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Thursday, August 27, 2009

$8,000 First Time Home Buyer Tax Credit

Don't wait to buy that Viera and Rockledge, Florida home using the benefits of the first time home buyer program because on December 1, 2009, the opportunity will have been missed.

A few questions…

What is the First-Time Home buyer Tax Credit?

•A dollar-for-dollar reduction in what the taxpayer owes in income taxes.

To qualify, a home purchase must occur on or after January 1, 2009 and before December 1, 2009. For the purposes of tax credit, the purchase date is the date when closing occurs.

How much is the new Home Buyer Tax Credit?

•The tax credit is equal to 10% of the qualified home purchase price, but the credit amount is capped or limited at $8,000. For many first-time home buyers, this means the credit will equal $8,000.

Who is eligible for the tax credit?

•A “first-time home buyer” is defined as a buyer who has not owned a principal residence during the three-year period prior to the purchase.

•First-time home buyers purchasing any kind of home—new or resale—may be eligible for the tax credit.

•Taxpayer must meet the annual income requirements.

Does the tax credit need to be repaid?

•No, home buyers will not be required to repay the credit to the government.

Who is it for?

•This tax credit is designed to help make home buying possible for first-time buyers in the United States.

•There are additional incentives in a number of states.

Can the money be used in place of the down-payment?

•On May 29, 2009, the U.S. Department of Housing and Urban Development (HUD) announced a program that allows borrowers to use the first-time home buyer tax credit for a down payment or closing costs on certain FHA-insured mortgages.

If you are a first time home buyer do not let the opportunity get away. The cash for clunkers program is gone. Don’t let this pass you by!

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.

Wednesday, August 26, 2009

A clue your real estate agent is too busy….

I received a call from a gentleman this morning while on floor duty in the office (Century 21 Baytree Realty, Rockledge Florida). As always I am ready to assist anyone interested in buying or selling a home in Rockledge and Viera, Florida.

While on the phone with caller I took his search criteria and tried to come up with some alternative listings.

He was already searching on the public site of our MLS system.

I provided the limited results by MLS number so he could call his real estate agent.

To me it seemed like his agent was having him find the MLS numbers of properties he is interested in (price, size, location, verify school assignment) and then he would show them.

As a real estate agent working with buyers in Brevard County Florida I will provide you with a list of the properties that meet your criteria.

I may suggest you drive by the neighborhood and look at the house to verify it is one of real interest. [I only do this if the buyer is a local resident who knows the area, however I am not going to make you jump through any hoops!]

My job as a real estate professional is to match you with the property that best suits your desires that meet your price, location, neighborhood and time line.

Call me if you are considering a home purchase in Brevard County, Florida. Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850, email agent@moving2brevard.com.

Monday, August 24, 2009

Phillips Landing – Rockledge Florida

Phillips Landing, located in Rockledge ,Florida, just off Interstate 95 in Brevard County is a newer deed restricted community offering home buyers tremendous value!

With very reasonable association dues of only $38 monthly, a minimum home size of 1200 square feet, a community pool, kiddie park, gazebos, lakeside (23 acre lake) park and more, Phillips Landing in Rockledge deserves your consideration if you are moving to Brevard County, Florida.

With a total allowance of only 240 homes inside its walls you will find Phillips Landing is not one of those expansive communities where no one knows their neighbor. Currently, the third and final phase of Phillips Landing is being constructed.

Prices for new construction homes in Phillips Landing range from $165,900 (1,551 sq ft) to $229,900 (2,408 sq ft). Resale prices range from about $185,900 to $269,900.

[Actually I saw a new short sale listing in Phillips Landing today for $150,000!]

For information on Phillips Landing and other homes for sale in Rockledge, Florida, please contact me at 321-693-3850 or by email to agent@moving2brevard.com.

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

Please read my blog Florida Homes for Sale.

Friday, August 21, 2009

I have a gimmick…..



