Jul 26 2014

Cape San Blas Real Estate Week in Review – July 19-25, 2014

Published by under Cape San Blas

For Sale and SoldIt’s been another busy week around the Cape with lots of people in to look at property. I did manage to sneak away for a few hours, though, and get in some much needed beach time on Wednesday afternoon. Good to be reminded of why we live here. Apparently a few folks decided they want to stake a claim here as well, as we had four sales and two new contracts. Our inventory grew by four ending the week with a total of 273 active MLS listings in the Cape San Blas, Indian Pass and C-30 market, with 87 homes and 186 lots for sale. Sellers added four new listings, and made six price changes.

Cape San Blas Gulf Front Lot Under Contract July 2014 with List Price of $349,000

The first of our four sales is a gulf front lot about half a mile south of the park entrance in a 4-lot micro-subdivision called Cape Estates which was carved from the 100+’ wide parent lot that sold last May. The seller offered this 50′ wide by 586′ deep lot for $349,000, and on Friday settled for $317,000.

Ovation Gulf Front Lot Under Contract July 2014 with List Price of $325,000

Down the beach about a quarter mile we have a gulf front lot in Ovation that changed hands several times in recent years. The developer sold it in May 2012 for $135,000 during their big inventory reduction sale.  Those buyers turned it last month for $225,000 to our current seller who immediately put it back on the market and went under contract with a list price of $325,000, pretty darn close to the $315,000 cash it closed for on Friday.

Cape San Blas Gulf View Lot Under Contract July 2014 with List Price of $129,000

The next sale is in Rosemary Dunes, another new micro-subdivision just south of Rish Park. It’s a quarter-acre second tier gulf view “X” zone lot that went under contract the first of July with a list price of $129,000; it closed Wednesday for an even $100,000.

Cottages at Indian Summer Lot Under Contract June 2014 with List Price of $35,000

Our forth and final sale takes us to The Cottages at Indian Summer where we have a 50′ by 275′  interior lot that was listed for $35,000, less than ten cents on the dollar from the $360,000 it sold for in early 2005. Today’s seller bought it in January 2013 for $24,000, and sold it on Friday for $30,000.

Cape San Blas Road Front Lot Under Contract with List Price of $52,000 July 2014

Now on to our two new contracts, both of which are lots on the Cape, beginning just south of Rish Park in Paradise Bay, where on the bay side of Cape San Blas Road we have a roughly half-acre lot measuring 100′ by 200′ under contract with a list price of $52,000. Paradise Bay is a sister subdivision of Paradise Gulf located directly across the street. There is no HOA, and every owner enjoys deeded gulf and bay access. The sellers have owned this “X” zone lot for some time, and have it listed for $52,000.

Cape San Blas Bay View Lot Under Contract with List Price of $29,9000 July 2014

We’ll wander down to the south side of the Cape to Eventide for our other contract. It’s on an irregularly shaped quarter-acre bay view lot listed for $29,900. This community also provides owners with deeded gulf and bay access courtesy a reciprocal agreement with their sister subdivision across the street, San Blas Plantation. The seller bought it along with several other lots from the developer in 2000 for an aggregate price of $80,000.

Glad to see sales keep rolling right along as the summer passes. Our inventory’s low meaning fewer properties to choose from, so if you’ve been holding off don’t wait too long – get in the game!  If you’re considering selling, demand is strong. Either way, call or text me at 850-227-5197 or write me at sherri@sherridodsworth.com and we’ll get started.  Have a terrific week – thanks so much for taking time to stop by today.

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Jul 19 2014

Cape San Blas Real Estate Week in Review – July 12-18, 2014

Published by under Cape San Blas

For Sale and SoldIt has been a very sad week here on the Cape as we said good-bye to our beloved lighthouse, taken from us by politicians in town with zero appreciation for its historic value who decided to turn it into a tourist attraction standing watch over a storm water retention pond.

Cape San Blas Lighthouse Departing July 15, 2014

Cape San Blas Lighthouse Departing July 15, 2014 – Photo by Vince Bishop

While the city fathers may not value the Cape, many others do appreciate what a special place this is and some decided to make a part of it their very own.  Three new owners went to the closing table, and six buyers penned new contracts. We added eleven new listings, and changed prices on four others.  Let’s see what’s been moving (other than the lighthouse).

Irregularly shaped bay front lot under contract June 2014 with List price of $89,900  The first of our three sales is an irregularly shaped bay front lot listed for $89,900. It’s on Pig Bayou about a quarter mile north of the Tradin’ Post. The listing agent says it is a buildable lot, by virtue of its subdivision, Bay Haven, having been vested. On Thursday it sold for $80,000.

Just north of Scallop Cove, our second sale is a small bank-owned gulf front lot with 100′ of gulf frontage and a 20′ access easement from Cape San Blas Road. It was listed for $114,900 and sold for $75,000 on Tuesday.

Cape San Blas Lot in Piney Woods Under Contract July 2014 with List Price of $59,000

We’ll travel to the south side of the Cape for our third sale, turning onto McCosh Mill Road in Piney Woods to find a 57′ by 82′, 0.11-acre “X” zone lot under contract with a list price of $59,000. It’s located directly across from the neighborhood pool, so the scene in the photo above is not the view from the lot itself, but rather of the beach from up on the circle at the south end of McCosh Mill Rd.  The sellers appear to be taking a bit of a hit on this one, having purchased it in 2009 for $88,000; buyers picked up the title on Friday for $50,000 cash.

Cape San Blas Barrier Dunes Townhouse Under Contract July 2014 with List Price of $199,000

Now on to our six new contracts, beginning as we so often do on the north end of the Cape in Barrier Dunes where this 3-bedroom, 3-bath, 1,344 square foot townhouse went under contract on Tuesday as a short sale with a list price of $199,000. The sellers bought it in early 2002 for $179,900 and fixed it up turning it into a decent rental property.

Bank-Owned Cape San Blas Lot at Barrier Dunes Under Contract July 2014 with List Price of $44,100

Over on Lakeshore Drive, the detached single-family houses area of Barrier Dunes, we have a bank-owned 37′ by 41′ interior lot under contract with a list price of $44,100.  The bank acquired the property from the developer last October.

Ovation Gulf Front Lot Under Contract July 2014 with List Price of $325,000

Down the beach about a mile or so we have a gulf front lot in Ovation. This one has changed hands pretty quickly in recent years having been sold by the developer in May 2012 for $135,000 during their big inventory reduction sale.  Those owners turned it last month for $225,000, and that buyer immediately put it back on the market and now has it under contract with a list price of $325,000.

Cape San Blas Gulf Front House Under Contract July 2014 with List Price of $499,900

More gulf front action, this time on Antilles Drive back behind Pristine Properties Vacation Rentals. Here we have a 1,776 square foot, 5-bedroom, 3 1/2-bath home built in 1987 under contract with a list price of $499,900. The sellers bought it in 2003 for $325,000, and have been trying to sell it off and on since mid-2005 when they first listed it for $995,000.

