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Sunday, December 28, 2014

November 2014 Real Estate Sales by Zip Code for Brevard County, Florida (including Melbourne, Viera, Cocoa Beach, Palm Bay)

The below table provides a breakdown of residential sales (single family detached, condos and town homes) for Brevard County, Florida by zip code for the period of November 2014 including Melbourne, Viera,Palm Bay and Cocoa Beach areas.

Data provided by Florida Realtors.

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

Saturday, December 27, 2014

Homebuyer Tips: How many homes should my real estate agent show me in one day?

How many homes should I expect my real estate agent to show me on one day? 

First of all, if a buyer has researched their target area and have clearly identified their needs, wants and budget, the number of homes viewed during the entire home search should not be that high.   One of the key resources in market research is your local, knowledgeable real estate agent.

If a buyer is new to an area or has yet to have a clear understanding of their needs then the number of homes to be viewed will likely grow.

Ideally,  I prefer to limit the number of homes viewed in any one day to no more than five or six.

There are several reasons for limiting the number of properties viewed in one.  First of all, it can be overwhelming if too many homes are seen in one day.  There is a point when confusion creeps into the day with buyers mixing characteristics of several homes.    If prospective buyers are also managing youngsters throughout the day then distractions can become an issue as well.

Another challenge with scheduling too many homes in a single day is the difficulty in modifying the schedule.

Sometimes homes are crossed off the list within minutes of arrival.  In this case the schedule becomes compressed which is not a problem as long as all the properties to be seen are vacant.   However, if homes are occupied then it is difficult to modify the schedule on short notice.   The goal is to minimize disruptions to all parties by arriving at the scheduled time.  (I prefer to schedule showings within a one hour window which does allow some flexibility.)

Finally, there can be a confusion factor.   While most buyers take notes while viewing homes there is a point where the characteristics (good or bad) seem to blend together.

Still I will show on occasion as many as ten to twelve homes in a single day.  These occasions usually involve one or more of the following:
  • Located close together with minimal drive time between properties. 
  • Vacant with no special considerations like restricted hours, pets, etc.  
  • Buyers are from out of town or have limited availability to see properties.   
  • Time of the year, especially summer, when the days are longer there is more available daylight,   to 5-6 in a day. 
Most buyers I have worked with do not want to see fifteen or twenty plus homes.   They want to see a few that meet their needs including age, school assignment areas, size, construction/design, budget and the like.   If I have done my job well we should find a home after one or two trips out (10-12 total homes seen at most).

Ready to buy a home in Melbourne, Florida including Viera and Suntree?  Call me at 321-693-3850 or send me an email if I can help in any way.

Tuesday, December 23, 2014

Distressed Sales, Single Family Homes Brevard County, Florida in November 2014

The chart below shows the percentage of traditional (fair market) single family home sales in Brevard County, Florida  continues to rise as a percentage of all sales (74%) while foreclosures account for about 22% of single family sales.

With only 24 short sale closing in November 20 it is obvious short sales will eventually be the exception in single family home sales in Brevard County, Florida.

The above data provided by the Florida Realtors®.

Condo Sales Brevard County, Florida - November 2014: Prices Higher, Inventory Lower

The below table shows the November 2014 condo sales in Brevard County, Florida compared to November 2013 sales as reported by the Florida Realtors®.

While the November single family home sales in Brevard County  saw a decrease the November 2014 condo sales showed an increase in the median and average sales prices.  With the inventory level down to just over four months the market appears to be shifting to favor the sellers.

For information on buying or selling a condo in Brevard County, Florida, please give me a call at 321-693-3850 or send me an email.

Single Family Home Sales - Brevard County, Florida - November 2014

Here is a summary of the November 2014 Single Family Home Sales in Brevard County, Florida compared to November 2013. 

Data reported by Florida Realtors®.

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

Thursday, December 18, 2014

Whether Buyer or Seller, This Real Estate Rule Never Changes!

Who has never experienced a situation where what we saw was viewed totally different by another?   (The same can be said for what we hear.)

Yesterday as I was driving along I-95 in Brevard County I saw a billboard.  This billboard was not just any billboard but one I had noticed before.  It was located behind an old listing I had in Viera about eight or nine years ago.

This particular property had a few negatives - particularly a location that backed to a very noisy interstate highway.   And then, even if the highway noise was not an issue, there was a billboard not far from the backyard.

But my seller's comment when I pointed out the potential negative about the billboard stated it was not really a problem except when it was lit at night.   when I had a listing about six or eight years ago.But its not really a problem....

And then I was showing homes last week in central Brevard County. This particular house had a nicely fenced backyard but on the other side of the fence was a huge ditch along a dirt road.  My buyer felt that because the ditch was currently about half full of water it could be an ongoing mosquito issue.

