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Tuesday, August 30, 2016

Offering More Than List Price... When, Why and the Pitfalls.

How can a buyer compete with others when they are short on closing cost cash?   The most common response is to ask the seller for closing cost assistance. 

But how can one do this in a market like Melbourne, Florida where there are often multiple offers?   This most often involves a higher than usual offer price.  It would be unrealistic to expect a seller to "pay closing costs" if another offer is on the table at the same price.  

This is a strategy FSBO sellers will sometimes use when trying to sell to a buyer who has an agent.   The "For Sale By Owner" seller will try to get a higher sale price to "offset" real estate agent fees.

If this technique is employed the buyer should be advised up front.  Some buyers will opt to pay their own real estate agent when buying from a FSBO.

Of course bumping an offer price up involves  potential pitfalls which all should be aware of from the start.   The major pitfall?  The appraisal comes in low.

So what  are the options of the appraisal is low?    Here are the answers....
Ready to buy a home in Viera (Melbourne), Florida?  Call or text me at 321-693-3850.

Monday, August 29, 2016

Demand Drives Price - Buying a Boat in a Storm!

As it is now hurricane season and the tropics are picking up the title could reference buying a loaf of bread or bag of ice in a storm.   Anyone who  has been through one of those pre-hurricane periods in Florida will understand the frantic last minute rush to buy.

I have witnessed a simialr response buy prospective home buyers who waited until the storm (rising prices) was upon Florida before they sought to purchase!

Many prospective home buyers in Florida are finding the market has changed significantly over the past year or two.   People who were looking at homes for sale in Brevard County, Florida two years ago and wanted to wait for the
prices to "bottom out" find themselves in a completely different market. 

Take a look at this comparison of average and median sales prices of single family homes in Brevard County Florida for the years 2014 and 2016.

Current home-buyers who have been dragging their feet over the past six months are finding their choices limited and budgets strained by rising prices and dwindling inventory of move in ready (or new ) homes.

If you are considering buying a home in Florida in the near future the time to act is now!  

While the interest rates are still low who knows the direction on the future.  While there has been some hinting of an increase by the Fed of a rate increase before year end. we have no way of knowing. 

Still, while the interest rates are uncertain, prices will likely continue to rise in Brevard County, Florida.

Demand is acting on the price of homes, like buying a boat in a storm, it is the environment that determines price.

Image courtesy of graur codrin at

Sonoma at Viera - Market Update August 2016 - Viera Homes for Sale

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

Sonoma at Viera is in a very convenient location 
Also the location is ideal for commuters to Orlando (40 miles),  Melbourne  as well as the Kennedy Space Center.  Click link to view the Sonoma at Viera home owner association web site.

What is currently for sale in Sonoma at Viera?

Currently there are six active listings in the Sonoma at Viera community.   List prices range from $265,900 to $479,990 (why not $480K?) with a median list price around $360,000.   All are standard sales which mirrors a trend in the Brevard County real estate market.

Most homes currently for sale in Sonoma at Viera are larger with only one having less than 1,600 sq.ft. and  the others between 2,000 and 2,900 sq.ft. under air.   Most have four bedrooms and three bath with three having private pools as well.

Like most homes in the development these were all built in the 2003 to 2025 time frame.  There are another three under contract awaiting closing at this time.

What has recently sold in Sonoma at Viera?

Over the past six months there have been eighteen homes sold in Sonoma at Viera.   Selling prices ranged from $232,000 to $487,000.

Since August 1, 2016 there have been four homes sold in Sonoma at Viera with selling prices running from $232,000 to $385,000.

The most recent sales included:
  • 4050 Chardonnay Drive - With 1,578 sq.ft. this 2006 built 3 bedroom 2 bath 2 car garage home sold for $232,000.
  • 4370 Chardonnay Drive - A foreclosure with 2,488 sq.ft. under air offering 4 bedrooms 3 baths and a pool sold for $298,000.
  • 4190 Chardonnay Drive - With 1,813 sq.ft. under air this 4 bedroom 2 bath 2 car garage pool home sold for $299,995.
  • 4731 Chardonnay Drive - 2,619 sq.ft. 3 bedroom 2 bath pool home sold for $385,000.
For information on homes for sale in Viera (Melbourne), Florida call or text me 321-693-3850.

