Archive for August, 2017

Aug 29 2017

Celebrating 10 Years of Blogging

Published by under Cape San Blas

Happy_10_Year_Work_Anniversary_071

Today marks the 10-year anniversary of my first blog post. Back in August 2007 there wasn’t much real estate activity at all and I knew I had to get real creative on how to generate business without spending a lot on traditional advertising. I knew a bit about web design, have always enjoyed writing, and so Cape San Blas Blog was born. I wasn’t sure exactly what format I wanted it to take – real estate news? Local news? Market data? So I just started posting as thoughts occurred to me.  Here is the first post:

Ever wonder what’s the latest news from Cape San Blas? I know I did before I was able to move here full time in 1994.

I’ve set up this blog to be your eyes and ears on the Cape to keep you up-to-date on the latest happenings in real estate, local issues, and maybe even a smidgen of gossip from time to time. Feel free to let me know if there are specific issues you’d like me to address or if you have suggestions for improving this blog.

Enjoy!

Sherri

It eventually evolved into a weekly report which readers responded to strongly, and so I went with that.  Our inventory has certainly improved since my first weekly report when we had a total of 575 active listings in the MLS, with 209 homes and 366 lots for sale. We’ve cut that in half since then.

I’ve made so many friends through this blog and still absolutely love working on it.  I truly appreciate your taking time out of your busy schedules to read it.  So I raise a toast of gratitude to you, and embark on the next ten years.

 

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Aug 26 2017

Cape San Blas Real Estate Week in Review – August 19-25, 2017

Published by under Cape San Blas

For Sale Sold Sign  I know two weeks does not a trend make, but we have yet another slow week, with three closings and only one new contract. Sellers added seventeen new listings and changed prices on six others. Our inventory grew by fifteen, ending the week at 297, with 87 houses and 210 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS.

Cape San Blas Bay Front Lot in Hibiscus Under Contract July 2017 with List Price of $250,000

The first of our three sales is in Hibiscus Bay, where the parties shook hands on this half-acre bay font lot listed for $250,000 featuring 80′ of gorgeous waterfront. The seller is the developer who held the property in private ownership until just recently.  This attractive subdivision spans from bay to gulf, with a dock over the bay, gated gulf side homes with a community pool, and a gazebo overlooking the gulf.  Late Friday afternoon, the happy new owners took title for $240,000.

Cape San Blas Gulf Front Acreage Under Contract April 2017 with List Price of $2.3M

Nestled between Paradise Gulf and San Dunes subdivisions lies a 4.3-acre parcel of land with 210′ of gulf front spanning 893′ from the gulf back to Cape San Blas Road.   A quick check of the county records seems to indicate it has been in the family for some time as I found no significant sales date. They were asking $2.3M for it, and on Tuesday signed it over to the new owners for $1.75M.  This is the site of Monarch Beach, a newly listed subdivision we’ll talk about under new contracts.

Cape San Blas Gulf Front Home Under Contract July 2017 with List Price o $839,900

On the south side of the Cape on Crescent Palms Drive in Pine Bluff, the parties closed on this 3-bedroom, 3 1/2-bath, 2,114 square foot home listed for $839,900. It was built in 2012 on a nearly full acre lot featuring 55′ of gulf frontage. The lot alone sold in 2010 for $215,000. On Monday, the new owners picked up the keys at closing for $790,000.

 

 

Cape San Blas First Tier Lot Under Contract August 2017 with List Price of $269,000

Our sole new contract is on a first tier lot in a brand new subdivision that debuted in MLS this week. Monarch Beach has eleven lots and includes deeded gulf access for all owners. A 0.19-acre first tier lot was snapped up immediately with a list price of $269,000.

That’s a wrap for this week. I hope you’re enjoying the final few weeks of summer as we wind down from another busy tourist season here on the Cape. If you’re interested in finding out more about sales opportunities for coastal properties, call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com . Have a terrific week, and thanks so much for taking time out to stop by today.

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Aug 25 2017

We’re All Texans Tonight

Published by under Cape San Blas

Living in a coastal community is 99% bliss, but when hurricanes threaten life gets challenging. I’ve been listening on the internet tonight to KTRH from Houston near where the storm is coming ashore and as a fellow coastal resident with a keen feeling of “there but for the grace of God go I”, my thoughts and prayers are with the people of Galveston, Houston and all the coastal communities in harm’s way with wishes for their safety, survival, and rapid access to resources to help them restore when this storm is over.

Please remember these people in your prayers tonight.

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Aug 18 2017

Cape San Blas Real Estate Week in Review – August 12-18, 2017

Published by under Cape San Blas

For Sale and Sold After a smokin’ busy summer, area closing agents took a break this week closing zero sales. Nada. That’s a first in a long, long time. Realtors kept busy, though, writing up four new contracts, listing seven new listings, and changing prices on three others. Our inventory inched up by two, closing the week at 282, with 82 houses and 197 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market. Let’s see what caught buyers’ attention.

