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Monday, February 23, 2009

Even in crisis, some will win.

The stock market – one day up, one day down. Recently the trend has definitely been down.

The real estate market – one year up, one year down. Recently the trend has definitely been down.

In an ideal world, the rule for both markets is the same – buy low, sell high.

Unless you are into options trading (I believe that is the right term), whenever you buy in the financial markets, you pay at purchase. In real estate, very few pay up front.

Thus, our national real estate crisis.

But even in crisis, some will win. This who have the ability to purchase now while the prices are lower. Those who are first time home buyers with good credit histories. This who rented because the markets had priced them out. Many have opportunities, even as some have failed.

No, I do not revel in anyone’s loss. But there is joy in knowing some who had been priced out of the market now have opportunities!

Gary Waters, Florida licensed real estate agent, working with buyers and sellers in the Brevard County areas of Viera, Suntree, Rockledge and Cocoa.

Sunday, February 22, 2009

Remember when Flipper was a dolphin?

I thought about titling this short post with a references to "Flipper" as a television program but then I would be showing my age! I was walking my son's dog, Diesel, this morning and saw a couple of houses that were renovated over the past year.

Now they are sitting vacant. I am not sure about the status of rehabilitation or the intent of the owner. I never see anyone working on the homes any longer.

Such is the case with a lot of the foreclosures and bank-owned properties in the Central Brevard County area these days! Did people get in over their heads? I believe that is the case.

When will it get better? Not until the inventory of these project homes dwindles and that will not happen to they are purchased!

Want to buy a foreclosed or bank owned home? What about a short sale? There are lots of choices in the Viera, Rockledge, and Cocoa areas of Florida! If so, give me a call!

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

Read my blogs at www.gwatersc21.activerain.com and www.movingbrevard.blogspot.com.

Trivial observations on a Sunday Morning in Brevard County, Florida

I always look forward to getting my newspaper and sitting down with my morning coffee. This morning's Florida Today newspaper was just as informative as always. [Please note that I did not make any judgment with the previous sentence!]

A couple of highlights and personal observations...
  • Matt Reed's "Housing market given no way out" article. Nothing but optimism in those words! The solution is to let the market fix the problem (buyers paying the market price to reduce inventory). That solution is not too complex.
  • Smaller real estate section. As the effectiveness of print media advertising has diminished over the years, thus the disappearing real estate section. OK, maybe that is only MY PERCEPTION but if you want to find a buyer - Internet exposure is the key!
  • Optimism can be found in the headline of the Brevard Real Estate column on page 1 of the real estate section. Cautious optimism sounds good!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Read my blogs at www.movingbrevard.blogspot.com and www.gwatersc21.activerain.com.

Saturday, February 21, 2009

Obama's $timulu$ Plan...Will it help Viera sellers?

Like most I have heard (and read lots of stories) this week about the impact of President Obama's housing stimulus plan.

In the Viera, Florida market we have buyers who are buying because they are moving into the area (retiring to a 55+ community like Heritage Isle) or relocating due to a change of employment.

And then there are the first time home buyers who are taking advantage of the attractive prices in the Viera and Rockledge, Florida area.

So, how will "the plan" impact Brevard County sellers? I guess the best way to frame the question is

Will an $8,000 tax credit cause you to buy a
new house?

The tax credit is for new buyers entering the market - not those who have sold a home in the past three years. How many of the folks moving to Viera are first time home buyers? My guess is there are some ... but the jury is still out on the plan's impact!

Buying or selling in the Viera, Florida area, call me. Relocating to one of the 55+ communities in Viera, call me. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Read my blogs at www.gwatersc21.activerain.com and www.movingbrevard.blogspot.com.

Home Owner’s Association – a necessary evil?

I received a reply to some listings I sent in response to a query about homes in the Viera, Florida area. The response was simple - “my husband will not live where there is a home owner’s association.”

That is not the first time I have heard that.

