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Friday, January 31, 2014

Home Seller Tips: Overpricing, Underpricing

Can a seller overprice a property?  Duhh....rhetorical question here.

Can a seller under price a property?  Of course.

Image courtesy of Stuart Miles / FreeDigitalPhotos.net
If a seller decides to attract attention and get an offer quickly and lists their home at a price below market, what is the response from prospective buyers?

First, what is wrong?

Selling a home requires a strategy.   Pricing under the market is a strategy that few sellers attempt

Pricing under the market may encourage multiple offers.  And perhaps some sellers think they must accept an offer at their list price.

Must a seller take a full price offer?  No seller can be compelled to accept any offer.  

There is absolutely nothing wrong with pricing low, attracting a lot of early, intense interest and receiving multiple offers.

The market sets the price, ultimately, regardless of the list price.

Sellers can price above the market and get no offers.  They can price just above the market to attract a let's talk offer.  Of they may choose to price below the market.

It all comes down to the seller's strategy.  A strategy that considers the competition and seller goals.  Your real estate agent must be able to show you the numbers – what is selling, what is sitting, and what has expired in your area/neighborhood.

When you are ready to sell your Viera, Florida home, please give me a call for a free market analysis.

agent2moving2brevard.com



Thursday, January 30, 2014

Monthly Single Family Home Market Summary - December 2013 Brevard County, Florida



December 2013 single family home market summary as reported by the the Florida Realtors® for Brevard County, Florida continues to look positive when compared to the December 2012 single family detached home sales.

Sales units were up 23.8% in  December 2013 with 724 homes sold vs. December 2012's 585 - a 23.8% increase.

Cash sales were up 14.8%.  The overall percentage of cash transactions remained about the same with about 42% (December 2013) and 44% (December 2012).

Median sales prices are up slightly to $129,000 vs. last year's $120,000.

The median sales price of regular single family home sales was $152,950 in December 2013.

Wednesday, January 29, 2014

Homes for Sale in the Wyndham at Duran Community in Viera, Florida


Why Do People Choose to Live in Wyndham at Duran in Viera?

Wyndham at Duran is one of the the premier gated golf course executive neighborhoods in Brevard County, Florida.    Conveniently located just north of Melbourne, Florida in the planned unit development of Viera, Wyndham at Duran features custom built executive homes on one of the finest golf courses in central Florida - the Duran Golf course is ideal. 

Its location is convenient to both the Orlando International Airport (45 minutes) and Melbourne International Airport (30 minutes). 
Duran Golf Course across water

Looking for a home in the Wyndham at Duran community?

Wyndham at Duran is guarded 24 hours a day so don't expect to just "drive through."  If you are interested in the Wyndham at Duran community please send me an email and I will provide a link to your very own customized search with auto-emailing of any new listings as they occur.

Current listing information in Wyndham at Duran - something I can offer that you will not find on one of those big real estate web sites.  If you are ready to search for your home in Wyndham at Duran, give me a call, please.

What's the Wyndham at Duran Neighborhood Like? 

The homes you can expect to find in the Wyndham at Duran neighborhood are unlike any others in Viera at this time.

Larger lots of a third acre or more, larger homes (3,200 to 6,000 sq.ft. common), awe inspiring golf course and water views (or both), three and four car garages, tile roofs, Mediterranean style homes. Exquisite touches like hardwoods, marble, granite, columns, high ceilings, gourmet kitchens, impact glass and more.  Enjoy the sunset views over the golf course from your balconies or pool side lanai!

Many of the homes built in Wyndham at Duran were constructed by custom builders such as Arthur Rutenberg Homes and Christopher Burton Luxury Homes.  Current properties for sale in Wyndham at Duran are priced  range from $770,000 to $1,125,000  

What is Nearby the Wyndham at Duran Neighborhood? 

Wyndham at Duran is located within the planned unit development of Viera.   There is a new hospital, Viera Hospital, about a half mile from the neighborhood as well shopping in The Avenues at Viera.   The Avenues offer restaurants, a movie theater, major shops, major department stores like Kohl's and Belk's plus much more.  Nearby you will find Bonefish Grill, Panera Bread, Chili's, Melting Pot, Moe's Southwest Grill, Longhorn Steakhouse and many more restaurants.   Want to grab a coffee?  Stop by Books-A-Million or swing over to the nearby Starbucks Coffee. 

Find out about everything that is nearby to Wyndham at Duran including places of worship, banking, shopping, recreation and much more on my website. 

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

Tuesday, January 28, 2014

Condos for Sale in Rockledge, Florida - Ventura at Turtle Creek Market Update January 2014

Ventura at Turtle Creek is a newer gated condo complex located near the Turtle Creek Golf Course in Rockledge, Florida.

Ventura at Turtle Creek features concrete construction, four story units at affordable prices.  The community amenities include lighted walking paths, 65 foot resort style pool, cabana club house, and its central location. 

Only a half mile from Interstate 95 and about a mile from US 1, the location is ideal for commuters.  Additionally, it is only 45 minutes to Orlando and about 20 minutes to the beaches.

