Find Your Home!

Friday, October 31, 2008

A few questions before I show you that house...please.

Like most real estate agents I often receive inquiries and requests to see homes (my own listings and other listings). My response is always a yes...but let me ask you a few questions.

It is at this point (sometimes) folks just fade into the wood works. Sometimes the contact becomes a client and purchases. The latter result is my desired outcome!

Why do I ask questions? To determine how I may best serve the caller.

What are some of the questions I ask?
  • Are you working with another real estate agent? If a caller already has a real estate agent showing them property I do not want to interfere with that relationship.
  • Have you been pre-approved for a mortgage? It does no good for me or the caller to see properties that are not within their budget or, even worse, if they can not obtain a mortgage.
  • Are you familiar with the area? Folks who have no idea about the neighborhoods or general location need to narrow their choices. (Brevard County Florida is not a large county but it does run about 80 miles from north to south!) I always recommend folks determine the general location and then we can go from there! Some folks have requirements for work/commuting times, schools of choice, etc.
  • Can you meet me at my office? I always initially meet folks at my office unless I already know them. It is a matter of safety for the caller and me!
  • What is your timeline? If a property is a short sale the closing period may be delayed for a couple of months or so (assuming they like the house and submit an offer). If there is any urgency to their situation I recommend we avoid short sales unless there are temporary housing accommodations already in place or available.
  • What are you looking for (age, square footage, construction,general condition, etc)? In order to provide quality service it is necessary that I know the caller's needs.

The above is not a complete list of questions however it is a starting point. In order for me to provide the level of professional service you deserve I need to know a little bit of information. So, if you call me about seeing any properties do not be offended if I ask questions.

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

First Time Home Buyer Frequently Asked Questions

Purchasing a home can be a stressful time. To the "rookie" buyer the entire process seems daunting. Almost scary (had to throw that out as this is being written on Halloween.).

As a real estate agent serving buyers and sellers in the Viera, Rockledge and Suntree areas of Brevard County Florida, I frequently run into many of the same questions from buyers. Some of these include:

  1. Where do I start? The most important step in the process is to identify your ability to obtain a mortgage. A lender will work with you in identifying the type(s) of mortgage, payments and terms you can afford. You can't go shopping without knowing what your budget is!

  2. How much will taxes and insurance cost? I always recommend contacting a local insurance broker to discuss insurance rates. The cost of insurance varies based on construction, age, location, cost and other factors. As for taxes, these are based on the actual cost of your home - not what the current taxes are. Taxes are established in January every year. The tax for the current year have been set already but will probably change for next year. Taxes and insurance are complex issues with no cookie cutter answer.

  3. How long does the purchase process take? Normally the time required from getting a property "under contract" to closing is 30-45 days. Of course this may be longer if you are looking at purchasing a short sale property.

  4. Should I have a home inspection done? OF COURSE! The purchase of a home is a significant investment and due diligence is necessary. You must protect yourself and a good place to start is with an inspection by a reputable, reliable, conscientious home inspector!

  5. How much do I offer as a downpayment? When working with buyers I always advise to put down enough to let the sellers know you are a serious prospect. I do not know of any defined percentage. Like everything, this is negotiable as part of the negotiation. By the way, this escrowed money will go toward the purchase (closing costs, etc).

  6. How safe is this neighborhood? I am pretty familiar with the Viera, Rockledge and Suntree areas however I always recommend potential buyers contact the local law enforcement authorities to have their question answered.

  7. Which school will my child attend? The school that is the nearest to your home may not be the one assigned for the property. School assignment lines change. Again, I recommend buyers contact the local schools or school district office for this answer.

I am not an attorney, tax professional, insurance agent or home inspector. I always recommend consulting the appropriate professional for advice on these issues.

If you are considering purchasing a home in the Viera, Rockledge or Suntree areas of Brevard County I would appreciate an opportunity to work for you. Please give me a call of drop me an email.


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

The price of a haircut and a house...Different directions!

OK, I will be the first to admit to being frugal! As a real estate agent in the Viera, Rockledge and Suntree areas of Brevard County Florida, I know the real estate prices are dropping. I went get a haircut this morning and noticed an increase over the previous visit.

OK, so paying $20 (including the tip) is not a lot of money but the almost 20% increase in the base price was a surprise. Of course, the stylist (didn't we call them barber once?) has to make a living! And we did talk about the $200 price for the scissors he was using was more than when he started. I can relate, for sure.

The expense real estate agents incur to sell properties has risen as well. And, dad gummit (borrowed the phrase form FSU's Bobby Bowden), sellers need to sell as badly as some need haircuts!

If you are considering buying or selling a home in the Viera, Rockledge or Suntree areas, please give me a call. I will be the one with the fresh haircut!

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

Heritage Isle Market Activity - October 2008

As October comes to an end on this Halloween Day, I wanted to take a look at what has been happening in Heritage Isle.

First of all, Heritage Isle is the premier 55+, active lifestyle community in Brevard County Florida. That is my opinion even though the community of Grand Isle (also in Viera) has much to offer as well!

Heritage Isle offers its residents carefree living, superb amenities, easy access to excellent shopping, restaurants and more! Located in the new town of Viera, Florida, Heritage Isle is convenient to Duran Golf Course, the Washington Nationals' spring training facility, and more!

So, what is the current market like in Heritage Isle? As of today there are:

  • 44 active listings in the Brevard MLS system as of today,
  • 11 properties listed that are "short sales,"
  • 8 of these "short sales" are listed under $220,000 (range $180,000-$265,000),
  • 4 properties are currently listed as under contract,
  • Lowest priced unit is a 2 bedroom 2 bath 1 car garage villa/patio style home ($149,000),
  • Lowest priced single family detached unit is priced at $180,000.

For additional information on Heritage Isle or any Viera Florida property for sale, please give me a call or drop me an email. I can be reached directly at 321-693-3850 or email to agent@moving2brevard.com.

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

Thursday, October 30, 2008

Heritage Isle Viera - A 55+ Community with Style!


As a real estate agent in Viera Florida I have spent a lot of time in the Heritage Isle 55+ community. I have written several posts on the Internet about the Heritage Isle market, amenities and choices for homeowners.

