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Thursday, October 29, 2009

Do you have what it takes to be a short sale buyer?

Another One Bites the Dust….so goes the song popularized by the British group Queen back about 1980 or so..…….

As a real estate agent in the Viera Florida market I have had the good luck of listing some short sale properties. I have had the good luck of working with short sale buyers.

Short sales are situations where the probable selling price will be less than the mortgage owed and will therefore require lender approval of any offer.

The process can be tine consuming and stressful!

I had another short sale listing lose the buyer today… after only 70 days of being under contract.

If you are looking to buy a short sale, prepare yourself to settle in for the long run. Seventy days is not the long run as lenders will tell you it will take up to 4 to 6 months!

So if you think you want to purchase a short sale in Viera or Rockledge, Florida, call me but know you must be flexible.

If you live in Viera, Suntree or Rockledge, Florida and are considering selling your home as a short sale, call me if I can assist you in any way.

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.


Wednesday, October 28, 2009

Some may come, Some may go!

This morning I received an email from another mortgage broker who wanted to know what I looked for in a lender and my recommendation on how he can foster relationships with real estate agents in Brevard County Florida. Actually he was only looking at me but I understood.

My answer was simple.

I want responsiveness. I want a lender who knows the meaning of "time is of the essence." I want a lender who knows the programs – not just someone taking names and filling in the blanks!

I don’t want junk fees.

I want a lender I can trust to give professional service to my buyers. I want a lender who will be here next year.

I want a lender who is in the business for the duration not just to take advantage of the opportunity….I guess that has already happened as many of the mortgage folks who were here during the big run up are now doing something else.

In the end this is it…

I have seen mortgage folks come and go but the ones who do the job correctly and keep the transaction moving are on my A-list. (And the ones who don't are on my S-list!).

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!

Call me at 321-693-3850 or email me at agent@moving2brevard.com if I can assist you in any way!



Tuesday, October 27, 2009

The extremes are...uhhh...extreme!

Anything that is extreme gets attention...either because it is extremely bad, extremely good, extremely ridiculous...

Remember discussing the bell curve in math class? [Clue:bell-shaped, with a peak at the mean, and is known as the Gaussian function - thanks wikipedia]

Each morning I review the previous days activity in the Brevard MLS hot sheet. I look at the new listings, the homes sold and the price reductions.

The ones that catch my eye most often are the extremes!

And, regardless of the market (currently a buyer’s market in Brevard County, Florida) there will always be some that stand out at the extremes.

But, the reality is…

There are few good deals although a lot of reasonable prices exist!

It is important that when you look to purchase or place a property for sale you choose a real estate agent who has local knowledge – a level of knowledge that goes all the way down to your neighborhood!

A local real estate professional should be able to interpret the extremes to see where they really fall! Perhaps the property is a short sale, an REO/Bank Owned property, an estate sale or some other issue which makes it a distressed property.

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 like Heritage Isle or Grand Isle, a golf course community like Baytree Golf Course or water front, give me a call!

Read my blog Florida Homes for Sale and visit my web site www.Moving2brevard.com.


Augusta Trace at Turtle Creek Golf Course Rockledge Florida - Market Activity

Augusta Trace is a small but very attractive golf course development located in Rockledge, Florida.

With most of the homes built in the 2004-2005 time frame, you will find solid construction, well maintained yards, a central location and some of the best golf in Brevard County, Florida!

And lets not forget some of the best schools in Brevard County, nearby Viera and its shopping and new hospital, 20 minutes to the beaches, 45 minutes to Orlando and more!

There is, at this time, not a lot of activity in Augusta Trace as the community appears to be pretty stable with little foreclosure or short sale activity.

As of today, there is one REO/Bank Owned 3 bedroom 2 bath 3 car garage house for sale at a little over $250,000. Another house is under contract however the choices are limited.

Just as it is difficult to find a unit in the gated condo complex The Ventura at Turtle Creek, finding a house in the Augusta Trace development is a challenge.

