Jul 31 2015

Cape San Blas Real Estate Week in Review – July 25-31, 2015

Published by under Cape San Blas

For Sale and SoldThis has been the hottest week of the summer so far with daily forays into the 90’s and only making it into the mid-80’s at night – just like Florida in July. It’s been another hot week in real estate, too, with four more sales, eight new contracts,  eight new listings, and eight price changes.  Our inventory closed once again at 265, with 82 homes and 183 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s take look at what’s moving.

Cape San Blas Duplex Under Contract July 2015 with List Price of $219,000

The first of our four sales is on the corner of Cape San Blas Road and Antilles Dr. where one side of this duplex went under contract the end of June with a list price of $219,000. The 2-bedroom, 2 1/2-bath, 1,400 square foot unit is located in an X zone, and last sold in June 1999 for $80,400.  On Wednesday the new owners picked up the keys at closing for $210,000.

Cape San Blas Gulf Front Lot Sold July 2015 for $750,000

A few blocks further south on Cape San Blas Road, our second sale is a For Sale By Owner sold by an agent who was in search of a large parcel of gulf front for her client, which this certainly is. It’s 100′ on the gulf, spanning all the way back to the road, for a total of approximately 1 1/2 acres of land. According to the county property appraiser’s site, the sellers closed on this on July 7 for $510,000.  The MLS notes the contract date of this sale as June 23, with a closing date of July 30 for $750,000.

Cape San Blas Interior Lot Under Contract July 2015 with List Price of $139,900

Sale number three is down on the south side of the Cape in Surfside Estates on Mercury Lane where two adjacent lots that went under contract on July 11 with an aggregate list price of $139,900 sold on Wednesday for $129,000 cash. The parties split the HOA’s one time buyer transfer fee of $2,000.

Road Front Lot at WAters Edge Sold July 2015 for $33,000

Our fourth and final sale takes us off the Cape and over to Waters Edge where a gulf view lot fronting C-30 went under contract last week with a list price of $39,900 and closed on Friday for $33,000. In 2003 it sold for $129,900; those owners eventually lost it to the bank who sold it to the current seller in late 2013 for $15,000.

Ovation Bay Front Lot Under Contract July 2015 with LIist Price of $259,000

We’ll return to the north side of the Cape for our review of this week’s crop of eight new contracts, stopping first in Ovation, where this bay front lot listed for $259,000 went under contract on Thursday. The seller bought the 0.20 acre home site in May 2012 for $67,000.

Cape San Blas Gulf Front Townhouse Under Contract July 2015 with List Price of $269,000

A mile or so down the beach from Ovation in Cape Shoals, our second contract is on a 2-bedroom, 2 1/2-bath, 1,120-square foot gulf front townhouse that went under contract on Tuesday with a list price of $269,000. The sellers bought this circa-1986 home in early 2005 for $309,200.

Cape San Blas Gulf View Lot in Seagrass Under Contract July 2015 with List Price of $219,000

We’ll head a few blocks further south to Seagrass for our third contract which is on this 90′ by 120′, quarter-acre “X” zone gulf view lot that went under contract Monday with a list price of $219,000. The sellers bought it in mid-2013 for $134,5000. Hard to believe that back in 2005 it went for $505,000.

Cape San Blas Gulf View Duplex Under Contract July 2015 with LIst Price of $329,000

Cape Sands Landing is a neighborhood of gulf view duplexes dating from the early 80’s located about half a mile north of Scallop Cove. On Tuesday, buyers penned a contract there on this 3-bedroom, 2-bath unit listed for $329,000. The sellers bought it for $319,000 in 2004, the equivalent of $402,993 today in inflation-adjusted dollars.

Cape San Blas Gulf View Lot Under Contract July 2015 with List Price of $70,000

We’re back on the south side of the Cape for our fifth contract which is on a third-acre interior lot on Turnstone Drive in San Blas Plantation. The sellers bought the lot in early 2006 for $42,500, and put it under contract Friday with a list price of $70,000.

Cape San Blas Bay Front Lot Under Contract July 2015 with List Price of $99,000

Not far from San Blas Plantation, our sixth contract is on a bay front acre-sized lot listed for $99,000. This is an estate sale so it may be awhile before we know what the closing price is. It last sold in late 2002 for $185,000.

Treasure Shores Gulf Front Lot Under Contrat July 2015 with List Price of $429,000

We’re heading off of the Cape again for our last two contracts, stopping first in Treasure Shores where this 75′ by 342′, 0.6 acre lot went under contract last Saturday with a list price of $429,000. Treasure Shores is a FEMA flood insurance eligible neighborhood. The sellers bought the property in 2007 for $645,000.

Lot Near Indian Pass Under Contract July 2015 with List Price of $27,000

We’ll wrap things up over in The Cottages at Indian Summer, a pretty little secluded gulf view subdivision near the Indian Pass Raw Bar. On Tuesday, buyers fell in love with a quarter-acre second tier lot listed for $27,000.

