Nov 17 2017

Cape San Blas Real Estate Week in Review – Nov. 11-17, 2017

Published by under Cape San Blas

For Sale Sold SignEven though people may have had shopping for turkey and trimmings on their minds this week they nonetheless took time out to shop for real estate. We closed three sales and wrote up four new contracts. Sellers added eight new listings, and changed price tags on nine others. With all those new listings and so few new contracts, our inventory swelled by five, closing the week at  291, with 80 homes and 211 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.

Cape San Blas Gulf Side Lot Under Contract Sep. 2017 with List Price of $499,000

The first of our three sales is on the north end of the Cape on Bamba Lane just a bit south of Coneheads Restaurant.  The parties went to closing on a newly built 3-bedroom, 2 1/2-bath, 1,739 square-foot home listed for $499,000. The sellers bought the quarter-acre X zone lot on which it is situated in May 2016 for $120,000.  The new owners took possession on Tuesday for $475,000.

Cape San Blas Gulf View Lot in Southbeach Under Contract October 2017 with List Price of $99,900

Sale number two is this 0.21 acre lot in the gated Southbeach subdivision on the south side of the Cape. The irregularly shaped second tier gulf view lot is listed for $99,900, and last sold in August 2011 for $42,500.   The seller signed over the title on Tuesday for $80,000 cash.

Lagoon Front Lot Under Contract October 2017 with List Price of $49,900

For our third sale we’ll leave the Cape and head east on C-30 out past the Indian Pass Raw Bar to this 100′ by 316′, three-quarter-acre lagoon front lot listed for $49,900.  The seller bought it in 2003 for $106,000, and sold it this week for $47,500.

Cape Dunes Gulf View Home Under Contract November 2017 with List Price of $539,000

Now on to our four new contracts, kicking off on the south side of the Cape at Cape Dunes where buyers had their offer accepted on this 4-bedroom, 4-bath, 2,324 gulf view home listed for $539,000. The sellers bought the home new in 1986 for $84,000.  FEMA federal flood insurance is grandfathered-in for this property.

Gulf View First Tier Lot Under Contract November 2017 with List Price of $158,500

When you turn right off of Cape San Blas Road, the first subdivsion you come to on the gulf side of the road is Curve at the Cape, which is where buyers had their offer accepted on this 56′ wide by 187′ deep, quarter-acre, first tier lot listed for $158,500.   The lot is situated in an AE flood zone, and last sold in 2002 for $150,000.

Treasure Shores 2nd Tier Gulf View Lot Under Contract November 2017 with List Price of $69,000

Heading further east along C-30 we come to Treasure Shores, site of our third contract. On Thursday sellers accepted an offer on their 100′ by 352′, 0.82 acre second tier gulf view lot.  They bought it in early 2002 for $70,000 and have it listed for $90,000. The property is FEMA eligible, and includes deeded gulf access.

Indian Pass Lot Under Contract November 2017 with List Price of $90,000

We’ll travel over to Indian Pass for our fourth and final new contract which is on Seminole Street in Indian Pass Beach subdivision.  This little neighborhood was platted and recorded in the 50’s and is grandfathered for FEMA flood insurance eligibility. The sellers bought the 75′ by 105′, 0.18-acre lot in early 2002 for $70,000 and have it listed for $90,000.

Our beautiful mild Autumn weather continues as our forecast through Thanksgiving weekend is for clear skies and plenty of sunshine with daytime temps in the high 60’s, so it looks like a gorgeous week shaping up. I hope you have a warm and wonderful holiday with family and friends. If you’ve been thinking of gobbling up some great real estate opportunities along the Forgotten Coast, I can dish them up. Call or text me at 850-227-5197, or shoot me an email to sherri@sherridodsworth.com. Thanks so much for taking time out to stop by today.

 

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Nov 10 2017

Cape San Blas Real Estate Week in Review – Nov. 4-10, 2017

Published by under Cape San Blas

For Sale Sold SignWhat a beautiful autumn week we’ve had on the Cape.  Cooler days, crystal clear skies, and chamber of commerce perfectly calm emerald-green gulf waters.  It was enough to entice a number of people to claim a piece of this paradise for their own, as we had two sales and four new contracts.  Sellers added eight new listings, and changed prices on four others.  Our inventory grew by three, closing the week at 286, with 80 homes and 206 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market MLS.  Let’s see what caught peoples’ interest.

