Find Your Home!

Tuesday, September 27, 2016

Home Seller Tips: Responding to Offers

Most home sellers enter the process with an expectation of competition among buyers, a higher than list price offer, and a smooth closing. 

But not every offer will be full price or even close.    

Still, it is an offer.

Sellers need to understand two inter-related things on day one: 
  1. the quality of an acceptable offer (price, terms), and,
  2. the minimum they will accept (walk away proceeds). 
Once the minimum acceptable terms are known sellers can respond to offers in one of three ways:   
  1. Accept. 
  2. Reject totally with no counteroffer. 
  3. Reject with a counteroffer presented. 
Here are additional articles on buying and selling a home in Florida:
Please call or text me at 321-693-3850 if you are considering buying or selling a home in Melbourne, Florida.

agent@moving2brevard.com

Brevard County, Florida Residential Market Update for August 2016

Presented below is a recap of the Brevard County Residential (single family home) market for August 2016 compared to August 2015 as provided by the Florida Realtors/Space Coast Association of Realtors.
  • Closed Sales - Increased 1.5% in August 2016 with 879 units closed compared to 866 in August 2015 with a decrease in cash sales by -26.1% compared to August 2015.
  • New Pending Sales - Up 1.8%.
  • New Listings - Up 7.4%.
  • Median Sales Price for Brevard Single Family homes - Up 14.7% to $195,000 vs. a year ago  which was $170,000.
  • Months Supply of Inventory - Decreased -7.4% to 2.5 months compared to 2.7 months in August 2015.
  • Traditional Sales - Up 15.1% with a median sales price of $200,000.
  • Foreclosure/REO Sales - Decreased -64% with a median sales price of $109,450.
  • Short Sale Closings - Down -29.4% with a median sales price of $127,500. 
 
agent@moving2brevard.com

Brevard County, Florida Townhouse and Condo Market Update August 2016

Presented below is a recap of the Brevard County Townhouse and Condominium market for August 2016 compared to August 2015 as provided by the Florida Realtors/Space Coast Association of Realtors.
  • Closed Sales - Up 10.7%  in August 2016 with 258 units closed compared to 233 in August 2015, with an increase in cash sales of 4.9% compared to August 2015.
  • New Pending Sales - Up 7.6%.
  • New Listings - Up 3.4%.
  • Median Sales Price for Townhomes/Condos - Up 16.7% to $154,000 compared to a year ago ($132,000).
  • Months Supply of Inventory - Up 6.2% to 3.4 months compared to 3.2 months in August 2015.
  • Traditional Sales - Up 24.1%  with a median sales price of $158,500.
  • Foreclosure/REO Sales - Down -56.3% with a median sales price of $63,000.
  • Short Sale Closings - Down -66.7% with a median sales price of $112,450.
 
agent@moving2brevard.com

Thursday, September 22, 2016

Jameson Place Condos in Rockledge, FL - Market Update (September 2016)

I received a phone call yesterday from someone asking about Jameson Place condos in Rockledge, Florida.  The caller wanted to know if it was good complex.  

Although the caller did not say it I got the impression she had read one of my blogs about homes for sale in Viera and Rockledge, Florida

The thing she really liked about the complex was the fees were realistic (under $200 a month).   

A side note on condo fees:  Like taxes, association fees can change based on the circumstances, needs of complex, reserves, insurance costs, etc.

Jameson Place is in Rockledge, not Viera, which means owners do not pay additional Viera planned unit development fees.  But Jameson Place is on the border (literally hundreds of feet) with Viera so people sometimes forget its not Viera.

Jameson Place is convenient to major routes US 1 and Interstate 95.   Jameson Place is ideally suited for most commutes whether driving to Orlando, the Kennedy Space Center or Patrick Air Force Base. 

With its community pool, playground and nearby parks, Jameson Place offers its residents a comfortable lifestyle at very affordable prices. Association fees are in the $150-$160 per month range.

With excellent schools nearby (public and private) as well as parks and medical facilities, Jameson Place deserves consideration if  one is looking to purchase a condo in Viera or Rockledge.

What is currently for sale at Jameson Place Condos in Rockledge?

Currently there are three units for sale in Jameson Place.   Two of the units are three bedroom two bath properties priced in the $150,000-$160,000 range while the smaller unit is juts under $130,000.  All are standard sales and have been on the market about two weeks. 

There are another four standard sale units under contract awaiting closing. , List prices for these units are slightly under current list prices.