If you are looking for a new home in Rockedge, Florida, including the nearby Phillips Landing subdivision, give me a call. My office is located on Admiralty Blvd next to the Turtle Creek Golf Course.

Also there is a new development that will be built within the Turtle Creek complex so if you would like information on it, let me know!

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

Monday, October 26, 2009

Heritage Isle - Viera's premier 55+ community

Just north of Melbourne, Florida, you will find in the planned unit development of Viera a gated development called Heritage Isle, a community offering almost maintenance free living.

Any top of the line 55+ community will offer residents a carefree lifestyle, free of worries about day to day upkeep issues. At Heritage Isle, you can determine how carefree you want to be!

If you are 55+ and want a place to escape to for a month or even six months, Heritage Isle is that place. If you are ready to downsize and leave the lawn care to someone else, then Heritage Isle is the place to be.


Located only minutes from the world famous Cocoa Beach, Heritage Isle offers residents an opportunity to choose the degree of maintenance free living they desire.

If coastal Florida retirement living is a consideration The 55+ community of Heritage Isle in Viera is the place to be!

Heritage Isle has a minor maintenance program that will handle any of the chores you need taken care of! From changing light bulbs to making repairs, the maintenance program can handle your "to do" list. These "extras" are paid for outside of your monthly home owner dues.

With its concierge services offered by Community Resource Management residents can choose the extent of maintenance services provided (fee based). If you are traveling or a part-time resident your home can be checked on a regular basis. If you are a part time resident they will even reactivate your utilities prior to your return and restock your pantry and refrigerator..now that is carefree!

Would you not rather be enjoying the 21,000 square foot club house, the pool, boccie, tennis, basketball, the fitness center, Duran Golf Club, biking, you name it! Heritage Isle offers a lifestyle!

If Florida 55+ living is on your agenda, contact me about Heritage Isle and the nearby Grand Isle 55+ gated community.

New construction homes and resales are available as well as condos. Want to know what is selling and for sale in Heritage Isle? Please contact me for information on Florida 55+ living!

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

Sunday, October 25, 2009

Being a good real estate buyer...

Being a good customer....some think any customer is good. In some businesses that may be true.

As a real estate agent working with buyers and sellers in the Viera and Rockledge areas of Brevard County, I have a few, although not many, expectations of my customers.

What do I expect of my clients?
  • Be honest with yourself. If you are a serious buyer, know what you really can afford, what you really need, what you really can live without
  • Be honest with me. Go ahead and tell me how you really feel. When we visit property, if you don’t like it, tell me! If you like it, tell me. If I am not showing you what you want to see, tell me!
  • Be honest with your lender. Go ahead and open up about your income and debt status. No surprises means a better chance of closing!
  • Be considerate. When you visit someone’s home, don’t touch personal belongings. Like mom said – look but don’t touch!

I do not have unreasonable expectations of my clients – only honesty, consideration and respect. When we are honest with each other we can achieve our (yes, it is a team) objective.

If you are in the market for a real estate professional in Rockledge, Suntree or Viera, Florida, let's talk - Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850.

Saturday, October 24, 2009

Time is of the essence….except with short sales!

As a real estate agent working with buyers and sellers in Brevard County I see this phrase on every real estate contract. I am not an attorney, lawyer, legal expert or none of that stuff… just a real estate agent in Brevard County Florida.

But I do understand what time is!

The Florida Association of Realtors/Florida Bar Association Contract for Sale and Purchase has a phrase in the fine print that says Time is of the Essence.

I have heard the phrase for years. I looked up the definition and it says if it is specifically written in the contract and there is a time requirement to close the deal, then you must comply with the time constraints.

I have seen many buyers take a carefree attitude toward the time requirements and it makes buyers, sellers and all parties involved nervous!

I am convinced though that when it comes to lenders who are considering a short sale offer "Time is not really of the essence!"

Regardless of the type of transaction fair market sale, short sale, foreclosure offer, leas purchase offer...sellers get nervous as do buyers.

Your real estate agent and lender know what the time requirements are and be realistic when you make the offer...and then be diligent!

