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Friday, January 29, 2016

Should You Buy New Home First, Then Sell Old Home? It Depends...

I recently met with a potential home buyer who wanted to find their new home first and then sell their current home.

When circumstances allow one to find their new property first it makes the process a bit more manageable, for sure.

But in this case the buyer's ability to pull this off was severely restricted.... more specifically, a catch 22 situation.

With a fixed income, as well as limited available funds, the buyer lacked the ability to qualify for a new mortgage or a bridge loan

Trying to budget for a new home would be a bit "crystal ball-ish".

Would a seller accept an offer based on the future sale of a current home?    While there was a time when such contingencies were in play it is different now.

The current Brevard County, Florida residential real estate market is booming.  With prices rising steadily, limited inventory and competition among buyers, it is unlikely a seller would tie up their sale with so many unknowns.

For the time being the buyer (potential seller) and I have parted ways as they ponder options.  When the decision is made (to sell their Viera, Florida home) we will move forward.

My recommendation...
If you need proceeds to proceed then you better proceed (with selling)! 
Ready to sell your Viera home? Call or text me at 321-693-3850 for your market analysis.  Ready to buy a home in Viera, Florida?  I want to assist you as well.

Monday, January 25, 2016

Rockledge, Florida - Condos For Sale - Market Update January 2016

This post highlights the recent sales activity and market offerings of condominiums in the Rockledge, Florida area (zip code 32955).   This zip code includes parts of the Viera planned unit development.

There are about twenty active listings in various condo communities in the 32955 zip code.  This is just a representative sampling as if today.  While there are other condo communities in the Rockledge area this report highlights activity in only four of the complexes (1) Jameson Place (2) The Ventura at Turtle Creek (3) Casa Verde and (4) The Greens at Viera East. 
Jameson Place

Jameson Place is a gated condo community developed by D.R. Horton Builders.  Only about seven or eight years old the complex offers single level condos with attached one car garages.  The units are either on the first or second floor.   Jameson Place is the only complex of these four with garages that are attached to the building.

With a community pool, playground and nearby parks, Jameson Place offers its residents a comfortable lifestyle at very affordable prices.   Nearby conveniences include retail shopping, restaurants, several golf courses, excellent schools and more.  Jameson Place is also located on the Viera limits line so you don't have the additional planned unit development taxes associated with Viera.

Currently there is only one condo unit for sale in Jameson Place.  This standard sale is a ground floor 3/2/1 with 1284 sq.ft listed for $138,900.

There are four units under contract at this time awaiting closing. List prices range from $113,900 to $138,000.  One of these is a short sale; the others standard sales.

Over the previous six months there have been eleven units sold in Jameson Place as reported in the Brevard MLS system.   Selling prices ranged from $95,250  to $135,000.

Since December 1, 2015 there have been two units sold in Jameson Place.   Both of these units were second floor units with three bedrooms two bath one car garage (1,346 sq.ft.) and sold for $130,000 (sold 12/15) and $135,000 (sold 01/16).
Casa Verde
Casa Verde Club condo complex is an older complex constructed in the early to mid-1980s.   As far as I know all of the units are two bedroom and two bath with sq.ft. in the 1,100 foot range.  The complex is located off Fiske Blvd and borders the private Rockledge Country Club.

Condo fees are just under $300 a month and cover the usual things like cable, landscaping, insurance, trash, water/sewer as well as the community pool.  As with all properties verify fees and what is provided as they can change. The complex consists of multiple two story buildings with some offering garden views as well as golf course and pool views.

Currently there are three units for sale in the Casa Verde Club condos.   List prices range from $77,500 to $95,000.  These units are all two bedroom two bathroom units with a covered carport (detached), built between 1980 and 1985 and have between 1,122 and 1,170 sq.ft. under air with porch/balcony.   All are standard sales.  Like most properties the higher price reflects better view (i.e. golf course) location (ground floor) as well as degree of/recency of any remodels/updating. 

