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Thursday, December 28, 2017

Permits are not optional.....especially when selling!

No matter how much of a handyman you fancy yourself there is one rule to keep in mind:  Permits are not optional!

It is not necessarily about quality as much as it is about safety.   Folks are licensed for a reason.  It acknowledges minimum education level as well as creates a liability.

When most buyers go into a house they are often focused on the the big picture. The wow factors...the layout, overall appeal, etc.

A good buyer's agent needs to enter the property with an eye toward what may be an issue - whether disclosed or not.  (This holds true as well for a good seller's agent.)

While very few real estate agents are property inspectors or possess a contractor level knowledge there is a basic level of responsibility that comes with being a real estate agent.  There is nothing more "weaselly" than to read an MLS entry where the agent that states buyers must verify all the information provided as it is not warranted.  While all information should be verified this little statement does not absolve an agent or an owner from disclosing known issues that impact value.

There will be records (permits) that disclose when something more than basic was done to a property.  The records will reflect if the final inspection occurred

Occasionally I see MLS entries where the agent comments that the "tax records do not reflect"  whatever.... To me this is a red flag! 

As a seller's agent I recommend the issue be resolved before listing the property for sale.   If you are thinking about selling your home and have done some un-permitted work - fix it now before the deal falls through!

Accurate permits and complete disclosures as we well as professional property inspections are critical.

Your real estate agent will guide you along a path to minimize he chance you will inherit a problem to deal with one day when it is time to sell the home.


Thinking about buying a home in Viera, Florida?  Call or text me if I can help in any way! 



agent@moving2brevard.com

Monday, December 18, 2017

Homes For Sale 55+ Communities Melbourne, Florida - Pine Creek Subdivision

There is always a reason for the list price.  If it is low, there is a reason. If it is high, there is a reason.  This article discusses homes for sale in the Pine Creek development in Melbourne, Florida.

Pine Creek is a highly desirable newer (all built from early 2000s)  gated 55+ community located just off Eber Road in Melbourne.   

Pine Creek is only a short drive from major shopping areas, medical facilities, golf courses and much more.  With easy access  to I-95 and US1 it is just a short drive to anywhere in Brevard County!  
 
The lowest priced home in the gated 55+ Melbourne, Florida community of Pine Creek is listed for sale at $195,000.

I am the listing agent for the home located at 3613 Osceola Drive, Melbourne, Florida.


Why is this property the lowest priced home for sale in the gated 55+ Pine Creek subdivision?
Because the price reflects the age, location (proximity within community to facilities), seller motivation and market. 

The house located at 3613 Osceola Drive is perfect for someone downsizing.  It has 1,335 square feet under air .  It offers two bedrooms (with another office), two bathrooms and a two car garage.  It has accordion hurricane shutters (some electric).  It was built in 2003 and is all electric.

What other homes are for sale in Pine Creek?

There are four other homes for sale in the development.  The list prices for these range from $204,900 (another two bedroom unit) to $260,000.  The other three listings are all over 2,000 sq.ft. under air (3/2/2/) and priced from $245,000 to $260,000. 

Why are these properties priced so high? 
First, most are larger.  Some may be located on the pond.  Regardless, there is a reason I am sure.

If you are considering a 55+ community in Florida take a look at Pine Creek.  The association fees are a very reasonable $500 per quarter.  The amenities are appropriate for a community of this size (pool, fitness area, clubhouse).

Give me a call or text at 321-693-3850 for information on homes for sale in Pine Creek development in Melbourne, Florida or any of the other 55+ communities in Viera, Florida.

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agent@moving2brevard.com
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Here are a few posts that discuss the 55+ communities in Melbourne, Florida:

If you are considering a move to Brevard County, Florida, here are some articles which may also be helpful.


Wednesday, December 13, 2017

Rockledge, FL - House For Rent $1,400 - 3 BR 2 BA 2 Car Garage


Available now in Rockledge, Florida home for lease - one year term $1,400 a month.

 
Three-bedroom two-bath two-car garage home in Huntington Lakes subdivision - only $1400 a month.  
Neighborhood Scene

This ideal location is near public parks, convenient to excellent schools, shopping, restaurants and medical facilities.   With easy access to I-95 and US1 this location is great for commuters.  This 1706 ft.² home was built in 2005 and is move-in ready now.  