Call me if I can help with the sale of your Brevard County residential real estate or if you are in the market to purchase a home in Brevard County, 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, a golf course community or water front, give me a call!

Real Estate in Brevard County, Florida – Links for Buyers and Sellers

If you are considering moving to Brevard County, Florida, I want to be your resource person. Having lived in Brevard County, Florida for the past 13 years I consider myself to pretty knowledgeable of Brevard County.

Here are a few useful links for research real estate in Brevard County, Florida. If I can assist is any way, please let me know!

Florida Homes for Sale

Real Estate Agent Viera Suntree Melbourne and Rockledge Florida

Observations From a Viera Florida Realtor

Moving to Brevard County, Florida

Brevard County Florida Multiple Listing Service (MLS) Search for Homes

Brevard County dot com

Which Brevard County school will my child attend?

Economic Development Commission of Florida's Space Coast

Heritage Isle Viera Realtor

55+ Communities Viera

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!


Friday, October 23, 2009

You too can buy a short sale in 2010!

I got a call this morning asking me about the short sale market in Brevard County, Florida.

A quick search of the Brevard MLS system revealed 603 active short sale listings in Brevard County, Florida for single family homes!

And then there are another 602 single family home short sales under contract, either awaiting approval or awaiting closing!

So, there are opportunities.

But, as the 2009 year slips away the opportunity for this to happen this year is getting slim.

Because of the time line for a decision, one must now look to 2010 to close a short sale. Sure there will be some that close before year end but they will be few.

The good news is that you can buy a short sale in 2010!

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

Read my blog Florida homes for Sale and visit my web site.

Thursday, October 22, 2009

Happy Hour...get two drinks for the price of one.

This should be a question on the "exam on life..." Which of these statements is the most true?
  1. I am from the government and I am here to help.
  2. I am from your mortgage lender and I am here to help.
  3. Happy Hour...get two drinks for the price of one.
  4. A short sale is a quick and painless process to sell or buy a house.
OK, this is not really a test question however comma.... Have you ever run into a person who insisted on saying "however comma" when they speak? I have and they are sooooo irritating.....

I had a client once tell me that what I write gives them a chuckle as well as occasionally some good information. Useful information should be delivered with a good delivery system. Joel Osteen has figured this out just as Publisher's Clearinghouse!


Back to the question....
If you are over 16 and slightly aware of the real world you will know that 1 and 2 are rarely true. Statement 4 is definitely not the case as a short sale requires patience.

A short sale requires a buyer who is willing to possibly wait for months for a response. A short sale requires a mortgage lender to act and, more importantly, act favorably to a short sale offer.
So, the obvious response is 1.

If a short sale is a consideration given your current situation, give me a call or drop me an email. If you do not live in Brevard County, Florida I have contacts to whom I will be happy to refer 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, a golf course community or water front, give me a call!

Wednesday, October 21, 2009

sometimes you just have to eat that awful liver....yuck!

If you have something difficult to face, get it out of the way. We hear it it often but somehow still resist.

Almost reminds me of that awful liver on my plate as a kid.

As a kid I dreaded liver....the mashed potatoes would have been much better had I not delayed the looming task of eating the liver until last!

The same could be said about selling your house as a short sale.

Many times a seller knows that because their circumstances have changed they need to consider selling their home as a short sale. They owe more than it is worth and can no longer afford the property.

Perhaps the situation is a loss of a job or a transfer, a divorce or even the loss of a primary earner. There are many reasons for considering a short sale.

Most real estate attorneys (I am not an attorney) will tell you that a short sale is more desirable than a foreclosure!

If you are a buyer with flexibility and patience, consider one of the many short sale properties on the market in Brevard County, 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, a golf course community or water front, give me a call!

By the way...after years of avoidance I now enjoy an occasional dose of, I mean meal, of liver and onions!

Monday, October 19, 2009

Either you have them or you don’t – Rules.

The title of this post could very well be a guide on parenting. Or it could be referring to traffic control.

Or, it could refer to living in a planned unit development like Viera or Suntree in Melbourne, Florida or any where else!

