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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:

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.

    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.

    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.

    Monday, November 16, 2015

    Chelsea Park in Rockledge, Florida - Market Update - Homes For Sale

    Chelsea Park subdivision in Rockledge Florida offers homeowners deed restricted living in a centrally located development near everything.  Chelsea Park's relatively low association fees, amenities (community park with outdoor basketball/playground), proximity to several golf courses and shopping keep the homes in demand. 

    Typical Look Chelsea Park
    Located very close to I-95 and US1, commuting from Chelsea Park to Melbourne,  Kennedy Space Center, Patrick Air Force Base or the beaches is very easy.    Orlando and the attractions are also less than an hour away.

    Children living in Chelsea Park attend Manatee Elementary in Viera, McNair Middle School and Rockledge High School (verify school boundaries here). 

    Currently there are six homes for sale in Chelsea Park. 

    List prices range from $259,000 to $315,000 for these current listings.   Four of these homes for sale are priced in the $259,000 to $269,900 range.   All six homes are standard sales with the year of construction spanning 1997 to 2016 (new construction).  

    The homes all offer larger floor plans with most 2,300 to 2,700 sq.ft. under air conditioning.  Three have three car garages as well.  Pools are less common with only two of these homes having an in-ground pool (no community pool).   There are another three homes under contract awaiting closing.

    There were no closings within Chelsea Park during the month of October 2015.  The last three sales occurred in September 2015.

    Homes sold included:
    • 320 Brookcrest Circle - 2002 built 2,108 sq.ft. four bedroom two bath with three car garage and pool sold for $290,000 (09/08/15)
    • 427 Heathrow Circle - 1997 built 2,671 sq.ft. two story  four bedroom two and a half bath pool home which sold as a short sale for $225,000 (09/09/15).
    • 462 Stonehenge Circle - 2001 built five bedroom four bathroom pool home with 3,483 sq.ft. sold for $350,000 (09/01/15).
    agent@moving2brevard.comFor information on homes for sale in Chelsea Park and Rockledge, Florida, call or text me at 321-693-3850 or send me an email

    This is a great time to sell your Chelsea Park home as well.

    Thursday, November 12, 2015

    Wyndham at Duran - Highest Priced Homes For Sale in Viera, Florida - Market Update November 2015

    Stock Wyndham at Duran Photo
    There are eight homes for sale in the Viera and Suntree areas of Melbourne, Florida priced at $900,000 and higher.  Of these, six are in the Wyndham at Duran development.

    Wyndham at Duran provides direct Duran Golf Course living for the most demanding home owner.   

    Wyndham at Duran is an exclusive, guarded, development convenient to shopping areas, medical facilities including Viera Hospital, and major routes (I-95, US 1).   Orlando International Airport  is only 45 minutes away,  and the attractions about an hour.  The community is only minutes from The Avenue at Viera shopping, the Duran Golf Course clubhouse as well as art and cultural venues

    Currently there are six homes for sale in Wyndham at Duran.   List prices for these executive homes range from $998,500 to $1,399,500.   While list prices are among the highest in the Viera, Florida area, similar properties can be found in the gated Summer Lakes community.  

    Fairway Lakes at Viera Home
    If a home on Duran Golf Course is desired (with a smaller budget) the neighboring gated community of Fairway Lakes at Viera  offers homes in the $500,000 to 650,000 range (current listings).

    Most of these homes were built in the 2007 and 2008 period.  The smallest of these homes for sale in Wyndham at Duran is only 3,922 square feet with four bedrooms four bathrooms and a pool.  The largest, although not the highest priced, is 6,100 square foot.

