Merry Christmas…

 I spent seemingly a lifetime (really only 12 hours) in a mall last Saturday.         

What a long day!

As I get a bit more mature I realize…

Christmas comes from the heart and not the mall.

Short Sale- What it is and What it isn’t.

Short Sale - What it isn’t.  First of all, let me begin by saying what a short sale is not…

1. A short sale is not a quick sale. 
2. A short sale is not a fire sale. 
3. A short sale is not a “take any offer” move out of desperation on the seller’s part.

Short Sale - What it is.  A short sale is a situation where a homeowner is selling a property for less than the mortgage monies owed.  In a short sale the seller can not derive any proceeds from the sale.
 
Short sale transactions are really no different than any other transaction  with the addition of a few wrinkles…

• the lender approval of the transaction,
• the unknown closing date and
• the property is usually sold “as is.”

If you are a Brevard County, Florida homeowner and a short sale is a consideration, please contact me to discuss how we can get your home sold.  I can be reached by phone at 321-693-3850 or email me.

Cocoa Beach Florida Condo Sales August - November 2011

The below charts summarize the Cocoa Beach Florida condo sales market activity for the months of August through November 2011.

Cocoa Beach Condo Units Sold August - November 2011

Average Selling Price Condos August - November 2011

Median Selling Price Condos August - November 2011

Brevard County, Florida Real Estate Questions Answered

If you have a question about Brevard County, Florida real estate, please send me an email or give me a call.  If you prefer a personal response, let me know or I will gladly provide an answer on this blog.

Gary L. Waters
Century 21 Baytree Realty
1211 Admiralty Blvd
Rockledge, Florida
321-693-3850

Selecting a Realtor® to Help Sell Your Viera, Suntree and Rockledge Home

The mechanics of selling your Viera, Suntree or Rockledge, Florida home is no different than any other seller in Brevard County, Florida.

But, you are not the same as any other seller.

Sure there are common characteristics and goals shared by most sellers (obtaining the most $$$, timely selling) but, on the other hand, sellers have different needs, concerns, and circumstances (like short sale, estate sale, job transfer).

When choosing a Realtor® to market your Brevard County home, decide up front before the first interview what you are looking for in your Realtor®.

All sellers and all Realtors® are not the same.  Choose a real estate agent who will listen to you, tell you what you need to hear, and put a realistic market plan in action.

In Viera, Suntree and Rockledge, Florida I ask you to consider me when you are ready to sell your home.

Moving to Brevard County, Florida - Useful Web Links

Below are links to several web sites that may be helpful to those considering moving to Brevard County, Florida.

Brevard County, Florida Web Site
Brevard County, Florida Property Appraiser
Brevard County, Florida School Board Web site
Brevard County, Florida Sheriff’s Office Web Site
Brevard County, Florida Clerk of the Court Web Site
City of Melbourne, Florida Web Site
City of Palm Bay, Florida Web Site
City of Cocoa Beach, Florida Web Site
City of Rockledge, Florida Web Site
City of Titusville, Florida Web Site
Health First Hospitals and Related Health Services
Wuesthoff Hospitals and Related Health Services
Florida Today
Brevard Cultural Alliance
FDLE Sexual Offenders and Predators Database

If you are considering a move to Brevard County, Florida, please contact me if I can assist in any way.

Light Up Rockledge!–December , 3 2011

Light Up Rockledge will be held at Rockledge City Hall tomorrow evening at 6:00 p.m.  This will be the official kick-off of the Holiday Season in Rockledge with the simultaneous illumination of the decorations at all of the City’s public buildings.

Trinity Lutheran will be playing the hand-bells, and Mr. & Mrs. Claus will be making an appearance.

Assistant City Manager, Dave Henderson, will be reading “The Night Before Christmas.”

The public is encouraged to attend.

2012 Home Prices Predicted to Rise – barely – in 2012

The economic forecasting firm Fiserv is predicting 95% of the 384 metro areas it tracks will see home prices rise next year.  Of course, they are not talking about a big increase – more like a just barely positive shift.

A National Association of Home Builders survey found home-construction firms expect house sizes to drop about 10%.

Buying or selling a home in Brevard County, Florida?  Call me at 321-693-3850 or email me.

