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Thursday, December 31, 2009

A rare but potentially fatal flaw....


Have you ever taken the time read the package inserts that come with medications you purchase or your doctor prescribes?

Get out the glasses as the print is small but you will almost always find a phrase that starts as “a rare but potentially fatal side effect…”

A similar phrase should be inserted when you place your Brevard County house on the market as well but it should read “ a common potential fatal side effect may occur…”

What is the fatal side effect? Fortunately this side effect is readily identifiable. In fact it is identifiable by your prospective buyers and their real estate agent. It is the dreaded PTH!

OK, Priced Too High is not a fatal disease but it is a disability if you are trying to sell your home in a buyer's market.

If you are serious about selling it is critical you price correctly. Pricing appropriately for the location, competition and condition is a critical component of the marketing process.

If you miss the mark on the price, you miss the sale!


And if you are a FSBO in Viera or Suntree and need help, let me know!

Call me at 321-693-3850 or email agent@moving2brevard.com if I can help in any way. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Why has my Brevard County home not sold yet?

If you have been trying to sell your home over the past year and have not done so yet, why have you not )yet) succeeded?

Ask yourself, "Could it be that you have been following the market?"

There are almost 5,000 single family homes for sale in Brevard County, Florida. Each month somewhere around 500 close.

The answer to why your home has not sold is not "real estate is not selling!"

The answer comes down to two major factors - price and marketing. And you control both of these!

How does a seller control price and marketing? By their choice in real estate agent.

True, your real estate agent works for you but it is a collaborative effort (team work!). Want to make sure your property sells in 2010? Call me. I know the right marketing team!

You need a real estate agent who recommends the proper price, can advise on preparing the property properly and knows how to market to the most likely buyer audience. (Clue - Internet)

When your market strategy is to constantly reduce your price (the rear view mirror approach), you will eventually succeed - but when?

When you are looking in the rear view mirror you can not see what is ahead!

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.





Wednesday, December 30, 2009

Baytree Golf Course Home for Sale - 7982 Bradwick Way


Melbourne Florida's Gated Baytree Golf Course community offers a quality executive lifestyle in one of Suntree's most desirable gated communities! Listed at only $340,000, this 4 bedroom 2 bath 3 car garage pool home provides lake front living , with lots of nice touches that will make your relatives want to come for a visit.

With the price recently reduced $25,000 , this home offers
  • Large Family Room,
  • Sile Stone Counter Tops,
  • Triple Pocket Sliders,
  • Enormous Master Bath with Over sized Jacuzzi Tub,
  • 2 yr new AC,
  • Tile and Berber Carpet,
  • Storm Shutters,
  • 2 Wood Burning Fireplaces,
  • Insulated CB Construction for LOW FPL Bills,
  • Huge Corner Lot,Neutral Colors,
  • Termite Bonded and more.
Location is ideal for some of the best schools around such as Quest Elementary, DeLaura Middle School and the new Viera High School. And shopping, several other golf course, restaurants, beaches and more....all within minutes!

For information on this home or any Baytree Golf Course homes for sale, please feel free to contact me at agent@moving2brevard.com or by phone 321-693-3850.

Tuesday, December 29, 2009

Sellers – Get an inspection done first!

A common thought among real estate sellers is that buyers have inspections done after they have found a house they want to buy and have negotiated a contract.

Inspections by the buyer is a critical step in the real estate purchase.

But, if you are the seller, I recommend you get an inspection done at the time you place it on the market. Why?

If your home is more than a few years old there may be some hidden issues. Some may be minor while some may require a service call by the appropriate professional.

Why not take care of these potential “deal killers” early on?

A clean inspection report can be a plus in the marketing process – especially if your home is an older home. Also, if the purchaser does find "little" things they may be asking for concessions (read that as price cuts) in order to proceed with the deal.

You may know your home is in top notch condition but your buyers may not! A pre-listing home inspection will give you and the prospective buyers more confidence.

If you are considering selling your Brevard County Florida home, let me know. I would be happy to discuss the process and how we can help you!