After receiving my client's feedback the owner related through their agent that the ditch was not really a problem as the county sprayed the ditch routinely for mosquitoes.

These two cases illustrate a real estate rule that will never change... your view depends on which side of the transaction you find yourself.

When you get ready to sell your Brevard County, Florida  house or condo, put yourself in the place of a prospective buyer.  Look for potential issues from their perspective.

If it can be fixed, do it or price accordingly.  If it can't be fixed, expect prospective buyers to notice it.   And, when noticed, the buyers will either walk away or address it with a lower offer price.

When you are ready to sell your Viera, Florida home, please give me a call at 321-693-3850 or send me an email for your free market analysis.

Image courtesy of Stuart Miles at

Monday, December 15, 2014

Negotiation Strategies in a Shifting Market

The residential real estate market in Brevard County, Florida has shifted to a buyer's market as the inventory has dropped to a three month supply of homes on the market.

I have past customer who is always looking for an investment project home.  He emailed me last week about one that he had piqued his interest.  I responded that it was under contract after four days on the market.  His response was simple..."These people are too quick!"

As the real estate market continues its shift to a seller's market negotiation strategies must shift as well. 

It is simple economics that a limited supply and steady demand will result in rising prices.  It is inevitable.

Knowing the competition among buyers is more fierce the notion a seller will accept a large discounted offer should fade.  Of course, this is where your local real estate agent has the knowledge about specific properties which may be the exception.

Here are some related articles about negotiation and offer strategies.
A key component of the negotiation process (whether buyer or seller) is to know what a lost deal worth.   Is the one or two thousand dollars difference worth going through the whole process again?  What is the saying about a bird in the hand?

Ready to buy or sell a home in Viera, Florida?  Call me at 321-693-3850 if I can help in any way.

Send me an email for a free comparative market analysis.

Saturday, December 13, 2014

Home Seller Tips: The Keys to Success

You have decided to sell your Viera, Florida home.  While the process may seem complicated there are only two major keys to success.
  1. Making sure your product is in the best possible condition to compete.  
  2. Hire a real estate agent who will insure success.
Here are some articles that discuss preparing to sell your home:

agent@moving2brevard.comThe above articles provide some insight into preparing your home for the market.  Your real estate agent should be able to provide specific advice that relates directly to your home....ask!

If you are considering selling your Melbourne, Florida home, please give me a call to discuss how I can work with you. 

agent@moving2brevard.comCall me at 321-693-3850 to request my free comparative market analysis or send me an email.

Friday, December 12, 2014

Should You Sell Your Brevard County, Florida Home During the Holidays?

For most folks the Christmas season is one of the busiest times of the year with  traveling, visitors, shopping for gifts, decorations, parties, children's school programs and you name it going on.

Although time is limited if you are considering selling your Brevard County, Florida home this is still one of the best times to put it on the market. 

The most compelling reason to sell your Brevard County home now is the decreased inventory.   Buyers are competing with one another resulting in multiple offers and increasing prices.

We all know selling your home disrupts your lifestyle.   Some may not not want the "hassle"  of having showings scheduled and strangers romping through their home with gifts everywhere.  I completely understand.  But there are ways to work around these interruptions such as restricting showings to specific hours or days?

Buyers are out there during the holidays out of necessity.   

Buyers shopping for a home in December are serious buyers - not casual lookers taking a break from the local mall traffic.  For those facing a job transfer at the end of the year, the holidays create an added challenge to an already stressful season.

But what if I don't want to move during the holidays?   Most closings take 30-45 days from the contract date to close.  Even if you get a buyer in December the likely closing date will be the middle to end of January.   Besides, the seller and buyer must agree on a closing date as part of the contract process.

Still, if the holidays are not a good time to sell consider spending some time getting your home prepared for the market and be ready to go in early January?

If you are considering selling your Viera home  in January lets get moving.    Call me at 321-693-3850 if I can help in any way.

Thursday, December 11, 2014

Viera, Florida 55+ Communities: Inventory Down in December 2014

The number of single family homes for sale in Brevard County, Florida is down to about a three month supply (2,050 active listings this morning).   The decreased inventory will likely result in continued increase in prices and multiple offer situations.

One of the markets that this lower inventory will squeeze is the 55+ communities including Viera's three 55+ communities:  Heritage Isle, Grand Isle and Indian River Colony Club.

The current single family home inventory in Viera's 55+ communities stands at 27 today (12/11/14).  The listing prices range from $130,000 (IRCC) to $414,900 (Heritage Isle).

By the way the inventory is down in Viera's 55+ communities with Grand Isle only having one current active listing ($225,000) and thirteen for sale in Heritage Isle.
Read here:  December 2014 Heritage Isle Market Report (Inventory and Recent Sales).

