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

Buying a Home in Brevard County, Florida - Choosing Your Real Estate Agent

2012-01-26T17:21:00.007-05:00

Why would one choose not to have representation when as a buyer you do not pay your real estate agent - the seller does.

How do you find a real estate agent in Brevard County, Florida? The one method to avoid is calling the real estate agent on the listing sign in front of the house. They work for the seller - not the buyer.

I suggest buyers use Google, Bing or Yahoo. An Internet presence is a good way to find out who to call and interview.

When you get ready to hire a real estate professional to help you find your new Brevard County, Florida home here are a few questions to ask.

What areas do you specialize in or are the most familiar with?
How long have you been a real estate agent?
Are you a full time real estate agent?
What is the first step I (we) should take? [The answer to this is key....mortgage pre-approval, affordability. First things, first.]
Do you work with more buyers or sellers?
How long have you lived in this area?

The home buying process is really a very organized and structured process. Check these articles on home buying (especially useful for first time home buyers).

There is really only one way to buy a house....having a professional Realtor® working for you.I will be with you all the way to the closing table!

Selling your Brevard County, Florida Home - Choosing Your Real Estate Agent

2012-01-26T08:51:00.012-05:00

Sometimes home sellers do not have the luxury of choosing the time to sell but rather their circumstances make the choice for them. Having a professional Realtor® working for you will go a long way in relieving the stress of the process whether your situation is a regular (standard) sale or a short sale.

How do you find a real estate agent in Brevard County, Florida? When you get ready to hire a real estate professional to market your Brevard County, Florida home there are lots of questions to ask.

The questions include the include the simple and obvious ones like local area knowledge, marketing techniques, experience, pricing strategies, etc..

And then there are the questions that matter but are often forgotten like...

Who assists you in scheduling appointments?
Do you collect feedback from agents who will be showing my house?
If my house is vacant, how often will you check on it?
Once an offer is received who handles the transaction and monitors paperwork?
Who will make sure everything is on track to make sure all the i's are dotted and t's are crossed?
Do you have an assistant and what is their responsibility?

The real question to ask any real estate agent you interview is

"Are you going to be “my” real estate agent?"

When the "face" on the listing sign is never available the ride to the closing table can be a long and bumpy one.

When you are ready to sell your Brevard County Florida house or condo, call me or email me to discuss how I can work for you. And yes, I will be available when we get the offer and all the way to the closing table!

Turtle Creek Golf Course Town House - Rockledge Florida Price Reduced!

2012-01-25T04:33:00.001-05:00

Price reduced to $72,900. One of the best priced direct golf course properties in central Brevard County Florida (Viera, Rockledge,Suntree).

Summer Lakes in Viera – Executive Homes at $789,000...an example of pricing to sell.

2012-01-24T20:10:00.006-05:00

While reviewing recent sales in Viera’s gated executive community of Summer Lakes I noticed that three of the four active listings were priced at $$789,000.

All of these Summer Lakes homes are 4 bedroom three bath properties with 3,06-3,653 sq.ft. under air with 3/4 car garages and pools.

Is the pricing of homes in Summer Lakes so evenly coincidental?

Of course not.

Sellers (and their real estate agents) must know what the competition is within their neighborhood and immediate area. In the case of Summer Lakes it is necessary to know the prices of nearby communities like Charolais Estates, Colfax Landing, Fairway Lakes and Wyndham at Duran. Of course one of the keys to comparative pricing is identification of the differences and the similarities.

If you are considering selling your Viera, Suntree Rockledge, Florida home, contact me for a free no obligation market analysis.

Short Sale Strategy – A sellers obligation to negotiate the best price possible

2012-01-24T14:11:00.001-05:00

I am involved in several of short sale transactions as a listing agent as well as a buyer's agent. Of course these are separate transactions as it is not legal for a real estate agent to represent both sides in Florida (as a dual agent).

If you are not familiar with a short sale here is the definition in a nutshell..

A short sale is a situation where a homeowner is selling a property for less than the mortgage monies owed.

After a seller receives and accepts a favorable offer, the offer to purchase must then be sent to the mortgage lender because.....Short sale approval depends on the lender – period.