As a real estate agent in Brevard County, Florida I work with buyers very frequently who are interested in the Viera and Suntree areas of Brevard County, Florida.

Why all the interest?

Very nice homes. Very clean neighborhoods. Very good Excellent schools. Nearby superb golf courses.

But then, on the other hand, I hear some of these clients say

“What about an area without the homeowner associations and the rules?”

There is a price for freedom and the lack of rules. There is a price for living in a neighborhood with rules. Evaluate both and decide.

Some say they would not leave a junk car in the driveway. Some say they would not paint the house pink or chartreuse. Some say they would keep the landscaping up.

But not all take the same degree of pride and care. Thus the deed restricted community.

So, either you have them or you don't! If you are interested in Viera and Suntree homes for sale, give me a call 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!

Friday, October 16, 2009

Grand Isle - 55+ Living in Florida


Grand Isle is one of Brevard County Florida's most desirable 55+ communities. There are several to choose from in Brevard County, Florida that will fit any budget!

This gated community, located in Viera (Melbourne, Florida), is ideally situated near major transportation routes, convenient to the beaches, Patrick Air Force Base and Orlando (45 miles).

Also you will have several golf courses (including the Viera East Golf Course, Turtle Creek Golf Course, Duran Golf Club, Baytree National Golf Links), shopping, restaurants and medical facilities nearby.

The new Viera Hospital is under construction now and there are plenty of physician and dental offices nearby.

If a 55+ lifestyle with clubhouse, pool and plenty of activity is in your plans, take a look at Grand Isle.

Currently there are six single family homes listed for sale within the gates of Grand Isle.
Prices range from a low of $160,000 (2 bedroom 2 bath) to a high of $319,000 ( a 4 bedroom three bath).

Between September 15, 2009 and today there have been five properties that sold in Grand Isle. The lowest selling price was $186,500 and the highest price was $232,500.

Although the development is not quite as large as the "other 55+ community in Viera" - Heritage Isle, Grand Isle offers clubhouse, pool, tennis and many of the same amenities. Not everyone wants a development with over 1,000 properties such as Heritage Isle!

For information on Florida retirement living, please give me a call at 321-693-3850 or email me 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, a golf course community or water front, give me a call!

Not every buyer is on the Internet!

I was reading a blog post by Kenneth Cole this morning promoting his open house at 179 Hefferan Street in the Staten Island New York area.

What does an open house in Staten Island, New York have to do with a real estate agent in Brevard County, Florida?

This is my take on the connection, so follow me.

Depending on the resource you grab about 80% of home buyers find their new home (or their real estate agent) on the Internet.

That leaves the other 20%. Where do they go?

Some resort to newspapers I am sure. Some to those signs out front.

Some to "Open Houses." Yes, some still use the Open House as a method to shop for their new home.

So when you get ready to sell that house in Viera or Suntree, call me. We can discuss my marketing plans which can include an open house.

Not every listing is suitable for an open house nor does every seller want an open house. As a Century 21 Baytree Real Estate professional I want to work with you to sell your house.

Call me at 321-693-3850 or email me at agent@moving2brevard.com if you have any questions. And if you are not selling or buying real estate in Brevard County, Florida, please give my name out to anyone you know who is buying or selling in Brevard County, 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, a golf course community or water front, give me a call!

Thursday, October 15, 2009

When your seller decides to give it away, call me!


I had an email yesterday regarding a listing of mine. This party wants to pay $27,000 cash and close in week for a condo in Viera Florida!

To put this in perspective, even in a buyer's market this would be about 40 cents on the dollar!


Hey, world...so would I!

Pssst....

They are not giving away condos in Brevard County.

They are not giving away condos in Cocoa Beach, Florida.

They are not giving away condos in Cape Canaveral, Florida.

But, it they do decide to give away condos or any real estate in Brevard County, Florida, I have first dibs!

After all, I am a real estate agent in Brevard County, 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, a golf course community or water front, give me a call!

Tuesday, October 13, 2009

Baytree National Golf Links – Golf Course Homes for Sale

I have talked with many folks who were in the process of moving to Brevard County, Florida.