Sunday, August 28, 2016

Chelsea Park in Rockledge, Florida - Homes For Sale - Market Update August 2016

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, 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 anywhere in Brevard County 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). 

Homes for sale in Chelsea Park

Currently there are seven active listings in the Chelsea Park community.  List prices range from $220,000 to $425,000 with a median list price around $370,000.   All of the homes for sale in Chelsea Park are standard sales which mirrors a trend in the Brevard County real estate market where very few distressed sales exist.

Most homes for sale in Chelsea Park are larger with only one having less than 1,600 sq.ft. under air conditioning and the remaining homes  at 2,300 - 3,400 sq.ft.   Most offer five or six bedrooms and three or four bathrooms.

Five of the seven listings have private pools.  The large presence of private pools is likely because Chelsea Park does not offer a community pool (has park,playground, tennis).  This also contributes to the lower HOA fees in Chelsea Park.

Most of the current homes for sale in the development were built in the early 2000s with one constructed in 2015.   There are another seven under contract awaiting closing at this time (all standard sales as well).

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 $229,000 to $368,000.

Since August 1, 2016 there have been four homes sold in Chelsea Park.  Selling prices ranged from $259,000 to $368,000.

These most recent sales included:
  • 398 Brookcrest Circle - 2,108 sq.ft. 4 bedroom 2 bath pool home built in 2002 sold for $259,000.
  • 567 Glenbrook Circle -  2,740 sq.ft. under air offering 4 bedrooms 3 baths 3 car garage two story sold for $305,000.
  • 564 Glenbrook Circle - With 2,229 sq.ft. under air this 2016 built 4 bedroom 3 bath 3 car garage home sold for $352,000.
  • 322 Castlewood Lane - 2,800 sq.ft. 4 bedroom 3 bath 3 car garage pool home sold for $368,000.
For information on homes for sale in Chelsea Park in Rockledge, Florida, call or text me at 321-693-3850.

Thursday, August 25, 2016

Home Seller Tips: Is it "move in ready" or not?

Not too many years ago the term "move in ready" was defined as no leaks, all appliances present and capable of being financed!

Maybe that is a bit of a superficial definition.  

My point is people were not as picky back in the 2004-2006 time-frame when there were way more buyers than sellers.

During the big run up of a decade ago, buyers would often acquiesce and buy before the prices went even higher.

Times have changed.

This is a seller's market and move in ready homes are commanding top dollar here in Florida.

But buyers (and appraisers) are no longer lax in their definition of move in ready or finance-able.

If you are considering selling your Viera, Florida home consider the competition.  

Sellers logically want to get top dollar.  And with a shortage of inventory of homes buyers are willing to compete for "the house."

Move in ready is defined by the buyer however common expectations among buyers include things like:
  • Roof - End of life or in need of replacement roof is a turn off. Who wants to pay top dollar and put a roof on in a few years?  Besides, buyers may have issues with obtaining homeowner insurance. 
  • Air Conditioning - This is Florida.  It is AC weather about ten months out of the year.  Energy efficiency is an issue for many buyers. Do not be surprised if the buyers want to see the utility bills for the past year or two. And don't forget that "original equipment" water heater.  Sure it may last twenty years but should it?  
  • Kitchen - Old appliances and "vintage" kitchen cabinetry are not positives. 
  • Flooring - Worn carpet, old vinyl is more than a cosmetic turn off.  Again, buyers want to move in and rarely buy flooring or even paint right away.  
  • Bathrooms - Like the kitchen, old, vintage and classic are not descriptions buyers are seeking when reviewing your agent's marketing materials!
If a seller is intent on receiving top dollar for their move in ready home, then it is critical they see their home through the eyes of the buyer!

Wednesday, August 24, 2016

Brevard County, Florida Condo Market Data July 2016 vs. July 2015

The below chart provides a comparison of July 2016 activity compared to July 2015 activity for condo and townhouse sales in Brevard County, Florida.