Although ultimately the decision whether to approve a short sale rests with the lender, my question to sellers is this...

Should the seller do all they can to get the highest price possible for the lender?

The answer to the above question should be an emphatic "yes!"

Why? Because if there is a deficiency (short fall) and there almost always is, the lender will have to make a decision on that short fall.

Do they write it off (forgive the debt)?
Do they require the seller to bring some money to closing?
Do they require the seller to sign a personal loan for the difference (or a negotiated amount)?
?????

These are just some of the possibilities so with this unknown it is obvious sellers should do the best they can to make the home sell for the best possible price.

And when an offer comes I believe it is a sellers obligation to negotiate the best price possible and then let the bank decide.

If you are considering selling your Brevard County Florida home and a short sale is a possibility, call me at 321-693-3850 or email me to discuss your options.

Some things should be obvious...

2012-01-20T13:16:00.002-05:00

Some things ~~are~~ should be obvious. They should not have to be written in the agent notes of an MLS listing for a home for sale.

Something like..... "Seller requests only qualified buyers…"

Home buyers sometimes do not understand how buyer's agents get paid. Almost always the seller of a home is paying the listing company a percentage of the sales price (always negotiable). This percentage is usually split 50/50 with the real estate agent working for the buyers.

As a buyer's agent working with buyers I only get paid upon a sale, why would I show a seller's home my buyer customer can't purchase?

As I work with buyers and sellers in Brevard County, Florida, I can assure you I will only show a buyer homes that meet their needs/expectations and what they can purchase.

Further, my expectation is the agents who show my listings are only showing qualified customers.

If you are ready to buy or sell a home in Brevard County, Florida, call me directly at 321-693-3850 or email me if I can help in any way.

Home Buyer Tip -Does Proximity to Amenities Really Impact Price?

2012-01-20T04:18:00.003-05:00

I was showing properties this week at Heritage Isle in Viera. Heritage Isle is a gated 55+ community in one of the most desirable ares of central Florida.

One of the properties we saw was located around the corner from the clubhouse, tennis courts, pools, etc. And then some were several blocks away - similar but priced a little less.

I wondered if prospective buyers would place as much value on the proximity to the clubhouse.

Also this week I was showing a young couple homes in the Viera East neighborhood of Auburn Lakes. One of the homes was located across the street from the community pool. I wondered if this location near the pool had an impact on the eventual selling price.

As a buyer you have to consider the location differences, even within the same neighborhood, when looking at prices.

My experience with Brevard County home sellers clearly shows being near the pool or clubhouse should be, in their eyes, worth paying a little bit more.

When I go on a listing appointment I like to ask the owner what they like most about their home. Very often it is the proximity to the pool or playground!

So does proximity to amenities really impact price? It all comes down to which side of the transaction one is on!

When you are ready to buy or sell real estate in Brevard County, Florida call me at 321-693-3850 or email me.

Home Seller Tip - The Grandest of Grand is the Hardest to Sell

2012-01-19T19:54:00.002-05:00

I am not sure if this should be home buyer warning or a home seller tip.

I recently reviewed a listing where the property is priced higher than the previous 121 sales in the neighborhood. (Those sales go back to January 2004 and included the big “run up”years.)

The home is much larger than any of the sold homes as well but what strikes me is the high price. Who is going to buy this one? Why would anyone choose this house over a similarly priced one in a more desirable are like Viera (west of I-95 in Brevard County)?

There is nothing wrong with the home's location. It is located in a neighborhood where I have previously sold homes. But it is an over-improvement.

As a buyer I recommend you look at the mid-range or even a bit lower priced homes in any neighborhood. There is no advantage to being the highest priced home.

But there can be an advantage to being the mid sized/mid-priced home down in a neighborhood of larger properties!

Florida Homestead Exemption–Brevard County Florida Property Appraiser Links

2012-01-19T10:02:00.001-05:00

Florida residents may apply for a special property tax exemption on your main residence (homestead). This exemption can reduce the taxable value of your home by up to $50,000.

New home buyers in Florida need to keep in mind this exemption does not automatically transfer with a property when it is purchased.

