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Saturday, January 31, 2015

Home Sales in Viera, Florida - Heritage Isle 55+ Community January 2015

In the Viera area of central Brevard County Florida (Melbourne) , there are several 55+ communities from which to choose.  On the west side of I-95 is Heritage Isle with its continuing new development and impressive facilities. 

On the eastern side of  the interstate is the sometimes forgotten about "other" 55+ community - Grand Isle.

Both of these communities were developed by Lennar Builders although Grand Isle was developed first.  Both offer club house, fitness centers, a gated lifestyle, and affordable living.  This post deals specifically with what is currently for sale in Heritage Isle as well as what recently sold.

Currently there are twenty one homes for sale in Viera, Florida's newest 55+ community Heritage Isle. Of these homes for sale in Heritage Isle five are new construction homes priced from just above $233,000 to $340,000.  These prices vary greatly as some have three car garages, others two car garages as well as the differences in size ranging from about 1,700 to just over 2,600 sq ft.  The resale homes are prices from about $235,000 to the lower $400,000s.

Stock photo - ©GWaters
For information on new construction and re-sale homes for sale in Viera's Heritage Isle, send me an email.

January 2015 single family detached homes sold in Heritage Isle currently stands at only two properties through January 31.  This may change as end of the month sales may be recorded next week.

The two reported single family home sales in January 2015 sold for about $120 per sq. ft. under air.  These two homes were:
  • 3881 Funston Circle - a four bedroom three bath three car garage home with 2,693 sq ft under air which sold for $325,000. 
  • Stock photo - ©GWaters
  • 3302 Russ Place - a three bedroom three bathroom three car garage home with 2,600 sq ft sold for $320,000.

Also January 2015 saw three town house/patio style homes sold in Heritage Isle.  These three properties were all two bedroom two bath units with one car garages.  Total sq.ft. under air for all three units was 1,407 sq.ft.

The patio style homes sold included:
  • 3171 Le Conte Street - Built in 2006, sold for $165,000 
  • 3371 Le Conte St - Built in 20009 and also has a water view, sold for $185,000 
  • 3490 Funston Circle - Built in 2012, sold for $176,000
For information in homes for sale in Heritage Isle or any otehr Viera, Florida community, please give me a call at 321-693-3850 or send me an email.

Thursday, January 29, 2015

How NOT TO SELL Your Florida Home.

I have written a lot of articles in the past five years about how to sell your Florida home.  I am going to highlight some of the ways to improve your chances of selling your home in this post. Don't peek yet as the last paragraph or two will be devoted to how not to sell your home

Which number sell your house?    (Click on the link for the entire article)

  • Living Square Foot.  This is the area under air conditioning.  It is usually generated from data in the Brevard County Property Appraiser records.
  • Total Square Foot.  Also from the property appraiser office this reflects the area under roof.
  • Bedroom and Bathroom count.   Simple numbers.
  • Room Measurements.   Generally, if included, these are the numbers based on the agent's measurements or possibly pulled from a blueprint.  These numbers are from the longest distance, wall to wall.  If a room is not square or rectangular this may be a bit misleading.
  • Lot size.   This will tell you how much land is available but not necessarily how close the

Its all about the senses.   (Click on the link for the entire article)

  • Lighting.  Open, bright, cheerful.  Enough said.  
  • Smell.  Yes, the nose is key.   Jokingly I like to say "if you can smell it, you can't sell it."  A lot of truth here.  Remember, first impressions.  
  • Clutter.  Simply put, do you have too much stuff?  
  • Pictures.   Take the "you" out of your house.  Your portraits, artwork by the grandchildren, trophies and things like that may distract the prospective buyer from noticing all your home offers. 
  • Interior paint.  Something that can be easily changed should not be a deal stopper.  But many buyers will be so turned off by the highly personalized (non-neutral) paint they will fail to give your home a chance. 

Signs your house is not priced right.   (Click on the link for the entire article)

  • The first sign a home is not priced right is no showings during what I call the "golden period."  The "golden period" is a term I coined to describe the first two weeks a property is listed.  This is when a seller needs to dazzle them early!
  • Another measure I use to gauge whether a home is priced correctly is my 30-10-1 rule.  If a home is listed for 30 days and has less than 10 showings and not one realistic offer, then the price is most likely an issue.

