Archive for October, 2017

Oct 27 2017

Cape San Blas Real Estate Week in Review – Oct. 21-27, 2017

Published by under Cape San Blas

For Sale Sold Sign   We’ve enjoyed a beautiful week of autumn weather and it apparently put a lot of folks in the mood for wanting a place of their own to stay her.  One buyer went to closing, and six others wrote up contracts.  Sellers added three new listings and made one price change.  Our inventory shed four, closing the week at 288, with 79 homes and 209 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.  Let’s see what’s moving.

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

Our lone sale is out along the C-30 Corridor between the Cape and Indian Pass. It is a 3-bedroom, 4-bath, 1,702 square foot gulf front home listed for $425,000 located in an 8-home cluster of homes known as Brighton by the Sea where owners enjoy great views of and easy access to the beach and a community pool. The sellers bought the home in the summer of 2001 for $394,000, and sold it on Monday for $395,000.

Barrier Dunes Townhouse Under Contract October 2017 with List Price of $275,000

The first two of our six new contracts are both interior townhouse units in Barrier Dunes, starting with this 3-bedroom, 3-bath, 1,377 square-foot home on Parkside listed for $275,000. It was built in 2005 and last sold for $210,000.

Barrier Dunes Townhouse Under Contract October 2017 with List Price of $215,000

The other townhouse is on Barrier Dunes Drive where buyers had their offer accepted on this 2-bedroom, 2 1/2-bath, 1,593 square foot home listed for $215,000. The sellers bought the circa 1985 home in the summer of 2013 for $235,000. They are selling it As Is.

Cape San Blas Bay Front Lot Under Contract October 2017 with List Price of $479,000

About three miles south on the Cape our third contract is on a 100′ by 965′, 2.2-acre bay front lot listed for $479,000. The sellers bought it in mid-2014 for $255,000 and have made a lot of improvements to the property since then. According to the MLS, these improvements include a brand new 460′ long, 4′ wide dock walkway just completed in 2016, along with a 13,000 lb automatic boat lift with pilings already installed for a second boat lift. Power and water have both been run from Cape San Blas Rd all the way to the bay front property, and to the end of the dock. There are also 3 sewer hookup lines already run on the property from Cape San Blas Rd.

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 contract on a mobile home newly listed 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.

Cape San Blas Interior Corner Lot Under Contract October 2017 with List Price of $55,000

We’ll travel on down to the south side of the Cape for our fourth contract which is on the corner of Pluto Drive and Cape San Blas Road.  The 93′ by 122′ quarter-acre lot last sold at the height of the market in the summer of 2004 for $207,000.  As was not unusual during that period, the same lot had sold just four years prior for $19,800.  It went under contract on Monday with a list price of $55,00.

Lagoon Front Lot Under Contract October 2017 with List Price of $49,900

For our sixth and final new contract we’ll leave the Cape heading east on C-30 out past the Indian Pass Raw Bar to this 100′ by 316′, three-quarter-acre lagoon front lot listed for $49,900.  The seller bought it in 2003 for $106,000.

That’s a wrap for today. I hope you have a fun week filled with goblins and goodies. If you’re looking for sweet real estate deals, please call or text me at 850-227-5197 or send me an email to sherri@sherridodsworth.com . I’ll be glad to help you find your coastal retreat, no tricks. Thanks so much for taking time to stop by today.

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Oct 20 2017

Cape San Blas Real Estate Week in Review – Oct. 14-20, 2017

Published by under Cape San Blas

For Sale Sold SignOctober may just be my favorite month of the year here on the Forgotten Coast. The air is cool, the humidity low, and the skies crystal clear. It just puts you in a good mood. Seems a lot of folks were feeling pretty good about the area this week, too, as a number of them staked a claim on some beach paradise to call their very own. They closed five sales and wrote two new contracts. We added eight new listings (one of which is already under contract), and marked down four others. Our inventory grew by two, closing the week at 292, with 81 homes and 211 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s take a look at what’s gone on since last we met.