Since December 1, 2013 there have been five units sold at Ventura at Turtle Creek in Rockledge.  Three sold in January 2014, two in December 2013.  The two units sold in December were foreclosures.

Sales prices ranged from $94,900 to $120,000 with an average selling price around $108,000.  All units sold were 3 bedroom two bath with either 1,247 or 1,412 sq.ft. under air.

So what is for sale in January 2014 at Ventura at Turtle Creek?

Currently there are five units for sale with Ventura at Turtle Creek.  The condos for sale at Ventura at Turtle Creek are priced from $94,900 (foreclosure) to $115,000.

Interestingly, three of the condos for sale are priced at $115,000 although on the surface there is little rhyme or reason to these prices as some units are two bedroom, some are three, most have a carport, and one a garage.

Like most homes for sale in Brevard County, Florida, the best way to evaluate the differences is an in person visits!

If you are considering a condo or home purchase in Brevard County, give me a call at 321-693-3850.  If you prefer, send me an email!

agent@moving2brevard.com



Monday, January 27, 2014

Grand Isle in Viera, Florida - Market Update January 2014

Grand Isle, one of Viera, Florida's premier 55+ communities offers owners gated living in very desirable Viera, Florida.   Located in Brevard County, Grand Isle is near several golf courses, less than an hour from Orlando, a half hour from beaches and much more.

Read more about the Grand Isle 55+ in Viera, Florida and the local area.

Currently (as of January 26, 2014) there are seven single family homes for sale in Grand Isle.   Of these seven homes for sale in Grand Isle, three are two bedroom single family homes with about 1,500 to 1,700 sq.ft. under air.  All feature a two car garage.

The seven homes for sale in Grand Isle are priced from $199,900 to $399,900.  Five of these homes are listed between $199,900 and $230,000.  All homes for sale in Grand Isle standard (fair market) sales which is a good indicator of the local market.

So far there have been two homes sold in Grand Isle during January 2014.
  • 1570 Perdido Court, a 3 bedroom 2 bath home with 2,034 sq. ft. sold for $222,500  ($109.39 per sq. ft. under air)
  • 1534 Boca Rio Dr , a 3 bedroom 2 bath home with 2,011 sq. ft. under air sold for $260,000 ($129.28 per sq ft.)
Both of the homes sold were fair market sales, built in 2004 and had a two car garage. 

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

agent@moving2brevard.com



Homes For Sale in The 55+ Community of Grand Isle in Viera, Florida

Why Do People Choose to Live here?  

Grand Isle is one of several  gated 55+  neighborhoods in Brevard County, Florida.  Located just north of Melbourne, Florida in the very popular planned unit development of Viera.

For those who like an with convenient golfing, Grand Isle located  near the Duran Golf course,  The Viera East Golf CourseBaytree National Golf Links, and Turtle Creek Golf Course as well as about another 30 courses in Brevard County.    For the sun lover, its location is just 30 minutes from the beaches while the traveler is minutes from I-95, only 45 minutes from Orlando International Airport  and less than a half hour from  Port Canaveral cruise terminals. 


Grand Isle is convenient to shopping, restaurants, minor league baseball (also spring training facility of Washington Nationals) and the new Viera Hospital located in the Viera Health Park
 
Looking for a home in the Grand Isle community?


Interested in finding homes for sale in Grand IslePlease send me an email and I will provide a link to your very own customized search with auto-emailing of any new listings as they occur.

No need to search the big websites.  I can provide up to the minute listing information in Grand Isle as well as any other area of Brevard County, Florida.

What's the Grand Isle Neighborhood Like? 

First of all, unlike the nearby Heritage Isle 55+ community, the only  homes you will find in the Grand Isle community will be single family detached units.  Homes in Grand Isle were built by Lennar Homes (currently developing Heritage Isle) in the 2000 to 2005 period.

Homes vary from about 1,500 sq.ft. under air to about 3,000 sq.ft., have two to four bedrooms with two and three car garage homes available.   Lot sizes seem to be around .20 acres plus or minus a few tenths of an acre.

Grand Isle offers attractively priced newer homes in a gated community although many of the homes have similar interior features and materialsStill, because these homes were built a decade plus ago, some have had updates over the years with some resulting "customization." 

What does Grand Isle offer its residents?

Just some of the offerings include the gated entry, club house, pool, tennis, superb location and more.  Plus the association fees take care of the lawn and landscaping.
There many many similarities and some differences between the Heritage Isle and Grand Isle communities in Viera.

Sometimes I am asked why someone would choose Grand Isle over Heritage Isle.  My response is always visit them and decide for yourself with the exception of two conditions.
  • If one wants new construction then Heritage Isle is the only choice.
  • If one wants a patio style home or even a condominium, then Heritage Isle is the only choice.
Current properties for sale in Grand Isle are priced in the $199,900 to $399,900 range.

What is Nearby the Grand Isle Neighborhood? 

Grand Isle is located within the planned unit development of Viera.   There is a new hospital, Viera Hospital, about a half mile from the neighborhood as well shopping in The Avenues at Viera.   The Avenues offer restaurants, a movie theater, major shops, major department stores like Kohl's and Belk's plus much more.  Nearby you will find Bonefish Grill, Panera Bread, Chili's, Melting Pot, Moe's Southwest Grill, Longhorn Steakhouse and many more restaurants.   Want to grab a coffee?  Stop by Books-A-Million or swing over to the nearby Starbucks Coffee. 

