Thursday, December 31, 2009

In Florida we put real estate offers in writing…

Over the past few years I have worked with several (OK, more than several) investors from out of state who were looking to capitalize on all the short sale and foreclosure bargains in Brevard County, Florida.

A couple of issues always seem to come up early in the process. In Florida it is not as simple as calling the seller's agent up and saying “how about $140,000 on that listing you have in Viera?”

No, the real estate purchase process involves several steps but the first two are critical:

  1. All offers must be in writing.
  2. Proof of funds is required.

Sellers, even short sale and foreclosure sellers, will not entertain verbal offers.

Furthermore, if you are serious your written offer will include a proof of funds letter, a mortgage pre-approval or some other tangible proof of your ability to make the purchase.

For information on the short sale process, either as a buyer or seller, call me at 321-693-3850 or email agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Read my blog Observations of a Viera Florida Realtor.

Need a real estate agent in Baytree? Hire me, Hire me!

As per my routine I was reading Internet postings this morning and it occurred to me how many real estate agents in Brevard County, Florida advertise only one way.

It is mostly hire me, hire me!

Choosing a real estate agent in Brevard County, especially if your home is in one of the exclusive communities like Baytree Golf Course, Duran Golf Club or even Heritage Isle, requires you choose an agent who knows your specific neighborhood.

Sure, real estate knowledge is critical but nothing beats local knowledge.

  • Need an agent who knows Baytree Golf Course communities, hire me!
  • Need an agent who knows Heritage Isle, the 55+ community in Viera, hire me!
  • Need a real estate agent who knows the Duran communities, hire me!

We (myself and my Associates) are your local experts in Brevard County!

Read my blogs at www.brevard-homes-for-sale.com and www.moving2brevard.blogspot.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Email me at agent@moving2brevard.com or call me at 321-693-3850.

Tuesday, December 29, 2009

Pay attention to interest rates…or you will “Pay!”


As we approach 2010 interest rates are still at relatively attractive rates – historical lows.

The variation in interest rates can have a tremendous impact on your payments. Think of that over impact a 1% interest rate increase can have over the life of your loan.

Point is, the interest rate has an impact on your finances for many years to come!

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call or email me at agent@moving2brevard.com.

Monday, December 28, 2009

As long as you are talking

I have worked with plenty of buyers of real estate in Brevard County Florida over the past six years and I have found out one thing always works…

as long as you make an offer that is not insanely low, you have the possibility of buying the house you want!

Negotiation skills are important in all real estate transactions.

After all, the purchase of a home is probably the most significant outlay of money that a person may ever make.

[notice I did not say investment…’twas intentional!]

If you are considering buying or selling real estate in Brevard County Florida, let me know…

I know a great real estate professional who is ready to work with you!

©Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Email me at agent@moving2brevard.com.

Read my blog at www.brevard-homes-for-sale.com.

Thursday, December 24, 2009

If you had bought that Brevard County Florida Home

Over the years as a real estate agent in Brevard County, Florida I have driven a lot of miles showing homes to folks considering making the move to Florida for the great northern states!

Many have including those who purchased in Heritage Isle, Viera’s premier 55+ community. Some have purchased in Suntree and Rockledge – both in central Brevard County and close to everything!

Back to the title…if you had bought that Brevard County Florida home you would be here on Christmas Eve in 76 degree sunshine weather!

Think about it…as you shovel that snow!

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Monday, December 21, 2009

FSBO Viera and Suntree Advertise Here


If you are a For Sale By Owner seller in Brevard County, Florida and you would like to advertise on this site, let me know. If you would like photos and a write up, I can do it!

This is strictly an advertising medium that generates lots of traffic. However, if you would like a real estate agent to assist with your sale, let me know.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty. Email me at agent@moving2brevard.clom

Buying a home in Viera Florida

If you are planning to move to or purchase a home in the planned unit development of Viera, Florida, please feel free to contact me.

As a real estate agent with Century 21 Baytree Realty in Rockledge, I know the area and have the resources to make your experience a pleasant one!

Email me at agent@moving2brevard.com. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Read my blog Florida Homes for Sale and Observations of a Viera Florida Realtor, please.