Vill del Sol Subdivision Under Contract August 2017 with List Price of $4,399,900

Seems we’ve moved a fair number of large tracts on the Cape this past year, and the first of our four new contracts contributes to that trend.  Villa del Sol, a 21-acre subdivision on the south side of the Cape, is a remnant of the real estate boom of the early 2000’s.  The developers back then installed brick paver roads, all of the infrastructure such as water, sewer, underground electric and cable, and even pre-paid for sewer taps for all of the 48 lots.  The market crashed, and they lost it. The current owners purchased the common areas and the 43 un-sold lots in early 2013 for $1,837,500 as a distressed sale.  They put it back on the market in January this year and put it under contract Friday with a list price of $4,399,900.

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

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

Gulf Front Twin Homes Under Contract August 2017 with List Price of $799,000

We’ll leave the Cape and travel east along C-30 to Gulf Pines, home to our final two contracts, the first of which is this unique gulf front property with two homes that share a common deck. Each home is about 1,650 square feet and between them have a total of six bedrooms and four baths. The circa 1983 homes last sold in September 2014 for $512,500. Since then the new owners have been busy doing serious upgrades and renovations, including new furnishings, new flooring, new appliances, countertops and fixtures, and fresh paint throughout. Outside, they added a new walkover the to beach, of which 100′ fronts this popular vacation rental. It’s listed for $799,000 and went under contract last Saturday.

Gulf Pines First Tier Lot Under Contract August 2017 with List Price of $154,900

On the corner of C-30 and Gulf Pines Drive, this fourth and final new contract is on a 90′ by 268′, half-acre first tier lot listed for $154,900. The Gulf Pines neighborhood has minimal HOA fees of just $200 per year, and is a FEMA eligible area.  If the lot looks familiar, it may be because we saw it here a mere 2 months ago when the sellers bought it for $145,000.

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, keep cool, and thanks so much for taking time to stop by today.

 

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Aug 11 2017

Cape San Blas Real Estate Week in Review – Aug. 5-11, 2017

Published by under Cape San Blas

For Sale and SoldThe rain went away and real estate ramped up again. We had a strong week closing eight sales and adding three new contracts. Sellers added eight new listings, and changed prices on seven others.  Our inventory grew by six, closing the week at 280, with 83 homes and 197 lots listed in the Cape San Blas, Indian Pass, and C-30 Corridor MLS. Let’s see what buyers have been up to.

Cape San Blas Gulf View Townhouse Under Contract June 2017 with List Price of $277,000

We’ll launch into our review of this week’s eight sales on the north side of the Cape in Barrier Dunes where our first sale is a 2-bedroom, 2-bath, 1,184-square-foot gulf view townhouse built around 1998. The seller bought it in ’99 for $124,600 and is had it listed for $277,000.  This has been an owner-occupied home, not a vacation rental.  The new owners took title on Thursday for $261,000.

Cape San Blas First Tier Lot Under Contract July 2017 with List Price of $269,500

Our second sale is a first tier, gulf view lot on Clearwater Drive in Dolphin Beach to Bay. The sellers bought the 50′ by 80′, half-acre, “X” zone lot in 1998 for $52,500, and have it listed for $269,500.  On Wednesday the new owners paid cash for that full list price of $269,500.

Cape San Blas Gulf Front Acreage on the South Side of the Cape Under Contract with Aggregate List Prices of $950,000

The next three sales are all related having been carved from one large parcel of gulf front acreage on the south side of the Cape.  The first two have together roughly 140′ of gulf front, spanning 1559′ from the gulf to Cape San Blas Road, for a total of approximately 4.8 acres.  The investor selling them bought the parent parcel in 2013 as a short sale for $454,000. In 2003 developers had this property slated for a development to be known as Terra Sands but it never materialized, and was eventually abandoned.

2 Acres on the Gulf at Cape San Blas Under Contract June 2017 with List Price of $425,0000

This third partial parcel of the parent parcel measures roughly 60′ by 1500′, a little over 2 acres and is listed for $425,000.  The closing occurred last Friday but was entered into the MLS this week.  The buyer paid $1.15M for the three parcels with the seller providing seller financing.

Cape San Blas Home at Boardwalk Under Contract June 2016 with List Price of $380,000

The nearby community of Boardwalk is home to this recently renovated 2-bedroom, 2-bath, 1,296 square-foot vacation rental home listed for $380,000.  It features a sparkling brand new kitchen with all new cabinets and appliances, and 2 beautifully renovated baths.  This quiet community has a lovely pool overlooking the Gulf, and a wide, expansive stretch of beach. Current HOA fees are $1,060 paid annually, or only about $88 per month.  The sellers bought it in August 2003 and handed over the keys on Thursday to the happy new owner for $360,000. The buyer used conventional financing and paid for owners title insurance and closing attorney costs.