We all need a gimmick.

What is a gimmick? Is it some nefarious thing one whips up in the deepest darkest part of one’s mind?

No.

According to The Free Dictionary, a gimmick is an innovative or unusual mechanical contrivance; a gadget. I would add an additional phrase “that gets someone’s attention.”

In my business, real estate in Brevard County Florida, I am grateful when my phone rings (or that email comes) and someone wants to discuss my services.

They call for various reasons, possibly as a result of one of my gimmicks.

My gimmicks:

  • responsible professional service
  • local knowledge
  • a referral from a past client
  • achieving results

No, my gimmicks are not as eye catching as the sign guy at the corner of Murrell Road and Barnes Blvd spinning a sign for Little Caesar’s Pizza.

Nor as entertaining as the multiple used car dealers who sing, dance and turn somersaults on the television in the wee hours of the morning!

Gary Waters, Florida licensed real estate agent, Century 21Baytree Realty, Rockledge, Florida, serving Florida's Space Coast. Read my blog Florida Homes for Sale.


Thursday, August 20, 2009

“As Is” means Seller may still makes repairs….

Let’s say a buyer makes an offer on your home which is for sale. In his offer he is asking for you to agree to make up to XXX dollars in repairs should the inspection reveal problems.

Suppose you agree to the offer except for the repair allowance (selling “as is”). Suppose the buyer agrees to this change.

Now after the inspection is done the buyer wants repairs done.

Nothing extensive (light will not come on)…clue, it is a light bulb. Screen is missing (it is in the garage as the window that is missing the screen is actually inside a screened pool enclosure…clue, if you want the screen in the window, place it there).

Why would a buyer offer this request after agreeing to an “as is” contract? Because it is a buyer’s market,especially in Brevard County, Florida.

The market will change one day. The prices will rise again (they always do). Buyers will lose deals because they do not offer enough. Buyers will lose out because they will have to make repairs themselves as sellers stick to their guns and “as is” will mean “as is.”

The market will change one day. Until then, buyers will probably have repairs made. Unless they are buying a short sale or REO/foreclosure properties.

Buying or selling a home in Brevard County, Florida and need professional representation, call me.

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


Tuesday, August 18, 2009

"The AC quit and the inspection is at noon!"

Those were the words I heard when I answered my phone at nine a.m. this morning.

One of my listings was finally under contract. It is only six years old so the inspection is really not too much of a concern…until the air conditioner quits.

The owner was calling to ask if I knew a good AC service in the area as he was from out of town.

Coincidentally I had posted an article about Emery Air Conditioning and Heating on my other blog just last month.

I showed up for the inspection about 12:30. The seller had called Emery AC Service and they came right out, diagnosed the problem (a capacitor) and completed the repair. And the house was nice and cool.

In the real estate business it is important to know who to call when the little hiccups rear their ugly head! For air conditioning and heating service in Brevard County, Florida I recommend the company that I have confidence and experience with – Emery AC and Heat.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty working with buyers and sellers in Viera and Suntree Florida.

Monday, August 17, 2009

Are you buying a house or a mail order bride?

Not long ago I was working with a buyer who was interested in a very specific house. The house, a short sale, was tenant occupied.

My buyer wanted to see it as it sounded just like what she was looking for in a new construction home in Viera Florida. It had been on the market over a 1,000 days. The owner told me he could not schedule an appointment as the tenant would not cooperate.

His suggestion – have the buyer purchase unseen. Sounds a bit like the old west where the farmer on the great plains ordered himself a mail order bride! Eventually she showed up and “she” lived happily ever after!

But houses are not like brides and should rarely, if ever, be purchased site unseen. Relax, I am not advocating the purchase of brides either.

I rarely list properties that are tenant occupied. I choose to operate this way for a couple for reasons.

First, accessibility is often a challenge with tenants.