Some were in the midst of a job transfer. Some were entrepreneurs looking to start new business ventures in the area. Many were ready to settle down and relax...retire to Florida.


A very common thread among many of these folks was the desire to either live on or near a good golf course. As a hacker myself I have found that even us bad golfers would prefer to hack it up on a good course!


And I always recommend they consider Baytree National Golf Links in Suntree (north Melbourne, Florida) as well as the Viera area near The Duran Golf Club.


Baytree is a security guarded gated community with home sizes that will fit most budgets. From the maintenance free living in The Isles of Baytree to the very large homes of Balmoral you will find something that will appeal to you if golf course living is what you are after!


A quick look at the market inside the gates of Baytree National Golf Links shows there are 17 active listings as of today. Prices range from $270,000 to a high of $1,299,000. Home sizes range from 1,772 sq ft under air to 5,058 sq ft!


Naturally, prices also reflect whether a home is on the fairway, a lake or preserve, etc.


And homes are selling in the Baytree golf course community. Since September 15, 2009 there have been six properties that have closed with selling prices ranging from $212,000 to a high of $490,000.


For information on Brevard County Florida golf course communities please call me at 321-693-3850 or email me 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, a golf course community or water front, give me a call!

The Least and Greatest among us - Brevard County Florida Housing Prices

I am always getting questions about the housing prices in Brevard County Florida. So, here it is, the lowest to the highest. And, in between you will find a lot of choices!

First, the lowest priced properties in the Brevard County MLS system
  • Single family detached house - $11,900
  • Condo - $10,000
  • Town house - $19,900

The above properties are not necessarily in "move in" condition although one mentioned "minimal TLC" required!

Now, for the highest priced properties in the Brevard County MLS system

  • Single family detached house - $4,600,000
  • Condo - $1,300,000
  • Town house - $2,400,000

There you have it...the extremes, the least among us, the greatest among us.

Now, if you are looking for something in the middle, give me a call! (Actually, feel free to contact me about any real estate for sale in Brevard County, Florida!)

[I just got interrupted by an email that told me my billion dollar inheritance from my long lost uncle in Nigeria is ready...yippee! Now I can buy one of the top line models for myself!]

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 at 321-693-3850 or email agent@moving2brevard.com!











Monday, October 12, 2009

The clock is ticking on the first time home buyer program….

The first time home buyer program which provides up to an $8,000 tax credit for first time home buyers (including folks who have not owned a home in the past three years) ends November 30, 2009.

That means the deal must be done….closed on that date at the latest.

Typical closings take about 30 to 45 days.

I have seen some “typical” deals take a couple of months to close. So, if you intend to take advantage of the first time buyer program – act now!

I did read last week that the U.S. House of Representatives had voted overwhelmingly to extend a first-time home buyers' tax credit for overseas military members through November 30, 2010.

For information on the buying process, give me a call 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!

Read my blog Florida Homes for Sale.

Condos have fees, too …. every month!

Most of the subdivisions around the Viera and Rockledge Florida areas have homeowner associations with annual fees. Even the town house communities usually have associations with fees.

And, condos have fees as well! Usually every month. Depending on the complex they can be fairly steep.

What do these fees pay for? It varies but could include...

  • Common area maintenance,
  • Exterior maintenance,
  • Common area taxes,
  • Electricity for common areas,
  • Pool maintenance,
  • Clubhouse maintenance,
  • Putting green maintenance,
  • Fitness/exercise equipment,
  • Insurance for the exterior of the buildings,
  • Association cash reserves, parking lot maintenance,
  • Entry way maintenance/gates or gate guards,
  • That dock on the Indian River,
  • Tennis and basketball court upkeep….
The list is sometimes quite extensive and the above may or may not be included.

The point is - condo dues exist and must be paid!

So, when looking for a condo or house in the Brevard County area, including Cocoa Beach and Satellite Beach, remember to include the condo or home owner association dues in your budget.

Thursday, October 08, 2009

Don’t let a little thing like feedback influence your decision.