Unlike the residential market the condo inventory is higher in 2016 than the previous year.   While prices have increased over 2015 the increase is less dramatic than the single family market changes.

July 2016 Brevard County, Florida Residential Market Summary

The below chart provides a summary of the Brevard County Residential market for July 2016 compared to July 2015 as provided by the Spacecoast Realtors. 

The short version.... prices noticeably higher and inventory lower.  

Tuesday, August 23, 2016

Home For Sale - 897 Brunswick Lane in Rockledge, FL - $172,900

Located at 897 Brunswick Lane in Rockledge, Florida, this three bedroom two bathroom two car garage home is move in ready
With  about 1,338 square feet under air, this well maintained 1977 built three bedroom two bathroom two car garage home is back on the market this afternoon at $172,900. 

View the MLS entry for 897 Brunswick Lane, Rockledge (including photos and maps).   

The central location in Rockledge's Levitt Park subdivision, makes it easy to get around central Brevard County!  Parks, playgrounds, walking paths, excellent schools (public and private) nearby.   Public transportation easily accessible.

Its location near I-95 as well as US 1 make it an excellent location for commuters.  Orlando is only about 45 minutes away, Melbourne about 20 minutes and the beaches are only about 10-12 miles!

New Roof in 2015:  The asphalt shingle roof was just installed in September 2015 and both bathrooms have been remodeled.   The garage door and opener are recent as well as the interior doors and exterior paint.

The laundry room includes a tub sink as well as a newer washer and dryer which will remain with the house.   Hot water heater new 2016.

The fenced back yard offers a patio for your grilling, plenty of space to play in the sun and a covered screened porch when you just need to relax.

Also in the back yard you will find what the seller refers to as "The Little House."  Do you need that little extra space for a hobby or home office?  This 192 square foot concrete block trussed roof, air conditioned building offers lots of possibilities!

If you are considering buying a home in Rockledge, Florida, call or text me at 321-693-3850.  #movingtoflorida  
  • FHA and VA buyers welcome!  
  • First time buyers...ask me about the bond money available to help you buy your home!

Monday, August 22, 2016

Buying a Home in Florida: Can I Move In Early?

Sure, a buyer could move in early if the seller approves.  

However, there is always a..... 

But that move in would likely need to be in the form of a tenant-landlord relationship with specific lease terms in place.  I would also recommend having significant security deposits in place.

Buyers need to understand the seller is exposed to risks if they move in early.  There could be insurance issues.  Does the seller's policy cover the soon to be buyer's personal property?  Does the insurance cover the seller if someone moves in as a tenant?  The soon to be buyer's homeowner policy likely does not cover them in the pre-purchase phase.

I am not an attorney but, as a real estate broker, I always recommend against such arrangements.  For some of the reasons above and others.

After-all, when is a deal a deal?  When it has closed.  In the real world stuff happens...  lost jobs, family emergencies, illness or whatever.

Assuming the prospective buyer moves in early and does a final walk through prior to the early move in and then the HVAC fails or one of the appliances die?   Could a prospective buyer say they were not going to close until repaired or replaced?

And if the deal does go south (why do deals never go north?)....eviction can be a long process.

Again, I am not an attorney however I would recommend a seller discuss the question of an early move in with an attorney as well as their insurance carrier before responding.   Most real estate agents are not attorneys and should not be straying into this territory.

My advice.... follow the normal process.

Move in after closing

Considering buying a home in Melbourne, Florida?  Call or text me at 321-693-3850.

Image courtesy of arztsamui at

Wednesday, August 17, 2016

How Much House did $200,000 Buy in Brevard County, Florida in July 2016?

What did $200,000 purchase in Brevard County, Florida in July 2016? 

The below properties are selected sales as reported in the Brevard MLS system for homes closing in July 2016.

Note the actual sales price is reflected in parenthesis behind each house.  For this post $200,000 is "ballpark" as all homes sold between $199,000 and $202,000.

While the below sales were randomly selected by the writer the locations illustrate variations in price based on location (lower prices generally in northern and southern Brevard County and higher on Merritt Island and the closer to the ocean).  These properties are all single family detached structures. 