Cape San Blas Gulf View House Under Contract with List Price of $389,000

Here’s a cute little bungalow just north of Scallop Cove under contract with a list price of $389,000.  Newly built in 2010, this 2-bedroom, 2 1/2-bath home packs a lot of style and utility into just 944 square feet. It features gulf views and a terrific outside patio area surrounding a pretty lap pool.  The sellers purchased the lot in May 2009 for $110,000.

Indian Pass Gulf Front Lot Under Contract July 2014 with List Price of $299,000

We’ll wrap things up today over at Indian Pass with this gorgeous gulf front lot in Indian Summer that went under contract Thursday with a list price of $299,000. It’s located in a FEMA-eligible area, and has 68′ of waterfront.  This peaceful and secluded little subdivision is tucked away in a beautiful pine-studded stretch of beach, and features oyster shell roads, graceful period street lighting, and a lovely pool overlooking the gulf.  In December 2011, the sellers bought it for $190,000.

That does it for this week. If you’re interested in finding out about coastal properties or if you’d like to talk about selling yours, give me a call and let’s talk. My cell number is 850-227-5197 or you can shoot me an email to sherri@sherridodsworth.com. I’ll be glad to help you out either way. Right now, that beautiful beach is calling me to enjoy that crystal clear water. Have a great weekend, and thanks for taking time to stop by today.

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Jul 12 2014

Cape San Blas Real Estate Week in Review – July 5-11, 2014

Published by under Cape San Blas

For Sale Sold SignI’ve written a lot lately about how red hot our real estate sales are, but we’re also in the midst of a building boom. I drove the Cape today from Sunset Pointe on the north end to Scallop Cove toward the south end of the peninsula, and in that roughly 4-mile stretch alone I counted exactly 25 houses in various stages of completion. That’s an amazing number for a market this small. We turned in another decent week, closing two sales and writing up another five new contracts. Sellers added eight new listings and changed prices on seven others. Very little change in our inventory, adding just one, closing the week at 269 with 83 homes and 186 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s see what items are moving.

Cape San Blas Bay Front Lot at Ovation Under Contract July 2014 with List PRice of $79,500

The first of our two sales is in Ovation with a property we saw go under contract just last week. It’s a bay front lot listed for $79,500 that the sellers snapped up during the developer’s clearing house sale in May 2012 for $67,000. Factoring in their closing costs and carrying costs since then, they probably didn’t break even on Wednesday when they sold it for $75,000.

Cape San Blas Gulf View Cottage Under Contract June 2014 with List Price of $175,000

Our second sale is on Jamaica Drive behind The Tradin’ Post.  It’s a 2-bedroom, 1-bath, 520 square-foot cottage built in 1988. The sellers bought it in October 2003 for $145,000, listed it for $175,000, and sold it for $165,000 cash.

Gulf Front Lot in Secluded Dunes at Cape San Blas Under Contract July 2013 with List Price of $299,000

The first of our five new contracts is on a gulf front lot up in Secluded Dunes, the northernmost subdivision on the Cape. It’s a beautiful area that adjoins the state park and is one of the earliest subdivisions out here having been a project of Langdon Flowers (of the Flowers Bakeries family fame) who also developed Barrier Dunes, both projects done in the early ’80′s.  This lot has 58′ feet on the water and is just shy of half an acre. It’s listed for $319,000, well above the  $250,000 the sellers paid for it in late 2010.  In early 2005 it sold for $1,362,500.

Cape San Blas Gulf Front Lot Under Contract July 2014 with List Price of $349,000

Our second contract is on a gulf front lot about half a mile south of the park entrance in a 4-lot micro-subdivision called Cape Estates which was carved from the 100+’ wide parent lot that sold last May. The seller is offering this 50′ wide by 586′ deep lot for $349,000.

Turtle Dunes First Tier Lot Sold July 2013 for $106,440

Our third contract is on a first tier lot in Turtle Dunes, a small subdivision on the Cape about a half mile north of Scallop Cove.  In mid-2005 it sold for $675,000. Last summer the sellers bought it as a short sale for $106,440, and have it under contract with a list price of $160,000.

Bank-Owned Cape Isle Preserve First Tier Lot Under Contract July 2014 with List Price of $70,000

Down near the rocks at Stumphole our fourth contract is on a bank-owned first tier lot in Cape Isle Preserve listed for $70,000. It’s a quarter of an acre in VE flood zone.

Bank-Owned First Tier Lot on Canoe Lane Under Contract Jluy 2014 with List Price of $89,000

Our fifth and final new contract takes us off the Cape for the first time today over to Canoe Lane in the Indian Pass area where this bank-owned, first tier gulf view lot went under contract on Wednesday with a list price of $89,000.  The last time this quarter-acre lot sold was in 2006 when it went for $400,000. Those buyers no doubt thought they were getting a bargain since the sellers they bought it from had paid $480,000 for it in 2003.

And that wraps it up for this week. Glad to see we’re continuing to move inventory at a decent clip. If you’re considering making a move, I’ll be glad to help you. Just call or text me at 850-227-5197 or send an email to sherri@sherridodsworth.com and we’ll get started. Until then, have a terrific week – I really appreciate your taking time to stop by today.

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Jul 05 2014

Cape San Blas Real Estate Week in Review – June 28 – July 4, 2014

Published by under Cape San Blas

For Sale and SoldThere have been fireworks galore all along the beaches this week as folks celebrated Independence Day, and there was no shortage of fireworks in our real estate market, either, with buyers snapping up lots of sizzling hot deals. We closed seven sales, penned a whopping ten new contracts, stocked the inventory with eight new listings (one of which has already gone under contract), and changed price tags on four others, including one price increase. Even with all that activity, our inventory sure didn’t budge much, closing down only two, at 268, with 80 homes and 188 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Lots to review today, so let’s wade right in.

Barrier Dunes House Under contract with List Price of $484,900

Although Barrier Dunes is best known for its popular town home community, less well known is that there is an area set aside for single family homes lining either side of Lakeshore Drive just south of the main entrance to the community. This week the first two of our seven sales are located there, beginning with this 4-bedroom, 3 1/2-bath, 1,984 square foot single family home built in 2006.  The current owners bought it in December 2010 for $350,000.  The seller they bought it from got it earlier that summer from a bank for $116,000.  It’s being sold unfurnished with some appliances. They put it under contract at the end of May with a list price of $484,900 and sold it on Monday for $450,000 cash, a trend lately, with six of this week’s seven sales all being cash deals.

Cape San Blas Bank-Owned Lot at Barrier Dunes Under Contract June 2014 with List Price of $40,000

Also on Lakeshore Drive, this bank-owned, 40′ by 40′ lot listed and sold for $42,000.

