this 2000 custom built home is move in ready. With three bedrooms (split plan) plus an office you will have plenty of space.

This home is hurricane ready - shutters on all windows including electric shutters on the 37 foot back porch!

For more information or a personal showing, give me a call at 321-693-3850. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida.

Positive news in the Brevard County Market...


Positive news for sellers, that is! The Florida Today newspaper reported today that home sales (existing/re-sales) were up in May 2008. No surprise here.

Actually Florida Today reported that May 2008 was the first month since January 2007 when existing home sakes were up year over year. There is a down side for sellers though - the median price is lower, somewhere around $144,000 for the entire County.

And for buyers, Florida Today concluded with sage advice - "There are bargains to be had."

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, serving the Viera, Suntree,Baytree and Rockledge communities.

Thursday, June 26, 2008

Buyers must still be reasonable...

Everyone knows the prices have dropped in most real estate markets in the country. Everyone knows there are "short sales" and REO properties (bank owned) for sale. Everyone knows the deals are out there.

But a small dose of reasonableness needs to be interjected into the homebuying equation. What is this reasonableness I speak of?

There are very few "fire sales" out there but there are great deals. I always advise my buyer clients to offer a price that will not offend the seller. I advise to offer a price that will, at worst, elicit a counteroffer. An "offended" seller may not be willing to sell to you regardless of the offer.

In a seller's market (long gone) it was easy....you offered what the seller wanted. Oh, the times have changed!

Sure there are bargains but remember to keep the lines of communication open. It is difficult to negotiate if the other side will not talk!

If you are looking to buy or sell a home in Viera, Suntree, Baytree or Rockledge, Florida, I would welcome a chance to be your "Realtor of Choice." Contact me at 321-693-3850 or by email to agent@moving2brevard.com .

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida (Viera).

Homes with 1 acre lots available in Viera and Rockledge

It is possible to find a home in Viera and Rockledge Florida with at least a one acre lot. Possible, yet challenging, for sure.

I received a call today from an out of state party that wants to relocate to Brevard County Florida in the next few months. Specifically he was looking at the central Brevard County areas of Rockledge and Viera.

Anyone familiar with the area knows that Viera is a relatively new planned unit development. There are very few developments in Viera with an acre lot.

There are some homes with one acre sites in Rockledge. Actually you can still find a one acre parcel on which you can build a home in Rockledge.

The total number of homes that fit this category is only 17. Not a lot to choose from and the prices are not cheap. Prices for these homes run from a "low" of $380,000 to $1,790,000! That is quite a range for such few choices!

If you are considering a move to central Brevard County and a one acre lot is your desired "piece of ground," then give me a call. I would welcome a chance to provide you with information on what is available.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida (Viera). Call me at 321-693-3850 or email agent@moving2brevard.com.

I can't recommend a specific Viera neighborhood!

The Viera area is reasonably large with probably 30 or 40 total neighborhoods - a lot of them for sure! Each neighborhood has its specific characteristics. All are very nice so, when asked to recommend specific ones to look at, I can't!

Certainly I strive to understand a client's needs, wants, desires, "can't haves" and the like, but in the end the buyer chooses the neighborhood.

Right now there are "two Viera's." East of I-95 is the "older" section with homes built from the mid 1990s to about 2005 or so. Many of the homes on the east side of I-95 seem to have smaller yards although some of the newer ones have .2 acres and more. West of I-95, in my opinion, there seems to be a little more green space. There are several points of access over/under I-95 so getting to either area is simple.

Some of the East Viera neighborhoods include Six Mile Creek, Cross Creek, Auburn Lakes, Wingate Estates, Bayhill, Crane Creek, Bennington, Somerville and a few more neighborhoods. There are some developments east of I-95 along the Viera East Golf Course. Capron Ridge is a newer development off Viera Blvd that is gated and has some homes in the mid-$200K range. Also it has some duplex style homes. This is not an all inclusive list for sure!

Lets not forget - there are three 55+ communities in Viera (2 east of I-95 and 1 west of I-95).

One thing to keep in mind is that a few of the neighborhoods east of I-95 have some homes that back up to I-95 so there is some highway noise. [They are supposed to build a sound wall but you can't assume it will be built until it happens.]

Because Viera borders on Rockledge there are a couple of nice neighborhoods there as well such as Ashwood Lakes, Ventana, Phillps Landing and the Augusta Trace development at Turtle Creek Golf Course.

Also, right next to Viera East is the area of Suntree. There are some nice neighborhoods there as well such as Devon's Glen, Sunrise, Baytree (gated) and Magnolia Springs.

The entire Viera planned unit development is nice.... really nice, close to shopping, restaurants, 15 minutes to the beaches and offers a lot to residents.

I hope that this does not confuse you. Please let me know if you would like additional information on the new "town of Viera."

Gary Waters, Florida Licensed real estate agent, Century 21 Baytree Realty, Melbourne (Viera)Florida. I can be reached at 321-693-3850 or by email agent@moving2brevard.com .

Wednesday, June 25, 2008

Heritage Isle Viera Homes for sale

It seems that many folks are interested in the 55+ communities in the Viera area of Brevard County Florida. There are two other 55+ communities in Viera (Grand Isle and Indian River Colony Club) but Heritage Isle, in my experience, still seems to be the one that gets the most interest.