What has recently sold in Jameson Place in Rockledge, Florida?

Over the past six months there have been twenty one properties sold in Jameson Place.   Selling prices ranged from $114,250 to $152,000.  But in a market such as Brevard County, it is what has sold recent that tells the real story.  Since May 1, 2016 all sales except one have been standard sales.

More recent sales in Jameson Place (since September 1, 2016) included these two units. 
  • One unit, located at 4116 Meander Place #204, was a two bedroom two bath one car garage unit with 1,230 sq.ft. under air which sold for $139,000 (96% of list)  on 09/06/16.
  • The other unit was a three bedroom two bath one car garage unit  with 1,473 sq.ft. under that sold for $148,500.  Located at 4086 Meander Place # 202, this property was on the market for only twenty five days and sold for 99% of list price.
For information on buying or selling a condo in Rockledge, Florida including Jameson Place and the nearby Ventura at Turtle Creek complex, call or text me at 321-693-3850.

agent@moving2brevard.com

How could a house not sell?

The title question is a an open ended question.   There are multiple ways to not sell a home.  

In all likelihood the biggest reason no offers come is price.  One of the first questions most sellers wrestle with is determining the selling price.

So how does a seller determine the listing price? 

One answer I heard recently was " I paid this much for it plus I have put this much into it.  Besides, my home is better than all the others in the area so your comps do not do it justice."

In an ideal world the above answer would be the ideal answer.    
But we do not live in an ideal world.

While showing homes not long ago a prospective buyer asked me how much value a pool would add when selling a home.  My response was simply  "not as much as you will pay for the pool.  Install a pool if you're going to use it!"

Determining how much your home will sell for is a function of multiple issues and characteristics.  Some of those include...
  1. How old is your home?  
  2. What is the condition of your home?  
  3. Where is your home located?  
  4. What are the competing properties?  
  5. Has there been any major updating?  
  6. What about any major systems issues (roof, AC, electrical and plumbing)?    
  7. What are the current market conditions?  
  8. Who are your potential buyers?   
  9. And a few more depending on the property.
How does a seller determine the projected selling price?  Call a local real estate professional and schedule an appointment for a comparative market analysis and consultation.

Ultimately, the market will determine the real price.

If one hires a knowledgeable local agent and follows their advice as well as cooperates with reasonable showing requests...there is no reason for failure.


agent@moving2brevard.com

Tuesday, September 20, 2016

Rockledge, Florida Home For Sale --- $169,000

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 is being offered at $169,000.

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  
agent@moving2brevard.com

Friday, September 16, 2016

Condos for Sale - Jameson Place in Rockledge, Florida - September 2016 Update


Jameson Place in Rockledge, Florida offers gated condo living at very affordable prices (although they seem to be rising in 2016).  
Located in south Rockledge with easy access to US1 and I-95, Jameson Place is ideally suited for most commutes whether driving to Orlando, the Kennedy Space Center or Patrick Air Force Base. 
 
With its community pool, playground and nearby parks, Jameson Place offers its residents a comfortable lifestyle at very affordable prices. Association fees are in the $150-$160 per month range.

What is currently for sale at Jameson Place condos in Rockledge?
Currently there are three units for sale in Jameson Place.  List prices range from $139,000 to to $160,000.  All units are three bedrooms two bath with an attached single car garage.

There are another four units under contract awaiting closing.   All seven properties are standard (fair market) sales.

Over the past six months there have been twenty one units sold in Jameson Place. 

Selling prices ranged from $114,250 to $152,000.  All were standard sales.    Since July 1, 2016 there have been eight units sold in Jameson Place. 

The most recent sales since September 1 included
  • 4116 Meander Place Unit 204 - 2 bedroom 2 bath one car garage with 1,230 sq.ft. under air sold for $139,000.
  • 4086 Meander Place Unit 202 - 3 bedroom 2 bath one car garage with 1,473 sq.ft. (largest unit in complex) sold for $148,500.
For information on condos for sale in Jameson Place in Rockledge, Florida, call or text me at 321-693-3850.

agent@moving2brevard.com





Thursday, September 15, 2016

Selling Your Viera, Florida Home? Have a Pre-Listing Appraisal - On Me!

First of all - pricing is not an exact science.   

Still, most sellers I have ran across on listing appointments are so focused on "the price" they often ignore the real stuff that counts.... like marketing, local knowledge, experience, recommendations for preparation, open house, etc!