Thursday, December 17, 2009

The Sub Prime Aftermath

Many buyers are now caught up in the aftermath of the buying frenzy of several years ago. With rising housing prices, easy credit and sometimes greed, folks went head first into the housing market.

And many probably should have never been there. If their credit was not sterling then why were they given the mortgage?

Many buyers ended up with these adjustable rate mortgages that escalated and increased the payment hundreds of dollars a month.

Choices were made. Some good, some bad. Now these folks are involved in short sales or even bankruptcy.

Yes, the sub prime aftermath is not a pretty sight.

Some who were chasing the dream have gotten tired and gone the short sale route....and learned a valuable lesson!

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!


Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.

Friday, December 11, 2009

Who pays your real estate agent?


Often real estate buyers, especially first time home buyers, have little knowledge of what is involved with the hiring of a real estate agent much less how real estate agents are paid.

First of all, most real estate agents are self employed.

They (myself included) only make money when one buys, sells or rents real estate!

A buyer usually never pays their real estate agent a fee when they buy a home. When sellers list their home for sale the listing agent charges a fee. That fee is usually split with the real estate agent who brings he purchaser to the transaction. Thus, the buyer does not pay.

Similarly when an owner rents their property the owner is charged a fee. When a tenant rents the property, a percentage of the fee goes to the renter’s real estate agent.

If you are in the market for real estate as a buyer, call a local real estate agent. The call is free and more than likely, so are their services!

When you are ready to buy or sell a house in Viera, Suntree, Baytree or Rockledge, Florida, call me at 321-693-3850 or email agent@moving2brevard.com.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.

Sunday, December 6, 2009

Can we take the stress out of home buying?


The answer is probably not all of it. Buying a home is an exciting time, especially if you are a first time home buyer.

However, the stress can be managed!

This is where your real estate agent (buyer's agent) comes into the picture. Once you have established your budget and received your mortgage pre-approval, you will look at prospective properties. And look.

[According to the National Association of Realtors "2009 Profile of Homebuyers and Sellers, Florida Report," the typical homebuyer searches for twelve weeks and views 15 properties when buying in Florida.]


Your real estate agent can help you look objectively at prospective properties that meet your budget and needs.

Sure your real estate agent wants you to buy a house but they want you to buy the right house! Once you have found the "right house" your buyer's agent will be there to guide you through the transaction.

And as a buyer you do not pay for the services - sellers do!

In Brevard County, Florida I would welcome a chance to work with you as you search for that new home.

I want to help you find the right home!

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Saturday, December 5, 2009

Grand Isle Viera – Market Activity Nov-Dec 2009

Grand Isle, the “other” 55+ community in Viera , Florida offers those looking for a gated, relaxed Florida lifestyle lots of choices.

Although smaller than the newer Heritage Isle community (west of I-95), Grand Isle offers a seemingly quieter community with equal access to shopping, golf, medical facilities and more.

As of today there are 8 properties for sale in Grand Isle. The prices range from $160,000 to $319,900.

Prices in Grand Isle are competitive with Heritage Isle although they tend (in my opinion) to be a bit higher and with larger lots.

If you are considering a purchase in Grand Isle, Heritage Isle or any 55+ community in Melbourne, Florida, please contact me directly at 321-693-3850 or email agent@moving2brevard.com.

©Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Read my other blogs Observation of a Viera Florida Realtor and Florida Homes for sale.

Friday, December 4, 2009

The price looks good but….

I have heard several buyers recently say the same thing,

“The price is good but the association fees are unreasonable!”

This has really become more of an ever increasing issue with buyers as the price of condos in the Brevard County, Florida area have dropped.

A condo for $50,000 is a good deal but $400 a month in fees is steep for many!

I can see where the buyer prospects are coming from because when the prices were high the condo fees as a percentage of the monthly payments were not that high and most owners were current.

Now that the prices have dropped it has only made the association fees seem even that much higher.

Condo fees and homeowner association fees are indeed an unknown when you purchase in a development that has an association. Costs will rise and the owner’s share may eventually rise as well.

There is concern among homeowner associations:

Financial woes for homeowners associations

ORLANDO, Fla. – Dec. 4, 2009 – A recent survey of Florida homeowners associations found them feeling beleaguered and discouraged.

