Find Your Home!

Saturday, May 31, 2014

55+ Communities in Viera, Florida - Heritage Isle, Grand Isle and Indian River Colony Club

Viera, Florida offers home buyers several choices of gated 55+ communities. 

  • Heritage Isle is the newest.
  • Indian River Colony Club is the oldest.  
  • And in between there is Grand Isle.  
Each of these Viera 55+ communities has the their own personality.  The differences,  some subtle, do exist.  And, much like the story of the three little bears, one is probably just right for anyone looking for a Viera, Florida 55+ community.   

So, which one is just right?  Below are links to several related articles which may help you answer the question.

If you are considering making a move to a Florida 55+ community, please give me a call at 321-693-3850.  Let me set up a tour of these communities and you can decide for yourself if this is what you are looking for in a gated 55+ community.

If you prefer, click on the below link to send me an email.

Above image approved for public use.

Thursday, May 29, 2014

Market Activity Fairway Lakes at Viera - Homes For Sale in May 2014

Considering a move to Brevard County, Florida and seeking a gated, new (or newer) construction executive living near one of the best golf courses in Brevard County?  Then look no further than Fairway Lakes at Viera.

The Fairway Lakes development in Viera  is located near the new Viera Hospital and the newest high school Viera High School.

Also nearby you will find The Avenues at Viera shopping center as well many other shops and restaurants. 

Currently there are eight homes for sale in the Fairway Lakes at Viera.   Home sizes vary greatly with sq.ft. under air ranging from 2,521 to 3,779 with an average size home around 3,200 sq ft.

Most homes currently for sale in Fairway Lakes have four bedrooms and three baths with two car garages.  All of the homes for sale in Fairway Lakes at Viera are standard (fair market) sales built between 2007 and 2014.

Current list prices range from $410,000 to $617,822.  While that is a wide price range three of the listings are at or below $464,000.

Among the builders represented by these homes for sale in Fairway Lakes at Viera are Toll Brothers, Emerald Homes,Viera Builders  and DR Horton.

There have only been two homes sold in Fairway Lakes since April 1, 2014.  These two, as reported in the Brevard multiple listing system, were:
  • 3118 Lamanga Dr - a five bedroom four and a half bath, 3433 sq ft  two car garage direct water and golf course home built in 2011 which sold for $520,000 on 05/09/14.
  • 3157  Lamanga Dr - a water front new construction home by Viera Builders with five bedrooms four and a half baths and a two car garage with 3,812 sq ft under air which sold for $555,032. 
For information on homes for sale in Fairway Lakes at Viera or to sell your Fairway Lakes at Viera home, call me at 321-693-3850 or send me an email.

Wednesday, May 28, 2014

Monthly Distressed Market Report - Brevard County, Florida Single Family Homes April 2014

I received an email from a customer yesterday asking why I had not included any short sale listings in my latest email.  In this case the question was directly aimed at the Heritage Isle 55+ community in Viera, Florida.

My reply was pretty much the same as I have given to a lot of folks lately....

There are not that many short sales in Brevard County, Florida anymore.

Within Brevard County there are only 12 listings in 55+ communities that are short sales or foreclosure listings. Only one, a condo, is located within the Heritage Isle community.

As of today (May 28, 2014) there are about 
  • 152 active single family short sale listings, 
  • 3,069 active standard sale single family listings, 
  • 524 foreclosure single family listings.

Sunday, May 25, 2014

Home Buyer Tips: Do you really want to negotiate the appliances?

Many times a seller will intentionally leave the appliances off the included items when they list a home for sale with the goal of making them a negotiable item later.   The strategy sometimes works.

Here in Florida some appliances are considered personal property while some, if attached or permanently affixed to the structure, are considered real property.  And real property goes with the house at time of sale unless it is specifically excluded.

