The Minimalist Approach to Selling Your Brevard County, Florida House or Condo

Minimal Effort, Minimal Response

It is just common sense - minimal effort usually yields minimal results!  How many students have heard those words or something similar from parents and teachers?  Success in golf, track or academics is only achieved through persistent effort.

The same goes for selling your house or condo. It takes effort to achieve the desired response.  Effort in

• preparation, 
• pricing, 
• accommodating showing requests,
• repairs if needed (do before listing your house!)

Cutting corners to minimize the expense or time necessary to repair and market a house will result in minimal response.

Sure you may receive a high level of interest initially (curiosity?).  But once the "golden period" has lost its luster, then your house becomes "another comp." 

In order to successfully sell your Brevard County, Florida house or condo, put the effort into the process early!

Gary L. Waters, PLLC, Realtor®, Century 21 Baytree Realty, Rockledge, Florida, working for buyers and sellers in Brevard County, Florida - email me or call (321.693.3850) if I can sell your Viera, Florida house!

Houses are Like People...Take Care of Them and They Don't Show their Age...

I went on a listing appointment this morning in Rockledge, Florida.  The house was almost twenty years old.  In preparation for the appointment I did my research based on my experience for 1990-1992 built houses.

And I was wrong....

This house, in an excellent location, had a one year old roof, a new water heater, an air conditioner system less than two years old...immaculate paint, superb presentation.  It was clean, tastefully decorated.  It had a new deck out back. It had newer appliances.

It was so nice...

And it was in better shape than some of the newer construction I have seen in the Viera Florida area!

The key in marketing a property like this is to let the buyer know...it is as good or even better than new

It is a challenge at times to price an older home for the condition it is in...when buyers like to look at the age as an indicator of condition.  It is a shame we treat houses like this...and a greater shame when we extend the same treatment to people!

If you are considering selling your Rockledge, Florida, home, call me directly at 321-693-3850 or email me  to discuss how I can work for you.  I may not be slick but I am effective!

Gary L. Waters PLLC, 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.

Selling Your Viera Florida House: Listen to your house.

If your Viera Florida house is for sale and has been on the market more than a few weeks, it may be trying to tell you something.  Maybe it is time to listen to your house. 

What is your Viera house saying to you?

If you have had  no showings it is probably saying "Cooperate, make it easier to show and lower my price, will you?"

If you have had some showings but no serious second lookers, it probably is saying "I am a bit overpriced."  Or perhaps it could be saying "I need some attention. Maybe some new clothes (paint) and a haircut (lawn)."

If you have offers but no deals yet it is probably saying we are almost there...a little primping and maybe a tiny price reduction.

Your real estate agent is probably seeking feedback from your showings.  If they are lucky to get a response from a quarter of those seeing your house, that is good.  If they are getting any useful feedback....well that is rare.

The best feedback you will get on your house for sale in Viera, Florida...is to listen to what your house is really saying to you!

Buyers and Sellers: Successful Real Estate Transactions Require Advance Planning

Very rarely in life do you just step into something…let me rephrase that…something good!

Whether buying or selling a house in Brevard County, Florida, one must know where they want to end up when all is done.  Realizing in advance there is a limit as to how much money your house is worth is a start.

Knowing what you must do to prepare your house to attract the buyer who will pay you the most money is vital.

Every successful real estate transaction, as a buyer or seller, requires the kind of advance planning a good real estate professional brings to the table.

Whether buying or selling a house in Viera, Suntree or Rockledge, Florida, remember...

  getting a good deal is better than losing a great deal!

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

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

Don’t Raise the Real Estate Commission, Lower the Price!

As a real estate agent in Brevard County, Florida, I do not look at what the commission offered on a property is when working with my clients.

I look for the property that meets the client’s needs (space, rooms, location, age, budget, etc).

While reviewing properties today in Viera I read a note in the agent comments that the commission had been revised.  I do not know what precipitated the change however it was pointed out.

If a property has been on the market for several months with no buyer prospects – look at the price!

As a seller you will most likely catch a buyer sooner with a better price than through the commission!

Another flawed strategy is offering a bonus for a full price offer within XXX days.  

Again, as a seller, you will most likely catch a buyer sooner with a better price!

The key points to selling your Viera, Florida house:

• presentation 
• pricing

Gary L. Waters PLLC, Florida licensed real estate agent/Realtor®, Century 21 Baytree Realty, Rockledge, Florida.

Brevard County Housing Market: Some Viera Florida Sellers and Real Estate Agents Overly Optimistic

Overly optimistic has been a trend lately - by real estate practitioners as well as sellers - even in the Viera Florida area.

The average days on the market is a measurement used to describe market activity.  But it is the average.

In Viera, Florida there are 84 single family houses that were listed between January 1 and April 30, 2010, which are still active on the market. The average days on the market is around 110 days - give or take a few days.  These have all been on the market much longer!

