Find Your Home!

Wednesday, December 30, 2015

Home Buyer Tips: When Sellers Want What They Want "Regardless of Appraisal."

"Sellers want what they want regardless of appraisal."

I have some buyers who are interested in a particular property.   The list price is steep for the neighborhood.  In reality, the current list price would put this at the higher, if not the highest, sale price in the subdivision.

One of the standards of practice I employ when working with Viera, Florida home buyers is to include an appraisal addendum with each purchase offer (even cash offers).  This addendum basically says that the subject property must appraise at PURCHASE PRICE.  If the appraisal is less then the buyer has the option of walking, closing anyway if the mortgage is still approved (maybe increasing down payment), or perhaps re-negotiate price. 

My question to most buyers is simple?   Why would you want to pay more than the property is supposedly worth based on the appraisal?  

My question to sellers is simple as well?  Do you really think someone will pay more than the value?

As for the response above "Sellers want what they want..."  It is best to remember the market sets the price.  It is up to the seller to accept or deny market value.

So what do buyers do when sellers take the  subject position?   Again, the answer is simple, pay it or move on.     If financing will not be an issue then it comes down to motivation... Ready, willing and able buyer meets ready, willing and able seller.

Here is some related reading about the home purchase and selling process.
Ready to buy a home in Viera, Florida?  I can help!  Call or text me at 321-693-3850.

agent@moving2brevard.com

Image courtesy of Anoop Krishnan at FreeDigitalPhotos.net

Wednesday, December 23, 2015

Brevard County, Florida Townhouse and Condo Sales Summary November 2015

The below summary of the Brevard County, Florida townhome and condominium sales and inventory for November 2015 compared to November 2014 has been provided by the Florida Realtors.
  • Closed Sales increased  1.8% in November 2015 with 174 units closed compared to 171 in November 2014.
  • Cash Sales decreased -9.5% compared to November 2014.
  • New Pending Sales are up 7.9%.
  • New Listings are down -10.2%.
  • Median Sales Price for Townhomes/Condos is up 7.4% to $138,250 compared to a year ago, which was $128,750.
  • Months Supply of Inventory is down -20.7% to 3.3 months compared to 4.2 months in November 2014.
  • Traditional Sales were up 15.7% with a median sales price of $139,000.
  • Foreclosure/REO Sales decreased -64.3% with a median sales price of $47,750.
  • Short Sale Closing are down -33.3% with a median sales price of $151,000.
 
agent@moving2brevard.com





Brevard County, Florida Residential Sales Summary for November 2015 vs. November 2014

The below summary of the Brevard County, Florida residential sales and inventory for November 2015 compared to November 2014 has been provided by the Florida Realtors. 
  • Closed Sales were up 0.5% for November 2015 with 658 units closed compared to 655 in November 2014.
  • Number of cash closings decreased by -3.9% compared to November 2014.
  • New Pending Sales are up 7.1%.
  • New Listings are up 8.9%.
  • Median Sales Price for Brevard Single Family homes went up 26.0% to $168,250 compared to a year ago which was $133,500.
  • Months Supply of Inventory decreased to 3.0 months vs. 3.2 months in November 2014
  • Traditional Sales increased 16.8% with a median sales price of $178,250.
  • Foreclosure/REO Sales are down -48.6% with a median sales price of $100,500.
  • Short Sale Closing decreased -25.0% with a median sales price of $134,950.
 
agent@moving2brevard.com
 
 
 
 
 
 

Tuesday, December 22, 2015

Rockledge, Florida Home For Rent - 3BR/2BA/ $1,500 12 Month Term

This well maintained three bedroom two bathroom two car garage home is located in Rockledge, Florida's Ashwood Lakes subdivision at 3882 San Miguel Lane. 

This home has a living room/dining room combination as well as a breakfast area in the kitchen.  The family room opens to an enclosed back porch. All electric, all appliances provided including washer, dryer and built in vacuum system.  No pets allowed. 

Offered for a twelve month period at $1,500 per month this house is available immediately.  Move in requires accepted application, background check, $1600 security deposit and first month's rent.


Located near US-1 and I-95, commuting within Brevard County is a breeze from this location.  Patrick Air Force Base is only about ten miles away as are the beaches.


Nearby shopping, golf courses, parks and restaurants make this an excellent area for those who do not desire to drive long distances.  Ashwood Lakes offers a community pool, playground, basketball and tennis courts. 

For information on this home for rent (or any other Rockledge or Viera homes for sale or rent), call or text me at 321-693-3850 or send me an email.  


agent@moving2brevard.com







Chase the Market or Choose the Market? You Decide.

I have seen sellers do it.  I am working with some buyers who are doing it right now.  What is it?  Its not choosing the market.