Laundry room but washer/dryer not provided.

The master bathroom features a separate tub and shower. The master bedroom has a large walk-in closet.  At the front you will find an office area off to the right and an open living and dining area.

The kitchen features a large bar as well as space a breakfast area. Screened in back porch is tiled and offers privacy. There's a sprinkler system on well water while the house itself is on city water. All bedrooms except one have laminate flooring while kitchen,  bath  laundry room and office have ceramic tile.

The owner requests no smoking in the house as well as no pets.  One year lease only.  Good credit necessary.

Again 1224 Serengeti Way in Rockledge, Florida available now for immediate occupancy.

Please call me at 321-693-3850 or send me an email if you have questions.   Move-in requires first and last month's rent plus a security deposit of $1000.



agent@moving2brevard.com

Tuesday, December 05, 2017

Homes For Sale in Viera, Florida's 55+ Communities - December 2017

The planned unit development of Viera offers buyers 55+ of age the choice of four age restricted developments.  While all of these communities are age restricted they are all different when it comes to amenities, age of construction and monthly fees.

While the major characteristic most buyers focus on is the home price followed closely by the monthly fees these communities should all be visited because there are subtle differences to the lifestyle at each.  And when it comes to 55+ communities it is the lifestyle that matters most when decision time comes!

What is currently for sale in Viera's 55+ communities?

There are currently forty single family homes for sale in Viera 55+ gated communities.  Broken down by community these include:
  • Grand Isle - six homes,
  • Heritage Isle - sixteen homes,
  • Indian River Colony Club (IRCC) - eighteen homes.
List prices run from $135,000 to $429,900 with a breakdown of list price by community as follows:
  • Grand Isle - $242,00 to $409,900,
  • Heritage Isle -$254,900 to $429,900,
  • Indian River Colony Club (IRCC) - $135,000 to $284,000.
There are also homes for sale in the new 55+ community of Bridgewater at Viera with list prices from about $240,000 to around $380,000.

Here are several articles about the 55+ Communities in Viera, Florida.
Here are a few more general home buyer articles whether looking for a 55+ community or anything else!

For information on buying a home in one of Brevard County, Florida's exclusive 55+ communities please call or text me at 321-693-3850.

agent@moving2brevard.com

Friday, December 01, 2017

Should You Sell Your Home During Christmas?

For most folks the Christmas season is one of the busiest times of the year with traveling, visitors, shopping for gifts, decorations, parties, children's school programs and you name it going on.

Although time is limited if you are considering selling your Viera, Florida home the holiday season is still one of the best times to put it on the market.

The most compelling reason to sell your Brevard County home now is the 2017 market still favors sellers while 2018 is an unknown.  Buyers are still competing with one another resulting in multiple offers with increasing prices for move in ready homes in the most desirable neighborhoods.

We all know selling your home disrupts your lifestyle.
 
Some may not not want the "hassle" of having showings scheduled and strangers romping through their home with gifts everywhere. I completely understand.
 
But there are ways to work around these interruptions such as restricting showings to specific hours or days?
 
Buyers are out there during the holidays out of necessity.

Buyers shopping for a home in December are serious buyers - not casual lookers taking a break from the local mall traffic. For those facing a job transfer at the end of the year, the holidays create an added challenge to an already stressful season.

But what if I don't want to move during the holidays? 
 
Most closings take 30-45 days from the contract date to close. Even if you get a buyer in December the likely closing date will be the middle to end of January. Besides, the seller and buyer must agree on a closing date as part of the contract process.
 
Still, if the holidays are not a good time to sell consider spending some time getting your home prepared for the market and be ready to go in early January?

If you are considering selling your Viera home in 2018 lets get moving. Call me at 321-693-3850 if I can help in any way.

agent@moving2brevard.com

Image courtesy of radnatt at FreeDigitalPhotos.net

 

2018 is Coming But Is Waiting to Sell Your Home a Gamble? Is Waiting to Buy a Gamble?

Humans by nature can see the same thing and interpret it completely different.  Think about the times eyewitness testimony has been dis-proven.   The same can be said about the real estate market.

Seller often see their homes as being much more valuable than the listed price while buyers view the same house as worth much less than the list price. 