The Three Ps of Selling Your Home  (Click on the link for the entire article)

  • Price it right.  This means within the realm of reality. 
  • Preparation.   Do what is necessary to make sure all the little neglected items are addressed before placing  it on the market.  And, if there are major issues, make the decision either price accordingly (and disclose to prospective buyers) or fix the problem as well. 
  • Presentation.  Make it available for reasonable showing requests...follow the path of least resistance to attract buyers.
As promised here is the number one way to NOT SELL YOUR HOME.
Establish obstacles prospective buyers must deal with before they can see your house.  Barriers like "No showings before 5:00 p.m. Monday through Friday." will certainly make qualified buyers look elsewhere..  This is simply ignoring the "Presentation" step of the Three Ps above.

Ready to buy a house in Viera, Florida?  Call me at 321-693-3850 if I can help.

If you prefer, send me an email.

Wednesday, January 28, 2015

What are some of the most important things to remember about buying or selling a home?

What are some of the most important things to remember about buying or selling a home? 

That is a hard question to answer in one or two sentences so let me me suggest several items to consider when it comes to buying or selling a house or condo in Brevard County, Florida.
  • Deal with the finances first - period. 
  • The only thing that can not be changed later is location.  Choose wisely.
  • Work with one real estate agent only.  Remember buyers don't pay the real estate agent - sellers do.
  • Take your real estate agent with you to new construction models as well.
  • Don't spend as much as you "can" on your home.  Regardless of the direction often real estate market buying high is not good strategy.
  • Decide what your real requirements are and go from there. Then the pluses that separate homes will lead you to the right decision for you. 
  • Don't trust all you read when it comes to real estate (the MLS, seller disclosures, the mega- websites, etc).
  • Don't rely solely on what you "hear" someone say especially the know it all at work or family who knows everything!
  • Once a mortgage is pre-approved, freeze life as you know it.  Don't make major purchases, open new accounts, change jobs.
  • Can you go by the rules?  Homeowner associations exist to maintain uniformity and conformity.  
The above general comments do not cover everything.  For everything else, call your local Realtor®. 

When you are ready to buy or sell a home in Brevard County, Florida, please give me a call at 321-693-3850  if I can help in any way.

Monday, January 26, 2015

Choosing a Real Estate Agent to Sell Your Viera, Florida Home. Step Four - Decision made, the Listing Agreement and more!

After going through the process of choosing a real estate agent to sell your home then comes the paperwork - the listings agreement and a few others papers!  Most of these comments regarding the specific process refer to the local Brevard County, Florida area and the way I approach listings.

The listing agreement is your  real estate agent's employment agreement It states exactly what your agent's responsibilities to you as well as your responsibilities as a seller.

The listing agreement identifies the exact property you are selling and the listing price.  It identifies all the items that go with your property (generally, if it is permanently attached, it is part of the house).  If something is not being included  like a chandelier or fixtures, replace them before listing your home.

The listing agreement has a specific start and end date.   My preference is for a ninety day listing agreement while some will attempt to get a six month listing.  Don't worry about the length of time as long as you insist on including a way to cancel the listing.  I always include a simple "you hired me, you can fire me" clause that lets the seller end the agreement without penalty at any time.

The listing agreement will identify the type(s) of financing a seller will consider such as VA, FHA, conventional, etc.  In the rare case of seller financing, the listing agreement identifies the terms as well.

Another key part of the listing agreement is the real estate agent's professional fee a seller is willing to pay.   This fee is customarily split 50/50 with the buyer's agent.

Also it discusses how any retained deposits will be handled as well as how any disputes will be resolved.  This is critical.

KEY POINT:  As with all things THESE ITEMS ARE ALL NEGOTIABLE.  There is no standard fee.

Another part of the paperwork will be a seller's property disclosure.  I always use them even though you are not required to use the form here in Florida.  However,  sellers are required to disclose anything that materially affects the value of a property.  The best way, in my opinion, is to do it in writing.  