As a real estate agent in Brevard County Florida I work hard for my clients. I am grateful for every showing my listings get because you can't sell them if they don't see them!

Sellers are always curious about “what they thought.” It is only natural that when someone comes into your most private place – your home – that you wonder.

You know the “curious” stuff like:

  1. Did it show well?
  2. Is it priced right?
  3. Is it a consideration?
  4. Will they be submitting an offer?
  5. Will they need to see it again?
  6. How does it compare to the competition?
Whenever I get a new listings I always make it a point to advise the seller that it is difficult to obtain useful information (feedback). If you get something benign like "showed well," what does that do for the seller?

Some agents have told me they will not give feedback - especially if the client likes the property. Their reason is that it may hurt their negotiation. Give me a break!

Do us all a favor.... give feedback if you have something to contribute, good or bad. It will be appreciated by the sellers even if you are not buying their house!

And sellers, understand that useful feedback is sometimes a challenge!

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!


Balancing Realism in a Good (Buyer’s) Housing Market

When you wish upon a star…Was that not part of a nursery rhyme or song?

While speaking with a prospective buyer this afternoon I realized that the perception still exists is they are giving away houses in Brevard County, Florida!

Sellers are selling a little more than 500 single family properties every month. Sellers are selling are very attractive prices....but they are not "that low!"

Some time ago I posted a short article about how some sellers were grateful for offers that are realistic and deals that get to closing. Reaching a deal in any market is a good thing!

And my job, as a real estate agent in Brevard County Florida, is to get the best deal possible for my client. Give me a call if I can assist you in buying or selling in Viera, Suntree and 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, a golf course community or water front, give me a call!

Tuesday, October 06, 2009

Short sales require a different strategy...You start the process like any other sale and then you stop the domino from falling while you wait!

Short sale and REO activity certainly continues to play a part in Brevard County Florida real estate activity but it is not the primary market force.

At the end of September 2009, there were 866 active short sale listings in Brevard County, Florida (single family homes, town houses, and condos)out of the approximate 6,000 properties active in the Brevard MLS system.

A short sale is a situation where the selling price for the property will be less than the mortgage owed and therefore requires lender/lien holder approval of any offer a seller accepts. REO refers to bank owned properties.

There is a difference in purchasing these types: short sales take a long time; REOs can be purchased more quickly. [Both are usually "as is" purchases.}

Short sales require a different strategy...You start the process like any other sale and then you stop the domino from falling while you wait!

Of the properties selling in September 2009 how many were short sales?

There were 637 sales of
town houses, condos and single family homes in Brevard County during September 2009. Only 70 of these were listed as short sales and another 140 were bank owned/REO properties.

Thus, about one third of the sales in September 2009 were distressed properties with most of this activity appearing to be in the southern Brevard County city of Palm Bay and the surrounding area where more than 125 selling properties were either short sale or REO properties.

The above numbers were obtained from the Brevard MLS system and are only as reliable as the data input by real estate agents and their offices.

If you are interested in Brevard County short sales, please feel free to contact me at 321-693-3850 or email agent@moving2brevard.com.


Please read my blog Florida Homes for Sale.

An Inequality: List Price Does Not Equal Market Value

This is not really a math class, really.

A couple of definitions first.....


Market Value = What the Brevard County Property Appraiser Office establishes.
List Price
= What the Seller establishes after consultation (?) with their real estate agen
t

For example, I just saw a new listing for more than $300,000. Sure it is in Viera, Florida but according to the Brevard County Property Appraiser the market value is slightly more than $250,000.

I do not know the "secret formula" used by the taxing authorities when they derive these market values for tax purposes.


I do understand a comparative market analysis will provide a pretty darn good estimation of value.


When buying your new home make sure you check the tax records for assessments. Many times there are sometimes surprises when you buy a new home...don't let this be one!

Of course your Brevard County real estate agent will provide you with some realistic comparative properties. Useful, valid information is key to making any decision.

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

Monday, October 05, 2009

The September Song...a Real Estate Swan Song?


"Oh it 's a long long while from May to December" goes the "September Song"
as sung by Willie Nelson. (I just read the 76 year old has a new CD being released soon.)