Viera/Suntree Area
  • 2169 Caledonia Place - 3 bedroom 2 bath 2 car garage 2001 built home with 1,600 sq.ft.  ($200,000).
  • 1461 Talamore Lane - 3 bedroom 2 bath 2 car garage 2000 built single family home with 1,600 sq.ft. ($200,000).
Rockledge Area
  • 974 Sabal Grove Drive - 1998 built 3 bedroom 2 bath 2 car garage pool home with 1,476 sq.ft. under air. ($199,000).
  • 1186 Bolle Circle - 2004 built 3 bedroom 2 bath 2 car garage home with 1,890 sq.ft. ($201,500).
Palm Shores/Pineda Area
  • 3565 Finch Drive - 1989 built 3 bedroom 2 bath 2 car garage pool home with 1,901 sq.ft. under air ($202,000). 
SE Palm Bay Area
  • 1079 SE Grandeur Street - 2016 built 3 bedroom 2bath 2 car garage home with 2,044 sq.ft. ($199,000).
  • 805 Morning Cove Circle, SE - 3 bedroom 2 bath 2 car garage home built in 2014 offering 1,982 sq.ft. under air. ($199,900).
N Satellite Beach Area
  • 116 Ocean Spray Avenue - 3 bedroom 2 bath 1 car garage 1,240 sq.ft single family home built in 1960 ($200,000).
Central Merritt Island Area
  • 131 Las Palmas - 1967 built single family home with 1,484 sq.ft. offering 4 bedroom 2 bath 2 car garage ($199,000).
Titusville/Mims Area
  • 1240 Carpenter Road North - 3 bedroom 2 bath 2 car garage 1989 built home with fireplace on 2.65 acre lot ($200,000).
The above properties are provided for general information only and the accuracy of selling price has not been audited.

For information on homes for sale in specific areas of Brevard County, Florida, please call or text me at 321-693-3850.

Tuesday, August 16, 2016

Home Buyer Tips: Don't Start at the Top of Your Budget!

When working with prospective home buyers I typically begin early on with a conversation about their motivation and ability to purchase.   Specifically this involves the mortgage pre-approval  (or proof of funds in a case purchase) and their timeline.  

By the way, in Florida it now takes at least 45 days to purchase a home after the contract is in place if financing is involved.

A few words of caution about mortgage pre-approval amounts....
  • The mortgage pre-approval is not a "must spend" amount.   The challenge is determining the required amount necessary to satisfy the must have characteristics of the perfect home.  This is a perfect time to read "Finding the Imperfect Home."
  • Avoid the urge to begin the home search with a budget established at or near the uppermost end of the mortgage approval.  This may mean reconsidering location, size, age ("must haves").

There are times when the lower budget and the rising market just don't bring the results desired.   After a few weeks (or a couple of months) of shopping and seeing every home in the "required amount," buyers may need to ask themselves if the budget needs to be adjusted.  If that is the case there is room since the search began under the maximum approved amount.

Sometimes it may take only one trip out to see homes for a buyer to realize it is time to adjust the budget.  In a market such as the Brevard County, Florida real estate market where prices are rising it could pay off to hasten the calendar.  Besides the uncertainty of interest rates down the road, if home prices rose 5% in the next six months that $200,000 home could be $210,000 early next year!

Sometimes the necessary budget adjustment is not significant.  A small increase of  3-5% could make the difference between finding a home and being frustrated by the marketplace offerings.

The process of buying a home is a fluid process requiring adjustments and tweaks along the way.   Having the flexibility to redefine the budget or must have characteristics gives buyers choices. 

Begin your Florida home search with a local expert you can trust.   In Viera and Melbourne, Florida call or text me if I can help in any way.  I assure you this....your interests are my interests!

Monday, August 15, 2016

Duran Golf Course in Viera, Florida - Homes For Sale - August 2016 Market Update

Typical Style House at Fairway Lakes at Viera
Fairway Lakes at Viera is one of two gated communities offering custom built executive homes on Viera, Florida's Duran Golf Course.  The other community is Wyndham at Duran which has a manned gated entry with homes priced a bit higher than Fairway Lakes in the million dollar plus range.  