Over the past six months there have been five units sold in Casa Verde Club condo complex.  All of these units were standard sales with two bedroom and two baths plus detached covered parking.  Selling prices ranged from $59,000 to $78,000.  Only one unit has sold since December 1, 2015. It was the highest priced sold unit ($78,000).   The November unit sold for $73,000.
Ventura at Turtle Creek
The gated condo community of The Ventura at Turtle Creek located in Rockledge, Florida provides excellent amenities, very attractive prices and a resort lifestyle in a central Florida location close to everything (Orlando International Airport only 40 miles away).  Located near the above discussed Jameson Place, resident are near the same conveniences.

The Ventura at Turtle Creek is located next to Turtle Creek Golf Course with some units having golf course views.

Condo association fees are approximately $360 per month and covers exterior maintenance, insurance, water/sewer, club house/pool and amenities as well as the gated entry.

Currently there are three units for sale in the Ventura at Turtle Creek condos.   List prices are tightly bunched between $129,900 and $139,900.  The highest priced unit is a foreclosure while the others are standard sales.  The lowest priced unit is a two bedroom two bath while the others are three bedroom two bath units.  The two higher priced units have detached carports while the two bedroom unit has a detached one car garage.  If one is looking for a condo in this are with an attached gargae then Jameson Place and Bella Vista should be considered.

Over the previous six months there have been eight units sold as reported in the local MLS system.  Selling prices ranged from $91,010 to $150,000.

Since December 1, 2015 there have been three units sold in The Ventura at Turtle Creek.   All three were fair market three bedroom two bath units.   Selling prices were all close...from $133,900 to $139,900.   A sign of the current Rockledge, Florida condo market - all were on the market 31 days or less!
The Greens at Viera East
The Greens at Viera East is a condo complex in Viera although the mailing address is Rockledge.  I believe most of the units, if not all, were built around 1998. Convenient to shopping, I-95, golf courses and more,  The Greens at Viera East offer community pool, clubhouse, fitness facility, auto detailing area, putting green and more!

With easy access to I-95 and US1, it is about 15 minutes to the beaches and Patrick Air Force Base and 45 minutes to Orlando.

Currently there is only one unit on the market at The Greens at Viera East.   This standard sale two bedroom one bath unit is priced just under $100,000.  There are three units under contract awaiting closing.

Over the past six months there have been seven units sold.  Selling prices ranged from $77,000 to $115,000.  The lowest priced sale was the only foreclosure among these sales. The most common selling price in this complex is the low to mid $90,000s.

There has been only one unit sold in The Greens at Viera East since December 1, 2015.   A standard sale, this two bedroom two bathroom unit with 1,078 sq.ft. under air sold for $95,000 and was on the market for only 24 days.

The Brevard County real estate market, both single family and condominium, has heated up over the past year with inventory levels around 90 days.  The median days on the market is running around 30 days with increasing prices.  

For information on buying or selling a home in Rockledge, Florida, please call or text me at 321-693-3850.

Saturday, January 23, 2016

Help! I Don't Like My Real Estate Agent!

Not every relationship blossoms into a lasting friendship (or business arrangement). Anyone in sales knows that strengthening relationships once a business lead appears is key.  It is also well known that a satisfied customer has its rewards.

That is especially true in the real estate business.  As a Melbourne, Florida real estate agent I know a substantial part of my business comes from personal referrals from previous clients as well as referrals by those clients.

Now lets go back to the first sentence.... Not every relationship blossoms into a lasting business arrangement.

When one chooses their real estate agent, especially when selling a home, there is usually an interview process involving several candidates.  During the process of choosing a real estate agent there are more opportunities for screening your prospective agent.

Still, bad choices are sometimes made....SURPRISE! But many real estate agents I know are like me... cancel your listing at anytime without penalty regardless of reason. My attitude is that if one does not want to work with me or decides to not sell, fine.[Ask any potential listing agent their cancellation policy....remember a listing agreement is a contract between the seller and the broker.]

But what about when one is a buyer?  There are differences between states on how real estate agents operate and what their relationship can be with their customer. I am writing here as a Florida real estate agent.

Many agents use what they call a buyer broker agreement where the buyer commits in writing to a real estate agent to be their agent for a home purchase.

