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Tuesday, September 30, 2008

Rockledge Pool Home $189,900

You must see this 3 bedroom two bath split plan home in an established Rockledge, Florida neighborhood. Enjoy the huge screened enclosed pool and the privacy of your fenced backyard.

brunswick front Built in 1978 this home shows the care of a meticulous owner who has kept this home in excellent condition. Recent exterior paint, this home has excellent curb appeal! Neighborhood is near excellent elementary and middle schools as well as private schools.

Living room and dining room have newly installed laminate flooring while entry, kitchen, family room and bathrooms are tiled. All three bedrooms are carpeted.

The master bedroom features sliding glass doors to the 10 X 20 covered porch overlooking the 17 X 32 foot screen enclosed pool. Storage shed in backyard, sprinkler system on well and much more!

pool 3Kitchen has recently been updated with newer appliances (refrigerator, dishwasher, built in microwave) and new cabinets and laminate counters. AC only a few years old as well as a newer hot water heater. There are laundry connections in the garage so the interior laundry room can be used for additional space if desired!

For information on this home please contact Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge Florida at 321-693-3850 or email at agent@moving2brevard.com.pool 1

Friday, September 26, 2008

You must compete with the short sales....

I listed a town house for sale today. The price is very attractive. The price is less than the competing (albeit newer) properties nearby. Still, the price is very attractive. The price is necessary.

In the Viera and Rockledge market within 2 miles of my new listing there are 65 properties fro sale that are short sales or REO owned properties. That is a lot of competition. In order to compete, although my listing is not a short sale, the price had to be awfully attractive.

If you are selling your home, town house or condo in the Rockledge and Viera area, prepare yourself to compete with short sales and REO - bank owned listings. That is just the reality of the market!


Until the inventory of short sale and REO homes is reduced in the Rockledge and Viera market this will be the case.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Email me at agent@moving2brevard.com or call me directly at 321-693-3850.

Some things are hard to explain....

I was driving over to check on a listing this morning. Whizzing by me was a man and a woman on a motorcycle. Wearing shorts, tank top shirts and no helmet. I wondered to myself why someone takes such risks although no helmet is "legal"Maybe I am just too safety conscious.

In real estate I have seen situations that occurred because folks did some things that seemed so risky. Anyone who has read the newspapers or blogs on the Internet lately has come across the stories of people who "risked it all" in the real estate market.

I heard of one case where a person made a decent amount of money "flipping" vacant land, turned around and invested it in "fixer upper" properties and then ran out of money....just as the market went "bad."

Of course, the market is really not "bad" if you are a buyer right now!

I guess the real estate market was like that slot machine....paid off big, keep playing....end up losing it all! Unlike the slot machine though - the results impact one for a long time.

Who benefits from the risky investments? Buyers who have the money! That is exactly what will be happening on Wall Street. That is what the shrewd investors are doing now, right Mr. Warren Buffett?

If you have the cash or credit worthiness this is may be a good time to purchase that home. If you are a first time homebuyer, the current market may present some opportunities. There are deals out there - some good, some great! Evaluating your risk is a serious consideration in this market.

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

Disclaimer: The opinions expressed in this blog are solely my personal opinion. I am not a lawyer, investment advisor, mortgage broker, tax advisor or none. I am a real estate agent -

I sell residential properties in the Brevard County areas of Viera, Rockledge and Suntree.

Turtle Creek Golf Course Town House - Only $127,900!

What a tremendous opportunity to own a two bedroom, two and a half bath, two car garage town house on Rockledge, Florida's Turtle Creek golf course! Offered at only $127,900, this golf course direct unit makes Florida golf course living very attractive!

admiralty There is no need to pay hundreds of dollars each month to be on the golf course - monthly homeowner dues are only $60! Walk to the club house, have breakfast at the nearby Jimmie's Restaurant - well known in Rockledge!

Located near Viera, excellent shopping, several nearby golf course, excellent schools, 45 minutes to Orlando, 20 minutes to beaches.....what a fantastic location!

The 1638 square feet living area offers plenty of room for a two bedroom unit. Enjoy your morning coffee while relaxing on the 15 by 19 screened back porch while watching the hackers (I am one so I can say that!) play! With newer appliances, recent paint and carpet, you can move right in!

This unit is also being offered for rent at $950 monthly. No smokers, no pets.

For information on this property or any Rockledge or Viera properties, please contact me at agent@moving2brevard.com or call me directly at 321-693-3850.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge Florida (yes, we are just down the street!). C21logowtag

Golf Course Homes For Sale in Viera, Florida

Question: How many direct golf course homes are for sale in the Viera, Florida market? (If you are familiar with the Viera area I am specifically referring to the Viera areas located east and west of Interstate 95 in Brevard County - not the Suntree area.)

Answer: 21 properties.

Question: Where are these located and at what price?

Answer:

  • There are 7 homes listed for sale in the Fairway Lakes development on Duran Golf Course. Prices range from $449,900 to $639,000. The $449,900 home is a short sale.

  • There are 5 homes listed in the Wyndham at Duran development for prices from $1.1 million up. These are very upscale for the Viera area. Both of these developments are located west of I-95.