Fairway Lakes at Viera is convenient to Viera High School, shopping, places of worship, and restaurants.  Located nearly are The Avenues Viera shopping mall,  Viera Hospital, Brevard Zoo and much more.
Typical Style House at Fairway Lakes at Viera

Fairway Lakes at Viera offers a central location with easy access to I-95 with Orlando less than an hour away. the beaches about twenty minutes away and Melbourne about fifteen miles south.

What is for sale at Fairway Lakes at Viera?

Currently there are four homes for sale in the Fairway Lakes at Viera with list prices ranging from $539,900 to $655,000 (new construction).

The median list price of homes for sale in Fairway Lakes is $608,000 which is close to the average list price of  approximately $603,000.    Home sizes range from 2,989 square foot to 3,401 square foot under air.

Typical Style House at Fairway Lakes at Viera
These homes range form about nine years old to recent construction.   All are standard sales and share some similar characteristics like tile roof, brick paver driveways, pools and much more.  There is also one other house under contract awaiting closing.

What has recently sold in Fairway Lakes at Viera?

 Since July 1, 2016 there have been three homes sold in Fairway Lakes at Viera as reported in the Brevard MLS system.   Selling prices ranged from $454,500 to $750,000.

The most recent home sold in Fairways Lakes was 3078 Lamanga Drive which sold for $565,000 on August 12, 2016 as reported in the Brevard MLS system.  This five bedroom four and a half bath pool home with a two car garage was on the market for 80 days and sold for about 94.2% of original list price ($600,000).

For information on homes for sale in the Duran Golf Course area of Viera, call or text me at 321-693-3850.

Brevard County, Florida Real Estate Information Here!

This blog officially began with my first post in March 2006.  There are over 3,250 individual posts here covering a wide variety of topics including buying and selling a home in Florida, the home buying process, market and neighborhood reports.

This blog has had posts reflecting market conditions during the run up (prior to 2006), the correction (some call it the crash) during 2007 to about 2012, and the new rebounded market (the past several years).

2016 is a seller's market in Brevard County, Florida.  When readers read these posts be cognizant of the date posted or covered by the reports.

If you are seeking current market information on homes for sale in Brevard County, Florida, call or text me at 321-693-3850.

Considering one of Viera; Florida's 55+ communities?  Call or text me at 321-693-3850.  
Want a comparative market analysis for your Brevard County, Florida home, call or text me as well.  By the way, your market analysis is free.

Thursday, August 11, 2016

Home Buyer Tips: Whether Buying a Burger or House Price is Based on Product Offered.

There once was a gentleman named Joe Consumer.  Joe went to the local Burger King and placed an order for a Whopper.  Joe tells the cashier "hold the pickle, lettuce and no mayo, please."

When it is time to pay Joe Consumer instructs the cashier to deduct the value of the unused items

The likely response will be no.  "You see, says the cashier, the price is based on the product offered."

Now that same consumer becomes a home buyer.

Their diligent real estate agent finds the best house for them based on the very tight inventory of available move in ready homes.

Now in deciding on the offer price the buyer instructs his real estate agent to deduct the value of the outbuilding (pickle), porch (lettuce) or pool (mayo) because I will not be using them.

Joe Consumer puts it plainly... "Why should I pay for something that has no value to me?"

His real estate agent responds with a simple "the price should be based on product offered."

Still the agent prepares the offer as instructed by his client.

The next week the real estate agent meets Joe Consumer to look at more houses.

The End.

Tuesday, August 09, 2016

Rockledge, FL Home For Sale - $172,900 - 897 Brunswick Lane

Back on the market...Buyer Financing Failed!
This house, located at 897 Brunswick Lane in Rockledge, Florida may be just the home for sale in Florida you are looking for if you...
  • are looking for that house located just off the main routes but in a quiet neighborhood.
  • want to be close to the Florida beaches but not have to pay the higher insurance premium associated with living close to the water. 
  • are you looking for a home that is move in ready
  • need the space to put in your own pool.
  • need a location close to Orlando (45 minutes) but not in all the traffic and congestion.  
  • want excellent schools for your children to attend. 
  • don't want to pay association fees or be required to have someone approve your new plants or paint job. 
  • want space for a hobby or a man cave.
  • need space for grilling and backyard activity.
  • don't want too much space but still have the luxury of a third bedroom.
This three bedroom two bath two car garage home offers a recent roof (September 2015), new paint (in and outside), comes with all appliances including washer and dryer, has a new garage door and opener, new interior doors, renovated bathrooms, screened porch, patio, fenced yard, new water heater (to be installed this week), concrete block/AC building in back, and much more.

