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Tuesday, December 30, 2008

What will the Viera Florida market do in 2009?

I am a full time real estate agent who happens to work primarily in the Viera, Suntree, north Melbourne (Pineda/Lake Washington) and Rockledge areas of Brevard County Florida. Not a fortune teller!

But based on my experience which includes

  • 5+ years in the Viera area market,
  • new construction sales,
  • re-sales (working with buyers and sellers),
  • performing BPO (price opinions for lenders) and
  • my gut (OK, a little bit of a paunch)...


Here it is... through the multi colored, slightly fogged......well.... As the inventory drops slowly prices will finally stabilize. But that will not happen until the short sales, REO and Bank Owned, and new inventory drops. Our MLS inventory of single family homes is about 6200....a lot better than the "old days" when it was about 8,000!

The Viera market will continue to offer buyers tremendous opportunities. "They" say real estate is cyclical so the ability to purchase on the down side is good - for buyers!

For sellers....as prices continue to drop smart sellers will price competitively ahead of the decline. I have seen homes priced at $300,000 that finally sold at $200,000. Seems like it would have been better to be aggressive and get $250,000 instead of riding the slide?

If you are considering a purchase in the Viera, Rockledge or Suntree areas of Brevard County Florida, I would welcome a chance to assist you. If you are a seller, I would like to assist you as well.

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, Rockledge, Florida.

Divorce not an option because of the...

KIDS ....no, because of the real estate market!

I was reading an article today, not the first I have seen, which discussed the fact that folks are not divorcing as much now as they once did. At first this sounded promising.

Perhaps people are making better decisions. Nope, not the reason.

At one time there was a feeling that folks had to stay together for the kid's sake. Now apparently they are staying together for the mortgage's sake. Can't sell for what they owe...who gets stuck with the mortgage? Who knows, maybe some will resolve their differences in the end?

Considering selling your Viera, Suntree or Rockledge home? Give me a chance to be your real estate agent. 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.

In LIfe, Aim High...In real estate, think about it!

I recently read a book by Joel Osteen called Become a Better You. An excellent book with some wonderful admonitions, for sure!

Near the end of the book he tells of his father stating he would rather shoot high and miss than aim low and 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. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.


Short Sales, REO and Bank Owned Properties in Brevard County Florida

gold house As the 2008 year seems to limp away and 2009 awaits us, I wanted to highlight a few posts that I have made over the past year pertaining to short sales, REO and Bank Owned properties in Brevard County Florida. The links below will provide access to these posts however I encourage you to explore this blog, www.moving2brevard.blogspot.com, for other posts which may be of interest. A quick summary of these terms:

  • Short Sale. A sale where the probable sales price and proceeds are less than the mortgage owed. These sales are time consuming (for buyers and sellers) and require third party (lender) approval.

  • REO. This is just an acronym for Real Estate Owned (read that as owned by the lender. These are properties that have already been foreclosed.

  • Bank Owned Properties. The same as REO...already owned by the bank!

Brevard County Short Sale Market

Short Sales in Viera and Suntree Florida

Sellers - You must compete with Short Sales

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

REO, Short Sale or Fair Market...What is it?Don't Price yourself into foreclosure!

Pricing a Short Sale from a buyer's perspective...

If you are in the market as a buyer or seller in Viera, Suntree, Rockledge or Cocoa Florida, please give me a chance to be your real estate agent. I can be reached at 321-693-3850 or email me at agent@moving2brvard.com. Also, please take a look at my other blog here.

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

Thursday, December 18, 2008

Not what it always seems....

I was watching one of my all time favorite TV shows this evening - The Andy Griffith Show. This may be showing my age...

In this particular episode Floyd The Barber is forced to meet with a lady he has been corresponding with through pen pal group. Apparently he was not the rich man he had pretended to be.



This reminds me how some owners (and
their agents) sometimes fail to tell things the way they really are... Great Views. Move in ready, meticulously maintained, bring your bags.

If you have ever been a buyer you know the words that have been used to describe the unseen property - and how disappointed you were when they were inaccurate!