  • There are 8 properties located along the Viera East Golf Course at prices from about $259,000. (There is a two bedroom two bath short sale for $180,000.) I am also including 1 home on the nearby Turtle Creek Golf Course in Rockledge off Barnes Blvd in the Augusta Trace Development listed at $395,000.

Question: How can I get more information on these listings?

Answer: Email me at agent@moving2brevard.com or call 321-693-3850.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida (located next to the Turtle Creek Golf Course.

But I need my price....

Those are the words I have heard several times recently. The reason: I paid a lot so I need a lot.

I have seen some homes that have been on the market for 500 to 600 days. Wow! The original list price was really high. In light of the declining market, the price is still too high.

Buyers are not stupid. Even in light of the current financial crisis, banks are not stupid.

Unfortunately, in the housing market there are times of appreciation and then there is the present. There was a time not so long ago when sellers were making money on the resale of their homes - sometimes lots of money. That was then.

If you are considering selling your Viera home please understand that your home is only worth what a ready, willing, able buyer is willing to pay. If they are paying cash, they control the transaction. If they must (and most "must") have a mortgage, the lender ultimately will have the say on the selling price (appraisal, LTV ratio and all that lender stuff).

Pricing is critical. That is not headline news, for sure. Overpricing does make the others look so much more attractive!

If your circumstances warrant selling your home at this time and you purchased that home in the past several years or so, please understand you will more than likely get less than you paid.

If you are considering selling your Viera, Rockledge or Suntree home, please give me a call or drop an email. It won't cost you a nickel to get my opinion!

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


Things I need to Know about a Real Estate Seller

I receive calls (and emails) regarding the possibility of marketing properties in the Viera and Rockledge area of Brevard County Florida. I do not always take the listing. Why? First, a little background on the process I employ.

We will meet at some convenient time. I will view your home. I will ask about your property. Some of the questions include:

  • What is your time frame?
  • Why are you selling?
  • What do you want ($$$) for your house?
  • Are there any issues with the property?

After we talk/meet there are several things that can happen:

  • You may not want me to be your real estate agent. Hard to believe but not everyone loves me in spite of my "lovability" - probably not a real word as it is highlighted by my spell checker!
  • I may not want to be your real estate agent. Hard to imaging - especially with your sparkling personality!
  • Your desired selling price may too high. I am not going to take your listing at an above market price and hope to get you to come down later. Price it to sell it in a reasonable time.
If you are considering selling your Rockledge or Viera property, please give me a call. Lets meet. Lets discuss your goals. Lets see if we can work together.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida.

Thursday, September 25, 2008

The difference between a good deal and a great deal....

There are quite a few short sales and REO properties on the market in the Viera, Suntree and Rockledge areas of Brevard County Florida. When shopping for a short sale buyers, or any home for that, are looking for deals. Many folks want a great deal. Some want a good deal. What is the difference?

It all depends on your perspective and goals. This is probably not a good time to be trying to guess the future and buy with the purpose of "flipping" a property in a short time. Many of the television shows sure make it look easy but...real life is not like TV!

If your goal is to locate a property at a reasonable price to live in for several years, then perhaps this is the time to buy. Only you know what is a good deal or a great deal.

Yes, the prices on homes in Viera, Suntree and Rockledge Florida have dropped. And, compared to several years ago, the prices do look attractive. Who knows where the market will be going? August sales were up in Brevard County - not too much publicity on that as bad news sells!

If you are considering the purchase of real estate in Brevard County, Florida, please contact me for information. I would welcome a chance to email listings to you or provide any information I may.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Email me at agent@moving2brevard.com or call 321-693-3850.

Market Report Grand Isle, 55+ community in Viera Florida

There are several excellent 55+ communities in the Viera area of Brevard County, Florida. One of those is the Grand Isle community located in Viera.

Centrally located, Grand Isle is close to excellent shopping, restaurants, beaches, 45 minutes to Orlando, great golf (4 courses within a few miles or so), easy access to I-95 and US highway 1. This gated community offers its residents carefree living as the lawn maintenance is taken care of, an extremely nice clubhouse, exercise room, shuffleboard, spa, tennis courts and more. With monthly association fees around $200, this community deserves a look if 55+ communities are in your plans!

Another nearby 55+ community, Heritage Isle, also deserves a look!

As of today there are 11 properties actively listed in the MLS system. Listing prices range from $209,000 for a 2 bedroom 2 bath 1415 square foot home to $349,900 for a 2271 square foot 4 bedroom 3 bath home. Over the past 6 weeks three properties have closed with selling prices $225,000 (1772 sq ft), $230,000 (2032 sq ft) and $270,000 (2018 sq ft).

If you would like information on listings at Heritage Isle or Grand Isle, please contact me. I can be reached by phone at 321-693-3850 or by email to agent@moving2brevard.com.

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

Wednesday, September 24, 2008

Predicting the Viera, Rockeldge and Melbourne Florida housing market.....

"It's tough making predictions, especially about the future" That was a great quote by the Yankee great Yogi Berra.

I was watching baseball Sunday night and it happened to be the last game at Yankee Stadium in New York. As part of the opening ceremonies they had a lot of the old Yankee greats on hand. Seeing Yogi Berra stirred my curiosity so I looked him up on the Internet.