Even worse, there are 57 active listings that were placed on the market in 2009! There are 30% of the active listings in Viera and Suntree (Melbourne, Florida) that were listed before May 1, 2010.

How much has the value of these properties decreased while they sat....waiting?

When selling your house, be it in Viera, Suntree, or Rockledge, Florida, pricing is critical.  In a declining market, competitive pricing is key!

Call me to help you sell your Viera, Suntree or Rockledge, Florida house!   Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

There is no trying to sell your Viera house…

Either you do, or you do not.  There are some great hobbies out there – especially in the Viera Florida area.  Like golf at Duran Golf Club, biking, swimming, playing tennis, attending professional sporting events, going to the beach…you name it. 

Selling your Viera house should not become a hobby that consumes all your time!

Sure it takes time to sell your Viera, Florida house but it should not be all YOUR time.  That is exactly the reason you hire a Viera real estate agent to work with you.


The greatest demand on a seller's time should be preparation for selling.  After the initial placement of the listing, a seller should maintain the already prepared property. 

Showings could be an inconvenience at times but probably will not be an issue if you are out playing golf or going to the beach.

You certainly do not want to sell as a FSBO (For Sale By Owner) and spend your weekends holding open houses, letting strangers in your house, and answering phone calls.  - especially if you spend your week working!

When you are ready to sell your Viera, Florida house, call me at 321-693-3850.  Lets talk about the work I will do to sell your house while you are on the golf course!

Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, serving real estate buyers and sellers in Viera and Melbourne, Florida.

My Very Special But Overpriced House in Viera is not Selling...Why?

When a real estate listing becomes stagnant - no buyer prospects even calling - sellers gets discouraged and fingers start pointing.

Affixing blame for an overpriced house is often not very easy sometimes.  It could be the listing real estate agent has failed to advise the seller correctly.

Or, perhaps....

• There are times when a seller will "give" their listing to the real estate agent who says the list price should be the highest.
• There are times when the listing agent is out of their local area and just guesses what the list price should be! 
• There are times when the seller "just knows" the value of their house. 
• There are times when a real estate agent accepts the overpriced listing because they know they will get buyer calls from having the sign out front! [By the way, this is flawed thinking!] 

Sellers NEED to understand the market sets the price not the seller. Sellers NEED to understand that all the open houses in the world will not sell an overpriced property.  Sellers NEED to understand the longer a property stays "on the market" the less appeal it has to buyers (what's wrong with is house?)

Real estate agents NEED to understand the market sets the price.  Real estate agents NEED to understand that an open house every weekend will not sell an overpriced house.  Real estate agents NEED to understand that the longer a property is on the market the less appeal it will have to buyer's agents and thus their clients.

When the real estate agent and the seller understand the local real estate market they can work together and sell.  Until then, they will just chase the market as it continues to go down!

For help in selling your house or condo in Viera, Florida, call me at 321-693-3850 or email me, Gary L. Waters PLLC, Century 21 Baytree Realty, Rockledge, Florida.

Indigo Crossing subdivision in Viera – Short Sales Dominate Market in September 2010

Indigo Crossing in Viera, Florida has become an exclusive short sale market!  Since June 1st, 2010, there have been three sales in Indigo Crossing recorded in the Brevard MLS system – all short sales.

Recent short sales in Indigo Crossing  include three similar houses (1,911 sq ft 4 bedroom 2 bath and a 2 car garage) :

• 5249 Duskywing Dr - $138,000
• 6096 Indigo Crossing Dr – 155,000
• 5838 Duskywing Dr - $162,000

As of today there are four short sale listings under contract and another three active short sale listings. [There are no other listings in Indigo Crossing at this time.]

With all active listings (all 1,911 sq ft) priced between $155,000 and $179,000, and recent sales prices as indicated above, it is not difficult to know the real price of a house in Indigo Crossing!

If you are considering selling your Indigo Crossing house, listing much above these prices will likely prove futile!

If you are considering selling your Viera house or condo, give me a call to discuss how we can work together!  I can be reached directly at 321-693-3850 or by email.

Gary L. Waters PLLC, 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.

Pre-Listing Home Inspections may prevent post-contract blues....

Home buyers almost always have an inspection done before proceeding with a closing.  Even if a house is sold as a short sale or a foreclosure, buyers should always include an inspection contingency.  I even recommend buyers consider an inspection for new construction.

Sellers do not like surprises - like having a buyer walk as the result of a "bad" inspection.  There will be things that show up on inspections that are minor or mostly informational.  There may be things that show up that are major problems.

Buyers do not like surprises.  As a seller, have an inspection done prior to your listing.  If there are issues, fix them or address them in your seller's disclosure.  An attitude of openness will make buyer prospects feel better about your property.

As a seller do not ever fail to disclose anything about your house.  

Selling your house is a stressful time, especially if you are relocating for work, dealing with a change in financial circumstances or possibly a death in the family.  Minimize that stress by hiring a good real estate agent and follow their advice for preparing your house for sale!