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

Sunday, December 27, 2009

Questioning Motives...even Coach Urban Meyer?

What is the motivation? Why is he doing this? What is the real reason? Those are questions I have heard many times - not just over the past 24 hours or so!

If you follow college football at all you have heard that Coach Urban Meyer announced he was stepping down as the University of Florida head football coach. Almost immediately the speculation started about his motivation.

As of this afternoon he has opted to take an indefinite leave of absence as he deals with a health issue.

As a real estate agent in Brevard County Florida I have worked with many buyers who, upon viewing houses, never fail to ask why they are selling?


Sometimes they will tell you when you are walking through the house. Sometimes they will guard it as if it was a national secret. If you determine the motivation it can sometimes, but not always, help narrow your choices.

Disclosing seller motivation is not required but if you can learn it, it can help. But then again, is what you have been told the real truth? You never know!

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.

Friday, December 25, 2009

Don’t call me if….

you are already working with a real estate agent in Brevard County, Florida!

I received a call from someone last week who is working with another real estate agent in the Viera area of Brevard County, Florida.

The purpose of the call was to see if there were listings of homes for sale that her Viera real estate agent was not showing her.

I referred her back to her real estate agent. You must be open and honest with your real estate agent.

And, if your real estate agent tells you that your mortgage qualification does not meet the level required for the homes in the Charolais community, believe them.

Go ahead and look in Sunstone or Capron Trace as hey are both very nice developments in the Viera High School district!

It does none of us any good if you “find a home” when you can’t qualify for the financing.

My parting words "find a real estate agent in Brevard County you can trust and good luck!"

It is all about trust!

If you are looking for a real estate agent in Brevard County, Florida, call me or drop me an email. Read my blog Brevard County Florida Homes for Sale.

©Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, email agent@moving2brevard.com.


Thursday, December 24, 2009

Desperate Sellers in Viera Florida...really?

Over the past several weeks I have come to the realization that buyers are of the opinion that all sellers are desperate.

There was a time a few years ago when sellers thought that all buyers were desperate. And they priced accordingly.

Such is the cyclical nature of supply and demand.

I had one caller tell me once that they had previously made an offer (with a different real estate agent) and the seller was just being stubborn!

I had a rental client tell me recently that the owner is probably desperate. In both cases I know the truth is the opposite! In this market, list prices are very attractive.

In this market, there are some desperate sellers but not every seller is desperate.

I have not seen any owners out on the street begging for an offer - yet.

[And real estate agents are not going to divulge their client's motivation!]

If you are looking to purchase, sell, or even lease property, remember realistic pricing is the key to success in a reasonable time.

Need a real estate professional who knows the Rockledge, Viera and Suntree areas of Brevard County, Florida, let me show you how I can help you. Gary Waters, Century 21 Baytree Realty, Rockledge, Florida.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Call me directly at 321-693-3850 or email agent@moving2brevard.com.


Wednesday, December 23, 2009

Short Sales in Brevard County Florida

Almost 25% of all single family homes listed in the Brevard MLS are short sales or properties that require some type of third party approval.

Did you know that almost 18% of all condos listed for sale in Brevard County, Florida are short sales or require third party approval?

The actual number of single family homes on the market requiring third party approval is around 1,000 with about 250 condos in the short sale mix as well!

Sellers have been hit hard by the Brevard County Florida real estate market downturn. Buyers will on the other hand be rewarded by the market downturn!

Where there are winners unfortunately there will be losers – regardless of what they say!

If you are considering selling your Brevard County,Florida home and it looks like it may be a short sale, email me to discuss your situation.

If you are looking to purchase in Brevard County, Florida, contact me as well to discuss how I can assist you in efforts.

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.

Tuesday, December 22, 2009

You don’t know what you don’t know…

Truer words have never been spoken. Or, in my case, written, as I read this in an article this morning!

Sometimes we head into things thinking we know what we are doing.

For example, as a real estate agent in Brevard County, Florida, I have been into more homes than I can recall where I have seen some do it yourself nightmares!

