Archive for February, 2013

Feb 23 2013

Cape San Blas Real Estate Week in Review – Feb. 16-22, 2013

Published by under Cape San Blas

For Sale Sold SignAnd the hits just keep on coming. We turned in yet another banner week, closing four sales and writing up eight new contracts. We added five new listings and changed prices on eight others, once again roughly half of those price increases.  I’m seeing another indicator this ship might be turning around: multiple offers. I’ve had four instances in the past week and a half of submitting offers only to find there are others under consideration as well, or that a contract has just been signed.  Much as anyone hates to miss out on a great deal, it does, however, reflect well on the improving health of the market. Our inventory also took another nice dip, shedding six, closing out the week at 256, with 83 homes and 173 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. To give you an idea just how far we’ve come, when I began writing this blog in September 2007, those numbers totaled 555 listings, with 200 homes and 355 lots, so we’ve brought it down by over 53%.

Bank-Owned Interior Lot at Cape San Blas Under Contract Feb. 2013 with List Price of $30,000

We’ll begin our review of this week’s four sales on the Cape up in Park Point, the northernmost interior subdivision on the peninsula. First up is this bank-owned quarter-acre lot listed for its county assessed value of $30,000. Classic real estate boom history on this one, having sold in September 2003 for $135,000 and then flipped just six months later in March 2004 for a $50,000 profit at $185,000. It went under contract last week and for $27,500.

Barrier Dunes Townhouse Sold Feb. 2013 for $27,500

Our next sale is in nearby Barrier Dunes. It is a 2-bedroom layout pond front unit on Parkside Circle offered for sale at $199,000, essentially what it sold for in 2002 when they bought it from the developer for $192,300. On Monday someone picked up the keys at closing for $175,000.

Cape San Blas First Tier Lot Under Contract August 26, 2010

Our next sale is in Seagrass where this quarter-acre first tier lot which sold in early 2004 for $225,000, and then again in 2010 for $125,000,  went under contract and closed this week, once again for $125,000. The sellers had it listed for $140,000, and the county has it assessed at $105,000.

Cape San Blas Gulf Front Home Under Contract Apr. 3, 2012 as Short Sale with List Price of $575,000

Down near the rocks at Stumphole, our fourth and final sale is a gulf front home, a 4-bedroom, 4 1/2-bath, 3,488 square foot model with 41′ of water frontage. In 2003 it sold for $900,000, and three years later, in January 2006, one of the owners sold an interest in the property for $907,500. It went under contract in mid-December with a list price of $479,000, and on Thursday it closed for $445,000.

Cape San Blas Gulf Front Lot Under Contract Feb. 2013 as Short Sale With List Price of $250,000

Now on to our eight new contracts, returning to the north end of the Cape, this time stopping in Sunset Point where this stunning 78′ wide gulf front lot went under contract as a short sale with a list price of $250,000, which is also what the county has it assessed for. The sellers bought it from the developer in early 2003 for $826,000. This lot has been on the market since 2006 when it was listed for $1.395M.

Seacliffs Townhouse Under Contract February 2013 with List Price of $234,900

Our second contract is next door in Seacliffs and it’s on a 4-bedroom, 4 1/2-bath, 1,944 square foot townhouse listed for $234,900, below what it sold for way back in 2000 when it went for $302,700. Those buyers sold it to the current owners in late 2003 for $380,000.  The county has it assessed for $279,623.

Ovation Bay View Lot Under Contract Feb. 2013 with List Price of $69,000

Less than a mile down the road our next contract is in Ovation, and it’s on a bay view lot along the crescent listed for $69,000. The sellers have only owned it since May of last year when they picked it up for just $54,000 during the developer’s clearance sale. The county has it valued at $78,650.

Cape San Blas Interior Lot Under Contract February 2013 with List Price of $32,900

Next up is another lot, this one on Cape San Blas Road in Paradise Bay, one of the older subdivisions on the Cape, located near Cape Palms Park. This is a lot still owned by one of the developers and they have it listed for $32,900. It’s an “X” zone property measuring 96′ by 199′.