In Brevard County, Florida, call me at 321-693-3850 to discuss how I can help you with selling your house or condo.  If you prefer, email me.

For a free market analysis, email me.

Gary L. Waters PLLC, Realtor®, Century 21 Baytree Realty, Rockledge, Florida, working with buyers and sellers in Brevard County's most popular neighborhoods - Viera and Suntree.

Home Remodel for Pleasure, Profit or What?

Over the past several weeks I have shown quiet a few house that have been remodeled and/or updated.  Perhaps it is the age of these houses, mostly located in the Pineda Causeway and Lake Washington areas of Melbourne, Florida, that resulted in so many receiving recent updates.  Most of these homes were built in the mid to late 1990s and were "due" for updating.  Perhaps it was they were just being updated to place on the market.

Regardless of reason for the recent updates, in the course of these showings I saw some that were...

• Poorly done remodels where you could tell the owner was a hobbyist, not a craftsman! 
• Over improvement remodels where the "top of the line," commercial grade  products were used at excessive expense. 
• Remodels that were from the “scratch and dent” department at Appliance Direct or Lowe's Home Improvement. 

My main question is what was the purpose of these remodels?  Were they just for the owner's pleasure, or necessity or re-sale?  Ultimately re-sale, although not the primary consideration, should be a factor.  Which home improvements or remodels payoff?

Regardless of purpose, a job done correctly, with the appropriate permits, is the safest route!

Gary L. Waters PLLC, 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.

Ravencliffe in Viera Florida - Foreclosures and Short Sales are Selling But What about the Rest?

Ravencliffe, an exclusive gated community in Viera (Melbourne, Florida, offers home owners custom built homes at affordable prices.  But, the only properties selling are the bank owned and short sales!

In August there were only two closings in Ravencliffe…one short sale and one foreclosure. One 2,315 sq ft sold (4 BR 2.5 bath with pool) sold for $290,000!  The other property, bank owned, was 2,415 sq ft 4 BR 3 bath) sold for $255,000. There is one other property under contract awaiting closing which is also a foreclosure! 

There are eight active listings in Ravencliffe in Viera  priced from $339,900 to $579,900.  None of these properties is considered distressed (no short sales or foreclosures).

Sellers of houses in Ravencliffe must ask themselves what impact these recently sold distressed properties will have on their ability to sell at the current prices. 

By the way, five of the eight active listings in Ravencliffe are priced under $4000,000 so the prices are still very attractive!

In Ravencliffe, as well as any other neighborhood, the market (buyer) sets the selling price. It is up to the seller to decide if the market price is worth selling.

For information on homes for sale in Ravencliffe in Viera (west of I-95), cal me directly at 321-693-3850 or email me.

Gary L. Waters PLLC, 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.

How Would a First Grader Sell Your Viera House or Condo?

Selling your Viera house is not as complicated as you think. My nephew Aaron (or as I like to call him “double A Ron”) called me the other afternoon to tell me there was another hurricane in the Atlantic (Igor).

Aaron apparently watches the Weather Channel when there are storms. I asked him if he likes the Weather Channel.

His response was no, but “I have to watch it.”

Selling your house in Viera requires the same thing ....watching.

Watch the housing market in your neighborhood. Watch what properties are on the market, which ones have sold.  Watch for any price reductions.

Just like Aaron - you have to know what is going on. 

The nice thing about watching the Viera housing market..., you can hire a really good real estate agent to watch it for you and provide the guidance to get your house or condo sold!

If you are considering selling your Viera or Suntree house or condo, call me at 321-693-3850 and lets discuss how I can market your Viera house!

Gary L. Waters PLLC, 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.

Plantation Point Subdivision in Rockledge, Florida – Large Newer Houses at Not-so-Large Prices!

When August 2010 began there were 5 houses for sale in Rockledge, Florida's Plantation Point subdivision.  As of today there are 7 active listings in Plantation Point with two being placed on the market in the past two weeks.

The two latest properties to join the active market in Plantation Point are both short sales.

Active listings range in price from $194,000 ( a 4/3 with 2184 sq ft) to $299,900 (almost 3,700 sq ft 4/2.5). These 2004/2005 built homes offer buyers lots of options including some with pools, some with 3 car garages, and more.

Check out a 12 month market summary of the Plantation Point real estate market I posted in August 2010. It will provide a good understanding of the Plantation Point subdivision market and where it is headed. 

For information on homes for sale in Plantation Point subdivision in Rockledge, call me directly at 321-693-3850 or email me.

Gary L Waters PLLC-Realtor Viera SuntreeRockledge Brevard County FL

Negotiating to buy that Viera Florida house…The Nuts and Bolts

Negotiating a purchase can sometimes be viewed as if flying into a hurricane.  It could be bumpy for a while so it is best entered with a strategy in mind.

There are lots of strategies employed when negotiating a purchase be it a house, a car or at a garage sale!

