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Wednesday, November 30, 2016

Selling Your Home - Stand Out - Be Noticed!

Sellers must do only one thing to get a buyer for their home.   Here is it in a nutshell...stand out - be noticed - be remembered.

The key is to make sure you stand out for the right reason such as
  • attractive price (not the same as lowest
  • value offered (not the same as lowest price) 
  • tastefully presented 
  • nice curb appeal 
  • inviting entrance
There are some wrong ways to stand out such as...?
  • unappealing exterior/poor landscaping 
  • poor paint choices
  • too much clutter for the space 
  • dirty (if you can smell it, can't sell it) 
  • pets jumping all over prospects trying to see the home
  • highly personalized paint/wallpaper (think neutral)
  • unbelievable price (as in what were they thing?) 
  • 1960s wallpaper or appliances!
To sell your Brevard County home, whether located in Wyndham at Duran in Viera or Chelsea Park in Rockledge, it must stand out in the mind of a prospect when they pull into your driveway and be remembered after they walk out the front door.

Remembered for the right reason, of course!

For information on homes for sale at Viera and Melbourne, Florida, please give me a call or text at 321-693-3850. 

agent@moving2brevard.com
 

Indian River Colony Club (IRCC), Melbourne, Florida Market Update November 2016

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!

What is for sale in Indian River Colony Club? 

Currently there are twenty four active listings in the exclusive maintenance free community of Indian River Colony Club.  List prices range from $125,000 to $264,900. Homes range in size from just under 1,200 sq.ft. to almost 2,400 sq.ft. under air.

Most of the homes for sale in IRCC were built between 1988 and 1990 (15 listings).  The newest home for sale within IRCC was built in 1998.

While these homes appear to be old that is not always the case.  Please read "Older Doesn't Always Describe the Homes at Indian River Colony Club."

Twenty three of the homes for sale are standard sales (one short sale).

What has recently sold at Indian River Colony Club?

Over the past six months there have been twenty four closings at Indian River Colony Club.  Selling prices ranged from $115,000 to $245,000.  Among these sales was one foreclosure.

More recent sales (from October 1, 2016) included six properties with selling prices from $140,000 to $214,000.  Average selling price of these properties was just below $185,000.

The most recent sale was 1073 Ironsides Avenue which sold for $200,000 on November 17, 2016. This 1989 built property was a 2,006 sq.ft. four bedroom two bath three car garage home with golf course view. Other details: monthly fees $954; updated kitchen, original list price $219,000, days on market 48 days.


Call or text me at 321-693-3850 for more information on Indian River Colony Club as well as the other  55+ communities in Florida.

agent@moving2brevard.com

Tuesday, November 22, 2016

Brevard County, Florida Condo Market Summary Report October 2016

Presented below is a summary of the October 2016 condo and townhouse market in Brevard County, Florida compared to October 2015.
  • Closed Sales - Decreased 11.2% for October 2016 in which the number of units closed was 183 compared to 206 in October 2015 with a decrease in cash sales of -24.4% compared to October 2015.
  • New Pending Sales - Down 42.9%.
  • New Listings - Also decreased 17.7%.
  • Median Sales Price for Townhomes/Condos - Up 8.9% to $147,000 compared to a year ago, which was $135,000.
  • Months Supply of Inventory - Up 3% to 3.4 months compared to 3.3 months in October 2015.
  • Traditional Sales - Down 3.9% with a median sales price of $152,000.
  • Foreclosure/REO Sales - Down 63% with a median sales price of $70,501.
  • Short Sale Closings - Down 100%, with a median sales price of $147,500.
For information on buying a home in Melbourne, Florida, call or text me at 321-693-3850. 