As a seller how much does the older appliances add to the value of your home?  If it is old it may run a like a charm but with a higher energy cost.

agent@moving2brevard.comEnergy efficiency should be a consideration when purchasing a home.  Insulation matters.  The efficiency of an air conditioner, especially here in Florida, is a major consideration.  Likewise, the cost of operating an older hot water heater may be higher.  What about a tankless hot water heater?

Back to the title question, is an older appliance really that vital to the transaction?   It depends on the individual circumstances.

If a buyer has little cash reserves then, as a temporary fix, go for the older appliance.  If the resources are available to replace them with appliances with less operating expense, perhaps not.

Saturday, May 24, 2014

Brevard County Residential Sales Summary Report for April 2014 compared to April 2013:

Brevard County Residential  Report for April 2014 compared to April 2013:
  • Closed Sales are up 7% for April 2014 in which the number of units closed were 824 compared to 770 in April 2013, with an increase in cash sales by 8.8% compared to April 2013.
  • New Pending Sales are down -1.0% and New Listings are down -2.5%.
  • Median Sales Price for Brevard County Single Family Homes are up 4.4% to $132,450 compared to a year ago, which was $126,900. 
  • Median Days on the Markeare up 7.7%, which is 42 days compared to 39 in April 2013.
  • Months Supply of Inventory is down -6.4% to 3.7 months compared to 4.0 months in April 2013. 
  • Traditional Sales are up 22.6%, with a median sales price of $166,500.
  • Foreclosure/REO Sales are down -4.0%, with a median sales price of $82,000.
  • Short Sale Closings are down -58.3%, with a median sale price of $120,000.
The above information provided by the Space Coast Association of Realtors®  For information on buying or selling a home in Brevard County, Florida please give me a call or send me an email..

Brevard County Townhouse/Condo Sales Summary Report for April 2014 vs. April 2013

Brevard County Townhouses/Condos Report for April 2014  compared to April 2013: 
  • Closed Sales are up 9.5% for April 2014, with an increase in cash sales of 15.0% compared to April 2013. 
  • New Pending Sales are up 7.0% and New Listings are down -24.3%.
  • The Median Sales Price for Townhouses/Condos are down 2.7% to $110,000.
  • Median Days on the Market are down -9.9%, which is 50 days compared to April 2013, which was 40 days.
  • Months Supply of Inventory is down -5.40%, which is 5.2 months compared to April 2013, which was 5.5 months.   
  • Traditional Sales are up 20.8%, with a median sales price of $119,000.
  • Foreclosure/REO Sales are down -17.8%, with a median sales price of $62,500.
  • Short Sale Closings are down -33.3%, with a median sale price of $83,000.
The above information provided by the Space Coast Association of Realtors®  For information on buying or selling a home in Brevard County, Florida please give me a call or send me an email..

Sunday, May 18, 2014

Home Seller Tips: How long will it take to sell my house?

How long will it take me to sell my house?  Although there are lots of variables that can impact the exact answer, I believe the four items listed below exert a great deal of influence on the answer.

  • First, it all depends on the house.  If it is move in ready and the seller is move out ready, then that is a good start. 
  • Consider is the price.  No surprise there, right?  A competitively priced house is key to getting an offer.  Key here is being competitive which does not automatically mean being the lowest priced and does not exclude being the highest priced if the location, condition, upgrades, etc. warrant the price
  • Consider exposure.  Your home must be given the widest promotion possible to your likely prospective buyers.  This always means Internet promotion but may also include direct mail, open houses, signage, word of mouth and other methods. Closely related to exposure is the accessibility issue.  If possible, accommodation of all reasonable showing requests will hasten the process.  In other words, the path of least resistance.
  • Lastly, be patient.  Understand there will be bumps along the way.  There are a lot of players in the home buying and selling process.  Regardless of issue, bumps can usually be overcome as long as cooler heads prevail.
So, how long will it take to sell my house?    There is no easy answer.  The above areas touch upon what I call the Three Ps of Selling Your Home (price, preparation and presentation).   With a real estate agent who understands the seller's needs and can communicate the process clearly, it should not take too long.