OK, I am not sure where this song comes into a Brevard County Florida real
estate agent's blog.

Oh I remember... a comparison of the Brevard County Florida real estate market for the months of September 2007 through Septe
mber 2009.

What does it show?

The volume of single family homes sold over the past three Septembers has risen while prices have fallen. Interestingly the number of days on the market have stayed the same. Take a look at the table below.


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!

By the way, the photo above has absolutely nothing to do with this topic. It was taken behind the condos at Heritage Isle, Viera's premier 55+ community.

Sunday, October 04, 2009

Tell me it just isn't so....


Tell me it just isn't so....

Sometimes we wake up to a new reality. The truth is reality has not changed, only our perception.

I remember a long long time ago when I believed wrestling was the real deal. Had I known than it was just entertainment and my family was the only family who thought it was serious!!

While out for my early morning walk with my sidekick, Diesel the Boston
Terrier, I was pondering how some of the homes in my area
were bought several years ago for a lot more money than they are worth today.

I am not a building contractor but I would guess new construction could be built for a lot less than folks paid for these twenty something year old structures!


Some thought they were buying an investment. Some who were taking
out all these HELOCs (home equity line of credit) thought they were using their investment wisely.


Now, reality has set in...


A house should not be viewed as just another (or primary in some cases)
investment. A house should not be used as a bank where you borrow unwisely against your home.

The reality is the market is now providing opportunities for buyers - especially first time buyers who can receive up to $8,000 tax credits.

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!

Read my blog Florida Homes for Sale.

Saturday, October 03, 2009

Finding a Real Estate Agent in Brevard County, Florida

Who knows more about the Brevard County Florida housing market than a knowledgeable real estate agent?

There are hundreds of real estate agents in Brevard County, Florida (In reality, thousands!).

So, how do you find the right one?

I suggest using the Internet. First, do a Google search for let's say "Realtor Viera." I will not tell you what you will find, do the search.

Secondly, do a Google search for "moving to Brevard." Again, I will not tell you the results.

Next, do a search for "Century 21 Viera." Try a search for "Heritage Isle Viera." What about "55+ Communities Viera" or "Buyers Agent Viera?"

Someone who shows up on the search results first page is doing something right. You want a Brevard County real estate agent who differentiates himself from all the others.

Realtors are not like flamingos..all looking the same!


Think about it. Over 80% of home buyers find their real estate agent or their future purchase on the Internet.

This is the first step in finding a real estate agent in Brevard County, Florida.

Of course choosing the right one means setting an appointment to meet and then deciding if the match will work.

I am Gary Waters, Realtor Century 21 Baytree Realty. You found me on the Internet. Now, let's see if we can work together!

If I can get your attention on the Internet I can get a buyer for your house's attention as well! Finding a real estate agent in Brevard County, Florida is really not that hard!

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!

Phillips Landing, Rockledge Florida Market Activity September 2009

Phillips Landing, located near Viera in Rockledge, Florida, is a deed restricted development with community pool, lakes, playgrounds and more for its residents.

Ideally situated near excellent schools, sports and medical facilities, shopping, the areas only ice rink (hockey anyone?), 20 minutes to the beaches, 45 minutes to Orlando.... Did I say ideally situated?

So, what is the market like in Phillips Landing?

Currently there are seven single family homes listed for sale. Prices range from $155,9000 (3 bedroom 2 bath, short sale) to a high of $229,900 ( a 4 bedroom three bath) single family home. The median list price is around $190,000 so the prices are very attractive!

Last month (September 2009) there was only one property that closed... a short sale for $139,000!

There are eight properties under contract at this time BUT SEVEN OF THESE ARE SHORT SALES! The decision making process on short sales can take up to six months so who knows if these will close! There is also new construction available as well!

For more information on the Brevard County real estate market read my blogs Florida Homes for Sale and Observations of a Viera Florida Realtor.

Visit my web site http://www.moving2brevard.com/ 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, a golf course community or water front, give me a call!


