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Wednesday, May 02, 2018

For Sale By Owner - If Its Not Working Read This.....

The current real estate market in Brevard County, Florida is a seller's market.  Simply put, it means there are more sellers than buyers.

In such a climate some sellers opt to sell it on their own (For Sale By Owner).   After all, buying and selling real estate is easy, right?   

Most of the FSBO sellers I have met through the years thought they had more room more room to negotiate (or sell lower since they were not paying a real estate agent).   Also, though not spoken, I am sure many were of the opinion "what does  a real estate agent do for a seller?"  

Seems pretty easy to sell a house, right?   Put a sign out front, go to Zillow and get a price (because everyone knows Zillow is the gospel of values, right?)  By the way... this is called sarcasm. 

But what happens if the price is low?   It will sell pretty quickly.  And I guess that is is OK because the seller had room to sell lower since they were not paying an agent, right? 

Still, for buyers, get your own real estate agent - even if you are thinking about buying a for sale by owner property.  

Why should a FSBO buyer get an agent?   Buying a home is one of the most expensive and potentially life changing decisions one can make.  It is too important to go in with partial or incomplete information. 

Whether a buyer is experienced or inexperienced their own real estate agent can guide them through the process, prepare the offer (after preparing a comparative market analysis and showing  the competition), oversee the inspections, guide document reviews (associations, deed restrictions, disclosures) and protect your interest.

Finally.... not all for sale by owner attempts are successful.

Many FSBOs see the light and call a Realtor to sell their home. 

Some FSBOs do not want to admit defeat and try to swim against the current! 

If you are considering selling your Viera, Florida home as a sale by owner, the below articles may be helpful. 

If you are considering hiring a real estate agent to sell your Viera, Florida home, these posts will definitely help you!


agent@moving2brevard.com

Sunday, April 29, 2018

COMING SOON - HOME FOR RENT - ROCKLEDGE, FL - $1,600 3 Bedroom/2 Bath/2 Car Garage

Should be available within the next few days (after May 1, 2018). 


This well maintained three bedroom two bathroom two car garage home is located in Rockledge, Florida's Ashwood Lakes subdivision at 3882 San Miguel Lane. 

This home has a living room/dining room combination as well as a breakfast area in the kitchen.  The family room opens to an enclosed back porch. All electric, all appliances provided including washer, dryer and built in vacuum system.  No pets allowed (please don't ask).

Offered for a twelve month period at $1,600 per month this house is available immediately.  Move in requires accepted application, background check, $1600 security deposit and first month's rent.

Located near US-1 and I-95, commuting within Brevard County is a breeze from this location.  Patrick Air Force Base is only about ten miles away as are the beaches.

Nearby shopping, golf courses, parks and restaurants make this an excellent area for those who do not desire to drive long distances.  Ashwood Lakes offers a community pool, playground, basketball and tennis courts. 

For information on this home for rent (or any other Rockledge or Viera homes for sale or rent), call or text me at 321-693-3850 or send me an email.  

Monday, April 23, 2018

Brevard County, Florida Real Estate Market Summary for March 2018

Presented below is the Brevard County, Florida real estate market summary for March 2018 as provided by the Space Coast Association of Realtors.

The Brevard County Residential Report for March 2018:
  • Closed Sales are up 2.9% for March 2018 in which the number of units closed was 935 compared to 909 in March 2017 with a decrease in cash sales of -14.7% compared to March 2017.
  • New Pending Sales are up 0.6%.
  • New Listings are up 7.1%.
  • The Median Sales Price for Brevard Single Family homes is up 18.6% to $230,000 compared to a year ago which was $194,000.
  • Months Supply of Inventory is up 12% to 2.8 months an increase from 2.5 months in 2018.
  • Traditional Sales are up 6.5% with a median sales price of $230,000.
  • Foreclosure/REO Sales are down -59.6% with a median sales price of $240,000.
  • Short Sale Closings are down -28.6% with a median sales price of $219,000. 
The Brevard County Condo and Townhouse Report for March 2018:
  • Closed Sales are up 24.4% for March 2018 in which the number of units closed was 316 compared to 254 in March 2017, with an increase in cash sales of 12.6% compared to March 2017.
  • New Pending Sales are up 5.8 %.
  • New Listings are up 15.5%.
  • Median Sales Price for Townhomes/Condos is up 6.7% to $160,000 compared to a year ago which was $150,000.
  • Months Supply of Inventory has decreased to 3.5 months in March 2018 from 3.6 months in March 2017.
  • Traditional Sales are up 26.5% with a median sales price of $160,000.
  • Foreclosure/REO Sales are down -44.4% with a median sales price of $105,018. 
  • Short Sale Closing statistics are not available as there were no short sales in March 2017 and one in March 2018.
For information on buying or selling a home in Melbourne, Florida including Viera/Suntree, please call me directly at  2-693-350 or send me an email.