Thinking about selling your Viera or Melbourne, Florida homeCall me at 321-693-3850 if I can assist in any way.

Want a no obligation market analysis?  Send me an email.

Thursday, May 15, 2014

11 Ways to Create a Welcoming Front Entrance for Under $100

Visit for more articles like this.

Wednesday, May 14, 2014

Home Seller Tips: Negotiation Strategies to Sell Your Home

It is probably human nature for home sellers to wonder if the price they received for their home today was the best they could have gotten.

In a rising market this probably does enter into the equation when a seller is making the decision to accept an offer or not.

Should a seller reject or counter the first offer?   When one is negotiating the sale of a home a seller never rarely knows the maximum a buyer will pay unless they have stated their maximum.

And even if the buyer's agent says "this is our final (or only) offer," how does one know that is the case?

And other thoughts start enter into a seller's mind like..."What if I accept an offer before another, possibly larger offer, arrives?"

During this time it is good to remember this.  Act on the known, not the unknown or possibly may be happening.

Finally, selling fast means either the offer price was right with the market or even low.  As a seller you never have to accept any offer so there is no danger of pricing too low.

Or it meant the seller had their eye on their next home.  In a rising market seller a little lower may be advantageous as the next property price is likely increasing as well.

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

Related articles:

Monday, May 12, 2014

Home Seller Tips: Understanding the process from "For Sale" to "Sold"

Thinking about selling your Florida home?   Where do you start? What do you need to understand about the home selling process?

The below list is not all inclusive but it is a good place to start.  The greatest resource a seller can have when selling their home is a qualified, knowledgeable local real estate agent. 
  1. Understand your market realities.  Your real estate agent should have provided you with the comparable active listings as well as the recently sold listings.  Your probable selling price will be somewhere in that range although maybe slightly higher in an improving market like the Brevard County, Florida market.
  2. Understand the Three Ps of selling your home.  Simply put these "Ps" include pricing, promoting, and presenting.  Two of these three directly involve you, the seller.
  3. Understand who your most likely buyer will be.  As a seller you understand your neighborhood including schools, shopping, traffic, commute times, amenities.  You know the qualities that made you originally purchase.  You know your neighbors.  You probably have a good idea of who your buyer will be.
  4. Understand your real estate agent's marketing plan.  Your agent should also have a good idea of who your target buyer pool is and should have a marketing plan that focuses on getting the information to the real prospect population.  It is not necessary to know the details but you should have a general idea of the plan (Internet, open house, print advertising, broker opens, direct mail, etc.).  By the way, your agent's experience with properties like you will dictate the plan.  Not all promotion methods work for all properties.
  5. Understand the process of selling your Brevard County, Florida home.  Selling a home is not something folks do very often so the process from "For Sale" to "Sold" may seem drawn out at times.  Things like offers, negotiations, contingencies, inspections, appraisals, etc. can seem confusing at times.
  6. Understand the importance of communication.  Keeping the lines of communication open throughout the process is vital.   Sellers your real estate agent works for you.  If you have a question or issue, call them.  Communication is vital during the home selling process.

Related articles:

What your listing price should reflect.
Pricing your home to sell in a rising market.
What is a valid comparable?
Ten Common Sense Rules for Buyers and Sellers
Before you List Your Home For Sale, Do This!

Sunday, May 11, 2014

Waters Realty of Brevard - Boutique Realty Office on the Space Coast of Florida

Waters Realty of Brevard, LLC was formed to provide personalized quality service to Brevard County, Florida real estate consumers in February 2014.  Located in the Suntree area of Melbourne, Florida, Waters Realty of Brevard is an independent non franchised real estate brokerage.

Just recently I had a customer tell me I was a "boutique" office.  Not sure exactly what he meant by the descriptor but I do know that not too many years ago boutique referred to almost any business that was small.

I will be the first to admit it.  My office is small.