What a biography for this 83 year man. Many probably only know him from his AFLAC commercials but he had a stellar career before AFLAC.

He is well known for his malapropisms ( I believe that is what they call it). The one that caught my eye was the one used in the first sentence of this post.

That statement is definitely applicable to the real estate market. None of us knows where the prices will be going. Many proclaim themselves to be experts but even the most knowledgeable has no certainty when it comes to predicting the future.

If you are considering buying or selling in Rockledge, Suntree or Viera Florida, please feel free to give me a call. I would welcome a chance to discuss the opportunities afforded by the current market.

Even as a seller you may not get the price you want for your house but, then again, you may be able to buy more house than you thought possible. I had a seller once tell me that they knew their selling price would be less but they would make it up on the next house - by buying low now.

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

Tuesday, September 23, 2008

For Sale - Cash Transaction Only

The title is something you often see included in the advertising for homes that are targeted to investors. Why?

These properties usually are in need of serious rehabilitation. Some may have roof leaks, mold issues, been through a "minor fire" or some other calamity. There may be broken windows or some other issues. The bottom line is these properties probably will not pass an inspection required by mortgage lenders.

If you are not an investor I would recommend you skip these properties. In this market purchasing a property to rehab and "flip" is something even the "pros" are shying away from!

If you are a first time buyer and considering purchasing in Rockledge or Cocoa Florida, please feel free to contact me for information. I am available to email listings, answer your questions, do whatever I can to assist you in the process. I can be reached by email at agent@moving2brevard.com.

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

Ventura at Turtle Creek - new condos at excellent prices!

Last night I received an update email on the gated condo community The Ventura at Turtle Creek. This is a very nice community of 160 condos (built so far) located near the Turtle Creek Golf Course in Rockledge, Florida.

These concrete construction, four story units are available at really affordable prices. A couple of short sale units in the complex are priced at $132,000. Not bad for a three bedroom two bath 1432 square foot condo. Some units have single car garages, some have single car carports. These are in addition to the available open parking.

The community is not short on amenities including lighted walking paths, 65 foot resort style pool, cabana club house, and location. Next to The Turtle Creek Golf Course, just walk over to the first tee. Only a half mile from Interstate 95 and about a mile from US 1, the location is ideal for commuters. Additionally it is only 45 minutes to Orlando and about 20 minutes to the beaches (and Patrick Air Force Base). And lets not forget the nearby shopping, golfing, restaurants and more located in nearby Viera!

There are ten units listed in the MLS system at this time. The two short sales at $132,000 and the remainder priced from $139,900 to $152,681. Most of these are new construction with incentives being offered by the builder such as payment of condo fees for about four years.

If you are interested in a condo in the Viera and Rockledge area, take a look at what thee units have to offer. Give me a call for additional information. My office is conveniently located about a quarter mile away.

For information on single family homes, condos and townhouses for sale in the Viera, RockledgeSuntree area of Brevard County, Florida and , please give me a call. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge Florida. Email me at agent@moving2brevard.com or call 321-693-3850.

Buyers interested in your home - Great news, but............

Hey, Mr. Viera Florida seller, I showed your house on Saturday afternoon. I had a "confirmed" appointment although your agent failed to tell you so unfortunately we awakened you. But.... you were gracious.

My clients are (were) interested in your home. We have (had) some questions that need answers. But...where is your agent?

As a seller you need to be comfortable that your agent is accessible. You need to be comfortable that your agent is interested in selling your home. Choose carefully when you list your house for sale. Choose an agent who is local (not 45 miles away) to your market. Choose an agent that will work for you.

If you are interested in buying or selling a home in Viera, Suntree or Rockledge, Florida, I would welcome a chance to discuss how I may assist you.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850, email agent@moving2brevard.com.

Sunday, September 21, 2008

Buying a short sale in Viera, Rockledge or Suntree (Melbourne, Florida)

If you are a buyer and short sales interest you there are several things you need to know.

First of all, a "short sale" is a property listed for sale where the probable selling price will be less than the monies owed. In these cases the sale will have to be approved by a third party (the lender).

As a buyer you will go through the same process, i.e., view, make an offer, negotiate, come to an agreement on a price and conditions and then - it all must be approved by the lender. Some things such as the home inspection will not be done until the offer is approved.

There are several things to keep in mind about the short sale process:
  • Buying is very much the same as a traditional fair market sales process except the approval/acceptance by the third party takes time.
  • Pre-approval fro a mortgage is required by most lenders at the time of offer
  • Usually the property is being sold "as is" (no repairs by seller)
  • Takes time, perhaps 60 days or more
  • There may not be a seller disclosure for the buyer to review (most often the case with REO/Bank Owned properties)

Short sales present opportunities in the Viera, Rockledge and Suntree areas of Brevard County Florida. As a buyer, if you have the time to wait, a short sale may present a good value. Even if you are not buying a short sale property the nearby short sales still impact the prices other properties will sell for!

If you are interested in buying a home in Rockledge, Suntree or Viera, please contact me. Gary Waters, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida. Email me at agent@moving2brevard.com or contact me directly at 321-693-3850.