Selling a property is stressful for sellers. Why have yourself deal with potential buyers who really are not interested in your property. I have found that it is so much easier on everyone - buyers, sellers, real estate agents if the property is presented as it really is.

As a seller please review the MLS entry your real estate agent puts out there for the world to see. If it is not completely accurate, have it corrected. It will certainly help the selling process!

If you are considering selling your Viera, Rockledge, Suntree or Cocoa Florida home, please give me a call. I would welcome a chance to discuss the process and my marketing plan.

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.


Mortgage application rejected - Doing you a favor?

I was speaking with a mortgage broker recently who, unlike most, takes the position that a loan denial is not always bad. In fact, his position was that he is doing the borrower a favor. He is right.

The problems we are facing today in this real estate market is that too many lenders "stretched" the rules to approve everyone!

Not even car dealers are approving everyone for loans! I still hear them say "all applications will be accepted..." What they are saying is that they will let you fill out an application.

Home ownership is the American Dream. Unfortunately, it is now the American Nightmare for some!

If you are in a position of possibly losing your house, talk to your lender about a short sale. Call the lender's loss mitigation department to check out the options. Perhaps a mortgage modification is in order. Notice I said "you" call your lender. You do not have to pay some company to discuss this with your lender. And you do not have to be behind in payments. Do not wait!

And, if you are in Rockledge, Viera or Suntree Florida and selling is necessary, please call me. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Tuesday, December 16, 2008

Viera Short Sale Activity

I am not a short sale expert. I work with buyers who are in the residential market and who happen to have the flexibility to entertain potential short sale properties.

Short sale sign What is a short sale? Why does a short sale require flexibility? Basically a short sale is a property offered for sale where the probable selling price will be less than the monies owed. Therefore the lender will have to approve any offer the owner accepts. [Notice the owner is the seller, not the bank.] Why does this take flexibility? Because you never know when, and if, the lender will accept your offer or another offer.

In the Viera Florida market there are currently 67 active properties listed as short sales. Sounds like a lot, doesn't it? Considering there are 27 short sale properties under contract in the Viera area then the 67 available does not sound like a great deal!

And of the 67 properties, 7 are in the 55+ communities of Heritage Isle and Grand Isle. So 60 properties is not that many at all. That is a good sign for sellers... as the inventory drops sellers will be competing with each other, not distressed properties!

If you are interested in purchasing a home in the Viera Florida area and have the flexibility, take a look at short sales, You may just find a deal!

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

Selecting Your Viera Florida Real Estate Agent

I was discussing client interviews with another agent in my office, Century 21 Baytree Realty, yesterday morning. She had just landed a new listing for another Viera Florida property.

Getting sellers to commit to you as their real estate agent of choice is a lot harder than it used to be...harder for the seller, that is!

In the "old days," (seems like only a couple of years ago - it was) a seller in Viera or Rockledge Florida had an easy time selecting their real estate agent - choose the one who tells you they will list for the highest price! That may not have been the only criterion used but it was the main one.

Now selecting your Viera and Rockledge agent is a little but different. Sure, price is key but it is only one of the factors. The other key areas used to make the decision include:

  • Familiarity with the neighborhood/area. Sellers want to know their agent has local knowledge. Buyers have questions about schools, restaurants, churches, golf courses, etc. An agent who knows the area well can sell the area well!
  • A marketing plan. There is much more to selling a property than placing a sign out front!
  • Internet Presence. Sellers know that buyers use the Internet to shop for everything from Christmas gifts to houses!
  • Comfort. Sellers want to feel comfortable with their agent. This is a stressful time and this "we're in it together feeling" can help. I know from experience!
  • Realistic Expectations. I have found that sellers who are motivated really do want to have their expectations grounded in facts...not wishful thinking!wishful This goes hand-in-hand with the comfort!

If you are considering selling your Viera or Rockledge, Florida home, please give me a call. I can be reached directly at 321-693-3850 or by email to gwatersc21@aol.com or agent@moving2brveard.com.

Monday, December 15, 2008

When something is said so often...

I was reading a article in an magazine this morning. The author made the statement that when something is said and heard so often people assume it is the truth.