Here are several links to those posts.

tp://moving2brevard.blogspot.com/2008/04/how-does-one-choose-55-community.html


http://moving2brevard.blogspot.com/2008/10/viera-florida-55-active-lifestyle.html


http://moving2brevard.blogspot.com/2008/10/market-report-heritage-isle-viera-55.html


http://moving2brevard.blogspot.com/2008/10/you-need-internet-to-sell-your-heritage.html


Heritage Isle Viera Florida


55+ Communities in Viera Florida


Heritage Isle - Viera's newest 55+ community


If you would like any information on Heritage Isle, or any other 55+ community in Viera, Florida, please let me know. 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.

Sellers - Enlist your neighbors assistance!

Sellers, how about enlisting your neighbors in the effort to sell your home? I know...you hired that real estate agent to sell your home, not the neighbors!

But, consider this scenario, please.

I was showing properties last week in a very nice area of Viera, Florida. Most of the homes are well maintained, even the homes that I know are rental properties (As a military family we rented a lot of houses through the years...hate the bad rap some people give renters!).

However, one very nice home presented this to the prospects:

  • bicycles all over the sidewalk out front (neighbors children I believe),
  • grass several weeks beyond the "need to mow state,"
  • Loud, OK, extremely loud music blaring throughout the neighborhood (sounded like a block party without the party!)

I am not advocating being deceitful but first impressions are lasting. The way we found things are quite possibly not the usual neighborhood condition but it did scare off my clients!

I am familiar with the Viera area and know that most of the time this is not the situation.
If you have your home on the market, ask your neighbors to be considerate.

Besides, they want the next owner to be just as nice as you are! More importantly, THEY SHOULD WANT YOU TO SELL YOUR HOUSE FOR AS MUCH AS POSSIBLE AS IT HELPS ALL NEIGHBORHOOD PRICES!

As a seller you do all you can to present your home in its best light. Your real estate agent is doing all they can to market your property. Why not, at a minimum, ask the neighbors cooperation?

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Proudly working with buyers and sellers in Viera, Florida and the surrounding communities of Suntree, Rockledge and Cocoa, Florida.

If you are not going to make an offer, help the sellers anyway!

If you are a buyer looking at property in the Viera and Rockledge area, please have your agent give the seller's agent feedback on your impression of the property.

"Feedback" is rare in the Viera, Rockledge and Suntree real estate market. From what I have read, it is rare regardless of market. What is even more rare is useful, constructive feedback.

I have never worked with a seller who has not enthusiastically anticipated feedback. Often I have to send multiple faxes and make several calls to get feedback. Even with concerted effort success only comes about 25% of the time.

What is the purpose of feedback? Simple, really. Sellers want to know
  • What potential buyers really think about their home.
  • Is the price competitive?
  • Does the property make a good first impression?
  • What does the seller need to do to make the property more appealing?

As a potential buyer you will be doing the sellers a good deed. Of course my sellers would rather hear that you are considering making an offer!

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

Viera buyers and Sellers....Can I have your attention, please?

If a real estate agent desires to attract business then he or she must know where the clients come from!

I know. The answer is the Internet!

I receive much of my business via the Internet. I get noticed on the Internet. I get my seller's homes noticed on the Internet. I get my buyer client's attention on the Internet.
My efforts do work - you are reading this, aren't you?

If you are interested in buying or selling a home in the Viera, Suntree (Melbourne Florida) and Rockledge Florida area, call me.


By the way - this is a blatant attempt to get your attention and influence your decision! There is no "do not disturb" sign on my availability.

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

Pricing Your Viera Home to Sell...

Pricing strategy....or should I say pricing strategies?

I was discussing pricing strategy with a seller today. He proposed pricing high and, if he gets an offer, fine. He also suggested pricing at about 110% of his desired price so he can negotiate downward and appear to be making concessions.

I recommended against both of these approaches.

This is a buyer's market. There are many short sales and foreclosures on the market. Additionally, there are many motivated sellers who are pricing competitively with the market. Any good Realtor would know his home was overpriced and rule out showing the listing.

Perhaps it would be shown but as a comparable to make other listings look even more attractive. Buyers (and their agents) are aware of the market and are unlikely to be fooled by such motivation.

Expecting to negotiate is a good thing but don't price with primarily this in mind as your strategy. No offense for you auto sales folks but that is what car dealers do!

After some discussion this seller decided - price right or don't make the effort. Sometimes, you just have to talk it through! I will concede there are as many strategies for pricing as there are sellers!

If you are considering selling or buying a home in the Viera Florida area, please feel free to contact me at agent@moving2brevard.com or by phone at 321-693-3850. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Wednesday, October 29, 2008

They even took the kitchen sink!

I guess I should be used to it by now. As a real estate agent working with short sales and foreclosures in the Viera and Rockledge area of Florida I frequently observe properties where the owner has stripped the house before moving out.

I guess maybe there is a market for used appliances. It is unfortunate that some folks are losing their homes. Some of these are investor owned properties, I am sure.

What drives a person to take the appliances? They were purchased, more than likely, by the the mortgage the lender provided in good faith.

I have witnessed properties that have had the garage door opener, air conditioner, lighting fixtures, vanities and whatever you can think of, removed. In the end this impacts the selling price.

And the reduced selling prices impact the market value of neighboring properties indirectly as the sales prices are reflected in later appraisals in the neighborhood. Hopefully, at some point, the market will return to normal.

In the interim, the prices reflect opportunities for buyers of short sales and foreclosures!

Gary Waters, Century 21 Baytree Realty, Rockledge Florida.

Find a real estate agent in Viera, Florida

Real estate agents are generally paid for getting things done (sales).

So where does one look for a good, productive real estate agent in Viera Florida? You will be lucky if you catch them in their office.

Probably 95% of a real estate agent's work is accomplished outside of their office. In fact, most like myself, work out of their home office. Showing residential properties to buyer clients, showing rental properties for rental clients and working with sellers (including holding open houses) requires an agent by on the road!

If you are looking for a real estate agent in the Viera area, give me a call on my cell phone or drop me an email as I rarely am in the Century 21 Baytree Realty office! I can be reached at 321-693-3850 or by email at agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree, 1211 Admiralty Blvd, Rockledge, Florida, proudly serving buyers and sellers in the Viera, Suntree, Rockledge and Cocoa communities.

Monday, October 27, 2008

Why does one call any particular real estate agent?

There are lots of houses for sale in the Viera, Rockledge and Suntree areas of Brevard County Florida. Buyers have lots of choices. There are lots of real estate agents in the Brevard County Florida area.