More than 90 percent of the 777 associations surveyed by the Community Association Leadership Lobby say they expect their financial troubles will continue or deepen in 2010.

About 60 percent of survey respondents increased assessments to cover budget shortfalls caused by delinquent owners. And about 66 percent of respondents say there has been an increase in the number of property owners who are more than 60 days late paying fees and assessments.

The results of this survey are likely to support calls for legislation that would allow associations to collect more late fees from investor-owned properties and collect payments directly from tenants renting properties.

Source: Orlando Sentinel, Mary Shanklin (11/23/2009)

Of course the number of owners in arrears may impact the operating capital as well. That is exactly the reason I always recommend my buyers obtain financial information on any neighborhood they plan to purchase within.

Services that condo associations provide are nice. Facilities are nice.

But there is a cost to be borne by all owners.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Moving to Brevard County, Florida.

Monday, November 30, 2009

Irony defined: MLS states "short sale but will not last long!"

The subject was a comment I tweeted (what you do on Twitter) a few moments ago.

Short sale sign It was in response to an MLS entry I had read moments earlier. I must correct my comment though.

Some short sale properties in Viera are indeed listed at some very attractive prices. As a result they will not last long if you mean they will be under contract soon.

In that case the statement is quite possibly very factual.

If you are a short sale buyer in Viera or Suntree and think that it means the deal will close soon after your offer is accepted by the seller then you are mistaken.

Short sales take time and a great deal of patience. Depending on who the lender is approval by the third party may take 6 months or more!

If you are interested in short sale properties in Brevard County, Florida, let me know. I will gladly send you some listings that meet your criteria.

Call me at 321-693-3850 or email me at agent@moving2brevard.com. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Read my blog Florida Homes for Sale and visit my web site www.moving2brevard.com.

Sunday, November 29, 2009

Wishing is always easier than Working…

“What do you want to be when you grow up?” I don’t think there is a person alive who was not been asked that question. And some achieve that desire expressed so early.

Not by wishing but rather working.

Selling a house is no different. It is done not by wishing.

When you have decided to sell your Viera or Suntree or Melbourne, Florida home you will interview and hire your real estate agent – a very professional real estate agent like, for example, Gary Waters, Century 21 Baytree Realty.

Now what?

Certainly wishing will not get it done. Work is required – by you and your real estate agent.

Selling involves getting ready to sell and folow though such as:

  • clean,
  • de-clutter,
  • depersonalize,
  • maximize curb appeal,
  • paint, if necessary
  • a preemptive home inspection in an older home,
  • fix those little annoying things you have let “slide”,
  • establishing right price,
  • make available for showing,
  • provide for safety and security of valuables (never know who is coming in your house,
  • preparing marketing material,
  • Internet exposure,
  • writing articles for publication on the Internet,
  • taking photos,
  • put the sign up,
  • advertise,
  • and the list goes on.

In the end your house will sell because of wishing wellwork not wishing on a star or in a wishing well. Work that you and your real estate agent have accomplished.

When you are ready to buy or sell a house in Viera, Suntree, Baytree or Rockledge, Florida, call me at 321-693-3850 or email agent@moving2brevard.com.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

Read my blog Florida Homes for Sale and Observations of a Viera Florida Realtor.

Saturday, November 28, 2009

The language of real estate….

"So we either speak where others understand us or buy one of them translation books like the tourists"

sold2 I made that comment recently on a blog post by Realtor Jane Cross. She had been discussing in her article “I’m sorry but what did you say” how those of us in the real estate industry (Realtors, home inspectors, mortgage lenders, property appraisers, insurance agents) have our own language.Attractive Woman with Her Books

Each profession has its own language.

Just look at the medical industry! Even librarians have their own language… the Dewey Decimal System is a language, right?

As a real estate agent in Brevard County Florida I see a lot of temporary residents (snowbirds) and tourists. Tourists are very important to our Brevard County Florida economy.

As a real estate agent I need to must communicate with you in a language you understand.

And provide a level of service that makes you want to come back again - just like that tourist.

My clients really are like tourists visiting my "locale" only every few years or so!