Find out about everything that is nearby to Grand Isle including places of worship, banking, shopping, recreation and much more on my website. 

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

Saturday, January 25, 2014

Biggest Home Seller Mistakes

The below chart shows some of the biggest mistakes home sellers make based on a poll of 1,000 real estate agents conducted by Active Rain.

Most, if not all of these mistakes, can be summarized by my  Three Ps of Marketing Your Home.
  • Price.  Price appropriately for condition, market (competition) and location.  If you don’t, your listing sits and expires eventually.
  • Promotion.  Your real estate agent must use an effective individualized marketing plan that gets your property in front of your largest potential buyer pool available.  The methods will vary as it depends on the property as not every home is equal. 
  • Presentation.  This simply comes down to how a home looks to the prospective buyer - not the seller.  This includes things like repairs, cleanliness, non-personalized paint colors, welcoming appearance, de-cluttering,  curb appeal, accessibility (ease of showing)


Data provided by ActiveRain.com.

ActiveRain is an online community of real estate professionals who exchange best practices, write real estate blogs, and get free education from the industry and their peers.

Friday, January 24, 2014

Selling Your Home - Start with a plan...

Years ago there was a popular management concept known as the Deming Circle.   Although I do not remember the specifics, the major concept involved something referred to as PDCA - Plan, Do, Check and Act.

This is a simple concept that could be applied to most things in life including selling a home.

The key to success when selling your home begins with the plan.  It is not necessary for you to develop the plan but rather to find a local, knowledgeable real estate agent who has a record of success.

Plan:  Working together with your real estate agent formulate a plan that meets your goals - not the agent's.  Your plan will take into consideration the circumstances of the sale (job transfer, family change, downsizing, short sale, etc.).   Your plan should consider the finances (mortgages, cost of selling, net proceeds).  Your plan should include the time frame element and your future housing needs.  Finally, your plan will include the agent's marketing plan (There is much more to a market plan than a listing price and a sign out front!).

Do:  Multiple items need to be done.  As a seller the first thing is to address the preparation of your property.  Preparation  must be done first.  There is absolutely no reason to place a home on the market before it is market ready.   Don' take it personally....few homes are ready to be showcased in their current condition.  Depending on your home's age or general condition it may be suggested to obtain a pre-listing inspection.  There may be issues with clutter or excess furniture.  The curb appeal may need sprucing up a bit with possibly some new paint (at a minimum look at the front door).  Look at your interior paint.  Is it too dark.  What about some easy fixes like replacing some worn carpet?   What about small valuable items that could be stolen?  (Most agents do not personally know their clients before the business relationship.)  And here your real estate agent is critical. 

Check:  The "do" phase should yield your desired results.  Still, if traffic is down, find out why.  As a seller, since you are writing the check, expect feedback and reports from your agent.  Discuss feedback from prospective buyers with your agent.  (Good, useful feedback is a rare thing.)  Have any offers come in at all?  A good rule to use here is my 30-10-1 rule.  

Act:  Sometimes marketing plans must be modified.  Key here is to remember the process is dynamic.  Market forces change (think competition).

Selling your home will disrupt your lifestyle temporarily.  Your plan must include how to deal with the disruptions.  The good news is a  well thought out, well implemented plan will bring your desired results quickly.

When you are ready to sell your Viera, Suntree or Rockledge, Florida home, call me at 321-693-3850 or email me for your free market analysis.

agent@moving2brevard.com



Wednesday, January 22, 2014

Heritage Isle Market Update January 2014

Heritage Isle, the premier 55+ community in Viera, Florida offers home buyers several residential options including condo, villa and single family homes.

 For information on the Heritage Isle community check out this article.

Since December 1, 2013 there have been fourteen properties sold within Heritage Isle.

Of these, three were condominium units which sold for $121,000-$129,000.  All three units were two-bedroom two-bath units with about 1100 square feet under air (one was a short sale).

There were two patio style homes sold in December.  Both of these were two-bedroom two-bath one car garage homes with 1,407 square feet under air.  Selling prices were $141,000 and $152,000.

Nine single family detached homes sold in December.  The selling prices ranged from a low of $178,000 (foreclosure) to $345,000.   Most of the homes sold were three-bedroom two-bath two-car garage units. Three were new construction and the remainder resales.  Five of the sales were priced in the $200,000 to $240,000 range with the average selling price being about $225,000.

Currently there are 30 properties listed for sale in Heritage Isle community.

There are four condo units listed for sale at this time.  Of these, only one is a standard sale. Two are foreclosures and one is a short sale.  Prices for these condo units are all within a small range between $119,900 and $125,000.

There are there six patio style homes on the market with prices ranging from $133,000 to $152,500.  All are two-bedroom two-bath one-car garage units with about 1,400 ft.² under air.  All our regular sales except for one short sale ($133,000).