The current Brevard County Florida residential real estate market favors sellers.  And when sellers know they have the advantage the challenge is to be realistic but not overly optimistic.

What happens if a seller prices too high?  I have heard it referred to as trying to sell a home at tomorrow's value (or more like next year).

If a home is priced for next year in an escalating market then it will just sit.  The listing may eventually expire. 

And even if a listing does not expire what does the excessive days on the market mean to buyers (and their agents)?   It could mean the seller does not want to sell or that there is a problem with the property.   Read more about what excessive days on the market means here.

Sometimes it is the buyers who are chasing a deal that will not be there in the near future.   In a market where prices are rising the chances of a home being sold for below value is pretty slim. 

Buyers need to understand that homes on the market are usually priced based on condition, location, competition.  If the competition is priced up and climbing that is where most sellers will be as well.  And in the near future, in a market with rising prices, the competition will be a little higher in three or six months or next year.

And what about interest rates?   Interest rates that rise will either decrease purchase power or increase mortgage payment.  Either way a delay can end up costing more.

The key, whether seller or buyer, is simply motivation.   This translates to simply choosing your market rather than chasing it (or a dream).

How does one choose their market?  By taking action when the circumstances allow action - not too soon or too late.

If your circumstances indicate it is the time is now to buy or sell your Viera, Florida home, I want to help you.  Call or text me at 321-693-3850 or send me an email.

agent@moving2brevard.com

Monday, December 21, 2015

Homeowner Association Fees - They Have Little to Do With Your Offer Price

I recently had a Viera, Florida home buyer attempt to support his offer price by stating "the offer is lower because the fees are steep."

When I work with sellers I usually recommend pricing a home for sale based generally on four factors: 
  1. condition, 
  2. competition, 
  3. objective,
  4. location.
With buyers I always start with a similar list of factors with budget and location near the top.  Of course there are other factors but for this post budget and price fit with the direction I am going here.

There is this famous line about real estate being all about "location, location, location."  It means that given two identical houses the price for each will vary based on location.

Going one step further home owner association fees very often are directly linked with the location.  

I am confused by the superficial attempt to support a low offer by the association fees being steep.  Homeowner association fees are usually in exchange for some benefit.   

Association fees may be the price of admission to the location.    It could be the amenities provided such as the manned, private entrance.   It could be for services included such as landscaping and exterior maintenance.   In the case of condominiums it could be for insurance.

Association fees have nothing to do with the value of a property aside from the benefits associated with its location.

For this reason it is inconceivable to me that the association benefits would detract from an honest offer or the value of a particular house or condo.

In its most simplest form here is the truth about buying and selling a house. 
  1. Buyers offer what they are willing to pay.   
  2. Sellers accept offers they are willing to accept.  
Its all about who is ready, willing and able....That is the free market.  In the end it is all about motivation.

Saturday, December 19, 2015

Home Seller Tips: Great Staging Will Not Overcome Deficiencies

I recently read an MLS entry that included this sure to impress sentence:  "Both bathrooms with highly sought after original VINTAGE TILES!"

I admit I am not an expert on tile, vintage or new.  Heck I did not realize there was a difference in old tiles.  This particular house was built in 1964 and is probably not much different than other un-updated homes in Merritt Island, Florida.

I guess this marketing is preferred over a staging plan that distracts from weaknesses.  (Clue: Buyers look under rugs.)  

When getting your home ready for selling remember a great staging job will not overcome deficiencies in design, structure or condition. Your house is what it is.

What is staging?   Think presentation.  Staging is not decorating.  Staging is not a smoke screen or cloak. 

Someone has said that staging is the frosting on the cake.  It may look nice and desirable but deep down if the cake is poorly made, who wants it?  

Still, staging can be a significant difference maker.  But, if your house has flaws and defects that need to be addressed staging may not matter.

Investor homes and flips always make me a bit cautious when working with inexperienced buyers.  Who really knows what the paint is hiding? What problems existed before the investor bought the home?

If you are in the process of preparing to sell your Melbourne, Florida home, here are some tips to consider.
Ready to sell your Melbourne or Viera, Florida home?  Call or text me at 321-693-3850 for a free market analysis.

agent@moving2brevard.com

Cake Image courtesy of rakratchada torsap at FreeDigitalPhotos.net

Thursday, December 17, 2015

Plantation Point in Rockledge - Homes For Sale - Market Report December 2015

One of Rockledge, Florida's popular neighborhoods is the Plantation Point subdivision located off Barnes Boulevard.; Plantation Point offers larger, newer homes in a location very convenient to major routes (US 1 and I-95).