If you are a first time buyer, or even an experienced buyer or seller, and want a real estate agent who understands how to communicate in a way you will understand, call me.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree, Rockledge, Florida, 321-693-3850 or email agent@moving2brevard.com.

Sunday, November 22, 2009

Not too hot, Not too cold...just....

I have seen MLS entries that had the comment added "All Reasonable Offers Considered."

Now what are they really trying to say?

  • Does this statement really mean "I am desperate, please buy my house?"
  • Does it say "I know my house is over priced so you decide the price and make me an offer?"
I heard a politician make a comment this morning that the opposition was not being reasonable. Politicians sometimes confuse me.

Webster back in 1913 "Not excessive or immoderate; within due limits; proper; as, a reasonable demand, amount, price. [1913 Webster]"

I know that in the past 96 years or so the English language has changed a bit? However, reasonable should mean the same thing.


As a seller your list price should be saying "Make me an offer - not too excessive or immoderate." (Why not too excessive? Unless it is a cash deal it must appraise at the purchase price!)

I wonder if Goldilocks had used the same reasoning the story would have read "not too hot, not too cold, just reasonable"


Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community in Viera, a golf course community like Baytree Golf Course or water front, give me a call at 321-693-3850 or email me at agent@moving2brevard.com.



Friday, November 20, 2009

Augusta Trace subdivision in Rockledge Florida

Augusta Trace is a nice, albeit smaller, subdivision located at my favorite golf course, Turtle Creek Golf Club.

My office is located down the street from Augusta Trace so this morning I drove down the street past my office to see the properties for sale.

There are not a lot of homes within Augusta Trace, probably 60 or so, thus I was not expecting to find a lot of active listings. It was a good sign to see that there were a few signs up. When I got back to the office, after snapping a couple of photos, I checked - no active listings at this time - just a few awaiting closing!

If Augusta Trace is a neighborhood that interests, let me know and I will set up a search that will email any new listings to you as soon as they hit the market.

Besides being near great golf, Augusta Trace is easily accessible to I-95, shopping and the planned unit development Viera. It is quite convenient to the baseball stadium, shopping, restaurants, excellent schools and more!

With only about 45 miles to Orlando, ....the location can't be beat.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call 321-693-3850 or email agent@moving2brevard.com.

Plantation Point in Rockledge Florida - Market Activity November 2009

Plantation Point, located in Rockledge just off Barnes Blvd, provides some very attractive housing opportunities for buyers in Brevard County, Florida

As of today (November 20, 2009) there are only three active listings in Plantation Point. These homes were all built in 2004 with square footage from about 2,200 to about 3,600 - large homes!

One of the characteristics I like about Plantation Point is its proximity to everything - beaches, gold restaurants, shopping, Orlando, good schools and more!


Listing price for these active properties range from $275,900 to $359,000. There are four properties under contract (short sales). Only one deal was closed in October 2009 for $318,000 (over 3,000 square feet).

If you would like information on any of the homes for sale in Plantation Point or Rockledge or Viera, please feel free to contact me. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Please read my blogs Observations of a Viera Florida Realtor and Florida Homes for Sale.

Monday, November 16, 2009

Cheap paint jobs and limitations - Preparing your house for sale!

While walking my dog this morning I cut across the parking lot of a nearby apartment complex. I noticed one of the cars had peeling paint. Where it was not peeling there were bubbles of air underneath paint!

This may have been a cheap paint job or just evidence of poor preparation or poor execution - not desirable.

Just because something is cheap does not mean it has to look bad. I remember years ago with my old 1974 VW Beetle I worked exhaustively to re-build and restore that car.

When it came time for the paint job I had an inexpensive paint job done but I did the prep work myself because I knew what I was getting for the money.

Sometimes when showing houses in Rockledge and Viera Florida we run across definite signs of " poor preparation or poor execution."

Although it is not always a bad paint job the conditions all have the same thing in common - cutting corners, only doing what "will be seen," or where the seller has watched too many do it yourself television programs!

When preparing your home for the market it is critical to remember your limitations. Better, when doing any DIY job , remember your limitations so you have no......

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!

A man should not live every day wondering.....

I spoke with someone yesterday who had gotten “roped” into one of them adjustable rate mortgages several years ago.