agent@moving2brevard.com

Brevard County, Florida Single Family Home Market Summary October 2016

Presented below is a summary comparison of the Brevard County, Florida single family home market for October 2016 compared to October 2015. 
  • Closed Sales - Decreased 3.9% in October 2016 with 714 closings compared to 743 in October 2015.
  • New Pending Sales - Down 25.6%.
  • New Listings - Decreased 21.5%.
  • Median Sales Price for Brevard Single Family Homes - Up 16.6% to $190,000 compared to a year ago, which was $163,000.
  • Months Supply of Inventory - Lower by 14.3% at 2.4 months compared to 2.8 months in October 2015.
  • Traditional Sales - Increased 4.9% with a median sales price of $199,500.
  • Foreclosure/REO Sales - Down 53.8% with a median sales price of $133,250.
  • Short Sale Closings - Also down 55% with a median sales price of $100,000. 
For information on buying a home in Melbourne, Florida, call or text me at 321-693-3850. 

agent@moving2brevard.com

Saturday, November 19, 2016

Rockledge, Florida Home for Sale - $169,000 - 3/2/2


agent@moving2brevard.comRockledge, Florida home for sale - $169,000.  1977 built, concrete block stucco, three bedrooms two bath two car garage, roof 2015, new carpet, renovated bathrooms and more!   

Newer insulated garage door, opener, knock down ceiling finish (no popcorn!), new interior doors and more!






Wednesday, November 16, 2016

Central Florida Vacant Residential Lot For Sale - 1.4 acres $57,000

This vacant lot in Grant, Florida (south Brevard County) near Melbourne is being offered for $57,000.

Located off Goldrush Avenue this 1.40 acre lot has a man made pond/lake at its rear and is zoned for residential.

Build your home where your neighbors are not right next door!   Easy access to major routes with Melbourne and Palm Bay both 10 minutes away!

Assigned elementary school: Sunrise, Middle School: Stone; High School: Bayside High (Palm Bay).  Recommend school assignment zones be verified before purchase/offer.

See property information at the Brevard Property Appraiser website. Parcel ID 29-38-32-00-00357.0-0000.00, Tax Acct 2958077.  Note the data in the Property Appraiser site states 0.9 but office has confirmed the map view which indicates 1.40 acres is correct.

View this property on the Multiple Listing Service (MLS).

For information on this property on homes for sale in Brevard County. Florida, call or text me at 321-693-3850.


Tuesday, November 15, 2016

Heritage Isle in Viera, Florida - 55+ Community Market Report November 2016


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, November 15, 2016.

What is currently for sale in Heritage Isle?

Currently there are twenty-one homes for sale in Heritage Isle with list prices ranging from $230,000 to $445,625.   All of these properties are standard sales with construction from 2006 through 2016.

All are single family detached homes except for the lowest priced property which is a half duplex unit.   Median listing price of all the homes for sale in Heritage Isle is about $275,000. 

Most of these properties are in the 2,000 to 2,600 sq. ft. (under air conditioning) range with two car garage (a few have three car garages).

There is also one condo unit listed (2 bedroom 2 bath) priced just above $200,000 which is pretty optimistic since the last five condos sold in Heritage Isle sold for prices in the $155,000 to $166,000 range.

Currently there are eight single family homes and one condo under contract awaiting closing.

What has recently sold in Heritage Isle?

Over the past six months there have been thirty two single family homes sold in Heritage Isle.  Since October 1, 216 there have been five properties sold in Heritage Isle.  Selling prices ranged from $275,000 to $433,175.

All of these sales were standard sales (extracted from Brevard MLS system) and included:
  • 7107 Broderick Drive - 2005 built 3 bedroom 2 bath 2 car garage home with 2,006 sq.ft. sold for $275,000.
  • 7148 Broderick Drive - 2005 built 4 bedroom 3 bath 2 car garage with 1,988 sq.ft. sold for $300,000.
  • 7010 Abbeyville Road - 2010 built 3 bedroom 2 bath 2 car garage with 2,300 sq.ft. sold for $322,000.
  • 6938 Toland Drive  - 2016 built 3 bedroom 3 bath 3 car garage home with 2,615 sq.ft. sold for $410,470.
  • 6878 Toland Drive - 2016 built 3 bedroom 3 bath 3 car garage home with 2,615 sq.ft. sold for $433,175.
Read more about these three age restricted communities in central Brevard County, Florida  as well as about the differences between the 55+ communities of Viera

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

agent@moving2brevard.com



Monday, November 14, 2016

Home Seller Tips: Should Your Agent Have an Open House?

