Feb 16 2018

Cape San Blas Real Estate Week in Review – Feb. 10-16, 2018

Published by under Cape San Blas

For Sale Sold SignJust as I suspected, our real estate market rebounded strongly this week in the wake of last week’s wild ride on Wall Street, as we closed ten sales and wrote up five new contracts. Sellers added ten new listings to the mix, and changed prices on five others. Even with all that activity, our inventory added only one, closing the week at 270, with 8 homes and 182 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS Market.

Cape San Blas Gulf Frot Lot Sold Jan 2018 for $550,000

I’m starting out our review of this week’s crop of ten sales with a non-MLS, owner-negotiated sale that I think is a significant comparable sale.  According to the property appraiser’s site, on January 24 this 51′-wide gulf front lot in San Dunes subdivision on the Cape peninsula sold for $550,000, $10,784 per waterfront foot, a benchmark we haven’t seen in quite some time.

Cape San Blas Gulf Front Lot Under Contract Feb. 2018 with List Price of $979,000

Our second sale is this 105′ by 644′, 1-1/2-acres gulf front lot on Cape San Blas Road just a short bit north of Scallop Cove.  The sellers bought it in the summer of 2015 for $750,000, had it listed for $979,000 and sold it on Friday for $800,000 cash.

Gulf View Home in Boardwalk at Cape San Blas Under Conract Jan 2018 with List Price of $545,000

Sale number three is down on the south side of the Cape on Florida Avenue in Boardwalk.  Parties went to the closing table on this 4-bedroom, 3 1/2-bath, 2,197 square foot home listed for $545,000.  The sellers 11111111111bought the 0.18-acre lot in 2003 for $150,000, built the home in 2006, and handed over they keys on Thursday for full list price of $545,000.

Cape San Blas First Tier Home Under Contract Jan. 2018 with List Price of $499,000

A few blocks east of Boardwalk on Crescent Palms, our fourth sale is this 3-bedroom, 3-bath, 2,252 square foot first tier home on Crescent Palms listed for $499,000. The sellers bought the lot in 2001 for $159,900 and built the home in 2004.  On Thursday, they signed over the title to the new owners for $489,000.

Treasure Bay First Tier Lot Under Contract Jan. 2018 with List Price of $59,900

Treasure Bay is the second subdivision you come to on the left side of C-30 as you leave the Cape heading towards town.  A month ago buyers had their offer accepted on this 102′ by 218′, half-acre, first tier lot overlooking St. Joe Bay.  It was listed for $59,900, a smidgen below its 2002 sale price of $60,500. The current owners paid $37,500 for it in late November, and sold it on Friday for $52,000.

Gulf Pines First Tier Lot Under Contract Feb. 2017 with List Price of $185,000

We’ll circle back east on C-30 over to Gulf Pines, one of the original area subdivisions started in the early 1980’s. It’s a quiet gulf-side community with a few rentals but many full time residents as well.  Homes here are eligible for FEMA flood insurance. Buyers were attracted to this 78′ by 168′, third of an acre first tier lot located directly across the street from the deeded gulf access. The sellers bought it in early 2004 for $435,000, had it listed for $185,000, and sold it on Monday for $160,000.

Gulf Pines Gulf Front Home Under Contract Feb. 2018 with List Price of $919,900

Our next two sales were a combined offering which included this home in and the adjacent lot in Treasure Shores, a neighborhood very similar in age and style to Gulf Pines. Located between Money Bayou and Indian Pass it, too, is FEMA flood insurance eligible.  Several weeks ago the owner accepted an offer on his 4-bedroom, 3-bath, 2,412-square foot gulf front home situated on a 75′ wide lot measuring roughly half an acre.  He bought the home in late 1998 for $365,000, had it listed for $919,900, and handed over the keys to the new owners on Friday for $800,000.  Because it was a package deal with the lot, the price may not reflect an accurate comp for appraisal purposes.

Treasure Shores Gulf Front Lot Sold Feb 2018 for $350,000

The seller bought the adjacent 75′ wide lot at the end of $200,000, had it listed for $419,000, and accepted $355,000 for it with the sale of the house. Again, special circumstance, so probably not a true sales comp.

 

Indian Pass Gulf Front ot Under Contract January 2018 with List Price of $129,000

Our final sale is all the way out at the point of the Pass in St. Vincent Point.  The first week of January, sellers accepted an offer on their irregularly shaped gulf front lot with 25′ of waterfront listed for $129,000.  In mid-2010 it sold for $250,000 but then ended up belonging to the bank who sold it in early 2014 for $80,000. New owners took title on Monday for $105,000.

Gulf Front RV Lot on Cape San Blas Under Contract Feb 2-18 with List Price of $270,000

We have five new contracts to look at this week, the first of which is a gulf front RV lot not far from the rocks at Stumphole. The 56′ wide site has a concrete slab, water, septic, power and a shower all in place. The seller bought the lot in February 2015 for $130,000 and has it listed for $270,000.  The MLS notes cautions buyers verify first with the county if the lot will be grandfathered for continued use as an RV site in accordance with the RV Ordinance.