That’ll do it for this week. Glad to have so much activity going on as people are snapping up great deals on premium properties. If you’re looking for terrific values, there’s no time like the present to start searching, and I’ll be glad to help you with that. Simply call or text me at 850-227-5197 or use good old reliable email to sherri@sherridodsworth.com. Get in on the sales action here at the Cape where the only thing hotter than the weather is our real estate market. Have a terrific week, keep cool, and hope to see you back again next week. Thanks for stopping by today. Take care.

 

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Jul 25 2015

Cape San Blas Real Estate Week in Review – July 18-24, 2015

Published by under Cape San Blas

For Sale Sold SignWe’re having a great summer here along the coast with vacation rental companies booked pretty much to capacity and Realtors penning property deals, this week closing three sales and writing up five new contracts, adding eight new listings, and changing prices on five others. With all that, our inventory only shed one, closing at 265, with 81 homes and 184 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s take a look at what’s selling.

Park Point Lot at Cape San Blas Under Contract July 2015 with List Price of $55,000

We launch into our look at this week’s three sales on the north end of the Cape in Park Point with a quarter-acre interior lot.  This secluded little subdivision adjoins the state park, and is a quiet and peaceful setting.  The sellers bought the property in 2012 for $25,000, got it under contract in late June with a list price of $55,000, and closed on Thursday for $40,000 cash. Barrier Dunes Townhouse Under Contract July 2015 with List Price of $239,500

In nearby Barrier Dunes our second sale is a 2-bedroom, 2-bath, 1,197 square-foot first tier townhouse on Sabal Drive that went under contract just last week with a list price of $239,500. The owners bought it in 1999 for $125,000, and presented the keys to the happy new owners on Friday for $197,500. Cape San Blas Lot in Jubilation Under Contract July 2015 with List Price of $62,500

Down on the south side of the Cape in Jubilation our third and final sale is a  50′ by 85′, 0.10-acre X-zone lot listed for $62,500. The sellers paid $395,000 for it in December 2004, but it was not listed as a short sale.  On Friday they handed over the title at closing for $55,000. Gulf Pines Gulf Front Lot Under Contract July 2015 with List Price of $435,000

The shopping action this week was off the Cape; we’ll start our review of our five new contracts over in Gulf Pines out along the C-30 Corridor between the Cape and Indian Pass. Buyers penned a deal on this half-acre-plus 76′ wide gulf front lot listed for $435,000. The sellers have owned this less than six months, having bought it back in February for $350,000. Curious to see what this one closes for as it will have a significant impact on gulf front comp prices if it comes in anywhere near list.

Gulf Front Home Under Contract July 2015 With List Price of $599,000

Our next three contracts are all over in Treasure Shores, beginning with this 3-bedroom, 2 1/2-bath, 1,664 square foot gulf front home listed for $599,000. It is situated on a 75′ wide stretch of beach, and was built in 1992.  The sellers are the original owners of the house, buying the lot way back in ’91 for a mere $45,000.

Treasure Shores First Tier Home Under Contract July 2015 with List Price of $399,900

On the other side of Treasure Shores Drive, contract number three is on a 3-bedroom, 2-bath, 1,468 square foot first tier home sporting a $399,900 price tag.  Back in June of 2010 the sellers picked it up in a distressed sale for $250,000. They have spruced it up quite a bit since then.

Treasure Shores First Tier Lot Under Contract July 2015 with List Price of $129,900

Our third Treasure Shores contract is on a 75′ by 150′, quarter-acre first tier lot listed for $129,900.  The sellers have owned this since 1984 when the going price was $14,000.

Indian Pass Lagoon Front Lot Under Contract July 2015 with List Price of $199,000

For our fifth and final new contract we’ll head on over to Indian Pass where this 128′ wide by 590′ deep lagoon front lot caught the eyes of an admirer with its $119,000 price tag. That’s a little over 1 1/2 acres in an absolutely gorgeous setting.

That does it for this week. We’re still moving a lot of value-priced properties, so as we like to say along the shore, “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 shoot me an email to 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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Jul 18 2015

Cape San Blas Real Estate Week in Review – July 11-17, 2015

Published by under Cape San Blas

For Sale Sold SignAnd the hits just keep on coming. We had another scorching hot real estate week, closing three sales,  putting eight properties under contract, adding six new listings, and changing prices on twelve others, five of which were price increases. Our inventory remains unchanged for the third week in a row at 266, with 81 homes and 185 lots listed in the MLS in the Cape San Blas, Indian Pass and C-30 Corridor market.  Once again, we have a lot of territory to cover, so let’s get right to it.

Cape San Blas Gulf View Lot Under Contract March 2015 with List Price of $79,000

The first of our three sales is a gulf view quarter-acre “X” zone lot on Tampico Lane overlooking Cape Shoals that went under contract in late May with a list price of $79,000. From what I can glean from public records the seller’s family is the developer of this community and so has owned it for quite some time. On Wednesday it closed for $75,000.