Some sellers are seek to hire a real estate agent who gives them the highest price during the process.  While the price may or may not be supportable, it is this optimism that can lead to disappointment down the road.

A routine part of the listing process is having a local real estate agent provide a comparative marketing analysis .   

While a comparative market analysis when done properly is a "price right analysis, there are some sellers who want an appraisal done first.   

I am offering to cover the cost of a pre-listing appraisal*** for home sellers in Brevard County, Florida who list and sell their home with Waters Realty of Brevard (Gary Waters, listing broker).  The cost of the pre-listing appraisal will be credited to sellers at closing.

This is understandable in the current Brevard County, Florida housing market with rising prices.   This may also be understandable when the property has unique characteristics unlike most nearby properties.

I have encountered situations where the appraisal done after a contract is in place comes in low.    This is sometimes because appraisals are based on similar sold (already closed) properties and does not reflect properties that are currently under contract (i.e. the current market dynamics).  

Sometimes when appraisals are challenged or another appraisal performed the values can be different.   Part of the difference can be attributed to the fact an appraisal is an opinion and not a statement of fact.

Will an appraisal on file help sell a house sooner?  Possibly if it is used as a basis for establishing list price.   Of course the appraisal value should be weighted against the current market competition during the listing process. 

As stated above - pricing is not an exact science. 

If you are considering selling your Viera, Florida home take a look at these  Twelve Articles to Make you a Seller and Not a "For Sale'r"

***If you List, Sell and Close using Gary Waters of Waters Realty of Brevard as your Listing Broker, I will reimburse you for the cost of the appraisal at close of escrow.

agent@moving2brevard.com

Image courtesy of Stuart Miles Freedigitalphotos.net.

Monday, September 12, 2016

Home Seller Tips: Leave or Stay? What to do during a showing.

The short answer is simple...

If at all possible leave during all showings.  Sometimes there are small children , pets or disabilities that prevent leaving.  In these cases it may be possible to limit your presence to the back porch or maybe a single room..

The long version.....

As a seller why would you want to stay during a showing?     I can understand a seller being curious about what the buyers think.  I can understand some sellers are concerned about people prying through their inner sanctum.  I can even understand some sellers who are so proud of their home they have to make sure buyers do not overlook the qualities!

However, as a seller, consider these...
  • You have hired a real estate agent to market your home which includes pointing out all those top qualities! 
  • Your real estate agent coordinates showing requests and scheduling so as to minimize interference with major scheduling issues (nap time, company, etc.).  
  • Your real estate agent will attempt to get feedback from showing Realtors.  This is a real challenge because probably less than 25% of buyer agents will give feedback.  And, if provided, many times it is absolutely useless.  Of course the best feedback is an offer! 
Here are some related articles about selling your Melbourne, Florida home... 
Ready to sell your Viera (Melbourne), Florida home?  Call or text me at 321-693-3850.

Should one leave during a second showing?  What does a second showing really mean?


agent@moving2brevard.com

Image courtesy of Stuart Miles at FreeDigitalPhotos.net

Home Buyer Tips: What Not To Do When Tempted to Call a For Sale By Owner (FSBO)

Imagine for a moment you could get into the mind of a wannabee home buyer who thinks the for sale by owner route offers the best opportunities to buy their dream home it may sound like this....
"That house looks so appealing.  It is being sold by the owner without a real estate agent so the price should be better.    After all, no commission means savings to me!"
First of all, I doubt anyone sells a house as a for sale by owner just so they can give the buyer a break.  Most FSBOs I have met are trying to maximize their net price.  

I called a FSBO yesterday for a customer I am working with right now.  A well qualified, conventional mortgage, buyer.  So far, no call back.  

Will I get a call back?  Probably not.  

Why?   Because it may be all about the net proceeds.  It may be because some FSBO sellers do not want an informed buyer
Read more here....
Considering selling your Melbourne, Florida home as a For Sale By Owner?  Let's talk first.   Call or text me at 321-693-3850.

Considering buying from a FSBO?  Let's talk first!  Call or text me at 321-693-3850.

agent@moving2brevard.com


Image courtesy of David Castillo Dominici at FreeDigitalPhotos.net

Friday, September 09, 2016

Central Florida Golf Course Homes - Fairway Lakes at Viera - September 2016

While there are multiple opportunities for buyers looking to relocate to a golf community in central Florida I suggest buyers consider central Brevard County.