I must confess I have seen some really nice DIY jobs as well (fair and balanced blogging!).

My advice to persons selling their Brevard County, Florida home (now or in the future) – know your limitations when you start those add-on and improvements/renovations.

And, if you need a permit, get it.

And, if your skills are limited to what you see in HGTV, ask a professional.

If you are considering buying or selling your Brevard County, Florida home, let me assist you in the process. If you are a FSBO and you need some help, let me know.

Because,

you don’t know what you don’t know….

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

Rockledge Florida Homes For Sale

Some Rockledge Florida neighborhoods have lots of homes for sale with varying prices while other Rockledge, Florida neighborhoods provide less choice.

For example, all within a couple of miles from each other, you will find…

  • Augusta Trace at Turtle Creek – one home for sale at $369,00
  • Phillips Landing – nine homes for sale with prices ranging from $140,000 to $229,900
  • Ashwood Lakes – three homes for sale with prices from $155,500 to $208,800
  • Chelsea Park – nine homes for sale ranging from $177,500 to $279,900
  • Plantation Point – five homes for sale ranging from $255,000 to $299,000
  • Ventana – three homes, $274,900 to $380,000
  • Three Meadows – eleven properties for sale with prices starting at $138,000 and going up to $285,000

These subdivisions, although close to each other, mostly same school assignments (confirm before you buy anywhere), have differing amenities and views thus accounting for some price differences.

Also, some of these lower prices are short sales!

In my opinion, as a real estate agent, I am always a bit skeptical of the highest priced home in any subdivision. It is more desirable to purchase a mid-priced home for the neighborhood.

The most expensive home in a neighborhood may be the nicest but may also be over improved for the development. And it is not very likely that the smaller, lower priced homes will do anything to enhance the value of the largest property!

For information on homes for sale in the Rockledge, Florida area (including Viera), please contact me at 321-693-3850 or email agent@moving2brevard.com.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.

Monday, December 21, 2009

Every foreclosure tells a story...

Every foreclosure tells a story. My friend, Debe Maxwell, Realtor in Charlotte NC wrote an article about potential pitfalls in purchasing a foreclosure property.

She outlined some of the misconceptions about the true condition of foreclosure properties.

In my opinion a foreclosed property is usually, if not always, in worse condition than a short sale in the same area.

Neglect or disrepair ,either as a result of a lack of caring or a lack of funds, result in many bank owned properties requiring expenditure to address issues.

I believe that too often the lenders who “gave” adjustable rate mortgages with the potential to raise payments through the roof (pun intended) is the root cause of the lack of money.

Regardless, I am still convinced banks don't really care about the consumer.

The truth is that every foreclosure or short sale property has a real personal story behind it!

If you are in a situation where you are considering selling your Brevard County property and a short sale may be indicated, drop me an email at agent@moving2brevard.com.

If I am not an expert in your neighborhood I can refer you to one who is a neighborhood expert!

Again, every short sale or foreclosure has a person and a personal story behind it and my associates realize this very well!

©Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Read my blog Observations from a Viera Florida Realtor!

Thursday, December 17, 2009

Short Sale 101


In a nutshell, without all the legalize and yadda yadda yadda

  • owe more than house is worth
  • life changes such as job loss,transfer,death in family create real financial hardship
  • put house for sale
  • get offer that is acceptable to seller then
  • see if bank will accept seller
  • walks away with no money lender may or may not write off the difference.

For more information on the short sale process, drop me an email at agent@moving2brevard.com

The process is not short although the name contains the word!

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.

Monday, December 14, 2009

Strategic Default…It is a fact of life.

Regardless of your opinion the reality is people are walking away from their homes.

They realize the money owed is sometimes greater than twice the value. They understand they may never get above water in their lifetime.

They know a foreclosure or default kills their credit for 7-10 years or whatever. But they understand that in 7-10 years the house will most likely still be worth less.

They are waving the "white flag!"

I am not here to argue the “moral” issue regarding meeting commitments. Is it better morally to not pay someone else so they can continue to pay the mortgage?