Once all the listing paperwork is completed, copies distributed, then the work starts.  Selling a home is about the Three Ps of Selling:  Pricing, Reparation and Presentation.

If you are considering selling your Viera, Florida home, please let me help you.  If you know someone getting ready to sell their Melbourne, Florida home, please give them my name.  Better yet, send me an email and I will give them a call.

DISCLAIMER:  I am not an attorney.  The Florida Real Estate Listing Agreement I use is an approved form as are any additional addenda.  As a non-attorney I do not draft documents or interpret these forms.  Sellers and buyers are encouraged to speak with their own attorney, tax advisory person or professional as needed.

Here are links to the first three posts about choosing a real estate agent to sell your Viera, Florida home.

Saturday, January 24, 2015

Choosing a Real Estate Agent to Sell Your Viera, Florida Home. Step Three - Questions to ask the real estate agent.

If you have read my previous posts (links below) on choosing a real estate agent to sell your Viera, Florida home then you know we are at the point of discussing questions a seller should ask the real estate agent candidates during the interview process.

Key point:  The skills your agent brings to the table during that initial appointment will be the skills exhibited when it is time represent you!

Most experienced real estate agents will likely answer most of these questions during their presentation.  Still, I suggest sellers review these questions and be ready to ask away!
  • How long have you been the real estate business?
  • Do you work alone or with a team of agents? [The point is to find out who covers the agent if they are not available.]
  • What is your preferred way of communicating with me?
  • How many listings do you currently have? 
  • How many of your listings have sold? [Its not how many but rather how successful!] What percentage of the original selling price did your sellers get on average?  
  • What has sold in my neighborhood (area, street, similar community)?
  • What properties are currently on the market in my neighborhood?  Are these regular sales or short sales or foreclosures?
  • Have you ever sold a home in this neighborhood? If so, which one, when and what was your role in the transaction? [buyer's agent, seller's agent]
  • How much can I get for my house?  How long will it take to sell my home? Will you be the agent who sells my home? 
  • What recommendations do you have for me to consider when preparing my home for the market?  
  • Do you use open houses?  Is my house a good candidate for an open house? 
  • How much do you charge?
  • What is our market like?  What is the inventory like?  How long does it take to sell a house? What percentage of original listing price are sellers getting now?
  • How many photos do you use in your marketing? Do you prepare video tours? Do you use a lock box?  What type electronic or manual?
  • What is your typical marketing plan? How will you market my home?
  • Do you have a list of references I can call? 
      The questions above are in no particular order however the italicized questions are in my opinion critical.

      Here are links to the first two posts in this series. 

      If you are considering selling your Viera, Florida home, please give me a call at 321-693-3850 to discuss how I can help you.

      Call or send me an email to request a free market analysis.

        Friday, January 23, 2015

        Choosing a real estate agent to sell your Viera, Florida Home. Step Two - Face Time (the Interview)

        You have decided to sell your Viera, Florida home.  You have taken the time to select three real estate agents (at a minimum) to interview.  You have scheduled the appointments and allotted each one hour to impress you.

        Set the stage before your interviews arrive.  I suggest dealing with any potential distractions.  You have limited the agents time to one hour so minimize things that can sidetrack the focus of this meeting.  Put away pets, turn off televisions.  I suggest sitting down at the dining table to "get down to business."

        Expect the real estate agent to ask for a quick walk through of your home to gain an idea of the property condition as well as any glaring issues.  Any agent worth their salt will ask for the tour.

        Once you are settled in at the table let the the agent have the floor.   See where the presentation goes.  Some real estate agents will utilize a computer or tablet with a structured presentation.  Some will have a printed presentation.

        Others will ask questions or take the conversational approach (this is my preference).   By the way I very often will have printouts as well but will not hand them over until the presentation has ended.   I want to maintain the focus of the seller on my presentation and not some papers.

        Remember my previous suggestion to take notes.

        Now comes some of the questions real estate agents may ask during their presentation. 