Secondly, tenants may not keep the property is “show” condition. Further they may just bad mouth or even exaggerate an issue. Or the neighbor who really is not a bad guy may end up being described as if he were a thief.

No, it is often easier to just wait and sell when vacant.

If you are considering selling or purchasing real estate in Brevard County, Florida, I would be honored if you contacted me. 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 visit my blog Florida Homes For Sale as well.

Friday, August 14, 2009

Prime Commercial Property, Rockledge Florida $795,000

Prime location in Rockledge, Florida, 4.79 acre total plot consists of two adjoining properties at 480 Barnes Blvd with 580 feet of prime frontage!

One parcel of 2.52 acres in city limits zoned industrial has office, warehouse, walk in cooler and retail store in front.

The second parcel of 2.27 acres is zoned agricultural and is outside of city boundary. Currently this property is being operated as a commercial nursery.

This property consists of 580 feet of prime commercial property on street that will be four laned. Front of property has already been purchased for the road construction which will lead to this becoming a major thoroughfare (traffic count over 10,000 daily).

The possiblities are endless. This is located near the border of the planned unit development of Viera. The location is within a couple of miles of direct access to Interstate 95 and U.S. Highway 1 is just east a mile or so.

Businesses already nearby include Walgreen's Drugstore (CVS where are you?), a Publix Supermarket, Starbucks, restaurants, a couple of golf courses, and more!

This property is offered for $795,000 which is well below the appraisal price. For additional information on this property please contact me at 321-693-3850 or by email to agent@moving2brevard.com.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, serving Florida's Space Coast.


Thursday, August 06, 2009

Not much individuality in “cookie cutter” developments


I was showing houses in the planned unit development of Viera in north Melbourne, Florida this week.

My buyer remarked he preferred the Suntree area over the Viera area because Viera was so “cookie cutter.”

My client’s definition of “cookie cutter” was simpleone or two builders, same floor plans with multiple facades, zero lot lines, exteriors all concrete stucco, neutral/beige color exterior paint.

I will admit that some of the subdivisions may be cookie cutter although some have semi-custom and custom builders.

The individuality of the homes varies considerably in the higher end subdivisions like the ones near the Duran Golf Club. Builders are able to build more affordable homes if the same plans are used more often.

If you are interested in buying a home in the Viera and Rockledge, Florida area, call me please. Regardless of your budget, Viera will have a home for you!

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

Wednesday, August 05, 2009

Homes for Sale Grand Isle, Viera Florida

grand isle_thumb[2] Grand Isle is a 55+ community in the planned unit development of Viera located just north of Melbourne, Florida.

Within 45 minutes of Orlando, 20 minutes to the beaches, Grand Isle is a Lennar-built gated community which features a community pool, exercise room, tennis courts, as well as your lawn care!

Currently there are 11 single family homes for sale in Grand Isle. Prices range from a low of $160,000 for a 2 bedroom 2 bath 1415 square foot home to $319,000 for a 4 bedroom 3 bath 3 car garage home with almost 2300 square feet under air.

No properties closed in Grand Isle in July although there are a couple that went under contract the last week of July.

There are two premier 55+ communities in Brevard County, Heritage Isle (also in Viera) and Grand Isle.

If you are considering the carefree lifestyle of 55+ living, then Grand Isle and Heritage Isle are worth a look. Call me for information on relocating to Viera.

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.

For more information on the Viera East community, click on the Viera East logo.

Tuesday, August 04, 2009

Phillips Landing Subdivision Rockledge Market Activity July 2009

Phillips Landing subdivision in Rockledge, Florida offers its residents quiet living, a central location, newer (some brand new) construction single family homes in a community with easy access to any place in central Florida.

Located just off Interstate 95 in Rockledge, Phillips Landing is 40 minutes from Orlando, 20 minutes from the beaches and Port Canaveral.

Phillips Landing is near excellent schools, Brevard County’s only ice rink (hockey anyone?), excellent shopping, medical facilities and more.

