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.

A Comparative Market Analysis (CMA) is not as difficult as accepting the results...

Amazing how many folks want to have a free market analysis which I offer to anyone who calls me, yet are unwilling to accept my analysis results.  I should not be surprised, after all, many go for second and third opinions when they dislike what the doctor reports!

Sometimes getting the answer you want is providing a disservice and not in your best interest.  Perhaps this is the case when a prayer is not answered the way one wishes!

If you are getting ready to sell your Viera, Suntree or Rockledge, Florida house and would like a free market analysis, call me or send me an email.  If you are considering selling as a FSBO (For Sale By Owner) I will help you out as well.

A comparative market analysis is not difficult but sometimes the acceptance of the results is......

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.

Negotiate to Deal, Not to Kill!

I keep reading (and writing) about price...  You know the stuff

• price it right price it to sell, 
• price for market, 
• price for location...

While it is true that price is a primary consideration, in the end a contract (signed by buyer and seller) depends on the two parties coming to a "meeting of the minds!  [As a seller your mind may be a bit frazzled by this point so just hang in there!] 

How does this happen? There are several routes. 

First, the offer shows up so perfect you, as a seller, could have written it yourself.  That rarely happens in this buyers market! 

The most likely route is there will be an offer, somewhat in the area of your reasonable target.  In this case it is time to use your real estate agent as your representative and negotiate to deal, not to kill!

A word to buyers:  Your offer can be a deal killer too! A reasonable offer that gets the parties talking in the appropriate direction for any serious buyer!

Buying and selling...two sides of the same coin... requires a bit of give and take (but not taking advantage!).

In Brevard County, Florida, call me at 321-693-3850 or email me.   Lets see how we (I work with Century 21 Baytree Realty, Rockledge on a referral basis) can help you whether buying or selling in Brevard County, Florida.Gary Waters, Florida licensed real estate agent, Bucci Realty, Rockledge, Florida.

Read my blog Florida Homes for Sale for more tips on buying and selling in Brevard County, Florida, especially, Viera, Suntree and Rockledge!

What a Florida Native Can Learn From the Snow Up North!

Florida and snow usually do not appear in the same conversation although it has happened once this winter! Until I entered the U.S. Navy at age 20, I had never seen real cold or snow!

Things changed when I had the good fortune of living in Frederick, Maryland for several years. Snow quickly became a part of the winter lifestyle.

Dealing with the snow taught me two valuable lessons - maintain patience and keep a positive attitude!

When it snowed sometimes you had to modify your schedule.  Sometimes you had to be patient  (they will plow your street eventually)!

As a seller of a condo or house in Viera Florida, the same lessons can be applied. Be positive and enthusiastic about the process! 

You will get a buyer.  Real estate buyers are looking in Brevard County, Florida!  Be patient while your real estate agent does his job!

If you are considering selling a house or condo in Brevard County, especially Suntree, Viera and Rockledge, please contact me.

Let me show you how we can help you!  Gary Waters, Florida licensed real estate agent, Bucci Realty, Rockledge Florida working exclusively with Century 21 Baytree Realty!

Read my blog Observations of a Viera Florida Real Estate Agent for more information on Brevard County, Florida.

Considerations When Looking for a New Home

When deciding to purchase a a new home, after all the preliminary work has been done like mortgage pre-approval and selecting your real estate agent, you have to narrow your needs and wants.

Here are some questions to ask yourself:

• Which neighborhoods?
• Homeowner association restrictions or freedom to do as you please.
• Desired school(s). Think long term as your child may be going from elementary to middle, etc in a year or two!
• One or two story?
• Private pool, community pool or no pool?
• New construction or older?
• Pet considerations like yard size (and the ability to have a fence).
• Commuting distance to work or schools.
• Proximity to medical facilities.
• Construction such as frame or concrete block.
• Tax rates and insurance costs.

This is not an all inclusive list but rather a starting point get you thinking.

Price was left off because the first step is taking care of the mortgage pre-approval which should have already identified your maximum budget.

If you have any questions regarding the Brevard County Florida real estate market, please let me know. If I can assist in any way – just holler!

Gary Waters, Florida licensed real estate agent, Bucci Realty, Rockledge, Florida working on an exclusive consulting basis with Century 21 Baytree Realty.

Read my blog Florida Homes for Sale

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.

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 work – 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.

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.

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!

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.

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!

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.

Are you the “real deal?”

Pardon me for asking, but I must. Are you for real? The real estate market has been going through a period of, as the experts say, correction.

Sellers have finally realized the critical nature of pricing to sell. They know there is more to marketing than sticking a sign out front. The sheer volume of short sales and bank owned properties have applied the pressure. Thus, prices are pretty attractive.

Some buyers have taken the down market to mean that every sale is a short sale. Not every sale is a short sale. Not every sale is a foreclosure sale.

So now we find ourselves with lots of buyer interest. If you are the real deal (a serious buyer), you will have done your home work prior to going out looking.

What is the home work? Get started by discussing mortgage qualification with a reputable lender (a local bank is a good start). Are you qualified to take advantage of the first time buyer tax credit of up to $8,000?

Research the area to narrow your preferred location. Separate your needs and wants and reconcile them with your budget. Find a good agent who will work with you and…

find the deal since you are the real deal!

Gary Waters, Florida licensed real estate, Century 21 Baytree Realty, Rockledge Florida. Read my blog, Florida Homes for Sale and Brevard County Homes for Sale.

Sometimes I can not deliver....

I did not get a listing this week and although I am disappointed I am not too disappointed. You see, when I go to your house for a listing presentation I am also interviewing you!