        What questions should you expect the real estate agent to ask you during their interview and presentation?   Of course every agent deals with the listing interview in their own way so this just a guide.
        • Why are you selling?
        • When do you want to sell?
        • How much do you think your house is worth?  [Hold off on an answer until after the agent tells you what they think your home is worth.]
        • Who is/are the decision makers in this process(children, spouse, etc)?
        • What do you like most about your house?  
        • Will you be living in the house while it is for sale?  
        • What do you like most about your house?   
        • What do like the least about your house?  
        • Are there any major problems or issues with your house?  
        • Do you have a mortgage?   
        • How familiar are you with the process of selling a home?

        Post number three in this series on choosing a real estate agent to sell your home will cover the questions the seller should consider asking the agents during the interview..

        If you are considering selling your Viera, Florida home, please give me a call at 321-693-3850 to discuss how I can help you.

        Call or send me an email to request a free market analysis.

        Thursday, January 22, 2015

        Choosing a Real Estate Agent to Sell Your Viera, Florida Home. Step One - The Interview.

        One of the first steps in the process of selling a home is to hire a real estate agent.   Remember, as a seller, you hire, you can fire. Make sure there is a cancellation option in your listing agreement. Since your listing agent will not get paid without selling your home you control the purse strings.

        How one chooses their real estate agent can vary greatly but I recommend using a very simple multiple agent interview process.   I remember years ago when I chose a real estate agent to sell my house in Maryland I interviewed one agent and that was a disaster.   This is post number one of a series of four about how to choose a real estate agent..  

        I understand that interviews take time but the importance of what is at stake requires sellers choose the right agent.

        A structured interview with planned questions and defined answers you are seeking will speed the process.  The below items are suggestions for organizing and conducting the interviews.
        • I recommend sellers interview at least three agents.
        • Let the real estate agents know before the interview how many agents you will be interviewing and when you will make your decision.
        • Allow only one hour per real estate agent for the initial interview.    Advise them that you will be allowing a one hour maximum time for the face to face interview. I suggest give them the courtesy of allowing them to phone you before the interview if they have specific questions.
        • Prepare yourself for the interview.  Expect questions from the agents and prepare a list of questions to ask each agent interviewed.
        • Take notes on the agent presentation (good and not).
        The above is intended to allow sellers to set the stage for the real estate agent selection process and control the process.   The next post will cover the interview from the moment your door bell rings.

        If you are considering selling your Viera, Florida home, please give me a call at 321-693-3850 to discuss how I can help you.

        Call or send me an email to request a free market analysis.

        Tuesday, January 20, 2015

        Brevard County, Florida Residential Sales Activity - December 2014 vs. December 2013

        The below recap of the Brevard County residential real estate activity for December 2014 compared to December 2013 as provided by the Space Coast Association of Realtors®.
        • Closed Sales are up 12.0% for December 2014 with 811 closed units compared to 724 in December 2013 with an increase in cash sales by 2.6%.
        • New Pending Sales are up 4.1%.
        • New Listings are down -1.3%.
        • Median Sales Price for Brevard County single family homes are up 8.1% to $139,900 compared to last December's $129,450. 
        • Median Days on the Market was down -12.5% at 35 days compared to 40 in December 2013.
        • Months Supply of Inventory is down -25.4% to 3.3 months compared to 4.4 months in December 2013. 
        • Traditional Sales are up 25.9% with a median sales price of $157,200.
        • Foreclosure/REO Sales are up 6.5% with a median sales price of $104,001.
        • Short Sale Closings are down -63.0% with a median sale price of $125,000.
         Call me at 321-693-3850 or

          Brevard County, Florida Townhouse/Condo Activity December 2014 vs. December 2013

          The below recap of the Brevard County Townhouse and condo activity for December 2014 compared to December 2013 as provided by the Space Coast Association of Realtors®. 

          • Closed Sales were up 57.2% for December 2014 with an increase in cash sales of 41.3% compared to December 2013. 
          • New Pending Sales are down -5.1%.
          • New Listings are down -3.7%.
          • Median Sales Price for Townhouses/Condos remained the same at $120,000.
          • Median Days on the Market was down -21.2% to  41 days compared to December 2013, 52 days.
          • Months Supply of Inventory is down -27.4%, to 4.2 months compared to a year ago which was 5.8 months supply.  
          • Traditional Sales are up 68.6% with a median sales price of $129,838.
          • Foreclosure/REO Sales are up 48.0%, with a median sales price of $84,325.
          • Short Sale closings are down -27.3%, with a median sale price of $102,000.
          Ready to buy a home in Melbourne, Florida?   Call me at 321-693-3850 if I can help you in any way.