His loan was sub-prime but the mortgage company (Option One) never told him what that meant (i.e., you're screwed!).

He made the decision a couple of years ago when the rate went through the roof to keep paying his mortgage and let the other bills become late.

robberyAfter a year American Home Mortgage readjusted his mortgage – from highway robbery to convenience store robbery!

He is still maintaining his mortgage although the house is only worth half the mortgage while the other accounts are now proceeding through varying stage of collections and judgments.

I am not an attorney nor a financial planner but it seems to me he should have told AHMS to take the house and kept his otherwise good credit.Final eviction notice

Short sales are not the end of the world.

A man should not live every day wondering….

If you are in the Viera, Suntree, or Rockledge Florida area and are considering selling your house, call me.

If it is a short sale we can discuss the process.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850 or email agent@moving2brevard.com.

Saturday, November 14, 2009

Heritage Isle – a 55+ community offering condos at great prices!

Heritage Isle is Brevard County, Florida’s premier 55+ community. This gated community located in Viera offers its residents single family homes, patio/villa homes and condos.

Some folks who decide to retire to Florida do not want all the space offered by the larger single family homes. Although the exterior maintenance is provided they still prefer the condo lifestyle.

At Heritage Isle there are four condo buildings that overlook the lake and fairways at Duran Golf Club. Across the street, a short walk, is the 21,000 square foot club house, snack bar, exercise facility, entertainment, tennis, pools and more!

Florida condo living at its finest is available in Heritage Isle.

There are about a dozen condos for sale in Heritage Isle. Prices vary from a short sale at $129,900 to a high of $155,000. All are two bedroom units from 1200 to 1400+ square feet.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!

For information on the Heritage Isle real estate market, give me a call at 321-693-3850 or email agent@moving2brevard.com.

Friday, November 13, 2009

Some things are not that hard to sell....

If you lose your hard drive or drop your laptop, in this age, the salesman down at Best Buy may not have to twist your arm too badly to take that new bundle of joy home.

The same can be said for that Blackberry or I-phone... as one can not be without a phone!

Even a plumber can sell a repair pretty easily if your plumbing is backed up because your little helper decided to toss something down the toilet!

But, if your house is on the market at an incorrect price even Bernie Madoff could not sell it!

In this market you (and your real estate agent) need to look at what has sold - not just what is "for sale!"

Prices have dropped considerably and continue to drop as we move toward the end of 2009.

But, in the end, it is supply and demand that determines what the price will or will not be.

It is a function of the REO/bank owned and short sale market in your local area as well.

The local area may be a narrow like your neighborhood such as Capron Trace in Viera Florida or a wider area like central Brevard County, Florida.

Real estate really is local!


The key is pricing in such a manner as to achieve your goal as a seller.

If you are considering selling your home in Viera, Suntree, Rockledge or Cocoa Beach, Florida, call me to discuss how I may assist you.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call at 321-693-3850 or email agent@moving2brevard.com

Questions and Answers about the Viera, Rockledge and Suntree Florida Real Estate Market...

I received a call this morning from someone interested in relocating to Brevard County, Florida, specifically the central Brevard areas of Viera/Suntree/Rockledge.

I wanted to share some of my responses here for others who may have questions about the market here.
  1. How many single family houses are for sale in the area? As of today there are 267 single family homes for sale in Viera, 85 for sale in Suntree and 160 for sale in Rockledge. The Rockledge number does not reflect the beautiful Indian River fronted homes in Rockledge.
  2. How many are short sales? In Viera there are 31 short sales listed, 48 in Rockledge and 11 in the Suntree area.
  3. How many short sales are selling? Short sales take a long time to get the third party approval most of the time. Since October 1, 2009 there have been 19 single family homes that sold. (If you are looking at purchasing a short sale be prepared for a long wait, possibly 6 months!)
  4. How many homes, including short sales, have sold since October 1, 2009? As of today there have been 41 single family homes sold in Viera, 40 in Rockledge and 19 in Suntree.
For more information on homes for sale in Viera, Rockledge and Suntree, call me at 321-693-3850 or email me at agent@moving2brevard.com. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty.

Read my blogs at Florida Homes for Sale and Observations of a Viera Florida Realtor.

Dress for where your are going...not where you are!