Ovation Interior Lot Sold November 2017 for $42,500

The first of our two sales is an irregularly shaped, 0.16-acre interior X-zone lot on the bay side of Ovation listed for $44,000. Ovation is a gated community with a gulf side pool, a beautiful infinity pool overlooking the bay, 2 docks, a fitness center, club house with a social room, and deeded gulf and bay access.  The sellers bought it in 2010 for $50,000 and let it go on Monday for $42,500.

Cape San Blas Gulf Front Home Under Contract July 2017 with List Price of $899,000

Sale number two is down on the south side of the Cape in Lantana by the Sea, where the parties closed on this 4-bedroom, 3-bath, 2,200 square foot gulf front home listed for $899,000.  The real estate investment group owners bought the 42′ wide gulf front lot in 2013 for $70,000. On Wednesday they signed the title over to the new owners for $875,000.

Barrier Dunes Interior Townhouse Under Contract Nov. 2017 with List Price of $244,000

Now on to our four new contracts, the first two of which are on the north end of the Cape in Barrier Dunes, starting with this 3-bedroom, 3 1/2-bath, 1,377 square foot unit that backs up against the property line of Seacliffs.  When the sellers bought it in February 2016 for $157,000 it was a true fixer upper in need of a LOT of TLC.  They put in a long hours and hard work and transformed it into an absolutely beautiful and modern Cape retreat.  It’s hard to believe it’s the same place.  They accepted a contract on it this week with an asking price of $244,000.

Barrier Dunes Townhouse Under Contract Nov. 2017 w List Price of $259,000

On nearby Parkside Circle, buyers decided this 2-bedroom, 2 1/2-bath, 1,377 square foot townhome with a loft sleeping space was just what they were looking for and put in an offer on it which was accepted.  The circa-2005 home has had a number of upgrades, including a new roof, and is listed for $259,000.  It last sold in the summer of 2011 for $145,000.

Cape San Blas Gulf View Cottage Under Contract November 2017 with List Price of $199,000

Down behind the Trading Post on Jamaica Drive this third new contract is on a cute little gulf view beach cottage listed for $199,000.  It is one of cluster of similar cottages built in the mid 80’s.

Indian Pass Lagoon Front Lot Under Contract November 2017 with LIst Price of $55,000

We’ll wrap things up today over on Indian Pass with this lagoon front lot close to the campgrounds. It features 130 feet of waterfront, has a dock in place for water access, and is listed for $55,000. From the aerials, it does not appear to have enough uplands for a suitable home footprint. The sellers bought it in 1989 for $6,500.

Glad to see things picking up again.  This is such a beautiful time of year here, so if you’ve been thinking of looking for a piece of coastal paradise to call your own, it’s a perfect time to visit. I’d love to help you do just that, so please 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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Nov 04 2017

Cape San Blas Real Estate Week in Review – Oct. 28-Nov. 3, 2017

Published by under Cape San Blas

For Sale Sold SignHalloween goblins didn’t scare off our buyers this week as we closed five sales, and wrote up three new contracts. Sellers listed seven properties and changed the prices on nine others. Our inventory took a nice little dip, closing the week down by five at 283,  with 80 houses and 203 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor markets. Let’s see what kinds of treats our buyers and sellers found.

Cape San Blas First Tier Gulf View Home Under Contract July 20107 with List Price of $499,000

We’ll start our review of this week’s five sales towards the north end of the Cape in Peninsula Estates where last month a buyer had his offer accepted on this 3-bedroom, 2-bath, 1,388 square foot first tier gulf view home sporting a $499,000 price tag. If this looks familiar it may be because it was under contract once before back in July but subsequently fell out of contract. The circa-1995 vacation rental home is situated on a corner “X” zone lot, and features an in-ground pool. All of the properties in this neighborhood include deeded gulf and bay access. Peninsula Estates has recorded covenants, but no HOA nor HOA fees.  The sellers have owned the home for some time, purchasing it in 1998 for $174,000.  On Friday they turned over the keys at closing for $470,000 with the buyer concluding a 1031 tax deferred exchange.

Cape San Blas Gulf View Lot in Sand Trace Under Contract May 2017 with List Price of $189,000

Just about a half mile further south is a new 12-lot subdivision called Preserve at the Cape, where we’ve seen several sales recently. This week we have a 75′ by 112′, 0.19-acre 2nd tier lot that went under contract on all the way back in May with a list price of $189,000. According to the developer, when the project is complete, it will have a paved entry road, underground utilities and no HOA fees. The new owners finally took title on Wednesday for $170,000.

Cape San Blas Bay Front Lock with New Dock & Boat Lift Under Contract Sep. 2017 with List Price of $479,000

Sale number three is a 100′ by 965′, 2.2-acre by front lot listed for $479,000. The sellers bought the property in mid-2014 for $255,000. In 2016 they added a dock and boat lift and other improvements, all of which paid off on Thursday when they sold the property for $426,000.

