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Friday, February 28, 2014

Viera, Florida For Sale By Owner - What is the benefit of going it alone?

Background:  According to the 2013 National Association of Realtors® survey of home buyers and sellers for sale by owner (FSBO) sellers made up 9% of home sellers.  Of the sellers who went it alone without the assistance of a real estate agent 40% already knew their eventual buyer.   According to the survey the main reason for going it alone was (no surprise) the savings achieved by not paying a real estate agent professional fee.  But according to the survey the average selling price for a FSBO was $184,000 while those selling with an agent received $230,00. (Source:NAR)

First of all, regardless of the method used to sell your home, there is a maximum price that can be received.  It is called the market price.

And,  if you choose to sell your Viera, Florida home without the assistance of a real estate agent, what is the best possible price you will receive?   Ideally, the market price.

But achieving the market price assumes pricing competitively, marketing effectively and presenting it in its most favorable light.

Unless a prospective buyer lacks market knowledge or just doesn't care, the best price any seller will ever get for their home is the market price.

www.moving2brevard.comAnd if it is a for sale by owner, even the most inexperienced buyer, will likely want a discount because no real estate agent has to be paid.

So the benefit of going it alone is?

If you are considering selling your Viera or Rockledge, Florida home as a "For Sale By Owner" give me a call at 321-693-3850.   Lets talk about the market price and the real cost/benefit of using a real estate broker.


agent@moving2brevard.com


Wednesday, February 26, 2014

Home Seller Tips: Its all about being "sell ready."

There is no one "go to" list of things that attract a home buyer's attention.  If there was such a list it would likely be broken down into good and bad.

Initially, a lot of buyers look at a couple of points.  These are price and how long a home has been on the market.

For instance the number of days a home has been on the market can be an attention grabber.  If it has been a lot of days the buyer response may be "What is wrong?" or the more common statement of fact "Must be overpriced."

If the list price is at or near the lower end of the market the response may be "What is wrong?" or "Why are they selling so low?"

Price and days on the market alone are not the things that sell your house.  You must grab a buyer's attention.

And the "grabbing" starts the moment a prospective buyer pulls up in front of your house.   It could be your manicured lawn, immaculate plants and new paint.   Or it could be the recent remodel or updating.   Or the light bright rooms.  Or it could be all the space offered.

Or it could be the original 1970s look.  

Or it could be the dated wall paper.  Or it could be the carpet in need of replacement.  Or it could be the original harvest gold appliances.

Or it could be....The point is you want to be remembered for the positives.

This means make your house sell ready before you place it for sale.  You may not be competing with a lot of listings but you are still competing to obtain the best price possible.



agent@moving2brevard.com

Monday, February 24, 2014

January 2014 Distressed Sales Brevard County, Florida Single Family Homes


January 2014 residential distressed sales in Brevard County, Florida as provided by the Florida Realtors® clearly shows the volume of short sales has decreased within the single family detached home market with increasing prices.

Another good sign is the increase in median sales price and volume of foreclosures.

Like most markets the real estate market shifts routinely.  For sellers, it is shifting in their favor.

www.moving2brevard.com

agent@moving2brevard.com


January 2014 Single Family Home Sales in Brevard County, Florida



January 2014 Brevard County, Florida single family homes sales compared to January 2013 sales as provided by the Florida Realtors® show sales volume and prices are indeed better one year later.

With interest rates still at a very attractive level this is the time to consider buying a home in Brevard County, Florida.

Gary L. Waters is broker owner of Waters Realty of Brevard, LLC located in Melbourne, Florida.  He can be reached at 321-693-3850 or by email.

                                                        3270 Suntree Blvd
                                                            Suite #2218
                                                    Melbourne, FL 32940


Thursday, February 20, 2014

Home Seller Tips: Its only going to hurt for a little while...

Image courtesy of patrisyu / FreeDigitalPhotos.net
Its only going to hurt for a little while...yes, that is what I told you!  No, this is not about some medical or dental procedure.