Ovation Bay View Corner Lot Under Contract June 2014 with List Price of $78,000

Half a mile or so down the road in Ovation our third sale is a second tier lot overlooking the bay that went under contract just last week with a list price of $78,000. It’s a corner lot, slightly larger than most other interior lots, and is located completely in the “X” zone. The sellers bought it in September of 2011 for $50,000, and sold it on Thursday for $65,000

Cape San Blas Gulf View Home Under Contract April 2014 with List Price of $849,000

In Seagrass, our next sale is a gulf view first tier home that for all intent and purposes except for strictly legal reasons could be considered a gulf front property since the DEP has denied permitting for some of the existing actual gulf front lots here. This seller bought the undeveloped lot in September 2005 for $885,000 and then built this home. Between then and now, the market tanked, and in early April he put the house under contract with a list price of $849,000.  The happy new owners picked up the keys at closing on Tuesday for $815,000.

Cape San Blas Interior Lot Under Contract June 2014 with List Price of $89,000

We’re on Tobago Lane next door to The Tradin’ Post for our next sale, a third of an acre “X” zone lot measuring 102′ by 130′ listed for $89,000.  I couldn’t find any meaningful sales data on record; it sold for $70,000.

Cape San Blas Gulf Front Home Under Contract May 2014 with List Price of $560,000

Our seventh and final sale is a 4-bedroom, 3-bath, 1,817 square foot gulf front home on Cozumel Drive built in 1998 that last sold in 2004 for $818,800.  The sellers have had it on and off the market a number of times since then, but didn’t currently have it actively listed. In early May a Realtor scouring properties looking for the perfect house for her buyers remembered that these owners were interested in selling, contacted them and negotiated a contract. The agent entered it into the MLS in Pending status with a list price of $560,000, and the parties closed on Monday for $530,000.

Cape San Blas Bay Front Lot Under Contract April 2014 with List Price of $64,900

Our seventh and final sale is a 66′ wide bay front lot that went under contract the first week of April as a short sale with a list price of $64,900. It’s located  between Villa del Sol and Cape Dunes, and has quite a sales history. In mid-2001 it sold for $81,500, and a little over a year later in September 2002 it went for $149.000. Two years later in July 2004 it sold again for more than twice that, $395,000. Today the county has it assessed at $113,569. This week it sold for full list price of $64,900.

Cape San Blas Barrier Dunes Townhouse Under Contract June 2014 with List Price of $209,000

We’re back at Barrier Dunes for the first of our ten new contracts, with a 3-bedroom, 3-bath, 1,377 square foot townhouse circa 1985 listed for $209,000.  The sellers have owned it since 1999 when they bought it for $79,900.

5+ Acre Bay Front Parcel Under Contract July 2014 with List Price of $415,000

Here’s an exceedingly rare gem – a 5+ acre tract of land on the Cape with 433′ of frontage on the bay.  BONUS – it’s also adjacent to St. Joe Peninsula State Park, has a sandy white beach, and decent water depth. My friends who own it decided to put it back on the market this week, and a couple I’ve been working with have been eying it as the perfect idyllic setting for their home. Thursday afternoon we were able to come to an agreement and have it under contract with a list price of $415,000.

Cape San Blas Spec House Under Contract July 2014 with List Price of $389,000

On the corner of Cape San Blas Road across the street from the gulf side pool at Ovation, our third contract is on new construction of a 3-bedroom, 3-bath, 1,920 square foot home for which the builder, Big Fish Construction, is asking $389,000.  They bought the lot last September for $72,500.

Cape San Blas Bay Front Lot at Ovation Under Contract July 2014 with List PRice of $79,500

We’re back at Ovation for our fourth contract, this one on a bay front lot listed for $79,500 that the sellers snapped up during the developer’s clearing house sale in May 2012 for $67,000.

Cape San Blas First Tier Gulf Front Lot Under Contract July 2014 with List Price of $149,000

These next two contracts are in Rosemary Dunes, a relatively new micro-subdivision just south of Rish Park. It’s a quarter-acre first tier “X” zone lot listed for $149,000.

Cape San Blas Gulf View Lot Under Contract July 2014 with List Price of $129,000

The other property is a second tier gulf view “X” zone lot listed for $129,000.

Cape San Blas Gulf View Home Under Contract July 2014 with List Price of $260,000

On Sea Dunes Drive, a road near The Tradin’ Post, this next contract is on a 2-bedroom, 2-bath,  1,248-square foot gulf-view cottage, “X” zone, listed for $260,000. The sellers bought the vacant lot in 1995 for $13,500.  If it looks familiar, it may be because it went under contract in April but that one didn’t work out and it came back on the market in mid-May.

ape San Blas FirstTier Lot Under Contract July 2014 with List Price of $156,000

Seahorse Lane is two streets north of The Tradin’ Post in a laid-back classic old-school Florida beach neighborhood. No HOA or hassles, just a dusty dolomite lane leading down to the beach. Buyers were charmed by that notion on Tuesday, and penned a contract on this 102′ by 154′, third of an acre first tier lot listed for $156,000. The sellers have owned the property since early 1995 when they purchased it for $30,900.

Cape San Blas Lot in Piney Woods Under Contract July 2014 with List Price of $59,000

We’ll travel to the south side of the Cape for contract number nine, turning onto McCosh Mill Road in Piney Woods to find a 57′ by 82′, 0.11-acre “X” zone lot under contract with a list price of $59,000. It’s located directly across from the neighborhood pool, so the scene in the photo above is not the view from the lot itself, but rather of the beach from up on the circle at the south end of McCosh Mill Rd.  The sellers appear to be taking a bit of a hit on this one, having purchased it in 2009 for $88,000.

Gulf Pines First Tier Home Under Contract July 2014 with List Price of $389,000

Every bit of the action so far has been on the Cape and we’re all the way to our tenth and final new contract before leaving there for the first time today. Heading east along C-30 over to Gulf Pines, where we have a 3-bedroom, 2 1/2-bath, 2,000 square foot home circa 1984 under contract with a list price of $389,000. This neat and trim first tier home with awesome gulf views, is situated on a spacious corner lot. The sellers bought it in December 2012 for $260,000 and have remodeled it nicely.

That’ll do it for this week. We’ve covered a wide variety of properties today and, as you can see, there are still a lot of good values to be had. If you’re interested in seeing what you might be able to pick up for yourself, please call or text me at 850-227-5197 or send an email to sherri@sherridodsworth.com. Have a terrific week, and thanks so much for taking time out to stop by today.

 

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Jun 28 2014

Cape San Blas Real Estate Week in Review – June 21-27, 2014

Published by under Cape San Blas

For Sale and SoldSummer went into full swing this week with the mercury soaring and real estate sales sizzling with six sales, five new contractsfour new listings, and seven price changes. That’s a lot of activity, but our inventory remains unchanged from last week, closing once again at 270, with 84 homes and 186 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS. Let’s see what buyers are latching on to.

San Blas Shores Lots Under Contract May 2014 with List Price of $119,800

We’ll start off our review of this week’s six sales up towards the north end of the Cape in a little subdivision adjacent to the south side of Peninsula Estates known as San Blas Shores, one of, if not the, original subdivisions on Cape San Blas. It was platted with small lots that people bought and configured together as they pleased, and that’s what we have here: multiple lots being sold as a package with a likely eye toward replatting them into a single parcel. You can see the irregular shape of the lots which according to the MLS notes represent roughly one-third of an acre. The lots went under contract with an aggregate list price of $119,800 and sold for $80,000.

