May 01 2015

Cape San Blas Real Estate Market Week in Review – April 25-May 1, 2015

Published by under Cape San Blas

For Sale and SoldAnother bombastic week, with eleven sales and a whopping twelve new contracts.  Sellers added ten new listings, one of which is already under contract, and changed prices on seven others, three of which are price increases. Our inventory shed three, closing the week at 252, with 78 homes, and 174 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market. Depending on what time of day or evening you’re reading this, may I suggest you settle in with either a nice cuppa Joe or an adult beverage of choice to enjoy while we cover one heck of a lot of territory.

Barrier Dunes Townhouse Under Contract April 2015 with List Price of $209,000

Our marathon review of this week’s eleven sales blasts off up in Barrier Dunes with this 3-bedroom, 3 1/2-bath, 1,845 square foot town house on Parkside Circle that went under contract last month with a list price of $209,000. This pond-front home was built in 1985, and the owners bought it in mid-2001 for $149,000.  On Friday the new owners took possession for $195,000.

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

Our second sale is 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 sellers recently reduced the price to $399,000 and we went under contract in early March.  An investment group bought it on Thursday for $400,000 with some portion of seller financing.

Cape San Blas Bay Front Home Under Contract March 2015 with List Price of $749,000 About half a mile down the bay our third sale is a 4-bedroom, 4-bath, 2,935 square foot home in Peninsula Estates overlooking beautiful St. Joe Bay.  This circa 1994 home includes a dock and a separate apartment with efficiency kitchen, living area and bedroom located over the garage that connects to the main house. The well-equipped chef’s kitchen features bay views that provide panoramic views of the waterfront while you cook. The sellers bought it in 1999 for $335,000 and have done a lot of upgrades since then. They were asking $749,000, and settled on Tuesday for $717,500.

Cape San Blas Interior Lot Under Contract April 2015 with List Price of $75,000

Just around the corner on Sandalwood Blvd. in Peninsula Estates sale number four is an interior lot listed for $75,000. The sellers bought this half-acre, 100′ by 200′ property in 1999 for $19,000, and sold it on Monday for $70,000.

Bay View House at Cape San Blas Under Contract Feb. 2015 with List Price of $625,000

Next door to Peninsula Estates sits Ovation, where we find this newly built 5-bedroom, 3 1/2-bath, 2,278 square foot bay view home under contract since early February with a list price of $625,000. Construction finished up in May 2014 and it has been on a rental program since then. This week if sold for $575,000, 92% of list.

Cape San Blas First Tier Home Under Contract March 2015 with List Price of $579,000

Our next sale takes us down to the south side of the Cape to Two Palms where the owners of this lovely 4-bedroom, 4-bath, 3,789 square foot first tier home had a veritable feeding frenzy on their place back in early March, receiving multiple offers in rapid-fire fashion. One lucky bidder emerged victorious and picked up the keys at closing on Friday for $595,000, $16,000 above its list price of $579,000. When this beautiful home was built in 2005 it sold for $1,126,000.

Cape San Blas Home Under Contract March 2015 with List Price of $479,000

In nearby Boardwalk, my buyers pounced on this inviting gulf view home the minute it came on the market.  This charming 3-bedroom, 2-bath, 1,656 square foot home was built in 1990. The sellers bought it in 2002 for $200,000, and have renovated and upgraded it very nicely since then, and listed it for $479,000. On Wednesday we closed for $451,300. “13” is this family’s lucky number, so they worked it into their offer and it was accepted on March 13.

Indian Pass Area Gulf Front Townhouse Under Contract March 2015 with List Price of $259,000

Venturing off of the Cape over onto  C-30 in the direction of Indian Pass, we have our eighth sale, a 2-bedroom, 2-bath, simple 1,200 square foot circa 1984 gulf front townhouse under contract since early March with a list price of $259,000.  The sellers bought it in 2001 for $195,000, and sold it this week for $255,000.

Gulf Pines First Tier Lot Under Contract April 2015 with List Price of $137,900

Our ninth sale is further east on C-30 over in Gulf Pines where my buyers’ offer was accepted the first week of April on this 100′ by 236′ “X” zone first tier lot listed for $137,900. Gulf Pines is a FEMA eligible area, and all of the lots have deeded gulf access.  The HOA fees here are only $100 per year. On Friday we closed for $125,000.

Indian Pass Gulf Front Lot Under Contract March 2015 with List Price of $299,000

Our tenth sale is  a 75′ wide by 552′ deep gulf front lot on Canoe Lane at Indian Pass listed for $299,000. The sellers bought it just five years ago in May 2010 for $280,000, and sold it on Tuesday for $285,000.

South Gulf County Bay Front Home Under Contract March 2015 with List Price of $699,000

For our eleventh and final sale, we’re back out along C-30 again, this time heading in the direction of Port St. Joe, stopping just this side of the St. Joe Bay Buffer Preserve at this stately 3-bedroom, 3-bath, 3,310 square foot bay front home listed for $699,000. It’s situated on more than an acre of land, with 101′ of waterfront.  The home has Australian cypress floors, a gourmet chef’s kitchen and an out-door kitchen, home theatre room with 60′ television, hot tub overlooking the bay, and a full house generator.  The folks who sold the bay front home in Peninsula Estates traded the west side of the bay for this beauty on the east side.

Seacliffs Gulf View Townhouse Under Contract April 2015 with List Price of $254,900

Townhouses were in high demand this week with five of our twelve new contracts being written on units at Seacliffs, Barrier Dunes, and Sunrise Sunset. We’ll start at Seacliffs on Turtle Walk where this 3-bedroom, 3 1/2-bath, 1,944 square foot unit built in 2001 went under contract last weekend with a list price of $254,900. The sellers bought it two years ago in April 2013 for $215,000.

Seacliffs Side Unit Under Contract April 2015 with List Price of $259,000

Around the corner on Seacliff Drive shoppers penned a contract on this 4-bedroom, 4 1/2-bath 1,944 square foot unit listed for $259,000. Built in 2000, the sellers bought it in January 2001 for $240,000.

Barrier Dunes Gulf Front Townhouse Under Contract April 2015 with List Price of $419,000

Next door in Barrier Dunes we have a contract on a rare offering for this complex: a gulf front townhouse.  These units do not turn over that frequently. Last Saturday, buyers negotiated a deal on this 3-bedriinm 3 1/2-bath, 1,716 square foot beach fron t beauty listed for $419,000. It’s not listed as a short dale despite the seller’s having paid $595,000 for it in mid-2006,

Barrier Dunes Interior Townhouse Under Contract April 2015 with List Price of $229,000

On Barrier Dunes Drive, our next contract is on a 2-bedroom, 2-bath, 1,216 square foot unit back by the tennis courts listed for $229,000.  The sellers bought it in mid-2005 for $417,500.

Gulf View Lot at Cape San Blas Under Contract April 2015 with List Price of $89,900

Our first contract on a piece of land is this oddly-shaped quarter-acre lot on Bamba Way, just south of Coneheads Restaurant. It’s a second tier lot with deeded gulf access listed for $89,900. Apparently this isn’t a short sale despite according to public records the sellers having paid $500,000 for it in April 2005.

Cape San Blas First Tier Lot Under Contract May 2015 with List Price of $169,900

This sixth contract is on a 63′ by 210′, 0.31-acre “X” zone first tier lot in Ocean Haven listed for $169,900. This is one still owned by the developers.

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

Today’s fifth townhouse contract is on a 3-bedroom, 2 1/2-bath, 1,600 square foot unit down by the rocks at Stumphole in Sunrise Sunset. The sellers bought it in early 2008 for $305,000 and have it listed for $389,000. These are beautiful homes, but man, are they ever close to the surf.