    Over the past six months there have been four homes sold in Wyndham at Duran.   These sales reported in the Brevard MLS system included:
    • 7536 Gorda Peak Court - 2008 Arthur Rutenberg built 3,254 sq.ft. four bedroom three bath three car garage pool home sold for $675,000 (08/03/15).
    • 7357 Gorda Peak Court - 2007 Arthur Rutenberg built 3,661 sq.ft. four bedroom three bath three car garage pool home sold for $849,000 (05/15/15).
    • 2809 Wyndham Way - A 5,824 sq.ft. 2007 built five bedroom five full bathroom three half bathroom three car garage pool home sold for $1,267,000 (05/26/15).
    • 3159 Wyndham Way -  2012 Christopher Burton built 4,274 sq.ft. with four bedrooms five bathroom four car garage pool home sold for $1,430,000 (06/26/15).
    For information on homes for sale in Viera, Florida, call or text me at 321-693-3850.   If you prefer, send me an email.

    Six Highest Priced Homes Sold in Brevard County, Florida in October 2015

    7525 S HWY A1A - Google Map Photo
    Sometimes I get asked by callers considering relocating to Brevard County, Florida where the most expensive place is to live. 

    There are general responses that hold true like the newer areas, the beaches, on "the island," in Viera and Suntree.  

    But, in the end, these six highest priced homes sold in October 2015 reveal one thing....its all about the specific property and where it is located (mostly water front).

    The six highest priced Brevard County, Florida homes sold in October 2015 (as reported in Brevard MLS system) included:
    • 7525 S Highway A1A, Melbourne Beach, a five bedroom four full plus two half bathrooms, pool home with 7,480 sq.f.t under air sold for $1,800,000, beach front direct.
    • 1611 Atlantic Street, Melbourne Beach, a three bedroom three and a half bathroom with 3,262 sq.ft. under air sold for $1,560,000, beach front direct.
    • 365 S Atlantic Avenue, Cocoa Beach, 5,983 sq.ft. five bedroom four and a half bathroom sold for $1,400,000, beach front direct.
    • 1720 Sandpiper Street, Merritt Island, a canal front/Banana River, five bedroom four and a half bathroom, 1.12 acres, pool home, sold for $1,389,000.
    • 6165 Anella Drive, Melbourne (Suntree), a five bedroom four full and two half bathroom, pool home 5428 sq.ft. sold for $975,000.
    • 1950 Harbor Point Drive, Merritt Island, a five bedroom four full bathroom two half bathroom, pool home sold for $975,000.
    1720 Sandpiper St. - Google Map Photo

    For information on relocating to central Florida including Cocoa Beach, Melbourne and Merritt Island, call or text me at 321-693-3850.

    Wednesday, November 11, 2015

    Summer Lakes in Viera, Florida - Homes Sold in October 2015 - Market Update

    Summer Lakes in Viera (Rockledge, Florida zip code 32955) is an exclusive gated community featuring custom built executive homes that are among the largest in Viera, Florida
    Photo: Fairway Lakes at Viera -Style Similar

    These executive homes have all the amenities one would expect in a custom built feature rich dwelling.  From the tile roof to the front door these homes have been built for the most discerning home buyer.

    Summer Lakes is located near major routes like I-95 and US Highway 1 as well as airports (Orlando International Airport less than an hour, Melbourne International 30 minutes).  Convenient to nearby shopping, medical facilities (Viera Hospital), places of worship, superb schools and much more.

    Currently there are two homes for sale in the exclusive gated community of Summer Lakes in Viera, Florida.   These large executive homes have over 3,600 sq.ft. under air conditioning to almost 4,500 sq. ft. with pools.  One these 2007  custom built home is located in the back side of the development closer to Interstate 95 while the other is lake front.  As in all things in real estate, location (even within development) greatly impacts the price.  List prices range from $997,000 to $1,069,000. 

    During October 2015 there were two homes sold in Summer Lakes in Viera as reported in the Brevard MLS system. These included:
    • 3052  Bellwind Circle - 2013 built 3,275 sq.ft. 4/3/3 with pool and fireplace sold for $801,000.
    • 3182  Bellwind Circle - 2011 built 3,086 sq.ft. 4/3/3 with pool sold for $745,000.
    Anyone in the market for quality, custom built, luxury homes in Viera, Summer Lakes deserves a look as well as the very exclusive gated golf course community of Wyndham at Duran (prices slightly higher.