It is about selling your Brevard County, Florida home. 

Selling your occupied home is not something that fits smoothly with your normal daily routine.

Selling your home will require reasonable accommodation.   Showing requests are, for the most part, planned in advance by buyer's agents.  Many times the buyers have a limited schedule so if you can accommodate the showing request, do so.

Once an offer comes in there will be an inspection and maybe an appraisal.  These again will involve scheduling with several parties including the home inspector, termite inspector and an appraiser, if necessary.

Selling your Brevard County, Florida home requires three components.  I call these my Three Ps of Selling Pricing it right.  Promoting to the right buyer pool.

And, when the first two work, there will be be the critical final component - presentation.  Presentation involves not only getting it "show ready" but also accommodation of showing requests.

When selling your Brevard County, Florida home the path of least resistance may be the quickest path to getting back to your daily routine.

agent@moving2brevard.com

Wednesday, February 19, 2014

Facing Foreclosure? Act Now or React Later.

Foreclosure sales continue to be a major part of the Brevard County, Florida residential real estate market as we enter 2014.

In December 2013 about 25% of all single family home sales were foreclosed houses.  Another 10% of single family home sales were short sales.

Although the real estate market is recovering about one of every three sales in December 2013 were other than normal sales.

What does it mean "Act now or react later?"

Before a house is foreclosed there is a period where options exist to preclude the foreclosure.  It may involve a deed in lieu of foreclosure.  It may involve a loan modification.  It may involve selling your home as a short sale.  What is a short sale?

The key is to act now before you are forced to react through a foreclosure sale.

I am not an attorney.  I do not offer legal advice.

With the above said I offer the below advice.

Contact your lender and discuss possible acts to preclude a foreclosure.  It may involve a loan modification.  They may suggest a deed in lieu.  If the topic of a short sale comes up - call me at 321-693-3850 or email me

I would welcome a chance to assist you in any way possible in selling your Brevard County, Florida home.

agent@moving2brevard.com

Image courtesy of vectorolie / FreeDigitalPhotos.net

Tuesday, February 18, 2014

Homes Sold in Viera Florida 55+ Community Heritage Isle in 2014 (through February 18, 2014)

Homes Sold in Heritage Isle in 2014 (through February 18, 2014)

As of today there have been nine homes sold in Viera's 55+ community of Heritage Isle in 2014.  Selling prices ranged from $149,990 to $375,000.

The three lowest priced homes sold in Heritage Isle were patio style units consisting of  two bedroom two bath one car garage units with 1400 to 1500 sq. ft. under air.  Selling prices for these patio style units were $149,990 to $153,990. Two units were new construction.

The single family detached home selling prices ranged from $220,000 to $375,000 and were mostly re-sales (one new construction).

Two of the homes sold for more than $300,000 and had four bedroom three baths and three garages.  Two home sold for $245,000 - one a 2010 built 3/3/2 with 2006 sq.ft.and one a 2005 built 3/2/2/ with 1,843 sq.ft. with a waterfront lot.

Currently there are fourteen single family homes for sale in Heritage Isle.  List prices range from $224,900 to $479,000.  Homes for sale consist of a mix of old and new with six of the listings being 2014 built homes and five are 2005 built.   Homes fro sale vary greatly in size with sq. ft. under ranging from 1,658 to 3,200 sq.ft.

For information on homes for sale in Heritage Isle or any of the other 55+ communities in Viera including Grand Isle (the other 55+ community in Viera) and Indian River Colony Club, please give me a call at 321-693-3850 or send me an email.

agent@moving2brevard.com

Saturday, February 15, 2014

Want to sell? Do as I say, not as I do....

Who has not been the recipient of the "Do as I say not as I do" advice at some time in their life?  My guess is it probably involved a parent-child discussion.

When it comes to selling your house it very well could apply to the seller-real estate agent discussion as well.

