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Saturday, May 28, 2016

Memorial Day and Other Things That Matter "At the Time."

I was in the grocery store last night and the hotdogs and buns were selling like mad.  Well, maybe mad is a bit dramatic.

Anyway, it was clear to see everyone was planning a cookout.  Memorial Day weekend is the unofficial start of summer.  It is when school is out (or soon to be).   But lets not forget the real reason it is on the calendar - to honor those who gave their all in service to this country.

I am sure that, at the the time, those left behind wondered if their loved one's sacrifice was worth it.  I am sure there were questions - at the time.

"At the time" reality is often not in clear focus.

There are some things in life that appear to be important - at the time

If you are over about fifteen years old you can think back on a few times that were devastating - at the time.  And then there were the good times when you thought nothing could ever be better - at the time.

And then, as the years rapidly go by, you hopefully realize that the things that are really important can be put on a short list.

My current list is not that long - family, spiritual and physical health, shelter, food.

Amazingly many of the things that appeared to be important - at the time - have faded from the list.

Friends who long ago took a separate path.  Jobs and promotions - including the ones that never materialized.  Perfect houses and perfect neighborhoods.  

That now classic, at the time,  new car.

This week I welcomed a new grandson... an addition to my important list.

While he may never know those who are honored on Memorial Day it is my hope that he will live in a time that never forgets the sacrifices so many have made at the time it was needed.

Image courtesy of vectorolie at

Wednesday, May 25, 2016

Preparing to Sell Your Home: Pre-List Efforts Pay!

In a market where the prices are rising slowly and appraisals can sometimes be challenging.  In such a market some sellers wonder if a  pre-listing appraisal will help them. 

I have never suggested a pre-listing appraisal while on a listing appointment.   While an appraisal does consider what has sold it does not evaluate and advise based on current competition. 

A seller needs to set their price based on the current competition, listing prices and recent sold properties. 

However, an appraisal only considers sold properties.  And these sold properties may have gone under contract two or more months ago.  Now if there was  a major difference in my comps and the seller's thinking then I may invite the appraisal.

Sellers should be confident that a local real estate agent can provide a market analysis to establish the price point.  Of course, it is the seller's job to accept, reject or recommend a different listing price.  Most often, sellers go with their professional as that is why they hired them!

Pre-listing inspections can very often help a great deal.  Many times a seller will be confident their home is in excellent condition.  Still, most sellers have never been on the roof, in the attic or tested the appliances for efficiency and function.  This is especially true when it comes to an older house.

Preparation is key.  That is something I always recommend. 

I showed a house last week that has been on the market for almost a month.  It was beyond awful.  The pet smells, the filth, the kitchen...I do not know where to begin.

Will the prospective buyers go back or even keep it on their short list?  I know the answer...No!

Sellers have only one chance to make the cut!  That is true even in a seller's market like Brevard County, Florida.

Friday, May 20, 2016

Sunset Bay Condos in Merritt Island, Florida - Market Update May 2016

Sunset Bay Condos in Merritt Island, Florida (Brevard County) offer residents a gated waterfront community with a resort feel.  

This gated complex, built in 1986, has its own riverfront dock with water access, a huge pool, fitness center, clubhouse, hot tub, tennis courts and more.  

And with association dues starting at just over $200 a month offers some attractive prices for condo ownership in Florida!  Association dues are just over $200 a month for one bedroom units and in the $400/month range for larger units. 

What is for sale at Sunset Bay?

There was a time not too many years ago where there were lots of units for sale including foreclosures and short sales.  But the real estate scenery in Brevard County, Florid has changed!

Currently there are only two condo units for sale in Sunset Bay in Merritt Island, Florida.  Both of these are standard sales and tend toward the larger units available in the complex where the the units range from about 500 sq.ft. to about 1,200 sq.ft. under air.   Both of these are two bedroom two bath standard sales with list prices ranging from $89,900 to $119,000.  The higher priced unit is closer to the pool with a better view.... always about location!

What has recently sold in Sunset bay?

