Florida Homes For Sale - Melbourne, Viera, Rockledge, Suntree

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

2018-05-02T11:31:00.003-04:00

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!

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

2018-04-29T09:19:00.004-04:00

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

Send me an email if interested because it will likely go quickly!

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.

Brevard County, Florida Real Estate Market Summary for March 2018

2018-04-23T09:35:00.001-04:00

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.

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

2018-04-13T14:23:00.002-04:00

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!

View the MLS entry and complete photos here!

Obstacles to Selling Your Melbourne, Florida House

2018-04-12T12:06:00.002-04:00

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.

What is your house worth?
How much do you want for it?
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.

A 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.

Don't neglect these things when getting your house ready for the market...

Easy fixes before listing your home...

When selling your home every second counts...

Don't forget safety when preparing to sell your home...

The Three Ps of Selling Your Home..

Should I fix it or just give a credit?

Easy fixes before listing your home for sale.

Preparing your house for the market - Don't forget about safety.

Show your home, not your everything.

Brevard County, FL Real Estate Market Summary February 2018

2018-03-29T15:56:00.003-04:00

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.

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

2018-03-27T11:35:00.003-04:00

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.

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

2018-03-22T13:34:00.002-04:00

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!

View the MLS entry and complete photos here!

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

2018-03-20T10:49:00.001-04:00

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!).

Brevard County, Florida Housing Market Report January 2018

2018-02-21T15:15:00.002-05:00

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.

Would You Tell Someone Their Baby is Ugly?

2018-02-20T10:01:00.001-05:00

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.

Image courtesy of olovedog at FreeDigitalPhotos.net

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

2018-02-15T13:39:00.001-05:00

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.

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

2017-12-28T11:20:00.002-05:00

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!

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

2017-12-18T11:09:00.000-05:00

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

55+ Development in Brevard County, Florida

Heritage Isle and IRCC Comparison

Indian River Colony Club - Thirty Years and Going Strong.

What will you find at IRCC?

Older does not describe the homes at IRCC.

Downsizing to a 55+ Community.

Homes For Sale in Grand Isle - Market Report August 2017

Homes For Sale in Heritage Isle - Market Report August 2017

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

How to be a buyer in a seller's market.

Buying a house in Florida - A Language of Its Own!

When Do You Talk to the Mortgage People?

Buying a Home in Florida - Contract to Close in Twenty Steps!

Buying a Home in Florida - Due Diligence is a Buyer Responsibility.

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

2017-12-13T15:48:00.006-05:00

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.

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

2017-12-05T14:02:00.002-05:00

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!

When Do You Talk to the Mortgage People?

Why Does it Matter if I Work with more than one agent?

Why Won't a Realtor Just Go Show Me Houses?

Contract to Closing in Twenty Steps

How to "View" a Listing

Offers, Counter Offers, Negotiating...Buying Your Florida Home

Buying a Home in Florida - Keys to a Successful Closing

Finding the Perfect "Imperfect" Home

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.

Should You Sell Your Home During Christmas?

2017-12-01T11:37:00.001-05:00

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 FreeDigitalPhotos.net

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

2017-12-01T11:17:00.001-05:00

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.

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

2017-11-30T09:04:00.005-05:00

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.

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

2017-11-29T14:06:00.003-05:00

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:

Indian River Colony Club - Thirty Years and Going Strong.

What will you find at IRCC?

Older does not describe the homes at IRCC.

Downsizing to a 55+ Community.

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

When Do You Talk to the Mortgage People?

Buying a Home in Florida - Contract to Close in Twenty Steps!

Buying a Home in Florida - Due Diligence is a Buyer Responsibility.

Moving to Florida - Every Market is Unique.

2017-11-16T10:48:00.000-05:00

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.

Selling Your Home: Is Feedback a Waste?

2017-11-14T13:24:00.001-05:00

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.

Buying a Home - Don't Sabotage Your Deal!

2017-11-10T09:55:00.001-05:00

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!

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

2017-11-02T11:11:00.003-04:00

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.

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

2017-11-01T12:01:00.004-04:00

When it comes to buying a home there are a few things smart buyers should avoid including

buying the largest house in the neighborhood.
buying the most expensive house in the neighborhood.
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.