Cape San Blas First Tier Lot Under Contract Feb. 2013 as Short Sale with List Price of $29,000

We’re travelling down to the south side of the Cape for our next contract which is on a first tier, quarter-acre lot in Lantana by the Sea, listed as a short sale for $29,000, well below the county’s assessed value of $60,000. The sellers bought it in late 2005 for $465,000.

Cape San Blas Corner Lot Under Contract February 2013 with List Price of $53,000

In nearby Boardwalk our next contract is on a quarter-acre, “X” zone corner lot listed for $53,000, below the $60,800 it sold for in 2001. The current owners bought it in late 2007 for $230,000.

First Tier Lot Near Indian Pass Under Contract February 2013 as Short Sale with List Price of $39,000

We’re leaving the Cape for the first time today for our final new contract which is on another first tier lot, this one a 50′ by 228′ one in the Cottages at Indian Summer, which is a FEMA eligible neighborhood. It’s listed as a short sale for $39,000, having last sold in late 2003 for $250,000. The county has it valued at $40,500.

That’s a wrap for this week. It’s time to get in the game if you’re hoping to take advantage of today’s low prices on prime coastal real estate.  There are more and more buyers shopping for fewer and few properties so if that trend continues, the pressure will start pushing prices back up again. Great for sellers, not so great for buyers.  If you’re ready to get started, call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get to work.  I hope you have a great week, and I really appreciate your taking time out to stop by today.

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Feb 16 2013

Cape San Blas Real Estate Week in Review – Feb. 9-15, 2013

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For Sale Sold SignForget the Year of the Snake – 2013 is shaping up to be the Year of the Real Estate Rebound, as we continued with another week of serious sales activity. We closed six more sales, wrote six new contracts, added five new listings, and changed prices on six others, half of them price increases. With all that, we trimmed our inventory by four, closing the week at 262, with 86 homes and 176 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s see what’s catching buyers’ attention.

Cape San Blas Gulf Front Lot Under Contract Jan. 2013 with List Price of $439,900

We’ll begin our review of this week’s six sales about a quarter-mile south of the state park entrance on the Cape with an irregularly shaped gulf front lot adjacent to the north side of Peninsula Estates. It’s about 1.74 acres of a larger parcel in the process of being re-platted into two smaller ones. The seller has it listed for $439,900, and agreed to take $369,000 for it on Thursday.

Cape San Blas Bank-Owned Gulf View Home Under Contract Dec. 2012 with List Price of $195,700

Our next sale is a bank-owned home on White Sands Drive in San Blas Shores, the oldest subdivision on the Cape located adjacent to the north side of Ovation. This 3-bedroom, 2-bath, 1,208 home was built in 1985, has pleasant gulf views and a pool. It needs a little TLC at this point. The last time this one was on the market was in early 2005 when it sold for $680,000. Today the bank has it essentially right at the county’s assessed value of $195,700, and on Valentine’s Day it sold for just shy of that, $193,700.

Cape San Blas Bay Front Home Under Contract Dec. 2012 with List Price of $299,000

About two miles down the road our next sale is a 3-bedroom, 4-bath, 1,904 square foot home situated on a St. Joe Bay with 103′ of waterfront. It was built in 1975, and so is grandfathered in for FEMA flood insurance coverage. The sellers bought it in 1997 for $110,000, it went under contract in mid-January with a list price of $299,000, and on Friday it closed for $290,000.

Bay View Lot Near Cape San Blas Under Contract Jan. 2013 with List Price of $22,900

The remaining sales were all off of the Cape, so we’ll head out onto the C-30 Corridor heading first towards town, stopping first at this bay view lot located shortly past the bay side subdivision of Treasure Bay. This is a half-acre lot measuring 103′ by 217′ listed for $22,900. The sellers have owned it since 1990 when they bought it for $8,000, roughly $14,100 today in inflation-adjusted dollars, only a bit below its current assessed value of $18,000. On Monday it went for $11,000.

