Oct 12 2019

Cape San Blas Real Estate Week In Review – Oct. 5-11, 2019

Published by under Cape San Blas

 Thursday marked the one year anniversary since Hurricane Michael slammed into the Forgotten Coast as a category 5 force from hell wreaking havoc like an 80-mile wide tornado, carving a swath of death and destruction in its wake all the way north into Georgia and beyond. In the aftermath of a storm that barreled through in only a few hours, our area was forever changed to measuring time as life before and life after Michael. In some ways it seems as if it all happened a long time ago, and other times it feels like it was only last week.  We’ve certainly made so much more progress in one year than I ever would have believed possible, though we still have a long way to go.

Throughout this recovery period, real estate has continued to change hands, and this week was no exception, with two sales and two new contracts. Seven owners decided it was time to sell, and nine others adjusted their list prices.  Our inventory inched up by three, closing the week at 286, with 80 homes, 201 lots, and 5 commercial properties listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.

The first of our two sales is on the Cape in Ovation, a gated community spanning from gulf to bay, roughly a mile south of the entrance to the state park. This neighborhood has an HOA and HOA fees, currently $2,900 per year, which help to cover the cost of maintaining the numerous amenities, such as bay front infinity pool, gulf side pool, fitness center, tennis courts, etc.  The seller bought the irregularly-shaped, roughly quarter-care lot in mid-2011 for $50,000, listed it for $64,000, recently dropped that to $59,000, and on Wednesday signed it over to the new owner for $55,000 cash.


Our second sale is a gorgeous gulf front lot in Sunset Beach Estates, a gulf front community on the Cape about 2 miles south of the state park. This is one of the widest subdivision gulf front lots on the Cape, with 63’ of waterfront and a depth of 945’ for a little over 0.6 of an acre.  This lot was listed for $649,000 and sold on Friday for $630,000 cash. There is only one remaining similarly-sized gulf front lot in this premier little gulf front subdivision so if you’re interested, act sooner rather than later. I am the co-listing agent for this project so call me if you want additional information.

We’ll head down to the south side of the Cape to Dunes Club for the first of our two new contracts which is on this 3-bedroom, 2-bath, 1,176 square foot top floor gulf-front condo listed for $359,000. The seller bought it in early 2017 for $325,000.

For our second contract we’ll go out onto C-30 and travel east a few miles past the Indian Pass Raw Bar, to this 3-bedroom, 2-bath, 1,200 square foot home overlooking Indian Pass Lagoon. It is situated on a 85′ by 500′, .97 acre lagoon front lot. The waterfront home was built in 2008 and is being sold partially furnished for $268,000. The sellers bought it in early 2017 for $204,000.

And with that, we’re all up to date for another week. Seems we took a bit of a breather since last week’s burst of activity.  We continue to have a shortage of houses in our inventory which is in line with what the industry is experiencing nationwide.  If you’ve been considering selling, let me know and I’ll be glad to research an estimate of current market value to help you determine if the time is right for you to sell. Simply call or text me at 850-227-5197 or drop an email to sherri@sherridodsworth.com and we’ll get started.

One year out from Michael I’ll leave you with this. My mantra that has gotten me through day by day since the storm: Today is better than yesterday, and tomorrow will be better than today.  Really not a bad mantra for every day life no matter what your experience is. Take care, and thanks so much for stopping by today.

Reminder – If you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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Oct 05 2019

Cape San Blas Real Estate Week in Review – Sep. 28 – Oct. 4, 2019

Published by under Cape San Blas

  The calendar may say Autumn, but the weather still says Summer as these scorching temps just refuse to cool off. Our market was sizzling hot as well this week after taking a breather for the past month. We closed eight sales and wrote up five new contracts. Sellers added sixteen new listings, and changed prices on ten others. Our inventory took a healthy dip shedding five, ending the week at 283, with a total of 78 houses, five commercial and 200 lots MLS listings in the Cape San Blas, Indian Pass and C-30 Corridor market. We have a fair amount of territory to cover today so make yourself comfortable and let’s get to it.

The first of our eight sales is this 4-bedroom, 3-bath, 2,129 home located up in Sunset Pointe on the Cape just outside the state park. It’s a lovely home with an in-ground pool,  but the only other water views from it are mere glimpses from the upstairs bedrooms. The seller bought it from the developer for $335,000 in 2010 and listed it in July 1 for $484,000. It went under contract in just a couple of weeks and the happy new owners picked up the keys at closing for $478,000.

Cape Breezes is home to our second sale, a 4-bedroom, 4-1/2-bath, 2,614 square foot gulf view home listed for $819,000. This popular rental has a great income history, helped no doubt by its many amenities such as a heated in-ground pool, golf cart for traveling with your gear to the beach, a fenced kennel run, elevator and, of course, that afore-mentioned gorgeous gulf view. The sellers bought the lot in mid-2013 for $87,500 and immediately set about building the house.  They signed the title over on Friday for $780,000.

We’ll travel down Cape San Blas Road about two miles or so to this 3-bedroom, 2-bath, 1,484 square foot bay front home across the street from Ocean Haven.  The seller bought the lot in 2014 for $80,000 and built the home in 2017.  It went under contract in August with a list price of $619,900, and closed on Friday for $596,000. My sources tell me the new owners intend to live here, so a warm welcome to our new neighbors!