Key to real estate success - Use only one real estate agent

This morning I received a call from a very nice gentleman. He was inquiring of several listings he had seen in the newspaper this morning.

I gladly provided him with the information on the listings. One of the listings was a property an agent in my office had listed. The other was another Century 21 office.

On Sundays in our area several Century 21 offices have a full page advertisement. So I knew this was where the caller had received his information.

As I discussed the listings and what he was looking for I discovered he already had his current property listed for sale with another brokerage. It was at this point I encouraged him to call his agent.

If you already have a relationship with a real estate agent, please work with them. Any Realtor in Brevard County Florida should have access to, and be able to show, any property listed in the local MLS system.

Your agent will be able to identify your needs and work 100% for you.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida. If I can assist you with buying or selling a home in the Rockledge, Suntree or Viera area of Brevard County, Florida, please let me know. I can be reached at 321-693-3850 or by email to agent@moving2brevard.com.

Saturday, September 20, 2008

Viera Home For Sale - Price Slashed, AGAIN!

I saw a listing today that had an MLS entry comment that started with the title of this posting. I think it is time to get a clue - multiple slashing of prices means you still have not priced competitively!

Buyers in the Viera, Suntree and Rockledge areas of Brevard County Florida KNOW it is a BUYER'S MARKET. They know that if you are a motivated seller you WILL PRICE COMPETITVELY. Several attempts to drop the price on a home indicates the seller is pricing in the rear view mirror.

Seeing what HAS HAPPENED and, now, REACTING is not how you SELL YOUR HOME.

The way to sell - price it right. Be honest with yourself. This is a buyer's market and you will not get a dollar more than your home is worth in the CURRENT MARKET.

If you are interested in selling your Viera, Suntree or Rockledge home, please give me a call. I would welcome a chance to discuss how I can assist you in the process.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida. Email me at agent@moving2brevard.com.

Friday, September 19, 2008

Find a Viera Florida Real Estate Agent

Most of my clients come contact me as a result of my Internet presence. That is very rewarding - both professionally and financially!

Why do I focus on the Internet as a marketing resource? Because my experience with Internet clients is, for the most part, extremely pleasurable!

Statistics show that most buyers and sellers find their home and their real estate agent by way the Internet. These clients are sophisticated. Most are very analytical and smart! They know what they want. They know the market as they have done their research.

They are knowledgeable of the real estate sales process. They are educated and sophisticated. They are from diverse locations - all over the United States, Canada, Germany, France and other places!

If you are considering purchasing or selling a home in the Viera, Suntree or Rockledge areas of Brevard County and you have found me on the Internet - I have done my job. My goal is to attract the motivated, serious and educated client!

If I can assist you in any way, be you local or out of state or even out of country, I would be honored if you would contact me to assist you in your real estate transaction. I can be reached by email to agent@moving2brevard.com or by phone at 321-693-3850.


Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida.

Monday, September 15, 2008

Heritage Isle - a quiet, modern, 55+ community in Viera Florida

I had the opportunity to conduct a Broker Price Opinion (BPO) - an opinion of value - on a property in the Heritage Isle community in Viera, Florida this morning.

I arrived early and the tranquility of the gated community once again was welcoming. The thought occurred to me that this would be a nice place for me to live in a few years when I "qualify" by getting 55 years old. Perhaps this is a reward for reaching maturity!

The club house, its 21,000 square feet, offers so much. A snack bar, fitness rooms, arts and crafts, pool, tennis, concierge service, poker night, billiards room and more. The proximity to the Duran Golf Course, shopping, restaurants, medical facilities and more.

If you are considering a move to Florida and a 55+ community is something you are pondering, take a look at all that Heritage Isle has to offer! With about 40 active listings there are plenty of choices - as well as new construction from some of the areas best builders!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida. Email me at agent@moving2brevard.com or call me directly at 321-693-3850.

Saturday, September 13, 2008

Buying a Foreclosed, REO or Short Sale Property in Viera, Rockledge or Suntree Florida

Foreclosures throughout the United States have soared recently. Florida is one of the leading markets in regard to foreclosures. I was reading an article today on http://www.cnbc.com/ on buying a foreclosure. Here is a link to the article.

A key point in the article, at least to me as a real estate agent, is that if you expect to "flip it," forget it! This is not the time to be second guessing or gambling on a questionable return on a REO or foreclosure property.

By the way, REO is property that has already been foreclosed and is bank owned. Short sales are really pre-foreclosure homes that are probably going to sell for less than the mortgage owed. These homes will require third party approval.

In my opinion a "short sale" usually provides a property that is in better condition. Many of the homes that have already been foreclosed are in less than desirable condition. Many times the home has been stripped of appliances, even the air conditioner or anything that can be removed prior to the foreclosure proceeding. These properties often require a significant rehab effort.

In many of the short sales the owner still lives in the property. The owner usually will be anxious to sell the home and, by doing so, will maintain the home in a reasonable condition.

Many investors with significant real estate experience will pursue these properties on their own. If you do not fit into that definition then you will probably be best served by calling on the services of a real estate agent on the area of your interest.