          Should Sellers Have a Pre-Listing Property Inspection?

          I almost always recommend home owners considering selling their home have a pre-listing inspection.  Of course many do not  think of it as a necessary step because their home is in "great condition."  The "almost always" refers to rare exceptions where the property is being disposed of and extenuating circumstances restrict actions (estate sale, short sale, financial constraints) as well as newer construction.

          Even if a home is believed to be "in great condition" the pre-listing property inspection can add real value.

          The added value may come in the form of a higher selling price or a quicker closing as well maintained homes encourage buyers to act before the home is taken (in a market like Brevard County, Florida's current market).

          So why have the pre-listing inspection done?   In the unlikely event an inspection turns up something it can be addressed early.  

          Your buyer will have an inspection done even if the offer is an "as is" offer.   This property inspection is basically a get out of jail free card here in Florida.   And if the buyer does not walk they may attempt to use the inspection issues as a tool to re-negotiate the selling price (read: When do you ask for repairs on an "as is" offer?").

          A solved problem is a hurdle does not have to be jumped over later on the way to closing!

          Depending on circumstances a seller can respond to a pre-listing inspection report in a couple of ways.    

          1. If there are no issues make sure your real estate agent uses the report as a marketing tool  Display the report on the kitchen counter so prospect buyers can see it when they view the home.
          2.  If there are some issues identified, address them.  Repair them or disclose the problems (and price accordingly).  Remember to update your Florida seller's property disclosure.   One quick comment about seller repairs - know your limitations.
          3. Although not legal nor ethical some sellers will try to hide problems.  By the way real estate agents in the state of Florida are required to disclose known issues that not readily visible which materially affect the value of property.  Do not expect your real estate agent to keep quiet about hidden defects. [Disclaimer: I am not an attorney and am not giving legal advice here.]

          KEY POINT Having a pre-listing inspection performed and displaying a copy in your home for prospective buyers to peruse will give buyers more confidence in your home. An attitude of openness will make buyer prospects feel better about your property.

          I believe a pre-listing home inspection can save a deal and is well worth the few hundred dollars it may cost.  

          As a seller understand that your buyer will almost certainly have an inspection done.  Issues will likely be discovered.  The few hundred dollars spent for a pre-listing inspection has the potential to save a a deal and speed the sale of a property.

          Ready to sell your Viera or Melbourne, Florida home?  Call me at 321-693-3850 if I can help in any way.  Ask for your free market analysis!

          Image courtesy of iosphere at

          Monday, January 19, 2015

          Home Buyer Tips: What if the offer is rejected?

          The Brevard County, Florida residential real estate market has shifted to a seller's market in 2015.    Over the past several months my buyer clients in the Rockledge and Viera, Florida areas of Brevard County have found themselves in multiple offer situations.  This is reflective of the segment of the market my customers are targeting - move in ready homes that are standard sales (no foreclosures, no short sales).

          So what should a buyer do when presented with a multiple offer situation?

          First of all, the other real estate agent most likely is not going to show you the offer or disclose the offer amount.   I suggest these points of consideration for any buyer placing an offer on any property.
          • Seriously consider your offer price regardless of other offers.  Know the competition, know your budget.
          • Submit a "clean" offer.   By "clean" I mean a reasonable price with supporting documentation like mortgage pre-approval, proof of funds letter, fewer contingencies (inspection, finanacing a must) and a quicker closing.    
          • Are you alright if you do not get the property?  
          • Are you satisfied your offer is reasonable and the highest you think a property is worth?  Respond in a way that, regardless of outcome, you are satisfied.
          • Consider minimizing the allowed response time to your offer (read "Why a buyer should give a short response time.").
          Sometimes, no matter how great the price and how clean the offer, the sellers choose another offer    Such is life, stay in the game.