Although open houses are not the most effective way to sell a home many sellers want their real estate agents to conduct open houses.   After all, an open house can be a key component of any agent's marketing plan.   Many for sale by owner sellers hold open houses as well.  When  you conduct an open house you really don't know most of the strangers who enter your house or condo.

An open house invites complete strangers into the seller's home.  Sellers must take a proactive approach to protect themselves when selling.  While most agents attempt to keep an eye on customers when showing a house they can be distracted.

So what can a seller do?  This is not an all inclusive list but hopefully will be helpful.
  • Put away valuables. Small cameras, tablets, laptops, jewelry, money.
  • Put away or remove personal documents.  This includes bank and credit card statements, passports, birth certificates, etc. Think identity theft!
  • Put away or lock up firearms. There may be small children or theft!
  • Put away medications (and alcohol!).  
  • Take the pets out for a walk.
  • Remove trip hazards. You don't need to be sued!
  • Never let strangers in your house - even if it is a real estate agent if the office has not notified you of a showing.
Still, not every visitor to your home during an "open house" is a prospective buyer.  Some of these open house visitors may just be... 
  • Out for a drive.  I recently had a very nice couple stop by during my open house.  Asked about what they were looking fro they chirped almost simultaneously "The weather was so nice we just wanted to get out for a drive!" 
  • Casing the premises.  OK this is not he literal casing as in "nefarious intentions" but rather just nosy neighbors.  
  • Curiosity.  Just Saturday I had a lady come by who proudly stated she "watched a lot of HGTV and wanted to see what the seller had done."  The seller proudly showed off the house while I sat to the side in amazement!
  • Poorer than a church mouse.  No ability to purchase, with a recent foreclosure, thinking about purchasing in a few years, they just wanted to look.
  • Thinking about selling.  Scouting the competition some folks want to see what others are offering in the neighborhood.
The above "characters" stopped by recent open houses I conducted in Rockledge, Florida. 

Still, not every property is suitable for an open house.   The property location may not be convenient to major traffic.  Its price point may be too high (or low).  The  property may not show well (fixer upper).  Perhaps the circumstances of the sale (illness, death in the family), have created additional barriers (absentee owners, for example).

Still, if an open house is scheduled, preparation is key.

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

agent@moving2brevard.com

Thursday, November 10, 2016

Who pays the real estate agent?

Many renters and buyers do not have a clear understanding of who pays the real estate agent.  Until I bought a home I had no clue.

So who pays the buyer's real estate agent?

This post explains the most common "payment" arrangements in the Brevard County Florida real estate market.  

It is actually pretty simple....
  • If you are looking for a rental property that is listed in the Realtor's multiple listing service  (MLS), the owner pays the "renter's real estate agent," not the renter.
  • If you are the buyer of a property that is listed, the seller pays your buyer's agent.  [Even if you are interested in a for sale by owner (FSBO), your agent may be able to negotiate the seller paying their fee.]   In this case, do not approach a seller if you have an agent, let them contact the seller first. (Inexperienced buyers should use caution when considering buying a home without a real estate agent). 
  • If you are the seller of a property, you will be paying your seller's agent and the buyer's agent unless you choose to go it alone. However, there is no set (standard) fee.  Real estate professional fees- as most every thing in real estate -  are negotiable
If you are considering any transaction involving real estate, call a real estate agent and discuss the process and cost.

If you are buying or renting a home in Brevard County, Florida, call (or text) me at 321-693-3850 or send me an email  Its free! 

If you are considering selling your Melbourne or Viera, Florida home, call (or text) me as well. 

Waters Realty of Brevard  - where the real estate fee is negotiable and the service is always professional!


Monday, November 07, 2016

What Did $200,000 Buy in Brevard County, FLorida in October 2016?