There is one half duplex listed at this time.  Half duplex homes are not very common in Heritage Isle. This three-bedroom two-bath two-car garage unit has 1,835 ft.² under air and is offered at $197,500.

All 19 of the single-family homes for sale are standard listings.  List prices range from $217,900 to $479,900.  Homes priced above $400,000 are not very common Heritage Isle with these usually having 3,000+  square under air, four or five bedrooms, three or four bathrooms and three car garages.  Nine of the homes for sale are priced below $260,000.

For information on homes for sale in the Heritage Isle community please call me at 321-693-3850 or, if preferred, send me an email.




 

Tuesday, January 21, 2014

Homes for Sale in the Heritage Isle 55+ Community in Viera, Florida


Duran Golf Course across water

Why Do People Choose to Live here? 


Heritage Isle is one of the premier gated 55+  neighborhoods in Brevard County, Florida, conveniently located just north of Melbourne, FL in the planned unit development of Viera.

For the golfer, its location next door to the Duran Golf course is ideal.  For the sun lover, its location is just 30 minutes from the beaches.  For the traveler,  its location is minutes from I-95, only 45 minutes from Orlando International Airport ) and less than a half hour from  Port Canaveral cruise terminals. 


Heritage Isle is convenient to shopping, restaurants, minor league baseball (also spring teaining facility of Washington Nationals) and the new Viera Hospital located in the Viera Health Park

Looking for a home in the Heritage Isle community?


Common 3/2/2/ style
Interested in finding homes for sale in Heritage IslePlease send me an email and I will provide a link to your very own customized search with auto-emailing of any new listings as they occur.  Up to the minute, current listing in Heritage Isle is something I can offer you will not find on one of those big real estate web sites!  

What's the Heritage Isle Neighborhood Like? 


The homes you can expect to find in the Heritage Isle community vary greatly with preference.   A 55+ community like Heritage Isle does not necessarily mean a physical downsizing.

Depending on whether a single family detached unit, half duplex, villa or condo is what you seek.  The single family homes are available in smaller styles (typical 3 bedroom 2 bath 2 car garage with 1,600-1,800 sq ft under air) as well as the larger homes with three car garages (2,500 to 3,500 sq ft).

Villa typically 2/2 one car garage
There are some half duplex homes in Heritage Isle as well although these are less common.  More common are the villa style homes (also called patio homes).  These homes typical halve one or even two shared walls with other units and have a single car garage.  Typically these villa homes are in the 1,200 to 1,500 sq ft range and have two bedrooms, two baths and a "flex" room.

Condos
Lastly there are condos available at Heritage Isle.  The condos available in the Terraces at Heritage Isle are all two bedroom two bath units with size ranging from about 1,400 for end units to just above 1,100 sq.ft. for interior units.

Most of the homes built in Heritage Isle were constructed by the developer Lennar Homes.  Through the years there have been other builders who are no longer build in Heritage Isle.

Heritage Isle offers attractively priced newer homes in a gated community.  Many of these Lennar homes often remind me of the Model T Ford.   No, not that they are old or anything like that, but more of the builder, Henry Ford who wrote in autobiography, My Life and Work, 1922  "Any customer can have a car painted any color that he wants so long as it is black."

Within the Heritage Isle community buyers will find many similarities in the homes built by Lennar. The cabinets, paint, carpet, and appliances in many are the same.  It should be expected as using the same materials/supplier results in an economy of scale that allows Lennar to offer homes at very attractive prices.

Still, depending on the time built (from around 2005 until current construction) the actual components used and models have changed a bit.

What does Heritage Isle offer its residents?  Just some of the offerings include

  1. gated entry (staffed 24 hours)
  2. 21,000 sq.ft. clubhouse with restaurant/snack bar
  3. fitness center library with computer stations
  4. pools
  5. tennis
  6. golfing next door at the Duran Golf Club 
  7. location - near the new Viera Hospital 
  8. shopping nearby
  9. access to beaches and cruises within minutes, and more!
  10. lawn service/landscaping included in HOA dues
  11. concierge services available
  12. organized activities and clubs
Current properties for sale in Heritage Isle are priced in the $118000 to $479,900 depending on whether one is looking for a condo, a villa or single family detached home. 

What is Nearby the Heritage Isle Neighborhood? 


Heritage Isle is located within the planned unit development of Viera.   There is a new hospital, Viera Hospital, about a half mile from the neighborhood as well shopping in The Avenues at Viera.   The Avenues offer restaurants, a movie theater, major shops, major department stores like Kohl's and Belk's plus much more.  Nearby you will find Bonefish Grill, Panera Bread, Chili's, Melting Pot, Moe's Southwest Grill, Longhorn Steakhouse and many more restaurants.   Want to grab a coffee?  Stop by Books-A-Million or swing over to the nearby Starbucks Coffee. 

Find out about everything that is nearby to Heritage Isle including places of worship, banking, shopping, recreation and much more on my website. 

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

Sunday, January 19, 2014

Home Buyer Tips: Accept the things you can't change

The Serenity Prayer goes something like "God, grant me the serenity to accept the things I cannot change, the courage to change to the things I can."

A very similar sentiment can be applied to the home buying search.