Gulf View Home in Jubilation at Cape San Blas Under Contract June 2015 with List Price of $529,000

Our second sale is a charming classic southern beach-home in beautiful Jubilation on the south side of the Cape. Beautifully furnished and sold turn-key ready, this 3-bedroom, 3-bath, 2,072 square foot gulf view home built in 2011 went under contract in June sporting a $529,000 price tag.  There are impressive views of the gulf from the screened porches, and the gorgeous gulf front community pool is only a short stroll away.  My happy buyers picked up the keys at closing on Thursday for $524,000 and I know they are going to build a lot of lifetime memories in this lovely home.

Indian Pass Second Tier Lot Under Contract July 2015 with List Price of $29,900

Our third and final sale takes us over to Indian Pass to the Reservation.  Three weeks ago buyers penned a deal on this 52′ by 170′, quarter-acre second tier lot listed for an attractive $29,900. The sellers paid $33,500 for it in mid-2012, and sold it on Monday for $27,000.

Barrier Dunes Townhouse Under Contract July 2015 with List Price of $239,500

We begin our review of this week’s eight new contracts where we so often do, up in Barrier Dunes where this 2-bedroom, 2-bath, 1,197 square-foot first tier townhouse on Sabal Drive went under contract on Monday with a list price of $239,500. The owners bought it in 1999 for $125,000.

Ovation at Cape San Blas Second Tier Lot Under Contract April 2015 with List Price of $114,900

About a mile down the road in Ovation, buyers penned a deal on a second-tier lot listed for $115,000. This 107′ by 50′ “X” zone lot originally sold in the summer of 2005 for $500,000. The current owners bought it two years ago for $95,000.

Cape San Blas Gulf Front Townhouse Under Contract with List Price of $229,000

Our third sale is a circa-1986 2-bedroom, 2 1/2-bath, 1,120 square-foot unit in Cape Shoals, a complex adjacent to the north side of Cape Palms Park.   The sellers bought it in January of this year for $205,000 and put it under contract this week with a list price of $229,000.

Cape San Blas Gulf Front Home Under Contract July 2015 with List Price of $834,000

Not far away on Haven Road, contract number four is on a beautiful gulf front home. Situated on 55′ of beautifully vegetated gulf front, this  5-bedroom, 4 1/2-bath, 2,735 square foot beauty built in 2002 went under contract on Thursday with a list price of $834,000.

Cape San Blas Gulf Front Townhouse Under Contract July 2015 with List Price of $389,000

Next up is a 1,600 square foot, 3-bedroom, 2 1/2-bath Sunrise Sunset townhome near the rocks at Stumphole which was listed on July 10 for $389,000 and put under contract 5 days later. The Sellers bought the place in 2008 for $305,000.

Cape San Blas Office Building and Tract Under Contract July 2015 with List Price of $295,000 Cape San Blas Road Front Lot Under Contract July 2015 wiuth LIst Price of $35,000

Our next two contracts on the south side of the Cape are related. One is on an office building, the other on the adjacent lot. The properties belong to a company who is simply transferring ownership of the real estate from the company’s founding owners to the operational owners who have owned and managed the business for the past year or so. The office with 2.3 acre parcel is under contract with a list price of $295,000, and the adjacent half-acre lot is under contract with a list price of $35,000.

Beach Cottage at Indian Pass Under Contract July 2015 with List Price of $162,900

We’re back over at Indian Pass for our final new contract, a charming little cottage on South Palm Street. This 1-bedroom, 1-bath, 1,092 square foot cutie was built in 1980. It’s located just a short stroll to the beach, Is FEMA flood insurance eligible, and is under contract with a list price of $162,900. She has a lot of potential.

That’ll do it for this week. Glad to have so much activity going on as people are snapping up these great deals on premium properties. If you’re looking for terrific values, there’s no time like the present to start searching, and I’ll be glad to help you with that. Simply call or text me at 850-227-5197 or use good old reliable email to sherri@sherridodsworth.com. Get in on the sales action here at the Cape where the only thing hotter than the weather is our real estate market. Have a terrific week, keep cool, and hope to see you back again next week. Thanks for stopping by today. Take care.

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Jul 12 2015

Cape San Blas Real Estate Week in Review – July 4-10, 2015

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 five sales, penned four new contracts, stocked the inventory with six new listings, and changed price tags on five others, including one price increase. Even with all that activity, our inventory didn’t budge, closing once again at 266, with 82 homes and 184 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.

Cape San Blas Gulf View Townhouse Under at Seacliffs Under Contract May 2015 with List Price of $299,000

We begin our review of this week’s crop of five sales with this 3-bedroom, 3 1/2-bath, 1,692 square foot unit up in Seacliffs.  This home is located by the gulf end of the pool, with easy access to and wonderful views of the gulf, has an enclosed garage, and an elevator.  The sellers bought it back in 2001 for $272,500 and put it under contract in May with a list price of $299,000.  The parties closed on Friday with the new owners picking up the keys for $260,000.

Cape San Blas Road Front Lot Near Park Under Contract July 2015 with List Price of $92,000

Less than a quarter-mile south of Sea Cliffs not far from Coneheads restaurant, this gulf view lot attracted a fan last week who saw the $92,000 price tag and took the plunge.  This property is one lot of a 3-lot minor replat of the parent tract which originally ran from Cape San Blas Road to the gulf and is the first time it has sold since that replat.  On Monday it closed for $91,800 cash.