My business plan does not include rapid growth but to grow by providing superior customer service to a limited number of clients.

As long as Waters Realty of Brevard maintains a focus on quality and service, the other things will take care of themselves.

Just this week my wife used the word momentum to describe my business since opening my office.  Yes, as the real estate market heats up in Brevard county, Florida I expect my business to do the same.

Recently I had a customer remark about concierge services.  Although most often associated with hotels concierge does fit my business model as I do have some "concierge" tendencies - to make every client feel like the most important person in the world.

Whether Waters Realty of Brevard, LLC is a boutique real estate brokerage or concierge service I will let others decide.  As for me, I provide quality service, individualized and personalized.

Considering moving to Florida?  Give me a call at 321-693-3850 or send me an email. 

Saturday, May 10, 2014

Home Seller Tips: Pricing, Preparing, Presentation - The Three Ps

Selling is all about pricing, preparation and presentation.  It doesn't matter if you are selling yourself (for instance a Brevard County, Florida Realtor®), a used car or a house.

Here are a few articles I have written about pricing your home to sell .

And if you are thinking of selling soon take a look at these articles about preparing your home for the market.

Finally, the last topic is presentation which involves not only how it looks but also the ability for it to be presented to the prospective buyer (accessibility).

The above links cover just a few articles in my blog about selling your Brevard County, Florida home.

Another favorite related topic is what I call the Three Ps of Selling your Home.

When you are ready to sell your Viera, Rockledge, or Melbourne, Florida home, please give me a call.  Let me work for you without a long term listing agreement (a cancel anytime policy).

Click on the Waters Realty of Brevard logo to email me.

Friday, May 09, 2014

Question from Home Buyer: "Why do you look under the sinks every time we go in a house?"

Not long ago I had a question from a prospective home buyer about why I always look under the kitchen sink when we look at a house.

I am not a contractor, property inspector or much of a handyman but I do know that a lot can be learned by looking under the sinks. 

The most obvious is the presence of an ongoing problem.   Or, perhaps, damage from a previously repaired problem.

But, more importantly, it tells me a lot about the owner.

It tells me about their attitude toward maintenance issues.   Did they keep everything in good condition, ignore problems or finally succumb to the "need" to prepare the home for the market.  Does the house look perfect on the surface?   Could there be other hidden issues?

I am sure it is not a fool proof way of predicting the existence or absence of other issues but it does set my expectations.

As a real estate agent I owe it to my customers to point out obvious problems.  For less obvious unseen problems, buyers will have to rely on the appropriate expert starting with a home inspector.

Home sellers, take note.  Address all the problems you know exist before placing your home on the market.  And if there is a problem - disclose it!

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

I want to be your Florida Realtor®!

Image courtesy of vectorolie /

Thursday, May 08, 2014

Heritage Isle in Viera - Homes for Sale in May 2014

There are seventeen active listings in the premier Florida 55+ community of Heritage Isle as of May 7, 2014. 

Heritage Isle Community Features

For anyone not familiar with this Viera, Florida 55+ community, here is a short summary of Heritage Isle features: including:
  1. gated entry (staffed 24 hours)
  2. 21,000 sq.ft. clubhouse
  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. choice of single family, villa or condo living
  12. concierge services available
  13. attractive prices and much more!

What is currently for sale in Heritage Isle in Viera, Florida?

Listing prices for homes for sale in Heritage Isle range from $159,640 (patio style) to $469,900.  The lowest priced single family detached home for sale in Heritage Isle is being marketed at $214,900 for a three bedroom two bath two car garage with 1,781 sq.ft. under air.

Home prices are spread pretty evenly throughout the range listed above with five homes listed below $240,000 and another five listed below $285,000.   The single family homes priced above the $300,000 price point are exceptions with most prices in the mid-$200,000s.

Many of the homes for sale in Heritage Isle are recent construction were built in 2013 and later.  Give me a call for information on new construction homes for sale in Heritage Isle,

What has sold recently in Heritage Isle?