Gulf Front Home Near Cape San Blas Under Contract Feb. 2013 with List Price of $315,900

We’ll head the other direction now on C-30 Corridor for our next sale, a Key West style 3-bedroom, 4-bath, 1,702 square foot house on 27′ of gulf front listed for $315,900 in Brighton by the Sea. The sellers owned the home since 1999 when they purchased it from the developer for $269,900. This little community of eight homes was built in 1998. They share a community pool, and are located in a FEMA-eligible area. On Friday the buyers picked up the keys at closing for $280,000.

Indian Pass Lagoon View Lot Under Contract Jan. 2013 with List Price of $49,500

We’ll travel on over to Indian Pass Road for our next sale, a roughly half-acre lagoon view lot in Mystic Palms listed for $49,500. Street lights, central sewer and a gulf front pool with bath house are just a few of the amenities this subdivision has to offer. This is a developer sale so there’s no previous sales info. The county has it valued at $20,000, and on Monday it sold for $42,500.

Bank-Owned Interior Lot at Cape San Blas Under Contract Feb. 2013 with List Price of $30,000

All six of this week’s crop of new contracts are on lots, with five of them on the Cape, the first two of which are located up in Park Point, the northernmost interior subdivision on the peninsula. First up is this bank-owned quarter-acre lot listed for its county assessed value of $30,000. Classic real estate boom history on this one, having sold in September 2003 for $135,000 and then flipped just six months later in March 2004 for a $50,000 profit at $185,000. But now the bank has it and the contract has no contingencies so it should close pretty quickly.

Cape San Blas Interior Lot at Park Pointe Under Contract Feb. 2013 as Short Sale with List Price of $28,900

The other Park Point lot is a short sale listed for $28,900. It has a similar history, selling in April 2004 for $225,000, and then flipped just six months later for $350,000.

Cape San Blas Gulf Front Lot at Sunset Pointe Under Contract Feb. 2013 with List Price of $259,000

Sunset Point is adjacent to Park Point, and here we have a 79′ wide gulf front lot under contract with a list price of $259,000, but not as a short sale despite the sellers having paid $836,000 for it in mid-2004. The county has it assessed for $250,000.

2nd Tier Gulf View Lot in Ovation at Cape San Blas Under Contract Feb

We only have to cruise about a half mile down the beach for our next two contracts, both of which are in Ovation, the first of which is a gulf-view, second tier lot under contract as a short sale with a list price of $55,000, having last sold in August 2005 for $500,000. Today the county has it assessed for $45,000. The views from this property when a house is built on it will be amazing. The lot is entirely in an “X” zone.

Bank-Owned Bay Front Lot in Ovation at Cape San Blas Under Contract Feb. 2013 with List Price of $78,000

The other Ovation contract is on a lovely bank-owned bay front lot listed for just $78,000, a far cry from the $625,000 it fetched in late 2005, and well below the county’s assessed value of $115,000. It measures 45′ wide by 175′ deep, or roughly 0.2 acres.

Treasure Bay Lot Near Cape San Blas Under Contract Feb. 2013 with List Price of $28,900

We’re back over along the C-30 Corridor in Treasure Bay with a contract on another half-acre lot not far from the one that sold on Monday for $20,000 that we looked at earlier. This one is an at-arms-length sale with the seller having owned it since early 1990 when they picked it up for $9,200. They have it listed for $28,900, well above the county’s assessed value of $18,000.

That does it for today. Glad to see we’re whittling away at our inventory of lots which have been kind of stalled for some time. 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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Feb 09 2013

Cape San Blas Real Estate Week in Review – Feb. 2-9, 2013

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For Sale Sold Sign What a difference a week makes! We are back in the booming business mode with all kinds of sales activity on the upswing.  We had a stellar week, closing seven sales, writing up eight new contracts, listing ten more, changing prices on eleven others (and not all of them are price reductions),  and nine listings which had been under contract or expired came back on the market. With all that, our inventory grew by four, ending the week at  286, with 84 homes and 182 lots listed in the MLS in the Cape San Blas, Indian Pass and C-30 Corridor market. A lot of people are finding great deals, so let’s see what they are.