The appeal of of central Brevard County golf communities include things like affordability, superb medical facilities, beaches only minutes away, Orlando less than hour and much more.

This report provides information on Fairway Lakes at Viera (on the Duran Golf Course) there are other golf courses and communities in the immediate area.  

Some of these ares include around the  Viera East Golf Course  (also in Viera) as well as the nearby Suntree Country Club (multiple courses) and  Baytree National Links (gated) developments.    In all of Brevard county I think there are around thirty or more golf courses. 
Example Fairway Lakes Home

What is for sale in Fairway Lakes at Viera?

Currently there are ten active listings in the Fairway Lakes at Viera community.   While all list prices range from $469,000 to almost $725,000 eight of the homes are in the $500,000 - $600,000 price range.   Median list price for the community is about $622,000 while the average listing price is around $607,000.  While size of the  homes vary great from just over 2,200 sq/ft/ to about 3,500 sq.ft. the median home size is around 2,989 sq.ft.

It should be noted there are opportunities for new construction as well as re-sale homes in Fairway Lakes at Viera.

Also, if the budget is a bit higher the neighboring Wyndham at Duran gated community offers larger homes on the golf course in the $850,000 to low million range.

What has sold in Fairway Lakes at Viera?

Over the last six months there have been seven homes sold in Fairway Lakes.  More recently (since July 1, 2016) there have been three homes sold in Fairway Lakes at Viera with prices ranging from $454,500 to $750,000. 

How does the average selling price in July 2016 compare to July 2016?  Average selling price in July/August 2016 was about $590,000 (about $194 per sq.ft. under air conditioning while July 2015 average selling price was $582,000 (about $193 per sq.ft.).

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

agent@moving2brevard.com

Thursday, September 08, 2016

Indian River Colony Club in Viera (Melbourne), Florida - September 2016 Market Report

Indian River Colony Club in Viera (Melbourne), Florida is one of three 55+ communities in the Viera area.  However, IRCC is the only one offering totally maintenance free living.

While all three communities are gated and offer similar amenities IRCC is also the only one with its on golf course.   IRCC is for all intents a private country club where the residents own the entire community.

Provided below is a market summary as of September 8, 2016.   At the bottom of this post are links to additional articles on Indian River Colony Club.
What is for sale at Indian River Colony Club?

Currently there are twenty-one homes for sale in the IRCC community.   Listing prices range from $119,900 to $329,900 (if the highest priced property was removed the top price would be $239,000).

All of these listings are standard sales.  The median list price for homes for sale in Indian River Colony Club is $177,000 with a median size of 1,907 sq.ft under air.   While most homes have a two car garage several offer three car garages and a few have private pools as well.

What has recently sold at Indian River Colony Club?

Over the past six months there have been twenty five homes sold in Indian River Colony Club. Of these sales all except two were standard sales.  Selling prices ranged from $104,000 to $266,500.

Since July 1, 2016 there have been six homes sold in IRCC as reported in the Brevard MLS system. Selling prices ranged from $150,000 to $185,000.

The three most recent sales (all in August) included:
  • 1239 Continental Avenue - 4 bedroom 2 bath 2 car garage with 2,038 sq.ft. $150,000 ($73.75 sq.ft.)
  • 1452 Patriot Drive - 3 bedroom 2 bath 2 car garage pool home with 1,874 sq.ft. sold for $185,000 ($98.72 sq.ft.)
  • 1567 Frontier Drive - 3 bedroom 2 bathroom 2 car garage home with 1,723 sq/ft/ sold for  $155,000 ($89.96/sq.ft.)
Related Reading about 55+ Communities in Viera, Florida
For information on 55+ Communities in Viera, Florida, call or text me at 321-693-3850.




Saturday, September 03, 2016

Golf Course Communities in Melbourne, Florida (Brevard County, Florida)

I just read an article that discussed What will replace golf course communities?  The article states that more than 800 golf courses have closed down nationwide in the past ten years

This surprises me somewhat because here in central Florida, golf course communities are thriving. There is an apparent waning of interest in the sport (will it be replaced by Pokemon?).

The appeal of golfing communities has been strong for years.    Traditionally buyers have always paid a premium to live in a golf course community.   I have had buyers who purchased homes in golfing communities although they did not play golf.  

In some areas where the courses have shut down owners have found their values dropping.   Read more here

In our area I can only recall Port Malabar Golf Course closing about ten years ago.  In that case it was precipitated by apparent damage sustained during the 2004 hurricanes.