There was a lot of action in Cape Isle Preserve, a small subdivision in an area with a history of high beach erosion; it’s a little bit north of the rocks at Stumphole.  Not only has the beach renourishment well under way all week in this vicinity, but three owners there also went to the closing table.  First up is this 4-bedroom, 3 1/2-bath, 2,300 square foot gulf-front spec house .The owner was very nearly finished with construction and had it listed for $993,600 last fall when Michael hit which slowed progress a bit. After the storm he regrouped and repaired and raised that list price to $1,095,000 which attracted a buyer who took title on Monday for $947,500.

The second Cape Isle Preserve sale is a 4-bedroom, 3-1/2-bath, 2,213 square-foot first tier house listed for $899,000. The seller bought the lot in 2016 for $109,000 and built the house that same year. On Friday, he picked up a nice check at closing for $800,000.

The third sale there is a 48′ wide gulf front lot listed for $249,000, well below the $650,000 it sold for in 2004. On Monday it went for $222,000.

Look familiar? This is an aerial showing the area of the Colors Way subdivision where we’ve seen a lot of activity recently. The developer is offering these as RV lots for $59,900 each which includes water and sewer taps.  They’re located a few hundred feet from Presnell’s boat launch and RV park. Most have already sold, but this straggler finally made it to the finish line on Friday with a $51,500 check for the seller.

For our eighth sale we’ll head east on C-30 on over to Money Bayou to this 35′ by 120′, 0.07 second tier lot that was listed for $89,900. The owner apparently had a change of heart on this FEMA-eligible lot having only purchased it last December for $71,000. He let it go for $88,500.

The first of our five new contracts takes us back over to Cape Breezes to this 0.6 acre road-front lot listed for $105,900.  The owner has been trying to sell it since he first listed back in late 2016 for $114,900. It’s a challenging location to sell with that water tower right next door.

Dolphin Bay to Beach is a pleasant little neighborhood about two miles south of Cape Breezes, and it is home to our second contract. This 54′ by 154′ X-zone bay view lot sporting an attractive $139,000 price tag caught a buyer’s eye on Friday. All of the property owners in this small subdivision enjoy both bay and gulf deeded access.The sellers bought their lot in May of 2018 for $114,5000.

Contract number takes us back down on the south side of the Cape to this 100′ wide bay front lot listed for $145,000. As you can see from the photo, the south end of the bay tends to be shallow and marshy but affords beautiful views none the less. The property is located across the street from Pluto Way in Surfside Estates. The sellers have owned it for years so I found no significant sales data in the property appraiser’s site.

We’re back out on SR-30 for our final two contracts, starting with this 4-bedroom, 2-1/2-bath, 2,423  square foot home  on a 100′ wide lot overlooking the bay. The circa-1985 home is in the vicinity of where Triple Tails used to be. It’s listed for $525,000. Here, too, the seller has owned it for a very long time.

We’ll wrap things up today with this 4.45-acre parcel measuring roughly 422′ by 465′ and listed for $349,000. It’s on the corner of SR-30 and Country Club Road, directly across from the bay-front subdivision called Shallow Reed. It has been pretty much cleared since this photo was taken. Since the county recently abandoned its RV ordinance, this one can be home to RVs just like the Colors Way RV Park less than a mile down the road.  The same agent who did that project is the one who brought the buyer for this property so I wouldn’t be surprised if that’s what is in the plans for it.

Nice to see a good bit of action in the market again after a few quiet weeks. I know I’ve been staying really busy and that’s a good thing – busy pays bills! Never too busy to help you out, though, so if you’re interested in buying or selling, please call or text me at 850-227-5197 or drop a note to sherri@sherridodsworth.com and we’ll get started.  Have a great week, keep cool, and thanks so much for taking time out of your busy schedule to stop by today.

Reminder – If you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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Sep 27 2019

Cape San Blas Real Estate Week in Review – Sep. 21-27, 2019

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Our excitement over beach renourishment actually taking place before our eyes still has everyone happy and relieved.  They’ve started on the south end of the peninsula by the rocks and are working their way slowly northward, and that off-shore barge is pumping A LOT of beautiful sand up to our shoreline.

Even with all that going on, our real estate market had another quiet week, with no closings and just two new contracts. Sellers added five new listings, and changed prices on seven others. Our inventory grew by two, closing the week at 289, with 77 homes, 4 commercial, and 208 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS listings.

We’ll start our review of our two new contracts on the north end of the Cape in Barrier Dunes where this 2-bedroom, 2-bath, 1,216 square foot townhouse back by the tennis courts went under contract on Wednesday with a list price of $330,000. The sellers bought it in mid-2016 for $220,000.

Our second new contract is about three miles south of Barrier Dunes on Catamaran Drive where buyers had their offer accepted on this 3-bedroom, 3-bath, 1,428 square foot home with both gulf and bay views. It’s located in a laid back beach neighborhood known as Feather Sound with no HOA or HOA fees, but which includes deeded gulf access. The sellers bought the lot back in 2011 for $60,000.

And just like that we’re all caught up.  Although we’ve had two back-to-back slow weeks, I don’t see that as a trend. We’ll just keep an eye on it and see where the market goes. Interest rates have lowered in the past month, the economy is strong, housing is still in strong demand so I believe this is a passing lull. If you’re interested in buying or selling, I’ll be glad to help. Call or text me at 850-227-5197 or drop a note to sherri@sherridodsworth.com and we’ll get started.  Have a great week, and thanks so much for taking time out of your busy schedule to stop by today.