As I was walking this morning I saw the lady down the street heading out in what appeared to be winter attire.

In some locales in November this is not unusual. Here in central Florida winter comes for about two weeks in January I think (although it was in the 60s this morning).

Although I did not ask I knew she was taking a trip. (OK, so I saw her putting the luggage in the trunk.)

When you decide to sell your Brevard County, Florida home, you need to "dress it" for where it is headed as well......

  • Pack up all the personalized contents and make it very neutral, almost modelesque (is that a word?).

  • And while you are at it get rid of the excess furnishings and stuff you are not going to move.

  • Oh, lest I forget...clean it up! [if you can smell it, you can't sell it!]
Dress your house for where it is going....to a new owner!

Call me if you are considering selling your Viera, Suntree or Rockledge, Florida home. I can be reached directly at 321-693-3850 or email me at agent@moving2brevard.com. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Monday, November 9, 2009

Hanging your sign upside down and other mistakes when selling your Brevard County home

I seek inspiration (if that is what it is called) for these short bursts of wit from something I encounter in my daily existence.

Saturday was no different than others…get up, took the dog for a walk.

And there, just as I turned the corner, was my inspiration. No it was not the lady out picking up her newspaper but rather a garage sale sign.

Something that is so simple yet was still a mistake. The garage sale sign was securely fastened to the stake in the ground. But, it was upside down!

When you get ready to sell your house talk to several real estate agents. Seek recommendations about getting your house sold quickly. Some things a seller can do to increase appeal are so simple - as simple as placing a sign out front.

Yet, some simple tasks can be done wrong.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Read my blog Forida Homes for Sale and Observations from a Viera Florida Realtor for helpful information on buying and selling a home in Brevard County, Florida. Visit my web site at www.moving2brevard.com.



Saturday, November 7, 2009

First Time Home Buyer Program Extended

Congress has passed and President Obama signed an extension of the first time home buyer program. Originally scheduled to end on November 20, 2009, the new program becomes effective December 1st and will end April 20, 2010.

A couple of important changes to the new extension...
  1. Current homeowners are eligible for up to $6500 tax credit.

  2. The home sold or being sold must have been used as a primary residence for consecutively for 5 of the previous 8 years. Thus the opportunity for buyers to take advantage of the lower prices and get the credit!

  3. Purchases must be made (contract signed off) by April 30, 2010 although closing does not have to occur until July 1, 2010. Limitation on the cost of purchased home will be $800,000.

  4. Documentation of purchase will have to be attached to tax returns.

  5. Income limits increased to $125,000 (single), $225,000 (married).

For information on purchasing your new Brevard County, Florida home, call me at 321-693-3850 or email agent@moving2brevard.com.

© Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.


Friday, November 6, 2009

My Buyer can't see your Viera Florida house and it is your fault!

I was trying to schedule showings for a local Viera neighborhood yesterday. I ran across one listing that said in the agent remarks “24 hours noticed required for showings.”

So I thought…

if my clients want to buy a house today they can not do it but they can do it tomorrow if I call you and tell you that we want to do it tomorrow … but since we are on a tight schedule I can not do it so I can reassure you we will not see your house tomorrow because we are buying a house today.


Did your listing agent tell you that this was not the flexibility required to sell your Viera home in this buyer's market? As long as you know and are OK with it.....

If you are seriously trying to sell your house then it requires some flexibility for showings. I can see a two hour notice even possibly three hours. Interested in buying or selling a home in Viera or Suntree, Florida, call me at 321-693-3850 or email me at agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Tuesday, November 3, 2009

The 70s...the time forgotten by good taste

I had some buyers the other day who acted shocked that there were still homes with shag carpeting. Yes, it is out there and when I do see it I am reminded of the 70s…my youth (The 1970s not the 1870s!).

I remember reading an article that made the bold statements "
The 1970's are the golden age of bad fashion: The time forgotten by good taste."

Not only does shag carpet still exist but there are still homes with Harvest Gold appliances and even avocado green!

It is interesting that many agents go to great length to state in the narrative “updated” but no one ever bothers to say “original!” To be fair there are new appliances that can be purchased in some of these classic color schemes!