Also, when you purchase a new home, check the current homestead exemption status at the time of purchase. There are additional exemptions including exemptions for disability, for blind persons, for totally and permanently disabled persons, disabled veterans, widows and others. This is not an all-inclusive list, check the Brevard County Property Appraiser web site.

The annual regular filing period for this exemption is January 1 to March 1 each year. The nice thing about filing homestead exemption – as long as there are no changes in your status, there is no need to file again! No need to file in person, do it online.

Check the Brevard County, Florida property appraiser web site for more information on homestead exemptions and property taxes.

You lowered your price while I was waiting on your real estate agent?

2012-01-18T21:41:00.002-05:00

Forty-eight hours ago I requested disclosures from your agent about your Brevard County, Florida home. Nothing real hard here.. Sellers Real Property Disclosure, Sellers Mold Disclosure, Sellers HOA/Community Association Disclosure….all the routine stuff.

The agent’s assistant was off so I have to wait.

Interestingly, you reduced your list price in the interim.

Is this a signal that there is even more room for negotiation? Is the motivation to sell increasing?

My guess is yes.

If you are considering selling your Viera or Rockledge, Florida home, choose the right agent who will be available when your buyer comes calling.

Home Seller Tip - Show them a property that exceeds their expectations

2012-01-18T02:53:00.003-05:00

This is not another one of those all too common "price is the key" real estate articles. It is only intended to give to pointers about how to sell your Brevard County, Florida home.

Key point one - Who will your buyers most likely be? Will it be executives, professionals, retirees, young first time buyers? Perhaps it will be a second home buyer or an investor.

Key point two - With the knowledge of who your buyer will likely be then now what will they expect in a property?

If they are looking at an executive home, are they going to be expecting to see a property with carpet allowance offered? Or at your list price are they going to expect granite or Silestone® counter tops?

If your home is priced (and marketed) as a move in ready property, are they going to want to come in and make major repairs?

Selling a home in this market is a very challenging task. To increase your likelihood of success, know who your buyers will be and what they want to see when they open your front door.

And then show them a property that exceeds their expectations - from both the price and condition perspective.

Considering selling your Viera home? Contact me for a free market analysis!

What a Real Estate Agent Is and Isn't...

2012-01-17T17:12:00.008-05:00

One of the most invaluable tools in the home buying or home selling process is your real estate agent. The right (or wrong) real estate agent can make a big difference in the entire experience.

But one of the keys to remember whether buying or selling, your real estate agent is not an expert in all things. Your real estate agent should not be your "go to person" when it comes to advice in areas like...

Repairs...

Interpreting contract language...

Surveys, Property Lines....

Banking...

Home Inspections...

If you are considering buying or selling a home in Viera, please give me a call. If at some point you need the services of an attorney, CPA, home inspector or other professional, I will gladly point you in the right direction!

Gary L. Waters PLLC
Realtor®
Broker Associate
Century 21 Baytree Realty
Rockledge FL 32955
321-693-3850

Home Seller Tips - Barriers to Selling Your Home

2012-01-16T17:17:00.002-05:00

This short post is not about the most critical barrier to selling your house – price. Rather it is about the other little things that can interfere with getting to the closing table.

Little things like…

24 hours notice required – no exceptions!
Clutter. Too much stuff is never good!
Pets jumping on buyers. Love the friendliness but not when showing your home.
Filth. Not talking about a lived in look but more of a neglected, frat house style.
Tobacco smoke.
Owner must be present - no lock box!
Dark, personalized paint. Well lighted, neutral works best!
Showings in evenings only!

When preparing your home for sale try to see "your" house from "their" perspective. It is really easy if you try. And some of the things to not do when selling your home...

Preparation and staging a house when selling is key. You want to impress, not depress, prospective buyers. You only get about ten seconds for someone to form that dominant opinion.

Need some help selling your Viera home? Call me at 321-693-3850 or email me for a free market analysis.

Home Buyer Tip - The "Comps" Don't Lie....

2012-01-15T13:14:00.017-05:00

In a buyer's market listing price is rarely paid by any buyer unless the seller is extremely motivated and chooses to approach the listing from a "let them fight it out perspective" and lists at a lower than the competition price. There is nothing wrong with attracting multiple offers!