It could be the old "this is it" strategy of advising the seller's agent that this is all you are going to pay.  If a buyer plays the "this is it" card, there isn't much room to come back later.

It could be the "low ball and negotiate later" strategy.  This is a flawed strategy because sometimes the seller will be so offended they will never sell to you regardless of price!

There is the old "box it and split" strategy where the buyer offers a certain price expecting the seller to split the difference and meet in the middle.

My recommendations are simple and are largely dependent on the buyer's needs, time line and resources.

• Determine, if possible, the seller's motivation and how long the house has been on the market.
• Offer a price that will not offend but get the conversation started.
• Expect the seller to give a little but not "give in" completely. 
• Know what you are willing to pay if necessary. 
• Be willing to walk away if necessary.

Key point:  In real estate negotiations in Florida a counter offer kills the original offer.  A counter offer is a new offer.  When the buyer rejects the counter offer, the seller can not go back to the original offer, accept it and require the buyer to honor it.

Not all negotiations will be successful. Even if a man says he is willing to negotiate, such may not be the case. It has been said that “The man who says he is willing to meet you halfway is usually a poor judge of distance.”   So don't expect anything until it is presented in writing!

Gary L. Waters PLLC, 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.

Open Houses and Home Showings – A Sellers Most Vulnerable Time

Many sellers want their real estate agents to conduct open houses.  Many for sale by owner sellers hold open houses as well.  When  you conduct an open house you really don't know most of the strangers who enter your house or condo (unless it is one of your nosy neighbors!).

When you place your house on the market you really never know who will be visiting your house.  If they have a real estate agent there is a greater chance that someone knows who they are!

So what can a seller do?  This is not an all inclusive list but hopefully it will help you if your home is on the market.

• Put away valuables. Small cameras, I-pads, I-pods, laptops or net books, money.
• Put away or remove personal documents.  This includes bank and credit card statements, passports, birth certificates, etc. Think identity theft! Think identity theft! 
• Put away or lock up firearms. There may be small children or theft!
• Put away those medications (and alcohol!).  
• Take the pets out for a walk.
• Remove trip hazards. You don't need to be sued!
  
• Never let strangers in your house - even if it is a real estate agent if the office has not notified you of a showing. 

Minimize your exposure and  increase your safety…selling for a loss is one thing but these other losses can be more painful!


Gary L. Waters PLLC, 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.

You Could Have Closed a Year Ago - But

While reviewing listings in a local community today I noticed a listing for a property my buyers had an offer on a year ago.

But, like many real estate deals, the mortgage folks had some issues and by the time for closing date arrived the seller had walked away instead of waiting a couple of more weeks.


In a buyer’s market, buyers have a position of strength when negotiating.  Please note I said of strength - not dictatorial!  Sellers still  must understand they are not in the drivers seat – until the next market shift.

  Real estate transactions are stressful for all parties…respect and patience helps all!

Considering selling your Viera or Rockledge house or condo? See how I can help you…email me or call 321-693-3850.

Gary L. Waters, PLLC, Century 21 Baytree Realty, Rockledge, serving buyers and sellers in central Brevard County, Florida.

Viera, Florida Sellers - Don't Lose a buyer over $100!

Pricing your Viera, Florida house or condo to sell is critical in this buyers market. So this will be short and sweet…. 

When shopping for a house or condo for sale in Brevard County, Florida  most buyers search in price increments.  For example, $200,000 to $225,000 or $225,000 to $250,000. 

Now lets pretend you place your Viera, Florida house for sale at $249,900.  You will show in the search for $225,000-$250,000 buyers but not in the $250,000-$275,000 buyers.  If you priced it at $250,000, then you would show up in both searches.

Makes sense, right? Don't lose a prospective buyer over a hundred dollars!

Selling your Viera, Suntree or Rockledge, Florida house? I would welcome a chance to discuss how I (and my Associates at Century 21 Baytree Realty) can work for you!

Gary L. Waters PLLC, Realtor®, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850 or email.

Why Would Anyone Buy a Condo in The Ventura at Turtle Creek in Rockledge, Florida?

The last recorded sale in The Ventura at Turtle Creek condo complex in Rockledge, Florida was May 24, 2010, according the Brevard County MLS system.

It was a 3 bedroom 2 bath ground floor unit (4 floors in buildings) that sold in 50 days for $109,000.  Seems pretty reasonable for a 1,391 sq ft condo in a gated community with pool, fitness center and club house - especially for a concrete construction (built in 2006)!

So, why has no one purchased in The Ventura at Turtle Creek complex in almost four months?

• Can’t be the price. Five on the market for $108,900 to $136,950!
• Can’t be because they are all short sales as none are short sales of foreclosures!
• Can’t be the location as it is next door to Turtle Creek Golf Course, near shopping, medical facilities, major transportation routes, etc.
• Can’t be the amenities are substandard because they are all top notch from the pool to the exercise equipment!
• Can’t be you must have a unit with a garage or car port because every units has one or the other!