Over the previous six months there have been seven sales in Sunset Bay as reported in the Brevard MLS system.   All of these sales were standard sales.

Selling prices ranged from $59,900 to $84,900.  While the range of selling prices seems large a closer review reveals six of the sales were closed in a narrow price range ($59,900 and $65,000).
Also size matters...four of these units were one bedroom and one bathroom units.  The highest priced sale was similar to the current listings (2 bedroom 2 bath with 1,155 sq.ft. under air).

For information on condos for sale in Merritt Island, call or text me at 321-693-3850. 

Thursday, May 19, 2016

Brevard County, Florida Residential Real Estate Market Summary April 2016

Below is a summary of the Brevard County residential market for April 2016 compared to April 2015 as provided by the Florida Realtors.. 
  • Closed Sales - decreased 3.6% in April 2016 with 881 units closed compared to 914 in April 2015.
  • Cash Sales - dropped 14.2% compared to April 2015.
  • New Pending Sales - down 20.5%.
  • New Listings - up 4.9%
  • Median Sales Price for Brevard Single Family homes - up 16.1% to $179,900 compared to a year ago which was $155,000.
  • Months Supply of Inventory - up 3.4% at 3 months vs. 2.9 months last year.
  • Traditional Sales - increased 11.8% with a median sales price of $185,000.
  • Foreclosure/REO Sales - down 59.2% with a median sales price of $112,143.
  • Short Sale Closings - down 53.8% with a median sales price of $83,000.
For information on buying a home in Florida call or text me at 321-693-3850.

Brevard County, Florida Condo Market Summary Report April 2016

This is a summary of the Brevard County, Florida townhouse and condo market for April 2016 compared to April 2015 as provided by the Florida Realtors. 

The condensed version....prices about the same with fewer distressed sales.
  • Closed Sales - increased  8.4% for April 2016  with 257 units closed compared to 237 in April 2015.
  • Cash Sales - decreased  6.8% vs. to April 2015.
  • New Pending Sales - decreased 11.6%.
  • New Listings - up 13.7%
  • Median Sales Price for Townhomes/Condos - remained the same at $140,000.
  • Months Supply of Inventory - dropped 2.3% to 4.2 months compared to 4.3 months in April 2015.
  • Traditional Sales - climbed 21.6% with a median sales price of $147,500.
  • Foreclosure/REO Sales - dropped 61.8% with a median sales price of $69,500.
  • Short Sale Closings - down 50.0%, with a median sales price of $109,000.
For information on buying a condo in Florida, call or text me at 321-693-3850.

Fairway Lakes at Viera - Gated Executive Homes For Sale in Viera - Market Update May 2016

Fairway Lakes at Viera is one of two communities that offers custom built executive homes on the Duran Golf Course.  The other is Wyndham at Duran which has a manned gated entry with homes priced a higher (around a million dollar plus or minus) as most are custom built, with larger lots and more desirable views.

Fairway Lakes at Viera convenient to Viera High School, shopping and restaurants at The Avenues Viera, Viera Hospital, Brevard Zoo and much more.  Fairway Lakes offers a central location with easy access to I-95 with Orlando less than an hour away. 

Fairway Lakes at Viera is more than a home...its a lifestyle

Typical Fairway Lakes Home

Currently there are seven homes listed for sale in Fairway Lakes at Viera.  List prices range from $475,000 (low for this community) to $723,683 (new construction).

The median list price of homes for sale in Fairway Lakes is $579,900.  Home sizes range from 2,724 square foot (highest priced home) to 3,279 square foot (having either four or five bedrooms and three or four bathrooms with two-three car garage). 

These homes were all constructed between 2007 and 2016 with most  built after 2012.  All of these are standard sales. and share some similar characteristics like tile roof and paver drives as well as being custom built.

Currently there are also two homes under contract awaiting close.

Typical Fairway Lakes Home
Over the past six months there have been six homes sold in Fairway Lakes at Viera as reported in the Brevard MLS system.   Selling prices ranged from $515,000 to $630,000.