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

          If you are considering selling your Viera, Suntree or Rockledge, Florida home, please call me for a free market analysis.

          What is the Brevard County, Florida Real Estate Market like in January 2015??

          One of the best ways to see what the Brevard County, Florida residential real estate market looks like in January 2015 is to see the trends or the past months and years.

          The three charts below (when considered together) provides a fairly accurate representation of the single family residential market in Brevard County, Florida.    The inventory levels have decreased to about a three month supply level with the median days on the market standing at 35 days.

          Finally the percentage of original list price received is well into the 90% range as well.  Overall, these charts seem to favor sellers and place buyers in the position of acting quickly when they find a home that suits their needs with a reasonable offer price.  Buyers may also find themselves in a multiple offer situation - especially when considering  "move in ready" properties.

          For information on buying or selling a home in Viera and Melbourne, Florida (Brevard County, Florida) please give me a call at 321-693-3850 or send me an email.

          Tuesday, January 13, 2015

          Home Seller Tips: Whats wrong with this picture?

          One of the key marketing tools your real estate agent must use to sell your house is the simple photo.    Who wants to see a house for sale when there is no picture especially if they are from out of the area?    Who wants to see a house if the pictures are poorly taken or should not have been taken (i.e. the toilet, lid up and all)?  

          The value of good photos can not be underestimated.   People are visual. 

          I reviewed  a listing this morning before sending to one of my buyer customers.  Still, the picture made me wonder what was going on.   Of course it is not fair  to be too critical of a seller without knowing the circumstances of the sale.  It could be a case where the circumstances preclude any preparations or repairs like absentee owners, an estate sale, financial hardships, illness, etc).

          I took a snippet of the picture.  Look for yourself.  The point here is simple - first impressions are critical.

          Bad pictures or even good pictures of "badly" prepared properties do not help sellers.

          Consider the impression made when a prospective buyer pulls up in front a house that has algae on the front, weeds in the flower beds, more weeds than grass, etc..

          It has been said that  a seller has ten or twenty seconds to make a good impression when a buyer pulls in front of their home.   That also extends to when they open the front door.

          It is critical sellers understand that preparation is key.  Here are several articles about preparing your home for the market. 
          If you are considering selling your Melbourne,Florida home, give me a call at 321-693-3850 for a free market analysis.


          Monday, January 12, 2015

          The Most Exclusive Area of Brevard County, Florida to Live: Five Highest Price Homes sold in Brevard County, Florida during 2014

          What is the most exclusive area of Brevard County, Florida to live?   If you look at the five highest priced single family homes sold in Brevard County during 2014 you would likely conclude the answer is Melbourne, Beach, Florida.

          Three of the five highest priced single family homes sold in Brevard County, Florida in 2014 were located in Melbourne Beach, Florida.  The below five spectacular properties were found in the Brevard MLS to have the highest selling price in 2014.  The specific property information is extracted from the MLS entry has not been verified.

          405 Atlantic Street from Property Appraiser website
          #1.  405 Atlantic Street, Melbourne Beach Fl   This five five bedroom, five and a half bathroom home with 8,707 sq. ft. under air sits on almost an acre (.98 acres) with 175 feet of beach frontage.  Sold for $3,750,000 on April 15, 2014.

          #2.  313 Oak Street,  Melbourne Beach    An eight bedroom home with eight full baths and two half baths sits on 1.4 acres with 200+ feet of ocean frontage.  Built in 1985, this massive house (three buildings) has 10,308 sq. ft. under air,  and has two private dune crossovers leading to the beach.  This is a three home gated compound enclosed by concrete walls.  It has an over-sized resort size pool and a two car garage.   Selling price was $2,225,000 (August 20, 2014).
          151 Lansing from Property Appraiser website

          #3.  103 Oak Street, Melbourne Beach  A 2006 built house with six bedroom four full bath and two half bath home with 6,019 sq. ft.  sold on Sept 2, 2014 for $2,150,000. 