The Florida Buyer Broker Agreement outlines the buyer's obligations to the broker/agent as well as the broker's obligations to their client. The agreement deals with compensation, cancel procedures and any financial obligations. This written agreement is probably the most formal buyer-agent obligation when working with buyers.

There are less formal agreements (verbal or even implied) used by many real estate agents. As for me I work with buyers without a formal written agreement. That is just my way.

If a buyer is not satisfied with my performance at any time prior to finding their house and entering into the offer process, I will offer them a way out. If things are not working out I will gladly refer a buyer to another real estate agent.

Sometimes I will initiate the parting of ways.It could be because of difficulties finding the right properties, availability, familiarity with the particular target area or whatever. If I determine there is something preventing me form providing the best service possible I owe it to my buyer customer to refer them to someone else.

Sometimes people just can't seem to come together on the same page. The home-buying process is stressful.  There will likely be a lot of time spent together over the process.

Sometimes buyers just want to part ways.

As an agent it does not feel good to be rejected. Still, it is what is best for the customer.

This is the time to talk to your real estate agent.  Decide to part ways. Ask for a referral. Your "old" agent needs to know the relationship is being severed.

I would go one step further and advise buyers to tell their new agent of the previous relationship. Explain it is over!

Further, I would urge any "new" real estate agent to contact the previous agent to communicate your status with their former customer.

The real estate process, whether buyer or seller, is stressful.

To make it smooth keep the channels of communication open.   If the channels become strained, make a change if necessary. That is likely the best move for all.

Sometimes, in the words of the late Yogi Berra, "When you come to a fork in the road, take it."

The above advice is my personal opinion and advice.  It is in no way meant to interfere in any way with any person and their real estate agent.

Image courtesy of Stuart Miles at

This post was original published on one of my other blogs at 

Wednesday, January 20, 2016

Sonoma at Viera - Homes For Sale - Market Update January 2016

The gated subdivision of Sonoma at Viera located off Stadium Parkway, in the planned unit development of Viera in central Brevard County, Florida, was one of the first subdivions constructed when expansion moved west of I-95.

Most of the homes in Sonoma at Viera were built by Lennar Homes and Burgoon Berger (no longer in business) and were built in the 2003/2004 time period.

Sonoma at Viera is in a very convenient location which is
Also the location is ideal for commuters to Orlando (40 miles) as well as those working in Melbourne as well as the Kennedy Space Center.
Use these links to view the Sonoma at Viera home owner association web site as well as the Sonoma at Viera home owner association documents.
What is currently for sale in Sonoma at Viera?

Currently there are six homes for sale in Sonoma at Viera.  Listing prices range from $299,999 to $539,900.  Among these listings there is one foreclosure property (priced at $334,900).  

All of these homes were built between 2003 and 2005.  Most of these properties are larger with four of them having 2,470 sq.ft. or more under air conditioning.  Four of these have four bedrooms and three baths. Only one of the homes for sale has less than 2,251 sq.ft. (1,814).  One of the most notable characteristics of these properties is five of them have private pools.

What has recently sold in Sonoma at Viera?

Over the previous six months there have been ten homes sold in Sonoma at Viera as recorded in the Brevard MLS system.  Sales prices for these ranged from $285,000 to $525,000.   Of these sales, one was a foreclosure, one a short sale and the remainder standard sales.

Since December 1, 2015 there have been only  two homes sold in Sonoma at Viera.  But  homes are moving with
another five under contract awaiting closing.   Both of the December sales were standard sales.  

The December sales included:
  • 4051 Chardonnay Drive -  2003 built three bedroom two bath two car garage pool home with 2,011 sq.ft. sold for $325,000. 
  • 3871 Chardonnay Drive - 2004 built four bedroom three bath three car garage pool home with 2,486 sq.ft. sold for $375,000.
For information on homes for sale in Viera and Rockledge, Florida, call me directly at 321-693-3850 or email me.