Indian River Colony Club only has thirteen active listings with prices from $130,000 to $329,000.   The highest priced home is not the norm for IRCC with all other listings priced at or below $195,000.

There have been six homes sold in Indian River Colony Club since November 1, 2014.  Selling prices ranged from $108,000 to $165,000.

Anyone considering moving to Brevard County should take a look at Viera.   Its central location is ideal for commuters to Melbourne, Kennedy Space Center or even Orlando.  Viera offers great shopping, easy access to Orlando, lots of recreational opportunities, excellent schools for families with children, several golf courses(4 nearby), easy access to Patrick Air Force Base, restaurants, the Brevard Zoo and health care facilities including the newer Viera Hospital. 

For information on homes for sale in Viera, Florida including the 55+ communities if Indian River Colony Club, Heritage Isle and Grand Isle can call me at 321-693-3850 or send me an email.

Wednesday, December 10, 2014

Heritage Isle in Viera, Florida - Market Update December 2014

Currently there are fourteen single family homes for sale in Heritage Isle in Viera.  Heritage Isle is Viera's Florida's newest 55+ community.

List prices of homes for sale in Heritage Isle in Viera range from $209,900 to $414,900.  Five of the homes for sale in Heritage Isle are priced below $250,000. 

An indicator of rising prices rising seems to be that half of the homes for sale are priced above $300,000 - something not experienced over the past few years. 

gwatersc21@aol.comWhile Heritage Isle is a 55+ community and many of the residents are retired the size of the homes are not downsized.   Of the fourteen homes for sale in Heritage Isle eleven are larger than 2,018 sq ft under air.  (The largest is 3,255 sq ft).  There are also three homes under contract at this time all priced above the $250K price point.

Five properties sold in Heritage Isle since December 1, 2014.  One of these sales was a patio style home (2 bedroom/2 bath/1 car garage) which sold for $155,000.  Two of the four single family detached homes sold were new construction with similar sales prices of about $240,000 (currently in last phase of new construction).   The other two sold for $252,000 (1,988 sq ft 4BR/3BA/2 Car Garage) and $280,000 (3BR/2BA/2 car garage with 2,317 sq ft).

How do single family home sales in Heritage Isle compare to last year?  As 2014 nears its end here is a summary of Heritage Isle single family home sales in 2014 (through December 9, 2014) vs. single family home sales in 2013.

                                        2014                     2013
Total Sold                         66                         80
Average Sales Price     $253,541              $228,210
Percent of List Price         98                         97
Days to Close                   76                         98
Days on Market                38                         61

For information on homes for sale in Heritage Isle in Viera, Florida, please give me a call at 321-693-3850 or send me an email.

Sunday, November 23, 2014

Brevard County, Florida Townhouse/Condo Sales Report for October 2014

Brevard County, Florida Townhouse/Condo Sales Report for October 2014 compared to October 2013: 
  • Closed Sales up 3.4% for October 2014, with a increase in cash sales of 1.4% compared to October 2013. 
  • New Pending Sales down -26.2% New Listings are up 5.0%.
  • Median Sales Price for Townhouses/Condos up 27.5% to $130,000.
  • Median Days on the Market up 53.8.0% to 60 days vs. October 2013 39 days.
  • Months Supply of Inventory down -34.5% to 3.8 months compared to October 2013 5.7 months.   
  • Traditional Sales up 19.4% with a median sales price of $145,000.
  • Foreclosure/REO Sales down -32.1% with a median sales price of $47,250.
  • Short Sale Closings down -22.2% with a median sale price of $165,000.
Above information provided by Space Coast Association of Realtors®.

Saturday, November 22, 2014

Brevard County Residential Report for October 2014: Inventory down, prices up.

The Brevard County Residential Sales Report for October 2014 compared to October 2013 is presented below as provided by the Space Coast Realtors.
The most telling statistic in my opinion is not that the median sales price is up but rather the months supply of inventory is down to three months. 
  • Closed Sales are up 17.1% for October 2014 the number of units closed was 851 compared to 727 in October 2013.  Also an increase in cash sales by 16.8% compared to October 2013.
  • New Pending Sales are down -29.2% and New Listings are up 3.4%.
  • Median Sales Price for Brevard County Single Family Homes are up 19.2% to $143,000 compared to a year ago, which was $120,000. 
  • Median Days on the Markeare down -10.3%, which is 35 days compared to 39 in October 2013.
  • Months Supply of Inventory is down -33.3% to 3.0 months compared to 4.5 months in October 2013. 
  • Traditional Sales are up 35.1%, with a median sales price of $161,700.
  • Foreclosure/REO Sales are down -2.9%, with a median sales price of $86,050.
  • Short Sale Closings are down -44.8%, with a median sale price of $145,000.

Thursday, November 20, 2014

Monday, November 17, 2014

Negotiating The Real Estate Deal - The Key Point.