Gulf Pines Gulf Front House Under Contract Feb 2018 with list Price of $699,000

Leaving the Cape again and heading back over to Gulf Pines which was a happening place this week. Our second contract is on this 2-bedroom, 2-bath, 1,176 square foot gulf front home listed for $699,000.  The owners bought the 100′ wide lot for $35,000 back in 1986, and built the home that same year.   They accepted an offer on it Monday with an asking price of $699,000.

Gulf Front House at Gulf Pines Under Contract Feb 2018 with List Price of $899,000

Just a few blocks away on Gulf Pine Drive buyers fell in love with this 3-bedroom, 2-bath with 2 half baths, 3,510 square foot gulf front home listed for $899,000. This one was built in 1983 and is also on a 100′ wide lot.  The sellers bought the home in late 1994 for $249,900.

Corner First Tier Gulf View Lot at Indian Pass Under Contract Feb 2018 with List Price of $129,500

Our final two new contracts are both over on Indian Pass, starting with this gulf view corner lot on Canoe Lane listed for $129,500. The 75′ by 245′, 0.44-acre lot last sold in mid-2012 as a bank-owned sale for $59,000, a far cry from the $550,000 price it commanded back in 2006.

Indian Pass Lagoon Front Lot Under Contract Feb 2018 with List Price of $55,000

We’ll wrap things up today with this lagoon front lot close to the Indian Pass 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. If it looks familiar, it may be because it was under contract briefly once before in early November of last year. The sellers bought it in 1989 for $6,500.

Good to see some smokin’ hot activity again!  Let’s see what the next few weeks bring. Obviously, demand is strong, so if you’re thinking of selling, give me a call and I’ll be glad to provide  you with an estimate of your property’s current value. Call or text me at 850-227-5197 or send a note to sherri@sherridodsworth.com and we’ll get started. Thanks so much for stopping by today, and I hope to see you back here next week.

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Feb 09 2018

Cape San Blas Real Estate Week in Review – Feb. 3-9, 2018

Published by under Cape San Blas

For Sale Sold Sign  All eyes were on Wall Street this week watching one of the wildest roller coaster rides of all time.  Investors had one heck of a crazy ride with the market correction settling down 5.2% by week’s end.   The faint of heart may be ready to do some profit taking and start looking for a calmer haven for their funds, and what’s more calming and attractive than a beachside retreat?  Much as we saw what happened here locally when the dot com burst in 1999-2000, I believe a lot of that nervous capital may start seeking shelter in real estate, which is why I’m not concerned about the momentary lull in our market we have seen since last Saturday, closing only two sales, and adding but one new contract.  No new listings added to the mix but we did have two price changes. Our inventory shed six, closing out the week at 269 with 86 homes and 183 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS.

Money Bayou Gulf View Home Under Contract Jan 2018 with List Price of $325,000

The first of our two sales is a Key West style 900-square foot, 2-bedroom, 2-bath, gulf view first tier home in Money Bayou under contract since the first week of January with a list price of $325,000. It was built in 2002, sold in early 2010 for $297,000, and closed on Thursday for $315,000.

Gulf View Lot on C-30 Under Contract December 2017 with List Price of $49,900

Moving further east along C-30, our second sale is on a 50′ by 391′, 0.44 acre, second tier gulf view lot in Treasure Shores First Addition listed for $49,900.  I found no significant previous sales data in the gulf county records.  The sale closed this week with an adjacent lot added to the mix with a final price for the two properties coming in at $60,000.

Cape San Blas Home Under Contract Feb 2018 with List Price of $699,000

Our sole contract is on this handsome home up in Park Point on the north end of the Cape. Buyers fell in love with this 4-bedroom, 4 1/2-bath, 2,080 square foot home listed for $699,000. The sellers bought the quarter-acre lot on which it sits in 2014 for $25,000 and built the home in 2016.

And just like that, we’re done.  My sense is that we are on the brink of a real estate market bout to take off with likely imminent high demand smacking into our current low supply.  If you’ve been toying with the idea of selling, now is a really good time to consider making that move. Call me and I’ll be glad to give you an assessment of what your property might likely bring in our current market. You can always reach me on my cell at 850-227-5197 or by email at sherri@sherridodsworth.com.  Have a great week, and thanks so much for taking time to stop by today.

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Feb 02 2018

Cape San Blas Real Estate Week in Review – Jan. 27- Feb. 2, 2018

Published by under Cape San Blas

For Sale Sold SignThe demand for coastal real estate remains strong as buyers keep on stepping up to the table to claim their own little  piece of paradise. We closed two sales, and buyers had their offers accepted on six properties. Sellers listed ten properties and changed prices on three others. We did manage to trim eight listings off our inventory, closing the week at 275, with 87 homes and 188 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor market.  Let’s take a look at what’s moving off the shelves.