The most recent sales (since April 1, 2016) included:
  • Selling for $595,572 on April 22, 2016, was 3071 Tryall Court.  This 4,476 sq.ft. home offered  four bedrooms five bathrooms and a three car garage was new construction by D.R. Horton Builders.
  • 3098 Lamanga Drive sold for $515,000 on April 29, 2016.  This 3,100 sq.ft. four bedroom three and a half bath lake front home with direct fairway views was built in 2014.
For information on homes for sale in the Duran Golf Course area of Viera, call or text me at 321-693-3850.

Wednesday, May 18, 2016

What Can You Purchase for $200,000 in Brevard County, Florida in May 2016?

3394 Moonstone picture from property appraiser
Home prices in Brevard County, Florida vary greatly based on location as well as the usual characteristics. The below Brevard County properties were sold during May 2016 for around $200,000 (+/- $5000) and were extracted from the Brevard MLS system.  

None of the multiple listing entries identified any seller concessions for these properties (i.e. closing cost assistance, repair credit, etc.).

973 Riviera Pt picture from property appraiser web site
It should be noted some of the more affordable newer construction is in the southern part of the county, specifically West Melbourne and Palm Bay.

The pictures used for this post were taken from the Brevard Property Appraiser office web site to provide a general idea of design of homes in the area and are somewhat dated.
  • 3953 N Indian River Drive, Cocoa -  2,444 sq.ft. 2000 built 3 bedroom 2 full 2 half  bath 2 car garage with fireplace located on 1.26 acre flag lot $200,000 (standard sale).
  • 5045 Evinrude Road, Melbourne  - 2,120 sq.ft. 1981 built 3/2/1 two story home sold for $200,000 (standard sale)
  • 3394 Moonstone Lane, Melbourne -  Located in the gated Heritage Isle 55+ community this 3/2/2 built in 2005 offered new paint and a new AC. It sold for $205,000 (foreclosure).
  • 3552 Shawnee Lane, Melbourne - 2,011 sq.ft. 2005 built 3/2/2 sold for $205,000 (standard sale).
  • 129 NE Bayamo Avenue, Palm Bay 2020 sq.ft. 2004 built 3/2/2 sold for $196,000 (standard sale).
  • 1874 Lankcashire Court, Rockledge - Located in  the planned unit development of Viera, this 1,949 sq.ft. 2002 built 4/2/3 with pool sold for $201,000 (foreclosure).
  • 973 Riviera Point Drive, Rockledge - 1,774 sq.ft. 2004 built 3/2/2 located in Sabal Point subdivision sold for $196,960 (standard sale).
  • 158 Sea Park Blvd, Satellite Beach - a 1960 built 3/3/1 with 2,348 sq.ft. sold for $197,000 .  MLS stated needs updating and cosmetic work. (standard sale).
  • 2887 Long Lake Drive, Titusville -  1,853 sq.ft. 1985 built 3/2.2 with pool and fireplace located on 1.02 acres sold for $195,000 (standard sale).
  • 3652 Joslin Way, West Melbourne - 1,549 sq.ft. 3/2/2 built in 2012 sold for $203,000 (standard sale).
  • 2283 Glasbern Circle, West Melbourne -  1,753 sq.ft. 2005 built home with 3/2/2 sold for $205,000 (standard sale).
2283 Glasbern picture from property appraiser web site
For information on buying a home in Brevard County, Florida including West Melbourne and Viera, call or text me at 321-693-3850.

Buying or Selling a Home: What about the neighbors?

Do the neighbors really matter when shopping for a new home?   Well,  maybe. 

Do the neighbors really matter when selling a home?  Well, maybe.

On listing appointments I make it a point to at least mention the neighbors. 

It may be just from a security perspective (house is empty, ask then to keep alert).  It may be to ask their help in making sure their yards stay well manicured (at least mowed, weeds out of the flower beds and no cars in the yard).  It may be just a request to keep the music down or  the dog from barking excessively when strangers come next door.