Bank-Owned Cape San Blas Interior Lot Under Contract April 2015 with List Price of $45,000

We’re back down on the south side of the Cape for contract number whatever, a bank-owned lot just two lots over from my office. This 81′ by 170′, one third-acre lot sold in November of 2005 for $290,000, and went under contract on Tuesday with a list price of just $45,000.

Cape San Blas Gulf View Lot Under Contract April 2015 with List Price of $64,000

A couple hundred feet further along Cape San Blas Road our next contract is on an interior lot on Polaris Drive in Surfside Estate,  It’s a90′ by 122′, quarter-acre “X” zone lot listed for $64,000. The sellers bought it back in 2001 for $20,100.

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

Our lone single family detached home among today’s contracts is over in Money Bayou, were this 2-bedroom, 2 1/2-bath, 1,026-square foot gulf view home went under contract on Friday with a list price of $297,900. Last October, the seller bought it as a tax deed sale for $166,000.

Canal Front Lot at Indian Pass Under Contract April 2015 with List Price of $70,000

We have at last reached our twelfth and final new contract, a 90′ by 308′, 0.64-acre canal front secluded beauty of a lot over on Painted Pony Road at Indian Pass. This FEMA-eligible property is listed for $70,000, and last sold in early 2004 for $80,100.

What an amazing week!  Properties are moving at a rate this market hasn’t seen in ten years or more. Inventory is low and demand is high, so if you’re interested in selling now is a great time. Those of you interested in buying it’s time to step up to the plate while there are still good values. I had happy buyers and sellers this week with three who went to closings, and I’d love to help you as well. Give me a call at 850-227-5197 and we’ll get started.  I hope to hear from you soon, and as always, thank you so much for taking time to stop by today.

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Apr 25 2015

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

Published by under Cape San Blas

For Sale and Sold   A string of days of April showers didn’t dampen buyers’ enthusiasm as we turned in yet another strong  week, with ten sales, four new contracts, ten new listings, and six price changes. Our inventory grew by eight, closing the week at 255, with 85 homes and 170 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market. Let’s see where all the action was.

Cape San Blas Gulf Front Lot at Secluded Dunes Under Contract April 2015 with List Price of $900,000

To begin this week’s review of our ten sales, we’ll head up to Secluded Dunes on the northern end of the Cape where this 115′ by 271′ gulf front lot went under contract at the beginning of the month with an asking price of $900,000. If it looks a bit familiar, that may be because the sellers bought it back in September for $750,000.  On Wednesday, they sold it for $900,000 cash.

Barrier Dunes Townhouse Under Contract Jan. 19, 2012 as Short Sale with List Price of $177,812

Just a bit further south is Barrier Dunes where our second sale is a  3-bedroom, 3-bath, 1,172 square foot bank-owned unit listed for $193,900 which the bank sold at auction. The previous owners paid $370,000 for it in August 2004, even though it had sold just two months earlier in June for $207,000. If this one also looks familiar it may be because over the past several years it has been under contract six times without ever making it to closing.  The auction did the trick with the winning bidder picking up the keys at closing on Monday for $176,925.

Cape San Blas Gulf Front Townhouse Under Contract March 2015 with List Price of $299,999

Our third sale is another townhouse, this one a 2-bedroom, 2 1/2-bath, 1,120 square foot unit on Nassau Lane in Cape Shoals that went under contract in mid-March with a list price of $299,999. It was a bank-owned property when the sellers bought it in March 2011 for $145,000. They renovated and furnished it very nicely, and sold it for $275,000 cash on Thursday.

Cape San Blas 2nd Tier Lot Under Contract March 2015 with List Price of $139,000

On nearby Tobago Lane, our next sale is a 100′ by 130′ one-third acre second tier lot listed for $139,000. I didn’t find any prior sales history data on this one. On Wednesday it went for $132,500 cash.

Cape San Blas Gulf Front Home Under Contract March 2015 with List Price of $699,000

Buyers wanted gulf front properties this week, and no wonder as warm and beautiful as those lovely teal waters have been lately!  Sale number five is on a gulf front home just a few hundred feet south of Scallop Cove. This 4-bedroom, 4-bath, 2,344 square foot waterfront home built in 2005 went under contract in mid-March with a list price of $699,000, and closed last Friday for $685,000 cash.

Cape San Blas Gulf Front Lot with Pilings Under Contract March 2015 with List Price of $279,000

Sale number six is a 50′ wide gulf front lot a bit south of Scallop Cove listed for $279,000. Someone bought it in 2005 for $1.5M and put these pilings in but never got around to building.  On Wednesday the new owners picked up title to it at closing for $257,500 with conventional financing.

Cape San Blas Gulf Front Home Under Contract January 2015 with List Price of $489,000

Our seventh sale is down by the rocks at stumphole; it’s a 3-bedroom, 3-bath, 1,876 square foot gulf front home built in 2012. The sellers bought it the following year in August 2013 for $400,000, and put it under contract last month with a list price of $489,000, and turned over the keys to the new owners on Monday for $460,000.

Cape San Blas Interior Lot Sold April 2015 for $66,000

Sale number eight finds us in San Blas Plantation on Turnstone Drive where a one-third acre interior lot listed for sale by owner was sold by an agent with a willing buyer for $66,000.

Cape San Blas Interior Lot at Piney Woods Under Contract April 2015 with LIst Price of $119,900

On nearby McCosh Mill Road in Piney Woods, buyers penned a deal three weeks ago on this 131′ by 58′ “X” zone interior lot sporting a $119,900 price tag. Piney Woods is a nice little subdivision, and the HOA fees are very reasonable, currently at just $750 per year.  New owners picked up the title on Tuesday for $114,900 cash.

Cape San Blas Gulf Front Condo Under Contract March 2015 with List Price of $299,000

Our tenth and final sale is at The Club at Cape San Blas, a tasteful condo complex on the beach completed around 2005. Last month, a 2-bedroom, 2-bath, 1,200 square foot gulf front unit went under contract with a list price of $299,000. It wasn’t listed as a short sale despite having last sold in April 2006 for $630,000.  On Wednesday it closed for that full list price of $299,000.

Bay View Home at Ovation at Cape San Blas Under Contract April 2015 with List Price of $449,000

Now on to our four contracts, the first two of which are up in Ovation beginning with this 4-bedroom, 3 1/2-bath, 2,143 bay view home that went under contract on Wednesday with a list price of $449,000. This vacation rental property was built in 2012.

Ovation Bay First Tier Lot Under Contract April 2015 with List Price of $79,900

At the other end of Echo Lane folks wrote a contract up on a first tier bay view lot bargain priced at just $79,900. The sellers bought it in the summer of 2012 for $59,000.

C-30 Home Near Cape San blas Under Contract April 2015 with List Price of $192.500

We find our third contract out over on C-30 where this 3-bedroom, 2-bath, 1,380 square foot home went under contract Monday with a list price of $192,500. The sellers bought it in April 2013 for $165,000, and prior to that it sold in early 2007 for $185,000.

Lagoon Front Lot on C-30 Under Contract April 2015 with List Price of $34,900

Our fourth and final new contract is east on C-30, out past the Indian Pass Raw Bar. Here a lot on Indian Pass Lagoon with 83′ of water frontage went under contract on Thursday with a list price of $34,900. The seller bought it in mid-2011 for $25,000.