Sometimes I just don't get that feeling of "yes, let's sell it!" Sometimes I get an uneasiness that tells me either I ate something bad for lunch or that something is not right.

Sometimes it is because you greet me with a resounding lambasting of your last real estate agent. I know you withdrew your listing at its expiration. I know that your house was way overpriced. A clue to overpricing - no activity. When a listing is new it generates the most activity.

Sometimes it is because I can not deliver the marketing strategy that you require. It is best to not take a listing than to fail to deliver!

Being a buyer or seller agent is a relationship that requires communication, teamwork and flexibility. Sometimes it just isn't meant to be but that does not mean I wish you anything but the best...

Good luck and if I have a buyer that is a good fit, I will bring them by!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, representing buyers and sellers in the Brevard County, Florida real estate market.

Please read my blogs www.brevard-homes-for-sale.com and www.gwatersc21.activerain.com.

Brevard County Florida Housing Starts Up

Amazing how the same story brings out such diverse opinions! I was just reading an article in the online Florida Today newspaper about housing starts in Brevard County. The article said things were turning a bit more optimistic from the builder's perspective.

If you are in the "business," you must be optimistic. Reading the "comments" online I see many diverging points of view. Take a read here.

The most interesting thing I noticed in the article was the reference to renters and sellers "trading places." Renters are taking advantage of foreclosure and short sale properties while those being foreclosed or short selling are now in the rental market!

Activity is picking up in Brevard County as the prices have dropped because of the excess short sale inventory. There are over 1,000 single family homes listed for sale in the Brevard MLS that require third party approval plus a few hundred more condos!

As with all things, the debate will continue - even after a complete turnaround. If you believe in the opportunities and the low mortgage interest rates, call me. I would welcome a chance to discuss what is available in Brevard County, Florida.

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

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

Comparing April 2008 Brevard County Florida Sales to April 2009

The sale prices of residential properties in Brevard County have fallen. A quick way to illustrate this is to look at the volume sold at several price ranges in April 2008 versus April 2009.

As the prices have fallen it is only natural to see the volume of lower priced homes increase and the volume of higher priced units decrease.

The sales volume in the above table are only for specific price ranges and do not reflect total sales volume.

Need a real estate professional in Brevard County, Florida, please contact me. I would welcome a chance to discuss how I may assist you.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Read my blogs Observations from a Viera Realtor and Florida Homes for Sale.

Selling Your Home in Viera Florida

The real estate selling process -

From this…..

to this…..

Putting order into the process for buyers and sellers in Viera, Suntree and Rockledge, Florida.

If you allow your circumstances to control you,

The title of this post came from a Facebook posting by the Joel Osteen Ministry. It got me to thinking about how many people are wondering about how they will handle the escalating portage payment.

Perhaps it was one of those adjustable rate mortgages that started with a “teaser rate” and now the adjustment has placed you in a desperate looking situation. Regardless of the cause, don’t let the circumstance control you as there are options.

Options, such as:

• Call your lender. Speak with the loss mitigation department about a loan modification or forbearance or something.
• Insider a short sale. If you are in a situation where you will never be able to afford your home, a short sale may be something to look into.

A short sale is a situation where the selling price of a property will be less than the mortgage owed and will require lender approval of a sales contract.

The short sale process can be cumbersome but with the right team working with you, it can go smoothly.

If you would like to discuss a short sale, please give me a call or drop me an email. I can be reached at 321-693-3850 or by email to agent@moving2brevard.com.

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

Babies are cute…not houses!

I saw another new listing today with my least favorite narrative descriptors – cute house! I was a cute baby! [I was told this many times!] OK, that may be is a bit of a stretch.

A few other comments that are…well, you tell me.

• ALL OFFERS WILL BE CONSIDERED. Duh…in this market, this is not a secret.
• Home includes the Lot. If it is not an RV, then this is another common assumption.
• This is NOT a short sale. This price is so good we must have an explanation!
• HOME COULD BE REALLY NICE WITH SOME WORK! Let’s see…you mean it ain’t so nice in its present condition?
• The owner purchased this home and put $20k plus in upgrades. His loss is your gain? Many upgrades are not really enticing to buyers...not a big return on the investment here!
• The half bath is pool-ready. Does that mean it has a really big bath tub?

Most of these are innocent comments. And, besides, the real estate agent has to write something. Of course, I always figured that “great price, must see” works for them all!

This post was written a little tongue in cheek. The real estate market encompasses many emotions - humor, joy, sadness, disappointment. Today I choose humor!

If I am selling your Viera home, I will avoid humor - until we have it sold, I promise! Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

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

Foreclosure filings down in Brevard County - that’s bad?

Reading the Florida Today newspaper a couple of days ago I was a little surprised by one article about how the Brevard County Clerk of Court’s office is looking at possible furloughs and closures due to budget problems.

The smaller print under the larger title identified the real culprit - “Foreclosure dip hurts revenue.”

I saw on the news a few weeks ago that the Orlando Utilities Commission was discussing raising fees – conservation has cost them the revenue needed to continue normal operations. I heard the toll road authority in the Orlando area was discussing raising tolls to combat lower traffic on toll roads.

Stretching the dollar is a challenge for all of us. If you are looking to sell your Viera or Rockledge home, please give me a call to discuss how I can market your home. If you are a buyer in the Viera and Rockledge area, call me. Remember, buyers do not pay the real estate agent - sellers do.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me (direct 321-693-3850) to assist you with the purchase or sale of residential real estate in Brevard County, Florida.