Perhaps it is because you have not heard of The Ventura at Turtle Creek….now you have!

If you are interested in a Rockledge or Viera area condo, check out The Ventura at Turtle Creek. gated community, next to the almost world famous Turtle Creek Golf Course (OK, not that famous!).  The club house and pool are top of the line. The buildings are 4 story however each building has two elevators!

And if you are an owner looking to sell your Ventura at Turtle Creek condo, call me!  Call me at 321-693-3850 or email me.

Gary L. Waters, PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge - next door to the Turtle Creek Golf Course.

Restrictive Access Should Not Be a Barrier to Selling Your Viera House!

Selling your house, be it located in Viera, Florida (Melbourne, FL) or Ontario, Canada, requires buyer prospects having access.  Early on in the market process sellers need to discuss access guidelines with their real estate agent.

Although circumstances may require some variation (work at night) sellers should expect showings to follow a pretty normal pattern.  If your home is an executive home (like Summer Lakes in Viera) with prospective buyers coming from the professional occupations (physician, attorney, etc), then your chances of having a showings on weekdays is very likely.

If your target buyer is someone who works during the days, then expect late afternoon or more likely weekend showings.  If your buyer pool includes retirees and second home buyers, your buyer prospects may call at any time!  If your buyer pool includes young families, expect Saturdays and Sundays!

Key point:  Restrictive access should not be a barrier to selling your house or condo.

I recommend a "home showing" - whenever possible and reasonable" policy.  If a buyer can't see it, you can't sell it!  Avoid 24 hour notice requirements as well as "agent must be present" restrictions.

Buyers, on the other hand, must be considerate.  The expectation they can drop by unannounced or on 10 minute notice is completely out of line and disrespectful of a seller.

Selling a house in Viera in this market means you have lots of competition.  Don't let the inability to be viewed be a barrier to selling your Viera house.

For assistance in selling your Viera, Suntree or Rockledge, Florida house or condo, call me directly at 321-693-3850 or email me, Gary L. Waters, PLLC, Realtor®, Century 21 Baytree Realty, Rockledge.

The Real Estate Deal: Critical Components

There has been much written about "how to" do everything when it comes to information on how to buy a house, find a real estate agent or finance a new house.  Before making the leap into the real estate market it is important buyers and sellers be aware of these two oft forgotten real estate principles.

1. R-E-S-P-E-C-T:  A little for respect for the other party. Life as a buyer or seller is stressful. Change is stressful. In the words of Carrie Latet, “Is everything as urgent as your stress would imply?”
2. P-A-T-I-E-N-C-E:  A little patience goes a long way. Some folks pray on big decisions. Some seek counsel.  Some are analytical.  Buying or selling a house can be the most important decision one makes (after choosing a spouse)…so a day or two will not hurt.

Your real estate agent can make the process as stress free as possible but remember you can contribute to the process by showing all a little respect and patience!

Gary L. Waters, PLLC, Realtor Century 21 Baytree Realty, Rockledge, Florida, working with sellers and buyers in Viera and Rockledge, Florida.

Essential Knowledge Required to Sell Your Viera or Suntree Florida House

Deciding to sell your Viera or Suntree (Melbourne, Florida) house or condo is a major decision in this buyer's market.  There are reasons to sell now and reasons to delay.

As a prospective seller you should consider such issues as…

• If you have a mortgage, what is the payoff?
• If you are upside down, how much cash will you have to bring to the closing table?
• Is your situation one that requires a short sale?
• What is your time frame?
• Why are you selling? This is critical. I wrote about it several years ago its not your Realtor's job to...
• Will you sell it yourself (FSBO) or hire a real estate agent? The decision to go it alone or hire a real estate agent is critical.

Your real estate agent should be local.  The geographical layout of Brevard County, Florida makes it difficult for a real estate agent to be a Palm Bay and Titusville local expert.  As for me, I concentrate on central Brevard County including Viera, Suntree, Rockledge, Merritt Island, Cocoa and the Pineda area.  [I refer to other agents if I am not comfortable with a client's area.]

Your local real estate agent should be able to:

• Tell you "the marketable price" [not the selling price] of your house or condo?
• Tell you what is happening in your neighborhood such as short sales, foreclosures,etc.
• Know how many houses or condos are on the market in your neighborhood.
• Know who your most likely buyer is and have a plan to market to that buyer pool.
• Tell you if your house “qualifies” for an open house. [Some properties and/or locations are just not open house material.]
• Make recommendations for preparing your house for marketing.

Selling your Viera house? Call me to discuss how I will market your property and get it sold! 

Gary L. Waters, PLLC, Realtor, Century 21 Baytree Realty, Rockledge, FLorda, 321-693-3850 or email me.

Ashwood Lakes and Ventana Subdivisions in Rockledge Florida – What’s For Sale?