And that does it for this week. With buyer demand as strong as it is we need more inventory. If you’re toying with the idea of selling, please call me at 850-227-5197. I’ll be glad to provide you with a market analysis to give you a real world idea as to the current probable market value of your property.  I hope to hear from you soon, and really appreciate your taking time to stop by today.

 

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Apr 17 2015

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

Published by under Cape San Blas

For Sale and SoldWhat a difference a week makes. The last of this season’s Spring Breakers left last weekend and our Cape was noticeably quieter this week. Even so, we managed to continue a healthy pace of real estate activity, closing five sales and writing up four new contracts. Sellers put fourteen new properties on the market and changed prices on eight others. Our inventory grew by six, ending the week at 247, with 80 homes and 167 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS market.  Let’s take a look at what shoppers are snapping up.

Cape San Blas Gulf Front Home Under Contract March 2015 with List Price of $1.35M

The first of our five sales is evidence of just how much our market has recovered. This gorgeous 4-bedroom, 4-bath, 3,050 square foot gulf front home up in Secluded Dunes with a $1.395M price tag  went under contract in just a little over 4 months, and did so with multiple buyers stepping up to the plate all at the same time. The sellers bought it at a bank sale back in September 2009 for $600,000 and have done an extensive renovation with the MLS notes details stating, “a few of the upgrades include Brazilian Walnut Floors, Travertine Marble flooring in kitchen and dining room, new Granite counter tops, remote-controlled gas logs in fireplace, new dishwasher, two new air conditioners, new 24 gauge galvalume roof. Also new irrigation system and well. All new Cyprus Bahama shutters and bamboo shades are included in the sale. ” All this is nestled on 112′ of gorgeous beach front. Wednesday afternoon the happy parties wrapped up the details and closed for full list price of $1.395M cash.

Barrier Dunes Lot Under Contract April 2015 with List Price of $49,000

Our second sale is a 37′ by 41′ interior lot on Lakeshore Drive that went under contract just last week with a list price of $49,000. Though known primarily for its popular townhomes, Barrier Dunes also has a section set aside for single family dwellings. The sellers bought this lot as a bank-owned foreclosure in November of last year for $35,000, and sold it on Tuesday for $38,000.

Cape San Blas Bay Front Fixer Upper Under Contract Feb. 2015 with List Price of $249,000

Cape Breezes is on south side of Ovation and it’s where we have a bay front fixer-upper listed for $249,000. This 3-bedroom, 2-bath, 989-square foot cottage was built in 1984 and is being sold As Is.  She has great bay views, but needs a good deal of TLC at this point.  There were multiple offers back in February, and the winning buyers picked up the keys at closing on Monday for $251,000 along with the prospect of investing a lot of additional sweat equity.

Bank-Owned Cape San Blas First Tier Lot Under Contract March 2015 with List Price of $70,000

Down by the rocks at Stumphole in Cape Isle Preserve buyers penned a contract a month ago on a bank-owned first tier lot listed for $70,000 and which closed on Friday for $62,000.

Interior Lot at Jubilation Sold April 2015 for $49,900

Our fifth and final sale is an interior lot that went under contract last month with a $50,000 list price.  Back in the summer of 2004 the 50′ by 80′ lot sold for $294,000.  This time around it went for $49,900.

Cape San Blas Gulf View Townhouse at Seacliffs Under Contract February 2015 with List Price of $269,900

Seacliffs was a popular place this week and it’s where we have two of this week’s four new contracts.  First up is a bank-owned 4-bedroom, 4 1/2-bath, 1,974 square foot gulf view townhouse. If it looks a bit familiar, that may be because it had a contract on it in February that didn’t work out. At this point, all of the carpeting has been removed and she’s going to take a fair amount of work and additional capital investment to get her up and running again. The bank acquired  it in July 2007, and accepted an offer on Thursday with a list price of $255,000.

Seacliffs Townhouse Under Contract April 2015 with List Price of $283,900

Two doors down, sellers accepted a contract on their 4-bedroom 4 1/2-bath, 1,944 square foot model listed for $283,900.  In mid-2005 it sold for $585,000. It’s being sold furnished and is turn-key ready.

Cape San Blas Interior Lot Under Contract April 2015 with List Price of $75,000

Our next contract is on an interior lot on Sandlewood Blvd. in Peninsula Estates listed for $75,000. The sellers bought this half-acre, 100′ by 200′ lot in 1999 for $19,000.

Gulf Pines Gulf View Home Under Contract April 2015 with List Price of $689,000

We’ll leave the Cape for the first time today heading over to Gulf Pines where this handsome 5-bedroom, 4-bath, 3019-square foot first tier home with an in-ground pool went under contract on Thursday with a list price of $689,000. This has a good rental history, grossing $93,000 in rental income last year. The sellers bought it in the summer of 2010 for $587,500.

And that will do it for today.  With the demand for property being what it is, we could use some more inventory. If you are considering selling, let’s get together and see what we might be able to get for your property in today’s market. Call or text me at 850-227-5197, or drop a note to sherri@sherridodsworth.com . I hope you have a terrific week, and thanks so much for taking time to stop by.

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Apr 11 2015

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

Published by under Cape San Blas

For Sale and SoldNo let up in sales activity this week, as we closed yet another eight saleswrote up eight new contracts, listed nine properties, and changed prices on four others. Our inventory swelled by four, closing the week at 241, with 82 homes and 159 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s take a look at some of the great properties buyers have been snapping up.

Two Cape San Blas Second Tier Lots Under Contract March 2014 with List price of $119,000

We begin our review of this week’s eight sales way up on the north end of the Cape in Secluded Dunes, with two lots that border the state park. This 150′ by 250′, 0.84 acre property .went under contract last month with a list price of $119,000. These lots sold back in October of last year when they were also listed for $119,000 and our seller got them for $100,000.  On Friday he settled for $111,000.

Cape San Blas Gulf View Townhouse at Barrier Dunes Under Contract March 2015 with List Price of $275,000

There was a whole lot of action in Barrier Dunes this week, both with sales and new contracts. Our second sale is this 2-bedroom, 2 1/2-bath, 1,377 square foot town house that went under contract on St. Patrick’s Day with a list price of $275,000. It overlooks a peaceful little pond on Sandpine Drive, and has surprisingly good gulf views as well. The sellers bought it in 2001 for $179,900, and sold it on Friday for $262,500.

Cape San Blas Bay View Lot Under Contract March 2015 with List Price of $39,000

About two miles south on Eastwind Drive in Paradise Bay our third sale is a 100′ by 191′, 0.44 acre bay view lot listed for $39,000. The seller is one of the original developers of the subdivision and has owned the property since 1992.  On Friday he signed over the title to the new owners for $39,000 cash.

Bank-Owned Cape San Blas Gulf View Home Under Contract January 2015 with List Price of $232,500

A little bit further down the road,  this bank-owned 3-bedroom, 3-bath, circa 1997 gulf view home on Cape San Blas Road near Cape Palms Park went up for auction in late January with a list/suggested opening bid price of $232,500.  The sale closed Monday with the winning bid coming in at $400,500, with bids having been allowed in $3,000 increments. Homesearch.com has been doing a number of these auctions around here recently, all of which have been subject to the following terms:

  • A buyer’s premium equal to the greater of 5% of the winning bid amount or $2,500 will be added to all winning bid amounts that will determine the total purchase price
  • Property is being offered “AS IS, WHERE IS”
  • There are no inspection or financing contingencies
  • An Earnest Money Deposit of 3% of total purchase price or $3,000 (whichever is greater) is required

Cape San Blas Gulf Front Home in San Dunes Under Contrct March 2015 with List Price of $1.1M

Our fourth sale is a 5-bedroom, 5-bath, 2,471 square foot gulf front home on Summerhouse Lane in San Dunes listed for $1.1M.  This was a shell of a home stopped in mid-construction years ago that just sort of languished on the site untended before finally ending up as a bank sale. The current owners bought it at the end of 2012 for $375,000 and have invested in finishing and furnishing the place, taking it to the lovely level at which we find it today. On Friday all that hard work paid off and they turned over the keys to the proud new owners for  $1.025M cash.