Reminder – If you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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Sep 19 2019

Cape San Blas Real Estate Week in Review – Sep. 14-19, 2019

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Without doubt, the biggest news around here this week was that our long-awaited beach renourishment has finally begun! The equipment is staged on a lot about halfway between the rocks at Stumphole and Scallop Cove.

That news eclipsed all else and the real estate market was very quiet, with only two sales and one new contract through Thursday night. (I’m posting a day early as I’m going to take a few days off to spend some time with friends at the beach. ). Sellers added eleven new listings, and changed prices on seven others. We added five to our overall inventory, closing the week at 287, with 79 houses, 204 lots and 4 commercial MLS listings in the Cape San Blas, Indian Pass and C-30 Corridor Market.

The first of our two sales is this 3-bedroom, 3-bath, 1,829-square foot gulf view home in Cape Breezes that was listed for $649,000. This is the second tier home that was part of the $2.625M package sale we looked at in mid-August.   It’s built on a half-acre lot that the seller bought in 2003 for $400,000. The new owners picked up the keys at closing on Monday for $625,000 cash.

Down on the south side of the Cape, buyers took title to this recently-listed 3-bedroom, 2-bath, 1,232 square foot duplex listed for $319,000.  As you enter Cape Dunes, it is one of the homes to your right facing Cape San Blas Road. It was built in 2005 and I didn’t locate any relevant sales history in the county records. The parties closed this week for $299,000.

Our sole new contract is on this lovely 4-bedroom, 3-1/2-bath, 3,271 square foot gulf front home in Treasure Shores listed for $1.15M.  This one went under contract just seven days after entering the MLS indicating it was priced right. It was built in the late 90’s and has changed hands several times since then. The original owner lost it to the bank who subsequently sold it in early 2012 for $649,000. That buyer sold it to the current owner in mid-2016 for $879,000.

And that brings us up to date. I heard today that nationwide new housing starts in July jumped up 12+% so likely the lull we’re seeing here is just a temporary blip on the radar screen. Two or three weeks does not a trend make.  If you have questions about your property or are interested in purchasing a piece of paradise here on the coast I’ll be glad to help. Just call or text me at 850-227-5197 or drop a note to sherri@sherridodsworth.com.  Have a great week, and I hope to see you back here next weekend.

Reminder – If you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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Sep 13 2019

Cape San Blas Real Estate Week in Review – Sep. 7-13, 2019

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For Sale Sold SignSeptember sales continue to roll right along as we logged another good week, with six sales,six new contracts, eleven new listings, and two price changes.Our inventory remains essentially unchanged, closing at 282, with 74 homes and 204 lots listed and four commercial properties listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS. Let’s take a look at what’s moving.

We’ll launch our review of this week’s six sales up on the north end of the Cape in Secluded Dunes with this 4-bedroom, 3-1/2-bath, 2700 square foot gulf front home that was badly damaged by Hurricane Michael.  It was bank-owned and listed for $874,900 but sold above that at $890,000 so it sounds as if there were multiple offers on the table.  Her prior owners bought her in 2000 for $624,000, and in her prime she was a lovely home.  The house sits on 116′ of prime gulf front property.

Our second sale is in Ocean Haven on Haven Road where this developer-owned, 64′ by 211′, 0.31-acre gulf view X zone lot went under contract last Sunday with a list price of $184,900, well below what other lots in this stretch have been going for. On Monday this comp-killer closed for $175,000.

Sale number three is a little bit further south in Barefoot Trace,  a 2-bedroom unit with 2-1/2 baths, and 1,276 square feet of living space in one side of a gulf view duplex on Ebbtide. The sellers bought it in 1996 for $71,000. had it listed for $269,000, and signed the title over to the new owners on Thursday for $232,500.

Our next sale is a bank-owned lot out on SR-30 listed for $69,900 and sold on Friday for $62,500. The 98’ by 215’ parcel last sold in mid-2005 for $210,000. Ouch.

We’ll turn around and travel eastward along C-30 for our fifth sale which is a 3-bedroom, 2-1/2-bath, 2,304 square foot second tier gulf view home that was listed listed for $489,000. The county records show no significant sales data on this property. The seller handed over the keys to the new owners on Monday for $480,000.

Our sixth and final sale is over on Indian Pass in the Indian Pass Beach neighborhood where buyers took title on Tuesday to this 75′ wide gulf from lot listed for $299,000 and sold for $279,500. Starting to see a bit of speculation rearing its head in the marketplace again as the sellers bought the lot  on June 6 for $139,000 and put it on the market four days later on June 10 with a list price of $329,000. They lowered that in late July to $299,000 which was enough to attract a buyer.  DEP is going to have to approve permitting for the property.


The first of our six new contracts is on a gorgeous gulf front lot in Sunset Beach Estates, a gulf front community on the Cape about 2 miles south of the state park. This is one of the widest subdivision gulf front lots on the Cape, with 63’ of waterfront and a depth of 945’ for a little over 0.6 of an acre.  This lot was listed for $649,000. There are 2 remaining similarly-sized gulf front lots in this premier little gulf front subdivision.