Still, in our area of central Florida I could not imagine golf courses being shut down!   The courses are always busy and the greens fees go up during snowbird season (October to about April).

Here in the central Brevard County area (Melbourne)  we have several thriving communities built around golf courses like Duran Golf Club and Viera East Golf Course in the Viera planned unit development.

Nearby in the older planned unit development of Suntree sits the private Suntree Country Club (multiple courses) and  Baytree National Links located in the gated Baytree community.  

There are multiple opportunities for buyers looking to relocate to a golf community in central Florida.   The above mentioned golf courses are just some of the more than thirty golf courses in Brevard County, Florida.

The appeal of of central Brevard County golf communities include things like affordability, superb medical facilities, beaches only minutes away, Orlando less than hour and much more.

For information on Florida golf course communities and homes for sale in these developments, please call or text me at 321-693-3850.

agent@moving2brevard.com

Thursday, September 01, 2016

Grand Isle in Viera - Market Report September 2016

There are three 55+ communities in the planned unit development of Viera (Melbourne), Florida

While all three are gated and offer some of the same amenities, each is still 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 September 2016.   
 
Check out my September 2016 market update for Heritage Isle in Viera 

At the bottom of this post there will be links to other articles about the 55+ communities in Viera.
 
What is currently for sale in Grand Isle?

As of September 1, 2016, there are 5 active listings in the Grand Isle in Viera.  All of these properties are standard sales with list prices ranging from $264,500 to $349,900.  

These homes for sale in Grand Isle, like most in the community, were built from 2002 to 2004.  All of these listings are all larger properties offering at least 3 bedrooms and 2-3 bathrooms with 2 car garages.

There is one additional property under contract awaiting closing.

What has recently sold in Grand Isle?
 
Over the past six months there have been ten properties sold in Grand Isle.  Selling prices ranged from $199,000 to $325,000.  Most of the homes (five properties) sold for $260,000 to $270,000.

Over the past month there has been only one home sold in Grand Isle.  the home located at 1710 Lago Mar sold as a standard sale for $270,000 (2,034 sq.ft., pool home with 3 BR 2 bath).


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

agent@moving2brevard.com

Heritage Isle in Viera - Market Update September 2016


Heritage Isle is the newest of three gated 55+ communities in Viera (Melbourne), Florida.
Ideally situated near shopping, medical facilities, parks, major routes, golf courses and much more, Heritage Isle offers condominiums (all two bedroom two bath), patio style homes (approximately 1,200 - 1,500 sq.ft. one car garage) and half duplex units as well as single family detached units  

The other two 55+ communities include Grand Isle which is very similar to Heritage Isle and the "country club community" of  Indian River Colony Club.

With its 21,000 sq.ft. clubhouse, heated pool and more, Heritage Isle offers residents lots of opportunities for an active lifestyle. Heritage Isle is more than a house.  It is a gated community with a lot of things to offer outside your front door.

What is currently for sale in Heritage Isle? 

Currently there are 16 active listings in the Heritage Isle.  All of these properties are standard sales.  The types of properties by style (current list price range) includes: 
  • Condo - 2 ($163,900 - $169,500)
  • Half Duplex - 1 ($245,000)
  • Townhouse /patio style home - 3 ($189,900 - $209,000)
  • Single Family Detached - 13 ($249,000 - $399,000)
There are another 10 properties under contract awaiting closing.

What has recently sold in Heritage Isle?

Since August 1 there have been six properties sold in Heritage Isle.  All of these were standard sales and included:
  • 6858 Toland Drive #402 - 2 BR 2 Bath 1,232 sq.ft. sold for $166,000 [Condo]
  • 7242 Halleck Street - 3 BR 2 Bath 1,529 sq.ft. sold for $220,000 [Half Duplex]
  • 3695 Guerra Drive - 3 BR 3 Bath 2,172 sq.ft. with pool sold for $329,000 [Single Family Detached]
  • 3512 Carambola Circle - 3 BR 2 Bath 1,924 sq.ft. sold for $210,000  [Single Family Detached]
  • 3491 Funston Circle - 2 BR 2 Bath 1 car garage 1,407 sq.ft. sold for $205,000 [townhouse]
  • 3685 Sansome Circle - 2 BR 2 Bath 1 car garage 1,540 sq.ft. sold for $196,000 [townhouse]
For information on homes for sale in Heritage Isle, give me a call at 321-693-3850 or send me an email.

Follow by Email