Indian Summer 2nd Tier Lot Under Contract Jan. 2018 with List Price of $110,000

Only two closings this week, neither of which were Cape San Blas properties. he first sale is over on Indian Pass in Indian Summer where this 90′ by 340′ lot on Painted Pony Rd. went under contract two weeks ago with a list price of $110,000.  It’s about three quarters of an acre, and last sold in 1999 for $41,500.  This time around it fetched $102,000 with the buyer paying cash.

Country Home on C-30 Under Contract December 2017 with List Price of $345,000

Sale number two is out on C-30  past the raw bar.  The parties went to the closing table for this lovely country setting with this 3-bedroom, 3-1/2-bath, 2,000 square foot home listed for $349,000. It was built in 2000 on a 200′ by 200′, 0.92-acre lot. The sellers bought the home in mid-2002 for $195,000 and sold it on Friday for $335,000.  This, too, was a cash sale.

Cape San Blas Gulf Front Lot Under Contract Feb. 2018 with List Price of $979,000

Now on to our six new contracts the first of which is this 105′ by 644′, 1-1/2-acres gulf front lot on Cape San Blas Road just a short bit north of Scallop Cove.  The sellers bought it in the summer of 2015 for $750,000 and have it listed for $979,000.

Jubilation Lot Under Contract Feb. 2018 with LIst Price of $77,900

Contract number two is down on the south side of the Cape in Jubilation where buyers had their offer accepted on this 50′ by 85′, 0.09 acre lot which backs up to the beautiful Air Force Reserve acreage.  Back at the height of the market in late 2004 it sold for $385,000. This week it went under contract with a list price of $77,900.

Bay Front Lot in Simmons Bayou Under Contract Feb. 2018 with List Price of $319,900

We’re leaving the Cape again heading out onto C-30, this time turning left and heading over to Simmons Bay where just before you get to Presnell’s Marina and RV Camp, sellers accepted an offer on their 2-acre, 128′ wide bay front parcel listed for $319,900. The property spans from bay out to the road and is actually two parcels but they are being sold together for the one list price. They purchased the land in 2005 for $875,000.

Gulf Front Lot Near Cape San Blas Under Contract Jan 2018 with List Price of $292,900

We’ll head back east again on C-30 to just past Cape San Blas Road where the first subdivision you come to on the gulf side of the road is a little gated subdivision aptly named Curve at the Cape.  Sellers accepted an offer of their half-acre gulf front lot with 59′ of waterfront that they have listed for $294,900. Back in early 2004 it went for $420,000.

Gulf Pines First Tier Lot Under Contract Feb. 2017 with List Price of $185,000

The next subdivision is nearby Gulf Pines, one of the early area subdivisions started in the early 1980’s. It’s a quiet gulf-side community with a few rentals but many full time residents as well.  Homes here are eligible for FEMA flood insurance. Buyers were attracted to this 78′ by 168′, third of an acre first tier lot located directly across the street from the deeded gulf access. The sellers bought it in early 2004 for $435,000 and have it listed for $185,000.

Gulf Pines Gulf Front Home Under Contract Feb. 2018 with List Price of $919,900

We’ll wrap things up today over in Treasure Shores, a neighborhood very similar in age and style to Gulf Pines. Located between Money Bayou and Indian Pass it, too, is FEMA flood insurance eligible.  Here a seller accepted an offer on his 4-bedroom, 3-bath, 2,412-square foot gulf front home situated on a 75′ wide lot that measuring roughly half an acre.  He bought the home in late 1998 for $365,000 and has it listed for $919,900.

That does it for today. Glad to see we’re whittling away at our inventory of lots. If you’re toying with the idea of purchasing some coastal property, let’s get started. Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and I’ll be glad to help you find a good fit. Have a great week and thanks so much for taking time to stop by today.

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Jan 26 2018

Cape San Blas Real Estate Week in Review – Jan. 20-26, 2018

Published by under Cape San Blas

For Sale Sold SignJanuary used to be a slow month but not this year, as we turned in another strong showing, with five closings and four new contracts.  Sellers added eight new listings, and changed prices on four others. I just noticed I didn’t provide an inventory update last week, (sorry about that!), so our inventory has grown by seven in the past two weeks, closing this week at 283, with 89 homes and 194 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor market.  Let’s see what folks are snapping up.

Nearly 2 Acres of Gulf Front on the Cape Under Contract Dec 2017 with List Price of $975,000

We’ll launch into our review of this week’s five sales starting with this 99′ by 760′, 1.8-acre gulf front parcel on Flamingo Drive, just south of Coneheads on the north end of the Cape.  The seller has owned it since 1983 when county records indicate she purchased it for $65,000, basically $161,000 in today’s inflation-adjusted dollars. She accepted an offer on it in mid-December asking $975,000, and signed over the deed at closing for $805,000, with the buyers using conventional financing.