When it comes to real estate there are three truths:
  • Sellers look for reasons to get more for their house while buyers look for reasons to pay less for a house.  
  • The current real estate market sets the real value for today - not next year. 
  • Housing values and interest rates for next year are an unknown.
So as 2017 nears an end the question becomes should a buyer make the move now or see what happens?   Inventory relief is the phrase I read this morning.   The article I just reviewed said 2018 will see prices level off and begin to favor buyers.

If one is a buyer then this sounds positive because recent tight inventories have caused some buyers to panic.  With the strong competition in the current market some buyers have been swayed to loosen their contract offers by relaxing are some inspection clauses and contingencies.  In some areas/neighborhood buyers have even made offers on properties they have not yet viewed.

In some markets the competitiveness of buyers has caused sellers to set unrealistic prices in hopes of negotiating downward a bit but still selling for a windfall.  While this strategy sounds good it could back fire as a house sits on the market. 

If one is a seller then inventory relief should send a signal that selling may become more challenging in 2018.  To motivated sellers I say set a decent price now and don't let the market catch you sitting and hoping!

As for buyers I say let your circumstances guide your decision making.  DO not get caught up in the frenzy or emotions of the moment. 

The great unknown is the cost of money.  Interest rate increases have a far greater long term impact on a home purchase than a small increase in home price.

So what should a prospective buyer or seller do as 2017 ends?

Trust yourself.  Seek the guidance of a mortgage expert or local real estate expert.  Consider their advice but trust yourself.  You know your circumstances.  You know your goals. 

Only you understand your risk tolerance. 

If you are considering selling your Viera, Florida home, lets talk.  Buyers shopping for their new Viera home in December are serious buyers!  Call me at 321-693-3850.

agent@moving2brevard.com

 

Thursday, November 30, 2017

Brevard County, Florida Real Estate Market Summary October 2017 vs. October 2016

Here is a quick recap of the Brevard County single family home market for October 2017 compared to October 2016:
  • Closed Sales are down -2.8% for October 2017 with 694 units closed compared to 714 in October 2016 with a decrease in cash sales of -14% compared to October 2016.
  • New Pending Sales are up 33.2%.
  • New Listings are up 15.3%.
  • The Median Sales Price for Brevard Single Family homes is up 2.6% to $195,000 compared to a year ago which was $190,000.
  • Months Supply of Inventory is up 12.5% to 2.7 months, an increase from 2.4 months in 2016.
  • Traditional Sales are down -2% with a median sales price of $200,000.
  • Foreclosure/REO Sales are down -9.5% with a median sales price of $120,500.
  • Short Sale Closings are down -33.3% with a median sales price of $165,000. 
Here is the summary report for the Brevard County townhouse and condo market for October 2017 vs. October 2016:
  • Closed Sales are up 5.5% for October 2017 in which the number of units closed was 193 compared to 183 in October 2016 with an increase in cash sales of 7.5% compared to October 2016.
  • New Pending Sales are up 51.8%.
  • New Listings are up 18.7%.
  • Median Sales Price for Townhomes/Condos is up 8.8% to $160,000 compared to a year ago which was $147,000.
  • Months Supply of Inventory did not change (3.4 months).
  • Traditional Sales are up 7% with a median sales price of $160,000.
  • Foreclosure/REO Sales decreased -20% with a median sales price of $125,163. 
  • Short Sale Closings were unchanged with a median sales price of $64,000 in October 2017.
Ready to buy or sell a home in Melbourne, Florida?  Call or text me at 321-693-3850 for help.

agent@moving2brevard.com
 

Wednesday, November 29, 2017

Best Deal on a Home For Sale in Florida 55+ Community - Melbourne, Florida

I had a caller a couple of days ago inquiring about the 55+ communities in Viera, Florid.  Specifically he was asking about Heritage Isle and Indian River Colony Club.  After a discussion about the higher than desired monthly fees (about $300 in Heritage Isle. $800-$1,000 in IRCC) he decide that the fees were too high.  I suggested he look about 15 miles further south in the Melbourne, Florida area.

Specifically I suggested  he consider my listing at 3613 Osceola Drive in the Melbourne gated 55+ community of Pine Creek.  

This particular home is ideal for someone looking to retire to Florida or just become seasonal residents (snowbirds!).

It is a two bedroom two bath two car garage home is offered for only $195,000.   The house next door just sold for $213,000.