Ovation at Cape San Blas Bay Side Lot Under Contract June 2015 with List Price of $60,000

In nearby Ovation, buyers penned a deal in early June on a 0.16 acre “X”-zone lot on the bayside on Pinnacle listed for $60,000. These sellers bought it for $38,000 in early 2011, contrasted with the $355,000 the developers sold it for in late 2005.  New owners took title on Thursday for $57,500.

Cape San Blas Gulf Front Home Under Contract June 2015 with List Price of $549,900

Our fourth sale is on Belize Drive, a little north of Scallop Cove. Buyers liked this 3-bedroom, 3 1/2-bath, 1,997-square foot gulf front home listed for $549,900. This immaculate home is situated on a 50′ wide span of waterfront.  The sellers have owned it since 1999 when they bought it brand new in 1999 for $398,500, and on Friday they sold it for $520,000.

Gulf First Tier Lot Near Cape San Blas Under Contract June 2015 with List Price of $130,000

Our fifth and final sale takes us off the Cape heading east along C-30 to Gulf Pines where this 100′ by 65′, 0.65-acre first tier lot went under contract in mid-June with a list price of $130,000. The sellers have had this one a long time, picking it up in 1983 for $30,000, and on Thursday they signed over the title to the new owners for $118,000 cash, with the buyers paying all closing costs less the brokers’ commission and pro-rated property taxes. Gulf Pines is a quiet little neighborhood of attractive homes, is FEMA-eligible, and their HOA fees are only $100 per year.

Cape San Blas Gulf Front Home Under Contract July 2015 with List Price of $485,000

Now onto our four new contracts, where we have 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 $485,000. The sellers bought it in 2003 for $325,000, and have made improvements since then, including adding new decks.

Cape San Blas Bank-Owned Home Under Contract July 2015 with List Price of $515,900

On the south side of the Cape in Surfside Estates, our next contract is on a 5-bedroom, 3 1/2-bath, 3,242 square foot bank-owned home listed for $515,900. This spacious home was built in 2007 by owners who bought the lot in 2002 for $127,000.

Classic Florida Cottage Under Contract July 2015 with List Price of $249,900

Contract number three is in Treasure Shores, a home on the north side of C-30. It’s a classic Florida beach cottage with 2 bedrooms and 2 baths, and 1148 square feet of charm. The sellers purchased the home in the summer of 2012 for $189,000, and put it under contract this week with a list price of $249,900.

Indian Pass Gulf Front Lot Under Contract July 2015 with List Price of $239,000

Our fourth and final new contract is over on Indian Pass. Here a 60′ wide by 520′ deep, 0.72 gulf front lot went under contract on Friday with a list price of $239,000.  The sellers bought it in October 2009 for $300,000 and have approved DEP permitting for building.

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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Jul 03 2015

Cape San Blas Real Estate Review – June 20 – July 3, 2015

Published by under Cape San Blas

For Sale and SoldWhat a wild and wonderful whirlwind two weeks it has been since last we met.  Lots of excitement with our company, Boardwalk Realty, and Coastal Realty Group melding into one great big, happy, power-house real estate family. I’ve been working with so many wonderful buyers helping them negotiate contracts, and with several sellers getting their properties ready for market. In the past fortnight, our MLS has recorded nine sales and nine new contracts, eleven new listings, and fourteen price changes. We welcome the holiday weekend with our inventory slimmer by three, at 266, with 84 homes and 182 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS.  We have a lot to see today, so let’s get rolling!

Cape San Blas Bay Front Lot Under Contract May 2015 with List Pirce of $250,000

The first of our crop of nine sales has us starting off on the north end of the Cape on the bay side with a 60′ by 552′ bay front lot adjacent to the state park that went under contract at the end of May with a list price of $250,000. This listing was added the same day the sellers put it under contract. The property is a portion of a 5-acre parent parcel with 423′  of waterfront the sellers purchased in mid-April for $400,000, and they’ve now sold this newly platted lot for $225,000.

Ovation at Cape San Blas First Tier Gulf Side Lot Under Contract June 2015 with List Price of $199,000

Two of our sales are in Ovation, starting with this gulf side first tier lot listed for $199,000. The seller got a steal of a deal on it in December 2013, picking it up at a bank sale for a very sweet $86,000, a far cry from the $775,000 the developers sold it for in 2005.  On Monday it closed for $171,000.

Bay View Lot in Ovation at Cape San Blas Sold June 2015 for $72,500

Over on the Bayside of Ovation, the parties negotiated an agreement on this bay view lot on the 24th, and closed on the 2nd.  This is the third time in as many years this property has changed hands, having been sold by the developer in May 2012 for $22,500, then again in February of 2013 for $35,000, and finally this time around for $72,500. The sellers had it listed for $77,500.

Cape San Blas Gulf Front Home Under Contract June 2015 with List Price of $429,000

We’ll mosey about a mile southward to Rosemary Dunes, where the parties closed on this 3-bedroom, 3-bath, 1,900 square foot gulf front home nearing completion sporting a $429,000 price tag.  It’s nestled on a 40′ wide, “X” zone lot just south of Rish Park, and on Thursday the buyers picked up the keys to their beach dream at closing for $401,500.