Cape San Blas House Under Contract Dec 2017 with List Price of $325,000

Sale number two is this 3-bedroom, 2-bath, 1,444 square foot home on Cape San Blas Road in Cape Breezes, adjacent to the north side of Rish Park. This older home is a serious fixer upper, but offers views of the gulf and bay. County records indicate it was built in 1985.  Cape Breezes is one of the original subdivisions on the Cape, platted in the late 70’s, and marketed in the early 80’s. This is one of the earliest homes built here.  All Cape Breezes properties convey with deeded gulf and bay access, and there is no HOA or HOA fees.  The seller had it listed for $325,000 and accepted $285,000 for it at closing.

Cape San Blas Road Fron Lot Under Contract Dec 2017 with List Price of $69,000

Up next is this half-acre lot fronting Cape San Blas Road just before you get to the Salt Works Cabins on the the south side of the Cape.  The sellers bought it in early 2013 as a bank-owned sale for $21,500, had it listed for $69,000, and signed over the title to the new owners on Tuesday for $64,000 cash. Back in 2003 it went for $175,000.   The sewer and water taps for the lot have been paid for.

Bay Front Home Under Contract Jan 2018 with List Price of $449,000

We’ll leave the Cape for our next two sales,  heading first towards town over to Simmons Bayou where three weeks ago folks had their offer accepted on this 3-bedroom, 2-bath, 1,440 square foot bay front home listed for $449,000. It was built in 1994 and last sold in September 2006 for $700,000. It is situated on an acre of land with 217′ of bayfront not far from St. Joe Shrimp Company. On Tuesday the new owners picked up the keys at closing for $350,000 cash.

First Tier Lot at Cottages of Indian Summer Under Contract Jan 2018 with List Price of $69,000

Our fifth and final sale is this 50′ by 230′, quarter-acre, first tier lot at the Cottages at Indian Summer. From what I could find, the seller acquired this lot and several others back in 2003 from the developer, so no prior sales land values to compare. It was listed on January 3rd for $69,000, immediately attracted multiple offers, and went under contract six days later, with the winning bid coming in at $88,000.  The parties actually closed on the 17th but due to paperwork delivery delays it didn’t disburse until early this week.   I love this little neighborhood – it’s so secluded, peaceful and quiet, with towering pines and uber-easy access to the gulf. There’s a community pool, it’s FEMA eligible, and the world famous Indian Pass Raw Bar is less than half a mile away. What’s not to love?!

Cape San Blas Road Front Lot Under Contract Jan 2018 with List Price of $105,000

Now on to our four new contracts, starting off with this 80′ by 122′ lot on the corner of Cape San Blas Road and Antiqua, just a bit north of Scallop Cove.  The owners bought the roughly quarter-acre lot in late 2009 for $50,000 and have it listed for $105,000.

Greenhill Home Under Contract Jan 2018 with List Price of $279,000

Our second contract is on this 3-bedroom, 2-bath, 1,600 square-foot home in Greenhill subdivision on C-30, a little neighborhood across the street from Gulf Pines. The home was built in 2001 on a 77′ by 206′, 0.41-acre lot overlooking a gorgeous vista savannah-like wetlands off the back of the home.  It is currently a long-term rental with a tenant rate of $1,500 per month. The seller bought the home in late 2008 for $260,000, and has it listed for $279,000.

Gulf Front Lot in Treasure Shores Under Contract Jan. 2018 with List Price of $359,000

Contract number three is on a 75′ by 325′ gulf front lot on Treasure Drive in Treasure Shores on the south-facing beach along the C-30 Corridor between the Cape and Indian Pass. This is an area where FEMA flood insurance is available. The owners bought the lot in December 2014 for $225,000 and have it listed for $359,000; several owners back it sold in the summer of 2004 for $850,000.

Indian Pass Gulf Front Lot Under Contract Jan 2018 with List Price of $265,000

Our fourth and final new contract is over on Indian Pass where sellers accepted an offer on their 50′ by 380′ roughly half-acre gulf front lot. They bought the property on the steps of the county courthouse in February 2017 for $146,000, and have it listed for $265,000. 

That does it for this week. If you’re an owner thinking of putting your property on the market this spring let’s talk now so we can get everything ready to go. For more info on these or other great opportunities out there, call me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com. Thanks for stopping by today and hope to see you back real soon.

 

 

 

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Jan 19 2018

Cape San Blas Real Estate Week in Review – Jan. 13-19, 2018

Published by under Cape San Blas

For Sale Sold Sign Like most of the rest of the nation, it’s been a crazy cold week here, with temperatures dipping down into the 20’s one night, but at least the sunshine has returned and the forecast is for warmer days ahead. We’re starting off the new year at a good pace, closing three sales, and writing up six new contracts; sellers added eleven new listings, and changed prices on five others.