Heritage Isle is an active lifestyle community with much to offer its residents. From its gated entry to 21,000 square foot clubhouse, the amenities are plentiful.

Besides pools, activities, a billiards room, crafts, entertainment, a great fitness center, the community's proximity to golf courses, health care facilities, Patrick Air Force Base, Orlando (45 minutes), Heritage Isle offers the lifestyle many look for! Why worry about lawn care? That is included in the monthly fees (generally around $300).

Don't feel like cooking breakfast, get it at the clubhouse. Want to take a cruise? Port Canaveral is only a half hour away! If a 55+ community is in your plans, you owe it to yourself to check out Heritage Isle.

As of today there are 35 properties for sale in Heritage Isle. Properties range from a 2 bedroom 2 bath villa for $189,900 to a rather large 2,430 sq ft living area 4 bedroom 3 bath home for $385,000. There is definitely something for everyone's taste!

If you would like to receive information on Heritage Isle, please feel free to contact me at 321-693-3850 or by email agent@moving2brevard.com .

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida (Viera).

Things to consider before making that offer to purchase a home

When you have found a home you are considering making an offer on there are some other considerations you should not overlook. These may not be specific to the physical house itself but may impact your property's future value and your quality of life.

It does not take a lot of effort and the answers to these issues may be enlightening! What are some of these issues?

  • Visit the neighborhood "after hours." During the day when the kids are in school, folks are at work, and things appear quiet. What happens when everyone comes home? See for yourself.
  • Visit the local schools. See the facilities, chat with the principal and teachers. Get your questions answered first hand.
  • Is the neighborhood safe? Call the local police department and ask them. They have no reason to not tell you about calls and issues in the surrounding area.
  • Check for any sexual predators or offenders living in the area. In Florida you can go to the Florida Department of Law Enforcement's web site.
  • Check the drive time to schools, work, medical facilities if these are a consideration.
  • Talk to the neighbors. If you are going to live near by, ask someone who lives there about the neighborhood, the home owner's association, etc.

Take the time to get these answers. After all, a home purchase is a major investment!

If you are considering a move to Viera, Suntree, or Rockledge Florida, please contact me for local information. I am a full time real estate professional with Century 21 Baytree Realty, Melbourne Florida.

I can be reached by phone at 321-255-2600 or email me at agent@moving2brevard.com .

Tuesday, June 24, 2008

Which came first? The School or Neighborhood...

When you decide to relocate to a new area which you are not familiar, do you choose the neighborhood or the school first?

Brevard County Florida is like many other areas of the country. There are school assignment lines drawn that determine the school assignment for residents. In some cases there are schools that do allow out of area students to attend as long as the transportation is provided. [By the way I always recommend my buyers personally visit the school to confirm the school assignment prior to making an offer on a property.]

There are some schools that have frozen enrollments so getting into a particular school may not be possible.

When the desired schools and their assigned neighborhoods don't meet your needs then a decision has to be made - school or neighborhood.

Some of the newer schools may draw their students from newer developments (for example Viera) where the homes are built more closely and the homeowner association rules may be more rigid.

Sometimes it is a matter of lifestyle. You may have a boat you want to keep or even drive a pick up truck. Some neighborhoods do not allow pick up trucks on the driveway at night. These restrictions are in place to create a relative consistency among the properties.

So, to answer my title question... It becomes a matter of priorities. Of course if the school of choice is a private school then there is no issue.

As a parent your child's education is a very real and personal consideration. Look over the school's grades. Schedule an appointment and visit the desired school.

Then, with knowledge of the schools and familiarity with the neighborhood, you can make an informed decision.

If you are considering relocating to Brevard County Florida, visit the Brevard County School Board web site and research the schools. Another excellent tool is http://www.schoolmatters.com/ .

If you are considering a move to Viera, Suntree, Rockledge and north Melbourne, Florida, please feel free to contact me at 321-693-3850 or at agent@moving2brevard.com .

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

Sunday, June 22, 2008

55+ Communities in Viera and Suntree....manufactured homes?

I have had several inquiries recently about 55+ communities in Viera and Suntree areas of Brevard County Florida. A few of these inquiries pertained to "trailer parks" or manufactured homes. You will not find these in Viera or Suntree!

There is a 55+ manufactured home community nearby in Cocoa Florida. It is a development called Lost Lakes. It is gated, and 55+ only. It has a pool and club house. This community is very popular for those looking for manufactured homes.

In the Viera area the most popular 55+ community is Heritage Isle. I have spoken with folks who live in Grand Isle and they see themselves as a "notch above" Heritage Isle.

And then you have the 55+ community of Indian River Colony Club (mostly retired military officers) which fancies themselves as the premier 55+ community in Brevard County!

Hey, community pride is a good thing, isn't it?

Want information on the 55+ communities in Brevard County Florida? Call me or send an email. I can be reached by phone at 321-693-3850 or by email agent@moving2brevard.com .

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida - located in Viera next door to Denny's Restaurant.

Places to Eat in Rockledge and Viera Florida!

OK... there are lots of places to eat in the Viera area. Most of these are pretty good, although I am sure not everyone would agree with me!

If you are a fan of the "chain" places there are plenty to choose from...Carrabba's, Uno, Cracker Barrel, Burger King, The Melting Pot, Sonny's Barbecue, Steak'n Shake, Denny's Bob Evans', Perkins ...and more!

Lots of chains... but what about local, non-chain, cuisine?