There are many components to the negotiation process when it comes to buying or selling a house.  Many of these components play a supporting role to the major star of the negotiation process.

What are the supporting components?

  • List Price.  This price is most often not much more than the X dollars off  MSRP in a car dealer's advertisement.  Most sellers settle for less than this price.
  • Condition.  The property's state of repair or disrepair impacts whether a buyer is willing to make some repairs.  If they are looking for move in then this moves up the hierarchy of supporting cast.
  • Comparables.  What has sold recently is a key supporter (especially for a buyer).
  • Substitutes.  This is the competition. What other properties are on the market that could fill the same need based on location, price, condition.
  • Financial restrictions.  Sellers have financial restrictions.  These may be based on the mortgage payoff or need for a certain amount of proceeds.   On the other hand, the buyer may have the restrictions of a mortgage limit or maximum price.
  • Time.  Sometimes the time line for a move (or even a pending foreclosure).
  • Motivation.  Whether buyer or seller, in order for a deal to be struck, it is most essential that the motivation of the buyer and the motivation of the seller reach agreement

All the above items play an important role in the real estate negotiation.

And the key point when it comes to negotiating the real estate deal can be any of the aboveIt all depends on the circumstances of the sale.

Ready to buy a home in Viera or Melbourne, Florida?  Call me at 321-693-3850 or send me an email.

Both Images courtesy of Stuart Miles at

Wednesday, November 12, 2014

Home Seller Tips: Sitting and Waiting is not a Selling Strategy

I received a call earlier this week from someone who already had a home for sale in Viera, Florida.  I explained to the caller that she had a real estate agent so she needed to communicate concerns with them.

She understood the reason why I could not intrude on her seller - agent relationship.

She did indicate that she may call me when her current listing expires.

Now here are a few items I did not say during the short call.

Just waiting until a listing expires is not a good strategy if a property is just sitting.

Most sellers have a timeline to sell their home.  Waiting does not support this.  Days on the market without a contract usually incurs additional costs.  These costs include the usual things like mortgage, insurance, association fees and the like but also includes the cost of a potentially lower price.  A home on the market an excessive number of days generally makes buyers wonder what is wrong.

Sellers, if your home is just sitting, there is a problem (or several).   These may include such things as preparation, pricing, presentation, accommodation or whatever. 

Sitting and waiting for the listing to expire is not a good strategy.

When I list your Viera, Florida home for sale there is no sitting and waiting.  We either get results or you are FREE to call on another Realtor and show me the door.

Call me at 321-693-3850 to discuss how I can work for you.  Ask me for your free market analysis.

Thursday, November 06, 2014

Viera Florida 55+ Communities Market Repor: Heritage Isle and Grand Isle - October 2014

Grand Isle and Heritage Isle are two of Viera, Florida's most popular 55+ communities.  For anyone considering a move to a Florida 55+ community, these two should be on your list.

Both are gated and have superb facilities (club house, pool, tennis, fitness centers, etc) as well as provide exterior maintenance and lawn care.  Another plus is they are relatively new with the oldest homes in any of these developments having been built in the early 2000s.  Heritage Isle has current new construction for sale (last phase).

Here is a summary of the recent sales in Heritage Isle and Grand Isle as well as a look at what is presently on the market.

Currently there are 12 single family detached homes for sale in Heritage Isle.  List prices for these single family units range from $209,900 to $429,900.   There are two homes priced above the $400K mark but these are not the norm for homes for sale in Heritage Isle.

Five of these listings are priced between $235,000 and $249,900 which is the most common range for homes for sale in Heritage Isle.

Since October 1, 2014 there have been six properties sold in Heritage Isle.  All of these sales were standard fair market sales with selling prices ranging from $155,000 to $270,000. Three of these sales were smaller patio style villas  which are typically two bedroom two bath with a one car garage (155-179,000 sale price).   Single family sales ranged from $224,900 and $270,000.

There are currently three homes for sale in Grand Isle with list prices between $215,000 and $290,000.   The size of these homes for sale in Grand Isle range form Sq ft ranges from 1,545 to 2,170 square feet under air (built 2000 to 2003).  The two lower priced units are two bedroom two bath homes while the other is a three bedroom two bath home with a three car garage.

There were only two homes sold in Grand Isle in October 2014.   Selling prices were $216,800 and $278,000.  Both of these homes were built in 2004 and had between 1992 and 2025 sq ft. under air.  The higher priced home was located on preserve and lake.

If you are interested in a 55+ community in Florida, Grand Isle and Heritage Isle both deserve your consideration.

Wednesday, November 05, 2014

Home Buyer Tips: Look Beyond The Mortgage Pre-Approval.

You have made the decision to buy a home...great!  Like all well prepared buyers one of your first steps will be to find a local mortgage lender to prepare a mortgage pre-approval letter.