Indian Pass Gulf Front Lot Under Contract Sep. 2017 with List Prie of $279,000

Our fourth sale is a gulf front lot on Indian Pass Road. We saw this property not too long ago when the seller bought the 100′ wide parent parcel in mid-June for $481,000. He did a minor re-plat shortly thereafter subdividing it into two 50′ lots . This was listed for $279,000 and sold it this week for $255,000.

Indian Pass Interior Lot Under Contract Sep. 2017 with List Price of $93,900

We’ll wrap things up for the week over on Neptune Drive further down Indian Pass Road  where buyers were happy to have their offer accepted at the end of September on this 106′ by 146′, 0.33-acre lot listed for $93,900.  I didn’t find any sales history on the property appraiser’s site for the property.  Neptune is located in Indian Pass Beach Subdivision, a little community platted and recorded in the early 1950’s. All of the lots here have deeded gulf and lagoon access and are grandfathered for FEMA flood insurance eligibility.  The new owners took title on Monday for $93,500.

Cape San Blas Fist Tier Cottage Under Contract November 2017 with List Price of $352,500

Now on to our three new contracts, starting with this 2-bedroom, 2-bath, 966 square foot first tier cottage overlooking the Gulf over White Sands Drive in San Blas Shores just north of Ovation.  The sellers bought it at the height of the market back in the summer of 2004 for for $386,000.

Cape San Blas Gulf Front Home Under Contract November 201 with List Price of $989,600

Contract number two is on a 3-bedroom, 3-bath, 1,834 square foot gulf front home listed for $989,600.  It’s located on Windward Street in Cape Breezes, one of the earliest subdivisions on Cape San Blas.  All of the properties in this neighborhood enjoy deeded gulf and bay access. There are recorded covenants and an architectural review board, but no HOA or HOA fees.   The sellers bough the vacant lot in 2013 for $340,000, and built the house in 2015.

Cape San Blas Gulf View Lot in Southbeach Under Contract October 2017 with List Price of $99,900

The last of our three new contracts is this 0.21 acre lot in the gated Southbeach subdivision on the south side of the Cape. The irregularly shaped second tier gulf view lot is listed for $99,900, and last sold in August 2011 for $42500.

So that means we’re officially wrapped up for the week then. I’m heading over to Apalachicola for the afternoon to enjoy the Florida Seafood Festival which as always should be a lot of fun, especially as nice as the weather is right now; warm, clear and breezy, with an afternoon forecast high of about 78. Planning on enjoying some great seafood and good times with old friends. If you’re in the area, hope to see you there. If you’re interested in info on joining us here on the coast as either a full-time or part-time “Caper”, give me a call or text me at 850-227-5197 or shoot an email to sherri@sherridodsworth.com . Looking forward to hearing from you. Have a great week and thanks so much for taking time to stop by this afternoon.

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Oct 27 2017

Cape San Blas Real Estate Week in Review – Oct. 21-27, 2017

Published by under Cape San Blas

For Sale Sold Sign   We’ve enjoyed a beautiful week of autumn weather and it apparently put a lot of folks in the mood for wanting a place of their own to stay her.  One buyer went to closing, and six others wrote up contracts.  Sellers added three new listings and made one price change.  Our inventory shed four, closing the week at 288, with 79 homes and 209 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.  Let’s see what’s moving.

 Gulf Front Home on C-30 Under Contract Sep 2017 with List Price of $425,000

Our lone sale is out along the C-30 Corridor between the Cape and Indian Pass. It is a 3-bedroom, 4-bath, 1,702 square foot gulf front home listed for $425,000 located in an 8-home cluster of homes known as Brighton by the Sea where owners enjoy great views of and easy access to the beach and a community pool. The sellers bought the home in the summer of 2001 for $394,000, and sold it on Monday for $395,000.

Barrier Dunes Townhouse Under Contract October 2017 with List Price of $275,000

The first two of our six new contracts are both interior townhouse units in Barrier Dunes, starting with this 3-bedroom, 3-bath, 1,377 square-foot home on Parkside listed for $275,000. It was built in 2005 and last sold for $210,000.

Barrier Dunes Townhouse Under Contract October 2017 with List Price of $215,000

The other townhouse is on Barrier Dunes Drive where buyers had their offer accepted on this 2-bedroom, 2 1/2-bath, 1,593 square foot home listed for $215,000. The sellers bought the circa 1985 home in the summer of 2013 for $235,000. They are selling it As Is.