Chelsea Park in Rockledge, FL - Market Update January 2016

Chelsea Park subdivision in Rockledge Florida offers homeowners deed restricted living in a centrally located development near everything.  With lower association fees than most of the nearby developments, its amenities (community park with outdoor basketball/playground) and proximity to several golf courses, its no wonder Chelsea Park is one of the most sought after communities in Rockledge.  
Typical Look Chelsea Park

Chelsea Park is located near shopping centers, restaurants, medical facilities and excellent schools (Manatee Elementary in Viera, McNair Middle School and Rockledge High School (verify school boundaries here)).

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

What is for sale in Chelsea Park?

Currently there are only three homes for sale in Chelsea Park.  List prices range from $215,000 to $269,000.  Only one of these is a recent listing with two having been listed within the past several months. 

All of the current listings are standard sales and have from 1,586 to 2,369 square feet under air.   Two are re-sales and another is a new construction with estimated construction completion early this year.  Two listings are 3 bedroom 2 bath while one has 4 bedrooms and three baths.  Two of the listings offer three car garage. 
What has recently sold in Chelsea Park?

Over the past six months there have been ten homes sold in Chelsea Park.  Selling prices ranged from $225,000 to $309,000.

Homes sold since November 2015 as reported in the Brevard MLS  included
  • 451 Stonehenge Circle  2,108 sq.ft. four bedroom two bath two car garage home sold for $243,000 on 12/29/15.
  • 548 Glenbrook Circle - 2,229 sq.ft. four bedroom three bath three car garage 2015 built home sold for $289,000 on 11/25/15.
  • 435 Stonehenge Circle - 1,800 sq.ft. three bedroom two bath two car garage 2001 built pool home sold for $254,900 on 11/23/15.
For information on homes for sale in Chelsea Park and Rockledge, Florida, call or text me at 321-693-3850 or send me an email

Tuesday, January 19, 2016

Selling Your Home: The Only Price That Matters

The number one consideration when thinking about selling your house is price.   

But which price?   

Is it the value that comes to mind based on the price paid and its increased value plus the cost of additions and updates?  That sure would be an easy way to come up with a price. 

Or is it the price your neighbor got for their house plus an amount more because your house is better?  Or is it the price listed on some web site that tells you what your home's Z-estimated value is?  Probably not because these are always low, right?

Its certainly not that low ball price the real estate agent gave you when they tried to get your listing?  Certainly not because the other guy said it was worth more! 

Or did you feel beet about the other real estate guy who gave you the highest price during their listing presentation?  Now that agent appreciated what my house has to offer!

Pricing your home to sell is key.  Priced too high and it will linger on the market for a long time.  

In the current Brevard County, Florida single family home market the median days on the market is around thirty days.   This means half the homes listed for sale are under contract in less than a month.   Move in ready homes are frequently sought by multiple buyers.

To price a bit under the market or at the low end of the market is not the same as "under sell."

No seller can be compelled to accept any offer.   There is absolutely nothing wrong with pricing low and getting multiple offers! 

Ultimately it will be the price that, given the seller's circumstances, the condition of the property and motivation of the seller matches the motivation of a ready willing and able buyer.  

This meeting of the minds will determine the only price that matters....the market price.
Here are some more articles on pricing a home to sell.

Should you have a pre-listing inspection?

How do I determine my selling price?

Can a home sell too quickly?

The price of memories

The Three Ps of Selling Your Home.

Is It Wise to List Above the Current Competition? 





Saturday, January 16, 2016

Buying a Home in Florida: Keys To a Successful Closing

The home buying process is not really complex in Brevard County, Florida.   However, it best accomplished as an orderly process.

So what is the key to a successful closing?   Pay attention to the calendar... It is all about timing.

Time is of the essence.   The typical home purchase process in Florida takes at least forty five days from contract to closing - if all goes according to plan.

The clock starts ticking on the effective date of the offer.   That is when the last person signs the last change or counteroffer.

The standard Florida Realtors real estate contracts used by most real estate agents in Florida has close on or before date.  

This date is critical.   

Without extensions agreed to by both the buyer and seller a failure to close by this date may mean the deal is off.   This is especially critical for buyers in a market such as ours where the inventory is tight and the buyers are competing.

So once the clock starts ticking then there is no time to waste. 