On the other hand, I have heard responses where there must be a home owner’s association or I will not consider the house.

Some view a HOA as oppressive body of nosy neighbors. Some view the HOA as a necessary entity to preserve the values of the neighborhood by providing consistent maintenance/architectural standards.

There is always two sides to the HOA issue!

Regardless of your preference, please be aware that in some areas of central Brevard County, Florida (Viera, Suntree), having an HOA is not a choice.

In other areas, such as within the Rockledge, area you have some areas with associations (Augusta Trace, Phillip’s Landing) and others without.

Also, remember…ALL HOME OWNER ASSOCIATIONS ARE NOT CREATED EQUALLY. [Before you purchase in Florida you have three days to review the HOA documents. Do it while you can!]

Buying or selling in Viera and Rockledge Florida? I want to be your Realtor of Choice. Call me at 321-693-3850 or email me at agent@moving2brevard.com.

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

Friday, February 20, 2009

10% smaller, 20% higher

I was previewing some listings today in the Rockledge Florida area. A couple of properties I looked at were priced OKif it were 2006 again!

But it is 2009….and we are not going back to 2006 prices!

You see these properties were 10% smaller than the recent sales in the same complex. These active listings were 20% smaller than the previous sales although they had the same number of bedrooms and baths.

I do not understand the seller’s rationale and I am sure potential buyers will not either! This is a competitive real estate world.

I will admit the previous sales were short sales. Unfortunately in this real world, it is the short sales and foreclosures that are setting the prices!

If you are considering selling your Rockledge, Florida property, give me a call. I would welcome a chance to discuss how I can assist you in your process.

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

Read my blogs at www.gwatersc21.activerain.com and www.movingbrevard.blogspot.com.

These prices have plummeted…

I was reviewing some listings this afternoon in the Viera and Rockledge, Florida area. I wanted to take a minute and give examples of what the MLS records indicate was paid and now what they are on the market for…

I saw a house for sale that is listed at $109,000. This stimulated my interest as I once lived in the neighborhood. I checked the records and this house was purchased in 2005 for $217,000.

I saw two others in the same that are listed for sale at $145K and $169K, respectively. These homes were built new in 2006 and sold over $313,000!

One other example….a home for sale at $215,000 that was purchased a couple of years ago for $316,000.

These are not exceptions. The prices have really dropped – significantly in the Viera, Suntree and Rockledge, Florida market.

If you are interested in purchasing a home in the central Brevard County area, please give me a call to discuss how I may assist you.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge Florida. Call me at 32-693-3850 or email me at agent@moving2brevard.com.

Thursday, February 19, 2009

Short Sales in Heritage Isle, Viera

A quick check of the market activity in Viera’s 55+ community of Heritage Isle shows properties are still moving, continuing the activity started in January 2009.

Heritage Isle is the premier 55+ active lifestyle community in Florida's newest town, Viera. Actually, Viera is a planned unit development featuring great shopping, new homes, excellent golfing, entertainment and more (including a new hospital being built) in Brevard County, Florida.

Of particular interest to many buyers are the number of short sale properties on the market. As of today, February 19, 2009, there are 8 short sale properties in Heritage Isle.

A couple of bargain sales since January included two properties (3 BR/2 bath) that sold for less than $163,000.

Of the 8 active short sale properties there are 5 under $175,900. Now those are attractive prices! There are 6 short sale properties under contract at this time awaiting closing.

If you are looking for a 55+, maintenance free, active community, Heritage Isle should be on your list. Call me or drop me an email if I can provide any information on 55+ communities in Viera (including Grand Isle).

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.

Please read my other blogs at www.gwatersc21.activerain.com and www.movingbrevard.blogspot.com.

What will become of those short sell properties?

Yesterday I was listening to the “experts” on CNBC talking about the real estate market. One of the guests made the comment that “foreclosures are setting the prices.” Not foreclosures but also short sales. I remembered a post I had written a few months ago on www.gwatersc21.activerain.com.