What did $200,000 purchase in October 2016 in Brevard County, Florida?  The below sales were extracted from Brevard County MLS system.
  • 1130 Worcestor Way (Viera) - 1,618 sq.ft. 2003 built single family detached home with 3 bedrooms 2 bath 2 car garage.  Selling Price: $200,000
  • 2924 Brandywine Circle (Titusville) - 1,952 sq.ft. 3 bedroom 2 bath 2 car garage single family detached home built in 2004.  Selling Price: $200,000
  • 808 Tavernier Circle NE (Palm Bay) 2,059 sq.ft. 2006 built 3 bedroom 2 bath 2 car garage single family detached home.  Selling Price: $199,500
  • 461 Loxley Court (Titusville) - 4 bedroom 2 bath 2 car garage 2014 built single family detached home with 1,822 sq.ft. under air.   Selling Price: $199,500
  • 4260 Caparosa Circle (Melbourne) -  3 bedroom 2 bath 2 car garage single family detached   home built in 2001.  Selling Price: $197,000
  • 229 Cedar Ave (Cocoa Beach) - 4 bedroom 3 bath 2 car garage single family detached home with 1,996 sq.ft., built in 1957, short sale.   Selling Price: $200,000
  • 3420 Pine Street (Cocoa) - Located on 1 acre, 1,620 sq.ft. 1983 built 3 bedroom 2.5 bath 2 car garage (detached) with in-ground pool.  Selling Price: $200,000
  • 325 S Banana River Blvd Unit 304 (Cocoa Beach) - 1983 built 1,079 sq/ft/ condo with 2 bedrooms 2 bathrooms, detached 1 car garage. Selling Price: $200,000
  • 43 Arthur CT (Satellite Beach) - 3 bedroom 2.5 bath 1 car garage townhouse with 1,771 sq.ft. under air. Selling Price: $200,000
For information on homes for sale in Florida call or text me at 321-693-3850. 

agent@moving2brevard.com
 

How to Start Your New Florida Home Search

There are two key steps to the home search.  Sure there are lots of steps in the process but the beginning point is key.

The first step... ability to purchase.  I have heard it said only once in the past thirteen years that"money was no object."  By the way, it was. 

Buyers always start with a budget in mind - even the most wealthy!

Prospective home-buyers, especially those relying on a mortgage, must begin with the budget established.  While there may be some room to modify it somewhat later its good to have a starting (and ending point) in mind.

Getting a budget established begins with a mortgage pre-approval.  Contact a local mortgage lender.   The mortgage pre-approval involves placing application, providing documentation of earnings, etc and having your credit history, income and current obligations reviewed.  All you have to do once a pre-approval is accomplished is find the property that meets the budget and loan type. 

The second step is to identify the primary area for your home search and finding a local real estate agent who knows the area.   Your real estate agent will assist in the process by helping you identify your needs and priorities.  Then your real estate agent will provide listings of active properties meeting your needs.

The key point here is identification of the area.  It is often fun to search the internet for a house based on price, size, age etc.   And while the price may be right, the age and size correct, then neighborhood may be totally disqualifying,

Begin your search within specified location limits.  Then rely on your agent for suggestions to location changes, if needed.  A good house in a bad location is not really a good house!

Here are some additional articles on the home buying process:  
Ready to buy a home in Melbourne, Florida?  Call or text me at 321-693-3850 if I can help!

agent@moving2brevard.com

Thursday, November 03, 2016

Selling Your Home: Expect Prospective Buyers to Be Informed.

If selling your home remember this number one rule for selling.... your prospective buyer will likely be a well informed informed consumer.   

Fancy packaging will not fool anyone.  Packaging and pricing must reflect 
  • condition.
  • location. 
  • competition....
Prospective buyers have access to an overwhelming amount of information.    Granted, much of it is not accurate.  

But, if they have a local knowledgeable Realtor they will have the most current market data.

Ready to sell your Rockledge, Florida home?  Call or text me at 321-693-3850.

agent@moving2brevard.com

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