Cape San Blas Interior Home Under Contract May 2015 with List Price of $349,900

We’ll head on down to the south side of the Cape now for our next sale, a comfy 3-bedroom, 2-bath, 1,568 square foot gulf view home on Pebble Beach Drive that was listed for $349,900. It’s owner-occupied, very well maintained and has a pleasant distant view of the gulf from the decks.  The sellers bought the lot alone in 2001 for $48,500 an sold the home on Wednesday for $328,000.

Interior Lot in Villa del Sol at Cape San Blas Under Contract May 2015 with List Price of $39,900

No, this isn’t a shot of a lunar landing site, it’s Villa del Sol, a remnant from the real estate bubble peak when developers did this project on acreage spanning from gulf to bay. They bulldozed from the road to the gulf, sank a fortune into infrastructure and advertising, then went bust, only managing to sell about a half a dozen lots before doing so.  This is one of those lots. The sellers bought it in the summer of 2005 for $460,000 and put it under contract in late May with a list price of $39,900.  New owners took title on the 26th for $38,500. Villa del Sol was bought by a group of investors about two years ago so hopefully they will be able to breathe new life into the project.

Cape San Blas First Tier Lot Under Contract May 2015 with List Price of $69,900

A few blocks past Villa del Sol is a  little-known micro-subdivision of Lantana by the Sea, home to our sixth sale, an irregularly-shaped first tier lot listed for $69,900, which sold last week for $55,000. The large portion of this lot is listed as being 40′ wide by 215′ deep.

Gulf Vew Lot Under Contract June 2015 with List Price of $65,000

Our eighth sale takes us off the Cape and out on to C-30 and over to Treasure Shores First Addition, just west of Indian Pass Raw Bar.  The sellers had a 100′ by 300′, 0.69-acre lot listed for $65,000 that they sold for $58,000. They bought it in late 2002 for $87,500.

Indian Pass Interior Lot Under Contract June 2015 with List Price of $99,500

Our ninth and final sale is over at Indian Pass where this 75′ by 110′ “X” zone interior lot on Palm Street in Indian Pass Beach Subdivision went under contract in mid-June with an asking price of $99,500. The sellers bought it in late 2013 for $75,000, and sold it last week for $89,500.

Park Point Lot at Cape San Blas Under Contract July 2015 with List Price of $55,000

Eight of our nine new contracts in the past two weeks are on Cape properties, beginning with this quarter-acre lot up in Park Point on the north end of the cape.  This secluded little subdivision adjoins the state park, and is a quiet and peaceful setting.  The sellers bought the lot in 2012 for $25,000, and have it under contract with a list price of $55,000.

Barrier Dunes X Zone Townhouse Under Contract July 2015 with List Price of $269,000

Our next two contracts are in nearby Barrier Dunes, starting with this 2-bedroom, 2 1/2-bath, 1,377 square foot townhouse listed for $269,000. This circa 1990 home is one of a very few homes in this complex located in the X flood zone. The sellers bought it in early 2006 for $364,000.

Barrier Dunes Parkside Townhouse Under Contract July 2015 with List Price of $187,000

Over on Parkside buyers made an offer on this 3-bedroom, 3 1/2-bath, 1,172-square foot townhouse built in 19895.  The sellers bought it in 1999 for $78,900 and have it listed for $187,000.

Cape San Blas Road Front Lot Near Park Under Contract July 2015 with List Price of $92,000

Less than a quarter-mile south of Barrier Dunes not far from Coneheads restaurant, this gulf view lot attracted a fan who saw the $92,000 price tag and took the plunge.  This property is one lot of a 3-lot minor replat of the parent tract which originally ran from Cape San Blas Road to the gulf and is the first time it has sold since that replat.

Cape San Blas Home Under Contract July 2015 with List Price of $299,900

Peninsula Estates is home to our next contract which is on this 3-bedroom, 2-bath, 1,298-square foot home originally built in 1987 but has gone through extensive renovations since.   This subdivision spans from gulf to bay, and all owners enjoy deeded to access to both.  This home is on the bayside of the community.  The sellers bought the property in August 2005 for $350,000 and subsequently renovated, re-furnished, and added an in-ground pool.  Buyers have it under contract with a list price of $299,900.

Cape San Blas Bay Front Estate Under Contract July 2015 with List Price of $675,000

Here’s a beauty on the bay. Situated on 2+ acres with 125′ of bay front, this 3,455 square-foot stately home has an enclosed air conditioned Florida room with built-in smoker grill, dining table and sitting area facing the bay bringing the outside inside. There are two complete master suites, 4 bedrooms total, and 3.5 baths. Outdoor deck is just off the Florida room and a screened porch perfect for viewing the wild life. There is a shared dock and a small private pond on the grounds.  The sellers are asking what they paid for it in mid-2010, $675,000.