No, I am not an attorney, a lender or a philosopher. I am only a real estate agent with a realistic view of the circumstances.

Strategic default is a fact of life.

Some look to put it on the market as a short sale rather than default as this is supposedly less of a hit on the credit. Either way, sometimes it makes sense to walk away.

If you are in Viera, Rockledge, or Melbourne Florida and considering a short sale, please drop me an email at agent@moving2brevard.com.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.

Sunday, December 13, 2009

Perception… that is all life (and real estate) is..

It is the perception. A well dressed house can hide minimize flaws!

Yesterday I saw some advertisement on some web page (AOL front page) about something that makes any woman look good in a dress.

(I always thought that was a pint of Wild Turkey 101! – a joke, lighten up!).

Anyway, when it comes to selling your Brevard County, Florida home, you must capture the moment. That is, the moment a prospective buyer pulls up to your property. The moment a prospect walks in you front door.

It is that positive perception that leads them to make an offer, negotiate and purchase! It is not about deception but rather enhancing the positive qualities of your house.

If you are considering selling or buying in Viera, Rockledge and Suntree, Florida, please give me a call. I would welcome a chance to discuss how I can assist you in your endeavors.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.

Saturday, December 12, 2009

Someone will always buy....

It is a given that for every thing placed for sale, there will be a buyer if it is priced correctly.

I think that Ebay has given us plenty of examples of what people will put on the market...and what people will buy!

With real estate I believe that for every property there is a buyer. As a seller you must price it correctly. In this market where real estate has tanked, the price a buyer will pay may very likely be lower than the mortgage.

Thus, the infamous, short sale.

If you are considering selling your Brevard County, Florida home, give me a call. If you owe more than the mortgage, we can discuss the short sale option.

I have a network of experts all over the state of Florida so if your property is not in Brevard County, Florida, call me as well.


Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!


Wednesday, December 09, 2009

She said "No!"

I was just watching an old episode of "Sanford and Son." If you are over 25 years old then you know the program. If you are under 25, watch it on TV Land.

In this episode Lamont the son was getting married. When the minister asked her the the "big question" she said "No!"

In buying and selling real estate there are times when doubt rears its head. It is normal to be nervous when making such a major a purchase.

It is a commitment.

Sure it is not a marriage but still, a home purchase is a commitment for perhaps 30 years!

You will probably be nervous and if there is doubt, call a timeout. Ask questions of your real estate agent. You must know what you are doing.

Your lender can approve a mortgage but they will not be paying it. Your real estate agent wants you to be happy! He wants to have your referrals and future business but he will not be paying it.

Make sure you are ready for the obligation and when you are ready to search for your new Viera, Rockledge or Viera Florida home. call me!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me for your Viera, Suntree and Baytree Golf Course real estate needs!

Saturday, December 05, 2009

When buying a house some things are more important than price...

When buying a house there is more to the process than the square footage, structural integrity, and general condition.

Sure those things are important but one must also consider other aspects. Things such as the neighborhood, schools, lifestyle they live [you are going to "live" in the new house] and other personal considerations.

Is proximity to medical facilities an issue? How far do you want to drive to the golf course or work?

Back in June 2008 I posted an article title what to consider before making that offer. If you are looking to buy a home in Brevard County, this may provide some useful tips.

"Spouses are like houses" is a lighthearted article where I again encourage the buyer to research beyond just the physical characteristics of the structure!

The bottom line -
There are other considerations beyond price and condition.
There are some things your real estate agent may not tell you. Do your own research. Drive the neighborhood. Talk with neighbors. Walk around the block. Ask the local law enforcement about the neighborhood.

Remember When buying a house some things are more important than price...

When you are ready to buy or sell a house in Viera, Suntree
, Baytree or Rockledge, Florida, call me at 321-693-3850 or email agent@moving2brevard.com.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.

Phillips Landing Rockledge Florida – Market Report December 2009

If you drive through Rockledge, Florida’s Phillips Landing subdivision you will see plenty of real estate signs.