Now from the buyer side it may be a little more cautionary advice.  

When I have buyers who are interested in a particular home I suggest they look the neighborhood over before ever meeting a neighbor.   This may not be possible because many times there is a conveniently nearby neighbor who runs over to check buyers out first.  

Buyers are urged to look at the homes nearby for general state of repair.  While the home they may be considering is likely "all dressed up," the neighbor's properties may not be "well dressed."  As a buyer consider how you may or may not fit in?   If it is really quiet when you see the home drive back by in the late afternoon or on a Saturday.

Finally, if there are neighbors out and about why not speak to them?  However...
  1. Don't base your decision to buy or not on all they say.   They may have a less than glowing opinion of the neighborhood or other neighbors.  They may the local gossip.  They may have their own motivation to speak positively or negatively.
  2. Don't base your decision on how nice (or not nice) they appear to be at the time.  Most people can be nice upon meeting a stranger!  Then again, sometimes people have a bad day and just come across as less than neighborly!  
  3. Neighbors move.  Even the best of neighbors or worst of neighbors may not be a long term arrangement!  (Still, find out if there are any sexual predators and offenders nearby.)
Finally, what is the most important thing to know about neighbors?  In the words of the poet Robert Frost ‘Good fences make good neighbors.'

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

Waters Realty of Brevard provides specialized concierge buyer/seller services to the central Brevard area.
Image courtesy of anankkml at

Tuesday, May 17, 2016

Grand Isle in Viera - Market Update May 2016 - 55+ Gated Community in Viera Florida

There are three 55+ communities in the planned unit development of Viera - Indian River Colony Club, Grand Isle and Heritage Isle.  In my opinion, each of these are different and has their own personality.  The differences in some cases are subtle, but they do exist. 

Still, if one is looking for a Florida 55+ community, one is probably just right for anyone looking at Florida retirement communities.

This post provides a market report for the gated Grand Isle community for May 2016.  At the bottom of this post there will be links to other articles about the 55+ communities in Viera.
What is for sale in Grand Isle in Viera?

Currently there are only two homes for sale in Grand Isle.   List prices range from almost $250,000  to just under $280,000.  I never really understood why agents price homes with that $XXX,900 .  Why not say what it is?  There is a big difference in the size of these homes(about 450 sq.ft. difference), two bedrooms vs three bedrooms.  

There are also two homes under contract awaiting closing at this time.  Both are priced in the same upper $200K range as the homes for sale.  In fact, both are similar in size to the highest priced active listing. 

Over the previous six months there have been nine homes sold in Grand Isle with selling prices ranging from $220,000 to $325,000.  All were standard sales as distressed sales are not as common in Brevard County 55+ communities. 

What has recently sold in Grand Isle in Viera?

There have been two homes sold in Grand Isle since April 1. 2016 (none in May so far). 
  • 1700 Lago Mar Drive - 3 bedroom 2 bath 3 car garage home with 2,032 sq.ft. sold for $270,000.
  • 1644 Boca Rio Drive -  3 bedroom 2 bath 2 car garage home with 1,992 sq.ft. sold for $290,000. This property had a re-done kitchen as well as being  located on lake.
Here are a few more articles about Viera's 55+ communities...

For information on 55+ communities in Viera, Florida, call or text me at 321-693-3850.

Monday, May 16, 2016

Hurricane Season Is Approaching - Check Your Homeowner Insurance Now

As the hurricane season approaches (June 1 through November 30th in the Atlantic Ocean) it is essential that homeowners take a look at their hurricane coverage including deductibles.

And if one is purchasing a home during the hurricane season it is critical Florida home buyers have their homeowner insurance (or changes thereto)  in place before the threat becomes real.

Florida insurance companies typically suspend the binding of homeowner policies in the days before an approaching storm or threat and not allow policies to be placed active until after the threat has passed.

The key is if your scheduled closing is during the hurricane season get your insurance policy binder before the potential storms rear their ugly head.   If not, then your closing will likely be delayed. 