Cape San Blas Gulf Front Ovation Lot Under Contract May 2014 with List Price of $250,000  Our next two sales are just across the street from San Blas Shores in Ovation, beginning with a gulf front lot that was listed for $250,000. The owners bought it for $135,000 in May of 2012 when the developer deep discounted their remaining inventory to move a lot of properties off their books, and on Tuesday  they sold it for $225,000.

Ovation 1st Tier Lot at Cape San Blas Under Contract May 2014 with List Price of $150,000

Next up we have a first tier, X zone lot that went under contract at the end of May with a list price of $150,000 but not as a short sale, despite the sellers having paid $775,000 for it in the summer of 2005. They accepted $148,500 for it on Wednesday.

Cape San Blas Interior Lot Under Contract June 2014 with List Price of $59,000

Down on the south side of the Cape on Moonrise Drive, the street that runs right by The Sand Bucket Smokehouse and Grill, our fourth sale is a 90′ by 130′ X zone lot listed for $59,000 that last sold in 2003 for $147,500.  On Tuesday the buyers picked up the title for $51,000 cash.

Cape San Blas Gulf Front Home Under Contract May 2014 with List Price of $699,000

More gulf front action, this time in Boardwalk, where a freshly built 4-bedroom, 4-bath, 1,898 square foot home that went under contract last month with a list price of $699,000. The sellers had it with a property management company who report it has already booked $63,000 gross rental income to date for 2014. Once again cash talks and the buyers picked up the keys at closing on Monday for $663,000.

C-30 Corridor Home Overlooking St. Joe Bay Under Contract March 2014 with List Pricde of $229.000

To wrap up our sales review we’ll head out to the C-30 Corridor steering towards Port St. Joe, stopping in at this 2-bedroom, 2-bath, 1,416 square foot home overlooking St. Joe Bay. Built in 1993, it is situated on a 1.13 acre parcel with fantastic bay views from throughout the home.  It was  listed “As Is” and unfurnished for $229,000. It has been under contract since the first week of March, but the parties finally made it to closing on Wednesday and settled for $200,000 cash.

Barrier Dunes Townhouse Under Contract May 14, 2012 with List Price of $165,000 We’re back on the Cape to begin our review of this week’s five new contracts, beginning in Barrier Dunes with this 2-bedroom, 2 1/2-bath, townhouse that went under contract with a list price of $224,900. Back in mid-2006 it sold for $379,000.  The current owners bought it in June of 2012 for $140,000.

Ovation Bay View Corner Lot Under Contract June 2014 with List Price of $78,000

Half a mile or so down the road in Ovation our second contract is on a second tier lot overlooking the bay listed for $78,000. It’s a corner lot, slightly larger than most other interior lots, and is located completely in the “X” zone. The sellers bought it in September of 2011 for $50,000.

Cape San Blas Bay Front Lot Under Contract June 2014 with List Price of $112,000

On the south side of the Cape, just past Salinas Park on the north side of the road, this next contract is on a 113′ by 288′ bay front lot listed for $112,000. It’s mixed commercial-residential, so it offers a lot of possibilities.  It last sold in December 2001 for $150,000, well above its current list price of $112,000.

Gulf View Lot on C-30 Under Contract June 2014 with List Price of $139,000

We’re back out on C-30 for our third contract, this time heading east about a half a mile to this 50′ by 103′ gulf view lot listed for $139,000. It last sold in early 2004 for $300,000.

Cottages at Indian Summer Lot Under Contract June 2014 with List Price of $35,000

Our fifth and final contract takes us to The Cottages at Indian Summer where we have a 50′ by 275′  interior lot listed for $35,000, less than ten cents on the dollar from the $360,000 it sold for in early 2005. Today’s seller bought it in January 2013 for $24,000.

We covered a fair amount of real estate here today – time to step away from the computer and go do something else. Me? Today’s the first day of scallop season and I plan to head out in my kayak and see if their numbers are as plentiful as I’ve been hearing.   I always have my cell phone with me, though, so don’t hesitate to give me a call at 850-227-5197 or send  email to sherri@sherridosworth.com if you want to be the first to snap up one of these great buys. I’m never too busy to write up an offer. Or if you’re in the area stop by and see me. Thanks for checking out my blog – looking forward to talking with you soon.

Scallop in the sand

 

 

 

 

 

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Jun 21 2014

Cape San Blas Real Estate Week in Review – June 14-20, 2014

Published by under Cape San Blas

For Sale and SoldSummer officially arrives today with the longer days allowing even more time to shop for real estate, and buyers are taking full advantage, closing seven sales and writing up four new contracts. Taking note of this, sellers put two new listings out for consideration, and changed prices on four others. With all that activity, our inventory ticked down by two, closing the week at 270, with 84 homes and 186 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS. Let’s see what’s moving.

Interior Lot at Cape San Blas Under Contract Feb. 2014 with List Price of $49,900

One interesting note in this week’s crop of seven sales is that all but one were cash deals.  We’ll start our review  up on the north end of the Cape in Sunset Pointe with this quarter-acre lot that went under contract on May 21st with a list price of $49,900, not too far off the $55,000 the seller paid for it in the summer of 2010. Prior to that it sold in 2003 for $200,000, and then again in mid-2005 for $437,000.  On Thursday, the parties went to closing with the buyer paying $49,000 cash, and the seller providing a set of engineered floorplans and a topographical survey.

Barrier Dunes Townhouse at Cape San Blas Under Contract May 2014 with List Price of $275,000

Over in nearby Barrier Dunes our second sale is  on Sabal Drive where this 2-bedroom, 2-bath, 1,216 square foot gulf view townhouse went under contract in late May with a list price of $275,000. The sellers bought it in April of last year for $192,000 and have spruced it up very nicely.  They cashed in on that sweat equity on Monday, selling it for $250,00.

Cape San Blas Gulf Front Lot at Ovation Under Contract May 2014 with List Price of $299,000

Our third sale is in Ovation on Lot 11 which is a gulf front lot that sold for $1.275M in the summer of ’05 and most recently sold a month ago on May 14 for $185,000 as a short sale.  That new owner immediately put it back on the market, listing it for $299,000, and now they’ve now sold it for $270,000, with the Listing agent stating in the MLS notes the seller “crediting the buyer $5,000 at closing due to appraisal problems”.

Cape San Blas Gulf Front Townhouse Sold June 2014 for $238,000

Down on the south end of the peninsula just before the rocks this next sale is a three-bedroom, two-bath, 1,647 square-foot townhouse at Sunrise Sunset listed for $238,900 that the sellers bought in 2001 for $170,000. These are very nice townhouses but they have been fighting back the gulf for years and have had surf up under them a number of times, finally necessitating the construction of the seawall you see in the photo.  This week it sold for nearly full price at $238,000.