Cape San Blas Bay Front Lot Under Contract October 2017 with List Price of $479,000

About three miles south on the Cape our third contract is on a 100′ by 965′, 2.2-acre bay front lot listed for $479,000. The sellers bought it in mid-2014 for $255,000 and have made a lot of improvements to the property since then. According to the MLS, these improvements include a brand new 460′ long, 4′ wide dock walkway just completed in 2016, along with a 13,000 lb automatic boat lift with pilings already installed for a second boat lift. Power and water have both been run from Cape San Blas Rd all the way to the bay front property, and to the end of the dock. There are also 3 sewer hookup lines already run on the property from Cape San Blas Rd.

Mobile Home at Cape San Blas Under Contract October 2017 with List Price of $199,000

Here’s a bit of a change of pace from what we typically see offered for sale on the Cape. Down behind the trading Post on Jamaica Drive we have a contract on a mobile home newly listed for $199,000. It is situated on a third of an acre lot measuring 102′ by 150′, and includes an RV hookup and pad.  The 448 square foot mobile home has a new HVAC system and gas range.  The seller bought the property in 2015 for $154,000.

Cape San Blas Interior Corner Lot Under Contract October 2017 with List Price of $55,000

We’ll travel on down to the south side of the Cape for our fourth contract which is on the corner of Pluto Drive and Cape San Blas Road.  The 93′ by 122′ quarter-acre lot last sold at the height of the market in the summer of 2004 for $207,000.  As was not unusual during that period, the same lot had sold just four years prior for $19,800.  It went under contract on Monday with a list price of $55,00.

Lagoon Front Lot Under Contract October 2017 with List Price of $49,900

For our sixth and final new contract we’ll leave the Cape heading east on C-30 out past the Indian Pass Raw Bar to this 100′ by 316′, three-quarter-acre lagoon front lot listed for $49,900.  The seller bought it in 2003 for $106,000.

That’s a wrap for today. I hope you have a fun week filled with goblins and goodies. If you’re looking for sweet real estate deals, please call or text me at 850-227-5197 or send me an email to sherri@sherridodsworth.com . I’ll be glad to help you find your coastal retreat, no tricks. Thanks so much for taking time to stop by today.

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Oct 20 2017

Cape San Blas Real Estate Week in Review – Oct. 14-20, 2017

Published by under Cape San Blas

For Sale Sold SignOctober may just be my favorite month of the year here on the Forgotten Coast. The air is cool, the humidity low, and the skies crystal clear. It just puts you in a good mood. Seems a lot of folks were feeling pretty good about the area this week, too, as a number of them staked a claim on some beach paradise to call their very own. They closed five sales and wrote two new contracts. We added eight new listings (one of which is already under contract), and marked down four others. Our inventory grew by two, closing the week at 292, with 81 homes and 211 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s take a look at what’s gone on since last we met.

Cape San Blas Gulf Front Home with 200+ of gulf frontage under contract August 2017 with list price of $1.7M

We’ll kick off our review of this week’s five sales way up on the north end of the Cape in Secluded Dunes where sellers handed over the keys to their exquisitely designed 6-bedroom, 4-bath, 3,626 square foot gulf front home.  This contemporary beauty is situated on over 200′ of secluded gulf front property in a gated community.  It was listed for $1.7M and sold on Thursday for $1.6M cash.

Interior Lot at Cape San Blas Under Contract Sep. 2017 with List Price of $55,000

Sale number two is on Labrador Lane in Park Point where a month ago buyers had their offer accepted on this 80′ by 145′, quarter-acre lot. The seller bought it in late 2004 for $299,000; the MLS states the Seller stipulated that the buyer would pay closing costs. They had it listed for $55,000 and signed over the title on Thursday for $50,000. Park Point is a pretty, secluded little neighborhood with low HOA fees of less than $100 per month and all lots include deeded gulf access.

Newly Built Gulf Front Home On Cape San Blas Under Contract September 2017 with List Price of $959,000

We’ll travel about three miles south on the Cape to Clipper Way where the owners of this newly built, 4-bedroom, 4 1/2-bath, 2,600 square foot gulf front home accepted a contract on the home 30 days ago with a list price of $959,000. The group of sellers include the builder/listing agent, other licensed Realtors and family members.  According to the MLS copy, this home offers many nice features:   “Custom designed home with all 4 bedrooms facing the beach with their own private bathrooms. The living room and kitchen also face the water and there are 3 separate beach side decks. This home has many upgraded features including core-tech flooring, granite counter tops, stainless appliances, 4-stop elevator and more”.  They bought the vacant lot in January 2016 for $235,000, built the home and sold it on Friday for $910,000 cash.