The gated , very desirable Pine Creek community is located just off Eber Road and is only a short drive from major shopping ares as well as allowing easy access to I-95 and US1.

Within the community this home is close to the club house and community pool (across street about 200 ft away!)  See on map at bottom of this post.

With association fees at $500 a quarter the lawn maintenance and exterior maintenance is included [REVIEW HOA DOCUMENTS TO VERIFY WHAT IS COVERED BY DUES].

This concrete block stucco home offers an open floor plan with high ceilings  with 1,335 sq.ft. under air.  With accordion style  hurricane shutters all around (some electric) getting ready for the rare storm is no problem!

The best selling point for grabbing this home now is "Why buying the lowest priced home in the neighborhood is the smartest move!"
 
If you are looking for a home in a Melbourne, Florida 55+ community consider the reasons noted above and the recent sales... then call me at 321-693-3850.


Here are a few posts that discuss the 55+ communities in Melbourne, Florida:
 

Thursday, November 16, 2017

Moving to Florida - Every Market is Unique.

I read an article this morning that began with four critical words about real estate whether buyer or seller... Every market is unique.

Coincidentally I also had a call regarding a home for sale in a Melbourne, Florida 55+ community.  This particular caller "felt" the price was high considering the prices for similar homes "back home."

His use of the words back home reminded of a comment I heard about ten or so years ago..."ain't how we do it back home."

I  advised the caller I could not discuss home prices "back home" since I am a Florida real estate agent and know the local Brevard County real estate market.

When looking for a new home, whether in Melbourne, Florida or wherever, expect changes.
  • Expect changes in customs and procedures related to the purchase process.  In this area this is especially true with the closing process.  In some ares of the country real estate closings are done almost exclusively by attorney offices.  In Brevard County the primary provider for real estate transactions are title companies.  Another difference in Brevard County is it is customary for the seller to pay for the buyer's title insurance policy.
  • Expect changes in property prices. Every market is unique.   Even within different parts of the county the prices vary greatly.  Want to live on the "island" or beach side?  Expect to pay more.
  • Expect changes in the cost of property taxes and insurance.  Both of these are very specific to zip code/location.
Because every market is unique it is critical buyers choose a local knowledgeable real estate agent.  Choose an agent who knows your specific area of interest.  Choose an agent you are comfortable talking with and who is available when you need them.

Moving to Brevard County, Florida?  Call me at 321-693-3850 and lets discuss your specific needs.  I may be the right agent for you....and if not I can refer you to someone better able to meet your needs.

agent@moving2brevard.com


Tuesday, November 14, 2017

Selling Your Home: Is Feedback a Waste?

The topic of feedback is a universal one that every home seller asks about at some point. The question often comes up during the listing interview/process.   If not then, it will likely show up once prospective buyers begin to view the property.

Some sellers are so anxious for feedback they will accompany prospective buyers while they view the house asking for opinions the whole time.  This is not something I recommend if a seller wants to sell their home!

Can feedback be a buyer's prelude to a forthcoming offer?   I have seen this a few times over the years where the negative comments are dished out.   In many cases the listing agent can tell that the buyer's agent is setting the seller up (or seller's agent) up for a low ball offer.   Plant the seed, reap the harvest later is the strategy!

And then some serious buyers will not offer any feedback as they want to disguise their interest.  Interest shown is viewed by some as showing their cards.  Of course when the market favors sellers as in the current Brevard County market then this is not necessarily a prudent strategy.

Is feedback ever useful to a listing agent?  

Most listing agents want feedback fro two reasons.  The first reason is their clients (sellers) expect it.  Again, even if not useful most sellers want feedback.  What do I consider useless feedback?  This is he time wasters like  "shows well, thanks."  "Looks good, not interested."  "Priced right, still looking!"

Still some feedback is useful.  This is the feedback that supports an agent's position although sellers have been resistant.  These are  the constructive comments such as "price too high," "too cluttered, not enough open space,"  "needs paint" and the like.   Yes, negative feedback can be useful.

What is the best type of feedback?  An offer!  Even if an offer fails to be negotiated, a realistic offer means the price was competitive for the market, location and condition. 

Sellers remember this: You do not control the price....the market does.

Should you as a buyer offer feedback?  By all means... if it is constructive.