This quadplex has become a familiar site on these pages recently with this being the third unit in the past few months to be put up for sale. This one’s a 3-bedroom, 2-bathThis 3-bedroom, 2-bath, 1,300 square lower level unit last sold in late 2016 for $240,000. It was built in 1985 and underwent a major renovation in the wake of Hurricane Michael, emerging with a totally new lease on life with a new roof, all new windows and doors, new decks, stairs and myriad other upgrades. She’s looking great and ready for another 34 years of fun in the sun. Like its two predecessors, it was listed one day and went under contract the following day.  The seller was asking $419,000.

On the south side of the Cape in Piney Woods, our next contract is on a 55′ by 75′ interior X zone lot with an interesting sales history. The current owners purchased it in mid-2014 for $31,500 from sellers who had purchased it a year prior as a foreclosure for $18,300. Eight years prior to that in June of 2005 it sold for $409,900. It was listed on August 30 for $49,900 and is under contract in less than two weeks.

Just a couple of blocks from Piney Woods is Dunes Club, a gulf-front condominium with 15 units. Here a 3-bedroom, 2-bath, 1,176 square foot end unit on the second floor caught the attention of buyers who offered up a winning offer on Wednesday. It is currently listed for $389,000 and last sold in early 2004 for $335,000. This one may look a little familiar also as it was under contract briefly back at the end of the May for a brief while.

Our final two new contracts are a combo deal, a 3-bedroom, 2-bath, 1,726 square foot Bayfront home with an established kayak and bicycle rental business. Happy Ours Kayak Tours has been getting visitors out exploring the bay for 20 years now.  The owners are ready to retire and have their home listed for $589,000 and the business for $85,000.

And that’s a wrap. Our housing inventory remains low.  Demand is strong.  If you’ve been thinking of selling, let’s talk and see if the time is right.  Call or text me at 850-227-5197, or send an email to sherri@sherridodsworth and we’ll run the numbers.  Have a great week – hope to see you back here soon, and I so appreciate your taking time to stop by today.

Reminder – If you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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Sep 07 2019

Cape San Blas Real Estate Week in Review – Aug. 31 – Sep. 6, 2019

Published by under Cape San Blas

A week later and we’re still keeping an eye on Dorian, an historically slow-moving horror show of destruction. Common topic of conversation around here has been how people were experiencing unexpected anxiety just knowing the storm was out there, even while knowing there was no indication at all it was going to be a threat to our area.   Visitors weren’t anxious, though, and we had a good week in real estate, with five closings, three of which actually closed last Friday, August 30, but entered into the MLS after my post published and five new contracts. Sellers added nine new listings and changed prices on nine others. Our inventory took a nice dip, shedding ten, closing the week at 283, with 71 homes, 206 lots and six commercial properties listed for sale in the MLS Cape San Blas, Indian Pass and C-30 market.

The first of our five sales is down on the south side of the Cape in Jubilation where the parties went to the closing table on this 63′ by 104′, 0.15-acre first tier lot listed for a very attractive $119,000.  Jubilation is a gated community with handsome homes, a gulf front pool and walkover to the beach. The seller bought this at the height of the market in 2004 for $525,000.

Our second sale is over on SR-30, just a lit bit down the road when you turn left off of the Cape heading towards town.  This 3-bedroom, 2-1/2-bath, 1,380 square foot home caught someone’s eye all the way back in May. It sits on a half-acre lot in a FEMA-eligible area. The owners bought it in mid-2015 for $170,000, had it listed for $292,500, and handed over the keys at closing on Friday to the new owners for $292,000 with the buyers using VA financing.

Look familiar? This is an aerial showing the area of the Colors Way subdivision sale we saw in last week’s post when 13 of the RV lots went under contract. Two of them closed this Friday, for $54,900 each. The developer offered these as RV lots for $59,900 with each including water and sewer taps.  It seems they were taking reservations for them as they waited to close on the parent parcel as all but two went under contract as soon as they were released for sale. They’re located a few hundred feet from Presnell’s boat launch and RV park.

For our fifth sale we’ll turn around and head east on C-30 to Waters Edge, the first subdivision you come to on your left after exiting the Cape. Buyers were drawn to this irregularly-shaped, quarter-acre lot that the seller bought in 2002 for $50,000. This neighborhood includes 2 gulf front lots, so all lot owners have deeded gulf access.  The sellers asked for and got their full list price of $35,000 last Friday.

The first of our five new contracts is on a 114′ wide gulf front lot on Shoreline Drive in Peninsula Estates less than a mile south of the state park entrance. This is one of the earliest communities on the Cape, platted in 1977. It spans from the gulf to the bay, and all property owners enjoy deeded access to both. There are recorded covenants, but no HOA or HOA fees. The seller of this lot has owned it since the 90’s so there is no meaningful sales data on the property appraiser’s web site. Sadly, there was a house on this property that was destroyed by Hurricane Michael.

Next up is a bay view lot in nearby Ovation, a gated community which also spans from gulf to bay.  This neighborhood does have an HOA and HOA fees, whiich are currently $2,900 per year.  The seller bought it in mid-2011 for $50,000, listed it  three months ago for $64,000, recently dropped that to $59,000 and now has a contract.

Our next two contracts are on lots on the corner of SR-30 and Country Club road, totaling 4.45 Acres with a combined 463′ of frontage on SR-30. The sellers bought them in mid-2012 for $297,500 and have the two listed for $349,900.