List price $172,900.  Seller will consider helping with closing costs.   Conventional, cash, FHA, first time buyers...let's talk!

Call or text me at 321-693-3850 to schedule a showing today.

Saturday, August 06, 2016

Buying a Home in Florida - Contingencies Can Be a Deal Breaker!

In a real estate market that favors sellers it is often the contingencies that cause offers to not get accepted.  But some contingencies are good and some are less than good (I did not say bad specifically).

In a seller's market buyers should limit contingencies to those necessary to protect their interest in the process.   Of course, price is a key consideration but the highest offer is not always the best offer.

Still, while most offers are prepared and presented as "as is" offers there are necessary contingencies.   Read "What does "as is" really mean?"

What are necessary contingencies?

Probably number one is the inspection contingency.  This is a key protection...sort of a get out of jail free card.

Here in Florida the property inspection does not have a pass or fail grade assigned by the inspector.   The inspection results are evaluated subjectively by the buyer only.

And even if there are issues that arise during the inspection they can often be addressed by the seller to accommodate the buyer.  This may be accomplished by having repairs made (Why would a seller make repairs on an "as is" contract?), offering a concession  or even lowering the contract price.

The nature of an issue and motivation of the buyer and seller go a long way to deciding if the buyer "plays" the get out of jail free card and walks.

Another key contingency is the appraisal contingency.  This is especially important when there will be financing.  Still, even a cash buyer may want an appraisal contingency to be reassured the property is valued at the price being paid.

Appraisals can be an issue in a market where the selling prices are rising (like Brevard County, Florida).   Appraisals deal with what has sold already - not what is selling next week!

Like the inspection contingency there are "work arounds" to a low appraisal.  Many times the seller will adjust the contract price downward.  Sometimes the buyers will put additional monies down. 

Then sometimes, due to circumstances or a buyer's lack of emotional attachment to a property the buyer will walk.  Again, it is always dependent on buyer and seller motivation.

Depending on circumstances there may be other necessary contingencies.  Your real estate agent will recommend those based on your circumstances and the specific property (insurance).   One quick reminder to buyers...get your own agent - not the listing agent who works for the seller.

Getting a transaction to closing requires work by all parties.  For that reason I encourage sellers to heed these words... “Never quit looking for buyers until the deal closes.”

Ready to buy or sell a home in Viera, Florida?  Call or text me at 321-693-3850.

If you prefer, send me an email.

Brevard County, Florida Single Family Home Sales Trend 2008 - 2016

While it is no surprise to anyone that Brevard County, Florida real estate prices have been rising the below trend lines show the movement over the past seven years in average sales price, median sales price and percentage of of original list price received for single family homes sold in Brevard County, Florida.

For the foreseeable future the trend line looks like it is climbing.

Specific end values for June 2016 in the above graphic:
  • Median sales price in June 2016 was $189,925 
  • Average sales price received in June 2016 was $ 227,922 
  • Median percent of original list price received in June 2016 was 96.4%.

Thursday, August 04, 2016

Heritage Isle in Viera, Florida - Market Update August 2016 - 55+ Communities in Florida

The 55+ gated community of Heritage Isle located in Viera (Melbourne, Florida) offers residents several choices of property style including condos, townhouses and single family detached houses.   

Heritage Isle offers residents a 21,000 square foot club house, heated pool, fitness center and much more. 

Presented below is a snapshot of the Heritage Isle real estate market as of today, August 4, 2016.

What is currently for sale in Heritage Isle?