I have copied it here because it is still relevant…

Yesterday I was discussing all these REO/Bank owned and short sale properties in Viera, Suntree and Rockledge Florida. One of the real estate brokers in the conversation made the remark that they will sell.

His point was well taken. Sure, there are a lot of short sales and bank owned properties in Brevard County but, at some point, they will be disposed of through a sale.

The reality is the banks do not want to own property. Banks do not want to manage real estate. Banks do not want to maintain or put money into them as they deteriorate AND PAY THE TAXES! Banks want those homes sold.

IF YOU HAVE THE MONEY OR CREDIT.... and are in the market for a short sale or bank owned property in Rockledge and Viera, there are plenty to choose from!

There are over 170 homes in Viera, Rockledge and Suntree listed in the MLS system that require third party approval. That is a lot of choice!

If you would like information on short sales or bank owned properties in central Brevard County, Florida, please let me know. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850, email agent@moving2brevard.com.

Tuesday, February 17, 2009

Hey, First Time Homebuyer…You are up!

I was reading a post on the Internet this afternoon regarding real estate marketing in light of this new massive stimulus package.

I don’t have a full understanding yet but I do understand there is an $8,000 tax credit for first time homebuyers. I had really hoped the credit would extend to all buyers. However, once the market starts moving perhaps the synergy (I like that word) will impact the entire market.

MPj04305710000[1] Spring training is starting this week for the Washington Nationals at their training complex in Viera, Florida. To put this in a baseball frame of reference, it does look like the first time buyer is the "designated" hitter in this stimulus ball game.

If you are a first time home buyer in the Viera, Rockledge or Suntree area of Brevard County, Florida, please feel free to contact me if you have questions on the process or need any assistance.

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.

Your Short Sale Team in Brevard County, Florida….

Short sales continue to be a major force in the real estate market, nationwide as well as in Brevard County, Florida. [Short sales are situations where the selling price for a property will be less than the mortgage and will require lender(s) approval of any contract.]

Recently I had the opportunity to come in contact with a short sale company that apparently works with owners to negotiate short sales on their properties. I guess these businesses are the same as those advertising loan mitigation services.


As a seller considering a short sale, you do not need some specialized company to work the deal – only a good real estate agent who works with an experienced, professional title company. Short sale transactions require patience, lots of communication with the lender, and a flexible buyer as the time to close is usually longer than a “routine” sale.

If you are in the Viera, Suntree and Rockledge areas of Florida’s Space Coast, call me to discuss your short sale needs how I can assist you. Let me put my team to work for you!

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

Sunday, February 15, 2009

How low can it go?

I received an email today from an out of area "prospect" with the title as a question. I am not sure of the seriousness of the sender but I did give a sincere, serious response.

First of all, the sender was questioning the market prices in Brevard County Florida. Sure, prices have dropped but I believe the decline is leveling off or, at a minimum, not dropping as it was last year!

So, how low can it go? No one knows for sure as it is the buyers and sellers who set the prices. Contrary to popular belief, real estate agents do not set the prices.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, proudly serving Florida's Space Coast.

What is a first time homebuyer?

I was reading several articles today about the Obama stimulus plan. One of the articles referenced a previous administration’s (Bush) first time homebuyer tax credit (actually it was more of an interest free loan with a repayment period).

Then later today I was reading a local builder’s ad in the real estate section and noticed the fine print underneath the advertisement. Among all the fine print was the definition of a first time homebuyer.

Then I did a Google search for “first time homebuyer” and found the U.S. Department of Housing and Urban Development (HUD) definition.

I have copied it below. (For the web site, click here.)

A first-time homebuyer is an individual who meets any one of the following criteria:

An individual who has had no ownership in a principal residence during the 3-year period ending on the date of purchase of the property. This includes a spouse (if either meets the above test, they are considered first-time homebuyers.