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

We’ll kick off our review of this week’s three sales 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 lot of 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.

Money Bayou Gulf View Home Under Contract Dec. 2017 with List Price of $289,00

Our second sale is over off of C-30 in  Money Bayou. In early December, buyers fell in love with this 2-bedroom, 2 1/2-bath, 1,320 square-foot Key West Cutie. It’s a second tier property so there’s a great gulf view.  The sellers bought it in late 2003 for $312,5000, had it listed for $289,000, and handed over the keys on Friday for $280,000.

Gulf View Home in Boardwalk at Cape San Blas Under Conract Jan 2018 with List Price of $545,000

The first of this week’s six new contracts is down on the south side of the Cape on Florida Avenue in Boardwalk.  Sellers accepted an offer on their 4-bedroom, 3 1/2-bath, 2,197 square foot home listed for $545,000.  They bought the 0.18-acre lot in 2003 for $150,000 and built the home in 2006.

Cape San Blas First Tier Home Under Contract Jan. 2018 with List Price of $499,000

A few blocks east of Boardwalk on Crescent Palms, contract number two is on this 3-bedroom, 3-bath, 2,252 square foot first tier home listed for $499,000. The sellers bought the lot in 2001 for $159,900 and built the home in 2004.

Treasure Bay First Tier Lot Under Contract Jan. 2018 with List Price of $59,900

Treasure Bay is the second subdivision you come to on the left side of C-30 as you leave the Cape heading towards town.  Buyers had their offer accepted on this 102′ by 218′, half-acre, first tier lot overlooking St. Joe Bay.  It’s listed for $59,900, a smidgen below its 2002 sale price of $60,500. The current owners paid $37,500 for it in late November for $37,500.

Gulf Front Lot in Treasure Shores Under Contract Jan 2018 with List Price of $419,000

Travelling the opposite direction on C-30 towards Indian Pass, contract number four is on this 75′ by 325′, half-acre gulf front lot in Treasure Shores listed for $419,000.  The sellers bought it in late 2000 for $255,000. FEMA flood insurance is available in this neighborhood.

Indian Summer 2nd Tier Lot Under Contract Jan. 2018 with List Price of $110,000

For our last two contracts we’ll head over to Indian Pass, stopping first in Indian Summer where this 90′ by 340′ lot on Painted Pony Rd. went under contract on Tuesday with a list price of $110,000.  It’s about three quarters of an acre, and last sold in 1999 for $41,500.

Indian Pass Gulf Front ot Under Contract January 2018 with List Price of $129,000

Our sixth and final new contract is all the way out at the point of the Pass in St. Vincent Point where buyers had their offer accepted on this irregularly shaped gulf front lot with 25′ of waterfront listed for $129,000.  In mid-2010 it sold for $250,000 but then ended up belonging to the bank who sold it in early 2014 for $80,000.

That about does it for this week. If you’re an owner thinking of putting your property on the market this spring let’s talk now so we can get everything ready to go. For more info on these or other great opportunities out there, call me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com. Thanks for stopping by today and hope to see you back real soon.

 

 

 

 

 

 

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Jan 12 2018

Cape San Blas Real Estate Week in Review – Jan. 6-12, 2018

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For Sale Sold SignArea real estate took a break this week with only one sale and two new contracts. I’m happy and proud to report that our company, Coastal Realty Group, was a party to all three of these transactions! Maybe  it was the brief break in the cold weather that lured folks out to the beaches to warm themselves rather than think real estate.  Sellers added eight new listings, and changed prices on nine others.  With all that, our inventory added nine, closing the week at 276, with 78 homes and 198 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor market.

Cape San Blas Interior House Under Contract December 2017 with List Price of $349,000

Our one and only sale is in Peninsula Estates, one of the earliest subdivisions on the Cape. It spans from the gulf to the bay and all lots convey with deeded access to both.  There is no HOA or HOA fees.  On the bay side of the neighborhood, back in early December, buyers had their offer accepted on this 3-bedroom, 2 1/2-bath, 1,642 square foot house listed for $349,000. It was built in 2002 and has changed hands several times since then, selling in the summer of 2004 for $375,000 and then again in 2009 for $245,000.  On Thursday, the new owners took possession for $329,000.

Cape San Blas Gulf Front Home Near Park Under Contract Jan 2018 with List Price o $1,297,500

The first of our two new contracts is on the north end of the Cape on Sapodilla Lane in sought after Sunset Point subdivision.  The beach of this neighborhood is absolutely pristine, quiet and lovely. The siren call of the sea captivated a buyer this week who fell in love with this gulf front 2,858-square-foot, 5-bedroom, 3 1/2-bath, circa 2014 home listed exactly one month ago to the day for $1,297,500. This baby is a mega rental with awesome income potential – the sellers elected not to rent it year-round, but in just 19 weeks of rentals they grossed $95,000 in just 19 weeks. Sweet. Ka ching!