When you are preparing your home for the market some discussions may involve

Most of us are guilty of a little clutter, neglecting some maintenance items, highly personalized paint colors, weeds in the flower beds, less than immaculate housekeeping standards - that is living.

But when you are trying to sell your Viera, Florida home, the circumstances call for a little less daily living and more of a "preparing for that hypercritical relative's visit" living.    Finally, here is the secret to selling your home.

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

agent@moving2brevard.com




Thursday, February 13, 2014

How did the 2013 Brevard County, Florida residential market (single family home) compare to 2012?

How did the 2013 Brevard County, Florida residential market (single family home) compare to 2012?
  • Closed sales were 14.9% greater (8,282 transactions vs 7,208)
  • New listings in 2013 were up 18.6%  
  • Median sales price was up 6.8% ($125,000 vs. $117,000). 
  • Median days on the market were down 11.1% to 40 days. 
  • Months inventory is 4.4 months vs 4.2 months in 2012. 
  • Short sale closings are down 44.7%. 
  • Average sales price in 2013 was $163,451, a 7.5% increase over 2012.

Tuesday, February 11, 2014

Home Owner Associations: The Good, The Bad, The Ugly...

Many folks retiring to Florida want the freedom of no rules (and no snow) but the environment offered by a home owner association and its rules.  In these cases a choice must be made.

So what is the good?  Uniformity, consistent appearance. Perhaps community facilities like a pool, tennis, gated entry.

So what is so bad?  You are constrained by the rules and the organization.  There will be dues to pay.  The dues may increase later.  In the case of a condo there may also be special assessments later.  There will be procedures to that must be followed to make changes to your property (an architectural committee, for example).  If you lease your home out there may be a requirement for tenant approval by the association or a minimum lease period, etc.

And, finally, what is so ugly?   To some the ugly is what you have when you have few rules - the pink house, cars in the front yard, used appliances in the front yard, RVs parked in the street, etc.  I will admit these are extreme and for for illustration purposes.

Or, on the other hand, it could be the association itself.  Yes, I have seen some neighborhoods where the HOA officers were not so nice!

Home owner associations exist to protect property values and force consistency within the community where they are organized.  And the membership is composed of home owners.  I urge all buyers to get involved in their home owner association.

As for buying a home in the Brevard County, Florida areas of Suntree and Viera - expect home owner associations.  In most areas of Brevard County with newer subdivisions an HOA will generally be the norm.

agent@moving2brevard.com

Monday, February 10, 2014

Florida Homes for Sale: Whether buyer or seller, the starting point is FREE!

It has been said many times....very few things in life are free.  But when it comes to buying a home in Brevard County, Florida or selling your Brevard County, Florida home, the starting point should is FREE.

Image courtesy of photostock / FreeDigitalPhotos.net
The first step in the home purchase process involves obtaining a mortgage.  The initial step can be a mortgage pre - qualification which is free.

Pre - qualification is the process whereby a lender takes the information provided by a potential borrower and reviews the income, debt, assets, credit history, money available for down payments, employment history, and other information without verification.   With this the lender can provide a pre-qualification letter which tells the borrower how much they may be qualified to borrow based on the information supplied

The mortgage pre-approval is the step to take if you intend to purchase a home where the loan application is completed and submitted (and a fee is charged).  This is where the lender will pull the credit report, asks for tax returns, pay stubs, and other documentation.  

The first step in selling your Brevard County, Florida home is the market analysis.   And I, like many other real estate professionals, will provide a free market analysis when you are ready to sell your Brevard County home.

A market analysis is not what your neighbor sold his house for or how much you paid originally.  It is a figure calculated based on real data.  Read "How much is your house worth?  Choosing your comps."    A key point to remember is that the real estate agent who tells you your home is worth the most may not be the most accurate.

Whether buying or selling in Brevard County, Florida, call me at 321-693-3850 I can help you.  If you prefer, send me an email.  I have a list of lenders as well I will provide, if asked.