That could be said about the real estate market as well. What are some of the things that fit into this category? It is only my opinion but....

  • It is a great time to buy a house. Only the buyer knows the real answer to this statement. You often hear this from real estate agents. As a blanket statement it may not be true. For some, this is a great time to buy!
  • Prices will keep dropping. The real estate market is local...local...local! What is happening in Maryland, California, Florida, even different areas of the same state varies. You usually hear this from the television talking heads or your local "know-it-all." Who knows for sure?
  • You can't sell in this market! If you are considering selling at this time, discuss your needs and time line with a real estate professional. Heck, choose several and get different opinions. You can sell in this market but you must be educated on your market and have your expectations well grounded!
  • All real estate agents are the same! There is no master cookie cutter at NAR or some state real estate association who has the primary responsibility for ensuring every real estate agent is outfitted with same skill sets. Not all agents have the same marketing prowess, Internet knowledge, people skills, negotiation skills, ethics....You get the picture. Sure, you may hear it said but those who have worked with real estate pros know, ask them!
Some things can be said enough to where one begins to believe the exhortations. How many kids have gone bad because an adult told them they were bad or would never amount to anything? Don't believe all you hear - regardless of the number of times it is said!

If you are considering buying or selling a home in the Viera, Rockledge, Cocoa, Suntree areas of Brevard County, Florida, I would be honored if you contacted me to assist you. 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.

Short Sales and Brevard County Florida

I was watching CBS' 60 Minutes last night. I caught the end of a segment on the real estate market in Miami Florida.

They had a real estate broker who was really quoting the numbers....really bad numbers about short sales and foreclosures in Miami and south Florida. Actually he had formed a company that, although I don't recall the title, had the word vultures in it. He said vultures (the animal) existed to clean up the mess. He saw his company as one who worked with investors to clean up the real estate carcasses. Quite interesting.

Here in Brevard County Florida (central coast, east of Orlando) the short sale and foreclosure market is not nearly as extreme as south Florida. However, there are some really good opportunities for those with the ability to buy right now.

If you are interested in short sales and REO properties in Brevard County, please feel free to contact me. I would be happy to email you listings and answer any questions you have,'

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

Viera Florida Real Estate Agent needs clients!

I sat down in front of this computer this afternoon to post an article to my blog. My mind was blank. Those who know me would consider that not too out of the ordinary!

100_2234 So, I took my dog for a walk. My dog, Diesel, is a Boston Terrier with lots of "personality!" [Technically he is my son's dog but I have been dog sitting for a couple of months so he really is mine!]

I thought about writing about the weather. Hey, it is December 15th and the temperature is 75 degrees. I verified that temperature with the Florida Today web site.... A lot of my clients come from the northeast such as Connecticut, New York, Maryland and the Midwest (Iowa, Michigan). It is so much colder in those places so enticing those 55+ folks with the great weather in Viera Florida seemed like a reasonable article.

Then, as Diesel and I circled the block, I saw a bird's nest. It was really built out on the end of the branch. Seemed like it would have been sturdier and safer near the main trunk. For a brief moment I thought how similar that was the way some buyers were at this time - taking a bit of a chance while availing themselves of the great prices in Viera and Rockledge, Florida.

Oh well, I am back at home now. Diesel has had his water. I have had my Diet Mountain Dew (I call it redneck champagne!). And I still have writer's block.

Oh well, if I can't write maybe I can sell a house or condo this afternoon in Viera or Rockledge Florida. I am showing some units in the very popular Heritage Isle, 55+ community in Viera.

Need a Viera or Rockledge Florida real estate professional? Call me, please [re-read the title!]. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Please read my other blog at www.activerain.com/blogs/gwatersc21.

Sunday, December 14, 2008

I went Shopping in Viera...and enjoyed it!

OK, so the title is probably not quite accurate. I am not a shopper. I go to the store to get what I need, not to browse.

I accompanied my wife (sounds better than got dragged along) shopping yesterday. I hate crowds, especially at Christmas time. But it was different, very different than my previous experience. Today - the morning after - I sit here contemplating why things were not as hectic and crowded.