Sellers, unless your target buyer is a 1970s aficionado go ahead and update the kitchen appliances...and the carpet!

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!


Monday, October 26, 2009

My listings always sell....

Yesterday I was in one of the local drug stores and I overheard a lady say "you always have it in stock, unless you are out."


ALWAYS




I thought to myself that it sounded a lot like "I am always on time, unless I am late." Of course there is another option - being early.

Anyway, as a real estate agent in Brevard County, Florida I list houses for sale as well as work with buyers especially in the Viera and Suntree Florida areas.

I am always looking for something to write about on this blog or one of my others such as
Florida Homes for Sale so I thought...

My listing always sell, unless nobody buys them!

Nah, I don't think so.

The truth is not all of my listings sell.

But I do everything in my power to sell them for the price you want, with the terms that are most favorable for you, and in a time frame that meets your needs!



Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!



Saturday, October 24, 2009

Choices you make today impact your tomorrows...

Some decisions in life carry a greater impact on your future well being than others. Choices you made yesterday impact your life today. And it will continue throughout eternity.

Such is the case when it comes to buying a house.
I was thumbing through an old real estate "get rich quick" book this morning. Amazing the advice that was out here in early to mid 2000s!

Many homeowners and businesses (read that as banks) are now paying the price for bad choices. I remember reading where it said borrow your downpayment. I remember reading where it said to flip it for a profit.

Where there is a winner there must also be a loser....unless you are playing children's sports on a Saturday morning! Eventually even those children learn it is more fun to win!

So, if you are considering purchasing a home or condo, having a baby, going in the military, or whatever, remember...choices you make today impact your tomorrows.

If your choice is to buy a house or condo in Viera, Rockledge, Cocoa Beach or Melbourne, Florida, call me and discuss how I can assist you.

Gary Waters, Florida licensed real estate agent, century 21 Baytree Realty, Rockeldge, Florida. I can be reached at 321-693-3850 or email agent@moving2brevard.com.


Saturday, October 17, 2009

Learn from the Tomato - Selling in a Buyer's Market

When shopping at the local supermarket you need to pick out a tomato.

Not a difficult task because although a glamorous fruit most tomatoes look the same except the one you select has great color, no blemishes, just right, green stem still in...

Now, why did you select that one and not any of the others?

Because it stood out from the rest.

When selling in a buyer's market you need to make your house stand out as well. Take its strengths and promote them.

But, choose the real strengths.

I saw one house in the MLS system this morning where the narrative proclaimed "upgraded kitchen faucet."

Now, as a seller this will not differentiate your h0use from the others unless the faucets are made of pure gold!




Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!


Read my blog Florida Homes for Sale.

Tuesday, October 6, 2009

How long does a “short sale” take?

A short sale is a real estate transaction where the selling price will likely be less than the mortgage (money owed). Because of this upside down position the seller is not allowed to profit from the sell provided the lender allows a short sale.

So, how long does it take to do a short sale in Brevard County, Florida?

The best answer is…it all depends.

For example, I looked at the single family home short sale properties that closed in September 2009 in Brevard County, Florida. There were 62 of these short sales in Brevard County although I only looked at 20 of these.

The days on the market varied from a short of zero to 613 days. Days on the market refers to the number of days from listing to having a negotiated contract with the seller.

Once the seller has accepted the offer, how long until it will be approved by the lender and go through closing?

Of the 62 closings I looked at about 20 of these and examined the days on the market and the days until the deal closed.

The result – 95 days on average from listing date to closing date. Some were a little more quickly (31 days, wow!) while the longest was 150.

So, how long a short sale will take I always say the same thing…be flexible because it may take six months!

As a buyer you must determine if you have the flexibility to wait…and wait…wand wait!

For information on Brevard County, Florida real estate, give me a call at 321-693-3850 or email me at agent@moving2brevard.com.


Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!

Wednesday, September 23, 2009

In Florida there are only a couple of rules.....

In Florida there are only a couple of rules.....


  • a soccer field is not the same as a golf course...

  • if it is fresh water then caution is in order....

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!

Saturday, September 19, 2009

Changes are subtle but real....