Remember, the starting point is free!

Saturday, February 08, 2014

Fairway Lakes at Viera - Market Update February 2014

Fairway  Lakes at Viera is an exclusive gated neighborhood of single family homes conveniently located just north of Melbourne, FL in the planned unit development of Viera.  Its location on the Duran Golf course is ideal for any golfer.   For the military retiree, its location is only 20 minutes from Patrick Air Force Base and its facilities.

Home prices vary based on custom builder, size and specific  location (golf course, lake, etc).  Some homes are direct golf course, direct  lake, or both.  
Currently there are eight active listings in Fairway Lakes at Viera with list prices from about $445,000 to almost $694,000.   Except for the lowest priced "to be built" listing, all homes are priced above $550,000.

The $445,000 home offers just over 2,600 sq ft under air with three bedrooms three baths and a two car garage.  The other homes for sale are larger with about 3,000 to 3,800 sq ft. under air.   Home builders of these models include Toll Brothers, Emerald Homes, Viera Builders, and DR Horton, Inc. 
Homes for sale in Fairway Lakes at Viera are priced in the $400,000 to high $600,000s range.  Home prices vary based on builder, size and specific location (golf course, lake, etc).  Some are direct golf course, direct lake, or both. Fairway Lakes offers homeowners a great location, quality homes and very reasonable prices! - See more at: http://activerain.com/blogsview/4293153/homes-for-sale-in-the-fairway-lakes-at-viera-neighborhood-viera-fl-#sthash.RlpLyQcv.dpuf
  
Fairway Lakes at Viera is a beautiful neighborhood of single family homes that is 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 surfer and sun lover, its location is just 30 minutes from the beaches.  For the military retiree, its location is only 20 minutes from Patrick Air Force Base and its facilities.
- See more at: http://activerain.com/blogsview/4293153/homes-for-sale-in-the-fairway-lakes-at-viera-neighborhood-viera-fl-#sthash.RlpLyQcv.dpuflist prices range from $445,990 to $693,689. All of the listings are priced above $555,000 except the one.  The $445,990 home is a "to be built" new construction offered by DR Horton INC.
Homes for sale in Fairway Lakes at Viera are priced in the $400,000 to high $600,000s range.  Home prices vary based on builder, size and specific location (golf course, lake, etc).  Some are direct golf course, direct lake, or both. Fairway Lakes offers homeowners a great location, quality homes and very reasonable prices! - See more at: http://activerain.com/blogsview/4293153/homes-for-sale-in-the-fairway-lakes-at-viera-neighborhood-viera-fl-#sthash.RlpLyQcv.dpuf
Some of the other builders inside the Fairway Lakes at Viera community include Arthur Rutenberg and Christopher Burton Luxury Homes
Home prices vary based on builder, size and specific location (golf course, lake, etc).  Some are direct golf course, direct lake, or both. Fairway Lakes offers homeowners a great location, quality homes and very reasonable prices! - See more at: http://activerain.com/blogsview/4293153/homes-for-sale-in-the-fairway-lakes-at-viera-neighborhood-viera-fl-#sthash.RlpLyQcv.dpuf 

Since November 1, 2013 there has only been one home sold in Fairway Lakes at Viera.  A five bedroom five bath three car garage home with 4,049 sq.ft. with pool and golf course and water views sold for $625,000.

For information on homes for sale in Viera's Fairway Lakes at Viera  please give me a call at 321-693-3850 or email me.




Wednesday, February 05, 2014

The Home Buying Process

Make sure this item is part of the process when buying a home....
  • It is not the desire.  
  • It is not the enthusiasm.  
  • It is not knowing what is wanted
  • It is not having a financial plan.
What is the missing element of the home buying process?

I recently had an inquiry from someone who "must have a home with a patio with a golf course view, must not be too large, and it must cost between $XXX,XXX and $YYY,YYY."