The nearby area offers shopping,restaurants, several golf courses and excellent schools.  Nearby medical facilities are plentiful with Wuesthoff Hospital in Rockledge and Viera Hospital both nearby as well as medical offices. Many major employers are within a short drive as well as the beaches and Orlando.  Association fees are less than many of the other newer neighborhoods as there is no community pool or clubhouse.

Currently there are seven homes for sale in Plantation Point.  All are standard sales and priced from $274,900 to $329,000.  While this range of prices seems large it should be noted all but one is listed below $300,000. 

These homes, much like most in Plantation Point, were all built in 2004 and 2005.  Home size varies from 1,891 to 2,682 square feet under air with mostly  3/2 and 4/2 plans on the market. (One is a five bedroom three bath home.)  Only one of these listings offers a pool but most of the lots are plenty large enough to add a pool (check with survey).  There is also one listing under contract awaiting closing.

What has recently sold in Plantation Point?  Since May 1, 2015 there have been three homes sold in Plantation Point.
  • 3800 Waterford Drive sold on May 8, 2015 for $249,000.  This 4 bedroom 2 bath 2 car garage home was smaller than many in Plantation Point with only 1,786 sq.ft. under air.
  • 4110 San Beluga Way   This house four bedroom 2,441 sq.ft. three bath two car garage home with 2,441 sq.ft. and pool sold May 21,201 for $300,000.
  • 4003 Chedington Lane sold on November 6, 2015 for $313,000.  This 2005 home is very simialr to  4110 San Beluga Way. 
For information on homes for sale in Plantation Point subdivision or homes for sale in Viera,Florida please call (or text) me at 321-693-3850 or send an email.

agent@moving2brevard.com

Friday, December 11, 2015

Jameson Place Condos - Rockledge, Florida - Market Update December 2015

Jameson Place Condominiums is a gated condo community located in Rockledge, Florida near the planned unit development of Viera.   The complex consists of just over 200 two and three bedroom units (each with a one car garage).

Developed by D.R. Horton, Jameson Place is conveniently located near major routes (US 1 and I-95) and is close to several area golf courses (Viera East, Turtle Creek) and shopping  including Publix, Starbucks and several restaurants which are within walking distance.

Jameson Place offers residents a community pool and playground with very reasonable association fees (in the $150/month range).

With excellent schools nearby (public and private) as well as parks and medical facilities, Jameson Place deserves considerations if  one is looking to purchase a condo in Viera or Rockledge.


Like most condo units there is no storage available boats or motor-homes on site.  Also there is a restriction on commercial vehicles.   Fortunate for boaters several storage facilities can be found nearby.


Currently there are four units listed for sale in Jameson Place.  Three of these units are second floor units with 1,346 sq.ft.under air with three bedrooms and  two baths.  List prices range from $134,900 to $140,000 (actually three are listed at $140K).  The single unit for sale on the first floor is slightly smaller with 1,284 sq.ft.  There are also two other units under contract awaiting closing.

Over the past six months there have been nine units sold in Jameson Place as reported in the Brevard MLS system.  Selling prices ranged from $95,200 to $137,500.  Interestingly there were only two sales that were foreclosures and they were the lowest and highest priced units sold.

Since the Brevard market has seen increasing prices over the previous couple of years the sales below reflect sales in the last three months (since Oct 1, 2015).
  • 4106 Meander Place Unit 104   $124,000 (sold 10/23/15)  3BR/2BA/1 GAR 1354 sq.ft.
  • 4107 Meander Place Unit 204 $125,000  (sold 11/03/15) 2BR/2BA/1 GAR  1230 sq.ft.
  • 4056 Meander Place Unit 202 $130,000  (sold 10/05/15) 3BR/2BA/1GAR  1473 sq.ft., was a  Foreclosure.
  • 4016 Meander Place Unit 204 $133,000  (sold 10/30/15) 2BR/2BA/1 GAR 1230 sq.ft.
  • 4107 Meander Place Unit 202 $137,500 (sold 11/23/15)  3BR/2BA/1GAR  1473 sq.ft.
For information on buying or selling a condo in Rockledge, Florida including Jameson Place please call or text me at 321-693-3850 or send me an email.

agent@moving2brevard.com

Saturday, December 05, 2015

The Reserve at Lake Washington, Melbourne, Florida - New Homes, Gated Community

The Reserve at Lake Washington is one of Melbourne, Florida's newest gated communities offering executive homes on larger lots. 

With lots on preserve areas as well as lakes, The Reserve at Lake Washington offers larger home sites with new homes built by several of the area's popular builder's including the likes of  Maronda Homes, Lifestyle Homes, Stanley Builders, A&E Custom Homes and others.