Halloween Horror Stories

• 

  Tricks, Not Treats: 6 Horror Stories of Bad Neighbor Behavior

  HouseLogic lists some of the craziest, creepiest, and grossest neighbor behavior, and provides some valuable advice for managing neighbor-on-neighbor disputes. Read

Visit houselogic.com for more articles like this.

Copyright 2011 NATIONAL ASSOCIATION OF REALTORS®

A Real Estate Fairy Tale in Brevard County, Florida

The Brevard County, Florida real estate market is good but the trend of declining prices may be coming to an end.   No one knows for sure although inventory is shrinking so demand may stabilize the prices.

Still I find it amazing how many contacts I receive from people who want to buy or sell with strings attached...

I have talked with potential sellers who "will sell" if I get XXX (a ridiculous amount).

Also, just this morning I traded emails with an interested out of town buyer who "will buy" for the right price (want we all!).  The catch here was they wanted a castle for the price of a thatched hut!

Of course we do not really have castles in Brevard County but we do have thatched huts - usually near a tiki bar over on Cocoa Beach!

The Brevard County, Florida real estate market is very attractive - call me for free listings.

Selling Your Brevard County Home: Choosing Your Brevard County, Florida Real Estate Agent.

Fired before hired... I have had that happen to me.

No, it is not one of those hit the road moments but rather when the prospect and I both realize it just is not going to work.

Sometimes it is while discussing the Brevard County, Florida real estate market with a buyer prospect (are you a qualified buyer?).

I have had it happen more than a few times over the years with sellers, particularly in the Viera and Suntree areas.  (Are you a motivated enough to sell your home in a buyer’s market?)

Selling your home is work - for both the you and your real estate agent.  It takes motivation.
A real estate agent, no matter how good, can not motivate a seller.

It is not than I am an overly selective real estate agent but why shouldn't I be choosy about my clients?  It is my reputation.  It is my livelihood.

Call me when you are ready to sell your Brevard County home!

It is my commitment to exceed client expectations.

Free Market Analysis, Free Air, Free Brake Inspection...Free? Yeah, right!

Free is good. 

Free?  Yeah, right!

Skepticism abounds when we see or hear "Free!"  

So when I offer Free Market Analysis for Viera Home Owners or Free Market Analysis for Rockledge Home Owners or... well, you get the picture.

We learned a long time ago that there is always a motive somewhere.  I will be honest with you about my offer for a Free Market Analysis for Brevard County sellers.

There is no cost to you at all.   But, if you decide to sell your Viera, Rockledge or Suntree home, I ask only to be able to show you what I can do for you!  That is simple.  Email your information to me and I will provide the report - no phone calls, no hassle.

If you want to follow up more, you contact me.  Please read my blog Florida Homes For Sale!

September 2011 Residential Real Estate Performance Brevard County, Florida

Based on data in the Brevard MLS system as of today these are September 2011 residential sales for Brevard County Florida with the previous month's data (August 2011) as well.

• Residential units sold - 518  (610)

• Average Selling Price - $138,726 ($154,468)

• List/Sell Ratio - 94% (93%) 

• Median Selling Price - $106,625 ($100,500) 

• Average Days on Market - 118 (119)

More to selling than packaging!

Regardless of what you are selling the need for appropriate packaging is one of the universal axioms of marketing

Anyone getting ready to sell their home will be met with the same words from any savvy Realtor® – curb appeal.

But, there is one thing that will always trump packaging – regardless of how nice something looks the value must be recognizable.

I took yesterday at a Melbourne, Florida Big Lots store. I wonder if they noticed the lack of value…this customer did.

Two of the same bottles packaged together for $7 or individually $3...volume discount?

When you are ready to buy or sell a home in Brevard County, Florida, call me!

Keep Your Home Sale from Falling Apart

Keep Your Home Sale from Falling Apart

By: G. M. Filisko

Published: March 30, 2010

After finding a buyer, all you have to do to make it to closing is to avoid these five traps.

Mistake #1: Ignore contingencies

If your contract requires you to do something before the sale, do it. If the buyers make the sale contingent on certain repairs, don’t do cheap patch-jobs and expect the buyers not to notice the fixes weren’t done properly.