If a property is listed as a short sale or is bank owned, the lender pays the real estate agent - not the buyer. In such circumstances it only makes sense to have a Realtor working for you!

If you are interested in the short sale or REO / foreclosure market in Viera, Rockledge or Suntree, Florida, please feel free to contact me for listings and information. I can be reached at 321-693-3850 or by email to agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge Florida. We are located near the Viera area next to Turtle Creek Golf Course.

Buying and Selling a Home - Begin with the end in mind!

Begin with the end in mind. That has been stated and written in various forms because it is solid advice! It holds true whether you are buying or selling a home as well. Staying focused on the outcome will help prevent you from getting distracted during the process.

Years ago, I was a Navy Medical Service Corps officer. One of my most enjoyable duty assignments was with the United States Marine Corps in Okinawa, Japan. Semper Fi! The unit I was assigned to was part of what the Marines call the FSSG - Force Service Support Group.

Jokingly I used to hear that the "FSSG" really stood for Fumble, Stumble, Slide and Grope. It was usually mentioned in a lighthearted context and never really used in a serious demeaning way. In reality, it was a professional group of patriotic men and women.

I have noticed that buyers and sellers sometimes head into the real estate transaction in a fumble, stumble, slide and grope manner. This often leads to headaches, disappointments and frustration. How does one avoid these setbacks?

By beginning with the end in mind! If your goal is to purchase a home, there are several steps that must be taken in the appropriate order to reach that happy move in day. If you are a first time home buyer then a good place to start is with your real estate agent. An experienced agent can give you the steps and point you in the right direction.

If you are a seller then the place to start is with preparation for selling. There is more to selling a house than just putting a sign out front, be it a for sale by owner or a real estate brokerage sign.

The first step in getting a house sold is to make it ready for showing to potential buyers. Some of these things are common sense...improve curb appeal, address little maintenance issues, get rid of the clutter, maybe a new coat of paint.


Contact a real estate agent to discuss their marketing and success. Know your market (i.e., the competition). You must put together a plan that will get you to the closing table in a time frame that meets your needs.

This is a buyer's market. Sellers have lots of competition. Buyers have lots of choices. In the end, your success will depend largely on your planning! Don't fumble, stumble, slide and grope!

If you are interested in buying or selling in Viera, Suntree, or Rockledge, Florida , please feel free to contact me. I can be reached by email at
agent@moving2brevard.com or by phone at 321-693-3850.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd (next to the Turtle Creek Golf Course), Rockledge, Florida.

Heritage Isle Viera - a 55+ community with lots of choices!

Heritage Isle, the premier 55+ community in Viera Florida, has lots to offer buyers! If you are looking for a retirement community in central Florida, Viera deserves a look!

As of today, September 13, 2008, there are 36 active listings in the Heritage Isle community. The community offers condo living, villa (patio style duplexes) and single family homes. Whatever you are looking for in a 55+ community, I am confident Heritage Isle has it!

With its 21,000 square feet club house, community pool. tennis courts, concierge services, fitness center, and more, Heritage Isle offers quality Florida living. Nearby shopping, golf, restaurants and medical facilities make the location extremely desirable! Only 20 minutes to the beaches, 45 minutes to Orlando, nearby Patrick Air Force Base, and more!

The price range for the active listings run from $160,990 for a two bedroom unit with 1400 square feet under air to $439,000 for a 4 bedroom 3 bath single family home. Also the builders are continuing to build so there are opportunities for new construction.

For information on the properties available at Heritage Isle, please feel free to contact me at 321-693-3850 or email me at agent@moving2brevard.com.

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

Friday, September 12, 2008

See the Good in the Brevard County, Florida Housing Market

Sadly, I believe most folks look for the negative. You shoot an 84 in your latest round of golf. Should have been 81 if...yadda yadda yadda. You lose 5 pounds since your last check-up. Should have been 10 pounds.... Perhaps it is just human nature to look at things from a negative perspective.

The housing market is no different. Should have purchased or not purchased that home. Should have sold three years ago instead of now. Should have...

But there is good in the Brevard County Florida real estate market. The good -

  • Prices have dropped from the highs of a couple of years ago
  • Mortgage rates are reasonable (heard 5.93% yesterday for a 30 year fixed)
  • The choices for buyers are plentiful
  • Sellers are willing to negotiate

Yes, there is still some good in the market for buyers. In real estate it will always be a buyer's market or a seller's market. Depending on your circumstances and timing, there is always some good in the housing market.

If you are considering buying a home in the Viera, Suntree or Rockledge areas of Brevard County, look at the good! For information on homes for sale in Viera, Rockledge and Suntree, please feel free to contact me at 321-693-3850 or email me at agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd (near Turtle Creek Golf Course), Rockledge, Florida.

Lipstick on a pig - Real Estate as well as Politics

It seems a lot has been said about Barak Obama's reference to lipstick on a pig. This is not a political post but it did bring to mind one of my earlier posts.

In that post I used the same commonly used phrase. I was referring to sellers who try to make a property look good without changing the substance. The substance I am referring to is the little things - the deferred maintenance items - which have been neglected.