I had a telephone call from a former client this afternoon. He travels frequently and had observed, upon his return, fewer for sale signs in his neighborhood.
Admittedly I can not monitor every neighborhood so I quickly checked our MLS system. Sure enough, over the past month three properties had closed and another had a contract. Sure there were three properties actively for sale but some had closed.

The prices are still down from the highs of several years ago...but change is happening. It may be subtle but it is happening.

If you are a buyer and sitting on the fence, consider acting now. There is a first time home buyer tax credit expiring November 30th.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!

Thursday, September 17, 2009

$8,000 FIRST TIME BUYER TAX CREDIT ENDS DECEMBER 1, 2009


The American Recovery and Reinvestment Act of 2009, known to most as the first time home buyer program, is slated to end at midnight on November 30, 2009.

There is some lobbying going on for the program to be extended. But you can never count on the government to do so therefore the time to act is now!

The tax credit is for first-time home buyers only. The IRS says a first-time home buyer is someone who has not owned a principal residence during the three-year period prior to the purchase.

Unlike some previous incentive programs the tax credit does not have to be repaid.

The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $8,000.

For more information on the first time buyer program, contact your local mortgage lender and then call me if you are in Brevard County, Florida! Don’t know a lender, call me at 321-693-3850 or email agent@moving2brevard.com.

Gary L. Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region. Whether your interest lies in a 55+ community, a golf course community or water front, give me a call!

Friday, August 21, 2009

Brevard existing home sales rise in July

The title of this post appears on an article at the Florida Today web site today.

The article states that sales were up in July 2009 over July 2008. The article states that 534 single family homes sold in July 2009.

Three weeks earlier on August 1, 2009 I posted an article discussing the July 2009 market where I stated there were 544 single family homes sold.

My preliminary estimate turns out to be a bit high – but still close.

If you want to know what is happening in the Brevard County real estate market, ask a real estate agent. Ask me. You do not need to wait and read about the market weeks or months later.

Gary Waters,Century 21 Baytree Realty, Rockledge Florida.

Read my blogs at www.moving2brevard.blogspot.com and www.gwatersc21.activerain.com.

Saturday, August 15, 2009

Rockledge Florida Prime Commercial/Industrial Land For Sale


Only $795,000 for 580 feet of prime real estate at 480 Barnes Blvd, Rockledge, Florida.

For information on real estate for sale in Brevard County, Florida, contact Gary Waters at 321-693-3850 or email agent@moving2brevard.com.

Friday, July 24, 2009

Heritage Isle - Viera Florida's Premier 55+ Community


The 55+ community of Heritage Isle in Viera (just north of Melbourne, Florida) is the "best kept secret in the Florida 55+ active lifestyle market."

Although you really need to see the Heritage Isle 55+ community to understand why it is on the list of Where to Retire magazines top 100 retirement communities I wanted to include a few snap shots of the community to pique your interest!

A special thanks to the folks at the concierge service who let me in with a camera!


For information on homes for sale in the 55+ community of Heritage Isle, please contact me at 321-693-3850 or by email .

Heritage Isle is more than a master planned community - it is an active lifestyle community!





Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, serving buyers and sellers in the Viera 55+ community of Heritage Isle.


Thursday, July 23, 2009

Condo For Sale Viera Florida Reduced to $62,000!

Viera, the master planned unit development in Melbourne, Florida, offers some of the best deals around for Florida living.

100_4813 If you are in the market for a condo, this two bedroom two bath 937 square foot unit in The Greens at Viera East has been reduced to $62,000. This is a great price for a ground floor!

The Greens at Viera East is ideally situated near excellent schools (Ralph Williams Elementary and the new Viera High School), great shopping (The Avenues at Viera Mall), great golfing (next door is the Viera East Golf Course), and more.

Only 15 minutes to Patrick Air Force Base and the beaches, 45 minutes to Orlando, lots of parks and bike paths, and more!

The Greens at Viera East complex offers residents a community pool, exercise/fitness room, hot tub/spa, putting green, car wash area and more.

To read more about the Viera East Communities, visit the Viera East Community web site.

Short sale requires third party approval. Sold "as is.

For information on Viera Florida real estate contact Gary Waters, Century 21 Baytree Realty, Rockledge, Florida at 321-693-3850. Email me at agent@moving2brevard.com.