This meeting with your mortgage lender allows you to discuss the various types of mortgages, down payments, mortgage insurance requirements, loan process - all reasons to deal with a local mortgage expert.

With your mortgage pre-approval lined up it is time to select your real estate agent.

One of your early conversations with your Realtor® will be to discuss what that mortgage pre-approval amount represents - the maximum you could pay for a home - not the amount you should pay.

Consider how much is required to purchase a home that meets your needs.   Through a process of question and answers your real estate agent will help you identify your needs (the "must haves" like location, size, age, school assignment area, etc).

With a mortgage pre-approval in hand and requirements identified it is now time to consider the total cost of home ownership beyond the mortgage principal.

Because of its long term financial implications buyers should always keep their budget at the forefront of any decision including the "other costs." 

What are some of these other expenses?
  • Homeowner Insurance
  • Homeowner association fees
  • Taxes
  • Special assessments
  • Flood Insurance (if required) 
  • Maintenance and upkeep 
  • Commute times/expense for work or school
Buying a home is a great step.  Care should be exercised throughout the process.  There really is more to life than making a mortgage payment!

Considering buying a home in Viera, Florida?  Call me at 321-693-3850 if I can assist.  Need some local mortgage lenders?  I will be happy to provide some local contacts my customers have worked with in the past.

Monday, November 03, 2014

Home Buyer Tips: It is YOUR ASSOCIATION on the day of closing!

It seems every buyer has an opinion on homeowner associations (HOA).  Some want the rules to make sure things stay pretty much the way the neighborhood looks today.  Some want the freedom to do as they please.

Someone told me long ago that homeowner associations exist to enforce conformity - appearance, landscape, if you can rent, facilities use, vehicles allowed, pets allowed, etc.

The purpose of this post is not to debate the merits of associations but rather to serve as a reminder to home buyers to take the existence of an association serious while performing your due diligence before your closing.
  • Read the association documents.  
  • Review the financial statements.   
  • Discuss issues and concerns with board members and future neighbors.   
  • Review meeting minutes, if possible.  
  • Read the articles of incorporation and by laws, etc.  
  • Pay particular attention to any restrictions on the use of your home.   
  • Know the cost as in current monthly fees and what is included.
  • Find out about any pending special assessments.
Do whatever you must to feel comfortable about the association including consulting an attorney, if desired (I am not an attorney).    

Know the rules before buying in a deed restricted community.  As a homeowner, on the day of closing, it is your association. 

If you are considering buying a home in Viera, Florida give me a call at 321-693-3850 or send me an email if you have any questions.

Monday, October 27, 2014

Unsolicited Advice For Home Sellers

If you are considering selling your Viera, Florida home there will not be a shortage of advice.

Selling your home requires specialized knowledge.  Evaluating advice (solicited or not) can be a challenge.

Advice may come from all directions.

The know-it-all at work will likely be among the first to offer advice as he knows it all!  "Uncle Fred" who knows everything will tell you the secrets.  Your neighbor (you know the guy who has not spoken to you twice in the past year) will tell you how much you should get for it.

Multiple real estate agents will  provide their take on the market, the price and how quickly they can get the job done (read this "hire me!").

If you are considering selling your Viera, Florida home here is some more unsolicited advice.
  • Disclose issues (current or past) up front.  Don't try to hide anything .
  • Don't expect to get what you paid plus a return on your investment. 
  • Deferred maintenance will be costly in the end.  Be proactive.
  • In the end the market will set the price for your home.  A ready willing buyer under no duress determines the ultimate selling price.
  • Don't price high now and reduce later.  This not a great starter strategy.  Buyers will wonder why your home has been for sale for so long!
  • Regardless of the direction of the real estate market buying high is not good strategy for buyers.  Reason enough for not listing high.
  • Decide what your real requirements (net proceeds) are and go from there.  The market data may or may not support this number.
  • Concentrate of the positives that separate your home from the others.  If it is "just like the rest," make it stand out by preparation, presentation and pricing.
  • Accommodate as many showing requests as possible.  Not all prospective buyers have flexibility in their schedule if they are relocating from another area.
  • Don't acquiesce to the real estate agent who gives you the highest recommended listing price. 
  • Don't rely solely on what you "hear" in the feedback, if received.  After all, perception is reality.  
When you are ready to sell your Viera, Florida home, interview at least three agents (including me, please).

Know the right questions to ask because selling your home requires specialized knowledge. 

Gary L Waters © 
Florida Licensed Real Estate Broker
Waters Realty of Brevard, LLC
3270 Suntree Blvd #2218
Melbourne, FL 32940

Thursday, October 23, 2014

Home Seller Tips: If I list my house, I am stuck for months!

"If I list my house, I am stuck for months!"