    Photo: Wyndham at Duran - Style Similar
    For information on homes for sale in Summer Lakes or Wyndham at Duran please give me a call (or text) at 321-693-3850.

    Tuesday, November 10, 2015

    As the End of Year Approaches Do You Sell Your Home Now or Wait?

    As the end of 2015 approaches do you sell your Melbourne, Florida home now or wait until after the beginning of 2016?    

    With the current residential market inventory in Brevard County tight the intensity of competition among buyers may get greater as the holidays and early 2016 months approach.

    During the holidays and winter there are fewer sellers BUT the buyers who are looking are serious.  If you are ready to sell your home use the time of the year to your advantage

    How is the Brevard County market?  Just last month the median days on the market was 29 days with sellers getting almost 95% of original listing price. 

    That says SELLERS MARKET!

    On the other side of the transaction as the end of the year approaches should you wait to buy a home?

    This is not where I am going to say "interest rates may go up."   A shift in interest rates can decrease purchasing ability and/or, at a minimum, increase mortgage payments or purchase costs.

    This is not where I am going to say "there are tax advantages to buying a home."  The sooner one buys, the sooner the tax benefits begin to accrue.

    This is where I am going to say prices are going up.  

    Homeowners are gaining equity while buyers will be paying more.
    • In December 2014 the median sales price for single family homes in Brevard County was $135,900...September 2015 it was $172,250.
    • In December 2014 the average selling price was $179,781.  In September 2015 the average selling price was up to $215,041.
    I recently spoke with a first time home buyer about Florida first time home buyer programs with assistance.  The funds for first time home buyers are not necessarily going to be there months from now (or next month for all I know).  

    Want information on the First Time Home Buyer Program For Brevard County, Florida?  Email me and I will put you in contact with a mortgage lender who can give your details

    Or, as a first time home buyer customer of mine experienced last summer (to his favor) the program benefits changed.  My recommendation to first time home buyers, use the program's significant contribution if you can get it! 

    Ready to sell your Melbourne, Florida home?  Call or text me at 321-693-3850.  I want to work for you!

    Saturday, November 07, 2015

    Condos for sale in Viera, Florida for $49,000....

    Condos for sale in Viera for $49,000.... really? 

    I recently received an inquiry from someone who was told by a friend condos could be bought in Viera, Florida with golf course views for under $50,000!  

    Let me put this rumor to bed right now...not happening.

    There was this one HUD foreclosure one bedroom one bathroom 679 sq.ft. third floor unit in a complex that does not have an elevator which did sell for $58,000 in September as an auction property.

    But for the remaining 58 condos sold in the Viera, Florida area for the past six months the prices were from $75,000 to $167,000.   Of these 58 condos sold,  there were 15 units under $100,000.  

    So what are the prices for the condos for sale in the Viera, Florida area in November 2015?

    There are ten condos for sale in Viera and the immediate surrounding area right now.  There is one bargain HUD foreclosure that listed a few days ago for $65,000.   Like the previously mentioned low sale it is another one bedroom one bathroom 679 sq.ft. unit.

    The remaining condos for sale in Viera are priced from $99,000 to $180,500.   The lowest priced unit is another one bedroom one bathroom.

    The rest are priced from about $115,000 and upwards.  Almost all of these are two or three bedroom units with two bathrooms.   Some are located in gated communities.  Some of the units are have garages as well while most are open parking.   Most of the condo fees are in the $250 to $300 per month range as well.

    Condo units are selling in Viera as there are another seventeen units under contract and awaiting closing.

    The caller did the right thing... contact a local knowledgeable real estate agent to find out what the market is really like.  