Well, some of my favorites are located nearby... The Black Tulip in Cocoa Village, Cafe Margeaux in Cocoa Village, Tuscany Grill in Suntree, Malibu's Sports Bar in Rockledge, Ashley's in Rockledge (interesting, supposedly haunted!) and my favorite for good ole breakfast food - TJ's Restaurant on Rockledge. For TJ's you must go early because they close at 1:00 p.m. every day except Sunday when they stay open until 2:00 p.m.. You want some great biscuits and gravy? Want some great grits (a southern tradition)? Want a great omelette? Then, TJ's is the place to go!

When it comes to getting a great bite to eat, the chains offer the same as the last time you ate at the chain....a local, non-chain restaurant offers some real treats.

Check out the local cuisine when visiting Rockledge, Viera, and Suntree Florida!

Looking to purchase a home in Central Brevard County? If Viera, Suntree and Rockledge are in your search area, please contact me. I would welcome a chance to be Your Realtor of Choice!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida (Viera). Call me at 321-693-3850 or email me at agent@moving2brevard.com .

Tuesday, June 17, 2008

Do you really want to buy that bank owned (REO) property?

I have spent the past week doing quite a few broker price opinions (BPO) for various lenders. These opinions of value always provide insight into that "non-fair market value" market.

Most of the BPOs are for "short sale" properties. In these cases the property is being sold for a probable sales price which is less than the monies owed to the lender.

These contracts require the lender (third party) to approve the contract/offer. Most of these short sale properties are in pretty good shape. Sure, in some cases there has been some "deferred maintenance." But, all in all, they are fairly nice properties.

A word of advice on short sales - be patient as it does take a little extra time to get the third party approval - perhaps even 60 days from the offer.

As for the bank owned properties....a different story. Since these properties are owned by the lender, a decision is probably going to be made a little more quickly. Most of these bank owned properties are sold "as is."

I recently went inside a bank owned property that was definitely a fixer upper. The pool was boarded over...who knows the real condition. And the green water was not very appealing!

Likewise, I saw one that had all the light fixtures removed. I have seen them with vegetation growing up over the garage door. I have seen missing mirrors, missing security system control boxes. I have seen missing appliances. About a year ago I saw one where the garage door opener had been removed as well as the hot water heater!

The point is....if it is bank owned, you should expect to sink some money into the property! Sure, the prices are very attractive if you have the inclination to put some effort into the property.

If you think that a bank owned or short sale property in Viera, Suntree or Rockledge Florida is in your plans, please give me a call. I would welcome a chance to send you some listings of what is available.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. I can be reached at 321-255-2600 or by email to agent@moving2brevard.com .

Monday, June 16, 2008

Your Realtor of Choice for Viera, Suntree and Rockledge Florida

Permit me to introduce myself. I am Gary Waters, full time real estate professional with Century 21 Baytree Realty, Melbourne, Florida.


With 5 years experience in the Viera, Suntree, Rockledge and Central Brevard County areas, I have the local knowledge and experience to be your residential real estate agent.


If you are looking to purchase a home or sell your home in Viera, Suntree or Rockledge, please give me a call. I would welcome a chance to be your "Realtor of Choice" in central Florida.


I can be reached by phone at 321-255-2600 or email agent@moving2brevard.com .

New Construction or Re-sale in the Viera area?

When working with buyers I always show them new construction as well as re-sale homes in the Viera area? Why?

In our market there is a large inventory of re-sales. There are also some new construction homes available with short closings. The builders are not building as many "spec" homes but there are some available.

Depending on the client's timetable a new construction may be the best opportunity for them. Of course the re-sale inventory is sizeable so the sellers are really negotiating some very good deals.

A new home does offer a complete warranty. Most of the builders offer a "bumper-to-bumper" warranty for the first year. Most sellers are offering a one year home warranty as well. Certainly the new construction warranty will offer the very best coverage but the home warranty for re-sales is nice as well. Sure there are deductibles and limits but it still offers some peace of mind!

If you are considering a purchase in the Viera and Suntree area, take a look at re-sales and new construction. After all, you want to make an informed decision with the most available information! And, remember, your chosen real estate agent can work with you if new construction is a consideration.

Looking for a buyer's agent in Viera and Suntree? Give me a call. I would welcome a chance to be your Realtor of Choice.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida - located in Viera. I can be reached at 321-693-3850 or by email to agent@moving2brevard.com .

Sunday, June 15, 2008

Viera - Florida's best kept secret!

I was out at the Viera Florida Super Wal-Mart today to get my oil changed. The gentleman working the service area was very professional and spoke with a distinct accent.

I asked how long he had been in the area and where he was originally from. He proudly told me he had "six months under his belt in Viera" and that he had moved down from New York.

I recognized the New York accent as I had friends in the Navy from the Big Apple. But, as a real estate agent I always like to talk to folks and it seemed like a good conversation starter.

Coincidentally his description was the same as I have heard on a few other occasions recently. And the comments were from three gentleman form the northeast - Connecticut and New York!

I asked why the new resident loved the area and he had a quick response. Great price for a new home that had all the "upgrades" with the high price. And he remarked how much less the taxes were and how clean the area was.... good stuff for me to hear!

Also, his sister had moved here about a year ago and her "kids had a year of high school in the "new Viera High School" and it was great!"

As long as the folks from out of the area continue to rave about the best kept secret in Florida I will continue to try and get the secret out!