At least 20 if you include a couple of FSBO (For Sale By Owner) sellers. But not all of these properties areMPj03877440000[1] actively for sale in Phillips Landing because at least 9 of them are under contract.

In November there three homes in Phillips Landing that sold for prices from $175,000 to $195,000! Most of these homes were built after 2005. In fact one of these sales was a new construction model.

If you are in the market for new construction take your real estate agent with you. Read why here!

There are 8 active listings in Phillips Landing with prices ranging from $140,000 for a short sale to $229,000 although most are in the $160-170,000s range.

For information on homes for sale in Phillips Landing or any Viera or Rockledge area, call me at 321-693-3850 or email agent@moving2brevard.com.

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

Friday, December 04, 2009

Heritage Isle – Homes for Sale in Viera

Heritage Isle, the premier gated 55+ community in Viera, only has 14 active listings for single family homes as of December!

I can not remember when the active single family homes for sale in Heritage Isle was only 14 so I had to do another search to verify.

Yep, only active listings 14 priced from $199,900 to $389,000.

There are six properties under contract - 5 of them are short sales. (None of the active listings are short sales which is good news for sellers!)

Two properties closed in November 2009, a short sale at 6987 Owen Drive sold for $185,876 and 6614 Pico Street which sold for $194,900.

If you are considering a purchase in Heritage Isle, please contact me directly at 321-693-3850 or email agent@moving2brevard.com.

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

Brevard County Florida – November 2009 Market Summary (including Viera and Suntree)

The Brevard County Florida real estate market summary for November 2009 in a nutshell is:
  • Single family homes, town houses, and condos sold in November 2009 throughout Brevard County Florida was 633.
  • Average sales price for the entire market was $151.766.
  • Average days on the market in November was 109.

In the Viera area west of I-95 there are 133 properties for sale with list prices from about $69,000 to almost $2,000,000. In November there were 11 closings with sales prices ranging from $158,000 to $435,000.

In the Viera area east of I-95 (and north of Wickham Road which includes parts of Suntree) there are 268 properties for sale with list prices from about $49,000 to $515,000. During November there were 24 properties sold with sales prices ranging from $110,000 to $370,000.

In the Suntree area south of Wickham Road there are 121 properties for sale with prices ranging from $54,900 to $1,399,000. This area includes the very exclusive Baytree National Golf Links gated development as well.

There were 8 closings for the Suntree are in November with prices ranging from a condo at $55,000 to a Baytree golf course home that sold for $510,000.

If you are considering buying or selling a home in the Viera, Suntree and central Brevard County areas, please contact me to discuss how I can assist you. Drop me an email at agent@moving2brevard.com or contact me directly at 321-693-3850 to discuss how I can assist you in the process.

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



Real Estate Referrals - Ask for them!

Recently I had the opportunity to provide a short term rental for some folks who are relocating to "somewhere" in Florida after having sold in Michigan. The condo was a short sale under contract and they are flexible so it works our for all parties.

As I was leaving after dropping the keys off they asked me about short sales. I explained that short sales require lots of flexibility.

They mentioned short sales because they were going to see houses the next day in another area and all the agent wanted to show them was short sales.

As I was leaving I asked a simple question, “Did your agent refer you to them?” The answer was no.

I suggested that they have their local agent also them to agents in the other locations. They said they would mention it to her. I also recommended a couple of my favorite web sites Active Rain and Localism.

When you are relocating to a new area and the options are wide, ask your agent to coordinate with real estate professionals in the nearby areas for you. Your agent will know what you are looking for and your agent can be comfortable knowing you are working with a qualified professional. And best of all it is a free service!

If you are relocating Florida, check out Brevard County. And if you have an interest in other regions of the state, I will gladly refer you to a knowledgeable professional in that area!

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


Thursday, December 03, 2009

That ain’t right?

I found myself speaking those words, grammatically incorrect I know, to myself while reviewing some new Brevard County real estate listings.

Having worked primarily in Rockledge, Suntree and Viera (central Brevard County) for much of the past 6 years I can say with confidence I know home prices.

Experience teaches well if you let it.