The best indicator of the real potential selling price is what has sold recently that closely resembles the subject property.

In some of the ares of Brevard County, Florida, finding similar properties is rather easy. If you look at many of the subdivisions of Viera, the same floor plan is common. If you look at the 55+ communities in Viera like Heritage Isle or Grand Isle it is easy as well.

When considering a purchase offer the comps don't lie. Pennies on the dollar is not a strategy even in a buyer's market! Sure, your real estate agent may need to dig a bit for any unusual conditions or concessions but still a reasonable indicator of a selling price (listing price) will be the comparative properties.

There are not a lot of buyers in the Brevard County, Florida real estate market at this time.

But the buyers in the market are mostly serious...

Home Buyer Tip - Quality (Condition) is always linked to price regardless of what the marketing fluff says!

2012-01-13T14:57:00.006-05:00

This is not a newsflash! At the end of the day not all deals are as good as one may think. Especially that short sale or foreclosure property you may be considering.

A wise person said a long time ago "In this world you get what you pay for!"

If you have read very many real estate listings you have probably seen the words.... like "great value for the handy person," "a super deal," "unbelievable" and...well you get the picture.

Most of the time these words are meaningless fluff!

I must concede that the writer (agent)/seller almost always sees the glass as half full!

Distressed properties, especially foreclosures, are very often priced less than standard sales and for a good reason.

Short sale properties often suffer from deferred maintenance.   Even worse are the foreclosures where the appliances, AC, hot water heater, garage door opener, and more have disappeared. I have seen properties where even the interior doors, the vanities, and more have disappeared.

Was it the previous owner or did someone vandalize the property?   You never know but there is one thing you should remember ...you get what you pay for in this world.

If you are thinking about buying a short sale consider this point... Are you a good potential short sale buyer?

If you are considering a foreclosure make sure you understand the difference between a foreclosure and a short sale.

Quality (condition) is always linked to price regardless of what the marketing fluff says!

Brevard County Florida Real Estate - Knowing the “Why” First...

2012-01-13T01:39:00.004-05:00

As a seller in any real estate market whether good or bad it is critical to know why you are selling before calling any real estate agent to discuss listing your home.

Besides, any real estate agent worth the time to interview is going to ask you why (among other things) at first contact.

It is a down market. It is a buyer’s market. You are not going to get premium dollar for your home or condo.

So knowing why you are selling and what you plan to do next is more important than ever.

Is it to take advantage of the lower prices and move up to a larger or newer home? Or is it time to downsize to a condo or smaller home?

Or, are you an investor with the cash available to invest in rental properties? [Rental rates have been increasing in the Brevard County market.]

Or perhaps you find yourself facing a hardship which makes selling necessary but owe more than the market will pay for your home? Are you a candidate for a short sale?

As a seller knowing why you are selling will help your real estate agent market your house or condo.

If you are ready to sell your Viera, Florida home, give me a call to discuss why and how I can help you.

Short sale - 834 Laurel Drive Rockledge, Florida

2012-01-12T12:20:00.002-05:00

Very nice home for sale in Rockledge, Florida. Call me about this short sale located at 834 Laurel Drive in the St Michel subdivision. What is a short sale?

As 2012 begins what is the state of the “short sale” real estate market in Brevard County, Florida?

2012-01-10T16:53:00.001-05:00

About five years ago the real estate market was pretty simple - everything was selling for a higher price almost every week.

In 2012 the real estate market is much more complex. The 2012 real estate market really consists of several sub-markets (Perhaps the subordinate markets were always there but with less notoriety).

The subdivisions I am referring to include the standard (regular/fair market/normal) sales, foreclosure (bank owned/REO) sales, and the short sales.

As a seller it is important to know what is your competition is from within those markets. As a standard seller your competition will primarily be other fair market sellers but some will still come from the short sale market.

As a buyer it is important to know what is available from those markets and whether a distressed property is a real consideration (short sales are not for every buyer).

Just four months ago (September 8, 2011) there were 721 active short sale single family home listings in Brevard County. This represented 27% of all single family listings in Brevard County. There were 522 single family closings in August 2011 with just over 25% being short sales.