The home buying process, regardless of who you are, begins pretty much the same.  A decision to buy, the financial decision (mortgage approval or cash), location, select your Realtor®, identify needs (must have, can't have), and the search.

And then you find the perfect house!

The truth is perfect rarely comes in any house unless it is a custom build.  There will be some things you can change and some you can't.

Walls can be painted.  Flooring can be changed. Old appliances can go. Exterior paint color can be changed.  The landscaping can be modified. Even bahrooms and kitchens can be modified/updated.

These above items are all possible if a buyer can accept the things they can't change.

What can a buyer not change?   Primarily location and all that is associated with location (home owner association membership, neighborhood, school district, zoning, taxes).

In Brevard County, Florida I often get buyers who want the newness of Viera but don't want the restrictions of an association?  There is no way around it.  If you want to buy a home in Viera, Suntree and most new neighborhoods, there will be an association and restrictions.

In Brevard County, Florida buyers may want a home in Cocoa Beach or even Merritt Island.  The home owner insurance rates will be higher because of the exact reason they want to be there - proximity to water!

You may want your children to attend Viera High School or any other high school.  You are going to have to purchase a home in the appropriate school assignment area.

You may be an animal lover, especially horses.  In Brevard County you will likely end up in one of the rural areas like Canaveral Groves or in northern Brevard near Mims.

Could that be why it is often said "real estate is all about location, location and location?"

If you are moving to Brevard County, Florida give me a call at 321-693-3850 or send me an email if I can help in any way.


Wednesday, January 15, 2014

Home Seller Tips: Don't "write off" an offer for closing cost assistance.

This is one thing all sellers can agree on...

Image courtesy of xedos4 / FreeDigitalPhotos.net
When it comes to selling your home the bottom line is all about the "net."

Net refers to the final proceeds you walk away with after selling.

What does it cost to sell your Brevard County, Florida home?   The cost of selling will depend a lot on your specific property.  Email me for an estimate of what it will cost for me to sell your Viera, Florida home.

Here I want to address the actual offer received.

A seller may receive an offer which includes a buyer asking for help with closing costsSellers should not not completely disregard this and refuse to consider the offer.

Remember selling is about the net - not the selling price.

If helping the buyer with some closing assistance works, why not?

Why do buyers ask for assistance?  There are many reasons including saving cash for moving costs or perhaps the after purchase repairs.  It could be the buyers are first time home buyers and can qualify but are tight on cash.

As a seller the why is of no concern, right?  After all it is the selling price... more accurately, the net.

Still consider bumping a sale price higher if the costs are to be included?  Or consider a partial contribution.  Still, the purchase price still must be within the appraised value.

Another consideration is the type of mortgage involved. 

If it is an FHA loan, the maximum allowed seller assistance is 6%.  If a VA loan is involved then I believe the limit is 4%.   And then, in some cases, the lender may reduce the selling price by the concession amount. 

The key point - don't write off a request for closing assistance.

agent@moving2brevard.com


Sunday, January 12, 2014

Buying a Home in Brevard County, Florida - Due Diligence is a Buyer Responsibility

Merriam-Webster defines due diligence, in part, as "the care that a reasonable person exercises to avoid harm."

This short post is a continuation of "Did your real estate agent tell you to go find the answer yourself?"

When it comes to a major financial decision such as a home purchase a fully informed decision will minimize a potentially costly mistake.   Much of the necessary research can take place before an offer is made on a specific property.

As a prospective home buyer much of this information  should be gathered while evaluating where to look for your new home.

Information relating to location such as cost of living, school quality, property tax rates, general insurance costs (home owner, flood insurance) and crime rate are fairly easily obtained.

Once a location (and specific property) is identified some new areas of due diligence come into the picture.  Here are some places to look although this is not an all inclusive list.

  • I suggest starting with the seller's property disclosure for any issues with property (read but don't consider as fact). 
  • Find out about the home owner association (financial status, assessment and fees).  Review the association documents.
  • Talk with neighbors.  Ask questions.  
  • Check the Florida sexual predator/offender database
  • Call the local law enforcement department and ask them about the neighborhood specifically.
  • Visit (and confirm) the schools your children will likely attend. Start with the Brevard County Public Schools website.  
  • Have your property inspection done. 
  • Have a survey done to protect yourself.
  • Call your insurance company to get quote (and find out if a four point or wind mitigation inspection should be done at the time of property inspection).  
  • Consult your attorney or tax adviser if these are a concern.  I am a real estate agent - not an attorney or CPA. 
Considering buying a home in Viera, Suntree or Rockledge, Florida?   Call me at 321-693-3850 or send me an email if I can helo in any way.

Saturday, January 11, 2014

Did your real estate agent really say "Go find the answer because I do not have the answer?"

(1) Did your real estate agent really say "Go find the answer because I do not know it?"

(2) Or, did your real estate agent really say "Go find the answer because I can't answer it?"

My guess is their response resembled the latter question .  Sometimes your real estate agent will decline to answer your question for reasons explained below. 

You may be thinking "Why would a real estate agent not answer all my questions if they are here to help me?"