Cape San Blas First Tier Home Under Contract Nov. 30, 2012 with List Price of $399,000

The first of our seven sales finds us on the Cape about half a mile north of Scallop Cove on Belize Drive where this 4-bedroom, 4-bath, 1,824-square foot first tier home that went under contract in late November with a list price of $399,000, sold this week for $360,000. The sellers bought it in the spring of 2003 for $460,000, and listed it last April initially asking $449,000.

Cape San Blas Gulf Front Home Sold July 8, 2010 for $550,000

Our next sale is a gulf-front home in Tucker Shores which is that micro-subdivision of six homes down near the rocks at Stumphole. This one’s a bit unusual in that it sold in January 2010 for $433,000, and then again later that same year to the current owners for $550,000, which is what they now have it listed for. It’s a nice home, 2,642 square foot with 5 bedrooms, 5 baths and an in-ground pool.  It went under contract in early January and on Tuesday it went for $500,000 even.

Cape San Blas First Tier Lot Under Contract Jan. 2013 with List Price of $79,900

Our next sale is down on the south side of the Cape in San Blas Plantation where this irregularly shaped first tier corner lot went under contract just last week with a list price of $79,900. The sellers bought it in 2000 for $64,500, sadly close to the county’s current assessed value of $67,500, and let it go on Monday for $57,500.

Bay Front Lot Under Contract Jan. 2013 with List Price of $26,500

We’ll head down to the end of Cape San Blas Road and turn left onto C-30 for our next sale, which is a bank-owned lot located just past that curve in a little subdivision called Marnie’s Island. It was listed as a bay front lot for $26,500 but it’s not waterfront you’d be launching your deep V from as it’s a shallow marshy area better suited for photos than fishing. The seller picked it up as a bank-owned sale in December 2011 for $12,500 and turned a nice profit on Tuesday selling for $22,000, close to the county’s assessed value of $20,000. In 2006 it went for $225,000.

Gulf Front Home Near Cape San Blas Under Contract Jan. 2013 with List Price of $424,900

Our next sale is a circa-1983 2-bedroom, 2 1/2-bath, 1,344 home on 100′ of gulf front beach over in Gulf Pines. The sellers bought it in 1991 for $129,000 ($218,600 today in inflation-adjusted dollars), and it went under contract on the first of the year with a list price of $424,900, in line with the county’s assessed value of $435,280. When this home first came on the market in 2005, that list price was $1.8M. The HOA fees for Gulf Pines are only $200 per year, and the neighborhood is eligible for FEMA flood insurance.  On Friday the new owners picked up the keys at closing for $390,000.

Bank Owned Indian Pass First Tier Lot Under Contract Feb. 5, 2013 with List Price of $80,000

All the way over to Indian Pass for our next sale which is a first tier lot that also went under contract this week and closed within three days for cash. It’s a bank-owned property listed for $80,000, but on Thursday a buyer with $70,000 cash picked up the title at closing.

Mobile Home on C-30 Under Contract Jan. 2013 with List Price of $49,995

For our next sale we’ll leave the Pass and turn right, heading out along the C-30 Corridor in the direction of Apalachicola to this mobile home on a large 1.2 acre lot not far from the Gulf County line. The 2-bedroom, 1 1/2-bath circa 1984 home needs a little TLC but the lot itself is very nice. The last time it sold was in 1994 when it went for $22,000, and on Monday it sold for $45,000.

ape San Blas Seacliffs Townhouse Under Contract Feb. 2013 with List Price of $259,900

To begin our review of this week’s crop of eight new contracts, we’re heading back to the north end of the Cape to Seacliffs, where this lovely 4-bedroom, 4 1/2-bath, 2,458 square foot end-unit townhouse went under contract on Thursday with a list price of $259,900, below the county’s assessed value of $287,104.   It is being sold completely furnished, and it has terrific gulf views.  The sellers bought it for $344,900 in early 2002 and have added many nice upgrades since then, such as granite counter tops and beautifully tiled showers.

Bay View Lot in Ovation at Cape San Blas Under Contract Feb. 2013 with List Price of $38,500

In nearby Ovation, our next contract is on a 57′ by 85′  bay view lot listed for $38,500. The county’s assessor hasn’t caught up with all the sales in Ovation from last summer as they still have it at $45,000, even though the developer sold it in May of last year for $22,500.