If you would like information on the Viera community and homes for sale in all price ranges from $150,000 (condos) to $2 million, please let me know.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. I can be reached at 321-693-3850 or email me at agent@moving2brevard.com .

Friday, June 13, 2008

I must ask...

I received a call from an out of the area gentleman today asking about homes for sale in the Viera area of central Brevard County, Florida.

In order to answer his question I proceeded to ask the "usual" questions. Such as:

  • How many bedrooms and baths (i.e., size),
  • Are you familiar with the area (a consideration),
  • What is your timeframe for moving (buying next year or when?),
  • And...how much was in the budget (price is always a consideration!.

It was at this point the caller informed me I sounded like a used car salesman. Although I was not offended I realized this caller had no idea what the job of a Realtor encompassed!

So, what is my job?

In a nutshell, it is to assist you in locating a property that meets your needs (including price), in the area you want to be located, and assist with negotiations to get the best price and terms that will suit your needs! Then, guide and advise you through the process to a successful closing! Nowhere in my description of duties does the intent to up-sell you to a maximum price enter the picture!

Real estate agents work on commission. My goal is a happy, satisfied client who will refer future business for me - not up-selling to gain a few dollars commission!

If you are interested in buying a home in the Viera, Rockledge or Suntree area, please give me a call. I would welcome a chance to be your Realtor of Choice!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida - conveniently located in Viera. Email me at agent@moving2brevard.com or call me at 321-255-2600.

Thursday, June 12, 2008

Rental Homes in Viera

I get a lot of inquiries about single family home rentals available in the Viera area of Brevard County. As of today there are 47 single family homes available for rent in the Viera area.

Of these units there are 8 in the 55+ community of Heritage Isle. Of the other 39 units offered there is anything a person may be interested in!

For example, 2 bedroom 2 bath units are available from about $850 a month. Most of the 3 bedroom units run around $1100 to $1200 a month. The rental range for 3 bedroom units goes from $900 to about $1700 a month.

Four bedroom units start at $1400 and go upward from there. If you are looking for an executive home for rent, there are a couple available for $4500 to $5000 a month. These are huge homes in the 4000+ square feet living area range. Of course, these are gated communities, one on the Duran Golf course.

So if you are in the market for a rental home in Viera, there are lots to choose from. If you would like information on Viera rentals please feel free to contact me at 321-693-3850 or by email to agent@moving2brevard.com .

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida (located in Viera).

The Ventura at Turtle Creek Rockledge Florida - great prices!

Back in September 2007 I posted a short blog entry on the condo complex The Ventura at Turtle Creek in Rockledge. These new construction gated condo community are still selling albeit at a lower price. There are three bedroom units for sale as low as $141,371!

Now that is a really great price for a gated community, concrete construction, pool clubhouse facilities, close to I-95 and right next door to a golf course!

Check out my earlier post here for some general information on the community/development.

As of today there are 7 units for sale in the complex from $138,421 for a 2 bedroom 2 bath, 2008 built unit with 1112 square feet under air! If you are interested in a short sale there are three units listed as short sales for less than $150,000!

[If you are interested in buying as a rental the restrictions posted in the MLS state that 7 month minimum rental period is required.]

If you are interested in receiving information on The Ventura at Turtle Creek or any other condo community in the Rockledge, Viera or Suntree area of Melbourne, Florida, please let me know.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida (located in Viera). I can be reached by phone at 321-693-3850 or by email to agent@moving2brevard.com .

Wednesday, June 11, 2008

Bayhill Subdivision Viera East Market Report

Just wanted to take a few minutes to provide an update about the Bayhill subdivision in Viera, Florida. Located east of I-95 in the planned unit development of Viera Florida, most of the homes on the market were built in 2000 and 2001.

As of today there are 7 active listings in the Brevard MLS system with 2 other properties under contract. Prices in Bayhill run from $184,000 (for a 3/2/2 with 1600 sq ft living area) to $231,900 for a 4/2/2/ with screened inground pool and 1902 living area).

Centrally located close to great shopping, excellent schools, 40 minutes to Orlando, and more, Bayhill subdivision certainly warrants a look if you are considering the Viera area. If you are a golfer the nearby Viera East golf course, Duran Golf Club, Baytree National Golf Links, and Turtle Creek Golf Course will certainly present a challenge for your skills!
If you are interested in receiving information on Bayhill or any Viera subdivsions, please let me know. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida (located in Viera). I can be reached by phone at 321-693-3850 or by email to agent@moving2brevard.com .


Tuesday, June 10, 2008

Best Neighborhoods in Viera? It all depends!

Viera (the new "town" in Brevard County Florida) offers its residents lots of choices. Which neighborhood is the best? That depends...

There are lots of choices in Viera. Do you want a newly constructed neighborhood or one of the "older" neighborhoods. Of course, the older neighborhoods were built from the early 1990s so they are not really considered old!

There are gated neighborhoods (mostly locate west of I-95). These gated neighborhoods range from the Sonoma development built around 2004 or so to the "under construction gated neighborhoods.

There is the gated 55+ community of Heritage Isle with its 21,000 square foot clubhouse, planned activities and more. Prices range from the low $2000,000s upward. There are single family homes and condos in Heritage Isle!