Cape San Blas Home Near Gulf Under Contract September 2017 with List Price of $395,000

Our fourth sale takes us to the south side of the Cape to Boardwalk Avenue where this 2-bedroom, 2-bath, 1,296 square foot circa 1990 home went under contract three weeks ago with a list price of $395,000. According to county records, the 75′ by 100′, 0.17-acre, X-zone lot on which it sits sold for $138,600 way back in 1986. Wow. The Boardwalk subdivision has a lovely community pool overlooking the gulf. The new owners took title on Thursday for $340,000 cash.

Lot Overlooking St. Joe Bay Under Contract September 2017 with List Price of $99,000

We’ll leave the Cape for the first time today turning left off of Cape San Blas Road to travel to this half-acre, 100′ by 220′ lot overlooking St. Joe Bay listed for $99,000, a far cry from the $27,000 it went for as recently as March 2015.  There are no HOA fees associated with this property, and it is a FEMA flood insurance eligible area.  On Monday, the sellers moved way off that list price accepting $60,000 cash for the lot at closing.

Cape San Blas Bay Front Acreage Under Contract October 2017 with List Price of $500,000

The first of our two new contracts is a 3.75-acre parcel with 207′ of bay frontage on Cape San Blas just north of Seagrass subdivision.  The family has owned the property for many years and so there is no recent sales data.  They have it listed for $500,000 and on Tuesday accepted an offer on it.

Gulf Front Home Under Contract October 2017 with List Price of $674,900

Our other new contract is on this 3-bedroom, 2-bath, 1,517-square foot gulf front home in Gulf Pines listed for $674,900.  This neighborhood is FEMA eligible, has no HOA, and voluntary HOA fees of just $200 annually.  The sellers purchased the home with 100′ of water frontage in late 2002 for $665,000.

That’s a wrap for today. I enjoy meeting and working with so many of you – it’s a great feeling helping people realize their dream of having a coastal retreat of their own. If you’re thinking of buying or selling, I’d love to hear from you. Please try me on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com. Have a great week, and if you’re in the area this weekend be sure to catch The Blast on the Bay, featuring great performances all along the Forgotten Coast by over forty of Nashville’s finest songwriters. I go to this event each year and it truly is a blast! Hope to see you there.

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Oct 14 2017

Cape San Blas Real Estate Week in Review – Oct. 7-13, 2017

Published by under Cape San Blas

For Sale Sold SignReal estate has been very quiet around here this week and I can’t pinpoint any specific reason as to why that may be the case. Rentals seem to be strong, the weather is good, and interest rates are unchanged. Nonetheless, we only managed two sales and one new contract. Sellers added five new listings, and changed prices on five others.

Cape San Blas 2nd Tier Lot Under Contract August 2017 with List Prie of $189,000

The first of our two sales is this second tier, gulf view lot in The Preserve at the Cape, a new little subdivision adjacent to the north end of Seagrass. This 75′ by 112′, 0.19-acre property listed for $189,000 seemed like the perfect homesite for buyers who had their offer accepted in late August.   They were able to take title on Tuesday for $179,000.

Our second sale is over on Indian Pass where a vintage Lagoon front 4-bedroom, 2-bath, 2,138 square foot home that was built in 1923 went under contract recently with a list price of $449,900. The walls are pecky cypress, there are inviting porches all around, and a screened in-ground pool. It has been in the family for quite some time, so I found no significant sales history in the county records.  The parties agreed to close on Friday for $325,000 cash.

Cape San Blas First Tier Gulf View Home Under Contract July 20107 with List Price of $499,000

Now to our one new contract on the north side of the Cape in Peninsula Estates where buyers had their offer accepted on this 3-bedroom, 2-bath, 1,388 square foot first tier gulf view home sporting a $499,000 price tag. If this looks familiar it may be because it was under contract once before back in July but subsequently fell out of contract. The circa 1995 vacation rental home is situated on a corner “X” zone lot, and features an in-ground pool. All of the properties in this neighborhood include deeded gulf and bay access. Peninsula Estates has recorded covenants, but no HOA nor HOA fees.  The sellers have owned the home for some time, purchasing it in 1998 for $174,000.

That’s a wrap for this week. If you’re interested in seeing what you might be able to find along the coast for your self while prices are so low, or if you’re thinking of selling, I’d love to hear from you. I’ll be glad to help you either way. Try me on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com . Have a terrific weekend and thanks for taking a few minutes to stop by today.