Ready to sell your Viera, Florida home?  Call or text me at 321-693-3850 if I can help.

agent@moving2brevard.com

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Friday, November 10, 2017

Buying a Home - Don't Sabotage Your Deal!

The home buying process is fraught with risk and uncertainty.   There are some things a buyer can't control such as:
  • home inspection results.  While the general condition should be apparent and any problems disclosed by the seller, things can show up during the inspection. 
  • appraisals can't be controlled.  If the buyer's agent has done their homework and the offer approached with a sense of reasonableness then this should (hopefully) not be an issue. 
Still, a buyer should avoid anything that may sabotage their deal!

What can a prospective home buyer do that could put their home purchase in jeopardy?  Well, unless it is a cash purchase, simple "life choices" can create problems.

What are some "don't" events that can jeopardize a real estate closing?
  • Don't quit your job. Changes in employment are real risky.  Discuss with your lender up front if there is a job transition occurring in the near future (before closing on your home).
  • Don't buy a car or boat.  Major purchases, especially if financed, create potential issues with available cash reserves and debt to income limits.  Also, depending on credit score it could be a bad move!
  • Don't apply for a credit card.  Think credit score and debt!
  • Don't charge anything.
I like to put it this way when my buyer clients start shopping for a new home and especially once their contract is in place:  Once pre-approved for a mortgage don't do anything except eat, sleep, pay bills on time, go to work, got to church or whatever until closed!

Buying a home requires your finances (savings, income, taxes) and employment to be an open book.  Don't hide anything.  Don't change anything.

Ready to buy a home in Viera, Florida?  Call or text me at 321-693-3850 if I can help!

gwatersc21@aol.com

Thursday, November 02, 2017

Real Estate Market Summary Brevard County, FL 3rd Quarter 2017

Presented below is a summary report of the Brevard County, Florida real estate activity and market for the third quarter of 2017 compared the same quarter a year ago.

Summary of the Brevard County Residential Market for Q3 2017:

  • Closed Sales - down -3.4% for Q3 2017 with 2,528 units closed compared to 2,617 in Q3 2016. There was also a decrease in cash sales of -11.7% in Q3 2017.
  • New Pending Sales - decreased -9.6%.
  • New Listings - increased 1.3%.
  • Median Sales Price for Brevard Single Family homes - climbed 11.7% to $220,000 compared to a year ago which was $196,950.
  • Months Supply of Inventory - grew 12% to 2.8 months from 2.5 months in 2016.
  • Traditional Sales (Fair Market) - dropped -0.6% with a median sales price of $221,620 although my guess is Hurricane Irma had some impact.
  • Foreclosure/REO Sales - down -41.8% with a median sales price of $135,000.
  • Short Sale Closings - also down -41.9% with a median sales price of $180,000.
Summary of the Brevard County Townhouse/Condo Market for Q3 2017:
  • Closed Sales - down -6.1% for Q3 2017 in which the number of units closed was 626 compared to 667 in Q3 2016, with a decrease in cash sales of -21.3% compared to Q3 2016.
  • New Pending Sales - dropped -12.9%.
  • New Listings - up 0.8%.
  • Median Sales Price for Townhomes/Condos - up 8.8% to $160,000 compared to a year ago which was $147,000.
  • Months Supply of Inventory - did not change (remained 3.4 months).
  • Traditional Sales (Fair Market Sales) - down -3.8% with a median sales price of $162,000.
  • Foreclosure/REO Sales - decreased -37.5% with a median sales price of $115,000. Short Sale Closings - decreased -62.5% with a median sales price of $329,500 in Q3 2017.
For information on buying a home in Melbourne, Florida, please call or text me at 321-693-3850.

agent@moving2brevard.com

Wednesday, November 01, 2017

Why Buying The Lowest Priced Home in the Neighborhood is the RIGHT MOVE - Pine Creek Development in Melbourne, FL Home For Sale

When it comes to buying a home there are a few things smart buyers should avoid including
  1. buying the largest house in the neighborhood. 
  2. buying the most expensive house in the neighborhood. 
  3. buy an over-improved house.
 Why would any of these become a problem?

When it comes to value the largest home's value will be held back by the neighboring homes.  And although it should not be considered a primary investment most home buyers look at their home as an increasing asset over time.

As for the most improved home in the neighborhood the gamble is the other homes will gain improvements and value.