Friday, April 13, 2018

Home For Sale - Melbourne, FL $145,000 (BELOW APPRAISAL)

The price on this home has been reduced from $160,000 to $145,000 which is below the recent appraisal.



This 1975 built two bedroom two bath two car garage concrete block home  located at 2644 Quebec Avenue in the Fountainhead subdivision in Melbourne, Florida.

The price reflects the updates needed to make this your perfect home but the bones are great!  With 1,316 square feet under air there is plenty of room for someone downsizing (or yet to up-size!).

The superb location is close to excellent schools including  Roy Allen Elementary and Eau Gallie High School as well as shopping and recreational venues.

Its easy access to major Melbourne employers via Wickham Boulevard is a welcome escape from traffic headaches during the morning commute! 

Beaches are only about 6 to 8 miles away as major routes such as I-95 and US 1.   Orlando is a short trip as well (about an hour!).

While there are some update requirements here, at $160,000 there will be money left to make the changes needed. 

The fenced yard,, screened porch, newer high efficiency air filtration Carrier AC unit are already in place.  The two car garage offers plenty of spec with laundry hookups including a tub sink.

Remember that the price reflects the condition!  This home needs updated kitchen/appliances and new flooring to start with!  But there is a lot of good here at $145,000.

Oh yeah... did I say no homeowner association?

Call me at 321-693-3850 or email me to schedule your showing today!

Thursday, April 12, 2018

Obstacles to Selling Your Melbourne, Florida House

Theoretically selling a house is a simple process.  But reality can be quite different.

When a Realtor (interpret this as me) meets  with a prospective seller there is a predictable exchange of information.

The most important question of all is "Why are you selling?"  The answer to this question will frame the entire conversation and , potentially, the transaction.

Sometimes the "Why" is simple...job transfer, up-sizing, down-sizing, retirement, etc.

Sometimes the "Why" is more complex... short sale, divorce process, death in the family, major illness, etc.

With an understanding of the "Why" it is easier to discuss the next most important issue.... price.

In an ideal world, all three of the following questions could have the same answer.
  1. What is your house worth?  
  2. How much do you want for it?   
  3. How much will it sell for? 
Most sellers believe that the answers to questions one and two are always regardless of the day or time!  

In theory they call on a local professional Realtor to answer number three.  

A local professional Realtor will perform a comparative market analysis.  A market analysis is just simply a comparison of apples to apples with adjustments made for real (as opposed to perceived) differences. 

Most often the comparative properties selected are from the same neighborhood and will share many of the same qualities (age, size/room count, construction materials, lot size, lot view/location, etc).  Additionally they will be normal, arm's length transactions.  

Based on analysis of customer goal, property and competition the local Realtor will prepare and present an individualize market plan including recommended price.   I often expect to get push-back from sellers who are overly optimistic.  It is up to the seller to accept or reject the plan.

Many times a seller will "accept" the plan of the surface and "reject" the plan later through a lack of corporation.

This lack of corporation maybe reflected in making an occupied home more difficult to show.  It may be rejected by  a failure to prepare the property and maintain in a show ready status.  It may be rejected through a "non-negotiation" stance when offers arrive.

agent@moving2brevard.comA good Realtor may take that rejection and walk away.

Many good Realtors will take the only benefit the listing will offer - prospective buyers who will purchase other homes.

Realtor's work for success - not participation.   

Taking an overpriced listing is a waste of time.  Taking a listing where the seller is passively rejecting the Realtor's efforts and plan is a waste of time. 

If you are ready to sell your Melbourne, Florida home, call me and lets talk.  If you prefer, send me an email.

Thursday, March 29, 2018

Brevard County, FL Real Estate Market Summary February 2018

Presented below is the Brevard County, Florida real estate market summary for February 2018 as provided by the Space Coast Association of Realtors.