Cape San Blas Duplex Under Contract July 2015 with List Price of $219,000

We’re heading south down Cape San Blas Road a mile or so to Antilles to this duplex where one side went under contract Tuesday with a list price of $219,000. The 2-bedroom, 2 1/2-bath, 1,400 square foot unit is located in an X zone, and last sold in June 1999 for $80,400.

Cape San Blas Lot in Jubilation Under Contract July 2015 with List Price of $62,500

Down on the south side of the Cape in Jubilation buyers had an offer accepted on this 50′ by 85′, 0.10-acre X-zone lot listed for $62,500. The sellers paid $395,000 for it in December 2004, but it is not listed as a short sale.

Indian Pass Second Tier Lot Under Contract July 2015 with List Price of $29,900

Our ninth and final new contract takes us back over to Indian Pass to the Reservation.  Here buyers penned a deal on this 52′ by 170′, quarter-acre second tier lot listed for an attractive $29,900. The sellers paid $33,500 for it in mid-2012.

And that’s a wrap!  I want to take a moment to apologize for not honoring my commitment last Saturday to have last week’s review posted by Sunday. Between working with so many wonderful buyers, the company merger, and setting up several new listings, my To-Do list simply exceeded hours on my calendar.  Glad to be back today and getting the market news out to you.  There is a lot of demand for property, so if you’re thinking of buying or selling, I’d love to help you. Call or text me at 850-227-5197 or reach me at sherri@sherridodsworth.com . With Boardwalk and Coastal Realty combining our considerable resources, we’re poised stronger than ever to provide the expertise, marketing resources, and attention to detail you deserve.

Have a safe and exuberant Independence Day Weekend – hope to see you back soon!

 

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Jul 01 2015

Exciting News! Boardwalk Realty Has Merged with Coastal Realty Group

Published by under Cape San Blas

What an exciting, busy, wonderfully crazy week this has been!  So happy to announce that our company, Boardwalk, has merged with Coastal Realty Group as of today, July 1.  Which jut also happens to be my birthday – Happy Birthday to Me!!!!  Our new Broker, Preston Russ, sent out the following announcement this morning.

It is with great pleasure that I get to announce that effective today Boardwalk Realty is merging with Coastal Realty. Boardwalk has an amazing broker, Libia Taylor and I have always admired her for her professionalism. She and all of her team of agents will stay on and become a part of Coastal Realty Group. Coastal Realty Group and Boardwalk both offer a proven marketing approach to make this a winning opportunity to all involved in this endeavor

Coastal Realty Group will now be the largest real estate brokerage in the Forgotten Coast with 5 offices: Cape San Blas, Port St. Joe, St. George Island, Carrabelle, and their new headquarters at 1252 Cape San Blas Rd, former home to Boardwalk Realty. Libia Taylor, Eli Duarte, Sherri Dodsworth, Chris Petrie, Gabrielle Piergiovanni and Ed Mitchem will continue to practice real estate and perform outstanding client and transaction care under the umbrella of Coastal Realty Group. To see the Realtors at that office, check out the csbrealestate.com website.

And I am sure that many of you have read Sherri’s blog before. See it now at

capesanblasblog.com.

Coastal Realty was the sales volume leader for all of Gulf County last year and YTD this year. With our expansion and increased team size we should continue to dominate the market in this area for years to come.

Between the merger going on and working with so many buyers excited about finding their beach dream, my Saturday post from last week will be wrapped into a mega-review this weekend.  I hope you’re ready for a terrific holiday weekend – we’re ready to celebrate!!!!!!!!!!!

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Jun 26 2015

Hot, Hot, Hot!

Published by under Cape San Blas

Friday, June 26. 8:15 p.m. Still negotiating contracts with buyers. Nice! Showing property all day Saturday. Nice! Definitely looking like a Sunday posting shaping up.  Be sure to check back as there has been LOTS of action this week, with five sales, six new contracts, seven new listings,  and six price changes. I’ll be back on Sunday to give you the 411 on those sales and new contracts, so please make a note to stop by.

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Jun 20 2015

Cape San Blas Real Estate Week in Review – June 13-19, 2015

Published by under Cape San Blas

For Sale and Sold SignOur real estate market continues to sparkle as brightly as our beautiful sun-kissed beaches, as we wrapped up another good week with three sales and three new contractsseven new listings and six price changes. Our inventory grew by one closing the week at 269, with 83 homes and 186 lots listed in the Cape San Blas, Indian Pass and C-30 Corridor MLS market,.

Cape San Blas Intreior Townhouse Under Contract May 2015 with List Price of $205,000

The first of our three sales is in Barrier Dunes where this 2-bedroom, 2-baht, 1,152-square foot end-unit went under contract in mid-May with a list price of $205,000. In March of 2011 the sellers paid $125,000 for it in a distressed sale. They’ve furnished it and done an awesome renovation on the interior, and sold it on Tuesday for $230,000.  Nicely done.

Cape San Blas Gulf Front Townhouse Under Contract May 2015 with List Price of $249,900

Out second sale is on another townhouse unit, this one a 2-bedroom, 2-bath, 1,120 gulf front end-unit townhome at Cape Shoals listed for $249,000. The sellers bought it in mid-2009 for $210,000, and sold it on Tuesday for $230,000.