Call me at 321-693-3850 or send me an email for builder contact information for any of the builders at The Reserve at Lake Washington

The Reserve at Lake Washington is located in an area often referred to as "horse country" that offers a quiet, rural lifestyle that is also a short drive from shopping, restaurants and major routes including Viera.

School assignment boundaries for this development are currently Eau Gallie High School, Johnson Middle School and  Sabal Elementary School. [Verify school assignment with Brevard School Board before making a purchase decision.]

Most of the homes in this gated community are priced in the mid-$300,000 to $450000 range but will vary greatly by builder selected. 

Just a few of the homes for sale in The Reserve at Lake Washington include these Maronda Homes models. 
  • The Harmony - 4 bedroom 3 bath 2 car garage 2,472 sq.ft. priced from $359,900
  • The Venice - 4 bedroom 3 bath 2 car garage 2,671 sq.ft. priced from $374,900
  • The Sienna - 4 bedroom 3 bath 3 car garage 4,358 sq.ft. from $389,900
  • The Ravenna - 7 bedroom 5.5 bath 4 car garage priced from $439,900
Do you need your own real estate agent if you are considering buying new construction?  Yes, because your agent represents you.  The title "builder's representative" says who the model home contact works for.  Besides, you don't pay your agent, the builder does!















Call me at 321-693-3850 or send me an email for builder contact information for any of the builders at The Reserve at Lake Washington.

agent@moving2brevard.com

Phillips Landing Subdivision in Rockledge, Florida - Market Update December 2015

Phillips Landing, located in Rockledge ,Florida, just off Interstate 95 in Brevard County is a newer deed restricted community offering home buyers good value in recent construction (2004-2013).

This deed restricted development offers residents a community pool, playground, parks, excellent schools within walking distance like Hans Christian Andersen Elementary and Kennedy Middle School.

Centrally located with easy access to both US Highway 1 and Interstate 95, Phillips Landing is ideal for commuters to Orlando (40 miles) as well as those working in Melbourne, at the Kennedy Space Center, beaches or Melbourne.  Also nearby are several golf courses including Turtle Creek and Viera East Golf Course.  Medical facilities are nearby in both Rockledge and Viera.  Beaches are only about 10-12 miles away.
 
Currently there is only one active listing in Phillips Landing in Rockledge, a 4 bedroom 2 bath 2 car garage home listed for $225,000.   Based on the sales represented below this house appears to be priced pretty close to the current market!

There are also another three homes under contract awaiting the closing process.  Like all the other properties covered by this market report these are all standard sales.

Since October 1, 2015 there have been five homes sold in Phillips Landing in Rockledge.  Selling prices ranged from $200,000 to $275,000 with an average selling price of $228,000 and a median selling price of $231,500.   All but one of these homes was a three bedroom two bath two car garage home.  The homes were all constructed between 2005 and 2013 and none had a pool.

Homes sold included:
  • 1630 Bridgeport Circle - 2,394 sq.ft. 3 bedroom 2 bath 2 car garage sold for $243,000
  • 1890 Bridgeport Circle - 1,899 sq.ft. 3 bedroom 2 bath 2 car garage sold for $204,000
  • 1470 Bridgeport Circle - 1,923 sq.ft. 3 bedroom 2 bath 2 car garage sold for $220,000
  • 2131 Bridgeport Circle - 2,009 sq.ft. lake front 4 bedroom 2 bath 2 car garage sold for $275,000
  • 2291 Bridgeport Circle - 1,614 sq.ft. lake front 3 bedroom 2 bath 2 car garage sold for $200,000

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

Considering selling your Rockledge, Florida home?   Give me a call at 321-693-3850 for a market analysis.

If you are ready to buy a home in Rockledge or Viera, Florida, I want to work with you!


agent@moving2brevard.com

Friday, December 04, 2015

Buying Your Florida Home: How to View a Listing.

Would a home buyer ever tell a seller they are ready ready to pay full price?  Not very often, if ever.

I read an article this morning that discussed a situation where a buyer's offer was not accepted and the seller countered the offer at full price.  The reason why?   The buyers had said they would pay full price.

In this case the house had a security system that recorded what was going on in the house.   Agents and buyers must assume the house has one even if not visible.   Buyers, as well as their agents, should view homes with an attitude of "loose lips sink ships."

It is easy to understand why sellers use surveillance as they have no clue who these strangers are going through their house.   Even most real estate agents do not "know" their customers beyond the qualification process (ability to purchase, pre-approval, interviews, etc.).

Sellers should have been educated on what to expect from prospective buyers when they view their home.

Buyers should be educated on some standards of etiquette or rules to observe during showings.  These could best be summarized by one word - courtesy.