Ashwood Lakes subdivision and its neighbor Ventana are centrally located in the Brevard County, Florida community of Rockledge. With easy access to both Interstate 95 and US 1, these developments provide commuters with easy drives to any place in Brevard County as well as to the beaches (20 minutes) and Orlando (40 minutes).

With excellent shopping, great schools, restaurants and several golf courses nearby, these Rockledge Florida developments provide buyers attractive opportunities for purchasing a home near Viera - central Brevard's popular planned unit development. Ashwood Lakes and Ventana provide residents with a community pool, basketball court, and tennis courts which are shared.

As of today there are 14 active listings – 7 in each development.  There are three short sales in Ashwood Lakes and one in Ventana.  Additionally there is one foreclosure listing in Ashwood Lakes.

Prices in Ashwood Lakes are in the $139,000 to $159,000 range with one listing over $200K while Ventana homes are priced a bit higher in the $229,000 to $290,000 range.  What is the difference? Ventana seems to offer more green space and less zero lot line properties.

For specific information on homes for sale in Ventana and Ashwood Lakes, please drop me an email or give me a call at 321-693-3850.  And to sell you house in Ventana or Ashwood Lakes, give me a call!

And remember…real estate transactions are stressful for all parties…respect and patience helps all!

Gary L. Waters, PLLC, Century 21 Baytree Realty, Rockledge, serving buyers and sellers in central Brevard County, Florida.

Chelsea Park in Rockledge Florida – Homes for Sale September 2010

Chelsea Park subdivision in Rockledge Florida is known for a couple of things – large, non-zero lot line parcels and larger houses.

With its superb location near US 1 and I-95, Chelsea Park offers commuters easy access to both major routes in Brevard County, Florida.  Homes in Chelsea Park were built between 1996 and 2010 with most of the resale houses on the market being constructed 1999 through 2004.

With 11 single family houses for sale in Chelsea Park, home buyers have lots of choice. The smallest of these houses, 1,850 sq ft under air, is not the lowest priced house on the market.  That belongs to a 2,131 sq ft short sale listed at $159,900. 

There are three short sale listings in Chelsea Park as well as one foreclosure/bank owned property. 

List prices in Chelsea Park range from $159,900 to a high of $290,000 with most homes being under $230,000.

For information on Chelsea Park Homes for Sale call me at 321-693-3850 or email me or ifyou are considering selling your Chelsea Park house, call me. My office just down the street!

Gary L. Waters PLLC, Century 21 Baytree Realty, Rockledge, Florida, next door to Turtle Creek Golf Course.

Grand Isle Viera Florida - House for Rent in Exclusive 55+ Neighborhood

Grand Isle in Viera Florida is one of Brevard County's premier gated 55+ communities.  Just listed today is a 3 bedroom 2 bath 2 car garage single family house at 1602 Keys Gate Drive.

Grand Isle provides residents exceptional recreational opportunities with its club house, pool, hot tub/spa, tennis courts, shuffleboard and more! And don't worry about the lawn - its taken care of!

Available for $1500 a month (12 month lease only), this house features a separate living room/dining room combo as well as a great room open to the kitchen. The master bedroom suite offers a sitting area, huge walk in closet, as well as a master bath featuring jetted tub, walk in shower and double vanity!

The sliding glass doors open to a lanai that is tinted, shady, cool and inviting!

To see this listing (or any homes for sale in Grand Isle in Viera Florida), call me directly at 321-693-3850 or email me,  Gary L. Waters PLLC, Realtor, Century 21 Baytree Realty, Rockledge, Florida.

Heritage Isle in Viera - Condos For Sale in 55+ community in Brevard County Florida

Heritage Isle, the exclusive 55+ gated community in Viera (Melbourne, Florida) offers several choices of residential properties.

Although most residents seem to prefer the single family detached houses in Heritage Isle there are some who like the patio style and duplex style houses.

And still others prefer the waterfront condo lifestyle offered at the Terraces at Heritage Isle. 

The four four-story condo buildings offer 2 bedroom condos with 2 bath with sq ft varying from 1,194 to 1,432 depending on location (corner, etc). 

The price range for listed condos at Heritage Isle is basically $125,000 to $139,900 with eight units currently listed  in that range except for the single unit priced at $160,000 [high???] 

If you are considering purchasing a condo at Heritage Isle the main task at hand is find the right unit and negotiate (I will do that for you!). 

There was a single unit that closed in August 2010 for $129,900.

For information on condos for sale in Heritage Isle, please call me directly at 321-693-3850 or by email if you prefer.  

If you are considering selling or leasing your Heritage Isle condo or house, call me to discuss how I can work with you - Gary L. Waters PLLC, Realtor, Century 21 Baytree Realty, Rockledge, Florida.

Sonoma in Viera Florida – Short Sales Dominate Market in Brevard County Florida

August 2010 sales data for the gated community of Sonoma in Viera (Melbourne, Florida) reveals Sonoma in Viera has more short sales than regular listings.

As of today there are 12 active listings in the Sonoma development with seven being short sales.  