Mistake #2: Don’t bother to fix things that break

The last thing any seller needs is for the buyers to notice on the pre-closing walk-through that the home isn’t in the same condition as when they made their offer. When things fall apart in a home about to be purchased, sellers must make the repairs. If the furnace fails, get a professional to fix it, and inform the buyers that the work was done. When you fail to maintain the home, the buyers may lose confidence in your integrity and the condition of the home and back out of the sale.

Mistake #3: Get lax about deadlines

Treat deadlines as sacrosanct. If you have three days to accept or reject the home inspection, make your decision within three days. If you’re selling, move out a few days early, so you can turn over the keys at closing.

Mistake #4: Refuse to negotiate any further

Once you’ve negotiated a price, it’s natural to calculate how much you’ll walk away with from the closing table. However, problems uncovered during inspections will have to be fixed. The appraisal may come in at a price below what the buyers offered to pay. Be prepared to negotiate with the buyers over these bottom-line-influencing issues.

Mistake #5: Hide liens from buyers

Did you neglect to mention that Uncle Sam has placed a tax lien on your home or you owe six months of homeowners association fees? The title search is going to turn up any liens filed on your house. To sell your house, you have to pay off the lien (or get the borrower to agree to pay it off). If you can do that with the sales proceeds, great. If not, the sale isn’t going to close.

More from HouseLogic

How maintenance adds to home values

Reducing closing stress

Other web resources

More on calculating closing costs

More on the closing process

G.M. Filisko is an attorney and award-winning writer who wanted a successful closing on a Wisconsin property so bad that she probably made her agent rethink going into real estate. A frequent contributor to many national publications including Bankrate.com, REALTOR® Magazine, and the American Bar Association Journal, she specializes in real estate, business, personal finance, and legal topics.

For Sale By Owner–Not as common anymore…

I have not seen very many For Sale By Owner (FSBO) homes on the market in the Viera and Rockledge, Florida area lately.  I guess the trend is not just limited to my areas within Brevard County, Florida.

I was just reading an article about FSBO Trend Decreasing.  Click on the link but here is a couple of interesting points made in the article.

• FSBO sellers decreased in 2010 continuing a recent trend.
• Many FSBO sellers sell to someone they already know (interesting). 

Please visit my blog Florida Homes for Sale for more information about Brevard County, Florida real estate.

Need a real estate agent in Viera and Rockledge, Florida? Refer Me, Call Me, Email Me....

This is a simple post.  I am asking you to consider me if you are in need of a seller’s agent in the Brevard County, Florida areas of Viera and Rockledge.

And if you know someone who is in need of professional real estate services in Brevard County, Florida, ask them to check me out.

They can take a look at my blog Florida Homes for Sale as well as Florida Homes and Condos for Sale.

Business referrals, like respect, is an earned thing - not an entitlement!

Give me a chance to be your Realtor® of Choice in Brevard County, Florida.

"Everyone knows you real estate agents are like car salesmen..."

He called me yesterday with questions regarding Heritage Isle, Viera's premier  55+ community. 

But first he prefaced his questions with the comment that he "did not want to be chased down because he called me because everyone knows real estate agents are like car salesmen - always bothering you."

I know how car sales folks are and it is for that reason I buy new cars about once a decade!

I did not get offended by his perception of real estate agents as I have heard it before - not in reference to me though!

I assured him I would not be bothering him.

If you have any questions whatsoever about buying and selling a house or condo in Brevard County, Florida, feel free to contact me. Here is what you can expect.

• no cold calling,
• return calls when asked and promptly if missed,
• correspond by email if contacts prefer
• don't chase people! [I prefer contact when possible via email as it does not "bother" people and is efficient.]

If you are looking for a resource for your Brevard County Florida real estate needs, call me directly at 321-693-3850 or email me.

I am not here to twist your arm.  Buying a house is an individual decision.

Phillips Landing in Rockledge–Short Sales, Foreclosure, New Construction

Phillips Landing in Rockledge–Short Sales, Foreclosure, New Construction

Phillips Landing in Rockledge Florida offers home buyers in Brevard County several choices in July 2011.

If new construction is what you desire you can find homes like a three bedroom two bath two car garage for about $176,000 or a four bedroom two and a half bath home with 2400+ sq.ft. under air for about $213,000.   The builder lists it at $212,900 but it is really $213,00 unless you negotiate it down.