First Tier Lot at Cottages of Indian Summer Under Contract Jan 2018 with List Price of $69,000

Contract number two is on this 50′ by 230′, quarter-acre, first tier lot at the Cottages at Indian Summer. From what I could find, the seller acquired this lot and several others back in 2003 from the developer, so no prior sales land values to compare. It was listed on January 3rd for $69,000, immediately attracted multiple offers, and went under contract on Wednesday. I love this little neighborhood – it’s so secluded, peaceful and quiet, with towering pines and uber-easy access to the gulf. There’s a community pool, it’s FEMA eligible, and the world famous Indian Pass Raw Bar is less than half a mile away. What’s not to love?!

That was quick. Hopefully we’ll get back on track next week and return to a brisker pace. If you’d like to contribute to that sales action, let me know. Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started. Have a great week, and thanks so much for taking time to stop by today.

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Jan 05 2018

Cape San Blas Real Estate Week in Review – Dec. 30-Jan. 5, 2018

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For Sale Sold SignI hope you had a wonderful holiday season.  Like most of the rest of the nation, it’s been an unseasonably cold week here, with daily highs in the 30’s and 40’s, but at least the sunshine has returned even if the mercury seems stuck on low. Luckily we look as if we’ll be warming back up into the 60’s next week where we should be for this time of year. Realtors adapted the mailman’s mantra of allowing neither sleet, nor hail, nor freakishly cold weather to keep us from helping folks find a sandy place in the sun, closing two sales and writing contracts on three others. We posted For Sale signs on six new listings, and changed prices on two properties. With all that, our inventory whittled away eight, closing at 267, with 75 homes and 192 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.

Gulf View Barrier Dunes Townhouse Under Contract Dec. 2017 with LIst Price of $275,000

We’ll begin our review of this week’s two sales where we so often do up in Barrier Dunes on the north end of the Cape where in early December buyers had their offer accepted on this 2-bedroom, 2-bath, 1,216 square-foot, gulf view townhouse listed for $275,000. This unit has a straight on view of the gulf across the green in front of it.  It’s in a VE flood zone so insurance will likely be a bit pricey.  The last time this one went to the closing table was in 2002 when it sold for $235,000. On Friday it closed for $260,000 cash.

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

Our second sale 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 so there is no recent sales data.  They had it listed for $500,000, accepted an offer on it last October, and closed on Tuesday for that full list price of $500,000New Gulf View Home at Cape San Blas Under Contract Jan 2018 with List Price of $699,000

The first of our three new contracts is on this recently completed new home on Cape San Blas Road in Hibiscus Bay.  Located directly across the street from the beach access point by Rish Park, it offers great gulf views from it’s top floor living level.  The spacious 2,950 square foot home features five bedrooms and four baths, and is elevator ready.  The property conveys with deeded gulf and bay access, and there is a neighborhood pool. The builder is also the listing agent, and he accepted an offer on Tuesday with a list price of $699,000. He purchased the one-acre lot last January for $80,000.

Bay Front Home Under Contract Jan 2018 with List Price of $449,000

We’ll leave the Cape for these next two contracts, first heading towards town over to Simmons Bayou where folks had their offer accepted on this 3-bedroom, 2-bath, 1,440 square foot bay front home listed for $449,000. It was built in 1994 and last sold in September 2006 for $700,000, and is situated on an acre of land with 217′ of bayfront not far from St. Joe Shrimp Company.

Money Bayou Gulf View Home Under Contract Jan 2018 with List Price of $325,000

Our third and final new contract is on a Key West style 900-square foot, 2-bedroom, 2-bath, gulf view first tier home in Money Bayou listed for $325,000. It was built in 2002 and sold in early 2010 for $297,000.

That does it for this week. The forecast is for warmer weather in the coming week so hopefully our buyers will thaw out and our real estate activity will heat up again as well. I hope it is sunny and warm where you are and if you’d like to join us here on the Cape where no matter how cool it gets the only white drifting stuff we ever have to worry about is the sugar white sand on our beaches.  Whether you’re thinking of buying or selling, give me a call at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com.  Let’s put some SOLD signs on some of these great deals!  Thanks for stopping by today – I look forward to hearing from you.

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Dec 29 2017

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

Published by under Cape San Blas

For Sale Sold SignSanta visited the Forgotten Coast while making his rounds this week and brought five lucky buyers a place to call their own at the beach. Two bargain hunters wrote up  contracts, one new listing entered the mix,  and two others sported new price tags. Our inventory shed three, closing the week at 275, with 81 homes and 194 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.

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

The first of our five sales is 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 bought the vacant lot in 2013 for $340,000, and built the house in 2015.  On Friday they handed over the keys to the new owners for $912,500.