Home-buyers need to work with their insurance agent to know for sure their policy is in place for your scheduled closing.

I am not an insurance agent.  Call your insurance agent as soon as you have your home under contract.  It is a good idea to ask them about any wind mitigation surveys or four point inspections that may be needed as well before the inspections are ordered. These additional inspections can result in lower premiums.

And while you are checking on homeowner insurance consider whether flood insurance is a good idea.  Your homeowner insurance typically does not cover flooding caused by storms and hurricanes.

Friday, May 13, 2016

Where is Indian River Colony Club?

Indian River Colony Club is located in the planned unit development of Viera north of Melbourne, Florida within minutes of the Atlantic Ocean!

Located in the Space Coast area of Brevard County, Florida,  IRCC is convenient to shopping at The Avenues Viera, multiple medical facilities including Viera Hospital and the VA Clinic in Viera, and Patrick Air Force Base (for commissary, exchange, pharmacy, golf, etc on base).   Want to take in mother nature?  The Brevard Zoo is nearby as is the Viera Wetlands.

Indian River Colony Club is only about 45 minutes from Orlando International Airport and those world famous theme parks!

How do you get to IRCC? 

From I-95 south bound take exit 191. Go east  and turn left at third traffic light onto Murrell Road.  From north bound I-95, exit 191, turn right and go to second traffic signal and turn left on Murrell Road.  ICC gated entrance will be on right just about 1.2 miles.

If you are considering a purchase at IRCC have your real estate agent meet you at the on-site real estate office.  To be represented by your own real estate agent they must be with you when you first establish contact with IRCC.  (It costs you nothing to have your own real estate agent.)

If you fly into Orlando International Airport, its a short drive over on SR 528 and then south on I95.  There is also the option of flying into the Melbourne Orlando International Airport as well.

Below are four recent articles about the Indian River Colony Club community.
For information on buying a home in Indian River Colony Club or any of the 55+ communities in Viera (Grand Isle, Heritage Isle), call or text me at 321-693-3850.

Open House Saturday 12-3 p.m. 897 Brunswick Lane in Rockledge, Florida - Levitt Park Subdivision

View MLS Listing with Photos
View MLS Listing here.
This home for sale at 897 Brunswick Lane in Rockledge, Florida offers it all...

  • Excellent location near major transportation routes (US1 and I-95)
  • Easy, quick access to Cocoa Beach - 12 miles; Orlando about 45 miles!
  • New roof (September 2015)
  • Concrete block stucco construction
  • No homeowner association
  • Excellent schools nearby 
  • New interior doors, new fixtures
  • Remodeled bathrooms with custom touches
  • Air conditioned concrete block building ion back for hobby, home office or whatever
  • Screened porch, insulated
  • Patio
  • Two car garage with new garage door and opener 
  • Interior laundry room with newer washer and dryer (Maytag)
  • Built in 1977
  • Space - three bedrooms two bathrooms in 1338 sq.ft.
  • Newer exterior paint
  • Excellent price - Only $177,000 (VA, FHA, Conventional loan buyers welcome!)
Call or text me at 321-693-3850 to see this house today!
Gary L Waters
Waters Realty of Brevard

Thursday, May 12, 2016

Selling Your Viera, Florida Home - Do the facts support the logic?

When it is time to sell your home remember the home buyer pool is the most educated and sophisticated group of real estate consumers ever.  

Just the sheer quantity of real estate sales information available to the general public allows prospective home buyers to have current information at their disposal when they walk through your front door.  Granted some of the information on the Internet is inaccurate, dated and just plain wrong - especially much of what comes off the mega-real-estate websites like Zillow 

Even public sites like property appraiser and tax officials often have less current information.  The solution - call a local Realtor who has access to the most current information on the MLS system.

