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Monday, July 31, 2017

Selling Your Viera, FL Home: Days on the Market Matter - Too Many Days Not Viewed Positively!

When selling your home it is almost impossible to get a to get a "do over" ( that is without taking a house off the market for a little while).  So the best strategy is to do it right the first time!

Why do I say that?

Because first impressions matter.  If a house is not market ready on day one then almost every person who sees it has already pronounced "judgment."

If the judgement is good then perhaps an offer was received.  Even if unsuccessful negotiating an offer means something was right.

So, even in a seller market such as in Florida right now, it is essential sellers follow the Three Ps of selling on day one. 
 
What are the Three Ps in selling a homeSelling is all about pricing, preparation and presentation.  It doesn't matter if you are selling yourself, a used car or a house.

Here are several articles about each of these starting with pricing your home to sell...



And  preparing your home for the market...


Finally, a few about presentation....


Finally, as a seller, remember prospective buyers do consider the number of days a property has been on the market as an indication of price too high, something wrong with the property, non motivated seller or whatever.  Too many days on the market is never good and rarely interpreted in a positive way!

Ready to sell your Viera, Florida home?  Call or text me at 321-693-3850 for a free market analysis.

agent@moving2brevard.com

Friday, July 28, 2017

55+ Community Melbourne, FL - Home For Sale $200,000

Located at 3613 Osceola Drive in the gated 55+ community of Pine Creek in Melbourne, Florida this two bedroom two bath two car garage home is offered for $200,000.  (View community map at bottom of post).

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

This is the only home for sale in Pine Creek at this time!
 
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.  

VIEW MLS INFORMATION AND PHOTOS.

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]. Some of the features offered included:
  • Concrete block stucco construction 
  • Open Floor plan with cathedral/high ceilings
  • 1,335 sq.ft. under air
  • Hurricane shutters all around (back porch and garage electric, others accordion type) 
  • All electric
  • Brick Paver drive way, walks and screened back porch 
  • Well with sprinkler system 
  • Fresh paint
  • Electric screen doors in garage to take advantage of fall weather!
  • Large walk in closet in master bedroom

Call or text me at 321-693-3850  for information.


 
agent@moving2brevard.com




Thursday, July 27, 2017

The Home Buying Process - Check the Boxes in the Right Order.

I had a call this week from a prospective buyer about one of my listings.  After I answered a few questions I ask a few questions myself. 

The caller seemed surprised by my questions.   What were the questions I asked?
  • Are you working with a real estate agent?  
  • What is your time line for purchasing?  
  • Do you need to sell another property before you purchase?  
  • What is your budget?  
  • Will you be paying cash or obtaining a mortgage?  
  • If you are getting a mortgage, have you been pre-approved?  
  • Are you familiar with the area?  

The initial response to my questions was "Why do you need to know?"

Without getting into the specifics of each question let me say the home buying process has a specific order from the initial call to the handing over of the keys at the closing table. 

Here are a few articles that may be helpful about buying a home in Florida:
Ready to buy a home in Melbourne, Florida?  Call or text me at 321-693-3850 if I can help!


agent@moving2brevard.com

Saturday, July 22, 2017

Brevard County, FL Condo Market Summary June 2017

Presented here is a summary report of Brevard County Townhouse/Condo sales for June 2017 compared to June 2016.  Details are provided in the table at the bottom.
  • Closed Sales are down -3.0% for June 2017.
  • New Pending Sales are up 7.9%.
  • New Listings decreased -9.6%.
  • Median Sales Price for Townhomes/Condos is up 16.1% to $162,500.
  • Months Supply of Inventory is down -10.5% to 3.4 months..
  • Traditional Sales are up 0.4% with a median sales price of $156,000.
  • Foreclosure/REO Sales are down 66.7% with the median sales price was $94,200. 
  • Short Sale Closings are down -100%!
agent@moving2brevard.com

Brevard County, Florida Residential Market Summary June 2017

Below is a summary of the Brevard County Residential Report for June 2017 compared to June 2016.  The table provides the specific data.