Our second sale is in a recently-platted subdivision called The Preserve at Cape San Blas adjacent to the north side of Seagrass.  As soon as this listing hit the MLS in March this 50′ by 432′, 0.49-acre gulf front lot went under contract with a list price of $479,000. The parent parcel for this subdivision, which spans from the Gulf to Cape San Blas Road, sold for $1.75M in October of 2016.  This actually closed last Thursday but wasn’t entered into the MLS as “Sold” until Saturday.

Cape San Blas First Tier Lot Under Contract Dec 2017 with List Price of $149,999

Down on the south side of the Cape in Two Palms, a neighborhood adjacent to Salinas Park, the parties closed on this 68′ by 193′, third-of-an-acre first tier lot. It was listed for $149,999 and sold on Wednesday for $140,000 cash. The seller was the original developer of the subdivision.

Gulf Front Home on C-30 Corridor Under Contract December 2017 with List Price of $899,000

We’ll leave the Cape and head east on C-30 in the direction of the Indian Pass Raw Bar,  to a house located on a 50′ gulf front lot just before you get to Gulf Pines Drive. (For those not familiar with the area, that’s roughly a half mile from Cape San Blas Road).  Just two weeks ago, the sellers accepted an offer on their 5-bedroom, 4-1/2-bath, 3,348 square foot waterfront home with an asking price of $899,000.  The lot it’s on is a little over half an acre.  It was built in 2008 as a spec home but went into foreclosure; the current owners acquired it in a bank sale in mid-2011 for $539,000 and sold it on Wednesday for $850,000 cash.

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

Our fifth and final sale is out on C-30 shortly past the Indian Pass Raw Bar. It is 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.  If it looks a bit familiar, it was under contract briefly back in late September. They made it to the closing table this time with the buyers taking title on Thursday for $23,100.

Cape San Blas House Under Contract Dec 2017 with List Price of $325,000

Now on to our two new contracts, starting with this 3-bedroom, 2-bath, 1,444 square foot home on Cape San Blas Road in Cape Breezes, adjacent to the north side of Rish Park. This older home is a serious fixer upper, but offers views of the gulf and bay. The property appraiser’s site lists its effective age as 2005, but this was an older home when I moved to this neighborhood in 1994.  Cape Breezes is one of the original subdivisions on the Cape, platted in the late 70’s and marketed in the early 80’s. This one one of the earliest homes built here.  All properties convey with deeded gulf and bay access, and there is no HOA or HOA fees.

Cape San Blas Road Fron Lot Under Contract Dec 2017 with List Price of $69,000

Last up is this half-acre lot fronting Cape San Blas Road just before you get to the Salt Works Cabins on the the south side of the Cape.  The sellers bought it in early 2013 as a bank-owned sale for $21,500, and have it listed for $69,000. Back in 2003 it went for $175,000.   The sewer and water taps for the lot have been paid for.

With that, we’ll bring the year to a close. I wish you and your loved ones good health and happiness in the New Year, and I want to thank all of you I’ve worked with, met with and talked with this past year who have helped to make 2017 such a memorable one for me. Have a safe holiday and thanks so much for taking time during this busy season to stop by. See ya next year!

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Dec 22 2017

Cape San Blas Real Estate Week in Reivew – Dec. 16-22, 2017

Published by under Cape San Blas

For Sale Sold SignWrapping presents and holiday parties apparently filled most peoples’ schedules this week and some of those bows were wrapped around gifts of coastal real estate with shoppers closing five sales and writing two new contracts; sellers added two new listings, and changed prices on two others. Our inventory shed four, ending the week at 278 with 82 homes and 196 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor markets.

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

We’ll start our review of this week’s five sales 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  $386,000 and had it listed for $352,500 when it went under contract in early November. Last Friday the new owners took title for $325,000.

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 sale of a mobile home listed in mid-October 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 and sold it on Wednesday for $187,500.

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

We’ll leave the Cape for sale number three travelling east on C-30 to 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, and sold it on Wednesday for full list price of $674,900.

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 fourth sale. In mid-November 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 had it listed for $69,000. The property is FEMA eligible, and includes deeded gulf access.  On Tuesday they sold it for $60,000.

Indian Pass Gulf Front Lot Under Contract Dec. 2017 with LIst Price of $499,900

We’ll wrap things up over on Indian Pass with this 100′ by 38′, 0.8-acre gulf front lot listed for $499,900.  This gulf front parcel is being separated from the lagoon side portion that sold in October for $325,000.  According to the MLS, it went under contract last Saturday and closed on Friday for $445,000 cash.

Nearly 2 Acres of Gulf Front on the Cape Under Contract Dec 2017 with List Price of $975,000

Now on to our two new contracts starting with this  99′ by 760′, 1.8-acre gulf front parcel on Flamingo Drive, just south of Coneheads on the north end of the Cape.  The seller has owned it since 1983 when county records indicate she purchased it for $65,000, basically $161,000 in today’s inflation-adjusted dollars.  On Tuesday it went under contract with an asking price of $975,000.