This particular blog post is written from the buyers perspective as a seller really has little to do other than make the property accessible for inspections and prepare to move out before closing.

The buyer's real estate agent should take charge of the process.   The seller's real estate agent will be in frequent contact with the buyer's agent to confirm the process is moving along.   Remember, neither real estate agent gets paid unless the transaction closes.

Most purchase offers in our area of Florida are prepared with an inspection contingency.  This first step is critical to decide if a buyer wants to go forward.   Usually the offer provides a window of a week to ten days to have this done.    Not only is there a property inspection but also a termite inspection. 

Depending on the property there may may other inspections such as wind mitigation, four point inspection or even a septic system (rare in our area).    During this inspection period buyers need to take the opportunity to review association rules and documents.   

Assuming the inspections are satisfactory the buyer needs to make sure the mortgage process is moving forward.   Loan originators will need a copy of the signed contract.   There will an appraisal that needs to be done as well.  All this takes time.

One of the last things to be done will be the property survey.  If a current survey is available it may only be necessary to have the survey re-certified by the survey company.

Because each step of the home purchase process has an associated cost it key that the steps be done in a logical order to avoid spending money for a property that will never close.  Your buyer;s agent will guide you along the process.

The home purchase process is not the same in each area (even within the same state).  If you are considering buying a property in a new area or are inexperienced, ask your buyer's agent to summarize the process before you find your house.

Ready to buy a house in Viera, Florida?  call or text me at 321-693-3850 if I can help in any way.  If you prefer, send me an email.

 Image courtesy of Danilin at

Wednesday, January 13, 2016

Fairway Lakes at Viera, Florida - Market Update January 2016

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

Located near the new Viera Hospital as well as Viera High School,
Fairway Lakes at Viera  offers larger custom built homes with superior golf course and lake front views. 
With shopping and restaurants convenient at The Avenue Viera shopping center and major routes like I-95 within minutes, it is an easy commute to Orlando or over to the beaches.
What is for sale in Fairway Lakes at Viera?
Currently there are six homes for sale in Fairway Lakes at Viera.  Listing prices for these homes range from $550,000 to $674,900.  

Only a couple of the listings are re-sales with the others being new construction (one already built).   All of these are larger homes with 2,799 to over 4,000 sq ft. under air, have tile roofs, at least four bedrooms and three car garages.

There is also other new construction on going at Fairway Lakes at Viera.  Email for information on new homes as well.

What has recently sold at Fairway Lakes in Viera?

During the past six months there have been five homes sold in Fairway Lakes.   The most recent sales were two properties which were sold in November and December 2015.

The most recent sale was a home located at 6546 Arroya Drive. It sold in December for $630,000.  This four bedroom three and a half bathroom pool home with a three car garage was on the market for only fourteen days and had an original list price of $665,000.

The November sales were located at 6426 Arroyo Drive ($532,000, 4 bedroom, 3.5 bath, 3 car garage short sale) and  6736 Arroyo Drive  ($550,000, 3 bedroom, 3 bath, 2 car garage, pool standard sale).

For information on homes for sale in Fairway Lakes at Viera call or text me at 321-693-3850.

Tuesday, January 12, 2016

Indian River Colony Club in Viera, Florida - Market Update January 2016

Indian River Colony Club is one of three 55+ communities in Viera, Florida.  This gated community offers residents a private golf course, club, tennis and other amenities.  

The monthly fees are higher compared to the other 55+ communities (Heritage Isle and Grand Isle) primarily because IRCC is resident owned entirely and is a total maintenance community.  

Here is a link to IRCC fees as an example.   These fees are somewhat dated but will provide a general idea of the fee structure.  Also, at the bottom of this post are links to other articles on Viera's 55+ communities.

What is currently for sale in the Indian River Colony Club in Viera, Florida?

Currently there are twenty three homes listed fro sale in the Indian Rive Colony Club community.  List prices range from $150,000 to $329,900 (very high priced as well as large for this community).  All twenty homes for sale in IRCC are standard sales.