    Many times the information available on the mega real estate sites is incorrect.  If you go to local property and tax offices the current sales are not entered for some time after closing.

    What is the real estate market like in Brevard County, Florida?   Inventory is steady, prices are rising with the median days on the market around 30 days.

    What will the Brevard County, Florida real estate market be like in 2016?   No one knows for sure although I read a report yesterday that indicated the expectation for next year was an increase of about five percent in prices.

    Ready to buy a condo or house in Viera, Florida?  Call or text me at 321-693-3850 or send me an email.

    Tuesday, November 03, 2015

    Ventura at Turtle Creek - Condos for Sale in Rockledge, Florida - Market Update November 2015

    The gated condo community of The Ventura at Turtle Creek located in Rockledge, Florida offers owners some of the best amenities available in the Rockledge and Viera, Florida area of central Florida.

    With its club house, pool, conservation area, convenient location next door to Turtle Creek Golf Course, proximity to excellent schools and more, this gated condo complex deserves a look if you are considering buying a central Florida condo.  Ventura at Turtle Creek would also make a great weekend getaway or second home with Orlando International Airport only 40 miles away.,

    Currently there are two units for sale in Ventura at Turtle Creek.  List prices closely approximate the selling prices discussed below with the range from $129,900 to $154,900.   Both of these units are three bedroom two bathroom condos with one having a detached carport while the other a detached garage.

    During the month of October 2015 there were three condo units sold in the Ventura at Turtle Creek complex.   Selling Prices were between $91,010 and $150,000.  Although this looks like a wide range the reality is different.

    The "real" selling prices are not as low as the $90,010 price.   Remember the old truism "you get what you pay for."   It applies in this case.  The unit that sold for the lowest price had issues. It needed flooring.  The bathroom vanities had been removed.  The drywall had been removed from the floor to about a foot above the floor.  I am not sure the cause (maybe water) in this ground floor unit but it was a foreclosure.

    The other two sales were more representative of the real market in the Ventura at Turtle Creek.  Both were similar floor plans with one having a garage, the other a carport.   Asa  frame of reference, over the past three months three units were sold as standard/fair market sales with an average selling price about $141,00.

    Units sold in October 2015 included:
    • 3848 Lexmark Lane Unit 203 -  $150,000, a three bedroom two bath detached single car garage with 1,247 sq.ft., standard sale, golf course view sold on 10/30/15, Days on market (85). Sonoma floor plan
    • 1626 Peregrine Circle Unit 408 - $129,000, a three bedroom two bath detached one car carport sold on 10/31/15 as a standard sale. Days on market (25 days). Sonoma floor plan.
    While both of these sales were the same Sonoma floor plan there are other floor plans in Ventura at Turtle Creek including the:
    • Santa Rosa, 1,412 sq ft under air, 3 bedrooms/2 bath
    • Santa Cruz, 1,391 sq ft under air, 3 bedrooms/2 bath 
    • Santa Anna,1,447 sq ft under air, 3 bedrooms/2 bath 
    For information on condos for sale in Ventura at Turtle Creek as well as single family homes for sale near the Turtle Creek Golf Course, call or text me at 321-693-3850.

    Pricing Your Home For Sale: Size is not all that matters...

    Not all prospective home sellers are created equal.   Likewise, not all prospective home buyers are created equal.  

    One particular prospective home seller in the Viera, Florida area I talk with routinely always asks me the same thing.... "What are houses going for per square foot out here now?"

    There are several varieties of prospective home sellers.  There are the "have to sell," "want to sell,"  and "may sell at the right price."

    Of these prospective sellers the one who I write off for the immediate future is the last one - at the right price most people will sell.   Obviously no motivation to actively pursue this one!

    The other two leave me some hope.  I am in the business of selling homes in Viera, Florida.  

    "Have to sell" prospects are motivated because they have definitive reasons and, most often, a real timeline.

    The guy who is always asking me about the going rate per square foot is one of those "wants to sell" but is unsure.  He sees the value of his house as a dollar per foot measure only.  