Those are the words I heard last week from someone who was considering whether to list their Viera, Florida home for sale or "go FSBO."   [I am not addressing the merits or shortcomings of the For Sale By Owner route here as it is up to the homeowner to use the method they are most comfortable with when selling.]

To address the statement in the title above I can only advise the way Waters Realty of Brevard operates when selling a home.
  1. The cost (commission charged) of selling your Brevard County, Florida home is between the seller and the listing real estate agent/company.   This means it is negotiable and agreed upon at the time of listing.  
  2. The length of the listing agreement is also negotiable.  I want sellers to commit to a 90 day listing agreement with this fine print:  cancel at any time without penalty.  If you decide to not sell, cancel.  If you decide you don't like the service I am providing, cancel.  
So, if you are considering selling your Brevard County, Florida home, give me a call at 321-693-3850.  What have you got to lose?

Wednesday, October 22, 2014

Brevard County, Florida townhouse and condo sales activity for September 2014

Brevard County, Florida townhouse and condo sales activity for September 2014 compared to September 2013 reveal similarities with single family home sales for the same period - selling prices up, days on market down as well as inventory down.
  • Closed sales - Up 6.5% 
  • New Pending Sales - Down 3.9%
  • Median Sales Price for Townhouse/Condos - Up 12.9% to $118,500
  • Months Supply of Inventory - Down 17.2% to 4.5 months
  • Median Days on the Market - Down 6% to 47 days
  • Traditional (Standard) Sales - Up 18.9% (median sales price ($139,990)
  • Foreclosure Sales - Down 15.2% (median sales price $58,600)
  • Short Sale Closings - Down 45.6% (median sales price of $170,000).

Above data provide by Space Coast Association of Realtors®

Brevard County, Florida Single Family Home Sales - Location Matters (Zip Code Prices)

It is a well known, often used phrase about real estate..."Location, Location, Location!"  The chart below demonstrates how selling prices vary by location in Brevard County, Florida.

This chart reflects only some of the zip codes in Brevard County, Florida.  These are single family detached home sales for 2014 (January 1 - October 15) by selected zip codes extracted from sales recorded in the Space Coast Realtors' MLS system.

While not every zip code is reflected the prices do reflect a difference in prices from north Brevard County (Titusville), south (Palm Bay), "beach side" and central Brevard County (Suntree, Viera).

For information about buying or selling a home in Brevard County, Florida please give me a call at 321-693-3850 or send me an email.

Tuesday, October 21, 2014

Brevard County, Florida Home Sales Jump in September 2014

September 2014 single family home sales data released by the Florida Realtors® show Brevard County, Florida single home sales continued to climb above same time last year sales.

The 25% change in closed sales is a positive sign for sellers.  Another positive sign for sellers is the decrease in months supply as well.

The graphic below clearly depicts the trend toward normal traditional sales and away from short sales.  Buyers should take note of the noticeably significant difference in median selling price between traditional sales and the other two distressed sale categories.  There is a reason why distressed homes sell for less.

For information on buying or selling a house or condo in Brevard County, Florida, please give me a call at 321-693-3850 or send me an email.

Monday, October 20, 2014

Home Seller Tip: Don't neglect these things to sell your home.

My guess is some people just don't want to to do the necessary work when it is time to to sell their home.  The reason homes are not "at their best" when they go on the market vary by seller.

Still, if a home is listed for sale by a competent real estate agent, the reason will likely not be because the seller does not know what to do to make their home present well.

This week the number of poorly prepared West Melbourne, Florida homes for sale I saw was absolutely amazing.   My estimate at least half of these homes for sale in West Melbourne, Florida lacked some of the basic requirements for preparing your home for sale.

Things like..
  • Dirty worn carpet (not slightly used).   While it is not necessary to replace most carpeting, dirty with stains present is not a way to impress prospective buyers.
  • Algae/mold on walkway right at front door.   A little bleach or a rented power washer solves this very easily.
  • Dirty house.   At a minimum cleanliest should never be a distraction when you are selling your home. 
  • Clutter... and I mean way too much stuff in this house.  The seller was present and joked their real estate agent said it was too cluttered.  Listen to what your agent says, they have a reason and they are not joking either.
  • Dark dungeons.   So it was not really a dungeon but it was way too dark.   The rule here is simple - light and bright sells homes
  • Highly personalized paint colors.   If one is selling a home then make it neutral.   A paint scheme that puts a different color on several walls in most rooms does not impress many and usually distracts.   Think neutral and light colors.  In this case, bland works.  
  • Items that do not convey.   Which ones?  We could only guess!   If some of the lights will not go with the house, let someone know which ones.   Better yet, Its best to remove any lights, fans or chandeliers that will not be sold with the house before it goes on the market.
  • Collectibles.  Even I got distracted in one house because of the collectible toy display.  Can't remember which house but I do recall the toys!
I can't remember a whole lot about many of these houses.   They had some feature that caused my buyer to reject them although they were within the the budget, desired square footage and defined location boundaries. 