Single Family Detached Homes
  • Ten active Listings
  • Prices range 222750 to 399000
  • All listings are standard (fair market sales)
  • Size (under air) ranges from 1594 to 2600 (all 3 or 4 bedroom, 2 or 3 bathroom)
  • All built from 2005 through 2009

Townhouse/Patio Style Homes
  • Three active listings
  • Prices range from  $184,500 to $214,990
  • All are standard sales
  • Built 2005 to 2011
  • All are 2 bedroom 2 bath with one car garage
Half Duplex (one shared wall)
  • Two listings priced from $250,000 t0 $277,700
  • Both standard sales
  • Both built 2006
  • Both 1,835 sq fr 3 bedroom 2 bath 2 car garage
  • Two active listings
  • Both 1,194 sq.ft. with 2 bedroom 2 bath
  • Prices around $163,000 for both standard sales
What has recently sold in Heritage Isle?

The below represents the sales summary for Heritage Isle properties from July 1, 2016.

Single Family Detached Homes
  • Nine homes sold since July 1, 2016.
  • Selling prices ranged from $240,000 to $443,500.
  • Median selling price was $275,000.
  • Size varied from 1,567 sq,ft, to 3,200 sq.ft.  (highest priced sale).  Average size around 2,000 sq. ft.
  • All sales were fair market sales.
  • Homes were built from 2004 to 2012
Townhouse/Patio Homes:
  • Three sold since July 1, 2016.
  • Selling prices ranged from $179,500 to $205,900.
  • All were standard sales built 2010 to 2014.
  • All were 2 bedroom 2 bath 1 car garage units with 1,407 to 1,540 sq.ft.
Half Duplex:
  • One unit sold in July for $240,000.
  • 3 bedroom 2 bath 2 car garage.
  • Built in 2006, standard sale.
  • None sold in July. 
  • One unit sold in June - $155,000  2 bedroom 2 bath 2006 built with 1,232 sq.ft.
For information on buying a home in any of the three 55+ communities in Viera including Indian River Colony Club, Grand Isle and Heritage Isle, please call or text me at 321-693-3850.

Tuesday, August 02, 2016

Moving to Brevard County, Florida - Choices, Options

Summer is now in full swing here...just saw an empty sunscreen display at the local drugstore.  We all know that the period of June through September is the price one pays to live in the pleasant October through May months in Florida. 

Summer in Florida starts before summer elsewhere and lasts a bit longer.   Of course along with the summer heat comes the common afternoon thunderstorms with frequent lightening.  Sometimes there is even a hurricane that threatens Florida although it has been a while since one visited us in Brevard County!

If one is considering a move to Brevard County, Florida then deciding where to live will be the first hurdle.  Geographically Brevard County is about 80 miles north to south and runs along the Atlantic coast.

In terms of real estate there really are four distinct geographical areas in Brevard County.   Not surprisingly, price varies by geography as well.  It is true what they say - it is all about location!

The northern extremes in the Titusville and Mims areas are less densely populated with more rural options. 

At the southern extreme of the county the population is most dense (Palm Bay area) with prices being more affordable.

Then there are the "beach side" areas.  This includes "the island" better known as Merritt Island.  I like to tell folks that if there is a causeway to be crossed there will be a higher price to pay.  I know that is a generalization!

Still, the closer one gets to water, the higher the price.  Of course, some water is much more costly like ocean front and riverfront.  There is a slight drop if one opts for a navigable canal property.

And yes, even the man made lakes (retention ponds) command a higher price.

Lastly, the fourth general area is central Brevard County.  The most attractive and newest area is the planned unit development of Viera.   Homes in Viera range from re-sales (1990s upwards) to new construction.  Prices range from the lower $200,000s to over a million dollars.   This is not New York or California so a million dollar home is high end!

The most popular home type in this area is the plain old detached single family home (concrete block construction with stucco exterior).  Older homes, particularly 1970s and 1980s built properties are commonly wood frame with stucco exteriors. 

As for home owner association, expect one if your choice is recent construction.  Newer construction is almost always in an area with a homeowner association.  If one is looking to avoid home owner associations then Viera and Suntree.

If you are considering a move to Brevard County, Florida, here are some articles which may be helpful.
Considering buying a home in Viera, Florida?  Call or text me at 321-693-3850.  If you prefer, send me an email.

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