In January 2012 there are 687 active residential single family short sale listings in Brevard County. This is about 26% of all single family listings.

In December 2011 there 165 short sales among the 486 residential closings - about 34% of all the closings.

So as 2012 begins it looks as if the pattern is very similar - short sales are a major force on the market in Brevard County, Florida.

Here is a chart which shows the single family residential active listings by type of sale as of today.

Considering selling your Brevard County, Florida home in 2012? The time to get moving is now!

Ventura at Turtle Creek in Rockledge–2011 Sales vs. 2012 Active Listings (A Comparison)

2012-01-09T15:42:00.002-05:00

Ventura at Turtle Creek in Rockledge, Florida is a newer gated condo community developed by Pulte Builders around 2005-2007. Currently there are four buildings completed with room for additional buildings at some point.

This gated condo community provides excellent amenities, very attractive prices and a resort lifestyle in a central Florida location close to everything.

With its club house, pool, conservation area, convenient location next door to Turtle Creek Golf Course, proximity to excellent schools and more, this gated condo complex deserves a look if you are considering a central Florida condo!

With Orlando International Airport only 40 miles away, The Ventura at Turtle Creek makes a great choice for second home and vacation home buyers as well as commuters!

Some background on the community can be gathered from previous posts in this blog like this one that describes the Floor plans with descriptions. (Also interesting to compare these 2008 prices with 2012.)

Currently (January 2012) there are five active listings in Ventura at Turtle Creek. The list prices range from $90,000 to $148,000. Two short sale listings are priced under $100,000. There are four short sale listing under contract at this time as well.

There were seven units sold in 2011 based on data in the Brevard MLS system. Selling prices ranged from $66,000 to $112,000. The last unit sold in Ventura at Turtle Creek closed on December 8, 2011 with a selling price of $85,000 for a 3/2 unit with 1,447 sq.ft. under air.

For information on buying or selling condos in the Ventura at Turtle Creek in Rockledge or the Viera area, call me at 321-693-3850 or email me.

Rockledge Florida Short Sale - Offered at $140,000!

2012-01-09T09:41:00.000-05:00

Rockledge Florida Short Sale - Offered at $140,000! Three bedroom 2 bath 2 car garage, fenced yard, great location.

For more information....MLS#631170

If you plan to sell your Brevard County home in 2012, What are you waiting for?

2012-01-08T11:46:00.002-05:00

There is a time for everything...including to sell your home. The beginning of the year is the time to prepare, list and sell your home. The reality is the average days on the market in Brevard County is about 120 days (4 months). So, if you are considering selling your home before the summer why not start now?

Look at the residential sales for the first six months of 2011 in Brevard County... Is there a pattern?

Look at the 2010 residential sales as well....Is there a pattern?

If you are considering selling your Brevard County, Florida home in 2012, this is the time to start the process. Call me at 321-693-3850 or email me to discuss marketing your home in 2012!

Gary L. Waters PLLC

Florida Licensed Real Estate Agent

Century 21 Baytree Realty

Rockledge, FL 32955

Top 10 Highest Priced Homes Sold in Viera During 2011

2012-01-07T12:13:00.001-05:00

Viera (Melbourne, Florida) is Brevard County's Florida's most popular planned unit development.

It is the newest development in Brevard County. It is home to the area’s newest hospital, Viera Hospital. [Here is a nice video on Viera Hospital.]

Viera is home to excellent shopping at The Avenues of Viera, professional baseball (Washington Nationals spring training facility also), the largest high school in the county (Viera High School), many restaurants, a couple of excellent golf courses including Duran Golf Club and much more!

Best of all for those looking to buy a home in Brevard County, Florida.... Viera has become very affordable.

A look at the highest priced homes sold in Viera in 2011 (pulled from Brevard MLS data) will show just how affordable prices have become recently - even at the highest end of the buying spectrum.

There were only 21 properties that sold in Viera for over $500,000 in 2011. These were all located west of I-95 in the “new” Viera area.

To put this small number in perspective…477 single family homes sold in all of Viera last year (182 of these were west I-95).