Grand Isle - Viera Florida 55+ Living

Grand Isle is one of Brevard County Florida's most desirable 55+ communities. This gated community, located off Viera Blvd, is ideally situated near major transportation routes, convenient to the beaches, several golf courses, shopping, restaurants and medical facilities.

If a 55+ lifestyle with clubhouse, pool and plenty of activity is in your plans, take a look at Grand Isle.

Currently there are six single family homes listed for sale within the gates of Grand Isle.
Prices range from a low of $160,000 (2 bedroom 2 bath) to a high of $319,000 ( a 4 bedroom three bath).

During September 2009 there were three properties that sold in Grand Isle. The lowest selling price was $186,500 and the highest price was $232,500. The median selling price was $219,000.

Also, another two properties listed in the lower $200,000 range went under contract as well during September.

Although the development is not as large as the "other 55+ community in Viera" - Heritage Isle, Grand Isle offers clubhouse, pool, tennis and many of the same amenities.

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!

Friday, October 02, 2009

Heritage Isle - Condo living in Brevard County's Premier 55+ Community

Heritage Isle, located in the planned unit of Viera, offers some of the finest 55+ living one will find in central Florida.

Heritage Isle provides its residents with several options for gated, maintenance free living - single family detached homes (up to more than 3,000 square feet), villa style (patio) homes and the very popular condos, Terrace at Heritage Isle.

You are invited to read my recent postings regarding Brevard County market activity through September 2009 and a report on Heritage Isle Market Activity for September 2009.

At this time there are 12 condos for sale in the Terraces at Heritage Isle. Prices range from a low of $129,900 to a high of $163,000 with a median price of about $140,000.

All the condos are two bedroom and two bath however square footage varies from 1,194 to just over 1,400. Of course, some boast more desirable water views and differing levels of upgrades so the price variation is real!

For information of 55+ living at Heritage Isle, call me!

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!

Chelsea Park Rockledge Florida - Room to Roam...

Sometimes you just want a little room to roam...to stretch your legs....for a little privacy. Chelsea Park subdivision offers that and more!

I started to put together this report on September 2009 market activity in Chelsea Park and something stood out from some of the other nearby developments - the lot size!

Many subdivisions in nearby Viera have .12-.15 acres lots...small. In Chelsea Park you will find at least .20 acres and more! That may not sound like a lot (pun intended) but it is much different than the zero lot line neighborhoods!

Now to my original content - market activity in Chelsea Park.

As of October 1, 2009 there are six single family homes listed for sale in Chelsea Park. Prices range from a short sale at $177,500 to a high of $299,000. The median price lies somewhere around $210,000.

In September there were three single family properties that went to closing (sold). The prices were $164,900; $170,000 and $227,690. Four other properties ( 3 of these short sales) went under contract as well in September. Prices are very attractive at this time.

If you are a buyer the time is running out to take advantage of the First Time Home Buyer Tax Credit....60 days left!

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!

Heritage Isle in Viera, Florida

Heritage Isle is one of my favorite 55+ communities in Viera.

Besides its superb location, the structured activities found in a 55+ community like Heritage Isle in Viera Florida offer lots of what my clients are looking for!

At Heritage Isle you will find poker roo
ms, a fitness center with trainers available, a nearby golf course (Duran Golf Club), a huge heated pool, planned activities, dinners, nearby shopping and more!

Pl
us the 21,000 square foot clubhouse, concierge services, tennis courts and more offer a very active lifestyle at Heritage Isle at some very attractive prices! Heritage Isle boasts single family homes (some very large), re-sales and new construction, condos, duplex/villas - whatever your heart desires!

As of today (October 1, 2009) there are 26 single family homes for sale. Prices run the entire spectrum with 6 under $170,000 and five properties listed above $300,000! Most of the homes in Heritage Isle seem to be in the lower $200,000 range.

In September 2009 there were 3 single family homes that sold (resales - new construction not included). There are another six properties under contract awaiting closing.

For information on 55+ communities in Brevard County, Florida, please contact me at 321-693-3850 or email agent@moving2brevard.com. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.




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