Why does one choose a particular real estate agent to sell their home or assist with the purchase of a home?

As I work with folks, whether buyers or sellers, I am always searching for an answer to how they came to choose to work with me. It may not be a direct question but it is always an answer I illicit. Most of the time the answer to that question comes out early in our initial conversation.

The reasons I was selected vary quite a bit. Sometimes it is personal referrals from a previous client. Sometimes it is because I am an agent with Century 21. Sometimes it is because they saw one of my signs in their Viera neighborhood. Most often it is because they read my web log (blog). [If you are reading this post, you found my blog!]

The bottom line is real estate is a personal relationship business. It is more than showing houses. It is more than placing a listing in the MLS system. It is about understanding client needs, listening to client needs, and being responsive to those needs.

Considering buying or selling in Viera or Rockledge, please give me a call. I would welcome a chance to discuss your needs and how I can assist you. Real estate sells itself - I only "introduce" the buyer to the property!

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

Home Buyer Considerations (What not to consider)

What do you need to consider when looking for a home to purchase? This is not a comprehensive list but is offered only as a starting point.
  1. Price. This is almost universally the primary consideration. No explanation needed here, for sure. Unless you are paying cash this is something you should discuss with your lender prior to doing anything else!
  2. Location. You have decided on a general area however narrowing your selection is critical.
  3. Size. Yes, size does matter! How many bedrooms? What about total square footage?
  4. Property Type. Do you want a single family/detached dwelling? What about a townhouse or condo?
  5. Age. This is almost certainly going to be a reflection on the general condition of the property. What about the roof, mechanical systems (AC, heating, plumbing, electrical)?
  6. Deed Restrictions. Do you want the restrictions created by living in a subdivision? Homeowner's associations all have rules!
  7. Schools. This is a major consideration for most. Even if you do not have children in schools, the quality of local schools does have an impact on the home prices/values.
  8. Commute Time. Are you going to be traveling to work or college? What about recreational venues such as golf courses? The convenience of these definitely impact your quality of life/lifestyle.
  9. Taxes. What are the trends in the area for property taxes. None of us can have a direct impact on property taxes but, as I see it, taxes rarely go down!
  10. Attitude toward the market. Where is the market headed? Are the home prices continuing to drop? What about the number of distressed or foreclosure homes in the local market?
  11. Lot size. Do you want a zero lot line? Do you want a little space for your privacy?
The above list contains my suggestions of some items to consider. Now, a couple of areas that should not be primary considerations in your home buying decision...
  1. ROI. That is your return on investment. If you are looking for a home that will be your primary residence I suggest you do not look at it as an investment. The current market has been negatively impacted by the number of buyers who took the previous several years as opportunities to "invest" on their homes. Remember, it is a home first!
  2. Buyer Agent Fees. In out market real estate agents who work with buyers are compensated by the seller. As a buyer you do not normally ever have to pay your real estate agent!

If you are considering purchasing a home in the Rockledge, Viera, or Suntree area of Melbourne, Florida, please give me a call. I would welcome a chance to discuss how I can assist you in your effort.

Gay 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.

Indecision in the Viera Real Estate Market

Do you ever find yourself facing a situation searching for an answer? We all do at some time. Sometimes we look for every tidbit of information, equipping ourselves with all the facts available so we can see the whole picture.

This is a good thing. After all, the best way to make any decision is to gather all the facts, analyze what we know, consider what we don't know and then....act.

Where is the market heading? Conventional (or should we say "popular"?) wisdom says downward, even more! Do we really know for sure?

No one has that answer...with 100% certainty. In the short run, it does seem to be continuing a downward trend. There is still uncertainty out there. This government bail out and its impact on the financial markets is still an unknown.

I was thinking this morning of a phrase I have heard many times through the years - paralysis by analysis. This appears to be where our Viera market is at this time.

Sure, folks are buying. Folks who have job transfers need homes. Folks who are leaving the area for jobs elsewhere. Folks are retiring from the northeast and moving to the Viera area.

Is this the best time to buy your Viera home? There is no one best answer to that question that fits all folks. The answer depends on your circumstances. Is this the best time to sell your Viera home? Again, your circumstances will dictate your response.

I can not tell you to buy now or wait. Because I do not know what the future market will be in a month or six months, I can't answer that question for you.

For some the answer is to buy or sell now; for others the decision is to wait.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty Rockledge, Florida. Call me if I can assist you in your efforts to buy or sell residential real estate in Viera, Suntree, Rockledge or Cocoa Florida.

Viera, Rockledge and Suntree Florida Real Estate Agent

I am the first to admit that I am not the most prolific real estate writer in the Viera, Rockledge and Suntree market. There are other agents who are certainly more original and expressive. I do write about the things I am most comfortable and knowledgeable about. That is the reason I almost exclusively limit my blogging efforts to the Viera and Rockledge real estate market.

When you are considering selling your home or purchasing a home in any area, you need a real estate agent who knows your area of interest. There are many real estate agents in Brevard County Florida that market themselves over the entire area. When I was a younger agent I tried this as well. But, in the end, I have found that I am better able to serve my clients by limiting my market area.

If you are looking to buy or sell a home in the Viera, Rockledge or Suntree area of Melbourne Florida, give me a call. I would welcome a chance to discuss your goals and how I may assist in your efforts.

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

A closer look at the Viera Short Sale and Distressed Property market

Over the past few days I have read about how the housing market (sales of existing homes) improved in September 2008. It even looks like the housing inventory report released today shows a slight decrease in existing inventory.

As of today there are 452 residential properties for sale in Viera, Florida. A couple of factors influence the local market (any market area) ...inventory and the number of properties that are considered "distressed" that are in the market.

Inventory is easy to understand. "Distressed" properties are considered foreclosed, bank owned, REO or short sale properties.

A quick search of the Brevard MLS for short sale/distressed property activity in the Viera area only after September 1, 2008 reveals....

  • There are currently 50 active short sale listings; 15 bank owned active listings.
  • There are 23 short sales pending or contingent (under contract) and 8 bank owned properties under contract.
  • Since September 1st, there have been 10 short sales that have closed and 9 bank owned properties that closed.

The good news for the Viera area is that almost as many distressed properties are under contract or have closed as there are active in Viera. When this (distressed) inventory clears, the market will stabilize!