As for million dollar homes…only one home sold for more than the million mark – 4419 Chiming Lane in Summer Lakes – a 3,303 sq.ft. home on 1.26 acres with 4 bedrooms/4.5 baths /3 car garage with pool. Selling price was $1,098,000.

Summer Lakes is indeed home to some very nice properties. The next five highest priced homes sold in Viera during 2011 were also in Summer Lakes. These included -

4428 Reseda Way – 4,024 sq.ft. sold for $945,00
3133 Bellwind Circle – 3.926 sq.ft. sold for $929,500
2922 Bellwind Circle – 3,526 sq.ft. sold for $815,000
3212 Bellwind Circle – 4,5651 sq.ft.. sold for $775,000
3012 Bellwind Circle - 8,071 sq.ft. sold for $756,672

Rounding out the top ten highest priced homes sold in Viera in 2011 were -

3728 Imperata Drive in Charolais Estates, a 3,505 sq.ft. home selling for $737,500
3188 Wyndham Way in Wyndham at Duran, a 4,275 sq.ft. home selling for $700,000
5099 Duson Way in Charolais Estates, a 4,652 sq.ft. home selling for $690,000
3209 Wyndham Way in Wyndham at Duran, a 4,655 sq.ft. home selling for $670,000

Even if you are not in the market for a gated, executive home at the high end of the price spectrum, Viera has something for you!

For information on homes for sale in Viera, Florida, call me directly at 321-693-3850 or email me.

First Time Home Buyer Tip - Sometimes it is best to rent….

2012-01-06T22:34:00.009-05:00

Sometimes, as much as one thinks they must purchase a home, the reality may be renting for the present is the best option. Depending on the circumstances renting may be the only option at this time.

I recently spoke with someone who had no money, bad credit and only their word as a “promise” to pay.

They knew they could not get a mortgage. Owner financing was the most likely option.

I have no doubt about this individual's sincerity.

Still I had to explain the owner’s position from my perspective. A seller has to have some sort of reason to assume all the risk.

Buying a home is a major step and takes planning.

The initial planning should focus on desire and ability to buy.

If you are a first time home buyer and have questions about the process, give me a call or send me an email.

Homes for Sale in Grand Isle–Viera Florida’s “other” 55+ Community

2012-01-05T14:37:00.002-05:00

Grand Isle is different than its younger sister community Heritage Isle. Although they are both 55+ gated communities in Viera, the differences are noticeable - at least to my customers whom I have shown both.

The homes in Grand Isle are a few years older, the yards seem to be larger with more green space. The environment overall seems a bit quieter.

Being smaller than Heritage Isle, it is only natural there are fewer homes for sale.

As January 2012 begins there are 23 homes for sale in Heritage Isle while only eight are on the market in Grand Isle.

Grand Isle has only one short sale on the market in January while Heritage Isle has at least four as of today.

Home prices in Grand Isle range from a low of $149,000 (a 2 bedroom 2 bath – small for the development) to $284,900. Six of the eight listed homes are priced below $230,000.

There are three homes in Grand Isle currently under contract – all contracted since mid November. The last home to close in Grand Isle was a short sale that sold on January 3, 20122. This short sale at 1666 Grand Isle Blvd. sold for $229,000.

For information on homes for sale in Grand Isle and Heritage Isle, send me an email or give me a call.

Heritage Isle–Viera 55+ Community Market Activity January 2012

2012-01-05T11:27:00.002-05:00

As 2012 begins there are 23 single family homes for sale in Viera’s premier 55+ community of Heritage Isle. Most of the homes for sale are standard sales although there are four short sales (three of the lowest priced properties).

List prices for the homes for sale in Heritage Isle range from $153,000 (a 3/2/2 with 2,011 sq.ft.) to a very high $459,900 (a 5 bedroom 4 bath 3,491 sq.ft. home).

Overall prices in Heritage Isle are very reasonable with only two of the listed properties over the $300,000 list price. Nine of the listings are below $200,000; seventeen are below $240,000!

While only one home sold in December 2011 (a 1,862 sq.ft. 2 bedroom 2 bath at 6965 Lovington Way which sold for $149,900) there are four homes under contract in Heritage Isle – two are short sales.

For information on Heritage Isle in Viera, please send me an email.