I scheduled the appointments.  I know the area and market.  I know these houses meet my buyer's defined needs.

If I can't remember any good points about your house what do you think the sellers remember?  If your agent asks me for feedback I will gladly provide the appropriate comments from above.

If you want to sell your home then address some of the distractions noted above.

The interesting thing is almost all of these cost little more than time and effort now but neglecting to address them can cost a lot of dollars when your home does sell.

Ready to sell your your Viera, Florida home?  Call me at 321-693-3850 for a free market analysis.

Image courtesy of iosphere at

Tuesday, October 14, 2014

Homes Sold Chelsea Park in Rockledge September 2014 - Homes For Sale in Rockledge

What is for sale in Chelsea Park subdivision in Rockledge, Florida?

Currently there are four homes for sale in Chelsea Park subdivision priced from $229,000 to $249,900.  These homes range in size from 3 bedroom 3 bath (1,586 square feet under air) to 4 bedroom 3 bath (2,418 square feet).  One of these is a new construction home (builder offering additional lots for sale and 11 floor plans - call me at 321-693-3850).

What has sold recently in Chelsea Park?

Since August 26, 2014 there have been six homes sold in Chelsea Park.  Selling prices ranged from $179,900 to $275,000.  The homes selling in Chelsea Park included:

  • 275 Tunbridge Drive - $275,000, 2,539 sq.ft. 4/3/2, 2005 built, standard sale
  • 358 Castlewood Lane -$265,000 2,416 sq.ft. 3/3/2 with pool, 2003  built, standard sale
  • 422 Wenthrop Circle - $179,900, 2,105 sq.ft.3/2/2, 2000 built, foreclosure
  • 308 Tunbridge Drive - $293,900, 3,232 sq.ft. 4/4/3 with pool, 2004 built, foreclosure
  • 468 Stonehenge Circle -$246,000, 2,416 sq.ft. 4/2/2, 2001  built, standard sale
  • 342 Castlewood Lane - $270,000, 2,416 sq.ft. 4/3/2 with pool, 2003 built, standard sale

Of the fifteen homes sold in Chelsea Park in 2014 eleven were standard sales and four were REO/foreclosures.   Selling prices for these fifteen sales in 2014 ranged from $179,900 to $310,000 (8 were between $240-$275,000).

For information on homes for sale in Chelsea Park, please give me a call at 321-693-3850 or send me an email.

Monday, October 13, 2014

Home Seller Tips: Good Schools Help Sell Your House!

Home buyers choose the home they purchase for all sorts of reasons.   In my opinion several of the key factors include (a) the immediate area surrounding the neighborhood, (b) the crime rate and (c) the quality of the assigned schools.

I am not a social scientist, activist or political pundit.  But as a Brevard County, Florida real estate agent I believe this is true....

Good schools make it easier to sell a neighborhood.

The title says it pretty well - good schools help sell a house.

But what if you are not selling your home?   Well, you probably will one day.  And when you do, the quality of the local schools will impact your price and home's desirability.

Even those who have no children in their local school system should be concerned about the quality of schools.  Good school districts have a positive impact on home desirability (values).

In the November 2014 Brevard County, Florida election ballot there will be a School Board Referendum on a proposed one-half cent local sales surtax.  A copy of the ballot language is presented here.

Read, review and decide for yourself then exercise your right to vote.

 Image courtesy of digitalart at

Sunday, October 12, 2014

Are You Wasting Your Time Searching Those Mega Real Estate Sites?

You know those real estate mega sites, right?  The Z-T-R sites that have thousands of properties that
  • may or may not be for sale today, 
  • may or may not reflect current prices, 
  • may or may not have accurate descriptions, 
  • may or may not have accurate school information...well,you get the point.
If the reliability of the information may be questioned are you wasting your time searching those mega sites?

The answer, of course, depends on how valuable your time is as well as well as your seriousness about buying a home. 

For cursory research these sites may be good starting points to gain a general idea about the home prices in an area.  Once an area is identified I suggest home buyers switch strategies to getting their own real estate agent.

First of all, your buyer's agent does not cost you anything - except the time to discuss your needs and desires.  Your real estate agent is your local expert.

Your real estate agent will help to identify your needs and set up an automated search of the multiple listing service which will provide the most accurate information about what is for sale, under contract and sold in your area. 

Why go on another site when your custom MLS search with access to the most current data is free and easily available?

Your agent will be available to answer your questions.  Your real estate agent will be able to refer you to other local experts and service providers which is likely better than a needle in the haystack options based on an Internet search!

So once again I ask you....Are you wasting your time on these mega sites?  Only you can answer that question.