As an owner you will want to personalize and make some changes.  While these improvements as well as maintenance necessities will add value the most important consideration is they are your choice.  

More importantly, most homes will  be sold in the future and it will always be easier to sell a home that is not the biggest and highest priced.

In the end it is the location that can't be changed so I encourage buyers to consider the the mid value and under in a neighborhood when looking at homes. 

So why did I discuss the reasons to look at the lower end priced homes in a neighborhood?  Because here is the best deal in the 55+ gated community of Pine Creek in Melbourne, Florida!
There are two active listings in Pine Creek priced at $198,000 and $263,000.  There is one under contract priced at $230,000.

Recent sales (over the past six months) were reported at $263,000. $262,400 and $234,200.

The home listed at $198,000 is located at 3613 Osceola Drive (property under contract is next door listed at $32K more).

The 3613 Osceola Drive home is a two bedroom two bath two car garage 2003 built home with 1,335 sq.ft. under air.  Don't let the sq.ft. scare you as the open design and high ceilings give the impression of much more space.   Besides, when one is downsizing is all that extra space really necessary?

This home's location within the community is a big positive because it is close to the club house and community pool (across street about 200 ft away!)   

With association fees at $500 a quarter the lawn maintenance and exterior maintenance is included [REVIEW HOA DOCUMENTS TO VERIFY WHAT IS COVERED BY DUES].

If you are looking for a home in a Melbourne, Florida 55+ community consider the reasons noted above and the recent sales... then call me at 321-693-3850.


gwatersc21@aol.com

Friday, October 27, 2017

Choosing Your Brevard County, FL Real Estate Agent, Mortgage Lender and Other Providers when Buying or Selling a Home

If a person does not buy and sell a home often then familiarity with the process and providers is less likely

Just the simple process of choosing a real estate agent requires research in some degree whether Internet searches, signage viewed or even inquiry to others.  How one chooses a real estate agent can vary greatly although my opinion is personal referral is probably most reliable.

But what about the other providers involved in a real estate transaction?

The first provider that needs to be consulted (after choosing a Realtor) is the lender.  In Brevard County, Florida I get asked frequently which lender I recommend.  

During my fifteen years experience I have seen some lenders who work better with some types of buyers/loans.  And lately there has been one online lender that has provided tremendous service.

I also have had personal experience with several Brevard County, Florida financial institutions including banks, credit unions and mortgage brokers.

Do I have some Brevard County lenders who are not on my "go to" list?  Like most real estate agents with more than a few closed transactions I certainly do.  While I don't volunteer these up front I will share when asked directly.

There are other providers in the real estate transaction where buyers seek direction including survey company, property inspectors and insurance companies.

Two of these are pretty straight forward - surveys and insurance.  

Survey companies are dealing with verifiable facts and insurance companies have rates  even with some variance (although specific influences like structure, credit, etc can vary between companies).

My experience with property inspection companies has varied greatly.   When listing a property I have no say so on he particular inspection.  But experience has demonstrated how smooth things will go!  When I work with buyers I provide a list of inspection companies as well as advise further research. 

Do I recommend a specific company?  Not really.  I will offer who most of customers use and who I have personally used.

The most important player in your home purchase process is the real estate agent selected.  Experience and local knowledge should be the major factors.  That local knowledge should also include a network of local providers to help make the process of buying a home as pleasant as possible.

The key point:  I like to tell buyers that a house is priced low for a reason.  The same goes for other services.  The cheapest is not always the best.

Ready to buy or sell a home in Melbourne, Florida?  Call or text me at 321-693-3850. 
agent@moving2brevard.com

Monday, October 23, 2017

Home Seller Tips: Your Price reflects this...and Not this....

I received feedback on one of my listings recently and it was very short.... “needs too much updating.”  While I do not necessarily agree with this assessment I understand something which is much more important.

This person has an unrealistic expectation for properties in this price range.

A home's price is a reflection of multiple factors.

Foremost among these characteristics is its condition.

Beyond condition the price is impacted by the very important, unchangeable characteristic - location.  Who has not heard those words about real estate and location?  It is a simple truth.  You can not change the zip code!