The Brevard County Residential Report for February 2018:
  • Closed Sales are up 6.9% for February 2018 in which the number of units closed was 694 compared to 649 in February 2017 with a decrease in cash sales of -8.1% compared to February 2017.
  • New Pending Sales are up 2.7% and New Listings are up 9.1%.
  • The Median Sales Price for Brevard Single Family homes is up 12.2% to $230,000 compared to a year ago, which was $205,000.
  • Months Supply of Inventory is up 8% to 2.7 months, an increase from 2.5 months in 2017.
  • Traditional Sales are up 10.2%, with a median sales price of $232,000.
  • Foreclosure/REO Sales are down -38.7%, with a median sales price of $159,500.
  • Short Sale Closings are down -55.6%, with a median sales price of $203,500. 
The Brevard County Townhouses/Condos for February 2018:
  • Closed Sales are up 21.6% for February 2018 in which the number of units closed was 225 compared to 185 in February 2017, with an increase in cash sales of 26.6% compared to February 2017.
  • New Pending Sales are up 32.9% and New Listings are up 3.9%.
  • Median Sales Price for Townhomes/Condos is up 11.9% to $156,500 compared to a year ago, which was $139,900.
  • Months Supply of Inventory has decreased to 3.7 months in February 2018 from 3.9 months in February 2017.
  • Traditional Sales are up 24.4%, with a median sales price of $157,000.
  • Foreclosure/REO Sales are down -50% with a median sales price of $172,500. 
  • Short Sale Closing statistics are up 100%, with two sales in February 2018 with a median sales price of $146,000 and one sale in February 2017.
For information on buying or selling a home in Brevard County, Florida call me at 321-693-3850 or send me an email.

Tuesday, March 27, 2018

2 Bedroom 2 Bath 1 Car Garage Condo For Rent $1,250 - Available April 1 , 2018

Tenant currently in process of moving out of this two bedroom two bath one car garage condo located in Rockledge, Florida.   This property should be available as of April 1, 2018.

This 2007 built unit sis in the gated Jameson Place condo complex in Rockledge (off Murrell Road near the Viera border).  Its just a short drive to shopping, medical facilities, good schools and more!

With easy access to US1 and I-95 commuting anywhere in Brevard County is easy.  Beaches are about ten miles away as is Patrick Air Force Base.

The attached garage and entry is on the ground floor with the 1230 square foot living area all on the second floor.

This property will be owner managed once a lease is signed.

No smoking in unit.  No pets allowed by owner so please do not ask for an exception.
Move in requires first month rent plus one month rent security deposit.

Interior photos will be available as soon as access granted.

For more information send me an email.

agent@moving2brevard.com

Thursday, March 22, 2018

Just Listed - Melbourne, FL Home For Sale $160,000 - 2644 Quebec Avenue 32935


 

New on the market today is this 1975 built two bedroom two bath two car garage concrete block home  located at 2644 Quebec Avenue in the Fountainhead subdivision in Melbourne, Florida.

The price reflects the updates needed to make this your perfect home but the bones are great!  With 1,316 square feet under air there is plenty of room for someone downsizing (or yet to up-size!).

The superb location is close to excellent schools including  Roy Allen Elementary and Eau Gallie High School as well as shopping and recreational venues. 

Its easy access to major Melbourne employers via Wickham Boulevard is a welcome escape from traffic headaches during the morning commute! 

Beaches are only about 6 to 8 miles away as major routes such as I-95 and US 1.   Orlando is a short trip as well (about an hour!).

While there are some update requirements here, at $160,000 there will be money left to make the changes needed. 

The fenced yard,, screened porch, newer high efficiency air filtration Carrier AC unit are already in place.  The two car garage offers plenty of spec with laundry hookups including a tub sink.

Remember that the price reflects the condition!  This home needs updated kitchen/appliances and new flooring to start with!  But there is a lot of good here at $160,000.

Oh yeah... did I say no homeowner association?

Call me at 321-693-3850 or email me to schedule your showing today!

Tuesday, March 20, 2018

Home For Sale - Coming Soon... Melbourne, FL $160,000 2/2/2 1316 Sq. Ft.

Two bedroom two bath two car garage home with 1,316 sq.ft. under air will be on the market this week.  Anticipated listing price will be $160,000.

Located in the Fountainhead development in Melbourne, Florida this 1975 built home features a screen porch, newer air conditioning and solid bones. The two bedroom two bath design will work great for anyone downsizing (or not yet up-sized!).

Laundry area located in oversized garage with tub sink.  Corner lot with easy access to shopping, major routes, restaurants in area.  Excellent schools in area!

Photo From Property Appraiser Site - New Photo Will Be Added Later.

This home does need updating!  Still at the offer price there is plenty of opportunity to make this a great home.

If this may be what you are looking for go ahead and send me an email and I will call you upon listing (this week!).

agent@moving2brevard.com

Wednesday, February 21, 2018

Brevard County, Florida Housing Market Report January 2018

Presented below is the January 2018 real estate market summary for Brevard County, Florida as provided by the Space Coast Association of Realtors.