First there are thirteen proeprties under contract at this time so homes are selling in Heritage Isle in Viera.

During the month of April 2014 there were nine homes sold in Heritage Isle.  Of these, there were five single family detached home sold with selling prices ranging from $186,000 (a rare foreclosure) to $266,990 (new construction). 

I was lucky enough to be the buyer's agent for one of these sales - 3355 Moonstone Lane.  This almost immaculate 2005 built three bedroom two bath two car garage home with 1,847 sq.ft. under air sold for $215,000 (lowest selling price in April for a standard sale).

The average selling price for single family detached homes in April 2014 was approximately $220,000.

Included in the April 2014 Heritage Isle sales were four townhomes (patio style/villas)  Selling prices ranged from $137,000 (two sold at this price) to $165,000. Three of these were standard sales and one foreclosure ($137,000).  The average selling price in April 2014 for a patio style home was approximately $146,000.

Heritage Isle also offers condos for sale.  Currently there are five two bedroom two bath condos listed for sale in Heritage Isle with list prices between $125,000 and $133,000.  One listing is a foreclosure ($129,000 with 1,408 sq ft).  Three condo units have sold since April 1, 2014.

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

Wednesday, May 07, 2014

Home Buyer Tips: When is a deal a deal?

I just received my May 2014 Florida Realtor® magazine.   On the cover is an article titled. Multiple offers are Back!

The fact that multiple offers have reappeared in teh Flroda reale staet marekt should be no surprise to real estate agents.

But to many buyers this may be big news.  

With increasing possibilities that more than one offer may be on the table at any given time, buyers need to understand when they have a deal and, more importantly, when they don't.

So when is a deal a deal?

Key point - verbal negotiation may be okay but it is not a written contract.   A person's word is no longer the standard. 

How can a prospective buyer increase their chance of having an offer accepted?  Here are a few points to consider.

Make your offer say "Let's talk."
Improve your chances of having your offer accepted.
Be aware your offer is more than just price.
Give a short response time on any offer.

When is a deal a deal?   A deal is not sealed with a handshake - until after the paper work is signed by all.

Finally, remember this...a counteroffer negates a previous offer.   Likewise, a full price offer does not require any seller to accept your offer.

When you are ready to buy a home in Florida, call me at 321-693-3850 or send me an email.

I am a Florida real estate broker - no an attorney. For advice on contract law consult a qualified attorney.

Image courtesy of adamr /

Friday, May 02, 2014

Brevard County, Florida Schools - Buying a Home for School Assignment

Buying a home because of school assignment can be very tricky. OK, maybe not tricky but with some potential uncertainty.

How does one decide which Brevard County, Florida school is best?  I guess some consider newer as better.  Some will look at some type of grading or ranking.  Some will just consider the location (neighborhood schools).  Some will base the quality on reputation.  Some will rely on what "they" say... now, again, who are "they?"

Related article:  Moving to Brevard County, Florida: Should you rely solely on school grades?

Real estate fact:  School quality affects real estate prices

Similarly, crime rate, location, proximity to amenities, and other qualities impact prices.  It is all about location.

If a buyer has children who will be attending schools now or in a year or so, then the school assignment and quality will likely not change.   If the children are five or more years away from school age/grade, the entire picture may change in the interim.

When I work with prospective home buyers in Brevard County, Florida I always recommend the buyers personally verify school assignment.  I recommend prospective buyers make an appointment with the school principal and make a visit.

Unrelated directly, I also recommend they check the sexual predator and offender list maintained by the Brevard County Sheriff's Office for their prospective neighborhood.  This list can change as you can't control who moves near you later.

As for school quality and boundaries, I believe school quality is made up of multiple components.

Staffing, students and parents all contribute to making a "good" school.

And, unfortunately, they all change over time.

Ready to buy or sell a home in Viera or Melbourne, Florida?  Give me a call at 321-693-3850 if I can assist in any way possible.

Follow by Email