Archive for September, 2017

Sep 29 2017

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

Published by under Cape San Blas

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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Sep 22 2017

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

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

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

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

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

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

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

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

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

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Sep 16 2017

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

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

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

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

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

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

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

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

 

 

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Sep 08 2017

Cape San Blas Real Estate Review Week of Sept. 2-8, 2017

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For Sale Sold Sign All focus has been on Hurricane Irma this week and as I write this we’re keeping our eye on its track, trying to estimate just what impact we can expect here.  All the talk of storms didn’t deter folks from finding their piece of paradise along our coast, though, as we had three closings and wrote up two new contracts. Sellers added only one new listing, and changed prices on three others.  We managed to trim our inventory by six, closing the week at 291, with 88 homes and 203 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Market.  Let’s see what caught buyers’ attention.

Cape San Blas Gulf View Home with Pool Under Contract May 2017 with List Price of $639,900

The first of our three sales is a second tier home on Tobago Drive, the street on the north side of The Cape Tradin’ Post.  This one may seem familiar as it was briefly under contract once before in mid-May. In early July, the owners accepted a new offer on their 5-bedroom, 4-1/2-bath, 1,866 square foot home listed for $639,900. That’s just a smidgen more than the $635,000 they paid for it ten years ago in the summer of 2007.  The new owners took title last Friday for $625,000.

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, our second sale is 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 3 months ago when the sellers bought it for $145,000.  On Tuesday they sold it for $150,000.

Indian Pass Lot Under Contract August 2017 with List Price of $94,500

Our third and final sale is located on Oak Street in Indian Pass Beach Subdivision, a neighborhood near the east end of the peninsula platted back in 1952.  Since it was platted before the Coastal Barrier Resource Act went into effect in 1982, all of the properties here are grandfathered for FEMA flood insurance. A little over a week ago, buyers had their offer accepted on this 84′ by 114′, 0.2 acre lot listed for $94,500.  It’s not listed as a short sale even though county records indicate it last sold in early 2004 for $425,000, roughly $550,700 in 2017 inflation-adjusted dollars.  On Tuesday the new owners took title for $93,000.

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

Both of our two new contracts are out along the C-30 Corridor between the Cape and Indian Pass, starting with this 3-bedroom, 4-bath, 1,702 square foot gulf front home listed for $425,000. It’s located in an 8-home cluster of homes known as Brighton by the Sea. Owners enjoy great views of and easy access to the beach and a community pool. The sellers bought this home in the summer of 2001 for $394,000.

Money Bayou Gulf View Home Under Contract Sep 2017

Our other new contract is down the road a bit in Money Bayou where this Key West style cutie caught a buyer’s eye last Saturday and their offer was accepted. It’s a 2-bedroom, 2-bath, 1,101 gulf view home on a third tier, 36′ by 90′ lot listed for $284,900. In mid-2014 they bought it for $231,400.

It’s shaping up to be an interesting week with many question marks as to what Irma may bring our way. I’ll be posting updates on my Facebook page depending on how long our power lasts.  I’ll help you with any questions I can so don’t hesitate to call or text me at 850-227-5197 or send a note to sherri@sherridodsworth.com.  If you’re in the path of this storm, stay safe.  As always, thank you so much for taking time out of your busy schedules to stop by today.

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Sep 01 2017

Cape San Blas Real Estate Week in Review – Aug. 26 – Sep. 1, 2017

Published by under Cape San Blas

For Sale Sold SignAs we head into the Labor Day Weekend, summer may officially be coming to a close, but luckily buyers didn’t get that memo as they were still here snapping up great real estate deals.  After several quiet weeks, we seem to be back on track, closing four sales and adding four new contracts.  Sellers added ten new listings and and changed prices on seven others.   Our inventory stood steady at 297, closing out the week with 91 homes and 206 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.

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

The first of our four sales is a 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 affording this lot 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. The new owners took title on Wednesday for $513,000.

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

Half a mile or so down the road our second sale is a third tier, gulf view, X zone lot in Seagrass listed for $129,900. This wasn’t listed as a sort sale despite the sellers having paid $430,000 for it in early 2004; on Monday they let it go for $120,000. Seagrass is a nice beach community with deeded gulf access and a community pool. Most of the properties are X zone as well.

Cape San Blas Gulf View Condo Under Contract with List Price of $249,000

Next up is an upstairs unit in a first-tier condo quadplex with straight on views of the gulf. Built in 1984, it is 1,300 square feet with 2 bedrooms, 2 baths, and spacious open decks across the front and back, providing both gulf and bay views. The sellers bought it back in 1993 for $59,000, and had it listed for $249,000. She’s in need of some TLC at his point, but she’s a true diamond in the rough ready for a beauty makeover to return her to her former beach retreat glory. The buyer ready to take on this renovation project has been waiting patiently since July of last year to close, but had to wait out myriad probate issues in order for the sale to close. On Friday the last of the details were finally wrapped up, and he picked up the keys at closing for $215,000 cash. Once again, good things come to he who is willing to wait.

Bay Front Lot at Marnie's Island Preserve Under Contract July 2017 with List Price of $37,900

Immediately after you turn left off of Cape San Blas Road heading towards town, you pass by Marnie’s Preserve, a small gated bay-front community with an impressive bridge over the marshlands leading out to the homesites.  In mid-August, buyers had their offer accepted on this 0.15-acre bay view lot listed for $37,900. According to the MLS notes,

“Property is adjacent to dock/ canoe-kayak launch and boardwalk with the walkway to the launch on the east side of the lot. A scalloper’s and fisherman’s dream as one can walk, kayak, or canoe via one of the creeks that flow into the bay. Lot has underground power and phone. Sewer tap with stub out is paid ($5,000.00 +/-), Dock connection and proximity ($15,000.00 +/- value). Platted with recent survey on file ($750.00 value)”.

The new owner took title for $22,000.

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

Now on to our four new contracts, kicking off with this second tier, gulf view lot in The Preserve at the Cape, a new little subdivision adjacent to the north end of Seagrass. This 75′ by 112′, 0.19-acre property listed for $189,000 seemed like the perfect homesite for buyers who had their offer accepted on Monday.

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

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

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

We’re heading over to Indian Pass for our final two contracts, starting with this quarter-acre first tier lot. It was carved out from a 75′ by 562′ gulf front parcel the sellers bought it early 2015 for $285,000.  They did the minor replat, and listed the first tier portion for $150,000.

Indian Pass Lot Under Contract August 2017 with List Price of $94,500

Our fourth and final new contract is located on Oak Street in Indian Pass Beach Subdivision, a neighborhood near the east end of the peninsula platted back in 1952.  Since it was platted before the Coastal Barrier Resource Act went into effect in 1982, all of the properties here are grandfathered for FEMA flood insurance.  On Tuesday, buyers had their offer accepted on this 84′ by 114′, 0.2 acre lot listed for $94,500.  It’s not listed as a short sale even though county records indicate it last sold in early 2004 for $425,000, roughly $550,700 in 2017 inflation-adjusted dollars.

That’s a wrap for this week. If you’re browsing through listings and find some you’d like more info on I hope you’ll give me a call at at 850-227-5197 or write me at Sherri@SherriDodsworth.com. Things are moving well so if you’re considering selling, I’d love to work with you and will be glad to provide you with a comparative market analysis to help you get an idea of what your property might bring in the current market.

Have a safe and fun-filled Labor Day weekend. Hope to see you back here soon. Thanks so much for stopping by.

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