As you approach selling your Viera, Florida home, consider these:
  • If you believe your home is the nicest house in the neighborhood, you are probably normal  That is the reason many of the sellers I deal with in Brevard County explain to me on my initial visit why their home is better than the rest. 
  • If you believe your assumed to be “nicest home in the neighborhood” will sell for significantly more than any other house in the neighborhood, your thinking is likely not completely logical If your house is twice the size of the rest of the homes, has the largest lot or is the only one with a pool, maybe it is an over improved property? 
Read:   Why would someone buy the largest or highest priced home in a neighborhood?

Here is my suggestion....Ask your real estate agent (or email me) what
  1. is on the market
  2. has recently sold
  3. is under contract and, more importantly, 
  4. what has expired in your neighborhood.   
You, in consultation with your Realtor, will then have the necessary facts to make a logical assessment of your home's value in your local market and establish a listing price.

Ready to sell your Viera, Florida home?  Call or text me at 321-693-3850 and lets discuss your local market!

Monday, May 09, 2016

The First Step to Take When Buying a Home

I held an open house on Saturday at my listing located in Rockledge, Florida (897 Brunswick Lane).  The home for sale in Rockledge generated a lot more activity than I had expected.  

I guess the reality is there are not as many move in ready homes for sale in Brevard County so buyers scramble to view as many as possible as soon as possible!

One of the things that struck me was how many of those who stopped in had no focused plan as to buying a house. 

Buying a home is an orderly process that requires planning.

As one who likes to educate home buyers on the process of buying a home in Florida, I spent a great deal of time with folks and ended up extending the open house for more than an hour. 

On Saturday I found prospective buyers had not done taken the first step.... getting their own Realtor.

If you are considering the purchase of a home get your Realtor first.  Your Realtor will discuss the market, assess your needs and point you in the right direction on day one.

One of the first places your Realtor will point you is to a mortgage lender.   Unless one is a cash buyer then the ability to purchase is likely to be determined by the mortgage pre-approval and qualification.    If one is a first time buyer then there are some special monies very often available to assist with the purchase.  Your Realtor and lender will be able to provide this information.

Many of the prospective buyers had already reasoned out their requirements.  But the requirements will need to be weighed against the budget and market prices.

This is another reason buyers need to get their Realtor first.  Stopping by open houses is nice but buyers should remember the agent on the sign out front almost always works for the seller.

Get your own Realtor...the seller pays for their services not you!

There 54 more articles on this blog pertaining to the home buying process.   Below are links to just eight of them.

If there are still questions, email me or call directly at (321) 693-3850.

Friday, May 06, 2016

Indian River Colony Club in Viera - Every Home Comes With a Lifestyle!

Are you selling a home or a lifestyle?  In the case of Indian River Colony Club in Viera, Florida the answer is a resounding BOTH!

The homes at IRCC offer multiple options for homeowners.   There are eighteen floor plans within the community including two new plans for 2016 (Trenton 3BR/2BA/2 Car Garage/Cart Garage, 1,735 sq.ft.), (Augusta, 3BR/3BA/2 Car Garage/Cart Garage, 2,111 sq.ft.).

Floor plans include a half duplex floor plan, plus fifteen others with square footage ranging from just over 1,000 sq.ft. to about 3,000 sq.ft. under air.   And with these houses there are multiple view choices from golf course, to lakes to wooded areas and preserves and more.

Now for the lifestyle offered to residents of  Indian River Colony Club...

Unique to Indian River Colony Club there is the worry free living offered by having a gated (guard staffed front gate and security patrols) and a total maintenance program
The preventative maintenance program provides scheduled quarterly visits to check things like A/C filter changes, refrigerator coil cleaning, dryer cleaning and smoke detector tests. 

The maintenance program covers repair and replacement  (as necessary) of IRCC provided appliances (refrigerator range, microwave, dishwasher, washer, dryer,hot water heater, air conditioner, garage door systems).

And then there is the outside maintenance as well including pest control, roof, stucco/wall, landscaping, irrigation systems, concrete, gutter cleaning, window repairs, periodic painting and more. 

What is left to worry about after security and maintenance are being dealt with?IRCC offers a country club lifestyle with lots of activities and venues.   