A single parent who has only owned with a former spouse while married.

An individual who is a displaced homemaker and has only owned with a spouse.

An individual who has only owned a principal residence not permanently affixed to a permanent foundation in accordance with applicable regulations.

An individual who has only owned a property that was not in compliance with State, local or model building codes and which cannot be brought into compliance for less than the cost of constructing a permanent structure.

If you are considering purchasing a home in the Viera, Rockledge, Suntree or Cocoa area of Brevard County, Florida, give me a call or drop me an email.

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.

Please read my blog at www.gwatersc21.activerain.com.

It really doesn’t matter what I think!

The title is not a re-articulation of my wife’s response to what movie to see tonight! It is actually what I say to myself when working with buyers in the Viera, Rockledge and Suntree areas of Brevard County, Florida.

You see, we all have our own biases and preferences – even real estate agents! Having lived in Brevard County for almost 13 years I have areas I prefer over others. So, when you call me to assist you in your search for a house I will show you homes that fit your preferences as described by you. [However once a client asks my opinion I am forthright - after being asked!]

It is very common for buyer desires to be modified as the search progresses. But it is up to you, the buyer to make the modifications, because it is you who will be living in your new home a long, long time!

Need a buyer’s agent in the Viera, Suntree, Rockledge or Cocoa area of Florida’s Space Coast, give me a chance to be your Realtor of Choice.

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.

Read my blogs at www.gwatersc21.activerain.com and www.movingbrevard.blogspot.com. Also, please visit my web site www.moving2breavrd.com.

Saturday, February 14, 2009

What is your Viera home worth?

Rarely do home owners have a realistic idea of the value of their home or condo. With the advent of the Internet – a wonderful tool – many sites purport to give you a “value” but there are limits to the usefulness of those values.

In the Viera and Rockledge area I was speaking with a seller yesterday who had an opinion of value that was at least 25% higher than anything that sold on their street in the past year!

When advised of their overly optimistic opinion they replied they were in no hurry to sell. That is good.

So what is your home really worth? There are countless responses to that question.

First, it is worth what a willing buyer is willing to pay in an arm’s length, fair market (non short sale, etc) transaction.

Next it is worth….wait…it is only worth what the market says it is worth.

No one knows the future. Values may climb over a few years as real estate is cyclical. As a seller, you can set the price but in the end it is the market that sets the value.

Considering selling your Viera or Rockledge home, please give me a call. I would welcome a chance to discuss your home’s market value.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 32-693-3850, email agent@moving2brevard.com.

Read my blogs at www.gwatersc21.activerain.com and www.movingbrevard.blogspot.com.

Friday, February 13, 2009

Made in America - the ultimate product

Nobody asked me but....

Nothing says Made in America more than buying real estate! Locally built by home grown labor with American contractors...that is the ultimate Made in America campaign.


And the ultimate stimulus package! I'm not sure I have heard that come out of a Washington, DC leader's mouth yet. Guess I am too simple!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me for all your Brevard County, Florida real estate needs!





Thursday, February 12, 2009

Short Sales in Brevard County, Florida

Just a quick summary of the short sale and bank owned/REO properties in Brevard County, Florida. Short sales are properties for sales where the selling price will be less than the mortgage owed and will therefore require third party (lender) approval. Whether buyer or seller, if a short sale is involved, patience and flexibility is necessary.

As of today there are 1,232 properties listed for sale in the Brevard County Multiple Listing Service (MLS) that are shown as short sales. These include single family homes as well as condos and townhouses.


Specific short sale inventory for a few key areas include:



A quick search of bank owned/REO properties shows 446 countywide with 43 in the Viera/Rockledge/Suntree areas. These are properties that have already gone through the foreclosure process.

[Generally short sale properties are in better condition than foreclosures as the seller wants the property sold for the best price.]
If you are interested in receiving information on short sales in Brevard County, please let me know. Likewise, if you are looking at selling and it looks like a potential short sale, please call me.