Hint:  Take your own real estate agent with you the first time you visit the model home.  Don’t have one, call me and I will meet you there!

Got the time to wait on a short sale?  Then perhaps one of the two short sale four bedroom two bath homes is for you.  One is listed at $169,000 and the other at $169,999 (again, why the hanging on with …999????).  These 2006 homes may be a good opportunity if you have the four to six months to wait for lender approval.  Actually no one really knows how long a short sale will take!

And we at Century 21 Baytree Realty have a five bedroom three and a half bath with almost 3,000 sq.ft. under air listed at only $249,900.  And this one has a pool and is on the lake…and, more importantly, its not a short sale!

And  if a foreclosure is a consideration there is a 3/2/2 listed at $154,500!

So if Phillips Landing in Rockledge is your destination, call me at 321-693-3850 or email me at agent@moving2brevard.com .

Pool Safety–It is an owner’s responsibility!

Every time I sell a house with a pool I always caution the buyers about pool safety.   As a real estate agent in Viera Florida I have found having a pool in your back yard may be a requirement for some.

But, having a pool in your backyard is a responsibility for all homeowners!

The US Consumer Product Safety Commission has numerous publications available for consumers.


Another great reference for homeowners is the web site for the Pool Safety Council, a Washington DC based non-profit advocacy group dedicated to overall pool safety and, specifically the prevention of child drowning nationwide.

As a home owner with a pool, understand your responsibility, please.

Selling Your Viera Home: There will always be ONE!

One what?  Real estate agent who will…

1. List your Viera house for $30-40,000 over everything else in the zip code (32940 and 32955).
2. Use their sign in your front yard to sell other houses in Viera that are appropriately priced.
3. Tell you next month to lower your price a “little.”

When you are ready to SELL YOUR VIERA FLORIDA HOUSE, call me directly at 321-693-3850 or email me.  I will tell you what I believe the real market price is and if you do not agree, we will shake hands and I will walk away.

I am Gary L. Waters, real estate professional and Realtor® with Century 21 Baytree Realty in Rockledge, Florida serving buyers and sellers in central Brevard County, Florida.

The Domino Effect Buying and Selling Homes Creates!

Gary L. Waters PLLC, 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.

Brevard County Florida Real Estate Agent - www.GaryWatersRealty.com

I have had a web blog (Florida Homes For Sale - Melbourne, Viera, Rockledge Florida Real Estate) for almost five years. 

I just changed the site address to www.GaryWatersRealty.com in an effort to help folks find me by name.  I learned this week that a client needed to locate me and they knew my name, where I worked, and everything else - but they could not remember the more difficult web site name.

So this morning I changed the registration to www.GaryWatersRealty.com.

I hope that helps others as well!  By the way my other web site www.moving2brevard.com remains unchanged.

If I can help you buy or sell a house or condo in Brevard County, Florida, please call me directly at 321-693-3850 or email me.

OPEN HOUSE SUNDAY MARCH 27, 2011 - CHELSEA PARK IN ROCKLEDGE - 467 STONEHENGE CIRCLE

Come view this home for Sale in Chelsea Park subdivision Rockledge Florida - Best Priced Home in Area - 467 Stonehenge Circle on Sunday March 27th from 1:00 to 3:00 p.m.

This 2001 built home located in Rockledge, Florida's Chelsea Park subdivision is absolutely move-in ready!

With five bedrooms, three baths, and over 3,100 sq ft under air, there is plenty of room for even the largest of family!

This is a standard sale priced better than smaller short sales in the Chelsea Park - only $219,000!

Chelsea Park is one of the most sought after neighborhoods in Rockledge.  The sellers tell me the neighborhood is fantastic and the neighbors are great!

This very quiet subdivision is within a mile of grocery stores, Starbucks, McDonald's, the post office, golf courses and more!  For commuters, this home is convenient to I-95 and US 1.  Patrick Air Force Base and the beaches are 20 minutes away, Orlando only 45 minutes.

 

When you visit this home you will see the PRIDE in Ownership throughout this gorgeous house. Spacious living areas extend throughout the home including the huge master suite which features a huge master bathroom, his and his and hers walk in closets, and a large area that can be used for a sitting/reading area.