It must have been......-
  1. I usually wait until December 23rd to hit the stores and it was only the 13th,
  2. As a result of number 1, I am usually more "panicked" and the crowds seem larger,
  3. The economy is "not what it used to be,"
  4. I am older and more accepting of the chaos...

I must face reality...the answer is all except number 4.

Have a great shopping experience! And, while you are out, buy a house from me in Viera, Florida! Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Friday, December 12, 2008

How good is that offer?

Real Estate prices have dropped in Viera Florida. OK, prices have dropped significantly. Will the real estate prices in Brevard County Florida continue to fall?

No one knows the answer for sure. My guess is that the prices will fall a bit more as the inventory of short sale and REO / Bank Owned properties are being sold off slowly.

When do you accept an offer? How good is that offer you just received? No one really knows what the future will bring.

A case in point. I saw a piece of vacant land that just closed in Palm Bay Florida. I had a buyer who offered to pay $18,000 for a similar small piece of property about a 18 months ago. Prices back then were up to about $25,000 back then (asking price). It was rejected by the seller. The similar property closed for $7,500 this week. I guess my buyer won by not having her offer accepted!

I wonder how many sellers have rejected offers that later they regretted. My advice in this buyers market....if you get an offer consider it carefully. The next one may not come for some time and it may be for a lot less! The only vaild information you have is the present time!

If you are interested in purchasing residential real estate in Rockledge, Suntree or Viera, Florida, call me. I specialize in working with buyers and sellers in these highly desirable areas of Brevard County, Florida's Space Coast.

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

What can a buyer's agent do for you?

Many shoppers, lest I say buyers, in today's real estate market shop around by calling the agent on the sign out front. They want to see the property. They have questions. Yadda yadda yadda.

But they fail to stick with one agent. Why?

I believe it is because they do not understand how real estate agents work, especially how they get paid. I will explain this here.

First of all, the agent who is named on the sign in front of a house works for the seller - not the buyer. Sure they will answer your questions and show you the house. They will even help you buy it. But they still represent the seller. They are paid by the seller.

The truth is the buyer's agent is paid by the seller too. But the buyer's agent represents the buyer. So as a buyer why not find you a local real estate expert to be your representative. It will not cost you a thing and they can

  • Show you any house listed in the MLS system
  • Contact any FSBO seller who has a property you may be interested in
  • Educate you on the process
  • Represent you with present the offer
  • Advise through the inspections process
  • Hold your hand to the closing!

And...it does not cost you a thing!Nickel [If you are interested in renting it does not cost you a thing either!]

If you are interested in buying a home in the Rockledge, Viera or Suntree areas of Brevard County, Florida, give me a call. I would welcome a chance to be your representative.

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.

Thursday, December 11, 2008

Foreclosure Mitigation Specialist in Viera Florida

OK, I will be the first to admit I am not the premier foreclosure mitigation specialist in Viera, Florida. I had some search engine marketing expert email me yesterday to tell me I was on page 71 of Google as a foreclosure mitigation specialist in Viera Florida.

I emailed "him" [whoever he was] back with a simple response. So?

I have worked with folks getting close to foreclosure. These were short sale candidates. I have worked with folks who have successfully negotiated a mortgage loan modification. But, I am not an expert in foreclosure mitigation.

I am a real estate agent working with buyers and sellers in the Viera Florida and Rockledge Florida areas. Buyers who see short sales and other attractive opportunities. Sellers who are looking to short sale, move up or down size. I don't have any specialize niche - except Viera real estate.

If you are in the market as a buyer or seller and Viera Florida is your market, 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. Email me at gwatersc21@aol.com or call me directly at 321-693-3850.

Market Report Bayhill subdivision Viera Florida

Viera is a planned community of homes in a very popular area of Florida's Space Coast for those relocating to Brevard County, Florida.

Ideally located, Viera is only 40 minutes from Orlando, 15 minutes from the beaches and Patrick Air Force Base, near parks, excellent schools, fine dining and more. Viera is the place to be in central Florida.

There are many subdivisions within the Viera planned unit development and one of the more established neighborhoods is the Bayhill community. Most of these homes were built in 2000 to about 2004. [I must admit that I have one property listed for sale in Bayhill as well.]