Some questions could result in a real estate agent violating the Fair Housing Act of 1968 which serves to protect certain classes from discrimination in the housing market.  These include race, color, national origin, religion, sex, familial status (whether someone has children or not), and handicap.

So, for example,  responding to questions about the composition of the neighborhood or whether there are any kids could be a violation.  Your real estate agent should know which questions they can answer.

Even questions that don't violate housing laws can open a real estate agent up to potential liabilities.  Things like the crime rate and the school quality are best answered by the appropriate sources.  In this case, the local law enforcement department and the school board.

A few other areas of potential liability includes questions about the condition of the property (seek licensed inspector), survey boundaries, what will be built on the vacant lot, when a sound wall will be constructed, tax (CPA) and legal questions (attorney).

Aside from the liability issue, as a home buyer (or seller), an answer from an appropriate qualified professional is better than taking the word of a real estate agent whether they have been in the business ten days or ten years!

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


agent@moving2brevard.com

Thursday, January 09, 2014

Home For Rent - Rockledge, Florida - 3 Bedroom 2 bath 2 car garage - $1,200

Small yard, easy to maintain.
1224 Serengeti Way, Rockledge Florida  
Open Floor plan


Available now in Rockledge. 
Three-bedroom two-bath two-car garage home in Huntington Lakes subdivision - only $1200 a month.
 

All appliances
This ideal location is near public parks, convenient to excellent schools, shopping, restaurants and medical facilities. Easy access to I-95 and US1  makes good location for commuters. This 1706 ft.² home was built in 2005 and is move-in ready now.  All electric, central heat and air conditioning. Laundry room but washer/dryer not provided.

The master bathroom features a separate tub and shower. The master bedroom has a large walk-in closet.  At the front you will find an office area off to the right and an open living and dining area.

The kitchen features a large bar as well as space a breakfast area. Screened in back porch is tiled and offers privacy. There's a sprinkler system on well water while the house itself is on city water. All bedrooms are carpeted in a neutral beige shade and kitchen and bath have ceramic tile.

The owner requests no smoking in the house as well as no pets.  One year lease only.

Again 1224 Serengeti Way in Rockledge, Florida available now for immediate occupancy.

Please call me at 321-693-3850 or send me an email if you have questions.   Move-in requires first and last month's rent plus a security deposit of $1000.


agent@moving2brevard.com


Wednesday, January 08, 2014

Homes for Sale in the Wyndham at Duran Neighborhood in Viera, FL

Homes for Sale in the Wyndham at Duran Neighborhood in Viera, FL 


Why Do People Live here?    Wyndham at Duran is an exclusive gated neighborhood of custom built single family homes conveniently located just north of Melbourne, FL in the planned unit development of Viera.

For the golfer, its location on the Duran Golf course is ideal.  For the sun lover, its location is just 30 minutes from the beaches.  For the traveler,  its location minutes from I-95 and only 45 minutes from Orlando International Airport  )less than a half hour from Melbourne Internal Airport) is ideal.

Wyndham at Duran is convenient to shopping, restaurants and the new Viera Hospital located in the Viera Health Park.   For those commuting to Melbourne access to I-95 is just minutes away. 

Looking for a home in Wyndham at Duran? 

Interested in finding homes for sale in the Wyndham at Duran Neighborhood of Viera, Florida?  Please send me an email and I will provide a customized search with auto-emailing of listings.

What's the Neighborhood Like?

The homes you can expect to find in the Wyndham at Duran neighborhood are larger than most others in the Viera area and generally range between 4000 and 6000 square feet under air.  Homes in Wyndham at Duran feature all you would expect in custom executive homes built by some of the finest custom builders in Brevard County like Christopher Burton Homes, Joyal Construction and Arthur Rutenberg Homes.

Just some of the quality characteristics you will find in Wyndham at Duran properties include things like custom inlaid marble floors, custom cabinetry, gourmet kitchens with top of the line appliances, custom fireplaces, tray ceilings, granite counters throughout, tile roofs, three and four car garages, impact glass windows, real wood floors and doors, and much more.  Most of the lots range between .30 to .40+ acres so there is plenty of privacy with exquisite lake and golf course views .   At Wyndham at Duran home owners enjoy the privacy of gated living (manned, 24-hour) in one of  Brevard County's most desirable executive communities.

Current homes for sale in Wyndham at Duran are priced in the $725,000 to $1,125,000 range.  Wyndham at Duran offers homeowners a great location, quality custom homes at very attractive prices.

What' is Nearby the Wyndham at Duran Neighborhood?

Wyndham at Duran is located in the planned unit development of Viera.   There is a new hospital, Viera Hospital, less than a half mile from the neighborhood as well shopping in The Avenues at Viera.   The Avenues offer restaurants, a movie theater, major shops, major department stores like Kohl's and Belk's plus much more.  Nearby you will find Bonefish Grill, Panera Bread, Chili's, Melting Pot, Moe's Southwest Grill, Longhorn Steakhouse and many more restaurants.   Want to grab a coffee?  Stop by Books-A-Million or swing over to the nearby Starbuck's Coffee.