 

 

 

 

 

 

 

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Oct 06 2017

Cape San Blas Real Estate Week in Review Sep. 30-Oct. 6, 2017

Published by under Cape San Blas

For Sale Sold SignWe had lots of visitors around the Cape this week, with some areas in Georgia reportedly on Fall break.  Property managers were busy, but the out-of-towners apparently were here to soak up the sun and surf rather than snapping up properties as none of them wrote up new contracts.  We managed to close four sales, while sellers added two new listings,  and changed prices on three others.   Our inventory took a nice dip, shedding ten, closing the week at 290, with 83 homes and 207 lots listed for sales in the Cape San Blas, Indian Pass, and C-30 Corridor MLS market.  Let’s see who went to the closing table.

Cape San Blas 1st Tier Lot on South Side of Cape Under Contract July 2017 with List Price of $109,900

Let’s take a look at our four closings, three of which are lots on the south side of the Cape, beginning with this 50′ by 239′, quarter-acre first tier lot on Mercury Lane in Surfside Estates listed for $109,900. In early 2004 this lot sold for $345,000. The sellers bought it in April of last year for $58,000, and sold it on Monday for $84,500. Not a bad return for holding it roughly 18 months.

Cape San Blas First Tier Gulf View Lot Under Contract August 2017 with List Price of $89,000

In nearby Pine Bluff, sale number two is a first tier, gulf view lot listed for $89,000.   It’s conveniently located right next to the pool and the deeded gulf access walkway to the beach.  The sellers purchased the 55′ by 265′, third-of-an-acre property in 2011 for $85,000 and sold it on Monday for $82,000.

Gulf View Lots on Cape San Blas Under Contract September 2017 with List Price of $69,000

Our third lot sale is in the Cape Dunes, one of the earliest of all subdivisions on the Cape, with most of the existing homes built prior to implementation of CBRA in October 1982. Consequently, many are grandfathered and eligible to purchase FEMA flood insurance. The structures were grandfathered but not lots, so the new owners of today’s purchase will have to go into the private market if they want flood coverage. This sale actually consists of two adjacent lots, measuring together 60′ by 140′, or about 0.20 acres.  They last sold in 1992 for $68,800, or $120,400 in today’s inflation adjusted dollars.  Twenty five years later this week, they went for $52,500.

Money Bayou Gulf View Home Under Contract Sep 2017

Our fourth and final sale is over in Money Bayou where this Key West style cutie caught a buyer’s eye in early September. It’s a 2-bedroom, 2-bath, 1,101 gulf view home on a third tier, 36′ by 90′ lot listed for $284,900. The sellers bought it In mid-2014 for $231,400, and handed over the keys to the happy new owners on Friday for $281,600.

As I write this on Friday evening, we’re keeping an eye on Tropical Storm Nate to see what his weekend plans are. At the moment, it looks as if he’ll bring us a good bit of rain, but I’m hoping it doesn’t arrive til later in the day as we’re looking forward to enjoying the Scallop and Music Festival in Port St. Joe on Saturday.  If you’re in the area and interested in learning more about our coastal real estate, whether you’re buying or selling, I’ll be glad to help. Simply call or text me at 850-227-5197 or drop me a note to sherri@sherridodsworth.com. Whatever your plans, I hope you have a great weekend, and I thank you so much for taking time out of your schedule to stop by today.

 

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Sep 29 2017

Cape San Blas Real Estate Week in Review – Sep. 23-29, 2017

Published by under Cape San Blas

For Sale Sold SignOur real estate market returned to a more normal pace during the first full week of autumn, turning in three sales and six new contracts. Sellers added five new listings, and tried price adjustments on four others.  Our inventory barely changed, shedding only one, closing the week at 300 total, with 90 homes and 210 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.

Seacliffs Unit Under Contract August 2017 with List Price of $319,000

The first of our three sales is a 4-bedroom, 4 1/2-bath townhouse on the north end of the Cape in Seacliffs that went under contract in early August with a list price of $319,000. The sellers bought it in early 2013 for $220,000 and sold it on Monday for $310,000. The 1,944 square foot unit was built in 2001.

Cape San Blas Commercial Lot Sold Sep. 2017 for $150,000

This second sale is a property that was not listed in the MLS but was entered this week for comparable sale purposes when it sold. It is a commercial lot behind the Trading Post, the owners of which decided to buy this parcel for additional space for $150,000.