Here are a few more articles to assist buyers on the home buying process.
For information on buying a home in Viera or Melbourne, Florida, call or text me at 321-693-3850. 

agent@moving2brevard.com

Fairway Lakes at Viera, Custom / New Construction Homes For Sale - Market Update December 2015

Fairway Lakes at Viera offers gated, new and newer construction executive homes on one of Brevard County’s most desirable courses – Duran Golf Club.  

Fairway Lakes at Viera  is located near the new Viera Hospital as well as Viera High School.

Also nearby are The Avenue Viera shopping center, Brevard Zoo, restaurants, and major routes (I-95).   With beaches about 10 miles away and Orlando about 45 minutes, the central location is ideal.

Currently there are six homes listed for sale in Fairway Lakes at Viera.  List prices range from $546,900 to $652,000. 

Two of these homes are re-sales, and four are "to be built" new construction custom homes by Joyal Homes.  The re-sales have either 4/3/3 or a 5/4/3 with pool.  The lowest priced home is a new construction home ($546,900).

There are also three homes under contract awaiting closings (all re-sales in upper $650,000-$695,000 range).

Over the past six months there have been five homes sold in Fairway Lakes as reported in the Brevard MLS system.

Selling prices ranged from $532,000 to $612,000 with an average selling price of about $572,000.  Average selling price per square foot under air was approximately $178.   Most of these homes had 3,000 plus sq.ft. under air and were built in 2007.

Homes sold in previous six months included:
  • 6426 Arroyo Drive - $532,000, 4 bedroom, 3.5 bath, 3 car garage (short sale)
  • 6445 Arroyo Drive - $600,000, 4 bedroom, 3 bath, 2 car garage, pool (relo sale)
  • 6736 Arroyo Drive - $550,000, 3 bedroom, 3 bath, 2 car garage, pool (standard sale)
  • 6746 Arroyo Drive - $565,000, 4 bedroom, 3.5 bath, 3 car garage, pool (standard sale)
  • 2972 Emeldi Lane -  $612,000, 4 bedroom, 3.5 bath, 3 car garage, pool (standard sale)
Should you have your own real estate agent when considering new construction?  Here is the answer!

agent@moving2brevard.com






Thursday, December 03, 2015

Ashwood Lakes and Ventana Subdivisions in Rockledge, Florida - Homes For Sale - Market Report

Ashwood Lakes and Ventana subdivisions in Rockledge, Florida are located next to each other and consist of homes built about the same time (around early 2000s).  Both developments are very similar although Ventana homes are a little larger.  

Both subdivisions share community amenities like the community pool, playground,  tennis courts, and basketball courts which makes a single market report covering them logical.

These developments are ideally situated near major routes (I-95 and US 1), near shopping, several golf courses and excellent schools.  Bordering the planned unit development of Viera, it is just a short drive to Viera's shopping, medical facilities and restaurants.  Its just a short drive to the beaches (about 10 miles) and about 15-20 minutes to Patrick Air Force Base. 

Typical Style Home Ashwood Lakes
Currently there are three homes for sale in Ashwood Lakes with list prices ranging from $200,000 to $249,900.   All three of these properties are standard sales having three bedrooms and two baths with two car garage with square footage from around 1,700 to just over 2,419 sq.ft. under air conditioning.

Currently there are three homes for sale in Ventana subdivion with listing prices from $279,900 to $329,900.   Two of these are standard sales while one is a relocation company sale.  These homes are somewhat larger than the Ashwood Lakes homes with sizes ranging from about 1,800 to 2,700 sq.ft under air.

Over the past year there have been eleven homes sold in Ashwood Lakes while six were sold in Ventana during the same period as reported in the Brevard MLS system.   Typical of the Rockledge and Viera market, all seventeen of these sales were standard sales (fair market).

A quick look at recent sales (past four months):  Since August 1, 2015 there have been five homes sold in Ashwood Lakes and one in Ventana.

The selling prices in Ashwood Lakes ranged from $152,500 to $226,000 with an average selling price of $201,000 (about $107 per sq.ft.) 

The lone sale in Ventana was a home at 4101 Las Cruces Way (2,049 sq.ft. 3 BR 2 Bah) which sold for $250,000 ($122 per square foot).  Most of these homes were three bedroom two bath two car garage, single story homes without a pool.

Also nearby are some very attractively priced properties in Chelsea Park subdivision as well as at the very nice golf course direct subdivision down the street in Augusta Trace at the Turtle Creek Golf Course.

For information on buying a home in Rockledge, Florida, send me an email or call/text me at 321-693-3850.

http://moving2brevard.com/Search-Homes

Wednesday, December 02, 2015

Rockledge, Florida Home For Rent - 3BR 2 Bath $1,600

Located in Ashwood Lakes subdivision in Rockledge, three bedroom two bath two car garage home available immediately for $1,600 a month, twelve month lease required.  No pets allowed. no smoking permitted. For additional information, send me an email.