Cape San Blas First Tier Lot Under Contract with LIst Price of $145,000

Sale number three takes us to Barbados Lane in Turtle Dunes to an irregularly shaped first tier lot that went under contact May 5th with a list price of $145,000, a nice little profit over the $76,000 the sellers picked it up for less than six months ago last December.  The new owners paid $135,000 cash for it at closing on Friday.

Gulf View Home in Jubilation at Cape San Blas Under Contract June 2015 with List Price of $529,000

The first of our three new contracts is a charming classic southern beach-home in beautiful Jubilation on the south side of the Cape. Beautifully furnished and being sold turn-key ready, this 3-bedroom, 3-bath, 2,072 square foot gulf view home built in 2011 went under contract on Thursday sporting a $529,000 price tag.  There are impressive views of the gulf from the screened porches, and the gorgeous gulf front community pool is only a short stroll away.  My buyers are going to build a lot of lifetime memories in this lovely home.

Gulf First Tier Lot Near Cape San Blas Under Contract June 2015 with List Price of $130,000

Our second contract takes us off the Cape heading east along C-30 to Gulf Pines where this 100′ by 65′, 0.65-acre first tier lot went under contract on Wednesday with a list price of $130,000. The sellers have had this one a long time, picking it up in 1983 for $30,000. Gulf Pines is a quiet little neighborhood of attractive homes, is FEMA-eligible, and their HOA fees are only $100 per year.

Indian Pass Interior Lot Under Contract June 2015 with List Price of $99,500

We’ll close the week over at Indian Pass where our third contract is on a 75′ by 110′ “X” zone interior lot on Palm Street in Indian Pass Beach Subdivision. The sellers bought it in late 2013 for $75,000, and penned a deal on it with buyers Thursday with an asking price of $99,500.

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 13 2015

Cape San Blas Real Estate Week in Review – June 6-12, 2015

Published by under Cape San Blas

For Sale Sold SignOur healthy market pace continues this week as we closed four sales and added three new contracts.  Sellers added five new listings, and changed priced on six others. Not surprisingly, our inventory increased, up by three, closing the week at 268, with 83 homes and 185 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market. Let’s see what’s moving.

Cape San Blas Bay Front Lot Under Sold June 2015  for $265,000

We begin our review of this week’s four sales with this 2-acre bay front parcel across the street from Cape Palms Park.  It’s three lots being sold as one, and there is already a beautiful sturdy dock in place. The sewer tap fees have also been paid. The sellers were asking $285,000 for the property, and sold it on Friday for $265,000.

Cape San Blas Gulf View Duplex Under Contract February 2015 with List Price of $215,000

Our second sale is located mid-way down the Cape peninsula on Aruba Lane in Cape Sands Landing where this 1,600 square foot, 2-bedroom, 2-bath, duplex half went under contract in early April with a list price of $215,000.  This circa-1985 “X” zone gulf view home last sold in early 2004 for $275,000, well above the $205,000 it settled for this week.  The seller also contributed $7,000 towards the buyers’ closing costs.

Cape San Blas Gulf Front Home Under Contract May 2015 with List Price of $625,000

Tiffany Lane is about two miles south of Ovation and here we have a closing on a 3-bedroom, 2 1/2-bath, 1,620 square foot gulf front home that was listed for $625,000. It’s situated on a 50′  wide lot located in a VE flood zone.  The sellers bought it as a brand new home in January 2001 for $460,000, and sold it on Friday for $540,000.

Gulf View Home at Money Bayou Under Contract April 2015 with List Price of $297,900

Our fourth and final sale is over in Money Bayou, were this 2-bedroom, 2 1/2-bath, 1,026-square foot gulf view home went under contract in late April with a list price of $297,900. Last October, the seller bought it as a tax deed sale for $166,000, and turned a nice little profit at closing on Thursday, picking up a check for $293,000.

Ovation at Cape San Blas First Tier Gulf Side Lot Under Contract June 2015 with List Price of $199,000

Two of our three new contracts are in Ovation, starting with this gulf side first tier lot listed for $199,000. The seller got a steal of a deal on it in December 2013, picking it up at a bank sale for a very sweet $86,000, a far cry from the $775,000 the developers sold it for in 2005.

Ovation at Cape San Blas Bay Side Lot Under Contract June 2015 with List Price of $60,000

Across the street in the bay side of Ovation, buyers penned a deal on a 0.16 acre “X”-zone lot on Pinnacle listed for $60,000. These sellers bought it for $38,000 in early 2011, contrasted with the $355,000 the developers sold it for in late 2005.

Cape San Blas Gulf Front Home Under Contract June 2015 with List Price of $549,900

Our third and final new contract is on Belize Drive, a little north of Scallop Cove. Buyers liked this 3-bedroom, 3 1/2-bath, 1,997-square foot gulf front home listed for $549,900. Situated on a 50′ wide span of waterfront.  The sellers have owned it since 1999 when they bought it brand new in 1999 for $398,500.