    But there are other factors beyond the square footage when evaluating the market-price of a home.
    • Living area:  The square footage under air conditioning is what we customarily use here in Florida. Other locales may use the total square footage under the roof.
    • Total square footage:  Total area under the roof. Could have extra large garage, workshop, etc.
    • Age:  As close as possible match the construction year and, at a minimum, bracket by a few years.
    • Type of construction:  Concrete/concrete block is more desirable in Florida than a frame (wood) construction.
    • Roof materials:  Whether the roof is asphalt shingle or tile (terracotta) is a factor as tile is usually more desirable and expensive.  Age of the roof is an important consideration as well.  If a buyer will need to replace a roof in 3-5 years it is going to be a negative.
    • Garages: The existence of a garage and the capacity (1, 2 or more cars).
    • Community characteristics: Is it a gated community, has a home owner's association, community amenities such as pool, playground, etc.
    • Location: This is one of the most important factors.  Of all the characteristics this one can not be changed.
    • Number of Bedrooms and Bathrooms:  Common sense says that the more rooms, likely the greater value.  Another consideration regarding baths and kitchen...recent updates translate to more $$$.
    • School quality:  Although you may not have school age children, the quality of the local schools impacts your home's current and future value
    • General condition:  Often there are maintenance issues that have been neglected.  Any needed repairs or maintenance must be considered.
    • Competitive listings.  Fair market sales, short sales and foreclosure properties must be considered.  
    When a real estate agent prepares a market analysis there will be other considerations beyond the size.... Size matters but it is not all! 

    Look at it this way.... Would a doctor compare two people's condition by using weight or size  only!   A house is no different! 
    When you are ready to sell your Viera, Florida home call me for your market analysis.  

    Image courtesy of Archipoch at

    Monday, November 02, 2015

    Heritage Isle - Viera, Florida 55+ Community - Homes For Sale/Sold October 2015

    Anyone considering retiring to central Florida should consider Viera's Heritage Isle 55+ community!  Heritage Isle is popular with 55+ and retired buyers seeking reasonable prices, newer construction and a relaxed lifestyle in one of Florida's premier age restricted gated communities. 

    From the moment you arrive at Heritage Isle's grand gated entrance look to be impressed by the community!   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, many restaurants, Viera Hospital, Duran Golf Club and I-95, Heritage Isle is Viera's most popular 55+ community (three total).

    Currently there are twenty properties for sale in Heritage Isle.   Of these homes for sale in Heritage Isle there are eighteen single family homes and two half duplex units for sale.  

    List prices for all of these properties range from $235,000 to $425,900.   The half duplex units are both 3 bedroom 2 bath 2 car garage units in the $240-$245,000 list range.

    Among the single family homes for sale in Heritage Isle there are two foreclosure homes listed under $240,000.   All of these properties for sale in Heritage Isle are resales, concrete block/stucco construction and were constructed between 2015 and 2012.

    In October 2015 there were four homes sold in Heritage Isle as reported in the Brevard MLS system.   These homes were all standard (fair market) sales.  Two of the four with single family detached units while the others were townhouses.   

    Single family units sold in October:
    • 3448  Ahern Place - 2011 built 1,911 sq.ft. 4 bedroom 2 bath 3 car garage single family home sold on 10/15/15 for $290,000.
    • 3122 Grayson Drive - 2005 built 1, 992 sq.ft. 3 bedroom 2 bath 2 car garage single family home sold on 10/15/15 for $249,000.
    Townhouses sold in October:
    • 6336 Klein Lane - 2015 built 1,517 sq.ft. 2 bedroom 2 bath 1 car garage townhouse sold on 10/01/15 for $187,240.
    • 3311 Funston Circle - 2008 built 1,407 sq.ft. 2 bedroom 2 bath 1 car garage townhouse sold on 10/15/15 for $197,000.
    Click here to view the market report for condos for sale in Heritage Isle in November 2015.