Tuesday, December 01, 2015

Heritage Isle in Viera, Florida - Market Report November 2015


Viera, Florida's premier 55+ community of Heritage Isle offers residents unequaled 55+ gated living in a central Florida.   Anyone moving to Florida seeking reasonable prices, newer construction and a relaxed lifestyle should consider Heritage Isle in Viera. 

From the moment one arrives at Heritage Isle's grand gated entrance prepare to be impressed.  Heritage Isle offers maintenance free living (exterior maintenance covered by the association), a state of the art community clubhouse with  resort style heated pool/spa area, gym, tennis, shuffleboard, basketball and much more.

Conveniently located near The Avenues shopping, a plethora of restaurants, Viera Hospital and medical offices, Duran Golf Club and I-95, Heritage Isle is the most popular of Viera's three 55+ communities.    Heritage Isle also offers patio style/villa homes, duplex style homes as well as condos.

Currently there are twenty-one active single family home listings in Heritage Isle. 

List prices range from $220,000 to $414,900 with an average list price of just over $300,000.  Square footage ranges from 1,594 to 3,255 with average sq. ft. around 2,000 sq.f.t. under air conditioning. 

Most of the current homes for sale in Heritage Isle were built in 2005 through 2009 (18 of the current listings).  Most of these homes are three bedroom two bath two car garage properties although a few have three car garages.   Only one listing has a private pool which is rare in Heritage Isle.  (Who needs a pool with the fabulous club house and facilities available to Heritage Isle residents?)

There are a another nine listings under contract awaiting closing.   Six of these are newer homes built in 2014 and are priced in the mid-$250,000 range.

Over the past six months there have been forty homes sold as recorded in the Brevard MLS system.   Average selling price for these sales was $280,956 which was about 98% of final list price.

During the month of November 2015 there were five homes sold in Heritage Isle. Homes sold included:
  • 3785 Gurrero Drive - Three bedroom two bath two car garage home with 1,593 sq.ft. sold for $228,000.
  • 6763 Newhall Lane - Three bedroom two bath two car garage home with 1,861 sq.ft. sold for $237,000.
  • 7182 Rossi Way - Three bedroom two bath two car garage home with 2,015 sq.ft. sold for $235,000.
  • 6932 Keplar Drive - Three bedroom two bath three car garage home with 2,415 sq.ft. sold for $309,000.
  • 2923 Galindo Circle - Four bedroom three bath three car garage lake front pool home with 2,470 sq.ft sold for $430,000.
Click here to view the market report for condos for sale in Heritage Isle in November 2015.

Call or text me at 321-693-3850 for information on moving to Heritage Isle in Viera.  


agent@moving2brevard.com

Grand Haven Community in Melbourne, Florida - Homes For Sale / Market Update December 2015

Melbourne Florida's Grand Haven development is a planned community that offers homes in multiple sizes and price ranges.   

Grand Haven is comprised of over 700 homes located in six neighborhoods that share common elements and amenities such as lakes, preserves, parks, tennis and basketball courts.  

Conveniently located off the Pineda Causeway (SR-404), Grand Haven offers residents excellent commuting options including the nearby I-95 and US 1.    A short drive across the causeway residents are at Satellite Beach, Patrick Air Force Base and Cocoa Beach. 

Currently there are thirteen homes for sale in Grand Haven.

List prices for current homes for sale in grand Haven range from $219,500 to $439,900 with an average listing price of about $328,000.  These homes are located in almost all of the Grand Haven developments with the most (six) in Four Lakes and the gated Chastain development (three).   All of the homes for sale are standard fair market sales.

Click here to view the  current listings in Grand Haven development in Melbourne Florida.

What has sold in Grand Haven development in Melbourne, Florida?

Over the previous six months (May 31, 2015 - December 1, 2015) there have been twenty homes sold in Grand Haven as recorded in the Brevard MLS system.  he average recorded sales prices during this time was $286,200.  The size of homes sold ranged from 1,465 to 3,658 square feet with the average size about 2,560 sq.ft.  

The overwhelming majority of homes sold in Grand Haven have been standard sales (17 of 20).  The three non-standard sales included one relocation company sale, one short sale and a single foreclosure.

For information on homes for sale in Melbourne, Florida, including Grand Haven, call or text me at 321-693-3850 or send me an email.

agent@moving2brevard.com

Home Buyer Etiquette: Buying a house is not like going to Walmart!

Going to Walmart does not require a great deal of thinking.  The biggest challenge to hitting Wally World is finding a place to park where your car does not get a ding from another inconsiderate driver or a loose shopping cart!

