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Sunday, August 31, 2014

What is the price of homes in Viera, Florida now?

Last week someone asked me about the price of homes in Viera, Florida now.  Actually their question was "What is the selling price per square foot of homes in Viera now?

For those who are not familiar with this method of computation it is simply the price of a property divided by the square foot under air measurement.   For example, a $200,000 home that has 2000 sq.ft. of air conditioned space would be $100/ft² ($200,000 ÷ 2,000).

Using this method to make a generalization about home prices has its limitations.  The reason is simple.

Other factors can influence the cost per square foot could be the differences in materials, location, when it was built, etc.  If a home is custom built or a tract home/cookie cutter plan the per foot costs can be different.

And the location will impact price such as in Fairway Lakes at Viera on the Duran Golf Course.  Or if is located within a gated community or has water frontage.

When asking about home prices it is best to consider location and quality.  Make it an apples to apples comparison otherwise price per square foot is of little value in price comparisons.

For information on home prices and homes for sale in Viera, Florida, please gvie me a call or send me an email

Image courtesy of Suvro Datta at

Thursday, August 28, 2014

Brevard County, Florida Residential Home Sales Report July 2014 (Melbourne, Florida Home Sales)

Below is a brief summary of the July 2014 Brevard County, Florida residential sales compared to July 2013 residential sales.
  • Closed Residential Sales -  Up 7.9% for July 2014, units closed were 890 compared to 825 in July 2013, with an decrease in cash sales by -8.3% compared to July 2013.
  • New Pending Sales - Up 5.5%.
  • New Residential Listings -  Up 0.3%.
  • Median Sales Price for Brevard County Single Family Homes - Up 19.8% to $148,500 compared to July 2013 which was $124,000. 
  • Median Days on the Market - Down 12.5% (35 days compared to 40 in July 2013).
  • Months Supply - Down 8.3% to 3.8 months compared to 4.1 months in July 2013. 
  • Traditional Sales - Up 23.2% with a median sales price of $175,000.
  • Foreclosure/REO Sales - Down -3.3% with a median sales price of $81,175.
  • Short Sale Closings - Down -62.2% with a median sale price of $113,000.
For information on buying or selling a home in Melbourne, Florida including Viera, Suntree and Rockledge, call me at 321-693-3850 or send me an email

Tuesday, August 19, 2014

Home Seller Tips: What is a motivated seller?

I read  "those words" again this morning in a real estate advertisement.  The words? Motivated seller.

Motivated seller, in my opinion, is a term thrown around rather loosely by real estate agents trying to entice everyone and anyone in the world to come see their listing.

But the words most often mean very little. 

How do you know if their really is a motivated seller?

The ultimate sign of a motivated seller is a price that, while it may not be the lowest in the neighborhood, says, "Hey, I am ready to make a deal!"

If you are ready to sell your Melbourne, Florida home, what can you do to show your prospective buyers know you area a motivated seller?
  • Get your house ready - move in ready, that is.
  • Have a pre-listing home inspection to support your price.  This includes fixing any issues that show up during the inspection.  
  • Offer your buyers a one year home warranty (list your Melbourne, Florida home with me and I will provide). 
  • Finally, price it competitively for location, condition and competition.
Do the above things and your home will not be for sale very long because buyers will know you are a motivated Melbourne, Florida home seller. me at 321-693-3850 to find out how I can help you sell your Melbourne, Florida home>  If you prefer, send me an email.

Saturday, August 16, 2014

Home Seller Tips: Your Home's Two Prices

I saw the below on a Facebook for sale page.  Read it very closely..."Works great.  Has red line...but..."

This reminds of many home sellers when it comes time to discuss their home's condition.

There are problems.  But they have lived with them for a long time.

The problems are not terminal problems but rather more like an annoying irritation that will either go away or become less noticeable.

But the truth is while it may be an itch to the seller it can be a major (possibly terminal, as in deal killer) illness to a buyer.