    Click here to view the report for homes sold in Heritage Isle in September 2015. 

    Call or text me for information on moving to Heritage Isle in Viera.  I can be reached directly at 321-693-3850 or send me an email.

    Home Seller Tips: Time Change Impacts Showings

    It has only been two days but I have yet to meet anyone who is a fan of the time change.  For many the time change restricts post-work activities.

    In my work as a Viera, Florida real estate agent the time change limits the ability of some home buyers to see homes for sale in Viera.

    For many home buyers the challenge is not so great as the weekends are already the prime time for most to view homes for sale in Viera and the surrounding area.

    Sill, for some who want to look during the later afternoon, the latest possible time will be around 6:00 p.m. right now.  Most buyers do not want to see a home after dark.

    For anyone selling their Brevard County home now the time change will require a little adapting of schedule although it also means the evenings will be disrupted less than when the sun was out until 8:00 p.m. or later!

    Because the median days on the market for homes for sale in Brevard County, Florida right now is about 30 days appropriately priced homes are under contract quickly so the showing "season" should be short anyway.

    Depending on where the home is located and likely buyer pool many sellers should expect more showings on the weekends.  For week day showings sellers should also expect more showings earlier in the day.

    All sellers should take a hard look at their home's lighting now that the time has changed.  Even later afternoon showings may result in less light.  Light, bright and clean sells houses!

    And if buyers do see your home in the later part of the day they may want to come back and look when the day is bright which is always a good sign 

    Second showings usually mean there is real interest!

    Image courtesy of Stuart Miles at

    Sunday, November 01, 2015

    Heritage Isle 55+ Community Viera, Florida - Condominiums Market Report November 2015

    Heritage Isle is the only one of the three 55+ communities in Viera, Florida which offers an option outside of the single family detached house.   Heritage Isle offers residents a choice of condominium, half duplex/villa style homes and single family detached units.

    This report provides an update and market report on condos for sale in the Heritage Isle community.

    Here is an overview of the amenities and facilities at Heritage Isle in Viera.

    Condos in the Heritage Isle 55+ community in Viera, Florida have seen rising prices over the past year.   Currently there are only two units for sale in the Terraces at Heritage Isle condo community.

    Both units are standard sales with prices at $154,900 and $174,900.  While both are second floor units they are in different buildings (three total).   These are similar units in that they, like all condos in Heritage Isle are two bedroom two bath with single covered parking and water/golf course view.  One of these is an end unit Colonade model which is about 200 square feet large (1408 sq.ft.).

    Monthly fees for the Terraces at Heritage Isle are about $450 and cover things like common taxes, trash, pest management, lawn/landscaping, exterior maintenance, common taxes and cable.  [Review association documents before purchasing as these amenities and fees are based on a review of  seller disclosures.]  

    There are currently another four units under contract awaiting closing with list prices in the $150,000 to $168,500 range.

    Recent condo sales at Heritage Isle included the below five units.   The recent average selling price was approximately $118 per square foot.
    • 6858 Toland Drive Unit 101 - $154,900, 1,408 sq.ft. 2 bedroom 2 bath, standard sale 05/07/15
    • 6848 Toland Drive Unit 305 - $138,500, 1,194 sq.ft. 2 bedroom 2 bath, standard sale 06/12/15
    • 6848 Toland Drive Unit 302 - $148,000, 1,232 sq.ft. 2 bedroom 2 bath, standard sale 06/26/15
    • 6838 Toland Drive Unit 308 - $167,000, 1,408 sq.ft. 2 bedroom 2 bath, standard sale 08/14/15
    • 6858 Toland Drive Unit 303 - $153,750, 1,232 sq.ft. 2 bedroom 2 bath, standard sale 10/30/15
    For information on condos and homes for sale in Viera's premier 55+ community, Heritage Isle, please call or text me at 321-693-3850.

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