Listing prices in the Sonoma neighborhood vary greatly from $179,900 to $459,000.  These prices are reflective of the variety of single family homes in Sonoma as well…from 1800 sq ft to more than 3600 sq ft under among the active listings!

Another cause for the variation is likely some of these homes are on streets that back to Interstate 95 although there is a wall.

Most of these houses were built at the end of the real estate run up and a lot of buyers of these 03-06 models paid top dollar up into the 400-600K range.

And now…at or near the bottom there are opportunities in Sonoma as shown by 12 active listings being priced at or below $250,000!

Sonoma offers gated living in a planned unit development offering pools, bike paths, parks, nearby golf, excellent neighborhood schools, a new hospital and more. Call or email me to check out homes for sale in Sonoma and all of Viera Florida!

Gary L. Waters PLLC, 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.

Phillips Landing in Rockledge Florida – No Short Sales but (Still) Lots of Choice for Brevard County Homebuyers

Phillips Landing subdivision in Rockledge, Florida has been a “short sale” market for some time.  In reality, most of Brveard County has been a short sale market for some time!

Located near I-95, Phillips Landing is near excellent schools (like Hans Christian Andersen Elementary), convenient to The Avenues Mall in Viera, "The Ice Rink" and more while providing Brevard County residents a quiet, centrally located community with pool, playgrounds and lake front home sites at attractive prices! 

As of today I see there are no short sales active in Phillips Landing although there are five under contract and awaiting a decision (or closing).

If you are weighing the decision to buy new or a short sale, there are reasons to buy a short sale. 

Only one house closed in August 2010 and that was a new construction.  New construction homes in Phillips Landing are priced competitively with the market although new will almost always be more than the resale with similar characteristics.  Also, buyers, remember, take your real estate agent with you when you visit any model homes.  The sale agent in the builder model represents the seller – not you!

There are nine houses for sale in Phillips Landing as of today. Of these eight were built (or to be built) in 2010.  There is only one REO/foreclosure listed at $134,900.  Sizes of these houses range from almost 1,600 sq ft to over 2,400 sq ft.

For information on houses for sale in Phillips Landing or Rockledge, Florida, call me directly at 32-693-3850 or email me, Gary L. Waters, PLLC, Realtor®, Century 21 Baytree Realty, Rockledge, Florida  just around the corner from Phillips Landing subdivision.

Coming Soon - House for Rent in Viera's Grand Isle 55+ Gated Community

In the next couple of days I will be listing a 3 bedroom 2 bath 2 car garage home in Viera's exclusive Grand Isle, 55+ gated community.  Rental period will be for one year at 1,500 a month.  A nice price for a gated community with lawn service provided, club house, near golfing and more!

If you are moving to Brevard County and a 55+ community is in your future but unsure of which one, why not rent while you shop?

For information on this property as well as rentals in Viera's other 55+ community, Heritage Isle, drop me an email or call 321-693-3850.

Gary L. Waters, Realtor®, Century 21 Baytree Realty, Rockledge, Florida.

Isles of Baytree in Suntree Florida - Homes for Sale and Market Actvity

Isles of Baytree is a maintenance free community located within the gated Baytree Golf Course development in Suntree (Melbourne, Florida).

Most of the Isles of Baytree homes are three or four bedroom units with a two car garage and Mediterranean style tile roofing. The $500 quarterly homeowner association fee covers lawn maintenance, community pool, gated (manned 24 hour) security, etc.

At this time there are six single family homes on the market with the Isle of Baytree and another 20+ within the remainder of Baytree Golf Course.  Among these Isles of Baytree listings there are three short sales and one foreclosure/bank owned property.  Prices range from $199,900 to $244,900. All are either three or four bedroom properties with 2,000 to 2,600 sq ft under air.

The last property to sell in Isles of Baytree was back in May 2010 so if sellers want to sell they must be motivated.  For information on Baytree golf course homes for sale, call me at 321-693-3850 or email me, Gary L. Waters, PLLC, Century 21 Baytree Realty, Rockledge, Florida.

Selling your Baytree home? Call me to discuss how I can work for you!

Grand Isle in Viera Florida - a gated 55+ community offering attractive prices!

As football season kicks off, those looking to purchase a home in one of Brevard County, Florida's 55+ communities, only look as far as Grand Isle in Viera.

Looking back at the August 2010 market activity in Grand Isle in Viera shows..

• 15 active listings
• Prices ranging from $174,000 to $280,000
• One property under contract in August
• Sq ft ranges from 1545 to just over 2,400 sq ft Two listtings that are "short sales."

For information on Grand Isle and Heritage Isle properties for sale in Viera, Florida, call me at 321-693-3850 or email me.

Gary L. Waters, PLLC, Century 21 Baytree Realty, Rockledge, Florida serving buyers and sellers in Brevard County, Florida.

Selling Your House – Be the “Purple Cow”

Author Seth Godin writes in his book Purple Cow: Transform Your Business by Being Remarkable about making yourself stand out (be remarkable).