  • Closed Sales remained the same for June 2017.
  • New Pending Sales are up 1.6%.
  • New Listings are up 4.6%.
  • The Median Sales Price is up 15.8% to $220,000.
  • Months Supply of Inventory stayed the same at 2.7 months. 
  • Traditional Sales are up 3.1% with a median sales price of $222,825.
  • Foreclosure/REO Sales are down -45.2% with a median sales price of $149,125.
  • Short Sale Closings are down -16.7% with a median sales price of $135,000. 

agent@moving2brevard.com

Tuesday, July 18, 2017

Port St John, FL - 3/2/2 Pool Home Price Reduced $142,000

If you are an investor looking to buy a single family home in Port St John, Florida (about 40 miles east of Orlando), this may be the opportunity you seek - especially since the seller dropped the price to $142,000!

Located between Titusville and Cocoa in central Florida's Brevard County.  Conveniently situated  about 10 miles from Kennedy Space Center, Port St John offers easy commuting routes including short drives to Orlando International Airport (36 miles) and Melbourne (36 miles).

Offered at $142,000 and located at 4349 Camberly Street, this three bedroom two bath two car garage screen enclosed pool home was built in 1983.

With 1,505 square feet under air, this frame stucco home is located  about a half mile from Atlantis Elementary School and about 4.5 miles from the Space Coast Junior Senior High School.

This property is being sold "as is where is." 
While this home is in reasonable condition it is primarily an investor or owner occupant home with funds to do some renovation (an FHA 203K loan may be an option).

The major known issue is the need for a new septic system including drain field.  A repair estimate has been provided the sellers with replacement costs just under 8,000.  This property does have a city water supply.

According to sellers roof was replaced around 2005 as was the air conditioner.  There are some stucco and siding repairs required.


For more information on this home for sale in Port St John as well as any other homes for sale in Brevard County call or text me at 321-693-3850.

This house is not the "perfect" move in ready home but it has a great start on the process with only minimal work needed!


agent@moving2brevard.com

Sunday, July 16, 2017

Home For Sale - Gated 55+ Community, Melbourne, FL $200,000




Located at 3613 Osceola Drive in the gated 55+ community of Pine Creek in Melbourne, Florida this two bedroom two bath two car garage home is offered for $200,000.  (View community map at bottom of post).

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

This is the only home for sale in Pine Creek at this time!

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].

Some of the features offered included:
  • Concrete block stucco construction 
  • Open Floor plan with cathedral/high ceilings
  • 1,335 sq.ft. under air
  • Hurricane shutters all around (back porch and garage electric, others accordion type) 
  • All electric
  • Brick Paver drive way, walks and screened back porch 
  • Well with sprinkler system 
  • Fresh paint
  • Electric screen doors in garage to take advantage of fall weather!
  • Large walk in closet in master bedroom
Call or text me at 321-693-3850  for information.

agent@moving2brevard.com

Monday, July 10, 2017

Viera, FL 55+ Community - Grand Isle - Market Update July 2017

There are three 55+ communities in the planned unit development of Viera - Indian River Colony Club, Grand Isle and Heritage Isle.  This post provides an update on the gated 55+ community of Grand Isle.
 
I try to post this ink in every article about Viera 55+ communities because while all of these  communities share some common traits there are differences between the 55+ communities of Viera.  

Each of these are different and has their own personality.  The differences, especially between Heritage Isle and Grand Isle are relatively insignificant, but they do exist, whereas the Indian River Colony Club is a 100% maintenance free golf course community..

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?

 As of today, July 10, 2017, 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 $304,400 and the median listing price is $289,900.  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).  There is one other property under contract awaiting closing (list price $364,900).

What has recently sold in Grand Isle?

Over the past six months there have been ten single family homes sold in Grand Isle.  Selling prices ranged from $235,000 to $319,000.    More recently (since June 1, 2017) there have been two homes sold including:
  • 1510 Lago Mar Drive - 3 bedroom 2bath 2 car garage, 2002 built home with 1,545 sq.ft. sold for $235,000 on June 22, 2017.
  • 1484 Timucuan Drive - 3 bedroom 2 bath 2 car garage, 2000 built home with 2,011 sq.ft. sold for $259,900 on June 22, 2017.
For information on 55+ communities in Viera, Florida, call or text me at 321-693-3850.


agent@moving2brevard.com

Pricing Your Florida Home for the Market - Real and Perceived Differences.

When a real estate agent goes on a listing appointment there is often one of two challenges to be dealt with early on in the conversation.