This is not a microscopic analysis of the Viera short sale market. I will leave that to the bean counters and financial analysts. If you would like any information on listings in the Viera area, including short sales, foreclosures, 55+ communities such as Heritage Isle, or the surrounding communities of Rockledge and Suntree, please let me know.

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

Saturday, October 25, 2008

Viera Florida 55+ Active Lifestyle Communities

Viera, Florida's 55+ communities offer buyers lots of choices. Just a quick summary of the homes for sale in the gated Viera active lifestyle communities:

  • Grand Isle - Almost a dozen properties for sale. Prices range from about $200,000 upwards to the mid-$300,000s.

  • Heritage Isle - About 35 properties for sale with prices from about $170,000 to the high $300s. In my opinion this is the premier 55+ community in Brevard County and must be seen by anyone considering Brevard County retirement! Heritage Isle is an active lifestyle community with monthly homeowner fees around $285. The community is gated, has a 21,000 sq ft club house, and amenities galore!

  • Indian River Colony Club - About 50 properties for sale. IRCC is not your usual 55+ community. It is a not for profit corporation owned by its residents. Monthly fees are higher. Prices range from the $130,000s upwards.

For information on these 55+ communities in Viera, please feel free to give me a call or drop me an email. Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. 321-693-3850 (direct), email agent@moving2brevard.com.

Short Sales and Foreclosure Homes in Heritage Isle

I received an email inquiry regarding any foreclosures (REO - Bank Owned) and short sales in Viera's premier 55+ community, Heritage Isle. My response - there are some but not many.

Perhaps this an indicator of wisdom coming with age!

I searched the Brevard MLS system again this morning and found only 5 properties that fit into this description. There is one BANK OWNED property, a 3 bedroom 2 bath, 2 car garage home listed at $178,900.

There are 4 homes listed as short sales. The smallest was a 2 bedroom 2 bath at $185,000. All of these short sales are 18-1900 sq ft under air conditioning and listed for $180,000 to $185,000. These prices do look attractive.

Of course, Heritage Isle is an active lifestyle community with monthly homeowner fees around $285. The community is gated, has a 21,000 sq ft club house, and amenities galore!

For information on short sales in Heritage Isle please feel free to give me a call or drop me an email. Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. 321-693-3850 (direct), email agent@moving2brevard.com.

Friday, October 24, 2008

Talking Heads and Real Estate Agents

I must admit that I am a cable news junkie. I do like the "Morning Joe" show in the morning. I watch Chris Matthews' "Hard Ball" in the evening. Heck, I will even watch Bill O'reilly's "The Factor" on Foxnews at night. I always enjoy these commentators and their guest talking heads supporting their client or issue.

I find this akin to the seller's real estate agent talking with buyers. They have an agenda, a personal interest - their clients. They work for and owe their loyalty to the seller! That is why I always recommend buyers...

DO NOT CALL THE LISTING REAL ESTATE AGENT!

Why?

As a buyer you need a real estate agent who has only your interests at heart. There should be no other distraction. I am not saying that a listing agent will not assist you but why not go ahead and get your own real estate agent? After all, as a buyer you do not pay me.

Want a buyer's agent in Viera or Rockledge, Florida? Call me. I want to be your Realtor of Choice!

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

I am not an attorney, please.

I received a call today from an investor. He had a question regarding his incorporation status and receiving rents for his properties. He wanted to know the legality of his arrangement.

My response....please contact an attorney. I did recommend he give the Florida Association of Realtors legal office a call. I am not sure if they will answer his question but I knew I could not. Why?

I am a professional real estate agent. I have a Masters degree in Public Administration. I have an undergraduate degree in Health Sciences. I have additional MBA coursework completed. But, I am only a real estate agent!

I always advise clients to contact an attorney, a CPA, a tax accountant, a building contractor or other appropriate professional for their advice. I have opinions - opinions I keep to myself. Why?

I am here to serve my buyer and seller clients in real estate marketing and sales. I know my market which is primarily Viera, Suntree (Melbourne) and Rockledge Florida. I have a real good sense of what will and will not sell and its selling price. I am good - at real estate.

If you are seeking a professional real estate agent in the Viera, Suntree (including Baytree Golf Course) and Rockledge communities, call me. I will gladly share my knowledge about real estate.

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.

Falling Housing Prices in Viera Florida - Who wins?

Who wins with the falling housing prices in Viera, Suntree and Rockledge, Florida? Only one party - BUYERS!

The recent decline in housing costs have hit some folks hard. I believe one group suffering the greatest loss is the investor community.

I spoke with two investors today who have had to convert "flips" to rental properties. They both said they would rather receive some income rather than keep paying the mortgage.

I read a report to day about how the number of units sold in September 2008 increased over September 2007. Good news...sort of.

In some parts of the country I have heard that 25% of properties sold are third party (bank owned) or short sale....distressed properties. In Brevard County so far this month there have been 34 short sales that closed which represents about 14% of the total sales.

Can I say with 100% certainty that all buyers will win in this market? No. Will many buyers be winners? Sure.

If you are consideringhttp://www.moving2brevard.com/ buying a home in the Viera, Rockledge or Suntree areas of Brevard County, Florida, please give me a call.

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

Brevard County Home Sales Climb in September 2008

Just got through checking out the financial market headlines on my Blackberry. I saw an interesting article about how the September existing houses sold report showed promise.

Then, like most news articles, they had to let me down. The author's take - the sales happened from contracts written in July and August before the market down turn.

We shall see.....then...

I went to the Florida Today newspaper web site to check the local headlines. Not a lot of big news in the Brevard County area but I did notice and article about how deals pushed a surge in the Brevard County housing market. I suppose there will be a big story in tomorrow morning's paper but here is the summary from the web article.

  • Single family home sales rose to 430 in September over September 2007.
  • Median price dropped to $153,300 from last September's $176,700 (sounds like the affordability of housing has improved!).
  • Condo sales rose to 106 vs. 66 in September 2007.

It is no secret that price declines have been driving sales. And, I believe, short sales and REO / bank owned properties are driving the prices downward. Bottom line - it IS a good time to consider buying!

If you are considering purchasing a home in the Viera, Suntree or Rockledge areas of Brevard County, Florida, please give me a call. Gary Waters, Century 21 Baytree Realty, Rockledge. Florida.

Just have a question....ask - its free!

Thursday, October 23, 2008

Real Agents must care...

It has been stated somewhere that people don't care how much you know until they know how much you care! Not only is this true in life but also in the real estate business!