Bank-Owned Cape San Blas Gulf Front Home Under Contract March 2015 with List Price of $243,800

Next up is another bank-owned gulf front 3-bedroom, 3-bath, 1,440 square foot home built in 1992 that last sold in mid-2005 for $550,000. This one also went on the auction block in January with an enticing list/suggested opening bid price of $243,800, a price low enough it attracted some seriously competitive bidding, and on Thursday the winning bidder took title for $299,250.

Money Bayou Gulf Front Lot Under Contract March 2015 with List Price of $239,000

Over in Sweetwater Shores in Money Bayou our sixth sale is a 50′ by 480′ gulf front beauty listed for $239,000, less than half the $515,000 it sold for back in 2003. Money Bayou is a FEMA eligible area. Buyers picked up the title at closing on Friday for $225,000 cash.

Treasure Shores First Tier Home Sold April 2015 for $389,000

We’re out along C-30 heading east towards Indian Pass Raw Bar to Treasure Shores to our eighth and final sale, a 3-bedroom, 2 1/2-bath, 1,456 square-foot first tier home that went under contract on March 5th with a list price of $399,000. The sellers bought it new in 1999 for $217,000, and sold it on Monday for $389,000.

Cape San Blas First Tier Lot at Secluded Dunes Under Contract April 2015 with List Price of $99,000

Our review of this week’s eight new contracts begins with this irregularly shaped, three-quarters of an acre first tier lot at The Bluff at Secluded Dunes went under contract last Saturday with a list price of $99,000. It’s a prime example of just how much market appreciation was wiped out when the real estate market corrected.  These sellers bought the lot in early 2001 for $145,000,  equal to $192,000 today in inflation-adjusted dollars.

Barrier Dunes Townhouse Under Contract April 2015 with List Price of $209,000

I mentioned all the action at Barrier Dunes this week and here we are, with our next three contracts having been written there, beginning with this 3-bedroom, 3 1/2-bath, 1,845 square foot town house on Parkside Circle that went under contract on Tuesday with a list price of $209,000. This pond-front home was built in 1985, and the owners bought it in mid-2001 for $149,000.

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 on Thursday with its $195,000 price tag. The sellers bought it from the developer in 2002 just after it was built for $168,100.

Barrier Dunes Lot Under Contract April 2015 with List Price of $49,000

Our fourth new contract is on a 37′ by 41′ interior lot on Lakeshore Drive listed for $49,000   Though known primarily for its popular townhomes, Barrier Dunes also has a section set aside for single family dwellings. The sellers bought this lot as a bank-owned foreclosure in November of last year for $35,000.

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 $114,900. 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.

Bank Owned Gulf Front Home at Cape San Blas Under Contract April 2015 with List Price of $489,900

Our next new contract is on a property that is no stranger to this blog, a gulf front home once known as “Crab Walk” on Rachel Beach Lane down around Scallop Cove. It’s a 3-bedroom, 3-bath, 1,395 square foot home built in 2000 with a sales history illustrative of the local housing boom. In October 2003 it sold for $660,000, and exactly one year later in October 2004 resold for $1.1M. Those buyers put it back on the market just eighteen months later for $1.549M but by then the market had ground to a halt. Now it belongs to the bank and went under contract last Saturday with a list price of $489,900. She has been under contract a number of times over the past few years, but just hasn’t been able to make it all the way down the aisle.

Townhouse at Club at Cape San Blas Under Contract April 2015 with List Price of $499,900

Here we are on the south side of the Cape in The Club at Cape San Blas for our seventh contract which is on an attractive 3-bedroom, 2 1/2-bath, 1,620 square foot townhouse style condo listed for $309,000. Built in 2004, the owners bought it in June 2005 for $499,900. This is a beautiful home with gorgeous heart of pine floors, granite counter tops throughout, and 10 foot ceilings

Gulf Pines First Tier Lot Under Contract April 2015 with List Price of $137,900

Our eighth and final new contract takes us over to Gulf Pines where a couple’s offer was accepted on this 100′ by 236′ “X” zone first tier lot listed for $137,900. Gulf Pines is a FEMA eligible area, and all of the lots have deeded gulf access.  The HOA fees here are only $100 per year.

That does it for this week. I need to reiterate that competition for properties is really intensifying. It happened again this week when I called an agent to show a townhouse they had listed only to find there were already several offers on the table. If you have your heart set on a particular property, chances are it’s looking good to others as well, so it’s time to step up and stake a claim on it. Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get to work.  Have a great week, and thanks so much for taking time out of your schedule to stop by today. Hope to hear from you soon.

 

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Apr 06 2015

Cape San Blas Real Estate Week in Review – March 28-April 3, 2015

Published by under Cape San Blas

For Sale and SoldWe have a lot of visitors here for the holiday weekend, but sales certainly haven’t taken a holiday, as we closed nine sales and wrote four new contracts, listed twelve new properties and trotted out six price changes. Even with all that activity our total inventory remains unmoved, closing the week once again at 237, with 85 homes and 152 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.

Cape San Blas Townhouse Under Contract Feb. 2015 with List Price of $199,500

We begin our review of our nine sales where we so often do on the north end of the Cape in Barrier Dunes where this 2-bedroom, 2-bath, 1,377-square foot interior townhouse on Parkview Court went under contract in late February with a list  price of $199,000. The sellers bought it from the developer shortly after it was built in 2004 for $199,500, and sold it on Wednesday for $184,000. Cape San Blas First Tier Lot Under Contract February 2015 with List Price of $350,000

Seagrass is a pleasant little subdivision of attractive beach homes about half way between Cape Palms Park and the Tradin’ Post. There have been permitting issues with the gulf front lots in the past, so the first tier lots fetch quite a nice premium. This next sale is a 46′ by 202′ first tier lot with some “X” zone under contract since the first week of February with a list price of $350,000, the price it also sold for on Wednesday.

Cape San Blas Gulf Frnot Townhouse Under Contract Feb. 2015 with List Price of $279,900

Our third sale  is down near the rocks at Stumphole. Just last week, buyers negotiated a deal on this 3-bedroom, 2 1/2-bath, 1,360-square foot gulf front townhouse also listed “As Is”.  The sellers paid $280,000 for it in mid-2007, did what was described as a “down to the studs renovation”, yet put it under contract with a list price of $279,900. On Tuesday they let it go for $259,000.

Interior Lot at Jubilation at Cape San Blas Under Contract March 2015 with List Price of $50,000

Our fourth sale takes us down to the south side of the Cape to Jubilation where we have a 53′ by 70′ interior lot under contract with a list price of $50,000. Eleven years ago in late 2004 it fetched $360,000, but times change and on Monday it closed for $44,900. Cape San Blas Interior Home Under Contract February 2015 with List Price of $349,900

Our next sale is in nearby Piney Woods where this 4-bedroom, 3 1/2-bath, 1,800 square foot interior home built just last year on McCosh Mill Road went under contract last month with a list price of $349,900. The sellers purchased the lot alone in mid-2005 for $399,000, and on Thursday sold the home for $345,000.