As a seller I suggest there are two ways to view your home.  The price it will sell for with problems and the price it will sell for with the problems addressed.

Rarely will the two prices be the same.  Think about this as you prepare your home for the control which price.

When you are ready to sell your Melbourne, Florida home, please call me at 321-693-3850 for your free market analysis.

Wednesday, August 13, 2014

Heritage Isle in Viera Florida - Are Prices Increasing in this Melbourne Florida 55+ Community?

Are the selling prices of single family homes in Viera's gated 55+ community of Heritage Isle going up?   A review of the Brevard MLS system shows that during the period of December 1, 2013 through July 31, 2014 there were 50 recorded closings of single family homes in Heritage Isle.

Of these fifty sales there were fifteen built in 2014 with an average selling price of around $240,000.  The home choices in Heritage Isle vary greatly so the selling prices reflect that variability.

The average selling price in June/July 2014 was about $260,000 while the average selling price in April/May 2014 was $212,000.  And then in February/March 2014 it was $255,000.

From this you can see there is no easily discernible increase It all depends on the house.   Look at what has sold since the beginning of July 2014:

Since July 1, 2014 there have been four single family homes sold in Heritage Isle with sale prices between $255,990 and $410,000.
  • 6451 Ingalls St - A brand new construction Lennar built 3 bedroom 3 bath two car garage home with 2,032 sq ft sold for $255,990
  • 3524 Gurrero Dr - A  Burgoon Berger built 2007 3 bedroom 2 bath 2 car garage lake front home with 2,207 ft sold for $310,000
  • 3443 Carambola Circle - A 2005 built two story 5 bedroom 4 bath three car garage lake front pool home with 3,200 sq ft under air sold for $410,000. 
  • 6011 Ingalls St -  A brand new construction Lennar built 3 bedroom 3 bath three car garage home with 1,930 sq ft sold for $274,990.
There were four townhouse/patio homes sold since July 1as well with selling prices between $153,900 and $179,940 (average price around $177000)

So what is currently for sale in Heritage Isle?    There are ten single family homes for sale in Heritage Isle.   The list prices range from $219,900 to $433,900.   Six of the ten listings are priced above $289,000  and have at least 2,300 ft under air with 3 or 4 bedrooms.  The other four listings are 2,015 sq.ft. and less (smallest 1,697 sq.ft.).

So are prices increasing at Heritage Isle in Viera?  Possibly.  One thing is certain - they are not getting lower!

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

Viera, Florida 55+ Community - New Construction Prices Summer 2014

Here are some general prices provided by the Lennar Homes builder/developer at Viera, Florida's premier 55+ community of Heritage Isle.    The prices listed below for Heritage Isle new construction show three prices which reflect the different front elevation choices available.   For the villa style homes, there is only one option.

The prices below may have changed since receipt of this information and should only be used for general pricing estimates.    Base pricing for all deliveries effective: Sunday, June 01, 2014 

Further, it does not cost the buyer anything to be represented by their own real estate agent when purchasing new construction. In real estate - even new construction - everything is negotiable.

Manor Homes:
The Columbus II 3 Bedrooms | 2 Bath | 2 Car - 1,677 Sq. Ft. Living Area $214,990 $214,990 $216,990
The Bonita II 2 Bed | Study | 2 Bath | 2 Car - 1,866 Sq. Ft. Living Area $225,990 $225,990 $227,990
The Normandy 4 Bedrooms | 3 Bath | 2 Car - 1,909 Sq. Ft. Living Area $229,990 $229,990 $230,990
The Hamilton II 3 Bed | Den | 3 Bath | 2 Car - 2,032 Sq. Ft. Living Area $231,990 $231,990 $233,990