Do you want to be near the golf course? You have a couple of choices of golf course - Duran Golf Club (west of I-95) and Viera East Golf Course (east of I-95). Regardless of neighborhood, you are never more than minutes from either golf course! Prices for direct golf course homes range form the $500,000 range upward.

Want to be near schools? Which school? Viera High School, Manatee Elementary, Quest Elementary and Ralph Williams Elementary are all nearby!

So, which neighborhood is best? It all depends on what you are looking for in a community. Regardless, Viera offers the lifestyle you seek and deserves a look! Shopping, restaurants, professional baseball, medical facilities, easy commute to Orlando (40 minutes), it is all here! Prices run the gamut from the $170s to millions!

For information on Viera homes for sale, both re-sales and new construction, send me an email at agent@moving2brevard.com of call me at 321-255-2600.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida....conveniently located in Viera.

What makes a good "short sale" buyer...

Seems that a day does not go by that I do not receive an inquiry regarding short sales. Most of these inquiries are folks who have heard about the great deals available in the short sale market.

There are some very attractive deals in the Viera, Suntree and Rockledge areas of Brevard County Florida in "short sale" listings! But, not all buyers are ideal candidates for a short sale pursuit.

What makes a good short sale buyer?

First of all, flexibility is key. A flexible schedule is a must. Why? Because in short sale situations a "third party" approval is required. Short sales involve situations where the probable sales price will be less than monies owed therefore the lender must sign off on the offer. This can tale up to 60 days or even longer. So, if your time is pretty fixed, a short sale may not be the best route for you. [A "normal" transaction usually takes at least 30 days unless you are a cash buyer!]

If you have the cash to put down, a mortgage lined up, a willingness to possibly "start all over" if the offer is rejected (or someone else gets the deal), and patience...then you sound like a good candidate for the short sale market.

If you would like information on short sale opportunities in the Viera, Suntree and Rockledge area, please give me a call or drop me an email. I would be happy to email you some listings and answer any questions you may have on short sales.

There are currently 68 properties in Viera and surrounding communities listed as short sales with prices from $99,000 to $1.3 million!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. I can be reached by phone at 321-255-2600 or email me at agent@moving2brevard.com.

Monday, June 09, 2008

Pending Sales Rise Nationwide - Activity Picking up!

Watching CNBC TV today I heard a report on the positive signs in the housing market. Not a surprise for me. I have noticed a lot more activity here in the Viera, Rockledge and Suntree market over the past month or so.

It seems these reports are always lagging. How is your market doing? Call a local real estate agent and they will let you know! The one's on the street know.

Nationwide pending home sales in April rose 6%. Where price drops have occurred the sales are picking up. I am sure that is the case here in the Viera area as the prices have really become very attractive! I know that as of today there are 159 pending/contingent (contingent indicates inspections or some other conditions to be met) home (single family, condos and townhomes) sales in the Viera, Rockledge and Suntree areas. [In May 2008 there were 83 that closed so if that is an indication, things are looking up.]

The negative is that interest rates have been creeping up. There is a trade off - higher interest rates decrease your purchasing power if you are looking to have a mortgage. Is it the time to buy? The indicators seem to be positive. Of course, only you know the answer to this question.

If you are considering purchasing a home in the Viera, Rockledge and Suntree area of Melbourne, Florida, give me a call. I would be happy to discuss the market and email you some listings. If you would rather just browse the MLS, go to http://www.brevardmls.com/ and check out the listings.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida (located in the Viera area.

Saturday, June 07, 2008

It may not be the nicest home in the neighborhood but..

It can be the cleanest!

If you are considering selling your home in the Viera area, you want to make it stand out. What makes a home stand out in a potential buyer's mind?


  • It could be the one with the most beautiful yard. Great curb appeal is wonderful...sell them on the outside first and it sets the mindset positive!

  • It could be your neighborhood. The entry way to your neighborhood may be manicured. All the other homes in the neighborhood may be well maintained.

  • It could be the location. After all, in real estate it is location.

  • It could be the interior....clean and spotless or filthy and disheveled!
A dirty home is not the way you want to be remembered! Dirty doors, sticky kitchen cabinets, dirty refrigerator, toilets that need cleaning...lots of ways to be "filthy!"

A wise person once said "if you can smell it, you can't sell it!" Your mother probably said "cleanliness is next to godliness." Regardless of how you put it, selling a dirty home is a challenge. Buyers will understand if you are still living in the home....but it still must be reasonably clean!

Considering selling your Viera, Rockledge or Suntree home? I would welcome a chance to be your Realtor of Choice. Gary Waters, Century 21 Baytree Realty, Melbourne, Florida.

Friday, June 06, 2008

If you are not one of the top three, you are just a comp!

This is not intended as a lecture to sellers on pricing your home. When you decide to list your house for sale pricing is critical.

Who sets the price? Certainly you have interviewed real estate agents. They have all come in all dressed up and ready to impress. How does an agent impress you, Mr. and Mrs. Potential Client?

Hopefully not by inflating their comps and recommending a price higher than it should be just to get another listing. In the real estate vernacular this is referred to as "buying a listing!" If you have interviewed several agents the comparable properties and the recommendation should be reasonably close to each other.

So, who sets the price? You do! Certainly you take the recommendation into consideration, but in the end you set the price!

Now, here is where my post title comes in. You have placed your home in the MLS, the sign is out front and, hopefully, potential buyers are looking. Now, the problem.