Cape San Blas Gulf View Home Under Contract February 2015 with List Price of $268,000

Not far away is Cape Dunes, one of the original communities on the Cape platted in the early ’80’s.  A family looking for a private beach retreat thought this extremely well-maintained private second home was a perfect fit for them. They put a contract on this 2-bedroom, 2 1/2-bath, 1,740 square foot home circa 1984 with a list price of $268,000 the first week of February, and happily received the keys at closing on Friday for $260,000.

Gulf Front Home in Gulf Pines Near Cape San Blas Under Contract February 2015 with List Price of $999,000

We’ll leave the Cape and head east along C-30 stopping first into Gulf Pines where this spacious 4-bedroom, 3-bath, 3,576-square foot gulf front home went under contract February 6 with a list price of $999,000. This 1986 home, situated on 100′ of beautiful gulf waterfront, was purchased by the seller’s family in late 1995 for $319,000.  It has an in-ground pool overlooking the gulf, and last year generated $127,000 in gross rental income. On Thursday it sold for $915,000.

Cape San Blas Interior Lot Under Contract January 2015 with List Price of $45,000

Our eighth sale is a funky little first tier home in Indian Pass Beach subdivision.  This 3-bedroom, 2-bath, 1,000 square foot “X” zone home was built in 1993.  The sellers bought it in 2006 for $450,000, and put it under contract on Valentine’s Day with a list price of $349,000. It sold on Tuesday for $335,000.

Indian Pass Beach Cottage Under Contract January 2015 with List Price of $349,900

Our ninth and final sale takes us to this 3-bedroom, 2-bath, 1,368 square-foot gulf view home on Osceola Avenue in Indian Pass Beach Subdivision built in 1993. This little subdivision was platted and recorded in 1952, so it was grandfathered when the CBRA law was passed and the community is eligible for FEMA flood insurance. The sellers bought the home back in mid-2002 for $239,000, did a wonderful renovation and put it on the market in September 2004 for $795,000. Unfortunately, that was the same time our market peaked and sales slowly ground to a near-halt over the next couple of years, along with declining values. They adjusted that list price along the way, and finally got it under contract at the end of January with a list price of $349,900.  On Thursday they turned over the keys at closing for $322,500.

Cape San Blas Gulf Front Lot at Secluded Dunes Under Contract April 2015 with List Price of $900,000

And now on to our four new contracts, returning to the northern end of the Cape in Secluded Dunes where this 115′ by 271′ gulf front lot went under contract Thursday with an asking price of $900,000. If it looks a bit familiar, that may be because the sellers bought it back in September for $750,000.

Cape San Blas Jubilation Lot Under Contract with List Price of $37,900

We’re back down on the south side of the Cape again in Jubilation where this 50′ by 107′ foot lot attracted a buyer with its $37,900 price tag.   The sellers here ought to realize a nice return having picked it up in a fire sale two years ago for a mere $7,100.

Cape San Blas Interior Lot at Jubilation Under Contract Arpil 2015 with LIst Price of $37,900 Cape San Blas Interior Lot at Piney Woods Under Contract April 2015 with LIst Price of $119,900

More action in Piney Woods, where buyers penned a deal on this 131′ by 58′ “X” zone interior lot sporting a $119,900 price tag. Piney Woods is a nice little subdivision, and the HOA fees are very reasonable, currently at just $750 per year.

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

We’ll wrap things up with 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 with an asking price of just $349,000.

And that will do it for today. I have rarely ever posted to my blog as late as Monday but I have just been working non-stop with terrific buyers and sellers this past week and there haven’t been enough hours in the days to complete every item on my “To Do” lists. It’s all good. If you want in on the action, call me! 850-227-5197 or drop a note to sherri@sherridodsworth.com. I hope to hear from you soon, and really appreciate your taking time to stop by today.

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Apr 03 2015

Seems As If Everyone Wants a Piece of the Forgotten Coast

Published by under Cape San Blas

What a week!! Demand remains strong, and I am booked solid showing property during some of the time frames I would normally set aside to write my weekly update. With the holiday weekend, virtually all of our homes have guests, and many of them are apparently thinking long-term Cape associations.

I am happily working with buyers all weekend long, so will be posting the weekly update on Sunday instead of Saturday. There has been SO much going on, be sure to check back – our market is hot, hot, hot!

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Mar 23 2015

Cape San Blas Real Estate Week in Review – March 21-27, 2015

Published by under Cape San Blas

For Sale and Sold SignOur Spring Breakers aren’t just partying on the beach, they’re buying it!  We scored another banner week, closing four sales and penning nine new contracts. Sellers added six new listings, and changed the prices on seven others.  With all those new contracts, our inventory took a nice dip, shedding seven, to close the week at 237 with 81 homes and 156 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.  Let’s see what those busy buying breakers have been up to.

Cape San Blas Gulf Front Townhouse Under Contract March 2015 with List Price of $234,900

The first of our four sales is a gulf front townhouse in Sunrise Sunset down by the rocks at Stumphole. The sellers bought this 3-bedroom, 2 1/2-bath, 1,360 square foot home in 2001 for $171,428, put it under contract last week with an asking price of $234,900, and handed the new owners the keys at closing on Monday in exchange for $227,500 cash.

Cape San Blas First Tier Lot Under Contract March 2015 with List Price of $89,000

Our second sale takes us down to the south side of the Cape to a first tier lot measuring 105′ by 150′ with an asking price of $89,000. The sellers bought it in January 2006 for $375,000, and sold it on Friday for $75,000 cash.

Majestic Cape San Blas Gulf View Home Under Contract Jauary 2015 With List Price of $529,000

On Cape San Blas Road in nearby beautiful Two Palms our third sale is a lovely 7-bedroom, 4-bath, 3,400-square foot gulf view home built in 2000 that went under contract at the end of January with a list price of $529,000.  On Tuesday it sold for $499,000.

Indian Pass Beach Cottage Under Contract January 2015 with List Pirce of $299,000

Our fourth and final sale is at Indian Pass on Palm Street where we have this fun and funky little 2-bedroom, 2-bath, 1,168 square foot beach retreat built in 1987 that went under contract on New Years’ Eve with a list price of $299,000. With decks galore, and a large back yard, you can keep the party outside at this little cutie, and her upper decks offer great gulf views. This party at the beach sold on Tuesday for $266,000.

Cape San Blas Gulf Front Home Under Contract March 2015 with List Price of $1.35M

The first of our nine new contracts is evidence of just how much our market has recovered. This gorgeous 4-bedroom, 4-bath, 3,050 gulf front home up in Secluded Dunes with a $1.35M price tag is under contract in just a little over 4 months, and did so with multiple buyers trying to step up to the plate all at the same time. The sellers bought it at a bank sale back in September 2009 for $600,000 and have done an extensive renovation with the MLS notes details stating, “a few of the upgrades include Brazilian Walnut Floors, Travertine Marble flooring in kitchen and dining room, new Granite countertops, remote-controlled gas logs in fireplace, new dishwasher, two new air conditioners, new 24 gauge galvalume roof. Also new irrigation system and well. All new Cyprus Bahama shutters and bamboo shades are included in the sale. ” All this is nestled on 112′ of gorgeous beach front.

Cape San Blas Bay Front Home Under Contract March 2015 with List Price of $749,000 Less than a mile down the road our second new contract is on a 4-bedroom, 4-bath, 2,935 square foot home overlooking beautiful St. Joe Bay,.  This circa 1994 home comes complete with a dock and a separate apartment with efficiency kitchen, living area and bedroom located over the garage that connects to the main house. The well-equipped chef’s kitchen features bay views that provide panoramic views of the waterfront while you cook. The sellers bought it in 1999 for $335,000 and have done a lot of upgrades since then. They’re asking $749,000.