What is for sale in the Viera neighborhood? There are 9 properties listed for sale in Bayhill. The prices range from $149,900 for a short sale to $214,900 for the largest private pool home. Most of the homes are larger (over 1900 square feet) with a two car garage.

There are two properties currently under contract as well, a short sale and a 4/2/2 listed at $209,900. Of course the selling price will probably be less as sellers are negotiating! Are there some attractive listings in Bayhill? Are some overpriced? Yes. Such is the case in almost every neighborhood in Viera!

If you would like information on homes for sale in Viera, please feel free to contact me. I can be reached 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.

Viera Homes for Sale with One Acre Lots

I received a call this morning from an out of state individual who is looking for a home with at least an acre of land in the Viera area of Brevard County's Space Coast. Was this possible?

A quick search of the Brevard MLS system revealed about a dozen properties with an acre or more lot size in the Rockledge and Viera area. The prices vary somewhat as there are a couple of short sales under $225,000 to larger, newer homes priced over a million dollars! Actually one of these million dollar priced homes is a short sale as well!

If you are considering a move to the Viera area and need some "space," there are choices. If I can assist provide you with any information on Viera and Rockledge real estate, please feel free to contact me.

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

Viera Real Estate Market - Some Play, Some Pay

I routinely review and write about the activity in some of the subdivisions in Viera and Rockledge, Florida area. I was at it again this morning and then I saw something that really caught my eye.

A home that is priced one-hundred thousand dollars more than similar homes on the market. Not only that but they have sold for way less than that recently. And the icing on the cake - days on the market over 450 days!

What is going on here? A couple of things. A non-motivated seller and a non-motivated real estate agent. Why do I say such?

If a seller is motivated the property will be priced at least near the market. A home should not be priced at $300,000 when the highest priced home in the neighborhood is $200,000! If a real estate agent is motivated the property will be listed at a price that is near the market. A motivated real estate agent sells homes, non-motivated agents list homes that dont sell!

My advice - get out of the market!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, serving buyers and sellers in the Viera, Rockledge and Suntree areas of Brevard County's Space Coast. Call me directly at 321-693-3850 or email me at agent@moving2brveard.com.

By the way my title refers to non-motivated folks "playing" at selling and motivated buyers who "pay" when the price is right!

Wednesday, December 10, 2008

It all depends on where you sit....

I was sitting in my home office this afternoon listening to the "bail or loan out" debate on CNBC. There was some Congressman on TV getting very personal about how the automakers had suffered at the hands of Wall Street.

There was another point of view presented which questioned the automakers mismanagement over the years. Each side seemed pretty adamant their position was correct.

Then I saw Jesse Jackson, Jr. making his case for being the next Senator from Illinois (Obama's seat). He felt he was qualified, more so than the others.

Then my thought went to buyers and sellers of real estate. Each is no different than those mentioned above. Your view will always depend on where you are sitting and what is in your best interest at that particular time.

If you are selling in Viera, your home is the best, like none other, worth every penny! If you are buying a home in Viera Florida, the homes are still over priced!

If you are considering buying or selling residential property in Viera and Rockledge, Florida, please give me a chance to be your real estate agent. [I am asking for your business!]

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

Tuesday, December 09, 2008

Grand Isle, Viera 55+ Community Market Report November 2008

Grand Isle is a "the other" 55+ community in Brevard County, Florida's Viera area. [The largest and newest 55+ community is the Heritage Isle community]

Which community is the better community? My experience has been to ask the residents and they will tell you the same thing. It is the one in which I live! There is a great deal of "community" in each of these gated communities.

I wanted to provide a quick summary of activity in the Grand Isle real estate market for November 2008. Heritage Isle always seems to have 30-40 properties for sale. Grand Isle is not the case. With its pool, club house, recreational facilities, tennis courts and more, Grand Isle does offer its residents a great deal!

As of today there are 10 properties actively for sale in Grand Isle. Prices range from $209,000 to $319,000. All built between 2000 and 2005, these properties are almost all 3 bedroom 2 bath single family homes.

