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Saturday, June 24, 2017

Properly Prepared, Priced and Marketed Properties Get Sold - In Any Market!

It is a sellers market in Brevard County, Florida at this time.  Read the latest Brevard County, Florida residential market report here 

Even in a seller's market the job of selling is more tan a sign, a posting online or telling everyone you know.   Here are a few relevant factoids about selling your Rockledge, Florida home.
Real Estate Factoid #1:  Zillow is not the be all and end all in real estate market knowledge.  Neither is any other real estate expert web site.

The internet is a marketing tool that can be used as a complementary tool but not as the whole institution of real estate knowledge.

Real Estate Factoid #2: 
Selling a home is not as easy as looking up some estimate of value on the Internet and establishing your price.  It is not taking purchase price, adding maintenance and update costs plus a percentage "profit."  

There are local sales, real time competitive properties, current events as well as future events/development considerations and much more!   Sellers don't establish the price - it is the market.  The seller can only respond to the market's price.

Real Estate Factoid #3:  Selling a home involves real brick and mortar, drive around, look and see, local knowledge.  Buyers rarely ever make a decision based on a few pictures on a website with commentary about how wonderful a house is as well as the neighborhood, schools, amenities, etc.

Real Estate Factoid #4:   Sellers are competing with real live sellers with prepared properties priced to market within goals.     Sellers have different degrees of motivation as reflected by condition, pricing and presentation.

In a seller's market it is the properly prepared, priced and marketed property that get sold while others are ignored.

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

Thursday, June 22, 2017

Fairway Lakes at Viera - Gated Golf Course Homes For Sale - Market Report June 2017

Located in Viera, FloridaFairway Lakes at Viera (Brevard County, just north of Melbourne) is one of two gated executive living communities offering custom built homes on Viera's Duran Golf Course.  The other is Wyndham at Duran which has a manned gated entry with homes priced a higher (custom built, with larger lots and more desirable views).

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

Fairway Lakes at Viera offers executive homes built by some of central Florida's premier custom builders including Toll Brothers, Christopher Burton Homes, Arthur Rutenberg and others.

What is currently For Sale in Fairway Lakes at Viera?

Currently there are five homes for sale in the Fairway Lakes at Viera development.  All of these sales are fair market sales with list prices ranging from $479,900 to $925,000.

The highest priced home is one of the largest with almost 3,700 sq.ft. under air and has all the best features as well as golf course frontage and more!

The median list price of homes fro sale in Fairway Lakes is $589,900 with an average list price of just over $662,000.

All of these homes share features such as tile roof and brick driveway, however the differences are quite substantial.

There are also another five standard listings under contract awaiting closing.

What has recently Sold in Fairway Lakes at Viera?

Over the past six months there have been a dozen homes sold in Fairway Lakes at Viera.  Sellig prices ranged from $410,000 to $798,447. 

More recent sales (since May 1, 2017) included these four properties.
  • 6585 Arroyo Drive - 2006 built three bedroom two and a half bath two car garage pool home with 2,234 sq.ft. under air plus golf course frontage sold for $470,000.
  • 3010 Refuge Court - 2014 built four bedroom two full bath and two half bath three car garage home with 3,168 sq.ft. under air with lake frontage sold for $550,000.
  • 6744 Matanzas Way - 2015 built five bedroom four bath two car garage pool home with 2,957 sq.ft. under air  with lake frontage sold for $612,000.
  • 2912 Emeldi Lane - 2017 built four bedroom three bath three car garage home  with 2,918 sq.ft. under air plus golf course frontage sold for $798,447.
For information on buying a home in Fairway Lakes at Viera or another Duran Golf Course in Viera community, please call or text me at 321-693-3850.

Wednesday, June 21, 2017

May 2017 Brevard County, Florida Residential Real Estate Market Summary

Here is a recap of the Brevard County, Florida residential real estate market for May 2017 compared to May 2016 as provided by the Florida Realtors.

No surprised here with the number of units closed increased with higher selling prices (average about $250,000).  The number of distressed sales has decreased drastically with only about forty in the whole county.

The chart below provides a more detailed breakdown.Report for May 2017:

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

    May 2017 Brevard County, Florida Condo Market Summary

    Here is a quick recap of the Brevard County, Florida townhouse and condo market for May 2017 compared to May 2016.

    While the number of units sold is similar to median and average sale prices are up.  The below chart provided by the Florida Realtors shows more specific details.