Shopping for a house is not the same as shopping at Walmart.  It requires a lot more planning and coordination.

Here are a few suggestions for home buyers:
  • Time is valuable.  Your time as a prospective buyer may not be important but consider the others who will be impacted by your "shopping."   For example, the seller who may have to leave their home, drop what they are doing and get gone while you are viewing their house.  Be considerate.  Arrive on time and stay only as long as necessary to
    view the home.  By the way, your real estate agent's time is valuable as well. they may like you but socializing like long lost friends does not put groceries on the table.
  • Look but don't touch.  It is not necessary to open every drawer and closet in the house.  This goes for the youngsters as well. 
  • Stay within your budget, neighborhood, etc.  If a property is completely out of consideration, don't go.  The purpose of seeing homes is to locate your next home.  If your budget maximum is $200,000, don't ask your agent to show you $275,000 homes unless you have a real possibility of increasing your budget.  Most responsible, conscientious agents would not go that far out of budget anyway.
  • Watch what you say.   In many homes these days there are security systems.  Be aware that there may be some eyes or ears on you.  If you like a house, don't discuss price, offers and the like.  You never know.... There Really is a Time to be Quite!
  • Honor seller requests.  There are times sellers will request shoes be removed when viewing homes.  Many times there are show covers available.   These are not major inconveniences.
  • Limit trips.  Going back to see a house fro a second showing is often desirable before making an offer.  But once an offer has been agreed on try to limit the disruptions to the sellers.  Try to combine activities like room measurements, window sizes, etc with the home inspection. While you are there accomplish these little things as well.
  • Be open and honest.  If you don't like a house.  Tell your agent so you can both be on the the same page when deciding which houses to look at.  Remember suggestion one above.  Your time is just as valuable as any seller or real estate agent!
To paraphrase something I read in the past... When you open a seller's front door they are allowing you a look into their life and house. Be respectful of both.

Thinking about buying a house in Melbourne, Florida or Viera, Florida?  Call or text me at 321-693-3850 or send me an email.


"Punctual" Image courtesy of Stuart Miles at FreeDigitalPhotos.net





Monday, November 30, 2015

Selling Your Home: Think About The Buyer With These Two Questions.

I have written a lot of articles about preparing a home for the market.  When home buyers come through a house sellers have only one chance to impress.

I believe sellers should remember two keys points about prospective buyers:
  • People will judge a book by its cover.  
  • First impressions are difficult to change. 
Before their house hits the market sellers should ask themselves this question - "Why would someone want my house to be their home?"

There is also a second question home sellers should ask themselves - "What is there about my house that might turn prospective buyers off?"

That second question is probably the most difficult one for prospective home sellers to honestly answer.

When I see a multiple listing service (MLS) entry for a Florida hoem for sale that says something  like "was a three bedroom but one wall was knocked out to make larger bedroom master. Can be easily reconverted."

Another MLS factoid that I hate to see goes something like "garage made into living area but can be changed back."

In many cases the garage door is still present but some walls have been put up to give the appearance of a living space but no air conditioning has been added.    Probably most critical is very often a lack of professional quality work or the permitting of work done or as I like to call it "collateral damage!"

Most buyers of single family homes, in my opinion, want more than two bedrooms.  If one is selling why remove most potential buyers from looking by marketing it this way?   If you are selling anyway and know the buyers will likely want three bedrooms, why not "undo" the work prior to marketing?   After all, it "can be easily reconverted." 

The same can be said about garages.    Most buyers do not want to do de-construction after closing!

Back to the two questions asked above.  Buyers will be able to see the reasons why they would want your house.

The key is to make sure any negatives are overshadowed by the good.

Here are some articles that discuss preparing to sell your home:

agent@moving2brevard.com

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

Considering moving to Brevard County, Florida?  I want to help you!


    Wednesday, November 25, 2015

    Home Buyer Tips: Be Patient. Be Impatient.

    When buying a home patience is a much needed behavior as long as one knows when to be patient and when not.

    In a real estate market like the Brevard County, Florida residential market in November 2015, sellers have the advantage.

    Within reason sellers can often price optimistically because most other sellers seem to be pricing optimistically as well.  Of course, it is ultimately up to the buyer to make an offer.

    The challenge for buyers is when the house they really want shows up on the market but the price is a bit optimistic.  That is the nature of the current market.

    Buyers must understand the market will either
    1. bring an offer at the optimistic price, 
    2. convince the seller to negotiate a lower price, 
    3. motivate the seller to withdraw the listing from the market.
    The challenge for buyers is balancing their needs and wants with a price that is acceptable.

    If that involves waiting in hopes the seller will be convinced to lower the price then the risk must be understood.  An offer may come in and your search will be back on.