Real estate is more than closing the deal.

Being a seller's agent in Viera, Rockledge, Suntree or any place, is more than just putting a for sale out front. Being a buyer's agent is more than just showing some houses and getting a deal closed.

Real estate is a relationship business!

Real estate agents must care about their client's needs. A seller has requirements that must be met. They have expectations that must be addressed. Sellers have time frames for selling, especially if a job transfer is involved. Sellers have concerns about the cost of selling as well as the amount of proceeds after all the deductions! Sellers require answers to their questions. Sellers need to have a reasonable level of comfort with the selling process. Selling is stressful and their real estate agent must care about them and alleviating as much stress as possible!

Buyers have requirements, questions and needs that must be met. Identifiying a client's needs and exceeding those expectations is critical. Buyers need to know that their agent cares about meeting their requirements.

After all, real estate is about the seller or buyer - not the real estate agent!

If you are considering buying or selling a home in the Viera, Rockledge or Suntree area, please feel free to give me a call to discuss how I can exceed your expectations. Let me show you how I really care!

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

Are you Viera Real Estate Magazine Cover Material?

I do not believe there is such a thing as a Viera, Florida real estate magazine. But, if you are a home seller in Viera, would your home make the cover? If you really do want to sell then the answer to that question should be an emphatic YES. YES!

There are plenty of real estate magazines out there. There seems to be a lot of sentiment among real estate pros that print media advertising is not cost effective. However, the Internet provides sellers an opportunity to have their home showcased on a private, personalized, I-magazine cover!

But, are you ready for that exposure?

First impressions are powerful. When you initially meet someone that first opinion weighs heavily on your reaction to that person. When you are buying a home, looking at so many properties, that initial impression sets the tone for your expectations.

As a seller, do not forget that curb appeal. Do not neglect the minor issues like weeds in the flower bed. Don't neglect those prints on the front door. Don't neglect edging sidewalks or moving that trash can around back, out of sight. Don't neglect that front door if a fresh coat of paint in needed! There are so many little things that can set the table for that prospect to see your home in a positive light!

The secret to selling is simple....price correctly and set the stage to show off your home. Show your buyer prospects your pride and your home will sell! And, that Internet exposure is really as effective as a magazine cover..correction, more effective!

If you are considering buying or selling a home in the Viera area, please give me a call. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Rockledge Golf Course Town House for Sale

admiralty How about a vacation or winter home in Florida for less than $128,000? This 2 bedroom 2 bath 2 car garage town house is ideally situated on the Turtle Creek Golf Course in Rockledge, Florida.

Sit on the tiled enclosed back porch and enjoy the fairway views. Don't worry about cutting the grass...it is included in the $60 monthly association dues. At that price maintaining this home as a second home is much more affordable than some of the others with monthly fees of two to three hundred dollars!

This is an ideal location....45 minutes to Orlando Florida, 20 minutes to the world famous Cocoa Beach! Convenient to I-95 and Viera with its shopping, restaurants, medical facilities ( a new hospital being built by Health First), and more!

admiralty back view And this unit is not small...over 1600 square feet under air with an inside laundry room and more. Newer appliances, carpets, paint and more. At this price, why not make this your winter home?

Also offered for rent at $950 a month for one year lease. No pets or smokers, please.

For information on this property or any other Melbourne, Rockledge or Viera golf course property, 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.

Viera Homes for sale....scary but interesting

The financial markets seem to anything but stable these days. Uncertainty looms as the election nears. Will the election calm fears of recession. Will unemployment rates climb?

None of us knows these answers for sure. Not even, the politicians and big shot Wall Street talking heads.

Uncertainty has always been present in our daily lives. Uncertainty is something most of us have learned to deal with since reaching the age of reason. So is the case in Viera Florida real estate sales.

The market is still saturated with short sales. Foreclosure filings have risen over the past year. Prices have been forced downward as a result of the excess inventory. But, opportunities exist, really!

What are the opportunities in the Viera Florida housing market? There are 27 properties listed for sale at $150,000 or less! Some of these are short sales but not many. Some are 2 bedrooms, others 3 bedrooms. Some have 1 car garages, others 2 car garages. Some built in the 1980s and others newer.

The point is....if you are considering a move to Viera Florida, there are lots of choices with reasonably attractive prices!

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

How to spot a good buy in Rockledge and Viera Florida.

Beauty is in the eye of the beholder, particularly when it comes to buying a home. Features that attract one home-buyer may repel another.

However, the one feature of interest to every home-buyer is price. Getting the most home for your money is paramount. The real problem is figuring out whether that fixer-upper on one street is a better buy than the home in next-to-new condition two blocks away.

The first step is figuring out what kind of house you need. A good buy is only a good buy if it meets your current and future living requirements.

Next, determine how much work is required to make the house you are considering livable. Make an honest assessment of your fix-it abilities. How much work are you willing to do or pay someone else to do.

The heating, air-conditioning, roof and plumbing should be up to date, since repairs can be costly. Look for a house with universally popular selling points. If you’re impressed, the next buyer down the line is bound to be, too. On closer examination, a house that looks like a bargain may lack some of these key features.

Don’t forget the old adage: location, location, location. Unless you’re looking for a fixer-upper, the house should be in a condition that is comparable to other homes in the neighborhood. Avoid buying the biggest or fanciest home on the block.

Good community facilities also add appeal; pools, athletic fields, community centers, libraries and hospitals all add to a neighborhood’s value and desirability. Transportation needs also should be considered. Is local public transit available? How long are typical commutes to places of current and potential employment?

Consider the cost of living in a home. It’s important to consider not only purchase price but the monthly cost of living in a home.

You can find a bargain! If you are considering a move to Viera or Rockledge, Florida, please give me a call. I would welcome a chance to assist you or provide any assistance I may. Gary Waters, Century 21 Baytree Realty, Rockledge, Florida.

Not in the "steal" business but rather the "deal" business

I was reading an article on the Internet this morning. It was titled "Go fish in another pond!" The point of the article was that the authors were tired of receiving low-ball, ridiculous offers - offers that are 40-50% below the list price!

I agree. I was speaking with an agent last week who told me they started refusing to work with people who are looking for "steals." This is an experienced agent who knows the local market and is good at "reading" people.

I always try to explain to potential clients realistic expectations in this market (Viera, Suntree, Rockledge Florida). Some of these include:

For a buyer...

lots of properties available, lots of sellers negotiating, average price is about 92% of list price, initial offer below 92% and negotiate upward, if required.