Find out about everything that is nearby to Wyndham at Duran including places of worship, banking, shopping, recreation and much more on my website.

What Schools will the Kids Attend?

If you buy a home for sale in the Wyndham at Duran neighborhood of Viera, Florida, the local schools serving this area include Quest Elementary, Kennedy Middle School and Viera High School as well as the new Viera Charter School (K-7).

To get more local school information about these schools check out the Brevard Public Schools website.

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


agent@moving2brevard.com

Tuesday, January 07, 2014

How much home can you buy for the "average selling price" in Brevard County, Florida?

The "average selling price" for residential properties in Brevard County, Florida in December 2013 was approximately $160,000.

So how much home could you buy if your purchase price was near the average price?  Here are a few examples from December 2013 closed sales as reported in the Brevard MLS system.
  • 134 Michigan Ave., Indialantic sold for $150,000.  This 1531 ft.² 3 BR/3 Bath/1 car garage
    home was built in 1952.
  • 1009 Pelican Ln., Rockledge sold for $152,900. This 1654 ft.² three-bedroom two-bath two-car garage home was built 1995.
  • 605 Janice Court, Merritt Island sold for $159,900. This four-bedroom, two-bath one-car
    carport was  built in 1962. At 1460 ft.²  this home is smaller than most of the others here but it did have a private in-ground pool.
  • 4250 Millicent Circle, Melbourne sold 160,000. This Eagle Lake subdivision 2006 built five-bedroom two-bath home with 2316 ft.² and a two-car garage was a standard sale.
  • 3367 Caraway St. in Cocoa sold for $160,000. This 1511 ft.² 3 bedroom 2 bath 1993 built two-car garage home had a 1.01 acre lot.
  • 209 SE. Brandy Creek Cir., Palm Bay sold for $162,000. A 2005 built  home with2271 ft.² this four-bedroom three bath home with three car garage was a foreclosure.
  • 859 Hunters Creek Dr.,West Melbourne sold for $163,000.  This 1994 built 1614 ft.² three-bedroom two-bath two-car garage home is located in Hunters Creek.
  • 1531 Wekiva Drive located in Suntree sold for $165,000.  This 2002 built three-bedroom two-bath two-car garage foreclosure had 1910 ft.² under air.
  • 741 Wickham Lakes Dr. in Viera sold $166,000.  A 2000 built three-bedroom two-bath two-car garage foreclosure with 1608 ft.² under air.
  • 2087 NW Neveah Ave. Palm Bay sold for $166,300.  This 1984 ft.² new construction four-bedroom two and a half  bath two-car garage was sold by the builder in the new Parkside West development. 

The examples above illustrate the differences in price based on location  (beach side, south county, Suntree, Viera, etc) and circumstance of sale (foreclosure vs. standard sale).  Of course there are other factors which can impact price ( age, size, etc.).

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

agent@moving2brevard.com




Monday, January 06, 2014

Brevard County, Florida Real Estate Information - Make Sure Your Source is Reliable

The Internet is a great thing.  The Internet is an amazing resource for almost any type of information one may be seeking. 

But the available information is not always current.  It may have been accurate at the time it was published. 
Image courtesy of Stuart Miles / FreeDigitalPhotos.net


Frequently I receive emails or calls from individuals researching homes for sale in Brevard County, Florida.   Many times the home they are asking about is no longer on the market.  It was sold months ago.

Likewise, when I speak to some who are considering selling their Brevard County, Florida home, they quote values that are inconsistent with the current Florida real estate market.

Sometimes the value quoted is a pie in the sky figure based on a complex calculation including what they paid plus a profit plus the additions/updates made over the past five years plus...well, you get the point.

Sometimes the figure is based on a major website that provides real estate data nationwide.

In both of the above situations they are working with inaccurate data.

Real estate decisions need to be based on solid information.

That information is available from local sources - your Realtor® using local data (the MLS system) and local market knowledge.

Considering buying or selling a house or condo in Brevard County, Florida?  Call me at 321-693-3850 or email me if I can help in any way.

agent@moving2brevard.com

 

Saturday, January 04, 2014

Home Inspections - What to expect

The purchase of a home is probably the largest financial decision one will ever make.  Because of the magnitude of the commitment required I always recommend buyers have a home inspection before closing escrow.

While a routine home inspection in the Brevard County area is not very costly skipping having an inspection can be very costly later.  The average cost in my experience is somewhere around $300-$400 for the inspection.

Sometimes, depending on the age of the home, additional inspections are required by insurance companies.   These may include a four-point inspection as well as a wind mitigation inspection. These can add an additional cost but many times are bundled by inspection providers into a lower price.

What should a buyer expect from home inspection?  Home inspection should be an unbiased independent report of the properties current condition.  If there any current issues present they should be identified in the inspection report.  If there are any potential issues in need of further evaluation by a licensed professional, they should also included in the report.

Should the buyer be present during the inspection?  This is an individual decision but most buyers prefer to be present.  Most inspectors I have dealt with in Brevard County are willing to show the buyer any issues present during inspection that will be included on the report.  Very often they will go a further step and educate the buyer in some preventative maintenance issues that should be addressed as a homeowner.