What are some of the other factors impacting a home's price?
  • Seller motivation.  Is one testing the waters or really desirous of selling? 
  • Circumstances.
  • Competition.
Notice the above comments do not include several other factors seller's want considered heavily when deciding a listing price:
  • What was paid plus any maintenance/updates. Buyers expect a home will be taken care of by the seller.  (If not, then the factor is consideration under condition mentioned above). 
  • What the neighbor got for their house (Although its condition, price, date of sale, circumstances, similarities, etc. may be used as a factor with the generation of comparables).
  • Incentives to other real estate agents.  (The incentive should focus on the buyer.)
Here are some related articles about pricing strategies to sell your home:
For information on buying a home in Rockledge, Florida (or Viera), please call or text me at 321-693-3850.


agent@moving2brevard.com

Sunday, October 22, 2017

Selling Your Viera Home: Does Offering Incentives Really Work?

A recent listing in the local MLS system included agent remarks (not public) stating that a "buyer's agent must bring buyer within 15 days and must pay full price to receive bonus."

The current Brevard County, Florida real estate market is a seller's market.  The median days to contract in August 2017 for single family homes was only 25 days (to close, 67 days).   

That simply means half the single family homes are under contract in just over three weeks.   If a property is is listed reasonably close to market then a buyer will arrive in short time.

So why offer a real estate agent an incentive (bonus)?

In the situation mentioned above the bonus offered is $1,000.  While that is not pocket change to me I don't see the incentive as a reason to automatically recommend a full price offer.

As for the above, if a full price offer was indicated by the comps, then what is the need for an incentive/bonus?

So do incentives work when selling your home?

Yes.....

 if they are offered to the buyer AND the incentive is built into the price.


Some buyers as well as real estate agents may interpret incentives as a sign of desperation.

As for closing cost assistance my experience has been that if a buyer does indeed need closing costs assistance it is often part of the offer any way so why give it way?  I have seen many times where sellers will include an incentive in the listing of "$XXXX flooring allowance (or whatever).

Why offer up discounts in the listing when any offer will take into consideration the issues when making an offer?

As for incentives I believe the best incentive is to price for condition, location, competition and seller motivation.  When a seller does that, an offer will come at a reasonable price in a reasonable time period.

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


agent@moving2brevard.com

Monday, October 09, 2017

Indian River Colony Club in Viera, Florida - Homes For Sale - Market Report October 2017

Presented below is a market summary for Indian River Colony Club, a gated 55+ community in Viera, Florida.

There is a noticeable price difference in home prices within IRCC and the other 55+ communities in Viera (Heritage Isle, Grand Isle)

It is important prospective buyers understand Indian River Colony Club is a private country club with an extensive maintenance program for each home.  Indian River Colony Club is a not-for profit corporation and not a homeowners association.  

The monthly fees are higher than the other 55+ communities because they include country club dues, club minimums and the extensive maintenance program for each home.   Read all about Indian River Colony Club here.

What is currently for sale in Indian River Colony Club?

Currently there are nineteen properties listed as actively for sale in the Brevard MLS system. All of these homes are offered as standard (fair market) sales.

List prices for these homes range from $135,000 to $289,000.  Most of these homes were built between 1988 and 1994 although there is one home that was constructed in 2017 (new construction is rare within IRCC).   Median listing price is $174,500.

Home sizes offered vary from a 1,179 sq.ft. 3 bedroom 2 bath 2 car garage home to 2,368 sq.ft. for a 3 bedroom 2 bath 2 car garage home. 

Properties in IRCC vary greatly in price based on numerous factors such as location (golf course direct, water, proximity to club house, etc), size and whether there has been recent/major updating or renovation.

There are also another five properties under contract awaiting closing.

What has recently sold in Indian River Colony Club?

Over the past six months there have been thirty two homes sold within the IRCC community. Sales prices ranged from $100,000 to $303,500.  All of these sales were reported as fair market sales in the MLS system.  Median sale price over the previous six months was $170,000.

More recently there were nine properties sold between September 1, 2017 and October 10, 2017 as reported in the MLS system. Sales prices ranged from $100,000 to $300,000 with a median sales price of $165,000.  Of the three highest priced homes sold a couple were built in the late 1990s as well as having major updates and renovation.  All nine sales were recorded as cash transactions


For information on Indian River Colony Club in Viera, Florida call or text me at 321-693-3850.   While there is a real estate office on site it represents sellers as in their is no dual representation in Florida.