Cape San Blas Bank-Owned Gulf Front HOme Under Contract July 28 with List Price of $429,900

Our seventh sale is a bank-owned, 3-bedroom, 4-bath, 2,324 square foot gulf front home in Cape Dunes listed for $429,900.  The previous owner bought it in early 2005 for $905,000.  This time around it went for $425,000 cash.

Cape San Blas Gulf View Home Under Contract June 2017 with List Price of $649,000

Our eighth and final sale is down on the south side of the Cape where the parties closed on this 6-bedroom, 4-bath, 3,245-square-foot gulf view home in Two Palms listed for $649,000.  The home was built in 2000, and the sellers bought it in early 2015 for $499,000. They’ve done a lot of upgrades, renovations, and brought in a lot of lovely new furnishings since then.  All that hard work paid off on Friday for $18,500 with the buyers using conventional financing.

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

Now on to our three new contracts starting off way up on the north end of the Cape in Secluded Dunes where sellers accepted an offer on their exquisitely designed 6-bedroom, 4-bath, 3,626 square foot gulf front home listed for $1.7M.  The contemporary beauty is situated on over 200′ of secluded gulf front property in a gated community.

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

Next up, a 4-bedroom, 4 1/2-bath townhouse at nearby Seacliffs that went under contract Wednesday with a list price of $319,000. The sellers bought it in early 2013 for $220,000. The 1,944 square foot unit was built in 2001.

Barrier Dunes Single Family Homesite Under Contract August 2017 with List Price of $59,900

All of the new contract action was on the north end of the Cape this week and we’ll wrap things up at Barrier Dunes where buyers had their offer accepted on this 38′ by 42′ homesite on Lakeshore Drive listed for $59,900. The sellers bought it in 2013 for $35,000; prior to that it sold in late 2009 for $99,000.

That does it for this week. Market demand remains strong, so if you’re thinking of buying or selling, I can help. Call or text me at 850-227-5197 or send an email to sherri@sherridodsworth.com and we’ll get started. I appreciate your stopping by today and hope to hear from you soon.

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Aug 04 2017

Cape San Blas Real Estate Week in Review – Jul. 28 – Aug. 4, 2017

Published by under Cape San Blas

For Sale and Sold We had a slow week, recording just three sales and two new contracts. Sellers added eight new listings and changed prices on six others.    Our inventory inched up by one, ending the week at 274, with 86 homes and 188 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.  Let’s take a look at what caught buyers’ attention.

Second Tier Lot in Ovation Under Contract June 2017 with List Price of $169,000

The first of our three sales is a second tier, 50′ by 107′, 0.08-acre gulf view lot in Ovation listed for $169,000. The sellers bought the X zone lot in the summer of 2015 for $117,500, and sold it on Thursday for $155,000. Ovation is a gated community spanning from the gulf to the bay, and offers exceptional amenities such as a bay front infinity pool, tennis, exercise room, walkways out over the bay, community center, and gulf side pool.

Single Family Home Overlooking St. Joe Bay Under Contract July 2017 with List Price of $464,900

We’ll head off the Cape over onto C-30 travelling towards town, turning left into Treasure Bay, about a half a mile from Cape San Blas Road.  The first week of July buyers fell in love with this 3-bedroom, 2 1/2-bath, 2,038 square foot home tucked away on 100′ of waterfront on the south end of St. Joe Bay.  This quiet neighborhood with few rentals properties is in a FEMA eligible area. The sellers bought the lot in 1999 for $81,800, and built the home in 2006.  They were asking $464,900 for it, and signed over the title on Friday for $430,000 with the buyers using conventional financing.

We’re over on Indian Pass for our third and final sale, located near the first big bend on Indian Pass Road where buyers took title to this lovely 50′ wide gulf front parcel listed for $275,000. That would be an easy to get used to front yard view, wouldn’t it? The roughly half-acre lot last sold in mid-2007 for $535,000. The sale finally wrapped up this week with the sellers accepting $240,000 cash.

Cape San Blas Gulf View Lot Under contract August 2017 with List Price of $550,000

Now on to our two new contracts, starting off with this third-of-an-acre first tier, gulf view lot in Hibiscus Gulf listed for $550,000. If that seems a bit rich for a first tier, that’s because this is not your typical first tier setting. The sliver of land seaward of it is part of Rish Park, a State of Florida property, so it will never be built on, thereby providing this lot with a guaranteed unobstructed gulf view. The sellers bought the “X” zone lot in late 2006 for $695,000. This pretty subdivision includes deeded gulf and bay access for all property owners, with a dock on the bay, community pool on the gulf side, and a walkover to the beach with a lovely gazebo.

Cape San Blas Gulf View Lot Under Contract August 2017 with List Price of $129,900

Our other new contract is on a third tier, gulf view, X zone lost listed for $129,900. This is not listed as a sort sale despite the sellers having paid $430,000 for it in early 2004.

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.

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