More gulf front action, this time over on Indian Pass where sellers accepted an offer on their 2.5-acre lot that spans from gulf to lagoon. Not many parcels of this size remaining on the Pass.  The sellers bought it in 2014 for $350,000 and have it listed for $515,900.

And that is a wrap for today. Happy to see no let up in interest in our market.  Whether you’re thinking of buying or selling, I would welcome the opportunity to assist you. You can reach me at 850-227-5197 or sherri@sherridodsworth.com.  Thank you so much for taking time out of your busy schedule to stop by today.  Have a great week, and hope to see you back here next Saturday.

Reminder – If you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

 

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Aug 30 2019

Cape San Blas Real Estate 2 Weeks in Review – Aug. 17-30, 2019

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 As we head into the Labor Day Weekend, all eyes are on Dorian as it makes its excruciatingly slow advance towards the Florida coast. Praying it will head out into the Atlantic. Until then, we sit tight, watch and wait. Our real estate market has been anything but slow – I apologize for not getting this update out last weekend but my work schedule was overflowing and something had to give.  Was able to get caught up this week and so today I am giving you a 14-day market wrap up so you won’t miss out on anything.

Since we last met, our inventory has grown by four, closing this week at 293, with 74 homes, 214 lots, and 5 commercial MLS listings in the Cape San Blas, Indian Pass and C-30 Corridor market. We’ve had ten sales, twenty-three new contracts (13 of which were RV lots in the Colors Way subdivision we’ll look at under sales – I’m only going to show and write about one representative lot so you won’t have to wade through a slew of them). Sellers added thirty-four new listings (again – 15 of which were those RV lots), and made price changes on twenty others. There has been a LOT going on so, depending on what time of day you’re reading this, either grab a cuppa Joe or a refreshing adult beverage and settle back in a comfy chair as we take a look at what all has been going on.

The first of our ten sales is in Cape Breezes with a gulf front estate that quickly went under contract just a few days after being listed. The offering consists of a 4-bedroom, 4 1/2-bath, 3,676 square foot home built in 2018 on a 100′ wide expanse of gulf front property. Directly behind it is a first tier lot, and on the second tier lot beyond that is a 3-bedroom, 3-bath gulf view home with a pool. That home fronts Cape San Blas Road, so the estate spans from the road to the gulf. The whole enchilada was listed for $2.8M and sold last Friday for $2.625M.

Our second sale is the recently-listed condo in a second tier quadplex on Antiqua Drive, back behind Pristine Properties. This 3-bedroom, 2-bath, 1,274 square lower level unit last sold in late 2016 for $240,000. It was built in 1985 and has undergone a major renovation in the wake of Hurricane Michael, emerging with a totally new lease on life with a new roof, all new windows and doors, new decks, stairs and myriad other upgrades. She’s looking great and ready for another 34 years of fun in the sun. Several offers were submitted within hours of it hitting the MLS last Sunday with a $424,900 price tag. If you’re feeling a little deja vu reading this it’s because you read about the unit above it a few weeks ago when it, too, hit the MLS and went under contract within hours. This one did the same thing as it was listed on August 8 and went under contract the following day. Last Thursday, the new owners picked up the keys at closing for $416,000.

Our third sale is a storm-damaged 4-bedroom, 4-1/2-bath, 2,340 square foot gulf front home on Sassified that was listed on the 14th for $850,000, As Is, and went under the contract the following day. It last sold in the summer of 2014 for $645,000. The listing said they have a contractor’s estimate for needed repairs.  On Friday it closed for $850,001 cash.

For our fourth sale we’ll leave the Cape and head out onto SR-30 traveling over to Simmons Bayou for something out of the ordinary – an entire subdivision. Colors Way is a 15-lot subdivision off SR-30 basically across the street from where Triple Tails restaurant used to be. All of the utilities and road have been installed, and the entire entity contains roughly 3.1 acres. The sellers had it listed for $673,500 and it sold on the 20th for $400,000.

We’ll turn around and head east along the C-30 Corridor traveling over to Treasure Shores, home to our next two sales. First up is this little 2-bedroom, 2-bath, 1,342 square foot gulf front cottage listed for $599,900. I think the family may have owned this for quite some time as I found no sales data on it in the Property Appraiser’s website. It’s on a nice wide lot with 75′ of frontage.  Last Monday the new owners took title for $560,000.

Our second sale in Treasure Shores is this first tier, 4-bedroom, 3-bath, 1,880 square foot home with lovely gulf views. It is a newer home, built in 2017. The seller bought the lot that same year for $130,000, had the house listed for $699,900, and sold it for $685,000.

Our last last four sales are all over on Indian Pass, the first two of which are in The Reservation, starting with this 47′ by 350′, 0.37-acre gulf front lot that went under contract just last week with a list price of $259,900. The sellers bought it in 2003 for $350,000 and sold it on Friday for $246,000.

Our second sale in The Reservation is this 52′ wide Gulf front lot in the Reservation listed for $249,000. The sellers bought the 0.4-acre property in 2013 for $130,000 from folks who had paid $830,000 for it in 2003.  Ouch! It may be sizzling hot here today but someone got seriously scorched back then. Anyway, on Thursday it closed for $222,500.