So while there may be lots of homes on the market in Viera, Suntree, Rockledge and the surrounding area, not all are priced correctly. It is those homes that are overpriced that allow you to recognize your bargains!

Your real estate agent will likely point out the overpriced listings and you will probably skip those while viewing homes. If you are a seller and you have been on the market for more than a week or so (it is the holidays) and you have little or no traffic think price...too high!

And when you reflect about something you forgot don't let it be the right price!


Even in a buyer's market an appropriately priced home will sell!

If you are considering selling your home in Viera, Suntree, Rockledge or Cocoa Beach, Florida, call me to discuss how I may assist you.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.

Tuesday, December 01, 2009

Brevard County Florida Real Estate Sales Activity November 2009

Preliminary residential real estate sales data for the Brevard County Florida real estate market extracted from the Brevard MLS system on December 1, 2009 is summarized here.

As they say in the election business, these are early returns so nothing can be “called yet." I will be revising these numbers as agent update their closings that occurred yesterday and have not been recorded.

This is just a snapshot of the data as of this moment.

  1. Residential properties sold in Brevard County during November 2009 was 478 compared to 358 for last year.
  2. The average sale price for November 2009 was $153,435 as opposed to 2008’s $171,221.
  3. The average days on the market were 96 days compared to 106 for the same month in 2008.
  4. Year to date residential closings are up 24% over 2008 YTD closings.

The quick summary:

prices down a bit, days on market shorter, sales volume up a bit.
The market will recover.

For information on Brevard County real estate, please contact me at 321-693-3850 or email agent@moving2brevard.com or visit my blog Observations of a Viera Florida Realtor and Moving to Brevard County.

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

"Try" to "Sell"....What do you mean "try?"

I received a call this morning from someone who wants to "try" and "sell"
their Viera Florida home.
I love working with sellers in Brevard County, Florida's planned unit developments of Viera and Suntree (especially the Baytree Golf Course community!).

I promised to provide the caller with a comparative market analysis (CMA). I prefer to call these a priced right analysis!

This prospect has sold homes in the Viera area before so they are not what I would consider a rookie. We reviewed the process with what seems to be the most important questions these days.
  1. Do you owe more than its
    worth (i.e., is this a short sale)?
  2. What is your time
    period?
  3. How much do you think it is
    worth?
I will work on this analysis later today but the good news is this caller
  1. Has real equity in the
    property (not a short sale),
  2. Has a few months (normal
    days on market about 90-120),
  3. Their opinion of worth is
    close to my "unofficial" pre-analysis guess.
But one thing did catch my attention..."try" and "sell" should not be the words used or the attitude. Selling is work and can be done with the
  1. Right price,
  2. Right preparation,
  3. Right attitude and
  4. Right real estate professional!

If you are considering selling your Viera, Suntree or Baytree Golf Course
home, please contact me to discuss how I may assist you.

©Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850 (direct) or by email to agent@moving2brevard.com.

Monday, November 30, 2009

Chinese Food, Chinese Checkers, Chinese Drywall

Chinese Food, Chinese Checkers, Chinese Drywall..... What do these all have in common? I will tell you at the end of this post, stay tuned.

Many web sites have appeared that provide information regarding Chinese drywall since the Consumer Product Safety Commission found "a "strong association" between Chinese drywall and corrosion of metals."

Take a look at "Welcome to Chinese Drywall." The drywall in question was apparently imported between 2005 and 2007. Another link is a story provided by CNN.

I have read articles myself discussing the impact of this corrosion on air conditioning systems but have never seen any evidence personally here in Brevard County, Florida.

Perform a Google search for "Chinese Drywall" and you will be amazed, I'm sure, at the many web sites providing information on remediation as well as legal remedy.

The Florida Department of Health provides an opportunity for you to sign up and receive information as it becomes available.

Like any condition that could materially affect the value of a property if a homeowner is aware of the presence of this material, they, as well as their real estate professional, must disclose it.

The Seller's Disclosure Form provided by the seller's real estate agent has been revised to include a question regarding the presence of this material as well as a new “Chinese Drywall Addendum for Purchase” which is available for use.