Gulf View Lot on C-30 Under Contract Feb. 2014 with List Price of $$37,000

We’ll leave the Cape and head out onto C-30 travelling east about two miles just past the little bridge at Money Bayou where this next sale is a 70′ by 192′ lot that went under contract back in mid-February with a list price of $37,00. This lot is in Sweetwater Shores, and has a long and interesting sales history, starting with the developer selling it in 1997 for $10,000, with those buyers turning it in 2001 for $25,000; those folks doubled their money the following year in 2002 for $52,200, and they then turned it yet again in 2005 for $225,000. Far more modest closing here in 2014 with the sellers picking up a check this time for $32,000.

Lagoon Front Lot Under Contract June 2014 with List Price of $39,00

Further east along C-30 our next sale is located a couple of miles past the Indian Pass Raw Bar. It’s a 100′ wide by 599′ deep, 1-acre, lagoon front lot listed for $39,000. What a view! The seller has owned this for quite some time so I’m not finding any relevant sales history but he has sold it for $28,000.

Lagoon Front Lot Under Contract May 2014 with List Price of $29,900

We’ll wrap things up with another 85′-wide, half-acre lagoon front lot along this same stretch of C-30. The sellers bought it in mid-2012 for $25,000, basically a decimal shift down from the $260,000 it sold for in late 2004.  They had it listed for $29,900, and sold it for $23,000 cash.

Cape San Blas Gulf View Cottage Under Contract June 2014 with List Price of $175,000

The first of our four contracts is on Jamaica Drive behind The Tradin’ Post with this 2-bedroom, 1-bath, 520 square-foot cottage built in 1988. The sellers bought it in October 2003 for $145,000, and have it listed for $175,000.

Cape San Blas Bay View Home Under Contract June 2014 with List Price of $349,000

Our second contract is just a block or so away on Bayou Drive, where this 2-bedroom, 2-bath, 1,800 square foot bay front home went under contract with a list price of $349,000. The sellers bought it in January of 2004 for $300,000 and have put a lot of work into upgrading it, reconfiguring the original layout, and adding complementary landscaping. The offering includes shared access to a very fine dock and an access easement from Cape San Blas Road.

Bank-Owned Cape San Blas Gulf Front Lot Under Contract June 2014 with List Price of $114,900

Just another few blocks away our third contract is on a small bank-owned gulf front lot with 100′ of gulf frontage and a 20′ access easement from Cape San Blas Road. It is listed for $114,900.

Cape San Blas Home Under Contract June 2014 with List Price of $289,900

Our fourth and final new contract takes us to the south side of the Cape to Boardwalk where this 2-bedroom, 2-bath, 1,296 square foot home on an interior “X” zone lot listed for $289,900. The sellers bought the year it was built in 1999 for $152,500. They’ve used it as a rental and last year it grossed $40,000.

That does it for this week. We’re moving a lot of value-priced properties, so as we like to say along the beach, “the water’s fine – jump on in”! If you’d like to test the waters for some great deals, call or text me at 850-227-5197 or email me at sherri@sherridodsworth.com and we’ll get to work. Until then, have a great week, don’t forget that sun screen, and thanks for taking time to stop by today.

 

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Jun 14 2014

Cape San Blas Real Estate Week in Review – June 7-13, 2014

Published by under Cape San Blas

For Sale and SoldThe kids are all out of school for the summer and our beaches are brimming with happy visitors.  A lot of them decided to snap up some beach properties of their own giving us another brisk week, closing eight sales and writing up three new contractsSellers added two new listings and penned new prices on seven others, three of which were price increases.  Our overall inventory whittled away just two, closing the week at 272, with 86 homes and 186 lots listed in the Cape San Blas, Indian Pass and C-30 Corridor MLS.  Let’s see what’s moving.

Cape San Blas Lot Under Contract March 2014 with List Price of $70,000

We’ll head to the north end of the Cape to begin our look at this week’s eight sales.  First up is a one-acre lot in The Bluff at Secluded Dunes that went under contract in mid-February as a short sale with a list price of $70,000, the sellers having purchased it in 2003 for $338,500. The bank approved the contract price of $63,500 and the parties went to closing on Monday.

2+ Acre Bank-Owned Lot Sold June 2014 for $650,000

Our second sale is a rarity these days: a large gulf-front tract on the Cape that managed to escape being chopped into smaller parcels during the land boom. Just south of Coneheads Restaurant, Cadence Bank sold this 2.2 acre tract measuring 130′ by 736′ for $650,000 cash.  They did not have it listed in the MLS when it went under contract. Shortly after I moved to the Cape in 1994 this lot sold for $195,000 which seemed like a high price at the time.  Fast forward 9 years to 2003 when those folks sold it for $1.45M.  Those buyers in turn sold it again in April 2005 for $2.45M.

Cape San Blas Interior Home Under Contract Jly 2013 as Short Sale with List Price of $212,700

In nearby Peninsula Estates we have a bank-owned 5-bedroom, 3-bath, 2,272-square foot interior home that went under contract two weeks ago with a list price of $180,000, below the county’s assessed value of $259,862.  This is a serious fixer upper in need of a lot of TLC. The previous owners purchased the lot alone in July 2004 for $165,000 and then built the home in 2006.  On Wednesday it sold at auction for $174,814.

Ovation at Cape San Blas Gulf Front Lot Under Contract May 2014 with List Price of $299,500

Next door in Ovation, our next sale is a 48′-wide gulf front lot. The owner bought this in May 2012 when the developer deep discounted their inventory to move a lot of properties and this lot went for $137,000. She listed it the following month for $189,000, but, lucky for her, it didn’t sell, and by the time it went under contract in early May, she had raised that list price to $299,500, and has now closed for very near that price getting an even $290,000.

Bank-Owned Cape San Blas Bay View Lot Under Contract April 2014 with List Price of $40,500

Our next sale is just past Scallop Cove where we have a bank-owned, half-acre bay view lot that went under contract at the end of April with a list price of $40,500. It last sold in the summer of 2004 for $275,000, a far cry from the $38,500 it went for this week.

Cape San Blas Lot in Jubilation Under Contract May 2014 with List Price of $55,000

We’re down on the south side of the Cape for our sixth sale, this one in Jubilation, where this 79′ by 46′ lot went under contract in mid-May with a list price of $55,000. It wasn’t listed as a short sale even though the seller paid $410,000 for it back in 2004.  Monday it closed for $50,000.

Cape San Blas Home in Boardwalk Under Contract May 2014 with List Price of $279,000

In nearby Surfside Estates, we have a 2-bedroom, 2-bath, 1,296 square foot home that was listed for $279,000. By Cape standards, this is an older home, having been built in 1986.  The sellers bought it for $272,500 for in April 2008 from sellers who had paid $150,000 for it in 2000.  On Thursday they sold it for $265,000.