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

Please read my blogs at http://www.gwatersc21.activerain.com/ and http://www.movingbrevard.com/.

Wednesday, February 11, 2009

Get that foreclosure or short sale property get sold!

My dog took me for a walk through my neighborhood this afternoon. There are a couple of short sale homes on the market as well as one that is a foreclosure [not too different than any other subdivision].

Like most homeowners I hate to see what this market has done to my home’s value as it has put me upside down! The values in many neighborhoods in the Viera, Suntree and Rockledge Florida areas have suffered tremendously.

Our hope must be that the housing market rebounds soon. In the interim I suggest making your neighborhood look appealing to the prospective buyers. The sooner they buy, the less inventory and price reductions.

What can you do?

  • Promote your neighborhood.
  • Clean up our yard and make the curb appeal stand out!
  • When you see prospective buyers looking at that house, wave and say hello.

If you need a real estate professional in the Rockledge and Viera area, I would welcome a chance to be your Realtor of Choice. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Please visit my other blogs at http://www.gwatersc21.activerain.com/ and http://www.movingbrevard.blogspot.com/.

Tuesday, February 10, 2009

Chelsea Park Subdivision Rockledge Florida

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

Close to US 1 and I 95 this neighborhood is ideally suited for those who are commuting to Patrick Air Force Base, Cape Canaveral or major employers (Harris Corp, Health First, Rockwell Collins) in Melbourne, Florida. Because of its proximity to Orlando (40 minutes), the Rockledge and Viera areas are great locations for those "long distance" commuters as well!

As of today, there are 17 properties for sale in Chelsea Park. About a half dozen of these are NEW CONSTRUCTION priced around the $300,000 plus range.

Of the resale properties there are a couple of short sales. The lowest priced homes in the neighborhood are priced around $189,000 (two properties). Most of the homes in Chelsea Park are larger with the predominant size having 4 bedrooms and over 2,000 square feet living area.

If you are considering a move to Brevard County then Chelsea Park should be considered as well as the nearby Viera planned unit development. Of course with an oversupply of homes on the market there are opportunities!


Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, providing residential real estate services for buyers and sellers in the Rockledge and Viera areas.

Call me directly at 321-693-3850 or email me at agent@moving2brevard.com. Please read my other blog at http://www.movingbrevard.blogspot.com/ and here.

Monday, February 09, 2009

Brevard County Housing Inventory….and other tidbits!

It was not that long ago that the inventory of single family homes for sale in Brevard County, Florida was above 8000. The morning’s inventory number when I logged into the Brevard MLS system was less that 6000.

Inventory Feb11I monitor daily activity but I had not noticed the drop under 6K! What is on the market? Here is a snapshot:

That is still a lot of competition. Here are a couple of Monday morning opinions

  • Saw an article over the weekend that said only a small percentage of homes that have foreclosure filings actually get foreclosed. Seems the process is bogged down and many are being sold as short sales or “redeemed” by the owner before the actual sale.
  • Noticed some new listings over the past few week…some are still not getting it! The prices will get reduced before they sell!
  • Some of the recent sales prices for vacant land sure is low…compared to the days of optimism and greed (yep – my opinion only).

Need a professional real estate agent, give me a call. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, proudly serving buyers, sellers and renters in the central Brevard communities of Viera, Suntree, Rockledge, Grand Haven, and Cocoa.

Saturday, February 07, 2009

Ashwood Lakes subdivision, Rockledge Florida

Ashwood Lakes is a subdivision located off Murrell Road in Rockledge Florida. Ideally situated, the development is about 15 minutes from Patrick Air Force Base, convenient to major north south routes (US 1 and I-95), great golfing, excellent schools, excellent shopping and more!

As of today there are only 2 properties for sale in Ashwood Lakes. This is quite a change from the recent past as the number of homes for sale has decreased! Since December 12th there have been 3 sales that closed (prices from $160,000 to $204,900) and two short sale properties are under contract. Short sales are situations where the sales price will be less than the mortgage owed and will take a little longer to close.

