Monday, July 17, 2017

Home For Sale - Gated 55+ Community - Melbourne, Florida $209,000

Located at 3613 Osceola Drive in the gated 55+ community of Pine Creek in Melbourne, Florida this two bedroom two bath two car garage home is offered for $209,000.  (View community map at bottom of post).

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

This is the only home for sale in Pine Creek at this time!
Within the community this home is close to the club house and community pool (across street about 200 ft away!)  See on map at bottom of this post.  

With association fees at $500 a quarter the lawn maintenance and exterior maintenance is included [REVIEW HOA DOCUMENTS TO VERIFY WHAT IS COVERED BY DUES]. Some of the features offered included:
  • Concrete block stucco construction 
  • Open Floor plan with cathedral/high ceilings
  • 1,335 sq.ft. under air
  • Hurricane shutters all around (back porch and garage electric, others accordion type) 
  • All electric
  • Brick Paver drive way, walks and screened back porch 
  • Well with sprinkler system 
  • Fresh paint
  • Electric screen doors in garage to take advantage of fall weather!
  • Large walk in closet in master bedroom
Call or text me at 321-693-3850  for information.

Wednesday, July 12, 2017

Home For Sale - Port St John, Florida - 3 BR 2 Bath 2 Car Garage Pool $149,000

This new listing in Port Saint John, Florida will not last long.  There are multiple showings happening today as investors seek to find opportunity in Florida.

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

Offered at $149,000 and located at 4349 Camberly Street, this three bedroom two bath two car garage screen enclosed pool home was built in 1983.

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

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

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

According to sellers roof was replaced in 2004 as was the air conditioner.  There are some stucco and siding repairs required.  Additional photos will be provided soon.

View the MLS entry here.

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

Wednesday, July 5, 2017

Rental Market Pressures and Millennials... Is It Time to Buy a House?

The decision to purchase a home is not a simple yes or no.  The factors influencing the decision are not the same for each person. 

Of course the primary decision is one of commitment.   This particular factor takes many forms.  Probably most importantly having a house with a mortgage (most buyers) requires a long term financial obligation. 

The financial obligation extends beyond the simple mortgage.  It encompasses paying taxes, association fees, insurance, upkeep and maintenance and more!

Also a critical consideration is stability.  Stability in this context means staying in the area of your home, putting down "roots."  The acquisition costs, as well as the disposition costs, mean keeping a house for at least five to seven years is a necessity.

Stability includes other factors such as education and career progression.  If one is an entry level position and upward mobility requires relocation  then the time period needs to be a consideration.

There are other considerations which may limited by buying a house at this point in life.  A couple of key considerations are things like current budget/income and family make up.  Depending on area budget constraints may require the purchase of a smaller than desired house or an older property or one is a less desirable area.   And while no area is "bad," the realty of value, price and selling a house has one major impacting factor - location.  Is it worth the investment now in a smaller, less desirable property.  Over time houses do increase in market value.

Here is a trend line for Brevard County, Florida house values that shows long term growth of 4% compared to median sales prices for the past seventeen years (note the market bubble).

The market/sales price and values are uncertain as there are tremendous influences on values such as schools, employment factors, interest rates, environmental considerations (roads, traffic), opinions, crime rate and much more.  No one has a crystal ball!

Finally the decision to buy a house now is a personal decision.  The attitude toward home ownership may be influenced by watching the struggles of parents losing a home which was common place during the recent bubble and crash!  can be a greater influence than anything produced by some marketer.

Disposable income is offered so many options.  It could be the amenities offered in a rental community provide more benefit now than a house or neighborhood for the same money.

For some it could be the freedom to travel and create life experiences are a more desirable option  than the experience of mowing the lawn on a Saturday morning!

If you are ready to buy a home in Viera, Florida, call or text me at 321-693-3850.

If you are ready to sell your Rockledge home and become one of the mobile RV crowd (or downsize) I can help as well!

Monday, June 19, 2017

Does an Open House Work? (Things that may not sell your home)

The real estate market in Brevard County, Florida - especially central Brevard County - is a seller's market.  In the Viera, Suntree and Rockeldge area of central Brevard houses that are priced right will move rather quickly.

Looking at the period of May 1,  2016 - June 19, 2016 compared to the same dates this year shows this about Viera, Suntree and Rockledge single family home market.
  • Median days on market same time period last year was 53 days. This year it is 38 days (28% less).  
  • The percentage of list price received at sale has not change much over 2016 with this year sellers getting 98% vs last year 97%.  
  • Days to close (from listing date to actual closing ) is running about 76 days currently.
  • Average sales price for May-June 2017 was $328,000 while last year was about $298,000.
  • Median sales price this year is about $297,000.  The median sales price in Rockledge is about $212,000 so if price is a consideration look more to Rockledge instead of Viera or Suntree.
The above statistics garnered from the MLS system should make a seller optimistic in 2017 if the price is right for the condition.

Still, experience has taught me a few things about selling homes.  Such as..
  • Even when inventory is low presentation remains critical
  • Dirty homes, poor landscaping, and cluttered properties do not fare well - even in a seller's market. 
  • Days on market are a negative. In this market houses move unless there is either something wrong (price, condition, etc) or there is a physical defect (real or perceived) that turns sellers off.  Excessive days on the market make buyers think "what is wrong!
  • Open houses do not bring buyers if the property is not priced right or shows poorly.  Sure, when the inventory is low there will be foot traffic but likely no serious buyer.
  • Likewise, the best photos and attractive brochures mean little if the price of condition is an issue.
  • Buyers will always look for reasons to pay less....motivated sellers know this and do all that is possible to mitigate this strategy.
Something every seller must remember...even in a seller's market the property must be competitive.

Are you ready to sell your Viera Home?  Call or text me at 321-693-3850 for your free market analyses.