Indian Pass Lagoon Front Home Under Contract April 2014 with List Price of $459,000

Our eighth and final sale is a lagoon-front home on Indian Pass listed for $459,000. This is an Old Florida beach cottage nestled back behind a stand of palms, with deeded gulf access right across the street, and its own private dock on the lagoon in the backyard. Virtually all of the lumber used to build this home in the 70′s was salvaged from the old lumber yard along the Apalachicola riverfront  Lucky buyers picked up the keys at closing for $436,000.

Interior Lot at Cape San Blas Under Contract Feb. 2014 with List Price of $49,900

We’ll start our review our three new contracts up on the north end of the Cape in Sunset Pointe with this quarter-acre lot that went under contract on Wednesday with a list price of $49,900, not too far off the $55,000 the seller paid for it in the summer of 2010. Prior to that it had sold in 2003 for $200,000, and then again in mid-2005 for $437,000.  If it has a familiar look to you, we had it under contract back in February for awhile, but that one didn’t work out and it came back on the market April 8th.

Bank-Owned Lots Under Contract June 2014 with Aggregate List Price of $215,000

Cadence Bank is moving some property off their books this week. On Tuesday they accepted an offer on this assortment of oddly shaped properties. The offering consists of three lots plus the common area for the micro-sub Summer Sands, located a little over a hundred feet north of the 2.2 acre lot they just sold.  These properties total about 0.6 acre altogether and are listed for $215,000.

Irregularly shaped bay front lot under contract June 2014 with List price of $89,900  Our third and final new contract is on this irregularly shaped bay front lot listed for$89,900. It’s on Pig Bayou about a quarter mile north of the Tradin’ Post. The listing agent says it is a buildable lot, by virtue of its subdivision, Bay Haven, having been vested.

That’s a wrap – good to see such continuing market interest.  Competition for attractive properties is really strong. If it’s looking good to you, chances are others are eyeing it as well. I’ve been working with so many buyers negotiating some great deals on lots and homes, and you can, too. If you’re thinking of getting in on some of these values, let’s talk. Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started. Thanks so much for taking time out of your schedule today – hope to hear from you soon.

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Jun 07 2014

Cape San Blas Real Estate Week in Review – May 31 – June 6, 2014

Published by under Cape San Blas

For Sale Sold SignThe steady pace of our recovering market continued unabated this week with three sales,  five new contracts, seven new listings (one of which is already under contract) and seven price changes. We trimmed only one from the inventory, closing the week at 274, with 85 homes and 189 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS.

Cape San Blas Bank-Owned Interior Lot Under Contract April 2014 with List Price of $31,000

On the north end of the Cape on the interior side of Sunset Pointe, the first of our three sales is a bank-owned quarter-acre lot listed as an auction sale with a list price of $31,000.  This week the winning bidder got it for $29,500 plus a $2,500 buyer premium fee.   It last sold in December 2004 for $335,000.  The county’s assessed value is $27,500.

Cape San Blas Gulf Front Lot Under Contract April 2014 with List Price of $179,000

Our second sale is a very shallow, 62′ wide gulf front lot on White Sands Drive in San Blas Shores adjacent to the north side of Ovation.  In August 2004 it sold for $650,000. Our seller today bought it in February 2011 for $115,000, got it under contract in late April with a list price of $179,000, and picked up a check for $163,500 on Friday at closing.  When I moved to the Cape in 1994 this lot had a little slab on grade cinder block home on it, but that was destroyed the following year when Hurricane Opal blew through in October ’95.

ape San Blas Bay Front Lot Under Contract May 2014 with List Price of $280,000

About a mile further south our third and final sale was a spacious 2-acre, 100′-wide bay front lot that went under contract only two weeks ago with a list price of $280,000. This property features easy access to the bay and getting permitting for a dock should be no problem. The sellers have owned the property since 2000 when they bought it for $195,000, and sold it on Wednesday for $255,000.

Cape San Blas Bank-Owned Lot at Barrier Dunes Under Contract June 2014 with List Price of $40,000

We find ourselves back on the north end of the Cape once again for our review of this week’s five new contracts. Although Barrier Dunes is best known for its popular town home community, less known is that there is an area set aside for single family homes lining either side of Lakeshore Drive located just south of the main entrance to the community. On Thursday buyers penned a contract on a bank-owned, 40′ by 40′ lot here listed for $42,000.   There are no contingencies to be met, so it should close fairly quickly.

Cape San Blas Interior Lot Under Contract June 2014 with List Price of $89,000

We’re on Tobago Lane next door to The Tradin’ Post for our next contract which is on a third of an acre “X” zone lot measuring 102′ by 130′ listed for $89,000.  I couldn’t find any meaningful sales data on record.

Cape San Blas Bank-Owned First Tier Lot Under Contract with List Price of $70,000

Down on the southern end of the peninsula just before the rocks at Stumphole, we have a contract on another bank-owned property, this time a first tier quarter-acre lot listed for $70,000.  It is one of a number of lots that went back to the bank when this development known as Cape Isle Preserve failed to sell.

Cape San Blas Interior Lot Under Contract June 2014 with List Price of $59,000

Great news – We have a new restaurant on the Cape!!! The Sand Bucket Smokehouse and Grille is now serving up some great BBQ and Southern fare in the building that formerly housed Loggerhead Café and Beachcombers.  Maybe that’s what prompted someone to write up a contract on a quarter-acre lot on Moonrise Drive just a stone’s throw behind that heavenly smoky aroma wafting through the air. Whatever the motivation, they’re working on getting a 90′ by 130′ X zone lot listed for $59,000 that last sold in 2003 for $147,500.

Lagoon Front Lot Under Contract June 2014 with List Price of $39,00

We’ll leave the Cape for the first time today for our final new contract which takes us out along the C-30 Corridor a couple of miles past the Indian Pass Raw Bar to this 100′ wide by 599′ deep, 1-acre, lagoon front lot listed for $39,000. What a view! The seller has owned this for quite some time so I’m not finding any relevant sales history.

That does it for this week. As you can see, this continuing strong pace of sales is indeed the new norm. Your dollars may have less buying power in almost everything else you encounter, but when it comes to real estate your buying power is stronger than it has been in years. Now’s a great time to diversify. To get started, call or text me at 850-227-5197 or send an email to sherri@sherridodsworth.com. Have a terrific week and I hope to hear from you soon. Thanks so much for taking time to stop by today.

 

 

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May 30 2014

Cape San Blas Real Estate Week in Review – May 24-30, 2014

Published by under Cape San Blas

For Sale and Sold  Summer is off to a great start as we enjoyed yet another strong week of real estate activity, closing five sales, writing up nine new contracts, adding six new listings (one of which is already under contract) and changing prices on seven others. We trimmed three from the inventory, closing the week at 275, with 81 homes and 194 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS.

Cape San Blas Townhouse at Barrier Dunes Under Contrat May 2014 with List Price of $199,900

We’ll begin our review of this week’s five sales up on the north end of the Cape in Barrier Dunes, with this 2-bedroom, 2-bath, 1,377-square foot pond-front townhouse that went under contract three weeks ago with a list price of $199,900.  The sellers bought it back in 2002 from the developer for $175,600, have had it on the market since late 2011, and sold it on Tuesday for $189,000 cash.