There are some very attractively priced properties in the nearby Plantation Point subdivision as well as at the very nice golf course direct subdivision down the street in Augusta Trace at the Turtle Creek Golf Course.

For information on any of these Brevard County properties, please contact me. I can be reached by email at gwatersc21@aol.com or by phone at 321-693-3850.

Please read my other blogs at http://www.moving2brevard.blogspot.com/ and here.

Friday, February 06, 2009

Heritage Isle, Viera Florida Market Report January 2009

Heritage Isle, the premier 55+ community located in Viera Florida has had some market activity recently. It was only a month or two ago that there were over 40 active listings!

As of today (February 5th), there are only 27 active listings. That sure looks like an improvement if you are a seller!

Although only one property closed in January 2009, there are 11 under contract! Of the 27 active listings the prices range from $169,900 for a 2 bedroom patio home to a high of $339,900 (overpriced in my humble opinion)!

Of the homes for sale there are four properties that are short sales. [Short sales are situations where the probable selling price will be less than the mortgage and will require lender approval.]

Heritage Isle is a newer active lifestyle community offering its residents super amenities, a wonderful location, great golfing next door, a new hospital being built just down the street and more! There is still new construction going on as well so if you want new - call me for information.

If you are considering a move to a 55+ community in Brevard County Florida, give me a call or drop me an email. I would welcome a chance to assist you.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850, email agent@moving2brevard.com. Read my other blog http://www.movingbrevard.blogspot.com/ and visit my web site at http://www.moving2brevard.com/.

How Real Estate Agents React to Overly Optimistic Sellers?

What is an overly optimistic seller? Sounds like a nice way to say "overpriced," does it not? [By the way there is no "real estate police" that will ticket you for exceeding the posted (market) price!]

A real estate agent who is being honest with their client will never price a property too high. That is a rather bold statement. I will amend it a bit... a real estate agent who is being honest with their client will rarely ever price a property too high.

The reason I say rarely is there are times when sellers know the price is too high and do not really care if the property sells. These are also the agents who want their signs out front so they can get the "lead" phone calls. This an entirely different discussion so I will not go there now.

So, how do I react to overpriced homes?
  • Show them. I will show your overpriced home if it will make the real attractively priced competitor property my clients already adore look that much better!
  • Not Show them. I have no reason to show an overpriced home. I am interested in finding the best deals that meet my client's needs in the shortest time.
If you are considering selling your Brevard County Florida home, please give me a call. Will you list your home with me? Perhaps not but you will know this agent's opinion! I can be reached at 321-693-3850 or by email at gwatersc21@aol.com.

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

What is for sale in Viera, Florida?


If you would like information on any properties for sale in the Viera area, please call 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.

Phillips Landing subdivision Rockledge, Florida

Phillips Landing located in Rockledge Florida near Interstate 95 is a newer subdivision offering its residents location, great schools, nice amenities and great values!

Phillips Landing is being marketed "with homes from the $150s." There are some real bargains on the market.

As of today there are 11 single family properties for sale in Phillips Landing. Of these, there are six properties for sale that are short sales. [Short sales are situations where the probable selling price will be less than the mortgage and will require lender approval.]

Prices for homes listed for sale range from a low of $149,900 (two listed at this price, built in 2005) to $249,900. There are 3 properties in Phillips Landing that are under contract. Incidentally there were no properties that closed during January 2009 although more than 360 sold throughout Brevard County.

If you are considering a move to Brevard County Florida, give me a call or drop me an email. I would welcome a chance to assist you in any way you desire.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850, email agent@moving2brevard.com. Read my other blog www.movingbrevard.blogspot.com and visit my web site at www.moving2brevard.com.