Cape San Blas First Tier Lot in Seagrass Under Contract in Feb. 2013 with List Price of $77,000

Down the road about a mile and a half or so our next contract is on an irregularly shaped first tier “X” zone lot in Seagrass. In February 2004 it sold for $215,00, and then resold a little over a year later in May 2005 for $345,000. They put it back on the market the following year for $589,000 and now have it  listed as a short sale for $77,000, below the county’s assessed value of $90,000.

Cape San Blas Interior Lot in Jubilation Under Contract Feb. 2013 as Short Sale with List Price of $26,000

We’ll go on down to the south side of the Cape for our next two contracts, stopping first in Jubilation where we have another short sale, this one an irregularly shaped 0.11 acre interior lot listed for $26,000, roughly half the county’s assessed value of $45,000. It has an eerily similar history to the Seagrass lot in that it sold for $260,000 in mid-2004, and then again the following fall in late 2005 for $350,000. The sellers listed it just two months later for $460,000 and now seven years later finally have it under contract.

Cape San Blas Interior Lot Under Contract as a Short Sale with a List Price of $23,900

Only a few blocks away in Surfside Estates our next contract is on yet another short sale, a quarter-acre interior lot on Polaris listed for $23,900, again roughly half the county’s assessed value of $45,000. The sellers picked it up in August 2004 for $225,000 and have had it on and off the market since summer of 2005 when they listed it for $400,00.

Gulf Front Home Near Cape San Blas Under Contract Feb. 2013 with List Price of $315,900

We’re back out on the C-30 Corridor for this next one, a Key West style 3-bedroom, 4-bath, 1,702 square foot house on 27′ of gulf front listed for $315,900 in Brighton by the Sea. The sellers have owned the home since 1999 when they purchased it from the developer for $269,900.  This little community of eight homes was built in 1998. They share a community pool, and are located in a FEMA-eligible area.

 Bank-Owned Gulf Front Lot in Money Bayou Under Contract February 2013 with List Price of $219,000

We’ll head over to Money Bayou to wrap up the week with two bank-owned properties, the first of which is a nice 50′ wide by 430′ deep gulf front lot listed for $219,000. I wasn’t able to discern the sales history on this piece, but the bank acquired it in September 2011 for $60,000.  There are houses on either side of the lot, and it’s in a VE flood plain, but federal flood insurance is available in this area.

Bank-Owned Money Bayou Second Tier Lot Under Contract Feb. 2013 with List Price of $22,000

And last but certainly not least, we’ll finish with another bank-owned property, this one a 68′ by 195′, third-acre second tier lot listed for $22,000, less than 10-cents-on-the-dollar of its December 2004 sale price of $225,000. As was not uncommon in that time period, it sold the year prior in early 2003 for $100,000. There are no contingencies to be met with this contract so it should close fairly quickly.

That’s a lot of territory to cover together so I thank you for hanging in there til the end. So many great values to be had and they’re moving quickly again, so if you’ve been thinking about picking up some of these gems, it’s time to get in the game. Call or text me at 850-22-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started.  Have a terrific week, and thanks so much for taking time out to stop by today.

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Feb 02 2013

Cape San Blas Real Estate Week in Review – Jan. 26-Feb. 1, 2013

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For Sale Sold SignWe wrote a lot of contracts these past two weeks but few reached the closing table. We penned another nine this week, but only closed one.  Six sellers put their properties on the market while seven others changed their prices, and three listings which had been under contract or expired came back on the market. We did manage to trim five listings off our inventory, closing the week at 262, with 81 homes and 181 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.  

Bank-Owned Cape San Blas Gulf View Lot Under Contract Jan. 2013 with List Price of $99,000

Our solo sale is the lot on Emerald Isle Drive in San Blas Shores, adjacent to the north side of Ovation, that we looked at last week when it went under contract. It’s an irregularly shaped 0.13 acre bank owned gulf view lot listed for $99,000, but assessed by the county for just $50,000, which is real close to the $55,000 it sold for on Monday. There was no recorded sales history on this one that I could find.