Military transferring to the nearby Patrick Air Force Base? It is only a 15-20 minute commute from Phillips Landing!

Check out these brief articles on Phillips Landing:

Burgoon Berger to build in Phillips Landing

Phillips Landing Market Report June 2009

As of today (august 4, 2009) there are 4 single family homes listed for sale in Phillips Landing. The lowest priced property is a 4 BR 2 bath short sale property for $135,000 while the top price is a new construction 4 BR 2.5 bath home listed for $224,900.

In July 2009 there were 5 sales that closed (3 were short sales) with selling prices $144,000 - $240,000.

If you drive through the Phillips Landing subdivision you will see many more real estate signs out front.

The reason is that there are 9 properties that are under contract but have not yet closed. Eight of these under contract are short sales so the time for closing may be months!

If you are relocating to Brevard County, Florida, check out Phillips Landing in Rockledge.

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.

Need a local expert, ask a real estate agent!

I posted a recent article on one of my blogs about a Brevard County, Florida air conditioning company I have dealt with over the past few years, most recently for an AC installation in my own home. (Click on the link to know who I recommend!)

In responding to a comment left on the post I realized that when someone relocates to a new town or city they often do not know who the “go to” resources are so they have to wing it.

If you are moving to a new area and need a local service, ask someone who has been there awhile. When you choose your real estate agent you do not go for the guy who moved to town last week, do you? Of course not. You need someone who knows the area.

Any real estate agent who has been in the business for several years and lived in a community for as long, should have a handy little list of local experts such as…

  • doctors
  • lawyers
  • title companies
  • home inspectors
  • AC experts
  • handyman services
  • auto mechanic
  • car dealership
  • dentists
  • barber/beautician (we all want to look pretty!)

Use that local expert you already know…your real estate agent!

Although I am not a lawyer, engineer, CPA …but I know some good ones! In the Viera and Rockledge area of Brevard County, let me be your real estate expert!

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

Short Sale Activity Brevard County Florida July 2009

Short sales still are exerting tremendous influence on the Brevard County, Florida real estate market and will possibly do so for the immediate future.


As of today there are 601 single family homes in the Brevard real estate agent’s MLS system listed as short sales.


A short sale is not a foreclosure but rather a listing where the probable selling price will be less than the mortgage owed. After the owner signs off on an offer it must then be approved by the lender (can take from weeks to several months).


There are over 550 short sale listings listed as contingent which means the lenders are considering offers. These short sales are attractively priced however the lenders are not interested in giving them away!


During July 2009 there were 61 short sales that did close. Of these there were five short sales sold in the Viera area. There are only 33 single family homes in Viera listed as short sales now. {there are 76 under contract}.


Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, serving buyers and sellers along the Florida Space Coast.

Monday, August 03, 2009

Heritage Isle, Viera Florida Homes for Sale including Market Activity July 2009


Heritage Isle in Viera Florida continues to offer the best of 55+ living in Florida. Heritage Isle is a top of the line 478 acre development offering an active lifestyle in coastal central Florida.

For information on Heritage Isle, visit some of these articles I have previously posted on the Internet. Also included are links that provide information about Viera's two other 55+ communities, Grand Isle and Indian River Colony Club.

Brevard County 55+ Communities (Heritage Isle, Grand Isle, Indian River Colony Club
Heritage Isle - a community offering almost maintenance free living
Grand Isle - Another fine 55+ community in Viera, Florida
What are you looking for in a 55+ community?


Market activity in July 2009 for Heritage Isle reveals there were three properties that closed ($119,900-$199,900). Don't let three closings fool you as activity is brisk with another 14 properties under contract as of today (7 are short sales).

Now for the active listings....lots of choices!

There are 25 active listings as of today. The lowest priced property is a two bedroom two bath one car garage villa style home for $117,900 (short sale). The highest priced property is a $429,000 two bedroom two bath single family home with over 2,400 square feet under air conditioning. [This house is much higher than the rest of the listings.]