Cape San Blas Interior Lot Under Contract April 2014 with List Price of $69,000

We’ll travel on down to the south side of the Cape to Florida Avenue in Boardwalk for our second sale, an interior lot listed for $69,000. The sellers bought this 78′ by 103′, 0.18 acre “X” zone lot in mid-2001 for $75,000, even though it had sold just a month earlier for $60,800. On Tuesday it went for $60,000.

House on C-30 Under Contract March 2014 with List Price of $92,000

Lots of activity off the Cape this week, so we’ll travel out onto the C-30 Corridor for our third closing,  a 3-bedroom, 2-bath, 1,444 square foot home built in 1996. It sits on a half-acre lot fronting the road, and the sellers had it listed for $82,500,  As Is.  She needs a good bit of work including a new roof and all new appliances.  A buyer stepped up to the challenge and got it for $71,250.

Gulf View Lot Near Cape San Blas Under Contract April 2014 with List Price of $125,000

We’ll now trek back in the direction of the Cape but continue on C-30 a few hundred yards past the turn off on to Cape San Blas Road until we reach the little gated community of Curve at the Cape. Here we have a first tier, quarter-acre lot measuring 65′ by 162′ in a FEMA eligible area listed for $135,000. The views from these lots are fantastic.  The sellers bought it back in late 2002 for $125,000, and have sold it for $121,850.

Gulf Pines First Tier Lot Under Contract April 2014 with List Price of $95,000

Our fifth and final sale is in nearby Gulf Pines, where this quarter-acre first tier lot went under contract at the end of April with a list price of $95,000.  The first tier lots in Gulf Pines have terrific water views and FEMA flood insurance eligibility.  The sellers bought it from a bank in December 2012 for $78,500, (quite a change from the $435,000 it sold for in early 2005), and have now sold it  for $87,000.

Barrier Dunes House Under contract with List Price of $484,900

The first two of our nine new contracts take us back to Barrier Dunes, beginning with this 4-bedroom, 3 1/2-bath, 1,984 square foot single family home built in 2006.  The owners bought the home in December 2010 for $350,000.  That seller had bought it earlier that summer from a bank for $116,000. The current owners live here, are selling it unfurnished with some appliances, and have it under contract with a list price of $484,900.

Barrier Dunes Townhouse at Cape San Blas Under Contract May 2014 with List Price of $275,000

The other Barrier Duns contract is just around the corner on Sabal Drive where this 2-bedroom, 2-bath, 1,216 square foot gulf view townhouse went under contract with a list price of $275,000. The sellers bought it in April of last year for $192,000 and have spruced it up very nicely since then.

Cape San Blas Interior Home Under Contract Jly 2013 as Short Sale with List Price of $212,700

In nearby Peninsula Estates we have a bank-owned 5-bedroom, 3-bath, 2,272-square foot interior home that went under contract with a list price of $180,000, below the county’s assessed value of $259,862.  This is another fixer upper in need of a lot of TLC. The previous owners purchased the lot alone in July 2004 for $165,000 and then built the home in 2006.

 

San Blas Shores Lots Under Contract May 2014 with List Price of $119,800

The little subdivision adjacent to the south side of Peninsula Estates is San Blas Shores, one of if not the original subdivisions on Cape San Blas. It was platted with small lots that people bought and configured together as they pleased, and that’s what we have here: multiple lots being sold as a package with a likely eye toward replatting them into a single parcel. You can see the irregular shape of the lots which according to the MLS notes represent roughly one-third of an acre. The lots are under contract with an aggregate price of $119,800.

Ovation 1st Tier Lot at Cape San Blas Under Contract May 2014 with List Price of $150,000

Ovation is next door to San Blas Shores and here we have a first tier, X zone lot under contract with a list price of $150,000 but not as a short sale, despite the sellers having paid $775,000 for it in the summer of 2005.

Cape San Blas Gulf Front Lots Under Contract May 2014 as Short Sales with List Prices of $250,000

We’re back down on the south side of the Cape, this time on McCosh Mill Road in Piney Woods, where we have two contiguous gulf front lots under contract as short sales with list prices of $250,000 each. Each 1+ acre lot has roughly 57′ of waterfront and depth of about 890′, with X zone. The lots sold for $700,000 apiece back in May 2005.

Cape San Blas Gulf Front Home Under Contract May 2014 with List Price of $699,000

More gulf front action, this time in Boardwalk, where a freshly built 4-bedroom, 4-bath, 1,898 square foot home went under contract Wednesday with a list price of $699,000. The owners have it with a property management company who report it has already booked $63,000 gross rental income to date for 2014.

Cape San Blas Gulf Front House Under Contract January 2014 as Short Sale with List Price of $395,000

Our ninth and final contract is in nearby Cape Dunes where this 3-bedroom, 4-bath, 2,324 gulf front home listed as a short sale went under contract with a list price of $395,000. The sellers bought it in mid-2004 for $650,000 and have done a very nice job restoring it. The gulf views from this very comfortable home are simply amazing.

That does it for this week. As you can see, the market is definitely well on the road to recovery. Your dollars may have less buying power in almost everything else you encounter, but when it comes to real estate your buying power is stronger than it has been in years. Now’s a great time to diversify. To get started, call or text me at 850-227-5197 or send me an email to sherri@sherridodsworth.com. Have a terrific week and I hope to hear from you soon. Thanks so much for taking time to stop by today.

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May 24 2014

Cape San Blas Real Estate Week in Review – May 17-23, 2014

Published by under Cape San Blas

For Sale and SoldWOW! You might think it was the 4th of July instead of Memorial Day with all the figurative fireworks going on around here. We had another powerhouse week logging thirteen sales and seven new contracts. That’s a lot of real estate changing hands. In other activity we added eight new listings to the menu, and changed prices on nine others.  Our inventory shaved off three, coming in at 278, with 84 houses and 194 lots listed in the MLS for the Cape San Blas, Indian Pass and C-30 Corridor market.

Cape San Blas Gulf Front Lot Under Contract April 2014 with List Price of $649,000

OK, let’s get this party started. The first of our thirteen sales takes us towards the north side of the Cape on the Gulf just a couple hundred feet south of the state park entrance. Here we have a 1-acre gulf front lot complete with mobile home, that went under contract April 21st with a list price of $649,000.  The seller paid $370,000 for the original parcel that extended from the gulf to Cape San Blas Road and subsequently did a minor replat subdividing that parcel into three smaller lots. The gulf front parcel has over 100′ of water front.  Some lucky buyer took title this week for $590,000 cash.

Ovation Lot Under Contract April 2014 with List Price of $50,000

Our second sale is an interior lot in Ovation, on Pinnacle Drive, the bay side of this lovely little community. The 75′ by 85′ lot was listed for $50,000 and sold for exactly that.  It last sold in mid-2010 for $75,000.