Cape San Blas Bay Front Cottage Under Contract August 2017 with List Price of $374,900

Our third and final sale is a circa-1983, 2-bedroom, 1-bath, 1,064 square-foot bay front home with dock listed for $374,900.  It’s located on a 94′ by 750′, 1.79-acre lot located 200′ north of Scallop Cove.  She’s in need of some TLC but is a great little bay retreat to feed your fishing, kayaking and scalloping habit.  The lot itself offers several investor possibilities – the first 300′ of depth from Cape San Blas Road can be used for commercial, and there’s enough density to allow for two more lots to be platted from the parent tract.   The buyers picked up the keys at closing on Thursday for $332,000.

Interior Lot at Cape San Blas Under Contract Sep. 2017 with List Price of $55,000

OK, now on to our six new contracts, kicking things off on the north end of the Cape on Labrador Lane in Park Point where buyers had their offer accepted on this 80′ by 145′, quarter-acre lot listed for $55,000. The seller bought it in late 2004 for $299,000; the MLS states the Seller stipulates that the buyer will pay closing costs. Park Point is a pretty, secluded little neighborhood with low HOA fees of less than $100 per month and all lots include deeded gulf access.

Cape San Blas Gulf Side Lot Under Contract Sep. 2017 with List Price of $499,000

A little bit further down the road just past Coneheads Restaurant, our second contract is on a newly built 3-bedroom, 2 1/2-bath, 1,739 square-foot home on Bamba Lane listed for $499,000. The sellers bought the quarter-acre X zone lot on which it is situated in May 2016 for $120,000.

Cape San Blas Bay Front Lock with New Dock & Boat Lift Under Contract Sep. 2017 with List Price of $479,000

Contract number three is on a 100′ by 965′, 2.2-acre by front lot listed for $479,000. The sellers bought the property in mid-2014 for $255,000. In 2016 they added a dock and boat lift.

Cape San Blas Home Near Gulf Under Contract September 2017 with List Price of $395,000

Our fourth contract takes us to the south side of the Cape to Boardwalk Avenue where this 2-bedroom, 2- bath, 1,296 square foot circa 1990 home went under contract on Friday with a list price of $395,000. According to county records, the 75′ by 100′, 0.17-acre, X-zone lot on which it sits sold for $138,600 way back in 1986. Wow. The Boardwalk subdivision has a lovely community pool overlooking the gulf.

Lot Overlooking St. Joe Bay Under Contract September 2017 with List Price of $99,000

We’ll leave the Cape for the first time today turning left off of Cape San Blas Road to travel to this half-acre, 100′ by 220′ lot overlooking St. Joe Bay listed for $99,000, a far cry from the $27,000 it went for as recently as March 2015.  There are no HOA fees associated with this property, and it is a FEMA flood insurance eligible area.

Indian Pass Interior Lot Under Contract Sep. 2017 with List Price of $93,900

We’ll wrap things up today on Neptune Drive over on Indian Pass where buyers were happy to have their offer accepted on this 106′ by 146′, 0.33-acre lot listed for $93,900.  I didn’t find any sales history on the property appraiser’s site for the property.  Neptune is located in Indian Pass Beach Subdivision, a little community platted and recorded in the early 1950’s. All of the lots here have deeded gulf and lagoon access and are grandfathered for FEMA flood insurance eligibility.

While the building boom in our area hasn’t let up in the past year I’ve keeping an eye on our seemingly slow down in sales activity the past few weeks, but it appears we are back on track again. Competition for quality properties remains strong so whether you’re buying or selling it’s still time to get in the game.  I’ll be glad to help you, so please feel free to call or text me at 850-227-5197 or drop me a line at sherri@sherridodsowrth.com.  I hope to hear from you soon, and as always, appreciate so much your taking time out of your busy schedule to stop by today.

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Sep 22 2017

Cape San Blas Real Estate Week in Review – Sep. 16-22, 2017

Published by under Cape San Blas

For Sale Sold SignThe Cape got some great news this week – we’re going to have a scallop season after all!  Albeit only for 16 days, beginning today, September 23, and running through and including October 8.  By starting the season this late in the year, the scallops should be pretty good size.  And speaking of pretty good size, our inventory continues to growing, closing for the first time in a long time above 300.  We gained six over last week, closing at 301 with 88 homes and 213 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor.  Sales were slow as well, with no closings and just three new contracts.  Sellers added nine new listings and changed prices on twelve others.