If your price is higher than it should be you will not be a consideration for the potential buyers. Most buyers end up choosing a couple, maybe three, listings that are in the "running."

If you are not in those top three then you are probably just another comparable listing that makes the others look better! If the price is not consistent with the market, it is a strike. If the price is not consistent with the condition, strike two. If the price is not consistent with the location, it is a strike. That is three strikes and you are out - out of the running!

Selling a home is not baseball. It is tougher. [Don't say that to a pro baseball player though!]

Considering selling your Suntree, Viera or Rockledge home, please give me a call. I want to be your Realtor of Choice.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. I can be reached at 321-255-2600 or by email agent@moving2brevard.com.

Ashwood Lakes Market Report for May 2008

The good news is that 4 properties sold in the Rockledge Florida Ashwood Lakes subdivision during the month of May 2008. At the end of April 2008 there 10 active listings and 4 under contract. With all 4 properties closing that beats the 1 closing for April 2008!!

As of May 31, 2008 there were 13 properties listed for sale. The prices seem to be lower than they were last month. Five of these active properties are priced under $200,000! Prices are all very attractive as 12 of these properties are priced under $240,000!

The two lowest priced listings are priced at $179,900 and they are short sales. [Short sales require third party (lender) approval.]

This Rockledge community of homes offers its residents a great location, community pool, underground utilities and more! If you are interested in receiving information on the Ashwood Lakes subdivision or any other properties for sale in the Rockledge, Viera, and Suntree area, please let me know. I can be reached by phone at 321-255-2600 or by email to agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida, conveniently located in Viera.

Thursday, June 05, 2008

It really is as easy as a "Cooking Show!"

OK, I am not the greatest cook but I do pretty well with the eating part! I was flipping through the channels this afternoon and stumbled onto a "cooking show." Not sure of what the name was but I started watching - not sure why.

I thought about how easy the hostess made things go...smooth as silk! Then I remembered....these are not live shows so they do have the "hiccups" but are able to edit them out. The final product is so smooth. The process of buying a home should be as smooth!

Sometimes, it is. With the right preparation. How does one go about preparing to purchase a home? Here are the steps I advise my clients.

  • Get a loan pre-approval. You must know your real budget before you start. Why risk the disappointment of not being able to get the house you have just fallen in love with!
  • Set the parameters. Decide how large the house must be. Decide the general location. Familiarize yourself with the area.
  • Find a knowledgeable real estate professional who "knows" your area.
  • Review listings from the area to cull out the no's, the maybes, and definite must see properties.
  • Schedule time with your real estate agent to see the properties.
  • Take notes as you review the homes. Write down the likes, dislikes. Cross off the definite "no" homes.
  • Review the seller's property disclosure.
  • Work with your agent to decide an offering price and submit the offer.
  • Once accepted, get the property inspection done.
  • Address any repair issues, etc.
  • Get the offer to the lender. The lender will take care of the appraisal. Have the termite inspection done. The survey will be ordered by the Title company, your lender or yourself/your agent.
  • Get ready to move!

The steps to purchasing a home are like a recipe. This is a recipe for success. Now, the purchase of the home will proceed just like the cooking show. There may be little "hiccups" along the way. This is unexpected although I (and most real estate agents) try to anticipate and prevent problems. In the end, you will have a smooth transaction!

If you are a first time homebuyer in the Viera, Suntree or Rockledge area of Brevard County, please feel free to give me a call. I would be happy to answer any of your questions.

I can be reached at 321-255-2600 or by email at agent@moving2brevard.com .

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

Grand Isle - 55+ active lifestyle living, Viera Florida

In the Viera area of central Brevard County Florida, there are several 55+ communities from which to choose. On the west side of I-95 is Heritage Isle with its continuing new development and impressive facilities.

Sometimes forgotten about is the "other" 55+ community - Grand Isle. Located on the east side of I-95, Grand Isle is a gated community that provides its residents with the Florida lifestyle they desire!

Offering a very nice clubhouse/Rec Room , community pool , exercise room , Hot Tub/Spa , jogging Trail , shuffleboard , tennis Courts and more, Grand Isle deserves a look if you are considering relocating to Florida. Why worry about lawn care? It is included in your monthly homeowner fees.

Why not enjoy the great golfing at the nearby Viera East Golf Course? If you are into boating and water sports, the nearby Indian River and wonderful Florida beaches are only minutes away! How about a day trip to Orlando? Only 40 minutes away. And the nearby shopping, restaurants, medical facilities, and entertainment are all fantastic!

Currently there are 15 properties for sale in Grand Isle. Prices range from a short sale (2 bedroom/2bath) home listed at $175,000 up to a high of $359,000. In between there is certainly a home that will appeal to you.

[By the way, the short sale listing is $25,000 less than any other property....]

If you are interested in a 55+ community in Florida, Grand Isle (and Heritage Isle) both deserve your consideration. Want additional information? Please let me know.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida (conveniently located in the Viera community). Email me at agent@moving2brevard.com or contact me by phone at 321-255-2600.

Short Sale Market Report for Brevard County Florida

Just wanted to post an update report on the "short sale" market in Brevard County Florida as of May 31, 2008.

A short sale is a property that is listed for sale where the probable selling price will be less than the monies owed the lender. These sales require the lender (third party} approval on any offer.