The majority of these homes (fifteen) were built between 1989 and 1995.  All of these homes are wood frame except the highest priced listing which is newer (2000 built) and poured concrete.  Monthly fees range from about $850 to upwards of $1,000.  Most are three or four bedrooms with two bathrooms with two car garage although a couple have three car garages. Only two has a private pool.

What has recently sold in IRCC?

Over the past six months there have been twenty seven homes sold in IRCC as reported in the Brevard MLS system.  The selling prices for these homes ranged from $104,000 to $253,000. Of these more than half sold for $150,000 or less.

Since December 1, 2015 there have been seven homes sold in IRCC.   All were standard sales with average price per square foot at about $86.50.   Six of these homes were sold in December and one this month.  Homes sold included:
  • 1329 Independence Ave.  $125,000 (1988 built 2 bedroom 2 bath 2 car garage 1,616 sq.ft.)
  • 1615 Frontier Dr - $130,000 (1990 built 2 bedroom 2 bath 2 car garage 1,616 sq.ft.)
  • 1525 Independence Ave - $140,000 (1992 built 2 bedroom 2 bath 2 car garage 1,523 sq.ft.)
  • 1538 Frontier Dr - $150,000 (1989 built 2 bedroom 2 bath 2 car garage 1,616 sq.ft.)
  • 1129 Continental Ave - $150,700 (1990 built 3 bedroom 2 bath 2 car garage 1,723 sq.ft.)
  • 1435 Patriot Dr - $165,000 (1995 built 3 bedroom 2 bath 2 car garage 1,904 sq.ft.)
  • 1158 Continental Ave - $195,000 (1990 built 3 bedroom 2 bath 2 car garage 2,194 sq.ft.)
Additional links to articles about Viera's 55+ developments:
For information on 55+ communities in Viera, Florida, call or text me at 321-693-3850.

Friday, January 08, 2016

Heritage Isle in Viera, Florida - Homes For Sale January 2016

Heritage Isle in Viera, Florida is one of central Florida's most popular 55+ communities. Previously recognized by "Where to Retire" magazine as one of the nation's top 50 master planned communities, Heritage Isle is a newer gated community (manned 24 hours) offering residents a  choice of condo living, villas and single family detached homes.  
Heritage Isle's amenities include a 21,000 square foot clubhouse, heated pool, fitness, tennis and much more with lots of nearby activities and conveniences including plenty of shopping and restaurants.  

Next door is the Duran Golf course and the Viera wetlands which is popular among bikers, birdwatchers and nature lovers is just down road from Heritage Isle.   They are multiple medical facilities and physician offices convenient as well.

The Brevard Zoo is a popular venue located just a few miles away and the beaches are about 10 miles away.  Easy access to Orlando via I-95 and the Beachline toll road (SR 528) make Orlando only an hour drive. 

In addition to Heritage Isle Viera also offers a couple of other age restricted communities including Grand Isle and Indian River Colony Club.

Here is a link to my recent update on homes for sale in Grand Isle - Viera's other popular 55+ community.

What is for sale in Heritage Isle?

Currently there are 19 active single family home listings in Heritage Isle.  These homes range from the smallest (1,594 sq.ft. 3/2/2) listed at $214,900 to the largest - a 3,255 sq.ft. massive five bedroom four bath three car garage home offered at $424,900.  Most of the homes for sale in Heritage Isle are in the +/-2,000 sq.ft. range and priced in the mid to upper $200,000 range.

In a somewhat rare occurrence there are two foreclosure homes in Heritage Isle at this time - both priced below $245,000.

All of the homes on the market at this time are re-sales with thirteen having been constructed between 2005 and 2007.  There are also seven properties under contract awaiting closing    More than half of the contracted homes appear to be new construction properties.

What has sold in Heritage Isle since December 1, 2015?

There were four homes sold in Heritage Isle during December 2015 as reported in the Brevard MLS system.  Homes sold included:
  • 7131 Rossi Way - Re-sale 3 bedroom 2 bath 2 car garage with 1,770 sq.ft. sold for $220,000.
  • 6169 Van Ness Drive - New construction with 3 bedroom 2 bath 2 car garage 1,677 sq.ft. sold for $230,940.
  • 3043 Galindo Circle - Re-sale 3 bedroom 2 bath with 1,770 sq.ft. 2 car garage sold for$236,500.
  • 3161 Camberly Circle - Re-sale 4 bedroom 3 bath pool home with 2,470 sq.ft. and a 2 car garage sold for $396,000.
For information on homes for sale in Viera's 55+ communities, call or text me at 321-693-3850.