 Cape San Blas Townhouse at Barrier Dunes Under Contract Jan. 2013 with List Price of $249,000

Lots of action this week up on the north end of the Cape in Barrier Dunes where three of our nine new contracts are located, beginning with this 2-bedroom, 2 1/2-bath, 1,377 square foot gulf view townhouse went under contract as a short sale with a list price of $249,000, the sellers having paid $375,000 for it in mid-2007.  This is one of only about a dozen townhouses in Barrier Dunes located entirely in an “X” flood plain. The county has it valued a bit on the low side at $157,863.

 

Next up is another 2-bedroom layout pond front unit on Parkside Circle offered for sale at $199,000, essentially what they paid for it in 2002 when they bought it from the developer for $192,300.  

Bank-Owned Barrier Dunes Townhouse at Cape San Blas Under Contract Feb. 2013 with List Price of $134,500

Our third Barrier Dunes contract is on a bank-owned 2-bedroom, 2 1/2-bath, 1,377 square foot unit overlooking a pond on Parkside Circle, listed for $134,500, not far from the $129,000 it sold for in 2001.  Then, just three years later in 2004, it sold again for $325,000.  There are no contingencies to be met on this contract so I suspect it’s going to close pretty quickly.

 

Cape San Blas Gulf Front Lot Under Contract Jan. 2013 with List Price of $439,900

We’ll head about a half mile down the beach for our next contract, which is on an irregularly shaped gulf front lot adjacent to the north side of Peninsula Estates. It’s about 1.74 acres of a larger parcel in the process of being re-platted into two smaller ones.  The seller has it listed for $439,900.

Cape San Blas Gulf View Home Under Contract Jan. 2013 with List Price of $279,900

About another quarter mile down the beach we find our fourth contract, a 3-bedroom, 2-bath, 1,440 square foot gulf front home circa 1990 listed for 279,900, down significantly from its original list price of $349,900 when it entered the MLS last September. The sellers bought it in 2004 for $359,000

Cape San Blas Gulf Front Home Under Contract Jan. 2013 with List Price of $350,000

Our fifth contract is on another gulf front property, this one a 2-bedroom, 2-bath, 1,400 square foot gulf front home on Jamaica Drive, the road that runs next to The Trading Post. This home was built in the late 80’s or early 90’s on the lot next door, and was relocated to its current location some years ago. It’s in a VE flood plain.   The sellers bought it in2005 for $1,077,000 and did a good bit of renovations. They put it on the market in 2006 for $895,000 but weren’t able to attract a buyer, and it goes under contract this week as a short sale with a list price of $350,000.

Cape San Blas First Tier Lot Under Contract Jan. 2013 with List Price of $115,000

People were all about buying the Cape this week and our next contract is not far from the Trading Post, an “X”-zone first tier lot in Dolphin Beach to Bay listed for $115,000, not far off the county’s assessed value of $100,000. In 2005 the sellers bought it for $748,000, but it is not a short sale.

Cape San Blas First Tier Lot Under Contract Jan. 2013 with List Price of $79,900

Down on the south side of the Cape in San Blas Plantation our next contract is on an irregularly shaped first tier corner lot went under contract on Monday with a list price of $79,900. The sellers bought it in 2000 for $64,500, sadly close to the county’s current assessed value of $67,500.

Mobile Home on C-30 Under Contract Jan. 2013 with List Price of $49,995

We’re leaving the Cape for the first time today, heading out along the C-30 Corridor in the direction of Apalachicola to this mobile home on a large 1.2 acre lot not far from the Gulf County line.  The 2-bedroom, 1 1/2-bath circa 1984 home needs a little TLC but the lot itself is very nice. The last time it sold was in 1994 when it went for $22,000.

That does it for today.  Listings are moving at a pretty brisk pace again so if you’ve been toying with the idea of acquiring some coastal property it’s time to act before all the choice properties are sold.  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 great week and I hope to hear from you soon. Thanks for taking time out of your busy schedule to stop by.

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