The first, and likely the most difficult, is explaining to an owner hat their home is possibly not better than all others in the neighborhood.  In fact, it may be similar or even just like all the others!

Not all homes are created equally - even within the same subdivisionThis is especially true where many developments were built by the same builder with four or five floor plans (and several front elevations each).  The homes look similar and often are exactly the same.

The second, and a  lesser challenge, is to convince a prospective seller their home is not like the others.

A recent listing appointment illustrates this point.   While discussing the property I commented it was a wood frame home unlike others nearby that were concrete.  The owner's position was it was a stucco house.

I agreed - there is a stucco exterior. 

But the stucco is over a wood framed building with plywood surfaces.  And the difference, while not visible from the street, does impact value.

Similar to the wood vs. concrete discussion is the subject of pools.

A pool is not a pool.   First of all, lets exclude from the conversation the least of the least when it comes to pools - the above ground pool!


There are basically four types of pools including (1) concrete with aggregate or plaster finishes (2) Other solid finishes such as tile, marble, stone, etc. (3) vinyl and (4) fiberglass. 
Further differences are manifested based on the screening, decking and amenities (summer kitchen, spa, heater, spa, etc.).

Lastly, similar to the pool, is the fireplace.
In this area of Florida most homes do not have a fireplace of any kind.  Nor is a fireplace needed so any perceived added value, in my opinion, is negligible.  While some folks have been known to run the air conditioning at Christmas so they could enjoy the season with a fire, it is not common.  [I speak from experience here as my mother in law enjoyed her big brick fireplace while I was sweating!]

If you are considering selling your Florida home expect your real estate agent to take these real differences into consideration when recommending a price. 

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

agent@moving2brevard.com

Friday, July 07, 2017

Port St John (Cocoa), Florida Investor Property Coming Soon - $149,000!

If you are an investor looking to buy a single family home in Port St John, Florida (about 40 miles east of Orlando), this may be the opportunity you seek.

Coming soon will be a three bedroom two bathroom two car garage pool home.  With just over 1,500 square feet under air, this 1984 built house can be yours for $149,000!

While the septic system is in need of replacement, most of the remainder of the house appears to be i good shape.  Owner says the roof and AC were installed after 2005.  Pool equipment works per the owner.

Seller will be spending the next few days getting property prepared for market. 

This property does have some issues so it will be offered primarily for cash buyers or possible one with an FHA 203K loan. 

This house is not the "perfect" move in ready home but it has a great start on the process with only minimal work needed!

Want more information?  Call or text me at 321-693-3850.

agent@moving2brevard.com


Thursday, July 06, 2017

Pricing Your Florida Home for the Market - The Differences are REAL.

When a real estate agent goes on a listing appointment there is often one of two challenges to be dealt with early on in the conversation. 
The first, and likely the most difficult, is explaining to an owner hat their home is possibly not better than all others in the neighborhood.

A lesser challenge is to convince a prospective seller their home is not like the others.

This short post address the second challenge. 

Not all homes are created equally - even within the same subdivisionThis is especially true where many developments were built by the same builder with four or five floor plans (and several front elevations each).  The homes look similar and often are exactly the same.


A recent listing appointment illustrates this point.   While discussing the property I commented that it was a wood frame home versus others nearby that were concrete.  The owner's position was it was a stucco house.

I agreed - there is a stucco exterior. 

But the stucco is over a wood framed building with plywood surfaces.  And the difference, while not visible from the street, does impact value.

Similar to the wood vs. concrete discussion is the subject of pools.

A pool is not a pool.   First of all, lets exclude from the conversation the least of the least when it comes to pools - the above ground pool!

There are basically four types of pools including (1) concrete with aggregate or plaster finishes (2) Other solid finishes such as tile, marble, stone, etc. (3) vinyl and (4) fiberglass. 

Further differences are manifested based on the screening, decking and amenities (summer kitchen, spa, heater, spa, etc.).

Lastly, similar to the pool, is the fireplace.

In this area of Florida most homes do not have a fireplace of any kind.  Nor is a fireplace needed so any perceived added value, in my opinion, is negligible.  While some folks have been known to run the air conditioning at Christmas so they could enjoy the season with a fire, it is not common.  [I speak from experience here as my mother in law enjoyed her big brick fireplace while I was sweating!]