For a seller...

average days on the market is about three months, you have to compete with short sales,presentation is everything (after price), expect to negotiate, be flexible when showings happen with little notice.

My goal is to close a transaction that represents a great deal for my client whether buyer or seller. After all, all great deals are not steals!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. I work with buyers and sellers of residential properties in Viera, Rockledge and Suntree including the very popular areas of Baytree Golf Course, around Duran Golf Course, and Heritage Isle (55+ community).

Call me directly at 321-693-3850 or email me at gwatersc21@aol.com.

Wednesday, October 22, 2008

Short Sale Update for Brevard County

We are about three-fourths of the way through October 2008 so I wanted to provide an update on "short sale" activity in Brevard County Florida. The inventory of homes for sale in Brevard County continues to remain high. As of today there is about 6,600 properties for sale in the Brevard County MLS database.

Of these active listings there are 1,140 listed as short sales requiring third party approval. I am not a mathematician but that looks like about 17% of the active listings! Prices for these short sales run the entire spectrum from about $59K to over a million dollars!

In the Rockledge, Viera and Suntree areas there are 109 properties listed as short sales. Perhaps the market is improving as there were 141 short sales listed as active in this area at the beginning of the month!

So far this month 32 short sales have closed with 9 of these in Viera, Suntree or Rockledge. There is hope as there are 54 short sales listed as contingent or pending as of today. With short sales often taking a couple of months to close, maybe there is some light, albeit dim, at the end of the tunnel!

All these short sales put pressure on all other sellers to compete, so prices are very attractive!

If you are considering a move to Brevard County, Florida, specifically the Rockledge, Viera or Suntree areas, please feel free to drop me an email or a call. I would welcome a chance to send you listings, answer your questions and assist in any way.

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

Tuesday, October 21, 2008

Take it from the Tampa Bay Rays...Compete to Win!

Compete to win...not just participate. I was reading in the newspaper this morning that the Tampa Bay Rays were given a pre-season 200 to 1 chance to be champs this year.

Las Vegas may have just guessed wrong! I am not much of a gambler but having watched the Rays for many years I know they have had some seasons where they just participated.

As a home seller in Viera, Florida (spring training home of the Washington Nationals) you want to win, not participate! Winning means selling on satisfactory terms that meet your needs; participating means showing your home occasionally and never getting an offer....being a bride's maid!

In Viera there are 344 properties listed for sale in the Brevard MLS system this morning. Since September 1st there have been 53 properties that have closed. There are 66 properties under contract at this time.

I have no way of knowing how many of these properties are being actively considered but my guess is that it is not all of them. I can look at some of the prices and tell very easily when some are not in the game.

If you are looking to sell in the Viera area, please give me a call. If you are looking to buy in the Rockeldge, Viera or Suntree area, give me a call. I am not an expert on all of Brevard County properties but I do know central Brevard's communities!

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.

Keeping You at the Center of All I do....

Buying or selling a home is an emotional roller coaster ride! I had a seller tell me once they were surprised at how stressful it gets when selling. Regardless of transaction side, there is plenty of stress!

As your real estate agent it is my job to be an objective advocate for my client. It is my job to provide honest advice and opinions based on facts. My goal is to achieve success....

How is that success defined? Rephrased more appropriately the question is "How do you, my client, define success?" If you are a seller I will try to get you the best price, under the most favorable terms that meet your schedule. If you are a buyer I will try to get you the exact home that meets your needs, for the best price and terms, on a time schedule that meets your needs.

How do I define success? Having a happy, satisfied client! And to achieve that I must keep you and yours at the center of all I do!

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

Monday, October 20, 2008

First Time Home Buyer - Using one real estate agent

If you are a first time home buyer there are a few keys to making the process a little less stressful. Having worked with buyers and sellers I can tell you that regardless of your position - buyer or seller - there is stress!

The first step - get pre-approved, please. There is nothing more disappointing than finding a house you really like and then not being able to obtain the financing. A lender will be able to pull your credit, discuss your financial obligations and tell you in advance what the monthly cost will be with your qualifying price range. After all, you do not want to get into a situation where you are pressed each month to pay the mortgage!

The next step...finding your new home. How does one go about finding a house - there are so many out there! Here are a few recommendations:

  • Choose (and stick with) one real estate agent.
  • Find an agent who works primarily in the area of your search.
  • Browse the Internet for listings. In brevard COunty Florida you can go to www.brevardmls.com
  • Remember, the seller pays the real estate agent - not the buyer!
  • Identify your requirements early. Know what you must have in a home as well as what you CAN NOT have in a house. These include size, location, price, yard size, school district, age of the home, etc. What is important to you needs to be told to your agent.

Buying a home is an exciting and stressful time. Choosing and sticking with a single real estate agent is key!

If you are looking to purchase a home in Viera, Rockledge or Suntree Florida, please give me a call. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, primarily serving Suntree, Rockledge and Viera, Florida.

Friday, October 17, 2008

In life you want to shoot high...in real estate perhaps not!

I am reading a book by Joel Osteen called Become a Better You. An excellent book with some wonderful admonitions, for sure! Near the back of the book he tells of his father stating he would rather shoot high and miss than aim low hit the target. Good advice, for sure!

In real estate, especially the Viera Suntree and Rockledge Florida market, if you are a seller, aiming high will not work if you are looking to sell.

Homes in Brevard County seem to be selling for about 93% of the list price. Buyers expect some negotiation. But... if you price your property correctly initially your potential buyers will know that. At least they will if their real estate agent is knowledeable of the market!

If you are considering selling your Viera or Rockledge home please feel free to give me a call. I would welcome a chance to discuss my marketing plan and what I honestly believe your house will sell for in this current market.

The difference between an old listing and sold2 is getting the price right early!

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

Should you buy the largest home in the neighborhood?

I was speaking with a potential seller earlier this week. He was considering listing his home for sale. I always ask sellers what quality they like about their home when I initially meet with them.

Sometimes it is the location. Sometimes it is the neighborhood. Sometimes it is the privacy or view from the backyard. Sometimes it is the kitchen.....everyone has their own idea about the top quality in their home.

This gentleman said - everything - you just have to see this place! I asked him to clarify. His response: It is the largest, most expensive home in the neighborhood. Unfortunately, I do not always see this as the best quality.