    But if the house is really the one that fits your needs, wants and budget, listen to your real estate agent.

    Look at the comparables with an understanding of the market (prices are rising).   Then, with decision made, go forward with haste if an offer is in the works.

    But, if the total package (price and terms) is not acceptable, be patient!

    The key is be patient when necessary, impatient when required and, unemotional always - until closing.   Emotions can cause a bad decision.

    Sellers must be careful to not overestimate their position of advantage.   A house that lingers on the market for too long is often perceived to have problems.


    Here are a few articles sellers may find helpful.
    Ready to sell your Viera, Florida home?  I can help!  Please call or text me at 321-693-3850.

    agent@moving2brevard.com

    Tuesday, November 24, 2015

    Real Estate 101: Denying the Real Market Does Not Change the Real Estate Market.

    Buying and selling a house is about one thing - expectations.  Buyers have expectations.  Sellers have expectations.

    When they meet, deal done!  But sometimes that is easier said.

    Whether working with buyers or sellers, as a Melbourne, Florida real estate agent, I must bring expectations into a reality focus.

    A couple of weeks ago I met with a home owner who thought his home was worth "at least $800,000."   This seller had put a couple of hundred thousand dollars in updates at some time over the past few years.

    This owner's expectation of value illustrates a common view among owners.  That is, their home is the absolute best in the neighborhood and the price should recognize the differences.   

    Then recently I was working with buyers who seemed to think all list prices were high.  Indeed there are some over priced homes on the Brevard County market as it does favor sellers right now.

    Every house is different.  Every seller is different.  Every situation is different.  Some sellers price to sell now.  Some price to sit.  Some sellers are motivated.  Some sellers can wait. Some buyers are tire kickers. Some buyers are ready to jump.

    This morning I heard a commercial on the radio that started out with  "Do you think you are fat?  It could be you are just bloated."

    I have no clue what they were selling but it reminded of buyers and sellers at times who are in denial of the real real estate market.   Sellers should remember the ultimate price they receive will reflect condition, location, competition and circumstances of the sale.  Buyers likewise should remember the same.

    A local knowledgeable real estate agent will keep buyers and sellers focused on the real market and not some misconception garnered from dated information on the Internet or personal bias.

    If you are thinking about selling your Melbourne, Florida home take a look at these eight articles and then give me a call (or text) at 321-693-3850 or send me an email if I can help you in any way.
    If you are thinking about buying a  Melbourne or Viera, Florida home give me a call (or text) at 321-693-3850 or send me an email.

    Monday, November 23, 2015

    Brevard County, Florida Residential Real Estate Market - October 2015 vs. October 2014

    The below recap of the Brevard County, Florida residential market (single family detached homes) for October 2015 compared to October 2014 is provided by Space Coast Realtors.

    • Closed Sales are down -10.3% for October 2015  with 763 units closed  compared to 851 closings in October 2014.  
    • Cash Sales decreased by -29.6% compared to October 2014.
    • New Pending Sales increased 44.7%.
    • New Listings saw a slight increase of 3.8% above the October 2014 new listings.
    • Median Sales Price for Brevard County single family homes climbed 15.4% to $165,000 over October 2014's $143,000.
    • Months Supply of Inventory decreased -3.7% to 2.9 months vs. 3.0 months in October 2014
    • Traditional Sales are up 5.7% with a median sales price of $175,000.
    • Foreclosure/REO Sales are down -53.5% with a median sales price of $125,000.
    • Short Sale Closing are down -45.9% with a median sales price of $113,625.
    For information on buying a home in Brevard County, Florida (Melbourne , Viera and Rockledge), please call or text me at 321-693-3850.
    agent@moving2brevard.com

    Brevard County, Florida Condo Market - October 2015 vs. October 2014

    The Brevard County, Florida townhouse and condo market in October 2015 compared to October 2014 as provided by Space Coast Realtors:

    • Closed Sales - Barely higher (0.9%) for October 2015 with 213 units closed compared to 211 in October 2014.
    • Cash Sales  -  Decreased 10% over 2014 cash closings for townhouses and condos.
    • New Pending Sales - Up 60.1%.
    • New Listings - Down -1.6%.
    • Median Sales Price for Townhomes/Condos -  Up 6.2% to $138,000 compared to a year ago, which was $130,000.
    • Months Supply of Inventory - Down -11.3% to 3.3 months vs. 3.8 months in October 2014.
    • Traditional Sales -  Up 10.8% with a median sales price of $144,000.
    • Foreclosure/REO Sales -  Down -26.3% with a median sales price of $100,000.
    • Short Sale Closing - Down -85.7% with a median sales price of $52,000.

    agent@moving2brevard.com


    Follow by Email