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

    Tuesday, June 20, 2017

    When is the best time to buy a house?

    The decision to purchase a home is not a simple yes or no.  The factors influencing the decision are not the same for each person.  

    Of course the primary decision is one of commitment.   This particular factor takes many forms.  Probably most importantly having a house with a mortgage (most buyers) requires a long term financial obligation.  

    The financial obligation extends beyond the simple mortgage.  It encompasses paying taxes, association fees, insurance, upkeep and maintenance and more!

    Also a critical consideration is stability.  Stability in this context means staying in the area of your home, putting down "roots."  The acquisition costs, as well as the disposition costs, mean keeping a house for at least five to seven years is a necessity. 

    Stability includes other factors such as education and career progression.  If one is an entry level position and upward mobility requires relocation  then the time period needs to be a consideration. 

    There are other considerations which may limited by buying a house at this point in life.  A couple of key considerations are things like current budget/income and family make up.  Depending on area budget constraints may require the purchase of a smaller than desired house or an older property or one is a less desirable area.   And while no area is "bad," the realty of value, price and selling a house has one major impacting factor - location.  Is it worth the investment now in a smaller, less desirable property.  Over time houses do increase in market value. 

    Here is a trend line for Brevard County, Florida house values that shows long term growth of 4% compared to median sales prices for the past seventeen years (note the market bubble).

    The market/sales price and values are uncertain as there are tremendous influences on values such as schools, employment factors, interest rates, environmental considerations (roads, traffic), opinions, crime rate and much more.  No one has a crystal ball!

    The title to this post asked a simple question.  The answer is simple as well....

    The decision to buy a house now is a personal decision.  The attitude toward home ownership may be influenced by watching the struggles of parents losing a home which was common place during the recent bubble and crash!  can be a greater influence than anything produced by some marketer.

    Disposable income is offered so many options.  It could be the amenities offered in a rental community provide more benefit now than a house or neighborhood for the same money.

    For some it could be the freedom to travel and create life experiences are a more desirable option  than the experience of mowing the lawn on a Saturday morning!

    If you are ready to buy a home in Viera, Florida, call or text me at 321-693-3850.

    If you are ready to sell your Rockledge home and become one of the mobile RV crowd (or downsize) I can help as well!


    Monday, June 19, 2017

    Home For Sale Plantation Point, Rockledge FL $419,000 4 BR / 3.5 Bath / Pool Spa Balcony

    Call me to see this four bedroom three and a half bath pool home located in the popular Plantation Point subdivision in Rockledge, Florida.

    Located at 3995 Waterford Drive this home has plenty of space!  Very open 3,266 sq.ft. under air offers a rarity - a downstairs master suite!

    Balcony off of the loft area on second floor overlooks pool and spa area.  Larger (.3 acre) corner lot, fence for privacy and ready for a new owner.

    Built in 2004, this home has no carpet - all new laminate from stairs throughout second floor.  Tile on first floor except master suite which is also laminate.

    Oversized garage has a "golf cart" third garage door with entry from side area.

    SEE MLS ENTRY AND PHOTOS HERE! (Click on photo at link page)

    Call or text me at 321-693-3850 to see this home today!

    It ain't easy being green (as in rookie) when it comes to flipping real estate.

    While getting a haircut yesterday the barber was telling about a fiend who has a house in Cocoa, Florida he is flipping.  He knows I am a real estate agent so he wanted me to see if I could bring a buyer.  

    I did not bother to tell him that sellers who relay want an agent to market their property will hire a real estate agent - not drop comments.

    I see so many articles and promotions selling how to make money flipping.  I hear all these "free seminars" being held in Orlando to help people make money using other people's money, etc.  

    And then there is all that HGTV stuff...

    Folks, here is the bottom line...... it ain't easy being green (as in rookie) when it comes to flipping.

    Flipping is a skill - not a hobby.   Almost all the television flippers are using professionals and not stretching the limits of do it yourself skill-set!

    Successful flippers understand the real money is made on the acquisition side of the transaction - not the re-sale.    Sure experienced flippers know where the labor and material savings are but the real gain is the savings at the front end.

    In a rising market such as Brevard County, Florida there are not a lot of real target properties available (distressed sales are less than 10% of the market).  

    My advice to wannabee flippers - wait until the next market down turn.

    It will come... be ready.

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

    Tuesday, June 13, 2017

    Indian River Colony Club in Viera, FL - Market Report June 2017

    Indian River Colony Club, one of three gated 55+ communities located in central Florida's planned unit development of Viera (just north of Melbourne, FL), offers homeowners a lifestyle unmatched in the local area.