Cape San Blas Corner Lot Under Contract March 2015 with List Price of $79,000  Just north of The Tradin’ Post on the corner of Cozumel and Cape San Blas Road we have a short sale contract on a 115′ by 120′ lot listed for $79,000. This “X” zone lot last sold in mid-2005 for $420,000.

Cape San Blas 2nd Tier Lot Under Contract March 2015 with List Price of $139,000

On nearby Tobago Lane, our next contract is on a 100′ by 130′ one-third acre second tier lot listed for $139,000. I didn’t find any sales history data on this one.

Cape San Blas Gulf Front Lot with Pilings Under Contract March 2015 with List Price of $279,000

Our fifth contract is on a 50′ wide gulf front lot a bit south of Scallop Cove listed for $279,000. Someone bought it in 2005 for $1.5M and put these pilings in but never got around to building.

Cape San Blas Gulf Front Condo Under Contract March 2015 with List Price of $299,000

We travel next to the south side of the Cape at The Club at Cape San Blas, a tasteful condo complex on the beach completed around 2005.  On  Saturday, a 2-bedroom, 2-bath, 1,200 square foot gulf front unit went under contract with a list price of $299,000. It’s not listed as a short sale despite having last sold in April 2006 for $630,000.

Gulf Pines Home Under Contract March 2015 with List Price of $279,000

Our next contract takes us back off the Cape and over to Gulf Pines to this little 2-bedroom, 1,344 square foot, first tier beach cottage listed for $279,000.

Money Bayou Gulf Front Lot Under Contract March 2015 with List Price of $239,000

Over in Sweetwater Shores in Money Bayou buyers penned a deal on a 50′ by 480′ gulf front beauty listed for $239,000, less than half the $515,000 it sold for back in 2003. Money Bayou is a FEMA eligible area.

Indian Pass Gulf Front Lot Under Contract March 2015 with List Price of $299,000

Our ninth and final new contract is on yet another gulf front property, this one a 75′ wide by 552′ deep lot on Canoe Lane at Indian Pass listed for $299,000. The sellers bought it just five years ago in May 2010 for $280,000.

That wraps it up for today.  If you’re thinking of buying or selling, let’s get together. Competition for properties is strong and I’ll be glad to help you.  Call or text me at 850-227-5197 or drop a line to sherri@sherridodsworth.com and we’ll get started.  I hope to hear from you soon, and really appreciate your taking time to stop by today.

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Mar 21 2015

Cape San Blas Real Estate Week in Review – March 14-20, 2015

Published by under Cape San Blas

For Sale and SoldJust another gorgeous week in paradise with warm sunny weather nudging the azaleas, wisteria and wild flowers of spring into full bloom. Our real estate market remains in full bloom as well, with eight sales and ten new contracts,  fourteen new listings and five price changes. Our inventory remains unchanged still at 244, with 85 homes and 159 lots listed in our MLS in the Cape San Blas, Indian Pass and C-30 market.

Cape San Blas Gulf View Lot Under Contract February 2015 with List Price of $195,000

Let’s begin our review of this week’s mega-crop of eight sales in Hibiscus Gulf, where our first sale is one of the developer’s few remaining lots on the gulf side of the road, an irregularly shaped quarter-acre gulf view lot that went under contract February 1 with a list price of $195,000.  On Tuesday the parties went to closing and the proud new owners picked up the title for $189,000 cash. Cape San Blas Gulf View Quadplex Home Under Contract January 2015 with List Price of $269,900

We’ll mosey on down the road about a mile and a half to Antiqua where this 3-bedroom, 2-bath circa-1985 1290 square foot gulf view “condo” (in name only) caught a couple’s attention back in January with its $269,900 price tag. The sellers purchased one of the two top floor units of this quad-plex in late 2013 for $219,000 and have renovated and decorated it very nicely.  The happy new owners picked up the keys at closing on Friday in exchange for a check for $260,000.

Cape San Blas Interior Lot Under Contract Feb. 2015 with List Price of $59,900

Down on the south side of the Cape on Sandpiper Drive in San Blas Plantation this next sale is a 132′ by 100′ foot interior lot that went under contract Feb. 25 with a list price of $59,900.  The sellers bought it in early 2004 for $190,000, and sold it on Monday for $58,000. Cape San Blas First Tier Lot Under Contract February 2015 with List Price of $170,000

A few blocks down the street in Two Palms subdivision we have a sale on a first tier one-third acre lot that was listed for $115,000, a far cry from the $170,000 it went for in mid-2000.  On Wednesday it sold for $108,500. Lot Overlooking St. Joe Bay Under Contract March 2015 with List Price of $38,500

Out along C-30 our fifth sale is a bay view, half-acre lot that went under contract last Saturday with a list price of $38,500 and on Friday the sellers picked up a check at closing for $27,000. There’s been a lot of construction along this stretch in the past few years.  These sellers have owned the property since 1990 when they purchased it for a modest $8,000.

Treasure Shores First Tier Lot Under Contract March 2015 with List Price of $110,000

For our next sale we’ll travel east along C-30 over to Treasure Shores where this 94′ by 116′, quarter-acre first tier lot went under contract three weeks ago with a list price of $110,000.  Twenty-one years ago in 1994 the sellers were able to pick it up for $18,000, and on Monday they signed the title over to the new owners for $97,500.

Second Tier Lot Near Indian Pass Under Contract March 2015 with List Price of $34,000

Over on Cottage Lane in the Cottages at Indian summer we had another quick cash sale on a second tier lot listed for $34,000 that went under contract on Saturday and closed Friday for $30,000. Last time it sold was in February 2004 when it went for $225,000. Indian Pass Gulf Front Lot Under Contract FEb. 2015 with List Price of $230,000

We’ve made it to our eighth and final sale,  a lovely 50′-wide, 1-acre lot on Indian Pass Road spanning all the way from the gulf to the lagoon listed for $230,000. The seller has owned this for a very long time so the property appraiser’s site has no sales data entered.  On Wednesday the new owner took title for $209,000 cash.

Two Cape San Blas Second Tier Lots Under Contract March 2014 with List price of $119,000

We begin our review of this week’s ten new contracts way up on the north end of the Cape in Secluded Dunes, with two lots that border the state park. This 150′ by 250′, 0.84 acre property .went under contract on Monday with a list price of $119,000. These lots sold back in October of last year when they were also listed for $119,000 and our seller got them for $100,000. Cape San Blas Gulf View Townhouse at Barrier Dunes Under Contract March 2015 with List Price of $275,000

Our second contract takes us to nearby Barrier Dunes where this 2-bedroom, 2 1/2-bath, 1,377 square townhouse went under contract on St. Patrick’s Day with a list price of $275,000. The home is overlooks a peaceful little pond on Sandpine Drive, and has surprisingly good gulf views as well. The sellers bought it in 2001 for $179,900.

Cape San Blas Gulf Front Townhouse Under Contract March 2015 with List Price of $299,999

Our third contract is another townhouse, this one a 2-bedroom, 2 1/2-bath, 1,120 square foot unit that went under contract on Thursday with a list price of $299,999. It was a bank-owned property when the sellers bought it in March 2011 for $145,000. They have since renovated and furnished it to a very nice level, and should see a bit of a profit at closing.

Cape San Blas Gulf Front Home in San Dunes Under Contrct March 2015 with List Price of $1.1M

Our fourth contract is on a 5-bedroom, 5-bath, 2,471 square foot gulf front home on Summerhouse Lane in San Dunes listed for $1.1M.  This was a shell of a home stopped in mid-construction years ago that just sort of languished on the site untended before finally ending up as a bank sale. The current owners bought it at the end of 2012 for $375,000 and have invested in finishing and furnishing the place, taking it to the lovely level at which we find it today.