The first floor guest room has its own full bath with tub and a shower and double sinks. Although there are plenty of bedrooms, this home's many other features make it stand out including:

• The workshop/hobby room just off the media room which features a custom built in workbench with wooden cabinets and drawers.  
• This house is located on a circle, surrounding a lake with no through traffic.
• Chelsea Park's private playground is less than a block away with basketball courts, play equipment and a gazebo.
• The water view from the screened in, custom tiled lanai.
• Professional, custom interior paint including a mural in stairwell.
• Large yard - not zero lot line like many of the nearby developments!

Take a look at the photos here.

	For a private showing call me directly at 321-693-3850 or email me.

Fairway Lakes at Viera – Gated Golf Course Living at Duran Golf Club

The Fairway Lakes development in Viera offers gated, golf course living on one of Brevard County’s most desirable course – Duran Golf Club.

Fairway Lakes homes are built by some of the most desirable custom builders around – like Christopher Burton Custom Homes, Arthur Rutenberg, and Viera Builders.  Although not building any new homes at this time, many of the resale properties were constructed by Toll Brothers.

Located near The Avenues at Viera shopping mall, the new Viera Hospital, Viera High School, and more, Fairway Lakes offers homeowners a great location, quality homes and very reasonable prices!

February saw two closings in Fairway Lakes.  One of these, 3388 Lamanga Drive was purchased by my clients for $405,000.  This 2,756 sq. ft. 3 bedroom 3 bath home with a pool is located directly on the fairway.

The other selling property was 3039 Refuge Court, a 3,646 sq. ft. 3 bedroom, 3.5 bath home with a pool located on a pond sold for $550,000.

As of today there are six active listings in Fairway Lakes ranging in price from $465,000 to $749,000.

If you are considering golf course communities in Melbourne, Florida, Fairway Lakes as well as the nearby Wyndham at Duran (much larger homes) deserve consideration.

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

With Snow and Cold Up North the Mind Turns to Florida and Your Second Home…

 With Snow and cold up north, the mind turns to Florida and your second home…  

I learned a long time ago (OK, about eight years ago)  that when the weather in the northeast gets cold and the snows start coming folks have a tendency to get “orange juice in their veins.”

Actually I coined the phrase after my first winter in real estate in Brevard County Florida.  I realized so many of the folks I was showing houses to were snowbirds who had come for a visit and “just had to buy a home here.”

Very few purchased but I learned about the effects of the orange juice!

Looking at my blogs today Florida Homes for Sale as well as Florida Homes and Condos for Sale   I realized that the majority of web site visitors over the past week have been from places up north like

• Sharon, MA, 
• Chesapeake, VA (to us you are north!) 
• Rochester, NH, 
• Scarsdale, NY,  
• Halifax, Nova Scotia, 
• Hamburg, NJ 
• Memphis, TN (you are north too!), 
• Howell, NJ 

Well, you get the picture!   So, as you struggle to stay warm, you start thinking of warmer climates think about  moving to Brevard County, Florida. 

I know it is the winter and it will only be 65 tomorrow!

Pending Home Sales Showed Improvement in December

According to the National Association of Realtors®, pending home sales rose in December 2010 by 2%.
This gain marked the fifth time in the past six months pending homes has risen – a positive sign for the real estate market.

Pending homes sales in the south rose 11.5% – a good sign that will hopefully continue as folks dig out of the snow in the northeast and consider moving to Brevard County, Florida!

If you are ready to buy that winter home in Florida, consider the Viera area – especially the 55+ communities of Heritage Isle and Grand Isle.

It’s a Short Sale–The Bank Will Take Any Offer!

Very often folks get short sales and foreclosure sales confused.  The difference is really quite simple.

A foreclosed property has already gone through the judicial process and  is already owned by the lender.  The selling process is not much different than a regular sale although the acceptance or rejection time may be somewhat longer.

A short sale is a situation where the home owner is trying to sell due to a hardship  for less than the mortgage monies owed.   In the case of a short sale, any offer accepted by the home owner must be approved by the lender and the process can be rather lengthy.

If you are considering a short sale purchase in Brevard County, Florida,  keep in mind...

Short sale does not mean fire sale or any sale...Buyers must be realistic because there is no requirement for a lender to accept any offer!

If you are considering selling your Viera or Rockledge house as a short sale, call me at 321-693-3850 or email me.