According to the Florida Association of Realtors' web site "it is important to understand that not all Chinese drywall is defective and not all defective drywall is from China."

Just another thing buyers and sellers need to be aware of as they buy and sell real estate.

If you are considering buying or selling in Viera, Suntree and Rockledge, Florida, I would welcome a chance to discuss how I can assist you in the process. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.

And the answer to the question - nothing!

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

Friday, November 27, 2009

Sometimes you have to accept responsibility…

As a seller in Viera Florida you know your home sits in one of the most desirable areas of Brevard County, Florida. You know you have a golf course view or sit on a nice lake.

About 10 to 15 years ago you were a trendsetter, choosing to purchase that new house in the “Duda” triangle of Viera. [The Duda family developed Viera and I know my golf balls disappear whenever I play within the Duda triangle!]

But I digress…

Now you are ready to move on to a newer house, perhaps a 55+ community like Heritage Isle or Grand Isle. And your home is now ready for marketing.

But your price is not what you expect demand. It is lower. Lower because you failed to keep your property in top notch shape. This deferred maintenance does come at a price – either up front or when you sell.

Preferably you should attack maintenance proactively in order to make selling your Viera home easier. But if you did not, you have to accept responsibility and either accept a lower price or spend the money now.

The choice is yours.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Wednesday, November 25, 2009

Sometimes one size does not fit all….

The media has a way of presenting a one size fits all view when sometimes generalizations are not appropriate.

This morning I read an article by one of my favorite real estate bloggers, Debe Maxwell of Charlotte, North Carolina, that encouraged real estate consumers to "act on fact, not fear or false/misleading information."

Consulting a local real estate agent who knows the market where you are interested in buying a home is important. When you are ready to sell, consult a local real estate agent who knows your neighborhood.

By choosing the right real estate agent you increase your chances of getting the best deal for the current local market regardless if you are a seller or a buyer.

In the Viera, Suntree and Rockledge areas of central Brevard County, Florida, call me, Gary Waters, Century 21 Baytree Realty at 321-693-3850 or email agent@moving2brevard.com.

The source of most valuable information is best found by talking to a "local"....such as best places to eat, best places to get your car worked on, best places to surf in Brevard County, best 55+ communities in Viera...you get the idea, right?

"Sidewalk Closed" and other obvious trivialities of life...

Driving into the office yesterday morning (Century 21 Baytree Realty) I noticed some City of Rockledge Public Works folks industriously laboring along Fiske Blvd.

As I approached I realized they had a huge backhoe digging away next to the roadway.

Inside this yellow roped off area a 20 foot section of the sidewalk had been removed. And just outside the yellow tape was a big sign that read "Sidewalk Closed."

I wondered if that was really necessary. I decided that it was necessary because it had probably been an issue previously.

There are some things that should be obvious but apparently are not always so.

For instance, when you place your home on the market. Having your house clean, staged, uncluttered and ready for prospective buyers the minute that real estate sign goes up out front.

You get only one chance to make a good first impression - use it wisely!

If you are considering selling your Brevard County, Florida home, please give me a call. I would welcome a chance to discuss how I can assist you in the effort.

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

Friday, November 20, 2009

Waterfront, Water View: What is this thing you people in Florida call water?

In Florida we have water. In Brevard County, Florida we have lots of water.

We have the Atlantic Ocean as seen from Cocoa Beach, Florida – home of Ron Jon’s Surf Shop.

We have the Banana River that runs between Merritt Island and Cocoa Beach.

We have the Indian River which runs from Daytona southward to well past Sebastian, Florida.

We have a few lakes and the St. Johns River –which like the Nile in Egypt runs south to north – and then we have “ponds!”

I know some of these are really man made ponds…reclamation ponds…drainage ponds. Some are large, some are tiny. But they all legitimatize the advertisement “waterfront!”

I hear buyers touting the necessity of having water front property. (Sellers always tout the value when selling!)

When looking for a home in Florida it is especially important to know the type of water frontage you are looking for and the type will dictate your price.