Wednesday, January 06, 2016

Grand Isle in Viera, Florida Market Report - December 2015

This report provides information about what is selling and what is for sale in Viera, Florida's 55+ gated community of Grand Isle.    

There are three age restricted communities in central Brevard County, Florida with Indian River Colony Club and Heritage Isle being the other two gated developments.  

While all of these 55+ communities share some traits in common there are differences between the 55+ communities of Viera.,-80.6450656,12.5z?hl=enCurrently there are four homes for sale in Grand Isle.    All four of these homes are recent listings hitting the market during December 2015.  

All are standard sales and pricing ranges from $269,900 to $339,000 and have between 1,772 and 2,470 sq ft under air.  Three are 3 bedroom 2 bath 2 car garage homes while one is a 4 bedroom 3 bath two car garage home.

Over the previous six months there have been nine homes sold in Grand Isle as reported in the Brevard MLS system.    

During the month of December 2015 there were three homes sold in Grand Isle.  Average selling price per square foot under air was just under $131/foot.  Homes sold in December included:
  • 1687 Grand Isle Blvd - A 2003 built 4 bedroom 3 bath with 2,465 sq.ft. sold for $316,000 on 12/15/15.
  • 1482 Keys Gate Drive - A 2002 built 3 bedroom 2 bath with 2,011 sq.ft. under air sodl for $265,000 on 12/04/15.
  • 1464 Timucuan Drive - A 2000 built 3 bedroom 2 bathroom with 1,781 sq.ft. under air sold for $234,000 on 12/18/15.
For information on buying a home in Florida's premier 55+ communities in Viera, call or text me at 321-693-3850.

Monday, January 04, 2016

Why Would Seller Make Repairs on "As Is" Sale?

A lot has been written about preparing a home for sale.   Many sellers approach the home selling process with an attitude of "My house is fine like it is."  

Regardless, if a house is fine (or not), most sellers want to sell their home "as is."

In the current Brevard County, Florida real estate market there is a lot of competition among buyers for move in ready homes.

So many offers are submitted "as is."

Still, even if the offer is submitted as an "as is" offer, there will likely be an inspection contingency.   Property inspections are always recommended. 

An "as is" offer is no different.

So while there will likely be a property inspection the seller should not be distressed.  The property inspection may identify problems or give a clean bill of health.  Read more about Home Inspections - What to Expect.

An "as is " offer does not obligate a seller to do anything regarding repairs.

What does a buyer do with the inspection report?   Their usual response can include any of these 
  • request repairs be made, 
  • reduction in the contract price,
  • a combination of the first two, or
  • just cancel the contract.  The contract should always have an inspection contingency - even "as is" offers. 
Even with an "as is" contract the buyer can seek repairs or other concessions.  What is the old saying?  It doesn't hurt to ask!  Sometimes "as is" does not really mean "as is."

The seller's response can be no to repairs, reductions or any combination of the above.

Still, sometimes it is in the interest of the seller to make repairs.  

Such could be the case where a buyer is obtaining a mortgage and loan approval will require issues be addressed.  For example, FHA guidelines require appraisers to make note of property defects that could pose habitability concerns or health, safety or security risks if they notice them.

And, if a seller is happy with the negotiated price,  then dealing with repairs may be the best route to closing.  What is the saying about a bird in the hand?

Finally, a word of advice for anyone considering selling your Melbourne, Florida home:

Buyers do not like surprises.  

As a seller, have an inspection done prior to your listing.   If there are issues, fix them or address them in your seller's disclosure.  An attitude of openness will make buyer prospects feel better about your property.

Call or text me at 321-693-3850 or send me an email if I can do anything to assist you with the sale or purchase of a Melbourne, Florida home.

 Image courtesy of Tina Phillips at

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