          #4.  151 Lansing Island Dr,  Indian Harbour Beach  This is a  four bedroom, five full bath plus three half bath pool home sold for $2,025,000 on October 1, 2014.   Unlike other higher priced homes this one sits on the river in the gated  (plus own drawbridge) Lansing Island community.  Features 522 feet of deep water frontage on almost 2 acres .  One of the largest properties on "the island"  this property is surrounded by a five hundred foot dock.  Built in 2003 with five car garage (total).

  601 S Atlantic Avenue, Cocoa Beach   Located in "world famous" Cocoa Beach, this 3,526 sq. ft. four bedroom, four full bathroom plus one half bath, two car garage home sold on April 25, 2014 for $1,900,000.  Home sits on a direct ocean lot with almost one half acre.

          If you are considering relocating to Brevard County, Florida, please give me a call or send me an email for information on homes for sale.   I would be happy to set you up with a personalized search to receive listings that meet your desires and budget.

          If you are ready to sell your Brevard County home, give me a call for your free market analysis.  I can be reached by direct call at 321-693-3850.  If you prefer, send me an email.

          Thursday, January 08, 2015

          Crayons, Home Owner Associations....One led to the other!

          Should one buy a home in a development with a home owner association?   It depends on whether one is OK with conforming and following the rules.

          Think back to your early years.

          If you are old enough you will remember the crayon.  The waxy colorful tools that nourished the early creativity in all of us.

          You learned the names of the colors and then you learned how they worked.  And then came school and the color by number pictures where there was a right color.

          And then there came the rules - stay within the lines.  If you failed to comply you did not get the coveted gold star!

          Now, return to reality.

          You have a house in a subdivision with a mandatory homeowner association.  Now when you are ready to paint your home you have to choose a paint color that is approved by the architectural review committee (paint by the numbers).

          If the painting is not an issue then it could the landscaping, or the prohibition of parking a truck in your driveway overnight or whatever.  Yep, got to believe the homeowner association had its birth by way of a first grade art teacher!  Conform, good.  Independence, not good. 

          The above is really meant to be a little tongue in cheek.   

          Here are some more serious articles regarding homeowner associations:

          Its YOUR association on the day of closing!
          Home Owner Associations:  Good or Bad?
          You can't choose your family but YOU CAN CHOOSE YOUR Home Owner Association.
          Deed Restrictions, Home Owner Associations: Help or Obstacle?

           "Crayon" Image courtesy of Gualberto107 at
           "Gold Star"  Image courtesy of Master isolated images at

          Monday, January 05, 2015

          Heritage Isle in Viera - Homes Sold in 2014

          The below chart represent s the single family home closings during 2014 in Viera's 55+ community of Heritage Isle.

          The 68 closings shown below were extracted from the Brevard MLS system (and may not represent all 2014 sales).   The sales data will provide those considering buying a home in Heritage Isle in Viera an idea of where the prices are entering 2015.

          In general, there were about 5 to 6 homes were sold each month with an average selling price in the neighborhood of $240,000 to $250,000 per unit.

          For information on buying a home in Viera, Florida, including the 55+ communities of Heritage Isle, Grand Isle and Indian River Colony Club, please give me a call at 321-693-3850.

          If you prefer, send me an email.

          Friday, January 02, 2015

          Selling Your Home in 2015 - An Efficient, Effective Marketing Plan

          Here are a couple of secrets (OK, maybe not so secret) about the Brevard County, Florida real estate market.
          1. Buyers are plentiful.
          2. Sellers are not.
          This is a good time to be a seller in Brevard County, Florida.   The competition among sellers of move in ready homes is heating up as there are many buyers out there in the market place.

          Still, unless your potential buyer is targeted with your agent's marketing plan you run the risk of lingering on the market. 

          Targeted marketing is the key to efficiently and effectively marketing your home.

          When you interview real estate agents to sell your Melbourne, Florida home make sure you ask them these questions.

             (1) Who your likely buyer will be,
             (2) Where they will come from, and
             (3) How they intend to target the buyer pool with their marketing plan.

          If you are considering selling your Brevard County, Florida home, please give me a call at 321-693-3850 or send me an email.  I would welcome a chance to discuss how I can market and sell your Melbourne, Florida home.

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