Our ninth sale is a rare find, gulf front acreage, specifically 7+ acres in a 1,293′ deep parcel with 238′ of gulf frontage.  This land hasn’t changed hands in recent years so I found no significant sales data in the property appraiser’s records. It went under contract in early June with an asking price of $1.499M, and sold on Wednesday for $1.3M.

Our tenth and final sale is this 5-bedroom, 5-bath, 3,861 square foot beauty listed in mid-July for $1.499M.  The 51′ wide gulf front lot alone sold for $971,300 to a buyer who built this home on it in 2007. When the market tumbled it went to the bank who sold it to the current owners in 2012 for $587,500. She was a little worse for the wear having sat vacant for so long but these owners have beautified her well beyond her former glory, restored the in-ground pool, and dressed her to the nines with beautiful new furnishings.  On Friday, happy new owners picked up the keys at closing for $1.375M cash.

Cape Breezes is home to the first two of our twenty-three new contracts starting with this 4-bedroom, 4-1/2-bath, 2,614 square foot gulf view home listed for $819,000. This popular rental has a great income history, helped no doubt by its many amenities such as a heated in-ground pool, golf cart for traveling with your gear to the beach, a fenced kennel run, elevator and, of course, that afore-mentioned gorgeous gulf view. The sellers bought the lot in mid-2013 for $87,500 and immediately set about building the house.

Our second contract is right next door, and it’s on this 3-bedroom, 3-bath, 1,829-square foot gulf view home listed for $649,000. This is the second tier home that was part of the $2.625M package sale we looked at earlier.  It’s built on a half-acre lot that the seller bought in 2003 for $400,000.

In nearby Hibiscus Gulf, buyers had their offer accepted on this 100’ by 115’, quarter-acre, X zone gulf view lot listed for $175,000. This property belongs to the developer’s family, so no sales history.  Hibiscus Gulf is a pleasant little gated neighborhood with an attractive community pool, Gazebo overlooking the gulf, and a quiet, low density stretch of beach by Rish Park.  Owners also enjoy deeded bay access across the street which includes a walk over out into the bay.

Our fourth contract is in Ocean Haven on Haven Road where this developer-owned, 64′ by 211′, 0.31-acre gulf view X zone lot went under contract last Sunday with a list price of $184,900, well below what other lots in this stretch have been going for.

Our next two contracts are in Cape Isle Preserve, a subdivision just north of the rocks at Stumphole, an area with a history of high beach erosion. The first contract is on a 48′ wide gulf front lot listed for $249,000, well below the $650,000 it sold for in 2004.

The other Cape Isle contract is on this 4-bedroom, 3-1/2-bath, 2,213 square foot first tier house listed for $899,000. The seller bought the lot in 2016 for $109,000 and built the house that same year.

We’ll head to the south side of the Cape for our seventh contract which is on this older 3-bedroom, 2-bath, 1,224 square foot bay front cottage listed for $319,900.  The lot is 100′ by 1,075′, with 2.48 acres, so it’s a wonderful piece of property.  The last time it sold was in 2007 when it went for $550,000.

Our next contract is a bank-owned lot out on SR-30 listed for $69,900. The 98’ by 215’ parcel last sold in mid-2005 for $210,000. Ouch.

Contract number nine is over in Waters Edge, the first subdivision on your left after turning right off of Cape San Blas Road onto C-30.  This irregularly-shaped, 0.2 acre lot was listed for $59,900. The seller bought it years ago from the developer as one of a number of lots so no sales data on this one.

Look familiar? This is an aerial showing the area of the Colors Way subdivision sale we looked at earlier, and it is home to our final 13 new contracts. The developer is offering these as RV lots for $59,900 each which includes water and sewer taps.  It seems they were taking reservations for them as they waited to close on the parent parcel as all but two went under contract as soon as they were released for sale. They’re located a few hundred feet from Presnell’s boat launch and RV park.

And that brings us completely up to date.  Thanks for hanging in there to the very end!  As you can see, demand remains strong.   If you’re thinking of buying or selling, let me know. I’ll be glad to help you. Just call or text me at 850-227-5197 or drop an email to sherri@sherridodsworth.comand we’ll get started.

For my readers on Florida’s east coast, please know that all of us here in the panhandle know your anxiety and pray for your safety through the coming storm.

Reminder – If you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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Aug 17 2019

Cape San Blas Real Estate Week in. Review – August 10-16, 2019

Published by under Cape San Blas

For Sale Sold SignWell, it is definitely summer in Florida. We’ve had a hot sunny week with afternoon temps in the 90’s. Seems like the only thing hotter than the weather is our sizzling hot real estate market, with four sales and four new contracts, thirteen new listings, and eleven price changes. Our inventory added four, closing the week at 289, with 73 houses, 210 lots, and five commercial MLS offerings in the Cape San Blas, Indian Pass and C-30 Corridor market.

We’ll launch our review of this week’s four sales in Peninsula Estates, a neighborhood about half a mile south of the entrance to the state park. This subdivision is one of the earliest on the Cape, platted in the late 70’s. It spans from the bay to the gulf, and all of the lots convey with deeded access to both. There is no HOA or HOA fees.  A couple liked the sound of that and submitted a winning offer on this 75′ by 200′, roughly third of an acre lot on Sandlewood Boulevard on the bay side of the neighborhood.  The sellers bought it in 2016 for $44,000, had it listed for $67,000, and sold it on Wednesday for $65,000.