Thursday, February 05, 2009

Market Report Viera, Florida January 2009

Good news - there are plenty of homes for sale in Viera, Florida at some some very attractive prices!

As of today there are 362 single family properties for sale in Viera. Of these there are 116 properties for sale in the 55+ communities (Heritage Isle, Grand Isle and Indian River Colony Club).

There are 38 properties for sale in Viera that are listed as short sales. Short sales are situations where the probable selling price will be less than the mortgage and will require lender approval. Incidentally there are also bank owned properties for sale as well (about 6 or so).

This report does not include any of the Suntree area which borders Viera or any homes in the neighboring town of Rockledge.

If you are considering a move to Brevard County Florida, give me a call or drop me an email. I would welcome a chance to assist you in any way you desire.

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

Market Report Brevard County Florida January 2009

Here is a quick summary of the market activity for single family residential properties sold in Brevard County Florida during the month of January 2009.

Please note the information was gathered from the Brevard County MLS system and is dependent on the validity of data entered by individual real estate agents. Dollars are rounded up/down to nearest thousand.

Single Family Homes Sold 364 closings during the month
Average Selling Price$147,000 still lower
Average Listing Price$161,000 attractive pricing!
List/Sell Ratio91%sellers are negotiating
Median List Price$125,00050% are lower
Median Sell Price$118,00050% sold for less

Buying or selling in Brevard County? Please give me a chance to be your Realtor of Choice! Gary Waters, Century 21 Baytree Realty, Rockledge Florida.

Please read my other blog at http://www.movingbrevard.blogspot.com/.

Wednesday, February 04, 2009

I need a new real estate agent.....

I always love to receive phone calls that start with "I need a new real estate agent."

As a real estate agent working primarily in Viera, Suntree, Rockledge and other areas of central Brevard County, Florida, I like being the second (or even the third) agent although I prefer being the first one!

When a property does not sell, the seller usually looks to blame someone. And that someone is often times, "the agent." Why not? If you hire an air conditioner repairman to fix your broken AC/heater - you will blame him if it does not work when he leaves.

Selling real estate is more than just putting a sign up and waiting for the phone to ring.

I always ask the caller the same thing - why did your property not sell during your listing period? When I do get an answer it always seem to point away from the real issue.

What is the usual response?

  • Its the market.
  • Its the wrong time of the year.
  • Its the problem with people getting mortgages.
  • Its my agent - they did not ______(fill in).
  • Its the short sales.
  • Its the whatever....yadda..yadda..yadda...

I will admit there may be a wee bit of validity to some of these specific issues. Being a successful seller is not easy!

The first thing to know is why you are selling. If you have no requirement/need to sell at this time of the year, in this market, while the short sales are so common, while people are having problems getting mortgages (they really aren't!) - then do not place it on the market.

If you do have a need to sell, remember, in the end it is always ...

  • Price.
  • Location.
  • Condition.

If you have considering selling your Viera and Suntree property please give me a call. 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.

Please read my blogs at http://www.movingbrevard.blogspot.com/ and at www.activerain.com/blogs/gwatersc21.

Monday, February 02, 2009

Negotiate like you are buying a car....

I have visited several new Brevard County, Florida developments over the past few weeks including subdivisions in Viera, Melbourne, 55+ communities, condo developments and more. Although new construction has really slowed in response to the depressed market , there are still a lot of new homes to look at!

I recently posted a short article about looking at new construction first before looking at existing re-sale homes. A new structure may not be in your plans but it will put the re-sales into a different (proper) perspective!

I was even told by one agent who works with a builder to "make an offer." Thus the title of this short post...... negotiate like you are buying a car!

It is more than just looking at a builder's price and model list. Treat it like a car dealer's sticker price - "an imaginary starting point!" Besides, builders are in the business of building - not maintaining empty - homes!

If you are a buyer or seller in the Viera, Suntree, Rockledge and Pineda area of Brevard County Florida, I would welcome a chance to assist you in the process. Call 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.

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