Cape San Blas Gulf Front Home Under Contract March 2015 with List Price of $699,000

Buyers wanted gulf front houses this week, and no wonder as warm and beautiful as those lovely teal waters have been lately!  Contract number five is on another gulf front home just a few hundred feet south of Scallop Cove. This 4-bedroom, 4-bath, 2,344 square foot waterfront home built in 2005 went under contract on Friday with a list price of $699,000.

Cape San Blas First Tier Home Under Contract Marchc 2015 with List Price of $699,900

Just a little further south this next contract is on a 4-bedroom, 3-bath,  1,760 square foot first tier home listed for $699,900. The sellers bought it in mid-2005 for $325,000, and then did major renovations to remove the exterior stucco walls, replace windows throughout, etc. Cape San Blas Gulf Front Townhouse Under Contract March 2015 with List Price of $234,900

We have yet another townhouse under contract, this one a gulf front Sunrise-Sunset unit down by the rocks at Stumphole. The sellers bought this 3-bedroom, 2 1/2-bath, 1,360 square foot home in 2001 for $171,428, and put it under contract on Thursday with an asking price of $234,900. Cape San Blas Home in Jubilation Under Cotnract March 2015 with List Price of $549,000

We return to the south side of the Cape for our eighth new contract which is on a lovely 4-bedroom, 4-bath, 2,456 square foot vacant home listed for $549,000. It’s on a second tier “X” zone lot in Jubilation that the sellers bought undeveloped in late 2004 for $292,500. Windolf Construction built the home the following year.

Cape San Blas Bank-Owned First Tier Lot Under Contract March 2015 with List Price of $65,000

A few blocks away on Mercury Lane in nearby Surfside Estates, we have a contract on a bank-owned quarter-acre first tier lot listed for $65,000. PNC acquired it from owners who bought it back in 2004 for $345,000. Cape San Blas First Tier Home Under Contract March 2015 with List Price of $579,000

Our tenth and final new contract finds us back over in Two Palms where the owners of this lovely 4-bedroom, 4-bath, 3,789 square foot first tier home had a veritable feeding frenzy on their place last week, receiving multiple offers in rapid-fire fashion. One lucky bidder emerged victorious and was awarded the contract on Monday. This beautiful home was built in 2005 when it sold for $1,126,000.

I am out of time as I have to show property in just a short while – as gorgeous as the weather and gulf are this weekend it hardly seems fair to show people real estate as they just don’t stand a chance! We are having Florida postcard picture-perfect weather right now. Lots going on – great values to be had so if you’re thinking it’s time to make your move, give me a call at 850-227-5197 or email to sherri@sherridodsworth.com . Wishing you a fantastic first weekend of Spring! I so appreciate your taking time out of it to stop by today.

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Mar 14 2015

Cape San Blas Real Estate Week in Review – March 7-13, 2015

Published by under Cape San Blas

For Sale Sold SignSpring has sprung and we have a market rally in full bloom.  What a week!  We closed a whopping eleven sales, wrote up seven new contracts, added eleven new listings and changed prices on three others. With the new listings replacing the solds, our inventory remained essentially unchanged, adding just one, closing the week at 244, with 86 homes and 158 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market MLS.  Grab a fresh cuppa Joe or your favorite adult beverage, depending on what time of day you’re reading, get comfortable, and let’s get rolling.

Cape San Blas Bay View Lot Under Contract January 2015 with List Price of $59,900

We’ll begin our review of this week’s mega-pack of eleven sales with an irregularly shaped 0.59-acre interior lot on Spinnaker Way just one block south of Coneheads Restaurant.  The sellers purchased the larger parent tract in August 2012 for $115,000, did a minor replat to subdivide it, and then put this one on the market last June for $69,900. In January they dropped the price to $59,900, got it under contract shortly there after, and this week settled for $47,000 .

Cape San Blas First Tier Lot Under Contract March 2015 with List Price of $187,000

Our next sale is just a few blocks further south, a quarter-acre first tier lot on White Sands Drive in San Blas Shores, one of the original subdivisions on the Cape, situated on the gulf just north of Ovation. The owners bought this lot last February for $225,000, put it under contract last week with an asking price of $187,000, and closed several days later for $187,000 cash.

First Tier Lot at Ovation at Cape San Blas Under Contract Feb. 2015 with List Price of $155,000

Next door on the gulf side of Ovation buyers jumped on this first tier 0.11 acre lot measuring 66′ by 82′ listed for $155,000. Interesting note here is that the lot was listed for $149,900 but increased to $155,000 in mid-February, and within two days it went under contract. The parties closed on Monday for $149,500. Hard to believe, but back in September of 2005 it went for $775,000.

Cape San Blas First Tier Lot Under Contract Feb. 2015 with List Price of $169,000

Our next sale is in Paradise Gulf on Westwind Drive where this 83′ by 190′, one-third acre, X-zone lot went under contract in early February with a list price of $169,000. The sellers bought it in December 2011 for $85,000, and sold it on Wednesday for $156,000.

Lot Fronting St. Joe Bay Under Contract Feb. 2015 with List Price of $129,900

We’ travel off of the Cape over to this bay front lot on Sandbar Drive in Treasure Bay for our next sale. The sellers bought this beauty way back in 1994 for $30,000 and put it under contract this week sporting a $129,900 price tag, and picked up a check for $115,000 at closing on Thursday.

Bank-Owned Gulf Front Home in Gulf Pines Under Contract December 2014 with List Price of $424,900

Our next sale us over to Gulf Pines where this bank-owned 3-bedroom, 2-bath, 2,050 square foot gulf front home went under contract the first week of February with a list price of $424,900.  Built in 1986, it is in need of some TLC and updating, and is being sold As Is. Even so, it closed on Thursday above list price with the sellers turning over the keys at closing for $436,900.

Home on C-30 Under Contract February 2015 with List Price of $379,000

Sale number seven is located out on C-30, in Treasure Shores subdivision, about two miles east of the turn off from Cape San Blas Road. The sellers bought the lot alone for $280,000 in late 2004 and built the 3-bedroom, 2-bath, 2,057-square foot home the following year.   They went under contract the first week of February with a list price $379,000, and settled for $350,000 cash at closing on Tuesday.

Bank-Owned Lagoon Front Lot Under Contract January 2015 with List Price of $30,000

We’ll continue heading east along C-30 about a mile or so past the Indian Pass Raw Bar until we reach this bank-owned 1,3 acre lagoon front lot with 101′ of waterfront. The previous owners bought it in 2000 for $49,000, or $67,363 today in inflation-adjusted dollars. The bank had it listed for $29,000, and signed over the title on Friday for $28,000 cash.

Bank-Owned Gulf Front Lot at Indian Pass Under Contract Feb. 2015 with List Price of $215,900

Now let’s turn around and head on over to the Indian Pass peninsula where there was plenty of action this week, with our final three sales all being relatively close together over there. First up is this bank-owned 75′ wide gulf front lot on Canoe Lane listed for $215,900. It went under contract in early February and closed on Monday for $192,000. For some reason the property appraiser’s website lists no sales history on this parcel.

Indian Pass First Tier Lot Under Contract FEb. 2015 with List Price of $85,000

Just several hundred feet east on Indian Pass Road our next sale is a quarter-acre first tier lot under contract since February 13 with a list price $85,000. The owner cleared it and installed a septic system in 2010 when he bought the property for $50,000. On Thursday the parties closed for full list price of $85,000.