There are five properties priced in the low to mid $300,000 range. The majority of homes on the market are priced between $199,900 and $240,000.

If you are looking for a 3 bedroom 2 bath 2 car garage home, in Heritage Isle you can find one for under $220,000!


For information on homes for sale in Heritage Isle, Grand Isle or Indian River Colony Club, call me at 321-693-3850 or email agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, serving all of Brevard County, FLorida.

Sunday, August 02, 2009

Rockledge, Florida Market Report July 2009



Real estate activity in Rockledge during July 2009 was pretty much consistent with activity throughout Brevard County.

Single family homes sales closed during July 2009 stands at 61 units with an average selling price for single family homes sold in July 2009 at about $155,000. With an average listing price of just over $159,500 the selling prices was about 97% of list price. {This ratio indicates the sellers in Rockledge, Florida are pricing the properties very attractively.}

The average days on the market (date from entry to MLS system to closing the deal) was at 61 days, which is about a third faster than the 99 days for the County as a whole.

For information on the Rockledge, Florida real estate market please contact me at 321-693-3850 or by email at agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Read my blog Florida Homes for Sale .

Saturday, August 01, 2009

Homes for Sale Viera and Suntree, Florida July 2009

Just north of Melbourne Florida (Brevard County) you will find the planned unit developments of Suntree and Viera. Suntree is a bit more established than the newer areas of Viera. Viera likes to bill itself as the “New Town of Viera.”

As a real estate agent who has worked primarily in these areas of Brevard County for almost six years, I can tell you they are nice and offer some of the best amenities you will find in Brevard County, Florida. Parks, shopping, restaurants, excellent schools, a new hospital being built, the Heritage Isle 55+ community, several great golf courses...the list goes on and on!

Real estate activity in July 2009 was fairly brisk in Viera and Suntree. Single family homes sales closed during July 2009 stands at 154 units.

Data was compiled from the Brevard County Realtor’s MLS system on August 1, 2009 and will certainly change as closings are entered into the system next week.

The average selling price for Viera and Suntree single family homes sold in July 2009 was about $267,00, much higher than the Brevard County average of $159,000. With an average listing price of just over $292,000 the selling prices was about 92% of list price. This ratio does indicate that sellers are still negotiating.

[I remind my buyers often that the key to the negotiation of a sale is to offer a price that is low enough to not alienate the seller. If you ain’t talking, you ain’t dealing!]

The average days on the market (date from entry to MLS system to closing the deal) was at 154 days, higher than the 99 days for the County as a whole.

For information on the Viera and Melbourne, Florida real estate market please contact me at 321-693-3850 or by email at agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Read my blog Florida Homes for Sale .

Brevard County Florida Real Estate Market July 2009


Brevard County, Florida real estate activity in July 2009 was as brisk as the activities along the world famous Cocoa Beach. Single family homes sales closed during July 2009 stands at 544 units.

This data was compiled from the Brevard County Realtor’s MLS system on August 1, 2009 and will certainly change as closings are entered into the system next week.

The average selling price for Brevard County single family homes sold in July 2009 was almost $159,000.

With an average listing price of just over $171,000 the selling prices was about 93% of list price. This ratio does indicate that sellers are still negotiating a bit.

[The key to negotiation of a sale is to offer a price that is low enough to not alienate the seller. If you ain’t talking, you ain’t dealing!]

The average days on the market (date from entry to MLS system to closing the deal) was at 99 days for the July 2009 closings. This is actually a bit lower than the previous months. I think some the short sales are starting to close as there were 99 closings that involved third party approval.

[A short sale is situations where the selling price is less than the mortgage owed and will therefore require lender approval.]

For information on the Brevard County Florida real estate market please contact me at 321-693-3850 or by email at agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Read my blog Florida Homes for Sale .

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