When buying a home almost all buyers will have a home inspection done. That just makes sense! Sometimes things are not as they appear. Sure a fresh coat of paint can cover up some flaws. Some quick landscaping and a coat of paint can increase curb appeal. But, when that offer comes in there will a chance for the flaws to be discovered.

Some of these flaws are insignificant. Some of these flaws are things that can easily be fixed. But, sometimes these flaws could be costly.

If you are considering selling, take the time to have the AC system checked out. Take the time to have the roof inspected. If your home is more than a few years old why not go ahead and have a pre-listing home inspection done? By having an inspection conducted, addressing any items that need action, and disclosing the report to potential buyers you do all you can to help the potential buyer make a decision.

In this seller's market there are lots of choices. By addressing maintenance issues, staging your home professionally and disclosing issues that impact the value and pricing appropriately for the market, you are truly positioning your home to be sold!

If you are considering buying or selling your Viera, Rockledge or Suntree home, please give me a call. I would welcome a chance to discuss how I may assist you.

Gary Waters, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida. Email me at agent@moving2brevard.com or call 321-693-3850.

Blogging about Viera, Suntree and Rockledge Florida Real Estate

Blogging is a wonderful media outlet. It gives each of us a forum to present our ideas, opinions or whatever. Some use blogs to communicate with extended family about "goings on" in the family. Some use blogs to post their fictional prose. Some use blogs to rant and rave. I use my blogs - www.moving2brevard.blogspot.com and www.activerain.com/blogs/gwatersc21 as a place to provide local Brevard County Florida real estate information.

I was recently told by someone that my blogs reflect considerable effort. That was a really nice compliment as I do place a great deal of pride on having a simple, but informative, real estate blog.

If I got YouAs a full time real estate agent in Brevard County, Florida with Century 21 Baytree Realty, I use the Internet as a marketing tool. When folks are looking to buy or sell in Viera, Rockledge, Suntree, north Melbourne, Merritt Island - any place in central Brevard - I want them to call me.

Does this blogging thing work? For me it does. I am working with several out of state buyers right now. I have out of state sellers as well. Print advertising is not as effective. Print advertising does not really allow the consumer to get a "real feel" for the "who" behind the advertisement. If you are considering selling make sure your selected agent uses the Internet as a marketing tool!

Blogging does!

If you are considering moving to Brevard County, please feel free to contact me. Curious about "short sales" in Brevard County, give me a call. Considering buying or selling in Viera, Rockledge or Suntree, give me a call. I can be reached at agent@moving2brevard.com or by phone at 321-693-3850.

Thursday, September 11, 2008

So many Viera pool homes!

I was searching the MLS system today for an interested out of town buyer. There are so many homes for sale in the Viera, Suntree and Rockledge area I knew I would have little difficulty in sending quite a few listings.

There are lots of short sales in the Viera, Suntree and Rockledge area. There are lots of newer construction homes on the market - most built after 2003, especially in Viera west of Interstate 95! Prices in the Viera area range from about $180,000 to more than a million dollars.


I was not disappointed by my search results. One thing the search really brought to the forefront was the abundance of single family homes with pools!


If you are interested in relocating to Viera, Rockledge or Suntree and want a pool home, you have many choices. If new construction is of interest to you there are plenty of new homes being built here as well. If a 55+ community is your interest then ask me about Heritage Isle, the newest 55+ community in Viera. Want a golf course home, check out Baytree Golf Course, Viera, East Golf Course, Turtle Creek Golf Course and the newest course, Duran Golf Club!


Considering a move to Brevard County, Florida? Please feel free to contact me for any assistance I may provide. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida. I can be reached by phone at 321-693-3850 or by email to agent@moving2brevard.com.

Tuesday, September 09, 2008

Which School Do I attend in Brevard County Florida?

One of the most frequent questions I encounter when working with buyers in the Brevard County areas of Viera, Suntree and Rockledge is school assignment.

First of all, I always recommend that a buyer call the school district office and inquire as to school assignment. Sometimes the assignment boundaries change and no one wants to buy a house and find out it is in the wrong school zone!

Here are two important links regarding schools.
For information on properties for sale in Viera, Rockledge and Suntree (north Melbourne, Florida), please feel free to contact me at agent@moving2brevard.com or call 321-693-3850.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida.

Saturday, September 06, 2008

Establishing "THE PRICE" of your Viera, Rockledge or Suntree home?

As a seller one of the first things you must decide upon is the price. Not necessarily the listing price but "THE PRICE."

What is "THE PRICE?" It is the minimum price point at which you will be prepared to accept an offer. In this market, or any market for that matter, deciding early on what will be acceptable is critical. The price should be realistic, not wishful thinking - if you really do intend to sell!

If the price you must have is just not possible at this time, then perhaps you need to wait for a market change. With the competition so intense it may not be the best time to test the waters.

Buyer's agents know what is selling. They also know that most sellers are negotiating off the list price. In August 2008 the list price to sell price ratio for Brevard County, Florida residential sales was about 92%. This means that the properties that did sell sold at at a price that averaged 92% of listed price.

When I work with buyers I like to recommend we consider offering just enough to elicit a counteroffer (or ideally an acceptance) but not so low as to alienate the seller. We want to negtiate successfully if my clients really do want the property.