Indian Pass Gulf Front Home Under Contract January 2015 with List Price of $549,000

Our last sale is just a few hundred feet further down Indian Pass Road; buyers snapped up this 3-bedroom, 2-bath, 1,670 square foot home built in 1992 situated on a 100′ wide, 1+ acre lot, listed with an asking price of $549,000. The sellers bought the home in August 2011 for $510,000, and turned over the keys to the happy new owners this week for$535,000 cash.

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

We begin our review of this week’s seven new contracts with 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. The sellers recently reduced the price to $399,000 and on Monday we were able to negotiate a contract.

Cape San Blas Bay View Lot Under Contract March 2015 with List Price of $39,000

About two miles south on Eastwind Drive in Paradise Bay our second contract is on a 100′ by 191′, 0.44 acre bay view lot listed for $39,000. The seller is one of the original developers of the subdivision and has owned the property since 1992.

Bank-Owned Cape San Blas First Tier Lot Under Contract March 2015 with List Price of $70,000

Down by the rocks at Stumphole in Cape Isle Preserve buyers penned a contract on a bank-owned first tier lot listed for $70,000.

Cape San Blas First Tier Lot Under Contract March 2015 with List Price of $89,000

Contract number four takes us down to the south side of the Cape to another first tier lot, this one a third of an acre measuring 105′ by 150′ with an asking price of $89,000. The sellers bought it in January 2006 for $375,000.

Cape San Blas Home Under Contract March 2015 with List Price of $479,000

In nearby Boardwalk, buyers pounced on this inviting gulf view home the minute it came on the market.  This charming 3-bedroom, 2-bath, 1,656 square foot home was built in 1990. The sellers bought it in 2002 for $200,000, and have renovated and upgraded it very nicely since then.

South Gulf County Bay Front Home Under Contract March 2015 with List Price of $699,000

We’re back out along C-30 again, this time heading in the direction of Port St. Joe, stopping just this side of the St. Joe Bay Buffer Preserve at this stately 3-bedroom, 3-bath, 3,310 square foot bay front home listed for $699,000. It’s situated on more than an acre of land, with 101′ of waterfront.  The home has Australian cypress floors, a gourmet chef’s kitchen and an out-door kitchen, home theatre room with 60′ television, hot tub overlooking the bay, and a full house generator.

Indian Pass Area Gulf Front Townhouse Under Contract March 2015 with List Price of $259,000

Circling back on C-30 in the direction of Indian Pass, we sample the opposite extreme, a 2-bedroom, 2-bath, simple 1,200 square foot circa 1984 gulf front townhouse listed just last week for $259,000.  The sellers bought it in 2001 for $195,000.

We made it! That was a lot of action for just one week. This rapid pace is showing no signs of letting up.  Demand is strong and competition for properties is stiff, so if you’re thinking of buying or selling, call me: 850-227-5197. I’m encountering more and more situations of multiple offers on properties. Either way, I hope to hear from you soon. Have a great week, and thanks so much for taking time out of your busy schedule to stop by today.

 

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Mar 07 2015

Cape San Blas Real Estate Week in Review – Feb. 28-Mar. 6, 2015

Published by under Cape San Blas

For Sale and Sold SignAnd the beat goes on. March rolls in with a roar as our market continues to soar, with five sales and six new contracts. Sellers added twelve new listings and changed prices on four others.  With all those new listings its little wonder our inventory grew by six, ending the week at 243, with 86 homes and 157 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.  Lots to see today so let’s get rolling.

Cape Can Blas Cottage Under Contract with List Price of $179,000 Feb. 2015

The first of our five sales is on Jamaica Drive next to The Tradin’ Post, where we have a small parcel with two 1-bedroom, 1-bath circa-1992 mobile homes listed with an aggregate price of $179,000. They went under contract two weeks ago.  Two years ago they sold for $109,000, and on Friday they went for $154,000.

Cape San Blas Gulf View Lot Under Contract with List Price of $79,900

Our second sale is on Cozumel Drive just a little south of the The Tradin’ Post. In mid-January buyers submitted an accepted contract on this 115′ by 120′ one-third acre “X” zone gulf view lot listed for $79,900. The sellers have owned it since 1998 when they bought it for $25,000, and on Monday they signed over the title for $75,000.

Cape San Blas Bay View Lot Under Contract February 2015 with Lost Price of $89,000

Down the road about a mile and several hundred feet south of Scallop Cove we have a bay view lot on Cape San Blas Road that went under contract two weeks ago with a list price of $89,000. This half-acre “X” zone lot shares a fine community dock with several surrounding properties.  The sellers bought the lot in the summer of 2010 for $72,000 and sold it Wednesday for $80,000.

Cape San Blas Gulf Front RV Site Under Contract Jan. 2015 with List Price of $149,000

Down near the rocks at Stumphole is where we’ll find our fourth sale, a 56′ wide gulf front lot outfitted for an RV with power, water and sewer all up and running. The owners bought it just last February for $80,000, put it under contract the first week of January with an asking price of $149,000, and handed over the keys to Margaritaville to the new owners on Tuesday for $130,000 cash.

Bank-Owned Indian Pass First Tier Lot Under Contract Feb. 2015 with List Price of $79,900

We’ll leave the Cape and head on over to Canoe Lane in Indian Pass where we have a bank-owned quarter-acre lot under contract since early last month with a list price of $79,900. It last sold in January 2006 for $400,000, just a bit above the $69,000 it went for on Tuesday.

Cape San Blas First Tier Lot Under Contract March 2015 with List Price of $187,000

So on we go to our six new contracts, beginning with this quarter-acre first tier lot on White Sands Drive in San Blas Shores, one of the original subdivisions on the Cape. It’s situated on the gulf just north of Ovation. The owners bought this lot last February for $225,000, and have it under contract with an asking price of $187,000.

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

Next up is a gulf view quarter-acre “X” zone lot on Tampico Lane overlooking Cape Shoals under contract 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.

Bank-Owned Cape San Blas Gulf Front Home Under Contract March 2015 with List Price of $243,800

Our third new contract is on a bank-owned gulf front 3-bedroom, 3-bath, 1,440 square foot home built in 1992 that last sold in mid-2005 for $550,000. The bank put it up for auction with an enticing list price of $243,800, a price low enough to surely attract some seriously competitive bidding. It will be interesting to see how high the winning bid went.

Interior Lot at Jubilation at Cape San Blas Under Contract March 2015 with List Price of $50,000

Our fourth new contract takes us down to the south side of the Cape to Jubilation where we have a 53′ by 70′ interior lot under contract with a list price of $50,000. Eleven years ago in late 2004 it fetched $360,000.

First Tier House at Treasure Shores Under Contract March 2015 with List Price of $399,000

We’re out along C-30 heading east towards Indian Pass Raw Bar to Treasure Shores to our next contract which is on a 3-bedroom, 2 1/2-bath, 1,456 square-foot first tier home that went under contract on Thursday with a list price of $399,000. The sellers bought it new in 1999 for $217,000.

Treasure Shores First Tier Lot Under Contract March 2015 with List Price of $110,000

Our sixth and final new contract is also in Treasure Shores. It’s a 94′ by 116′, quarter-acre first tier lot listed for $110,000.  Twenty-one years ago in 1994 the sellers were able to pick it up for $18,000.

Crazy busy for this time of year. If you’re thinking of buying or selling, I’ll be glad to help you so call me at 850-227-5197 or drop a note to sherri@sherridodsworth.com.  I really enjoy working with my readers and getting to know them. Thanks so much for taking time to stop by today and hope to hear from you soon.

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