If there's a septic system it should be inspected by a qualified professional service.  The cost of a septic inspection will vary so it is recommended you shop around.  Most homes in the central Brevard County area are on public sewer systems and city water.

As a real estate agent I always recommend an inspection.  In my ten plus years I have never had a buyer decline having a property inspection.  

Will I recommend a specific Brevard County home inspection company?   No, I will not endorse any specific company.   I have come across several very professional home inspection companies that have delivered excellent results for my clients which are included on any list of inspection companies I provide to buyers, if requested.

The bottom line:
  1. have an inspection done, 
  2. understand the results,
  3. ask questions of the inspector, and 
  4. decide for yourself if inspection results make the property you are considering worth going forward (Read "How to respond to inspection results.).

For information homes for sale in Brevard County Florida, please contact me at 321-693-3850. If you prefer, send me an email.

Friday, January 03, 2014

Single Family Home Sales in Brevard County, Florida 2012 vs. 2013 (includes specific data for Viera, Suntree, Rockledge)


This is a short comparison of the average selling price of single family homes sold in Brevard County, Florida during 2012 and 2013 including specific data for the Viera, Suntree, Rockledge areas as well.

Overall in Brevard County, Florida the average selling price in 2013 was $165,203, an increase of 7% over the 2012 price of $153,315.

Below you will find the results for several of the central Brevard County areas where I work primarily (although I serve buyers and sellers in all of Brevard County, Florida).
  • In Rockledge the 2012 average selling price was $132,236 and increased 15%  to $252,193 in 2013.
  • In the Viera area east of I-95 the average selling price of 2012 ($187,000) increased to $200,000 in 2013.
  • The Viera area west of I-95 saw a decrease in selling price between 2012 and 2013.  In 2012 this area had an average selling price of $318,990 while 2013 saw it decrease 6% to an average selling price of $298,568.  Viera "West" is newer than the east side as the homes were built from about 2004 and continue to be built today.
  • In the planned unit development of Suntree (south of Wickham Road)  the average selling price in 2012 was $298,373.  The single family sales price increased about 2% in 2013 to $306,365.
  • A little south of Suntree in the Palm Shores area the 2012 average selling price for single-family home was $133,640 and saw a modest increase of 4% 2013 to $139,410.  The neighboring Pineda area as well as Lake Washington had an 8% increase in 2013 to an average selling price of $256,794.
The above averages were extracted from the Brevard MLS system today and have not been audited but are believed to be accurate.  Use these prices as a general guide only when considering prices in various areas of central Brevard County, Florida.

For more information on homes for sale in Brevard County Florida, or to sell your Brevard County, Florida home, please call me at 321-693-3850 or email me.

agent@moving2brevard.com

Thursday, January 02, 2014

Start 2014 Believing...in yourself!

Today is the day to make it happen - period.

No inspirational post here, only this observation from a Viera, Florida real estate agent:  

Start 2014 Believing...in yourself!

I, like many others, saw the perfect example of this last night.  Yes, it came from a football game but the lesson applies to life.

The Fiesta Bowl was touted as the biggest mismatch in the history of the Bowl Championship Series.  The University of Central Florida Knights were 17 point underdogs to the the Baylor University Bears.

I even remarked before the game that I "hoped" UCF would play respectable.  I, like Vegas and all the sports experts, gave them no chance at winning.

We were wrong...52-42 wrong.

Now as you kick off 2014 pay no attention to the experts.   Believing in yourself is the basis for all success - on the football field and the real estate profession.

Hope doesn't win games in lifebelieving and doing does!

Image courtesy of Stuart Miles at FreeDigitalPhotos.net

Wednesday, January 01, 2014

Short Sales, Foreclosures and Institutional Lenders....Not for all buyers!

This is not intended to bash the banks, really.

Still, experience has shown me multiple times that institutional sellers (lenders, Fannie Mae, HUD) are not always easy to work with whether you are the buyer or seller.

When dealing with short sales there is a seemingly endless bureaucracy.  I have one buyer who has had a short sale contract pending approval since February 2013.

Key point:  If you are considering a short sale purchase, give yourself plenty of time and be ready to act on short notice (i.e. approved, close in 30 days or less).

And if you have a short sale under contract awaiting approval it may just get foreclosed before a decision is made.  Sometimes the right hand does not know what the left hand is doing.  (And no one finds out until the locks have been changed!)

And then there are the foreclosures which require dealing with a government contractor.   In this case expect minimal service with most of the burden placed on the buyer.

And sometimes the institutional seller is a local bank or credit union which is an entirely different process than what I write about here.  (When considering a mortgage, look local like your bank or credit union!)

Buying a short sale or a foreclosure is not the same as buying a standard sale.  Still, bargains can be found if a buyer has the funds, patience and....the moon and stars are aligned!

If you are considering selling your home as a short sale in 2014, call me to discuss how I can work for you.  If you are in a potential foreclosure situation your lender may be open to a short sale.

If you are considering buying a home in Viera, Suntree or Rockledge, Florida, I would welcome a chance to assist you in any way possible.

agent@moving2brevard.com


http://www.moving2brevard.com/LISTINGS


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