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... and the peace of mind it offers!


agent@moving2brevard.com

Indian River Colony Club in Viera - Sometimes Peace of Mind is Most Important


Indian River Colony Club is a gated 55+ community in Viera, Florida.  But Indian River Colony Club (IRCC) is not just any central Florida 55+ development.

IRCC is a lifestyle.

I was speaking with a resident of Indian River Colony Club this past weekend and he related what he likes best about "Indian River".... the peace of mind it offers!

Read my October 2017 market report for Indian River Colony Club here.

First, a little background on IRCC and the 55+ communities in Viera, Florida.  Indian River Colony Club is one of three age restricted (55+) communities in the planned unit of Viera (located north of Melbourne, Florida).   Still, Indian River Colony Club is different from the other two communities (Grand Isle and Heritage Isle).
 
Founded in 1986 IRCC is a gated community of about 800 homes and features a lot of the benefits people are looking for when choosing a 55+ community in Florida including a 24 hour manned gated security entrance, a tremendous clubhouse and private 18 hole golf course.   

Of course there are many more amenities like tennis, heated pool, organized clubs, a chapel and much more. 
 
Indian River Colony Club offers retirement living in the best place in the world - near central Florida's beaches.   Orlando International Airport is about 45 minutes away, medical offices, VA Medical Clinic and the new Viera Hospital are nearby.  

Shopping and restaurants are convenient as well the Maxwell King Center for Performing Arts, cruise ships at Port Canaveral and much more! 
 
Here is the peace of mind the resident referred to in our conversation...  While the facilities offered are superb the a major appeal of Indian River Colony Club is  the worry free advantage of true maintenance free living.
 
While the IRCC community is older than the other 55+ developments older does not mean inferior as a large percentage of the homes in IRCC have been updated by the owners through the years!

For information on Indian River Colony Club in Viera, Florida call or text me at 321-693-3850.   While there is a real estate office on site it represents sellers as in their is no dual representation in Florida.

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... and the peace of mind it offers!


agent@moving2brevard.com



Friday, October 06, 2017

Grand Isle in Viera, Florida - Homes For Sale October 2017 - Gated 55+ Community


Typical style of Grand Isle Home
The gated Grand Isle  55+ community in Viera , Florida offers those looking for a gated, relaxed Florida lifestyle lots of choices in single family homes.  

With home sizes ranging from smaller two bedroom unit(1,500 sq.ft. range) to well over 3,000 sq.ft. there is something for anyone looking for their Florida retirement home.

Although smaller than the newer Heritage Isle community (west of I-95), Grand Isle offers a seemingly quieter community with equal access to shopping, golf, medical facilities and more.


Sample Style of Home Found in Grand Isle

What is currently for sale in Grand Isle in Viera?

Currently there are nine homes for sale in Grand Isle.  List prices range from $250,000 to $439,900.  Only three of the listings are over $296,000.  All of these homes are fair market sales.  Most of these properties are larger homes with only one under 2,011 sq.ft. (1,545 sq.ft. 2/2). 

The majority are 3 bedroom 2 bath 2 car garage homes in the 2,000 sq.ft. range.  All were built between 2001 and 2005.
 

What has recently sold in Grand Isle?

Over the previous six months there have been ten homes sold in Grand Isle.   More recently there were three homes sold in August 2017 


All of these transactions were standard sales. and included:
  • 1392 Keys Gate Drive - 2001 built 2 bedroom 2 bath 2 car garage home with 1,545 sq.ft. sold for $242,000.
  • 1574 Boca Rio Drive - 2004 built 3 bedroom 2 bath 2 car garage home with 2,009 sq.ft. under air sold for $262,000.
  • 1576 Grand Isle Drive - 2003 built 2,271 sq.ft. 4 bedroom 3 bath 3 car garage home sold for $308,000.
Since September 1, 2017 there has only been one home sold in Grand Isle.   

This property,located at 1585 Boca Rio Drive, was a 2,018 sq.ft. 2004 built 3 bedroom 2 bath 2 car garage home which sold for $280,000.  Coincidentally this property is very similar to most of the current homes for sale in Grand Isle.

If you are considering a purchase in Grand Isle, Heritage Isle or any 55+ community in Melbourne, Florida, please contact me directly at 321-693-3850 or
agent@moving2brveard.com

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