    IRCC was founded in 1986 as a not-for-profit corporation as a retirement destination for military offers. Over the the years since its inception, Indian River Colony Club has evolved into a more inclusive retirement community with membership expanded to all former military and 20% non-military veterans.  

    All homes are individually owned with no rental properties allowed so residents know their neighbors are permanent.

    Indian River Colony Club is:
    • The IRCC corporation is debt free;
    • Amenities are owned by residents including golf course, club house, multi-use buildings, pro shop, tennis courts, swimming pool and more; 
    • Home prices are less than those in other Viera 55+ communities (Heritage Isle, Grand Isle);
    • The Board of Directors, elected by the residents, determine fees and provide oversight for all activities within the gates including the professional onsite management;
    • Household maintenance (more specifics below) are covered by the monthly maintenance fee;
    • Typical of style
    • Monthly fee also covers club membership, amenities, full time on site security including 24 hour guard monitored entry, security cameras at all entrances, visitor management as well as security patrols inside community.
    What will you find at Indian River Colony Club in Viera?
    • Multiple housing options. There are eighteen floor plans including two new plans for 2016 (Trenton 3BR/2BA/2 Car Garage/Cart Garage, 1,735 sq.ft.), (Augusta, 3BR/3BA/2 Car Garage/Cart Garage, 2,111 sq.ft.), a half duplex floor plan, and fifteen others with square footage ranging from just over 1,000 sq.ft. to about 3,000 sq.ft. under air.
    • Activity groups and clubs.  More than 40 of them including: Art, Bridge, Bowling, Bingo, Chorus, Ham Radio, Crafts, Investment, IRCC Foundation, Masons, Yoga, Tennis, Line dancing, Step & Stretch, Computer Club, Players Theater Group, Aquatics and more. Green space, wildlife and lakes (28) with houses spread throughout the 453 acre community. 
    • Secure environment.  Gated entry manned 24 hours with security which also patrols the community.
    • RV and boat storage area.  There are even four spaces for guest hookups.
    • Colony Hall which is a state of the newly renovated facility which offers the perfect setting for special occasions (available for public rental as well). There is a bridal room, dance floor, full stage, chapel and more.
    • At Ease Club. Executive chef, staffed for dining and private parties.
    • Tennis courts (3), Bocce, shuffleboard.
    • 3,000 sq.ft. heated swimming pool.
    • Fitness center.
    • Professional staff and management who know the residents and go above and beyond to help them (repeating what I have heard residents say!) 18 hole par 72 golf course with pro shop, 2 practice putting greens and practice bunkers.
    • Involved homeowners.   Residents own this debt free community and take their responsibility as owners serious.
    • Private country club.  Indian River Colony Club is an exclusive private country club with membership comprised only of 100% home owners!
    • Repairs, routine and urgent service repairs (leaks, AC, plumbing) only a phone call away with maintenance staff on duty 10 hours a day (on call for emergencies).
    • Housekeeping and pool service programs also available. 
    What is currently for sale at Indian River Colony Club?

    Currently there are twenty two active listings in the IRCC community.  List prices range from $139,900 to $310,000. The highest priced listing is actually an anomaly - a new construction home within the community where most properties are late 1980s construction to mid 1990s.  Of the listings 15 were built between 1988 and 1990.

    The "real" range of listings runs only to $265,000 with a median list price of about $164,000.  All of these sales are standard/fair market sales. There are also nine properties under contract awaiting closing to be completed.

    What has recently sold at Indian River Colony Club?

    Over the previous six months there have been twenty one properties sold within IRCC.  More recently (since May 1, 2017) there have been two properties sold in IRCC.  These sales included:
    • 1541 Freedom Drive - A 2,011 sq.ft. 1988 built three bedroom two bath two car garage golf course front home sold for $184,000 on May 17, 2017. (updated kicthen plus other updates).
    • 1545 Independence Ave - A 1,804 sq.ft. 1992 built three bedroom two bath two car garage home sold on May 11, 2017 for $134,900.
    For information on Indian River Colony Club in Viera, Florida call or text me at 321-693-3850.
    Gary L Waters
    Florida Licensed Real Estate Broker
    LT MSC USN (retired)

    Friday, June 09, 2017

    Grand Isle in Viera - Market Report June 2017 - Gated 55+ Community

    There are three 55+ communities in the planned unit development of Viera - Indian River Colony Club, Grand Isle and Heritage Isle. 
    While all of these 55+ communities share some traits in common there are differences between the 55+ communities of Viera.  