The residential/single family report for January 2018 as compared to January 2017:

  • Closed Sales - dipped 6.2% for January 2018 with 563 units closed compared to 600 in January 2017 Cash sales also decreased 19.3% compared to January 2017.
  • New Pending Sales - just barely down 0.5%.
  • New Listings - decreased 3.7%.
  • Median Sales Price for Brevard Single Family homes - up 10.3% to $215,000 compared to a year ago which was $195,000.
  • Months Supply of Inventory - increased 7.7% to 2.8 months, an increase from 2.6 months in 2017.
  • Traditional Sales - down 1.3% with a median sales price of $215,750.
  • Foreclosure/REO Sales -  down  a massive 64.4% with a median sales price of $162,500.
  • Short Sale Closings - dropped 25.0% with a median sales price of $215,000. 
A quick recap of the Brevard County Townhouses/Condos for January 2018:
  • Closed Sales - down 9.7% for January 2018  with 168 units closed compared to 186 in January 2017 with a decrease in cash sales of -21.9% compared to January 2017.
  • New Pending Sales - increased 2.7% and New Listings are up 14.6%.
  • Median Sales Price for Townhomes/Condos - up 4.9% to $149,950 compared to a year ago which was $143,000.
  • Months Supply of Inventory has stayed the same at 3.8 months in January 2018 and January 2017.
  • Traditional Sales - down 7.3% with a median sales price of $149,950.
  • Foreclosure/REO Sales -  down 85.7% with a median sales price of $130,000. 
  • Short Sale Closing statistics are not available with one sale in January 2018 with a median sales price of $400,000 and no sales in January 2017.
Ready to buy a home in Florida?  Call me at 321-693-3850 or send me an email.
 
 
 

Tuesday, February 20, 2018

Would You Tell Someone Their Baby is Ugly?

Always tell the truth.  Seems like a pretty safe approach to life.  But the sentence has been cut off.  It should read...

Always tell the truth at the right time and with the right words.

As for human babies, they are all beautiful.

The baby I am referring to in this post is someone's house.

After fifteen years in real estate I can attest to the prevalence of poor taste.  I can attest to varying ideas of cleanliness.  I can attest to the old saying about beauty being in the eye of the beholder.

Finally I can attest to how personal the bond is between people and their homes.

When viewing properties, especially owner occupied homes, I always caution buyers to not say anything beyond "neutral" comments when touring a house.  The intent of my direction is not to teach manners but rather to urge caution to "not show your hand."

How would negotiating strategy be impacted if a seller heard a prospective buyer comment that "This is the one.  I want this house!"

Technology is a wonderful thing.  fifteen to twenty years ago it was not common to have video systems recording activity in homes.  Now systems are common and often undetectable.

Remember when you go in someone's home enter knowing you may very well be monitored.  The monitoring is most likely a security issue rather than a "spying" issue.  Sellers have no idea who these strangers are who come traipsing through their home.

Most real estate agents do not personally know their customers.  Real estate agents try to monitor all activity when they show customers a home.   Still, sellers need to do what they can to protect themselves and their property.  And sometimes it is video monitoring.

If you are perusing homes in search of a new Florida home remember to respect the space, respect the owner

Buyers, take notes. Make generic comments. Ask legitimate questions.

And when you get outside speak your mind about the seller's baby.
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Here are some articles about buying a home in Florida.
Here are some related articles about selling your Melbourne, Florida home... 
Ready to sell or buy a Viera (Melbourne), Florida home?  Call or text me at 321-693-3850.


agent@moving2brevard.com


Image courtesy of olovedog at FreeDigitalPhotos.net

Thursday, February 15, 2018

Buying a Home in Florida: Don't Play With "House Money."

When working with buyers who want sellers to "give" them closing cost monies I like to remind them that they are "playing with house money."

Of course the "house" I am referring to is the "house" they "want to buy."

There is often an assumption among buyers that a seller has extra money available to offer them  The assumption by many buyers is their offer will be the best or only one coming.  No matter how much a seller needs to sell they may not have the "house money" to concede.

First of all,  sellers have overhead costs.  Sellers possibly have a mortgage to pay off.  Sellers have different motivations.  [Just because an MLS entry says "sellers motivated" doesn't mean they are desperate (or even motivated).] 

In the current real estate market there are plenty of folks looking to buy a new home in Florida  

My last Brevard County, Florida housing data I viewed (December 2017) revealed the inventory of single family homes  to be just above 2.5 months with home prices up about 19% over the previous December.   The likelihood of sellers not receiving additional or even multiple offers is pretty slim.

Multiple offer situations can create a real dilemma for buyers in a seller's market.  Care should be exercised to not get into a "bidding war" that results in a win that is a loss!   Seek the counsel of your real estate agent and don't let emotions take rule!

In a multiple offer situation the key is to provide the cleanest offer consistent with the budget constraints.   The cleanest offer means the fewest contingencies necessary to seal the deal.  Read "What is a contingency?

Buying a home is very often the largest financial decision many buyers make and should be undertaken with the guidance and counsel of a professional Realtor who knows your market.

If you are considering buying a home take a look at the below articles.  If you have questions about the home buying process in Brevard County, Florida, call me at 321-693-3850.
agent@moving2brevard.com

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