Why?

Having the largest home in the neighborhood is not always a positive. I frequently advise buyers to look for the mid-to-lower sized or priced in a neighborhood. Personally, I believe the chance of the smaller or mid-priced homes gaining in value is better than the most expensive property.

Will I list the property? Sure, if the seller decides to go forward. Unfortunately it will be a challenge to sell. The buyer will be someone who wants the biggest, most expensive home in the neighborhood.

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

887 Brunswick Lane Rockledge -Open House Sunday October 19, 2008

Stop by on Sunday, October 19, from noon until 3:00 p.m. to see this 3 bedroom two bath split plan home in an established Rockledge neighborhood. Check out screened enclosed pool and the privacy of your fenced backyard. Easy to find - 887 Brunswick Lane, Rockledge - just off Fiske Blvd in Levitt Park.

brunswick front Built in 1978 this home has been well maintained and is move in ready. Sure - everyone says that - but come see for yourself! pt 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. Offered for $189,900!


pool 3

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

Tuesday, October 14, 2008

Something good from the housing mess...

I was speaking with a gentleman this morning in a Cocoa, Florida store. I do take every opportunity to discuss real estate - after all, self promotion is the life blood of a full time real estate agent these days! His view of the current market was contrary to any I have heard recently.

His view.... there are benefits to all of these foreclosures and short sales. Ater considering his view I agreed that this may be somewhat true.

His position, put very simply, was that these properties being snatched up at bargain prices with subsequent renovation will be good in the long run. His position that turning the neglected properties into updated properties will be good for some neighborhoods, eventually.

Perhaps this will turn out to be true but there are many more good properties on the market that are in short sale situations where no renovation or updating will be required. These do not fit those conditions.

An interesting position...quite contrary to the general consensus! Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Monday, October 13, 2008

Price Reductions Vs New Listings in Brevard County Florida

Today is much like any other day in Brevard County, Florida real estate. How is that?

New properties are listed in the MLS system but the number of price reductions is greater! Almost every day I witness the price reductions which seem to always be about twice the number of new properties for sale.

What does this say about our current market? To me, it looks as if the "older listings are coming around to the new [read as real] market!

Pressure from short sales and bank owned properties (REO) keeps pressure on the existing market. As sellers must compete with these distressed property sales, the prices seem to be following - downward. Good news for buyers, not for the sellers!

Interested in buying a home in Viera, Rockledge or Suntree Florida? Please give me a call. I would welcome a chance to assist you!

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



Selling and Renting Viera Real Estate

It really is easy in this market to sell real estate. It is easy to accomplish tenant placement. Of course, easy is dependent on doing a couple of things correctly early on in the process.

Let me say I am not going to mention price. This is not a lecture on pricing. The assumption is the price is appropriate for the market.

First of all, ease of access is critical. Within a realistic window, the ability for a potential buyer or renter to see your property is critical. There are a lot of competing properties out there in the Viera and Rockledge area!


Secondly, cleanliness is, to coin a popular phrase, next to godliness! This is a given. People want to see what they can do with a property. They want to visualize what it will look like with their furniture. They want to concentrate of positives. They do will not waste time wondering what it would like when clean!

As a property owner the presentation says a lot about you. It tells others about your pride of ownership! It makes a statement about an owner's motivation.

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

Friday, October 10, 2008

"I don't need no stinkin' Realtor!"

I stopped by a FSBO home this afternoon. I just wanted to find out what the price was....after all, in this market the number of for sale by owner homes is small. The seller saw my name tag and would not disclose the price or any information.

His only comment...the title of this article.

I departed. I did not see it as my role in life to change his attitude. I did not need to tell home that 85% of FSBOs eventually list with a real estate agent.

I have always admired initiative. He did not give me a chance to offer my free advice. He did not give me a chance to give him my free sellers guide which I give to FSBO sellers.

This is a buyer's market. His $5 sign out front will probably not be the magic touch for marketing his home...Oh well, I did wish him luck as I departed.

If you are a FSBO seller in Viera and have decided to have a professional market your home, please give me a call. I would welcome a chance to work with you.

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

I want to be your real estate agent in Viera and Rockledge....but there is a catch!

I am a full time real estate agent primarily serving the residential market in the Viera, Rockledge and Suntree areas of Brevard County Florida. And, I want to be your Realtor. The catch? Read on....

Just in case you do not know it I will let you know. As a buyer you do not normally pay the real estate agent - the seller does. So I don't make a penny unless I find you a house to buy or rent. So...the catch?

I want you

  • to be open and honest with me. Tell me what you really need and what your budget really is.
  • to get pre-approved for a mortgage (if a buyer)
  • to be loyal to me. I don't ask you to sign anything.
  • to be committed to the process
  • to tell me what your timeline requirements are
  • to be HAPPY IN THE END!

I don't ask for much - only loyalty.

The catch is really not a catch, after all. It is only a request for your commitment. Buying a home in the Viera or Rockledge area, call me, please. I do want to be your real estate agent.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge Florida. Email me at agent@moving 2brevard.com or call me directly at 321-693-3850.

Which came first? The mortgage default or the scam...

Unfortunately over the past few years there were many lenders (almost all) who were willing to give anyone who could fog a mirror a mortgage. I was even told by one lender myself a few years ago to go ahead and get an interest free adjustable rate loan. His reasoning...the value would climb so fast that a refinancing would be possible before the interest readjusted. That was the environment that created today's environment.

With so many buyers "qualifying" for mortgages the only thing that could happen was for prices to climb. After all, when you have more buyers than sellers then the price will climb. Thus, home prices rose faster than they should. Somewhere along the way if interest rates would have climbed a bit then the run up would have been moderated.

Now I hear all the talking heads blaming those who were led into these mortgages. In the end the little guy will be the one who suffers.

Will things work out? Yes, but how many will be hurt in the process?

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

Are short sales the only thing selling Brevard County, Florida?

The short answer - NO! Today is only the 10th of October so I did a quick search of the Brevard County MLS to see if anything was selling. Yes, properties are closing.

Most closings seem to occur near the end of the month. Still, as of today, there have been 93 residential closings so far this month. As the data always seems to lag a bit the actual number may end up being a little higher.

Of the 93 closings only 11 were short sales. And these short sales appear to be selling pretty close to the last list price - a good indication that the sellers are pricing very attractively when they list the house. None of these sales are at deep discounts off the listing price. These 11 sales represent about 11.8% of the sold properties.