    In my opinion, each of these are different and has their own personality.  The differences in some cases are subtle, but they do exist.

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

    What is currently for sale in Grand Isle?

    This post provides a market report for the gated Grand Isle community for June 2017. 
    Currently there are seven single family homes for sale in Grand Isle.   Listing prices range from $259,900 to $359.900.  The average list price is $307,600 and the median listing price is $289,500.  All of these homes (built between 2002 and 2004) have between 2,009 and 2,470 sq.ft. under air with three or four bedrooms and two or three baths.  All but one have a two car garage (other three car).

    What has recently sold in Grand Isle?

    Over the past six months there have been eight single family homes sold in Grand Isle.  Selling prices ranged from $249,900 to $319,000.  These sales included:
    • 1652 Keys Gate Drive - 3 bedroom 2 2bath 2 car garage, 2000 built home with 1,570 sq.ft. sold for $265,000
    • 1454 Timucuan Drive - 3 bedroom 2 bath 2 car garage, 2000 built home with 2,032 sq.ft. sold for $290,000
    • 1616 Grand Isle Blvd - 4 bedroom 3 bath 2 car garages 2004 built home with 2,470 sq.ft. sold for $319,000.
    For information on 55+ communities in Viera, Florida, call or text me at 321-693-3850.

    Thursday, June 08, 2017

    Market Report June 2017 - Heritage Isle in Viera, 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, January 22, 2017.

    What is currently for sale in Heritage Isle?

    Currently there are fifteen active listings in Heritage Isle.   List prices range from $192,500 to $419,900.  The lowest three listings (others under $225,000) are patio style homes which are two bedroom two bath one car garage units with just over 1,400 sq.ft. under air.

    Single family home prices range from $264,900 to $419,000. All of these sales are standard sales. The next highest priced home is listed just under $370,000. Average list price is about $300,000 with the median at $285,000.

    What has recently sold in Heritage Isle?

    Over the past six months there have been seventy-two properties sold in Heritage Isle.  Over the past month (since May 1,2017)  there have been ten properties sold.   Selling prices ranged from $200,000 t0 $382,000.  Five of these sales were patio style homes (2/2/1) which sold for prices ranging from $200,000  to $220,000.

    Selling prices for the single family detached homes ranged from $240,000 to $382,500.  Median selling price was $272,500.

    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.

    Wednesday, June 07, 2017

    Home Seller Tips: What does "Seller Motivated" Really Mean?

    I just saw a new listing in our MLS where the listing agent procaine boldly "SELLER MOTIVATED!"    My general take on this approach - If the advertising proclaims "motivated seller," then likely they ain't!

    Very often I get asked by prospective buyers the reason someone is selling.  Most often the answer is not clear unless it is an estate sale or the MLS entry states something job "job transfer."  The thinking by most buyers is simple - if you know the why then you know the motivation which can help land a lower price.

    Seller motivation is usually signaled by three things.   I like to call these the Three Ps of Selling a house.  
    • Pricing.  A reasonable, well supported price will bring the buyers into the house.   What is a well supported price?   The likely sale price will be near the selling price of similar size, aged, location and condition homes.  The easiest comparable for a buyer's agent to come up with are those built by the same builder in the same area at the same time. 
    In areas like Viera, Florida where many of the homes are simialr in design and style, there is little major differentiation in price - except for achieved by the next two Ps.
    • Preparation.  The little fixes add up really high when the buyer is pricing the repairs.  Buyers are always looking fro reasons to pay less. Simple repairs can cost hundreds or even thousands! Cleanliness costs very little but the ROI can be tremendous!   

    • Presentation.  Sellers must wow from the time a prospect pulls up out front.  Landscaping and exterior appearance set the tone.  Getting rid of the clutter and highlighting the space is crucial.  A clean, fresh smelling, well lit home can make the difference.

    Sellers must "own" the process like they "own" the house!  As for being a motivated seller, I believe any house on the market has a motivated seller.   But it is the Three Ps that define the motivation.

    Although a real estate agent cam put together a real marketing plan it is through teamwork that property will sell because the seller brings the results.

    Ready to sell your Viera, Florida home?  all or text me to discuss how I can help you price it right and put a real marketing plan in motion with the desired outcome mapped.

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