We’ll travel down to the south side of the Cape for our second sale, which is a quarter-acre, gulf view lot measuring 50′ by 239′ on Mercury Lane in Surfside Estates. Really interesting sales history on this one. In sequence:

  1. JUN 2003 – $195,000
  2. SEP 2004 – $345,000
  3. MAY 2014 – $75,000
  4. OCT 2017 – $84,500

The current owners had it listed for $115,000 and signed over the title to the new owners on Friday for $105,000.

For our third sale we’ll leave the Cape traveling west along SR-30 over to this 100′ by 225′ lot. being touted as an RV-ready lot abutting a state preserve.  Even though un-removed RVs were a serious problem with the storm surge of Hurricane Michael – we still have the remnants of one on the Case near stumphole – apparently the County powers that be have abandoned our previous RV ban along the coastal corridor so more of these are beginning to pop up all over the place. ALL over the place. Even on the Cape itself. It wa listed for $64,000 and sold on Friday for $62,500.

Our fourth and final sale is one that was added to our MLS this week as a comp sale meaning it was not listed for sale but an agent brought a buyer that resulted in the sale. It’s a 140′ by 105′, third of an acre lagoon front lot in Mystic Palms, a subdivision out towards the tip of Indian Pass. Back in 2004, the developer sold it for $350,000. That owner lost it to the bank who sold it in 2014 for $68,500. This week’s seller wanted $119,000 for it and got just that on Friday.

Now on to our four new contracts beginning with this 3-bedroom, 2-bath, 1,484 square foot bay front home on the Cape across the street from Ocean Haven.  The seller bought the lot in 2014 for $80,000 and built the home in 2017.  It went under contract on Tuesday with a list price of $619,900.

Back down on the south side of the Cape, buyers penned a deal on this recently listed 3-bedroom, 2-bath, 1,232 square foot house listed for $319,000.  As you enter Cape Dunes, it is one of the homes to your right facing Cape San Blas Road. It was built in 2005 and I didn’t locate any relevant sales history in the county records.

For our third contract, we’ll leave the Cape heading east on C-30 to Waters Edge, the first subdivision you come to on your left. Buyers were drawn to this irregularly shaped, quarter acre lot listed for $35,000. The seller bought it in 2002 for $50,000. This neighborhood includes 2 gulf front lots, so all lot owners have deeded gulf access.

Our fourth and final sale takes us back to Indian Pass, this time stopping in at The Reservation, where this 47′ by 350′, 0.37-acre gulf front lot went under contract Wednesday with a list price of $259,900. The sellers bought it in 2003 for $350,000.

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

Reminder – If you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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Aug 10 2019

Cape San Blas Real Estate Week in Review – August 3-9, 2019

Published by under Cape San Blas

  The Cape was noticeably quieter with fewer visitors this week, but luckily our market didn’t seem to notice as we picked up the pace again after such a quiet spell last week, closing two sales and adding seven new contracts. Sellers listed ten new listings, and changed prices on five others.  Our inventory shed three, closing the week at 285, with 207 lots, 73 homes, and five commercial MLS offerings in the Cape San Blas, Indian Pass and C-30 market.  Let’s see what’s moving.

The first of our two sales is a bay-front cutie overlooking Pig Island. I vacationed at this 3-bedroom, 2-bath, 1,296 square foot A-frame back in the early 90’s and had a great time kayaking around the island and scalloping out in the open bay The MLS says it was built in 1995 but I was already living here by then so it was prior to that, I think likely ’91 or ’92. It has been renovated and well maintained. The seller bought it in the summer of 2003 for $315,000, listed it for $499,000 and got exactly full price at closing this week

Curve at the Cape is the first subdivision on your right after you turn right off of Cape San Blas Road. It’s a nicely laid out small gated community of just 11 lots with the dubious honor of having the CBRA boundary bisect it at an angle. Lots on one end of the street are in the CBRA and ineligible for FEMA flood insurance, those on the other end are out of the CBRA and can buy FEMA flood.  Crazy. Anyway, this 60′ wide lot is on the good end, out of CBRA. It went under contract week before last with a list price of $305,000 and sold on Thursday for $260,000. In early 2003 it sold for $410,000.

Kicking things off with our review of this week’s seven new contracts is this 5-bedroom, 4 1/2-bath, 2,595 square foot gulf front home on Jamaica Drive back behind the Trading Post. The seller bought the 52′ lot on which it sets in 2004 for $575,000, and built the house in 2017. It has been a money-making machine as a vacation rental home, with a gross rental income history reportedly over $102,000 annually. 

Our second contract is this newly iisted condo in a second tier quadplex on Antiqua Drive, back behind Pristine Properties. This 3-bedroom, 2-bath, 1,274 square lower level  unit last sold in late 2016 for $240,000. It was built in 1985 and has undergone a major renovation in the wake of Hurricane Michael, emerging with a totally new lead on life with a new roof, all new windows and doors, new decks and stairs and myriad other upgrades. She’s looking great and ready for another 34 years of fun in the sun. Several offers were submitted within hours of it hitting the MLS last Sunday with a $424,900 price tag. If you’re feeling a little deja vu reading this it’s because you read about the unit above it a few weeks ago when it, too, hit the MLS and went under contract within hours.