So what is the answer?  

Reality.

The real estate market is a reality.   And it is based on local competition.  It is based on local inventory.  It may even based on the time of the year.

Very often, especially if relocating to Florida, it is a local knowledgeable Florida real estate agent who will bring this element to the transaction.

Make sure when you are ready to move to Viera, Florida you get a local real estate expert - Gary L. Waters, a Florida native, local resident for more than fifteen years.

gwatersc21@aol.com

agent@moving2brevard.com




Tuesday, February 04, 2014

Home Ownership Costs - Beyond the closing statement.

You have the mortgage pre-approval.  Although you may not have an exact amount, your projected future mortgage payment is probably pretty realistically estimated. 

Your mortgage payment consists of a small portion that goes toward the original amount borrowed (principal), interest, taxes and insurance.  Of these PITI components, the tax and insurance costs are not fixed (and sometimes the interest rate will change).

Associations fees are something you will be able to add to the projections when you narrow down your home choice.

But there is something that must be factored into the home buying calculations that does not have a real defined amount  - upkeep.

There will be appliances that need repair or replacement.  The roof will wear out.  AC systems fail.  There will be routine maintenance.  If you live in an area that has septic systems there will be maintenance required at some point.

Flooring wears out.  Depending on the exterior of your home there may be stucco repair issues or deteriorating wood siding.  There may be routine termite inspections and treatment.

None of this does not take into account any updating that may be necessary later.

Although it is not a line item on your closing statement it is none the less an important item to consider.

Deferred maintenance can cost even more if you find yourself extended beyond your ability to address issues as they arise.  And when you are ready to sell your Brevard County, Florida home the costs will be clearly shown.

 Image courtesy of AKARAKINGDOMS / FreeDigitalPhotos.net

agent@moving2brevard.com

Sunday, February 02, 2014

Home Seller Tips: Offers give you choices...


So you got it but it is not list price.  What do you do?

Over the years I have heard an initial response to a less than list price offer take many forms including...
  • “I am not going to give it away!”
  • “Who do they think they're dealing with?”
  • “Are they serious?”
  • “You are kidding me, right?”
Offers to purchase, much like people, come in all forms.

Sellers remember an offer is more than just the offer price.

Buyers remember too many contingencies, regardless of price, may be a warning of potential challenges to closing.

Whether seller or buyer, when emotions get in the way of objectivity there will always be challenges and a potentially good deal can vanish.

Recently I read an article cautioning a seller to not be offended by a low ball offer.  I agree.  It is a business transaction so a seller can choose to accept, negotiate by counter offer or ignore the offer completely.

If an offer is not accepted and the negotiation route is chosen, at a minimum, the counter offer should communicate one message - "Not quite there so let's talk." 


Ready to buy or sell a Viera, Florida home?   Call me at 321-693-3850 or email me.

Image courtesy of Stuart Miles / FreeDigitalPhotos.net

agent@moving2brevard.com





Saturday, February 01, 2014

Brevard County, Florida Real Estate Agent - Viera, Suntree, Rocklege, Merritt Island and Melbourne, Florida

It is almost the same words parents say to their children.  Be who you are and don't pretend to be someone else.

The same should apply to real estate agents as well.

I am a Florida licensed real estate broker associate.  I work with buyers and sellers of residential properties in central Brevard County, Florida (Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach, Satellite Beach, Melbourne, Cocoa, Port St. John, Palm Shores).

I also work with owners who are seeking tenant placement services as well as renters in search of a home to lease.

I do not deal with commercial real estate.  I do not handle property management.

Still if you have a need outside of my expertise I have a network of well qualified real estate agents who do specialize in those areas.

I prefer to do what I do well and leave the rest to others.  I owe those who trust me with my real estate services to not stray from my area of expertise.

Image courtesy of Stuart Miles / FreeDigitalPhotos.net


agent@moving2brevard.com

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