It is our goal to reach "THE PRICE" so that all parties are satisfied with the transaction - the minimum price the seller will accept and the maximum price the buyers will offer. That is "THE PRICE."

In an ideal world every transaction would meet this criteria. Sometimes the sellers hold out and buyers walk away. Sometimes the buyers want the property regardless of price.

If you are considering selling your Viera, Suntree or Rockledge home take a look at "THE PRICE." This is where your real estate agent can assist in discussing the market, the competition, estimated expenses, etc. Establishment of the price is critcial.

If you are considering selling your Viera, Rockledge or Suntree home, I would be honored if you would give me a call to discuss how I may assist you in your effort. If you are considering purchasing a home in Rockledge, Viera or Suntree, please give me a call as well.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge Florida. I can be reached by phone at 321-693-3850 or by email to agent@moving2brevard.com.

Friday, September 05, 2008

Market Report August 2008 - Heritage Isle Viera Florida

Just a quick summary of the market activity in Heritage Isle for the month of August 2008. Heritage Isle is a new 55+ active lifestyle community in Viera Florida.

Gated, this community offers single family homes, villa/patio homes and condos. Besides its great location near golfing, shopping, restaurants, major routes, Orlando and the beaches, this community has all the amenities one could desire in a 55+ community. The 21,000 square foot clubhouse, fitness center, pool, concierge services and more make this a great place.

This morning's Florida Today newspaper real estate section had a front page article on how Heritage Isle was "reintroducing" villa style homes with prices starting around $160,000. To read the article click here.

As of today there are about 40 properties currently listed for sale in Heritage Isle. This does not include the new construction which is being worked as well. Prices in the community range form $149,000 to about $400,000. Please note these are "list price" not "sales price." Sellers are negotiating so there will probably give some give on these prices if the seller truly desires to sell, that is. There are several "short sales" on the market in Heritage Isle as well.

If you are interested in receiving any information on Heritage Isle or any other 55+ community in Brevard County, Florida, please let me know.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. I can be reached by phone at 321-693-3850 or by email to agent@moving2brevard.com.

Short Sales - Brevard County Florida (including Viera, Suntree and Rockledge)

Although the inventory of properties for sale in Brevard County seems to be falling I am continually amazed at the number of "short sales" on the market.

The area in which I live and work most of the time, Viera/Rockledge/Suntree has a surprisingly high number of short sales - 164 - on the market. Actually no one should be surprised as the down turn in the mortgage market has hit all price ranges. There are short sales in this area from $69,0000 to $1,150,000.

Looking at some of these properties I noticed there are sometimes 3 or 4 properties in the same neighborhood or on the same street. The deals are tremendous! The number of short sales has made the selling of homes at fair market a tremendous challenge. The reality is that, in order to sell, you have to price competitively. In this market that means pricing relative to the short sale market.

To place the Viera, Rockledge, Suntree short sale in perspective, it should be pointed out that in the entire county there are 1,564 short sale residential properties. So, Viera, Rockledge and Suntree account for just about 10% of the market.

If you are considering a real estate purchase in Brevard Country I urge you to take a look at the short sale market. Of course, purchasing a short sale takes a great deal of patience as the process may take 2 or 3 months!

Please contact me at agent@moving2brevard.com or call me at 321-693-3850. Gary Waters, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida.

August 2008 Market Report Ashwood Lakes, Rockledge Florida

During the month of August 2008 there were two homes in Rockledge's Ashwood Lakes subdivision that went under contract. One property closed during this time period - almost 1900 square feet for $175,000! Interestingly the two properties under contract are short sales which means they may take a little while to get closed.

[If you are interested in receiving information on Brevard County short sales, please let me know.]

There are 10 Ashwood Lakes properties listed as active in the Brevard MLS system. A couple of these are short sales (both in the $160,000 range). There is also one short sale in the neighboring Ventana subdivision.

Ventana and Ashwood Lakes share the same community pool and tennis courts although they are separate. Ventana homes do appear to be larger than the Ashwood Lakes properties.

Ashwood Lakes is located off Fiske Blvd in Rockledge, Florida. Convenient to Viera (some folks in Ashwood Lakes consider they are in Viera) , beaches, Orlando, golf courses, great schools and much more! Prices range from $160,000 to $364,000 - and sellers are negotiating!

If the Viera Suntree or Rockledge area of Florida is a place you are considering purchasing a home, please feel free to contact me. I would really welcome a chance to assist you in any way possible.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge Florida. Call me at 321-693-3850 or email me at gwatersc21@aol.com or agent@moving2brevard.com

August 2008 Market Report - Augusta Trace Rockledge Florida

During the month of August 2008 there was one home in the Augusta Trace subdivision that went under contract. No properties closed during this time period. Of course this is not really surprising as Augusta Trace is not a real large development.

There are 7 Augusta Trace properties listed as active in the Brevard MLS system. A couple of these are short sales (one as low as $349,900). Most homes in Augusta Trace run around the mid -$300,000 range, perhaps up to $400,000!

Augusta Trace is located off Barnes Blvd in Rockledge, Florida. Convenient to Viera, beaches, Interstate 95, Orlando, golf courses, great schools and much more! Prices for the listed properties range from $349,900 to $449,000 - and sellers are negotiating!