A search of the Brevard MLS system for listings showing "short sale" as a condition revealed 989 properties listed as of today. A check of the "pending" short sale listings shows 204 properties (single family homes) awaiting approval. According to the MLS report there were 42 short sales that closed in May 2008.

As I work primarily in the Viera, Suntree and Rockledge areas I checked to see the short sale activity in those central Brevard County areas. As of today there are 101 single family homes listed as for sale with "short sale" as a condition of sale. There were 30 short sales listed as pending at the end of May 2008. During the month there were 5 short sales that closed in the Viera/Suntree/Rockledge area.

So, of the 481 single family homes that sold during May 2008 about 9% were short sales. With the opportunity that short sales present it is hopeful that the lenders will make decisions quickly so it becomes less uncertain to pursue a short sale.

If you would like information on the short sale market in Brevard County, Florida, please feel free to contact me at 321-255-2600 or by email agent@moving2brevard.com .

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

Wednesday, June 04, 2008

Homes for sale in Ravencliffe subdivsion, Viera Florida

I have been seeing a lot of activity on my blogs searching for information of Ravencliffe subdivision in Viera Florida. I showed some buyer clients a few Ravencliffe listings a couple of weeks ago. This is a very impressive gated development, for sure.

A check of the MLS system reveals there are 15 active listings in Ravencliffe. The prices range from $360,000 to $539,900. The three lowest priced properties are "short sales." Anything under $400,000 in this neighborhood looks pretty attractive!

This gated community has its own look - no cookie cutter homes. Driving through Ravencliffe you get a nice feel of community.

There are about a dozen gated communities in Viera (west of I-95). Each has its own character. The 55+ community of Heritage Isle, gated Eason Landing, gated Gatwick, gated Charlois, Summer Lakes, Wyndam at Duran (million dollar homes!) , and more!

If you are interested in Viera gated communities, please feel free to send me an email to agent@moving2brevard.com or call me at 321-255-2600. I will gladly provide you any information on new construction as well as resales in the area.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida (located in Viera).

Phillips Landing Subdivision Rockledge - Market Report May 2008

Phillips Landing, located in Rockledge Florida has plenty of choices for buyers!

In May 2008 there was one home sold (1627 sq ft for $191,500). Additionally, there were four properties placed under contract in May 2008.

There are 17 properties actively listed for sale in the MLS system. That is a lot of choice!

Of these, 9 were built in 2008. So if you want new, Phillips Landing may be a great place to look. The newer homes are priced from about $217,000 to $315,000. The other 8 properties were all built in 2005 and 2006 (still pretty new!). The prices range from $189,000 for a short sale to $329,000 (seems high to me)....oh well, what do I know!

[My advice - never buy the biggest, most expensive home in the neighborhood.]

Phillips Landing offers a convenient location near excellent schools, I-95, great shopping, 15 minutes to the beaches, 40 minutes to Orlando International Airport, community pool and more. If you are considering a move to Rockledge or Viera, I would welcome a chance to be your Realtor of Choice. Considering renting? Call me as well!

First time home buyers, please call me. As a buyer, you don't pay your real estate agent anything - the sellers do!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida (Viera), proudly serving the Viera, Rockledge, Suntree and Baytree communities! I can be reached by phone at 321-255-2600 or by email to agent@moving2brevard.com .

Auburn Lakes Subdivision (Viera) - May Market Report

The Auburn Lakes subdivision located in the Viera East community of Brevard County appears to have had lots of activity during May 2008.

Although only one property closed in May (1902 sq ft for $199,950), it looks like six others went under contract during the month. Three of the six listed as "pending" are short sales. Anyone familiar with short sales will know that only time will tell if these properties close.

Now, for the active listings. There are six properties listed as active. There may be a couple of "for sale by owner" properties in the development as well. [By the way, if you are working with a real estate agent and a "FSBO" interests you, have your agent call the seller for you.]

The active listings range in price from $199,500 (short sale, 1911 sq ft, 4 bedrooms) to $299,000 for a 4 bedroom with 1911 sq ft. Why the $100K difference? Hmmm.....

If you are considering relocating to the Viera and Rockledge area, Auburn Lakes has a lot to offer its residents. Community pool, nearby excellent schools (walk to Williams Elementary), golf courses,parks....great location!

For any infomation on the Viera and Rockledge real estate market, please feel free to contact me, Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty (Viera). Call me at 321-255-2600 or drop an email to agent@moving2brevard.com .

Tuesday, June 03, 2008

I can't take your listing today...maybe in three years!

I passed up an opportunity to take a listing today. This is not something I enjoy doing. After all, I sell homes in the Viera, Rockledge, Suntree and Baytree areas of Brevard County Florida.

So, why did I not take your listing? Because it will not sell. I would not be doing you a favor by putting your home in the MLS for $200,000 above the real potential selling price. To do so would be giving you false hope.

And then, when no one comes by to view your home you will get frustrated. For a home to sell it must be competitively priced. It must be priced consistent with the neighborhood properties that have sold or that are currently being listed for sale.

I have heard it said that in a few years the housing market will rebound. Until then, save yourself the frustration of not selling!

Where do these prices come from?

I just completed another Broker Price Opinion (BPO) for a lender. I believe that this particular property is a "short sale." The list price is really attractive.

As I researched comparable properties it was obvious that the prices for similar homes active in the MLS system were all over the map! Same age, similar square footage, same garages, same neighborhood.