If you would like information on Viera's 55+ communities of Heritage Isle, Indian River Colony Club or , Grand Isle, please feel free to contact me by phone or email. I can be reached 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.

Should I sell my Viera Florida home now?

I received this inquiry this morning. What the gentleman was referring to was not "Should he sell" but rather "Should he sell now" as in December. This is a question that surfaces every year just as the Christmas lights are going on the trees!

My response has changed over the years. I have come to believe that December is not the best time to place your house for sale. I am referring to making it a new listing. If it is already in the market, keep it there.

For a new listing I recommend the seller use December to get the house ready for selling. Take care of the little problems (all homes have something that could be tweaked). Enjoy the holidays.

If you are considering selling your Viera or Rockledge, Florida home in January, please give me a call. It is not too early to start the process - and we can hold off putting the sign out front until after New Years!

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@moving2brveard.com.

Almost 20% of Viera, Suntree Rockledge Homes for Sale are "Short Sales"

This post is a quick summary of the short sale market in Brevard County Florida. As a full time real estate agent who works primarily in central Brevard County (Viera, Suntree, Rockledge), I try to relate these areas to the whole county. Here is what I have found...

  • Almost 1400 of the 6300 active listings require lender approval (short sale)
  • In November 2008 there were 61 short sales closed (14 were in the Viera, Suntree and Rockledge areas)
  • Short sales sold represents about 19% of all single family properties sold in November
  • There are 146 active short sale properties in Viera, Suntree and Rockledge (744 total for sale). This means almost 20% of the "for sale" units are short sales!

What does this all mean? These short sale properties are priced very competitively. They are putting pressure on competing properties. I have seen some neighborhoods where half the properties for sale are short sales (or REO / Bank Owned).

If you are interested in buying or selling in the Viera, Rockledge or Suntree areas of Brevard County Florida, I would be honored if you contacted me. I can be reached at 321-693-3850 or email me at agent@moving2brevard.com or gwatersc21@aol.com. You are also invited to vist my other blog at www.activerain.com/blogs/gwatersc21.

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

Saturday, December 06, 2008

Viera Florida Rentals are Competitive!

Landlords have finally learned what the sellers in Viera, Florida already knew - you got to compete to succeed!

I was showing rental properties (single family homes) in Viera this week. I only showed about a half dozen before my clients had made a decision. What was really intriguing was that of the six I had shown about 5 were competitive ..... condition and price wise.

It was not that long ago that you really had no clue what you would see when you went out to see rentals. Now that there are so many properties on the market in the Viera and Rockledge, Florida area, even the rentals are getting pretty competitive.

Heck, I even had an owner call to say he would take less and throw in lawn service! Of course he was already higher priced and a couple of the competitors already had the lawn service included. Still he knew that he was not competitive otherwise he would have not called me. I hope he takes a clue and lowers his price and advertises the lawn service.

If you are in need of temporary accommodations in the Viera, Rockledge and Suntree area, please give me a call. I would be happy to email you some listings.

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


Market Report Ashwood Lakes Subdivision Rockledge Florida

Ashwood Lakes is a very nice development located just off Barnes Blvd in Rockledge Florida. Convenient to I-95 and U.S. 1, it is a great location for those needing to commute to work or school. Located near excellent schools, great shopping, 20 minutes to the beach, golf and more, Ashwood Lakes represents some of the best bargains in the Viera area!

What is for sale in Ashwood Lakes? As of today, December 6th, there are 8 homes for sale.

The prices range from a short sale listed at $180,000 (2100+ sq ft living area) to a high of $249,900 (another short sale. These homes were all built between 1999 and 2003 so they are all relatively new! Some are located on the water, some back to a preserve, a choice for everyone!

In November 2008 there was one closing - a short sale that listed for $192,000 sold for $188,000. Not bad for over 2100 square feet! At this time there are two short sale properties under contract. With both listed in the $160,000-170,000 range it will be interesting to see what the lender accepted!

[If you are in need of information on short sale properties in Brevard County, Florida, please let me know!]

If Rockledge or Viera Florida is a consideration for your next purchase, please give me a call. I would welcome a chance to assist you. I live and work in Rockledge so I know the area as well as the neighboring Viera development.