Cape San Blas First Tier Lot Under Contract Dec 2017 with List Price of $149,999

Down on the south side of the Cape in Two Palms, a neighborhood adjacent to Salinas Park, buyers penned a deal on this 68′ by 193′, third-of-an-acre first tier lot listed for $149,999.  The lot is being sold by the original developer of the subdivision.

That brings us up to date for the week. The weather forecast says Santa is set to bring us bring us sunny Christmas weather in the mid-60’s so it looks like a perfect beachy holiday is in store. I wish you a warm and wonderful holiday celebration with family and friends.  Have a very Merry Christmas, and I hope to see you back here next weekend for our final review of the year.

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Dec 15 2017

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

Published by under Cape San Blas

For Sale Sold SignReal estate shoppers had the Christmas shopping spirit and shopped ’til they dropped this week here along the coast, turning in an impressive return with two sales and five new contracts. Sellers listed eight new properties and changed prices on three others. All those new contracts helped to whittle our inventory back down by two, closing at 282, with 81 homes and 201 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market. We’ve got a fair amount of territory to cover today, so let’s get rolling.

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

Once again we’ll begin our review where we so often do up in Barrier Dunes on the north end of the Cape. The first of our two sales is near the back of the community on Parkside Circle, where 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 the first week of November which was accepted.  The circa-2005 home has had a number of upgrades, including a new roof, and is listed for $259,000. The sellers bought it in the summer of 2011 for $145,000 and handed over the keys to the new owners on Friday for $240,000.

Our second sale is in Waters Edge, the first subdivision you come to on the left side of C-30 after leaving the Cape heading in the direction of Indian Pass Raw Bar. Here buyers had their offer accepted on this irregularly-shaped, 0.29-acre interior lot listed for $39,000. It   According to the property appraiser’s website it sold in 2005 for $245,000, and this year in May today’s sellers picked it up as a bank-owned sale for $26,000.  The sold it on Wednesday for $32,500 cash.

Barrier Dunes Townhouse Under Contract December 2017 with List Price of $265,000

We’re back at Barrier Dunes for the first of this week’s five new contracts, kicking off with this 2-bedroom, 2-bath, 1,216 square foot town house on Barrier Dunes Drive which was just what some buyers were looking for.  The seller bought the circa-2003 end-unit in 2006 for $300,000, and has it listed for $265,000.

Cape San Blas Interior House Under Contract December 2017 with List Price of $349,000

About a half mile south of Barrier Dunes is Peninsula Estates, one of the earliest subdivisions on the Cape. It spans from the gulf to the bay and all lots convey with deeded access to both.  There is no HOA or HOA fees.  On the bay side of the neighborhood, buyers had their offer accepted on this 3-bedroom, 2 1/2-bath, 1,642 square foot house listed for $349,000. It was built in 2002 and has changed hands several times since then, selling in the summer of 2004 for $375,000 and then again in 2009 for $245,000.

Gulf Front Home on C-30 Corridor Under Contract December 2017 with List Price of $899,000

We’ll leave the Cape and head east on C-30 in the direction of the Indian Pass Raw Bar,  to a house located on a 50′ gulf front lot just before you get to Gulf Pines Drive. (For those not familiar with the area, that’s roughly a half mile from Cape San Blas Road).  Sellers accepted an offer on their 5-bedroom, 4-1/2-bath, 3,348 square foot waterfront home with an asking price of $899,000.  The lot it’s on is a little over half an acre.  It was built in 2008 as a spec home but went into foreclosure; the current owners acquired it in a bank sale in mid-2011 for $539,000.

Gulf View Lot on C-30 Under Contract December 2017 with List Price of $49,900

Moving further east along C-30, our fourth contract is on a 50′ by 391′, 0.44 acre, second tier gulf view lot in Treasure Shores First Addition listed for $49,900.  I found no significant sales data in the gulf county records.

Country Home on C-30 Under Contract December 2017 with List Price of $345,000

Our fifth and final contract takes us a mile or so further east on C-30 to this lovely country setting to this 3-bedroom, 3-1/2-bath, 2,000 square foot home listed for $345,000. The home was built in 2000 on a 200′ by 200′, 0.92-acre lot. The sellers bought the home in mid-2002 for $195,000.

I’m staying in the area for the holidays, so if you have coastal paradise properties on your shopping list be sure to get in touch with me. Call or text me at 850-227-5197, or shoot an email to sherri@sherridodsworth.com. In all the hustle and bustle this week, with last-minute shopping, decorating and wrapping gifts, be sure to take time to take note of the gifts you already have, your family, pets, and friends, and give them the gift of letting them know just how much they mean to you.  Have fun, keep warm, and thanks so much for stopping by today.

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