Second Tier Lot in Seagrass at Cape San Blas Under Contract May 2014 with List Price of $125,000

Our next sale takes us a about two miles down the road to Seagrass where a second-tier, gulf view quarter-acre was listed for $125,000.  In 2004 it sold for $215,000, just about double the $112,000 cash it sold for on the Tuesday.

Cape San Blas Gulf Front Home Sold May 2014 for $475,000

Next up is a 3-bedroom, 3 1/2-bath, 1,620 square foot gulf front home on Clipper way in Feather Sound that went under contract May 2 with a list price of $545,000. This 1999 home features 51′ of waterfront. The sellers bought it in December 2001 for $525,000, and sold it on Friday for $475,000.Cape San Blas Gulf View Home Under Contract with List Price of $439,900

A few blocks further south on Dominican, out next sale is a 4-bedroom, 3-bath, 2,112 square foot gulf view home with an in-ground pool. It was listed for $439,900, well below the $485,000 the sellers bought it for in early 2004, especially when you adjust for inflation since then, and on Friday they let it go for $410,000.

Cape San Blas Gulf Front Lot Under Contract April 2014 with List Price of $259,000

Barefoot Trace is a little beach community about a block north of Scallop Cove and that is where we find our next sale,  a 77′-wide gulf front lot listed for $259,000.  In early 2004 this same lot went for $406,000, and on Friday the title changed hands for $235,000.

Cape San Blas Gulf Front Townhouse Under Contract April 2041 with List Price of $329,900

Further south down Cape San Blas Road not far from the rocks at Stumphole this next sale is a 3-bedroom, 2 1/2-bath, 1,600-square-foot gulf front townhouse listed for $329,900.  The sellers bought it in June 2008 for $275,000, a nice bargain compared to the $335,000 it sold for in January 2006.  The home was built in 1986. On Friday it sold for $320,000.

Interior Home at Cape San Blas Under Contract May 2014 with List Price of $339,000

On the south side of the Cape in Boardwalk, our next sale is a 3-bedroom, 3-bath, 1,748-square foot interior home that was listed for $339,000. The sellers bought the “X” zone lot in early 2002 for $70,000 and built the house two years later.  The new owners picked up the keys at closing on Friday for $310,000.

Cape San Blas Gulf Front Lot Under Contract April 2014 with List Price of $269,900

This next sale is a 60′-wide gulf front lot in nearby Pine Bluff subdivision. The sellers bought it in July 2002 for $350,000 and listed it earlier this month for $269,900 and had it under contract two days later.  Friday was a busy closing day around here and this one was part of that pack closing at $245,000.

Cape San Blas Gulf Front Home in Two Palms Sold May 2014 for $649,900

In nearby Two Palms, the last subdivision on the right of Cape San Blas Road as you’re heading towards C-30, our next sale is a lovely 4 bedroom, 3 bath home nestled on 50′ of gorgeous gulf waterfront. The sellers built the home in 2001, and had it under contract since late November with a list price of $669,900.  Patience paid off for the buyers who became the proud new owners on Tuesday for $649,900.

Bay Front Home on C-30 Corridor Under Contract April 2014 with List Price of $374,500

Our next sale is on a spec home in Shallow Reed subdivision, a neighborhood over on C-30 in the Simmons Bayou area.  The developer put the finishing touches on this handsome 4-bedroom, 3 1/2-bath, 2,030 bay front home a few months ago, and listed it for $374,500. It is situated on a quarter-acre lot in an area eligible for FEMA coverage.  The seller offered financing and successfully negotiated a contract that closed for $350,000.

Gulf View Home at Money Bayou Under Contract February 2014 with List Price of $259,900

We’ll head east along C-30 over to over to Money Bayou to this 2-bedroom, 2-bath, gulf view, Key-West style home that went under contract back in February with a list price of $259,900.  The sellers bought it in mid-2010 for $237,000 from folks who had bought it in 2004 for $340,000. Last Saturday we went to closing and handed the new owners the keys for $254,000.

Indian Pass Gulf Front Lot Under Contract April with List Price of $379,000

Our twelfth and final sale takes us over to Indian Pass to a lovely large gulf front lot spanning all the way from the gulf to the lagoon.  The 2 1/2 acre parcel measuring 100′ by 1,089′ was listed for $379,000. My buyers were looking for a lovely place to build their forever home and this was the answer to their dream.  We went to closing on Thursday with a check for $350,000.

Cape San Blas Gulf Front Ovation Lot Under Contract May 2014 with List Price of $250,000   The first two of this week’s seven new contracts are both gulf front lots in Ovation, lots 4 and 11 respectively.  Lot 4 is the southernmost one and is listed for $250,000. The owner bought it for $135,000 in May of 2012 when the developer deep discounted their remaining inventory to move a lot of properties off their books.

Cape San Blas Gulf Front Lot at Ovation Under Contract May 2014 with List Price of $299,000

Lot 11 is a gulf front lot that sold for $1.275M in the summer of ’05 and most recently sold on May 14 for $185,000 as a short sale.  That new owner immediately put it back on the market, listing it last week for $299,000, and now they have it under contract.

ape San Blas Bay Front Lot Under Contract May 2014 with List Price of $280,000

About a half a mile or so south of Ovation we have our third new contract on a spacious 2-acre, 100′-wide bay front lot listed for $280,000. The lot features easy access to the bay and getting permitting for a dock should be no problem. The sellers have owned the property since 2000 when they bought it for $195,000.

Cape San Blas Lot in Jubilation Under Contract May 2014 with List Price of $55,000

We’re back down on the south side of the Cape for our fourth contract, this one in Jubilation, where this 79′ by 46′ lot went under contract on Wednesday with a list price of $55,000. It’s not listed as a short sale even though the seller paid $410,000 for it back in 2004.

Cape San Blas Home in Boardwalk Under Contract May 2014 with List Price of $279,000

In nearby Surfside Estates, we have a 2-bedroom, 2-bath, 1,296 square foot home under contract with a list price of $279,000. By Cape standards, this is an older home, having been built in 1986.  The sellers bought it for $272,500 for in April 2008 from sellers who had paid $150,ooo for it in 2000.

Bay View Lot on C-30 Under Contract May 2014 as Short Sale with List Price of $21,900

We’re back out along the C-30 Corridor for our final two contracts, beginning with this 76′ by 218′, 0.37-acre bay view lot in Treasure Bay on the east side of C-30, not far from the St. Joe Bay Buffer Preserve center.  The owners bought it in early 2005 for $195,000 and have it listed as a short sale for $21,900, well below the $35,000 it sold for back in 2001.

Lagoon Front Lot Under Contract May 2014 with List Price of $29,900

We’ll wrap things up with this 85′-wide, half-acre lagoon front lot on C-30. The sellers bought it in mid 2012 for $25,000, a far cry from the $260,000 it sold for in late 2004.

That about wraps it up for this week’s review. Thanks for stopping by today. If you’d like more info on real estate opportunities, just send me an email to sherri@sherridodsworth.com or call or text me at 850-227-5197. Have a great holiday weekend and don’t forget to take at least a few moments to remember those who gave their all to give us our freedom.

 

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