I have done quite a few of these BPOs. Today's was different because I have never seen as much variation in the prices. The days on the market were around 200 days for the active listings. That many days without an offer should be a clue the price is a little high!

New construction (within the past two years) is available for a small bit more than what I recommended on the valuation. Why buy used when you can get new for the same price? An excellent example are the properties at Heritage Isle, a 55+ community in Viera.

I wonder about the listed properties at $30-45,000 higher than the similar new construction. Where do some of these listing prices come from?

If you want to sell, price it right! If you want to buy, look at the new construction as well as re-sales. If you are considering a new home purchase in Viera, Suntree or Rockledge, call me. You do want to be represented when you shop for a home - especially new construction. Remember, the builder's representative in that model home WORKS FOR THE BUILDER.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. Conveniently located next to Denny's in Viera!

Monday, June 02, 2008

Brevard County Florida Market Report May 2008

This is a quick summary of the Brevard County Florida real estate market as reflected in the BrevardMLS system today, June 2, 2008.

These numbers may change a slight bit as agents input some of the last closings for the month. The April 2008 figure is in parentheses following the May report.
  • Single Family Homes Sold May 2008 - 438 [513]
  • Median List Price - $175,495 [$169,900]
  • Median Sell Price - $168,500 [$160,000]
  • Average Days on Market - 110 [109]
  • Average Selling Price - $191,764

For specific information on any particular area, please email me at agent@moving2brevard.com . Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne (Viera), Florida.

What if?

I was just reviewing the price changes for Brevard County Florida MLS entries. Amazing that the price reductions are routinely 2-3 times the number of new listings! Today there are 66 new listings and 117 price changes...and it is only 2:30. Consider....

What if you only got one chance to price it right?

Setting a listing price for a market IS the most important aspect of marketing a home - except for the initial decision to sell, of course.

An attitude of "we can drop it later" takes away from the initial excitement the listing brings. Even in a slow market any listing that matches an agent's buyer needs does generate excitement - unless it is overpriced!

And, a listing that is facing routine priced reductions does signal the potential buyer that "hey, this guy is getting desperate!"

So, do you get only one chance to set the price? If you want a quick sell - yes!

Selling your home in Viera, Suntree or Baytree? Please give me a chance to be Your Realtor of Choice.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne (Viera), Florida.

Market Report Viera Suntree Rockledge Florida May 2008

This market summary only looks at the Brevard County areas of Rockledge, Viera and Suntree for May 2008.

During May there were 68 homes (single family residential) that closed (sold). This is consistent with April when there were 66 homes closed. During both periods the average days on the market of sold properties ran about 3 to 4 months.

So, here is the abbreviated report:
  • Properties sold - 68
  • Average selling price - $251,442
  • Average Listing Price - $270,920
  • Sell Price to List Price Ratio - 93%
  • Median Selling Price - $220,000
  • Median Listing Price - $236,700
  • Average Days on Market - 117

As a reminder, the median is the point mid-way between the units. Don't confuse this with the average.

Considering buying or selling a home in Viera, Rockledge, or Suntree? Please give me an opportunity to earn your business!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty (Viera). I can be reached by phone at 321-255-2600 or by email to agent@moving2brevard.com .

Heritage Isle Viera Market Report for May 2008

May 2008 has been an active month in Heritage Isle, the 55+ community in Viera, Florida. A review of the Brevard County MLS data for last month shows 10 re-sales closed in May 2008.

Additionally, new homes have closed as well. I don't have a count on new construction closed in May 2008 but I know of one - a client of mine!

Of the ten properties that did close in May, the prices ranged from $189,000 to $400,000. I know this is a wide price spread but it reflects the varying properties one has to choose from within Heritage Isle.

There are condo units (some for sale at about $149,000), manor homes (up to about 2000 sq ft living area) and estate homes (larger homes, three car garages, in the 2500 sq ft +/- range). So, regardless of the size or space desired there is something for most folks in a variety of price ranges!

As of today there are 34 active re-sale properties for sale in Heritage Isle. The units range from a 2 bedroom 2 bath home for $174,000 to a 4 bedroom 3 bath home for $389,000!

If you are considering an "active lifestyle community," then Heritage Isle deserves a look. From its 21,000 square foot club house, pool and tennis courts, and other amenities, this maintenance free gated community offers it all.

And above all else, it is in Viera - a planned unit community offering great shopping recreational venues, close to the beaches, and more!

For information on what is available in Heritage Isle (including new construction), contact me.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty in Viera. I can be reached by phone at 321-255-2600 or by email to agent@moving2brevard.com .

Desperate Home For Sale Viera

I received a call a few days ago from a party interested in finding a home for sale in Viera Florida where the sellers were "desperate."

I knew what the caller meant. He wanted a fire sale. I advised him that there were plenty of great deals in the Viera area. There were "short sales." There were also bank owned properties (REO). There were motivated sellers who were looking to sell at a very good price. The bottom line - there are deals.

But, in his price range - very low - the deal he was looking for was probably in the southern part of the County, perhaps the Palm Bay area.

If you are considering purchasing a home in the Viera/Rockledge/Suntree area of Brevard County, there are some very attractive properties at some very attractive prices. If you have the financial position (cash, mortgage, etc)...make an offer. After all, you never know!

For information on homes for sale in Viera, Rockledge and Suntree (including Baytree Golf Course), please give me a call at 321-255-2600 or email me at agent@moving2brevard.com .

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

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