There are more than 40 clubs and activities including: Art, Bridge, Bowling, Bingo, Chorus, Ham Radio, Crafts, Investment, IRCC Foundation, Masons, Yoga, Tennis, Line dancing, Step & Stretch, Computer Club, Players Theater Group, Aquatics and more. Green space, wildlife and lakes (28) with houses spread throughout the 453 acre community.

There is the 3,000 sq ft heated swimming pool, a fitness center, tennis courts, Chapel,  the At Ease Club for dining and more including the exclusive private par 72 18 hole golf course.

IRCC is truly a n exclusive private country club with membership comprised only of 100% home owners!

Yes, Indian River Colony Club is both... your home and your lifestyle!  Here are some related articles (click on article title).

For information on Indian River Colony Club in Viera, Florida call or text me at 321-693-3850.  Call or text me before you visit IRCC so I can work with you!.

There is a real estate sales office on-site at IRCC which represents sellers.

Have your own real estate agent accompany you on your first visit or inquiry so you are represented.  It costs you nothing to have your own real estate agent - including with new construction!

Wednesday, May 04, 2016

Heritage Isle in Viera, Florida - Market Update May 2016

Heritage Isle is the largest of the three 55+ communities in Viera, Florida.  The other 55+ communities located in Viera include Grand Isle and Indian River Colony Club. 

This premier gated community offers anyone retiring to Florida a home size and design/style that meets most budgets including resales as well as some new construction (in last phase, hurry).

Heritage Isle is ideally situated near shopping, medical facilities, parks, major routes, golf courses and more.   By the way, in addition to single family detached homes, Heritage Isle also offers condos and patio style (townhomes).
What is currently for sale at Heritage Isle in Viera?

As May 2016 begins there are thirteen homes currently listed for sale in Heritage Isle with list prices ranging from $257,500 to $459,900. 

The top three highest priced listings all share a few traits: four bedrooms, three bathroom, three car garage. Two have pools as well. Incidentally all three are priced at or above $399,900.

Prices are climbing  throughout the county.  Heritage Isle is not an exception. Of the thirteen listings seven are priced at or above $305,000.  Also an indicator of the market - all are standard sales.

Homes for sale at Heritage Isle range in size (sq ft under air) from 1,672 to 3,200.  All of the homes are larger with only two under 2,000 sq.ft. in size.   Homes for sale were all built between 2005 and 2012.

What is currently selling at Heritage Isle in Viera?

There were thirty six single family homes sold over the past six months.  between April 1 and April 30, 2016, there were eight single family homes sold.  Selling prices ranged from $245,000 to $419,900.

I ran a quick report of single family sales in Heritage Isle over the past six months based on sales in our MLS system showed the average sales around $283,000. 

The Heritage Isle sales in April 2016 reported below were closer to an average of just above the $300,000 mark.   There are differences in these properties including age of construction, location (on water) and others which impact price beyond just the size and room counts.

Homes selling in April 2016 included:
  • 6927 Floristana Drive - 3/2/2 with 1,911 sq.ft. sold for $245,000
  • 7117 Broderick Drive -  3/2/2 with 2,015 sq.ft. sold $250,000
  • 6753 Newhall Lane - 4/3/2 2,006 sq.ft. sold for $270,000
  • 3352 Russ Place - 4/3/3 with 2,381 sq.ft. sold for $310,000
  • 3030 Anza Street - 3/2/2 with 1,866 sq.ft. sold for $320,000
  • 3417 Faragut Place - 4/2/2 with 2,425 sq.ft. sold for $365,000
  • 2793 Galindo Circle - 4/3/3 with 2,278 sq.ft. sold for $380,000
  • 3385 Sansome Circle - 3/3/3 pool home with 2,600 sq.ft. sold for $419,900
For information on homes for sale in Heritage Isle, Grand Isle or Indian River Colony Club, please call or text me at 321-693-3850.

Tuesday, May 03, 2016

What will you find at Indian River Colony Club in Viera?

This post two in a new series I am putting together about Indian River Colony Club in Viera, Florida.