Put another way - almost 88% of the sales are non-distress sales. These homes are being snatched up at some pretty good savings. Deals are out there. As I stated in a previous post:

All great deals are not steals.

Of course, identifying a deal does take some timeWe all know that price is not the only consideration albeit I believe it is the most critical.

If you are in the market for a short sale then there are lots of choices. By the way, 26 of the closings so far this month have occurred in the Rockledge, Suntree and Viera area!

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

Wednesday, October 08, 2008

Rentals in Viera and Rockledge Florida

rent I spent this afternoon showing rentals to a young family relocating to the area. I primarily sell residential real estate but do avail myself of opportunities to work with rental clients. It was quite an interesting day, for sure.

First of all, I was really amazed at the quality of the rental properties I showed my clients. There are homes on the market at some really attractive prices. The homes we look at were in the $1000 to $1350 monthly range and there were lots of choices!

Every one of these properties was in move in condition. The neighborhoods were nice. They were all near excellent schools. They were all so clean - many freshly painted.

I guess that is a sign of the market. Owners want tenants. They do not want the property to set vacant. The good news for folks looking to rent - lots of choices, good prices!

If you are relocating to the Rockledge and Viera area of Brevard County Florida please give me a call or drop me an email. I would welcome a chance to send you some listings and assist you with your move.

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

Tuesday, October 07, 2008

The "Short Sale" Markets in Brevard County Florida

First of all, the title implies there are multiple "short sale" markets in Brevard County Florida. True. The short sale market is different based on locality within the county, sector (i.e. 55+ communities, etc), and price range. This post is a quick snapshot of the "whole" with an emphasis on Viera, Suntree and Rockledge.

Overall, in Brevard County as of today there are 1,170 single family homes listed as short sales. The nice thing is that there are over 325 short sale properties under contract. Once a short sale property is under contract the decision process (third party approval) can take months! [About 70 "sold" during September 2008.]

In the Viera, Suntree and Rockledge area there are about 100 properties for sale as short sales. Seems like a lot...some of these are in 55+ communities such as Heritage Isle, some in newer Viera neighborhoods, some in established neighborhoods....all price ranges! In September there were 5 properties that closed....good news -about 50 are under contract.

Until the short sale and REO inventory is reduced the pressure will be on sellers to compete with this subset of the market. But there are deals...and good deals are not always steals!

For information on the Rockledge, Viera and Suntree real estate market, please contact me. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or drop me an email to agent@moving2brevard.com.

Monday, October 06, 2008

Market Report Indigo Crossing subdivision Viera Florida

As a real estate agent who works primarily in the Viera market I try to keep folks current on what is going on in Viera. This is a quick summary of the market activity since the end of August 2008 for the Indigo Crossing subdivision.

Indigo Crossing features homes primarily built in 2005 and 2006. It is located near new schools, including the new Viera High School, excellent shopping, golf and great restaurants. The development features a community pool, parks, tennis courts and more. With easy access to Orlando, this development provides great living for those who desire to commute to Orlando or down I-95 to Melbourne.

As of today there are 5 homes for sale in Indigo Crossing including 2 properties that are listed as short sales. Since August 30, 2007, three homes have gone under contract while 3 closed in September. The price range for the properties sold was from $180,000 to $250,000. Also there are three homes listed for rent in Indigo Crossing with lease prices in the $1200-$1400 per month range.

For information on properties for sale or lease in Indigo Crossing or any place in Viera, please drop me an email to agent@moving2brevard.com.

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

Multiple Brevard County Florida Real Estate Markets....

I was sending an email to a contact this morning. Everyone wants to know how the market is down there in Brevard County. I always ask the same question - which market?

A lot of folks, including the media talking heads (and the local newspaper itself), assume the market is one thing. It is not folks. There are multiple sectors of the market. Lets see...

  • 55+ market
  • condo market (overbuilt, big inventory)
  • investor market
  • short sale market
  • REO / bank Owned property market
  • Rental market
  • locality within the County (Viera market is definitely different than the Palm Bay market)
  • Price range market (the $200,000 and below market is different than the 500K+ market)
  • New Construction market (builders are competing with each other)

So, when you ask about the real estate market in Brevard County, remember to be specific and don't accept generalizations as the way all sectors of the markets are performing.

Interested in real estate in Brevard County, specifically Viera, Suntree, Rockledge and Cocoa, please feel free to contact me. I can be reached by phone directly at 321-693-3850 or by email to agent@moving2brevard.com.

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

Sunday, October 05, 2008

Professional services only...no opinions please!

I went to the Space Coast Home Show today at the Cocoa Expo. There were lots of vendors. O e of the vendors was an interesting character. I don't know how much of a sales person though.

What did he do that was, in my opinion, less than professional? First, I asked him how much his product would cost. His answer - I can't tell you without coming to see you at your house. (OK - that was a sales person response!) All I wanted was a ball park estimate, please.

If you wanted to sell your Viera home and called me to ask how much it would cost....I would give you an estimate - over the phone!


The other thing this guy did that was not professional (in my opinion)....He talked politics! I am not opposed to discussing political issues but not in a customer-oriented environment, no. As a real estate agent selling "my services" I am sure you don't care about my political views.

What has a professional service or product to do with politics? Is this one of those rhetorical questions?

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

Sorry - I don't have a gimmick....

Reading real estate publications and newspapers I am constantly amazed at the gimmicks some real estate agents (and builders) will come up with to try and sell real estate. Yeah, times are tough and marketing is a challenge.

I have read blogs about incentives for buyers. Lets give them a car...Lets pay their homeowners dues for five years...Ain't that just fine! I say no!

There is just one incentive that really works -

Price it right!

I have read where some companies will drive you around in a limo. I saw where one company rented buses and gave tours of foreclosed properties. Sorry, I just don't have a gimmick.....

Wait, I may just have a gimmick. My gimmick -

If you are a seller, price it right.

If you are a buyer, show you only what you say will fit your needs in your price range.

RealtorEqualHousMLSlogos

Gary Waters, Florida licensed real estate agent, serving buyers and sellers in Viera, Suntree and Rockledge Florida including the Heritage Isle (55+) and Baytree Golf Course communities. Call me at 321-693-3850 or email agent@moving2brevard.com. Associated with Century 21 Baytree Realty, Rockledge, Florida.

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