If you are considering selling your Florida home expect your real estate agent to take these real differences into consideration when recommending a price. 

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

agent@moving2brevard.com


Heritage Isle in Viera - 55+ Community - Market Update July 2017

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, July 6, 2017.

What is currently for sale in Heritage Isle?

Currently there are   nineteen  active listings in Heritage Isle.   List prices range from $209,900 to $374,000. The two lowest priced units listed at $215,000 and below are patio style homes (2 bedroom 2 bath 1 car garage attached units).

The remaining seventeen listings are single family detached homes priced from  $252,000 to $374,000.  All nineteen listings are standard (fair market) sales and were built between 2004 and 2015 (six from 2013 to 2015).

There are also another fourteen listings under contract awaiting the closing process.

There are also three condo units (all 2 bedroom 2 bath, detached carport) listed for sale from $177,900 to $183,000 (all fair market sales).

What has recently sold in Heritage Isle?

Over the past six months (since January 1, 2017) there have been forty three single family properties sold in Heritage Isle.

Over the past month (since June 1,2017)  there have been five single family homes sold.  Selling prices ranged from $250,000 to $427,000.  

There was also one patio style home sold during this period (2/2/1) which sold for $215,000.

The five most recent single family home sales as reported in the Brevard MLS system included:
  • 3162 Grayson Drive - 1,767 sq.ft. 2005 built 3 bedroom 2 bath 2 car garage home sold for $250,000.
  • 6118 Van Ness Drive - 1,672 sq.ft. 3 bedroom 2 bath 2 car garage home built in 2015 sold for $260,000.
  • 6752 Newhall Lane - 2,297 sq.ft. 4 bedroom 3 bath 3 car garage home built in 2012 sold for $360,000.
  • 3353 Russ Place - 2,302 sq.ft. 4 bedroom 3 bathroom 3 car garage home built in 2013 sold for $382,500.
  • 2743 Galindo Circle - 2,416 sq.ft. 2005 built 4 bedroom 3 bathroom 2 car garage private pool home sold for $427,000.

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

Wednesday, July 05, 2017

Buying and Selling a Home in Florida - Offers and List Prices

Believe it or not there are still buyers out there in Viera, Florida who believe a low-ball offer is appropriate in this market.   One considerate prospective buyer even asked if a low-ball offer would offend the seller.

My response was simply "Why make a low-ball offer?"

Rather than focus on whether a seller will be offended by a low-ball offer I prefer to understand why a buyer would make such a poor offer.

Most of the time I find buyers either lack motivation to buy at market or only fishing for a desperate seller. 

Whether buyer or seller one thing is key to a successful real estate experience - being educated on the market.

Whether buyer or seller this means fact based comps.  Fact based simply means recent real sales (closed, similar characteristics, similar circumstances).

There are certainly times for a low ball offer especially when a property is less than the norm for the market (investor targets).   These are properties that are less likely to be marketed to owner occupants.

Whether buyer or seller, pricing and offers all come down to the Goldilocks and the Three Bears.... too low, too high, just right (contract signed)!

My advice to buyers is avoid low-ball and, at a minimum, make a let's talk offer!

My advice to sellers is to avoid exaggerated dreamer list prices and stay within the realm of the believable.

And when it comes to offers price is not the only factor.   It is the cleanest offer that often gets accepted.  Read more about buying or selling a home in Florida with below links.
Have a question about buying or selling a home in Melbourne, Florida?  Call or text me at 321-693-3850.


agent@moving2brevard.com

Monday, July 03, 2017

Plantation Point, Rockledge FL Home For Sale $400,000 4 BR / 3.5 Bath Pool

Price reduced on this four bedroom three and a half bath two plus car garage pool home in Rockledge, Florida.  

New List Price - $400,000!

Call me to see this located at 3995 Waterford Drive in the popular Plantation Point subdivision.  
 
This 2004 built home has plenty of space in a very open 3,266 sq.ft. under air model offering a rarity - a downstairs master suite!  
 
 
With a balcony off of the loft area on the second floor which overlooks the pool and spa area.  Situated on a larger (.3 acre) corner lot, fence for privacy and ready for a new owner four bedroom three and a half bath pool home located  in Rockledge, Florida.

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


agent@moving2brevard.com

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