About a mile further south along Cape San Blas Road our next contract is on this 4-bedroom, 3 1/2-bath, 2,300 square foot gulf front spec house in Cape Isle Preserve. The owner was very nearly finished with construction and had it listed for $993,600 last fall when Michael hit which slowed progress a bit. After the storm they regrouped and repaired and raised that list price to $1,095,000 which attracted a buyer for them this week. 

Our fourth contract is down on the south side of the Cape on Loggerhead Lane in the gated community of  Jubilation.  Buyers were attracted to this 3-bedroom, 3-bath, 2,488 square foot, newly built home completed in 2018 and listed for $529,900. The builder who sold it bought the lot in April of last year for $65,000, a far cry from the $450,000 it sold for in 2004. This one may have you thinking you’ve seen this some place before as well which may be because we saw it here back in March when it was briefly under contract but came back on the market again. Hopefully this time she will make it all the way down the aisle.

We’re back out on C-30 this time heading towards town, stopping at this 75′ by 215′ bay view lot listed for $59,500. This once lovely wooded stretch of highway dotted with nice homes tucked back off the road among the trees is now proliferating with RVs and pole barns since the county abandoned its RV ordinance along the corridor.

We’ll turn around and head east on C-30 on over to Money Bayou to this 35′ by 120′, 0.07 second tier lot listed for $89,900. The owner apparently had a change of heart on this FEMA eligible lot having only purchased it last December for $71,000.

We’ll wrap things up today out on Indian Pass in the Indian Pass Beach neighborhood where buyers had their offer accepted on this 75′ wide gulf from lot listed for $299,000. Starting to see a bit of speculation rearing its head in the marketplace again as the sellers bought the lot  on June 6 for $139,000 and put it on the market four days later on June 10 with a list price of $329,000. They lowered that in late July to $299,000 and now have it under contract.  DEP is going to have to approve permitting for the property so it will be interesting to see how this sale goes.

And that’s a wrap. There’s plenty going on, with strong buyer demand. If you’re thinking of buying or selling, we need to talk. Call or text me at 850-227-5197 or write me at sherri@sherridodsworth.com and we’ll get started.  Keep cool, have a great week, and thanks so much for taking a few minutes to stop by today.

Reminder – If you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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Aug 03 2019

Cape San Blas Real Estate Week in Review – July 27 -August 2, 2019

Published by under Cape San Blas

 As July fades into August, the sweltering summer heat hit its stride this week as clear sunny days sizzled up around the 90s. Apparently it was too hot for folks to pull themselves away from the cool, emerald green gulf waters long enough to think about doing real estate as only three parties made it to the closing table and one lone sole penned a new contract.  A tip of the hat to our company, Coastal Realty Group, for being involved in all three of those sales.  Sellers were apparently ready to beat feet from the heat as they signed 17 new listing agreements and adjusted prices on ten others. Our inventory dropped by eight, closing the week at 288, with 73 houses, 210 lots, and five commercial MLS properties in the Cape San Blas, Indian Pass and C-30 market listed for sale.

The first of our three sales is a gulf front vacation rental home in Seagrass that went under contract in late May sporting a $1,998,999 price tag. This behemoth beauty has 7 bedrooms (4 of which are master suites), 7 full baths, 2 half baths and 4,591 square feet of living space. Extras include an elevator and heated in-ground pool overlooking the gulf. Can you say party at the beach with all your favorite friends???? A lot of folks do just that as the gross rental income on this party palace was $210,000 in 2018.  The savvy buyer who recognized this was a gold mine picked up the keys at closing on Thursday for $1.9M.

Our second sale was this recently listed condo in a second tier quadplex on Antiqua Drive, back behind Pristine Properties. This 2-bedroom, 2-bath, 1300 square foot top floor unit last sold in 2015 for $260,000. It was built in 1985 and has undergone a major renovation in the wake of Hurricane Michael, emerging with a totally new lease on life with a new roof, all new windows and doors, new decks and stairs and myriad other upgrades. She’s looking great and totally ready for another 34 years of fun in the sun. Several offers were submitted within hours of it hitting the MLS on July 14 with a $409,000 price tag, and on Wednesday the sellers handed over the keys to the new owners who won the bid with an As Is full list cash offer of $409,000.

Our third and final sale is a bay front home located just a few hundred feet north of Scallop Cove. In mid-June, the sellers accepted an offer on their 3-bedroom, 3-bath, 2,367 square foot bay front beauty. They bought the home the year it was built in 2004 for $600,000, had it listed for $724,900, sold it on Thursday for $610,000 cash.  It’s situated on 50′ of waterfront and includes a dock shared with the adjacent property owner. The home also fronts Cape San Blas Road.

Our one and only new contract is down on the south side of the Cape in Jubilation where buyers negotiated a deal on this 63′ by 104′, 0.15-acre first tier lot listed for a very attractive $119,000.  Jubilation is a gated community with handsome homes, a gulf front pool and walkover to the beach. The seller bought this at the height of the market in 2004 for $525,000.

That does it for this week. If you’re interested in seeing what other great real estate opportunities may be out there waiting for you, please text or call me at 850-227-5197, or shoot me an email to sherri@sherridodsworth.com and I’ll be glad to help you. Until then, have a terrific week, and thanks so much for taking time to stop by today.

Reminder – If you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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