And just like that, we’re all up-to-date.  There are still some very attractive opportunities on the market so if you’re toying with the idea of calling a piece of coastal property your own, let’s get to it. Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started. Have a terrific week, and thanks so much for taking time to stop by today.

 

 

 

 

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Jun 05 2015

Cape San Blas Real Estate Week in Review – May 30 – June 5, 2015

Published by under Cape San Blas

For Sale Sold SignWe’re in full summer mode with lots of visitors having fun at the beach and out on the bay. Several took a break from the sun and surf long enough to buy some of that coastal property, closing six sales and penning three new contracts. We added seven listings to the mix, and lowered prices on eight others. Our inventory grew by three, ending the week at 265, with 83 homes and 182 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.

Cape San Blas Townhouse Under Contract Jan. 2015 with List Price of $249,000

We’ll begin our review of this week’s six sales on the north end of the Cape in Sea Cliffs, where this 4-bedroom, 4 1/2-bath, 1,944 square foot townhouse went under contract the first week of January as a short sale with a list price of $249,000. The sellers bought it in early 2006 for $570,000, nearly double the $300,000 it sold for just five years prior in 2001.  The bank finally approved the short sale terms, and after patiently waiting for five months, the new owners got to pick up their new keys at closing for $235,000.

Cape San Blas Barrier Dunes Townhouse Under Contract May 2015 with List Price of $214,000

Our second and third sales are just next door in Barrier Dunes, beginning with this 2-bedroom, 2-bath, 1,377 square foot home built in 2002 priced at $214,000. It wasn’t listed as a short sale even though the county records indicate the sellers paid $285,000 for it in November 2006.  On Monday it closed for $196,000.

Barrier Dunes Townhouse Under Contract April 2015 with List Price of $195,000

Just around the corner on Parkside, this 2-bedroom, 2 1/2-bath, 1,377 square foot townhouse attracted a buyer in early April with its $195,000 price tag. The sellers bought it from the developer in 2002 just after it was built for $168,100, and sold it on Monday for $178,000.

Cape San Blas Gulf Front Lot Under Contract May 2015 with List Price of $239,000

Our fourth sale fronts the beach down towards the rocks near Stumphole. This 110′ wide lot went under contract just last week with a list price of $239,000. It sits seaward of the CCCL line so will require DEP permitting in order to build. The sellers have a received a 15′ setback from the road variance from the county. They paid $460,000 for the property in June 2004, and sold it this week for $200,000 cash.

Cape San Blas Gulf Front Condo Under Contract April 2015 with List Price of $349,000

Next up is this gulf front condo at The Club at Cape San Blas. These are absolutely lovely units, with gleaming antique pine floors. Someone snapped up a 3-bedroom, 2-bath, 1,440 place for $340,000, just a bit below the list price of $349,000.

Bank-Owned Interior lot at Cape San Blas Under Contract May 2015 with List Price of $33,000

Our sixth and final sale is a bank-owned property with a very sad past in Villa del Sol subdivision on the south side of the Cape. Back in May of 2005, the original developers sold it to a buyer for $750,000. A year later he listed it for sale for $725,000, willing to take the loss, but was never able to attract a buyer. The bank acquired it just last month, listed it for $33,000 and sold it for that on Wednesday.

Cape San Blas Gulf Front Home Under Contract June 2015 with List Price of $429,000

Now on to our three contracts, starting in Rosemary Dunes, where buyers reached an agreement with the seller of this 3-bedroom, 3-bath, 1,900 square foot gulf front home nearing completion sporting a $429,000 price tag.  It’s nestled on a 40′ wide, “X” zone lot just south of Rish Park.

Bay View Home Under Contract June 2015 with List Price of $387,000

Buyers had an eye for new construction this week. Over along C-30 in Simmons Bayou, this recently completed 3-bedroom, 3-bath, 1,781 square foot bay front home in Shallow Reed went under contract Wednesday with a list price of $387,000. After years of sitting dormant, it’s nice to see this subdivision finally coming to life, with several other houses underway and a couple already sold.  Bay front lots in here are selling for $99,900.

Gulf Vew Lot Under Contract June 2015 with List Price of $65,000

Our third and final new contract take us in the opposite direction on C-30, to Treasure Shores First Addition, just west of Indian Pass Raw Bar.  The sellers have a 100′ by 300′, 0.69-acre lot listed for $65,000. They bought it in late 2002 for $87,500.

Competition for properties is strong. Since the first of this year, the sale-to-list price in our market (Cape San Blas, Indian Pass, C-30)  for single family homes has averaged 97%; for lots 93%. Just two years ago those figures were 91% and 85% respectively.  Getting an offer accepted with a deep discount on the list price is definitely the exception rather than the rule. You now have to adjust and start structuring your offer with the mindset that if a particular listing has caught your interest, there’s a better than average chance it has caught someone else’s, too, and you should assume you might not get a chance to make a second run at it. Make a good, sound, strong offer right from the start if you seriously want a particular property.  If you’re interested in buying or selling, call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started. There are still great values out there but they won’t last forever. Someone’s going to get them – might as well be you.  Have a great week, and hope to hear from you soon.

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