Estate Homes: 
The Ascot II 2 Bedrooms | Study| 2 Bath | 2 Car - 1,779 Sq. Ft. Living Area $243,990 $243,990 $245,990
The Devonshire II 4 Bedrooms | 2 Bath | 3 Car - 1,930 Sq. Ft. Living Area $259,990 $259,990 $261,990
The Kennedy II 4 Bedrooms | 3 Bath | 3 Car - 2,277 Sq. Ft. Living Area $276,990 $276,990 $278,990
The Monroe III 4 Bedrooms | 3 Bath | 3 Car - 2,615 Sq. Ft. Living Area $305,990 $305,990 $307,990

Sunrise Villa:

The St. Kitts 3 Bedrooms | 2 Bath | 2 Car Garage - 1,337 Sq. Ft. Living Area $174,990
The St. Barts 3 Bedrooms | 2 Bath | 2 Car Garage - 1,479 Sq. Ft. Living Area $179,990
The St. Thomas 3 Bedrooms | 2 Bath | 1 Car Garage - 1,501 Sq. Ft. Living Area $184,990

agent@moving2brevard.comFor information on new construction and re-sales homes in Heritage Isle, please give me a call at 321-693-3850 or send me an email.

If you would like specific floor plans for review, please let me know as well.  I am an independent real estate broker and not affiliated with the builder 

Saturday, August 09, 2014

Why do real estate agents charge different rates?

I just read an article that had as its central theme that real estate agents who discount their fees are compensating for a lack of knowledge.

My response was simply "hogwash!"   I was tempted to use a similar word that referred to a different animal.

What I charge a customer to sell a Viera, Florida home is not an indicator of skill level or service quality.  Rather, it is an individual decision that depends on my business goals, plans and work load.

Lets say you want to buy a brand new Lexus car.   If the price quote you get from Lexus of Melbourne in Viera, Florida is less than the price a Lexus dealership in another nearby city charges does that mean the car or service from the dealership will be less?

What another real estate agent charges and what I charge are independent variables in a very large real estate world.   There is no set fee, normal fee or usual fee.

While Waters Realty of Brevard is not a discount real estate brokerage  I am open to possibilities. The key is talking!

When you are ready to sell your Viera, Florida home, call me at 321-693-3850 or click the link below to send me an email.  After all, it doesn't cost anything to talk about how I can sell your Viera, Florida home.

Image courtesy of Tina Phillips /

Friday, August 08, 2014

Buying and Selling a Home in Florida: Why Trulia, Zillow and don't matter?

Why do I say mega giant web sites like Trulia, Zillow and don't matter when buying or selling a home?

The short answer:  From negotiation strategies to procedural steps, it is a local knowledgeable real estate professional who will be there to advise home buyers.   Sellers want a local expert in their corner - not some LCD monitor!

ZTR are major (the biggest) real estate portals.  While it is a fact most buyers and sellers start their research on the Internet it is also a fact that a local knowledgeable real estate agent will be involved most often before the keys are exchanged.

Why is that? 

Because, regardless of information portal used including local MLS sites, real estate transactions are defined by local knowledge including knowledge of neighborhoods, price trends, inventory and absorption rates, schools, local issues... you name it.

Buyers and sellers live in an interactive world - not some sterile data driven world that may or may not reflect reality.

From negotiation strategies to procedural steps, it is a local knowledgeable real estate professional who will be there to advise home buyers.  I guess one could have an inspection done, get the results and then go back to Google and get advice on "What to do with the home inspection results."  Go ahead Google it.

There are thousands of information resources available on the Internet.   While some are valid resources , others offer outdated, unverified and just plain wrong information.  Sure the ZTRs of the world will continue to serve as a starting point.

But every consumer (buyer or seller) is unique with different goals and circumstances.  The information and guidance provided should be individualized and not some generic one size fits all solution.  In other words, a local real estate professional.

When you are ready to buy or sell a home in Melbourne, Florida give me me a call after you have checked out the mega web sites.  I will give you the local perspective and the data to support my opinion.

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