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.

Friday, December 05, 2008

Heritage Isle 55+ Community Viera - Market Report November 2008

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!

As of today there are about 31 active listings with prices running the range of $149,900 to $424,000. There are plenty of choices - as well as new construction from some of the areas best builders!

This gated community offers a 21,000 square foot club house, pools, fitness facilities, organized activities, golf course next door and more.

In November 2008 there were two properties that closed (priced from $196,000 to $213,000). Good news for sellers is the fact that 7 properties went under contract during November. That is good news as there were 40 properties for sale at the beginning of November! There are four short sales available in Heritage Isle as well.

For information on Heritage Isle or any Viera, Florida properties 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 me directly at 321-693-3850.

Augusta Trace and Turtle Creek Golf Course Homes

During the month of November 2008 there was not a single home in the Augusta Trace subdivision that went under contract nor did any properties close during this period. Augusta Trace is not a real large development with only about 60 or so homes on the golf course in Rockledge Florida so the fact that nothing went under contract is really not that unusual!

There are 5 Augusta Trace properties listed as active in the Brevard MLS system with three of these short sales (one as low as $315,000). Most homes in Augusta Trace run around the mid -$300,000 range, up to $400,000 and some sold for much more when they were being built!

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 $315,000 (4 bedroom 3 bath, 2442 square feet under air) to $369,000 (a 3 bedroom 2 bath with 2202 square feet. Kind of strange the highest priced home in the subdivision is the smallest for sale??????

If the Viera Suntree or Rockledge area of Florida is a place you are considering purchasing a home, please feel free to contact me directly at 321-693-3850 or email me at agent@moving2brevard.com.

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

Market Report Phillips Landing Rockledge Florida November 2008

During November 2008 how do the market treat sellers in the Phillips Landing subdivision? Phillips Landing is a newer development in Rockledge, just off Interstate 95 and near the area of Viera. Most of these homes were built from 2005 to this year. A quick summary for Phillips Landing is presented here:


Active Homes for Sale: 11 ($149,900 - $294,900)
Homes going under contract in November: 1
Short Sales actively for sale: 4 ($149,900 - $178,900)
[Some deals here!]
Sold in November 2008: 1
(for $175,000)

Phillips Landing subdivision is convenient to Interstate 95, 40 minutes to Orlando International Airport, 20 minutes to the space center, shopping, restaurants and excellent schools.

If you would like information on the homes for sale in Phillips Landing and Rockledge, Florida 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.

Plantation Point Market Report for November 2008

Plantation Point is a subdivision located in Rockledge Florida just off Barnes Blvd. Convenient to Interstate 95 and US 1, this central Brevard County community presents some very attractive opportunities for buyers in Brevard County.

As of December 5, 2008 there are five active listings in Plantation Point. All built in 2004 and 2005 with square footage from about 2,000 and upwards these homes are not small by any means.

List prices for these active properties run from $239,900 to $449,000. Two of the active listings are short sales which require third party approval of any offer.

One property, a short sale, closed in November for $290,000. This was a large 2780 square foot home that was listed for $349,900. That was a pretty decent deal - 82% of list price!

If you would like information on any of the homes for sale in Plantation Point or Rockledge / Viera, please feel free to contact me. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Monday, December 01, 2008

Brevard County Florida Market Report November 2008

As we head into the last month of 2008 this year will definitely go down as one of the bleakest in recent memory for real estate. The prices have dropped considerably. Foreclosure rates have risen throughout the year. But single family homes are still selling.

During November 2008 there were about 320 single family homes that closed in Brevard County. An interesting statistic is that according to the Brevard MLS system information about one-third of the homes that sold were sold for "CASH." This is a higher percentage than I can recall seeing in the past.

Here is a summary as of today however these numbers may change a bit as agents continue to add some closings that were not yet recorded. The Average Selling Price was $175,282 while the Average List Price was $195,872. The Median List Price was $139,900 with a Median Sell Price of $132,400. The Average Days on Market was 108 days which has been fairly consistent over the past several months.

For information on the Brevard County Florida real estate market 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.

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