 Read the first post "What is Indian River Colony Club" here.

What will you find at Indian River Colony Club in Viera?
  • Multiple housing options. There are eighteen floor plans including two new plans for 2016 (Trenton 3BR/2BA/2 Car Garage/Cart Garage, 1,735 sq.ft.), (Augusta, 3BR/3BA/2 Car Garage/Cart Garage, 2,111 sq.ft.), a half duplex floor plan, and fifteen others with square footage ranging from just over 1,000 sq.ft. to about 3,000 sq.ft. under air.
  • Activity groups and clubs.  More than 40 of them including: Art, Bridge, Bowling, Bingo, Chorus, Ham Radio, Crafts, Investment, IRCC Foundation, Masons, Yoga, Tennis, Line dancing, Step & Stretch, Computer Club, Players Theater Group, Aquatics and more. Green space, wildlife and lakes (28) with houses spread throughout the 453 acre community. 
  • Secure environment.  Gated entry manned 24 hours with security which also patrols the community.
  • RV and boat storage area.  There are even four spaces for guest hookups.
  • Colony Hall which is a state of the newly renovated facility which offers the perfect setting for special occasions (available for public rental as well). There is a bridal room, dance floor, full stage, chapel and more.
  • At Ease Club. Executive chef, staffed for dining and private parties.
  • Tennis courts (3), Bocce, shuffleboard.
  • 3,000 sq.ft. heated swimming pool.
  • Fitness center.
  • Professional staff and management who know the residents and go above and beyond to help them (repeating what I have heard residents say!) 18 hole par 72 golf course with pro shop, 2 practice putting greens and practice bunkers.
  • Involved homeowners.   Residents own this debt free community and take their responsibility as owners serious.
  • Private country club.  Indian River Colony Club is an exclusive private country club with membership comprised only of 100% home owners!
  • Repairs, routine and urgent service repairs (leaks, AC, plumbing) only a phone call away with maintenance staff on duty 10 hours a day (on call for emergencies).
  • Housekeeping and pool service programs also available. 
  • Much more to follow in future posts.
For information on Indian River Colony Club in Viera, Florida call or text me at 321-693-3850.
Gary L Waters
Florida Licensed Real Estate Broker
LT MSC USN (retired)

Monday, May 02, 2016

"If you listed it, how come you don't know anything about it?"

I received a phone call this morning about a house for sale in Melbourne, Florida.  Since I was going into an appointment I asked the caller if I could return the call in an hour.  No problem, she replied.

After returning to my office I called her and after she identified the property I let her know I could not find any information on it.

Her response was "If you listed it, how come you don't know anything about it?"

After further queries I found out she had located it on that bastion of real estate knowledge known as #Zillow!

I quickly brought up #Zillow and located the property by address.  I advised her it was not listed for sale by any agent in our MLS system.  I let her know none of the agents on that page represented the seller.  Incidentally that is why she initially called me.

I scrolled to the bottom of the page and found the listing provided by the owner.

Zillow, like a lot of other real estate mega-websites, allow for sale by owners to "list" their property alongside real estate agent listed properties.  I can see how this can confuse anyone searching homes for sale. 

I let her know the usual  for sale by owner seller likely did not want an agent involved.  She said she would call and, if it was something she was interested in, she would insist on having a buyer's agent represent her.

She said she would never deal with a FSBO without an agent representing her. 

As for all the real estate information on the Internet... I understand there is a wealth of information available on the internet.  Some information is useful and good in the hands of the right person.

Some information is not as useful. 

Some information is not current. 

Some information is not current.

When it comes to real estate be careful.  Do your research on the Internet if you prefer but then call a local real estate agent. 

Buying a home is a large financial obligation.

Use all the best information available.  Since sellers pay the buyer's agent here in Melbourne, Florida there is nothing a buyer should be concerned about when it comes to paying the buyer's agent.  

There is only one way to buy a house...with your own buyer's agent.

Ready to buy a home in Melbourne, Florida?  Call or text me at 321-693-3850.  I want to help you!

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