Newly Built Gulf Front Home On Cape San Blas Under Contract September 2017 with List Price of $959,000

Our review of this week’s three new contracts starts off on the Cape on Clipper Way where the owners of this newly built, 4-bedroom, 4 1/2-bath, 2,600 square foot gulf front home went under contract on Thursday with a list price of $959,000. The group of sellers include the builder/listing agent, other licensed Realtors and family members.  According to the MLS copy, this home offers many nice features:   “Custom designed home with all 4 bedrooms facing the beach with their own private bathrooms. The living room and kitchen also face the water and there are 3 separate beach side decks. This home has many upgraded features including core-tech flooring, granite counter tops, stainless appliances, 4-stop elevator and more”.  They bought the vacant lot in January 2016 for $235,000.

Gulf View Lots on Cape San Blas Under Contract September 2017 with List Price of $69,000

Our other two new contracts were both on lots, the first of which is on the south side of the Cape in the Cape Dunes subdivision.   This is one of the earliest of all subdivisions on the Cape, with most of the existing homes built prior to implementation of CBRA in October 1982. Consequently, many are grandfathered and eligible to purchase FEMA flood insurance. The structures were grandfathered but not lots, so the new owners of today’s lot purchase will have to go into the private market if they want flood coverage.

Bank-Owned Lagoon Front Lot Under Contract September 2017 with List Price of $24,500

We’ll wrap things up today out on C-30 shortly past the Indian Pass Raw Bar, where buyers had their offer accepted on a 155′ by 465′, 1.69 acre, lagoon front, bank-owned lot listed for $24,500.  The county records show it last changed hands privately in May of 2008 when it was quit-claimed for $45,000. The bank acquired it in late 2014.

Scallop in the sand And that does it for today. If your plans include visiting our area in the next week or so, be sure to take some time to harvest some tasty scallops.  While you’re here, if you’d like to get together to discuss a little real estate, call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started.  Whatever your plans, have a great week, I hope to see you back here soon, and thank you so much for taking time out of your busy schedule to stop by today.

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Sep 16 2017

Cape San Blas Real Estate Week in Review – Sep. 9-15, 2017

Published by under Cape San Blas

For Sale Sold SignFlorida experienced a historical week. From the northernmost regions of our state in deluged Jacksonville to our southernmost points in devastated Key West, to the hard-hit southwest Naples/Fort Myers region, so many areas are reeling in the destruction left in Irma’s wake. The sheer geographical magnitude of the storm was unprecedented as she wreaked some degree of havoc in virtually all parts of our state. As she drifted slightly to the west early Saturday morning, Gulf County local officials were justifiably concerned about the possible impact to our area if the storm spun back out into the Gulf, regained strength and very possibly might have hit our area as a minimal Cat 3 storm. Accordingly, on Saturday morning, they issued a mandatory evacuation for everyone north of the rocks at Stumphole. Visitors were required to leave; residents strongly encouraged to do so. Our area dodged a bullet when the storm eventually drifted back eastward mid-day on Saturday for which we are eternally grateful, though our community would never wish this storm on anyone.

When there are named storms in the Gulf, insurance companies can’t issue policies on homes, so it’s not surprising that we only had one closing this week and that was on a lot. With a large portion of our visitors forced to leave last Saturday, there weren’t a lot of folks out shopping for property either, but even so, we did manage to have one new contract. Owners listed nine new properties, but held firm on prices with no changes.  With all those listings and so little other action, it’s no surprise that our inventory swelled by four, with 87 homes and 208 lots for sale in the Cape San Blas, Indian Pass, and C-30 Corridor market.

Indian Pass First Tier Lot Under Contract August 2017 with List Price of $150,000

Both of this week’s transactions were over on Indian Pass. The only folks who went to closing were the parties with the contract on this quarter-acre first tier lot carved out from a 75′ by 562′ gulf front parcel the sellers bought in early 2015 for $285,000.  They did the minor re-plat, and listed the first tier portion for $150,000. On Thursday, the new owners took title for $140,00.

Indian Pass Gulf Front Lot Under Contract Sep. 2017 with List Prie of $279,000

Our one and only new contract is on a gulf front lot on Indian Pass Road. We saw this property not too long ago when the seller bought the 100′ wide parent parcel in mid-June for $481,000. He did a minor re-plat shortly thereafter subdividing it into two 50′ lots and now has one under contract with a list price of $279,000. Do the math. Nice profit.

I hope you and your loved ones escaped Irma’s wrath and are safe and sound.  These events remind us never to take the comforts and abundance in our lives for granted and to live each day with a grateful spirit. Our community pulled together in preparation for the storm caring for one another like the family that we are. For us, everything is back to normal. If you’d like to join us, please call or text me at 850-227-5197 or send a note to sherri@sherridodsworth.com and we’ll get started.  Take care, and thank you so much for taking time to stop by today.

 

 

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