After all, when it comes to cows, after you have seen a half dozen black and white or even brown cows, they become indistinguishable from the rest of the herd.

The same goes for selling your Brevard County house.  If your house is in Heritage Isle or Grand Isle, two of the premier 55+ communities in Brevard County, they will look very similar although not the same because most were built by the same builder.

With the gated golf course communities such as Baytree Golf Course or Duran Golf Club, many of the homes share similar features - golf course view, pools, large yards, similar age and construction.

There are good ways to make your house the "Purple Cow" and bad ways...

• Good ->  "Staged to sell", clean, easy to show, good curb appeal, fresh paint...you get the idea.
• Bad ->    Dirty, difficult to show (2 hours notice, etc), pet smells, cluttered, highly personalized paints, cluttered rooms, too many personal items that distract prospects...again, you get the idea!

When you get ready to sell your Brevard County, Florida house or condo...think purple!

And call me, Gary L. Waters PLLC, Century 21 Baytree Realty, Rockledge Florida, 321-693-3850 or email.

Heritage Isle Viera Homes for Sale (and Market Report August 2010)

Heritage Isle, one of Viera’s premier 55+ gated communities, offers attractive opportunities for home buyers seeking newer (or new) construction single family houses or condos in Brevard County, Florida.

As September 2010 begins and summer winds down,  there are 39 residential properties on the market looking for new owners!  Of these 39 active listings in Heritage Isle, eight have been on the market for over six months. (Why? Price?)

The price range for the active listings in Heritage Isle run from a low of $119,900 for a 3/2 to $539,000 (overpriced!).

There are 17 listings priced between $180,000 and $240,000 – a very realistic listing range for this community.  Included in the 39 listing are three short sale properties.

Two single family houses closed in August 2010.  Heritage Isle properties are moving which is no surprise with such low interest rates and motivated sellers! 

Sold in August 2010 were:

• 3141 Camberly Circle – a 3/2/3, 2196 sq ft with private pool for $295,000
• 7237 Broderick Drive – a 3/2/2, 2015 sq ft for $187,000

For information on homes (and condos) for sale in Heritage Isle in Viera (Melbourne, Florida), call me directly at 321-693-3850 or email me, Gary L. Waters PLLC, Century 21 Baytree Realty, Rockledge, Florida.

Call me for information on Viera's other 55+ communities including Grand Isle and Indian River Colony Club!

Real Estate Market Activity in Viera, Suntree (Melbourne) and Rockledge, Florida during August 2010

There were 46 residential sales in central Brevard County, Florida’s areas of Suntree, Viera and Rockledge during August 2010.   The final total will probably be a bit higher as end of the month sales continue to be input into the Brevard MLS system.

A quick summary shows..

• Single family Homes sold – 46
• Condos sold – 10
• Town House units sold – 1
• Average Days on Market – 89
• List to Sell Price Ratio – 95%
• Average List Price $215,513
• Average Selling Price - $204,062

For information on Viera and Rockledge, Florida homes for sale, give me a call at 321-693-3850 or email me.

Gary L. Waters PLLC, 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.

Brevard County Florida Real Estate Activity in August 2010

There were 437 single family houses sold in Brevard County, Florida during August 2010 which was slightly down from the 484 sold in July 2010.  [I say slightly as the final tally will probably be closer to the July totals as end of the month sales continue to be documented.]
A quick summary shows..

• Condos sold – 106 (11 shot sales)
• Town House units sold – 29 (8 short sales)
• Average Days on Market – 98
• List to Sell Price Ratio – 94%
• Average List Price $153,156
• Average Selling Price - $144,010

Of the single family units sold 250 had a selling price under $100,000 while 34 sold at a price greater than $300,000.

For information on houses for sale in Brevard County, Florida, give me a call at 321-693-3850 or email me.

Gary L. Waters PLLC, 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.

Buyers must be Sold - Not Told!

In this market buyers need to be sold.   It was 30 months ago that I wrote -

"In a sellers market buyers were plentiful. Now, selling a home in a buyer's market takes know-how and getting that know-how from lots of available books and implementing the process successfully is a lot more challenging."

Those words are as true today as they were in 2008!

Words like "must see," "many upgrades,"and "better than new" sound good.  There are hundreds of descriptive phrases to use when promoting your house or condo.    Also, any Realtor worth their salt will tell you there is much more to marketing a property in today's environment than just creating a pretty brochure, MLS entry, or web log article!

Your property must "show" good (interior and exterior!), be offered at a competitive (realistic) price and be easily accessible (not 24 hour notice required!)  for showing appointments.  These will sell your house.  By the way, your marketing materials must match your property.

For information on selling your Viera or Suntree Florida house or condo, call me directly at 321-693-3850 or email me, Gary L Waters PLLC, Realtor®, Century 21 Baytree Realty, Rockledge, serving buyers and sellers in Brevard County, Florida.