If your answer is yes and you want to buy or sell a house or condo in Brevard County, Florida call me at 321-693-3850 or  send me an email.

And if you are contemplating selling your Brevard County home, call a local real estate expert for your market analysis.  Selling involves a lot of interaction, information exchange and preparation.  Start early

Saturday, October 11, 2014

Brevard County, Florida SAT Scores Best State, National Averages

Brevard County, Florida high school students, for the seventh year in a row, surpassed the Florida and national SAT score average.

The SAT test is made up of three scores (reading, math and writing) with a maximum score of 2400.  The test score is used as an entrance screening tool by colleges and universities.

Brevard County students once again outperformed the state average on the SAT, an entrance exam taken by students who are applying for college.  There were two schools in the county who were below the state and national averages: Cocoa and Heritage.

Above graphic published in Florida Today newspaper, Saturday October 11, 2014

Sunday, October 05, 2014

Home Buyer Tips: Respect the Space; Respect the Owner.

I read an article this morning that reminded of the sometimes intrusive nature of the real estate process.  This particular case caused me to think again about how the simple showing of a home for sale exposes the inner spaces of people's lives to complete strangers.

Regardless of how much a seller does to prepare a home for sale it is often impossible to "sanitize" it to the point of being  just a house.

If a house is occupied you are likely seeing things a person never shares with complete strangers.

If you are a home buyer consider the privacy of occupants.   

Here are a few suggestions for those looking at homes.  Many are common sense and are included in advice provided by their real estate agent.  Still, sometimes the message never quite makes it.
  • Show up.  Selling a home is disruptive to daily routines and lives.  Show up and be punctual.  Sellers very often leave but don't keep them "in the yard" with the dogs for an excessive time - especially in the hot Florida weather!
  • Hands off.  Don't touch personal belongings of the seller.  There is no reason to pick up anything.  Don't open open drawers in bedrooms, bathrooms, desks, etc.  Don't open cabinets.
  • Don't expect perfection.   Most properties are not perfect.  There will likely be flaws - especially if a home has been lived in for any time. The paint colors, flooring and the gawd awful wallpaper (yes, it is out there) will likely not be your preference.
  • Honor Requests.    Sellers sometimes make requests such as remove shoes upon entering or don't let the cat out.  These are not major inconveniences and should be honored.  It is a good idea for sellers to provide "booties covers" to make compliance easier.
  • Limit trips.  Once a house is under contract there will be reasons to come back. There will be inspections.  There will be a final walk through before closing.   In the interim, limit trips to measure, take pictures, etc. especially if the property is not vacant.
agent@moving2brevard.comBuying and selling a home is stressful.  Courtesy and respect shown to all will make for a more pleasant experience.

Saturday, October 04, 2014

Sell Your Brevard County, FL Home: Know Your Bottom Line Before You List Your Home For Sale

The negotiation process is not really that difficult.  A price is offered and it is either (a) accepted (b) rejected or (c) countered.  

As a seller the time to decide what you will take for your home is not when the offers come in but before you list your home.

Your real estate agent should provide you with comparable properties that have recently sold.  This is keyYour home will likely not sell for much more than the prices being paid for similar homes.

Further, just as a home buyer has an idea of the costs associated with purchasing a home, a seller should already have an idea of the expenses associated with selling their home.

Using this information a seller can project their net proceeds based on a probable selling price and be ready to make a decision and, more importantly, not be surprised at the closing table.

The graphic to the right is for general illustration only.  The costs can vary based on location (customs and traditions), circumstances and the terms of the contract.

When it comes to selling your home very few items are not negotiable (liens, debts, taxes mostly).

Have a question about selling your Melbourne, Florida home?  Give me a call at 321-693-3850 or send me an email.

Tuesday, September 30, 2014

What is a real estate "specialist?"

There is an expectation that a "specialist" has some real substantial qualifications.   My Florida real estate license provides the public with an expectation that I am qualified to assist buyers and sellers with real estate transactions.

www.moving2brevard.comBut am I an expert?

I do not promote myself as an expert although I specialize in residential real estate sales.   I have represented buyers and sellers in a lot of transactions over the past eleven years. 

I am a Florida native who moved to Brevard County, Florida in 1996 upon my retirement from the U.S. Navy.   I have lived in the Viera and Rockledge area since 1996.   During my initial seven years in Brevard County I worked in the healthcare field and became a full time real estate agent in 2003.  

As a buyer or seller, you decide when you hire your Florida real estate agent whether they are a qualified local real estate expert. 

Ready to buy or sell a home in Viera or Melbourne, Florida?  Call me to discuss my qualifications.   I am confident that you will be satisfied with my background and experience as a Melbourne, Florida real estate agent.

 I can be reached at 321-693-3850 or send me an email.

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