If the Viera Suntree or Rockledge area of Florida is a place you are considering purchasing a home, please feel free to contact me.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge Florida. Call me at 321-693-3850 or email me at gwatersc21@aol.com or agent@moving2brevard.com

August 2008 Market Report Phillips Landing Rockledge, FLorida

During the month of August 2008 there were two homes in Phillips Landing subdivision that were under contract. No properties closed during this time period. Interestingly the two properties under contract are short sales which means they may take a little while to get closed.

There are 9 Phillips Landing properties listed as active in the Brevard MLS system. A couple of these are short sales (one as low as $185,000) and a couple of these are new construction as well.

Phillips Landing is located off Fiske Blvd in Rockledge, Florida. Convenient to Viera, beaches, Orlando, golf courses, great schools and much more! Prices range from $185,000 to $269,000 - and sellers are negotiating!

If the Viera Suntree or Rockledge area of Florida is a place you are considering purchasing a home, please feel free to contact me. I would really welcome a chance to assist you in any way possible.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge Florida. Call me at 321-693-3850 or email me at gwatersc21@aol.com or agent@moving2brevard.com

Thursday, September 04, 2008

The $100,000 water view in Viera Florida!

I would have never guessed it but I found a listing this morning in Viera Florida that has a $100,000 water view! No, it is not on the Duran Golf Course. No, it is not on the Indian River along Rockledge Drive in Rockledge, Florida. Where is it?

Performing a BPO (Broker Price Opinion - estimate of market value for a lender) this morning in Viera I noted one of my comparables in the same complex was priced over $120,000 more than the subject property. Interesting.

Same condo complex. Same construction. Same everything. OK, it did have a view of the water (man made lake) and 1 additional bedroom. But the price was almost $250,000! Unbelievable is my first thought. That was over $100K more than the other property's list price!

Why do I mention this at all? Simply because if you are a seller in this market you must be realistic. If you do not set a realistic price you will never sell. For example, I have a 4 bedroom 2 bath, 2 car garage, with inground pool in Viera listed for $214,900!
For information on any Viera, Suntree or Rockledge property, please feel free to contact me. Gary Waters, Century 21 Baytree Realty, Rockledge, Florida;




Short Sales in Brevard County Florida

Obviously if you are reading this post you have an interest in Brevard County, Florida short sales. I really do appreciate you stopping by for a few minutes. [A short sale is a sale where the probable sales price will be less than the mortgage and requires third party approval (lender).]

I spoke with a caller this morning inquiring about a short sale our office, Century 21 Baytree Realty, has listed. This property does have an attractive price, for sure. Unfortunately there were already two offers submitted which in itself is not a problem but...she had no pre-approval, had no idea how much she could afford. This is the problem.

In short sales (and most other sales) the seller wants some definitive financing plans in place. If it is cash, no problem. Be able to provide proof of funds. If it is a mortgage, have a pre-approval letter ready to submit with the offer. The short sale process takes time and a lender wants to know that your offer is one you can follow to its fruition.

If you are interested in short sales in Viera, Suntree or Rockledge, Florida, please feel free to contact me. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Tuesday, September 02, 2008

Market Report August 2008 - Viera, Rockledge, Suntree Florida

Just a quick summary of the market transactions for August 2008 for the Brevard County Florida areas of Viera, Suntree and Rockledge....

Single Family Homes Sold - 72
Average Days on the Market - 107
Average Selling Price - $291,872
Average Listing Price - $313,254
Median Selling Price - $217,500
Median Listing Price - $224,900

If you would like information on the real estate market in Brevard County, Florida, please feel free to contact me. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Brevard County Florida Market Report for August 2008

Another month has come and gone. In spite of the disruption caused by Tropical Storm Fay the Brevard County real estate market still managed to have a productive month.

During August 2008 there 451 single family properties that were closed. I believe last month the sales were slightly above this number but because this is being written on September 2nd there will probably be a few more sales recorded in the coming days.

The average days on the market for the entire county was 104 days with the average selling price at $192,741. The selling prices were about 92% of the list price which does indicate sellers are still negotiating off the list price.

The median price (point where half sold were higher and lower) was $155,000. Almost 250 of the properties sold were between $160,000 and $199,999. Interesting to note is that 114 of the properties were sold for cash.

If you would like information on the Brevard County real estate market, please feel free to contact me. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida.

Viera Pool Home only $214,900!

Price recently reduced! Look at this Viera Florida pool home for only $214,900! This 2001 built concrete stucco construction home is close to great schools, shopping, restaurants, golf courses, 40 minutes to Orlando and more!

Featuring 4 bedrooms and two baths, this 1900+ square foot 2-car garage home is ready for its new owner! Sit on the trussed, covered back porch beside your solar heated pool and relax!
All appliances stay, including the washer and dryer! For more information on this property (located in Bayhill subdivision, 2397 Deercroft Drive) call me at 321-693-3850 or drop me an email to agent@moving2brevard.com.

For information on this property or any Viera, Suntree or Rockledge residential property, please feel free to contact me at agent@moving2brevard.com or at 321-693-3850. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida 32955.

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