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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!

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.

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.

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.

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.

Image courtesy of radnatt at


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.


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