I did a search of water front properties for sale in Brevard County – 1,943 in all. Of these 962 are single family, another 888 are condos and townhouses. The lowest price is $49,000 - not a vacation home. The highest price is $4.6 million for an 8 bedroom 6 bath place!

So, when you say you want waterfront in Brevard County, Florida the choices are wide ranging. Be prepared to narrow the search a bit and again, remember,

the type of water and the price do have a direct correlation!
For Florida waterfront property, call me Gary Waters, Florida licensed real estate agent, Century 21 Baytree, Rockledge, Florida.

After all, watersfront is in my name...had to say that!
Call Gary Waters directly at 321-693-3850 or email agent@moving2brevard.com.

Thursday, November 19, 2009

Chelsea Park Rockledge Florida Homes for Sale

Rockledge's Chelsea Park subdivision provides an excellent location near top quality schools, shopping, several excellent golf courses, restaurants and much more!

With its proximity to US Highway 1 and Interstate 95 this neighborhood is well suited for those who commute to Patrick Air Force Base, Cape Canaveral or many other major employers (Harris Corp, Health First, Rockwell Collins) in Melbourne, Florida.

Additionally, Chelsea Park's proximity to Orlando (40 minutes), the Rockledge and Viera areas make it an excellent choice for "long distance" commuters as well!

Over the past couple of months there have been no sales in Chelsea Park. There are four properties under contract but three of these are short sales which can take months to get a sale approved by the lender!

At this time there are 9 homes for sale in Chelsea Park. All were built between 2000 and 2005 and are for the most part good sized homes with square footage between 2,000 and 3,400 square feet.

The price range for these active listings range from a short sale at $177,500 to a high of $279,900.

For information on homes for sale in Rockledge's Chelsea Park subdivision, call me at 321-693-3850 or email agent@moving2brevard.com.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!


Wednesday, November 18, 2009

From the “little house” to the "outhouse" via the "big house"

The big house is not incarceration in the literal sense. But rather it is the bigger house some folks purchased several years ago when they tried to beat the big run up in home prices here in Brevard County, Florida.

Amazingly many people sold the old homestead to buy bigger.

This is not an attempt to affix blame on anyone.

The prices were escalating at such a rapid pace. The feeling was you had to jump in while you could still afford that “big house.” Thus, many cashed out for a nice profit.

Then they invested that nice profit.

And now, after the past few years, the mortgage is equal to what they owe.

At least they are not upside down.

But the lost real money (not paper equity), has vanished....like toilet paper in the outhouse!

Buying a house is a big decision. If you are a first time home buyer there are opportunities in this market. But have a plan before proceeding.

If you are a first time buyer in Brevard County Florida and have questions, I am available to answer your questions.

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



Tuesday, November 17, 2009

Distressed Properties…Deflated Dreams!

I had another one of “them” calls this afternoon. Someone from “up north” who buys distressed properties "up north" who wants to pick up a distressed property in Viera, Florida for a dollar and a handshake!

gold rush Years ago around 1848 there was a gold rush out to California when word got out there was “gold in them thar hills.”

Thousands headed out west in search of dreams.

Some got rich, others had dreams deflated.

Such is the case today. I “stuck a pin” in a dream today. But I must be honest.

Single family homes in Viera – even short sales and bank owned/REO properties are priced at about $125,000 and upward - not $50,000!

There are indeed some very nice values in Viera and Suntree (north Melbourne), Florida. But they are not so good that you can walk in for the price of a Cadillac CTS!

Call me if I can provide any information on homes for sale in the Brevard County, Florida market. Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850 or email agent@moving2brevard.com.

Read my blog Observations of a Viera Florida Realtor and visit my web site Florida Homes for Sale.



Sunday, November 15, 2009

Selling your home requires exposure...

Selling your home in Viera, Rockledge or Suntree Florida (or any place else) requires exposure. Exposure in this day means more than the sign out front! You need someone who can be found on the Internet where buyers look!

I have worked hard for several years to bring myself to page one on many search engines.

You found me here...think about it!

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!



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