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

We’ll kick off our review of this week’s five sales way up on the north end of the Cape in Secluded Dunes where sellers handed over the keys to their exquisitely designed 6-bedroom, 4-bath, 3,626 square foot gulf front home.  This contemporary beauty is situated on over 200′ of secluded gulf front property in a gated community.  It was listed for $1.7M and sold on Thursday for $1.6M cash.

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

Sale number two is on Labrador Lane in Park Point where a month ago buyers had their offer accepted on this 80′ by 145′, quarter-acre lot. The seller bought it in late 2004 for $299,000; the MLS states the Seller stipulated that the buyer would pay closing costs. They had it listed for $55,000 and signed over the title on Thursday for $50,000. 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.

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

We’ll travel about three miles south on the Cape to Clipper Way where the owners of this newly built, 4-bedroom, 4 1/2-bath, 2,600 square foot gulf front home accepted a contract on the home 30 days ago 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, built the home and sold it on Friday for $910,000 cash.

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

Our fourth sale 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 three weeks ago 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. The new owners took title on Thursday for $340,000 cash.

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.  On Monday, the sellers moved way off that list price accepting $60,000 cash for the lot at closing.

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

The first of our two new contracts 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 and so there is no recent sales data.  They have it listed for $500,000 and on Tuesday accepted an offer on it.

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

Our other new contract is on 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.

That’s a wrap for today. I enjoy meeting and working with so many of you – it’s a great feeling helping people realize their dream of having a coastal retreat of their own. If you’re thinking of buying or selling, I’d love to hear from you. Please try me on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com. Have a great week, and if you’re in the area this weekend be sure to catch The Blast on the Bay, featuring great performances all along the Forgotten Coast by over forty of Nashville’s finest songwriters. I go to this event each year and it truly is a blast! Hope to see you there.

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Oct 14 2017

Cape San Blas Real Estate Week in Review – Oct. 7-13, 2017

Published by under Cape San Blas

For Sale Sold SignReal estate has been very quiet around here this week and I can’t pinpoint any specific reason as to why that may be the case. Rentals seem to be strong, the weather is good, and interest rates are unchanged. Nonetheless, we only managed two sales and one new contract. Sellers added five new listings, and changed prices on five others.

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

The first of our two sales is 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 in late August.   They were able to take title on Tuesday for $179,000.

Our second sale is over on Indian Pass where a vintage Lagoon front 4-bedroom, 2-bath, 2,138 square foot home that was built in 1923 went under contract recently with a list price of $449,900. The walls are pecky cypress, there are inviting porches all around, and a screened in-ground pool. It has been in the family for quite some time, so I found no significant sales history in the county records.  The parties agreed to close on Friday for $325,000 cash.

Cape San Blas First Tier Gulf View Home Under Contract July 20107 with List Price of $499,000

Now to our one new contract on the north side of the Cape in Peninsula Estates where buyers had their offer accepted on this 3-bedroom, 2-bath, 1,388 square foot first tier gulf view home sporting a $499,000 price tag. If this looks familiar it may be because it was under contract once before back in July but subsequently fell out of contract. The circa 1995 vacation rental home is situated on a corner “X” zone lot, and features an in-ground pool. All of the properties in this neighborhood include deeded gulf and bay access. Peninsula Estates has recorded covenants, but no HOA nor HOA fees.  The sellers have owned the home for some time, purchasing it in 1998 for $174,000.

That’s a wrap for this week. If you’re interested in seeing what you might be able to find along the coast for your self while prices are so low, or if you’re thinking of selling, I’d love to hear from you. I’ll be glad to help you either way. Try me on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com . Have a terrific weekend and thanks for taking a few minutes to stop by today.

 

 

 

 

 

 

 

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Oct 06 2017

Cape San Blas Real Estate Week in Review Sep. 30-Oct. 6, 2017

Published by under Cape San Blas

For Sale Sold SignWe had lots of visitors around the Cape this week, with some areas in Georgia reportedly on Fall break.  Property managers were busy, but the out-of-towners apparently were here to soak up the sun and surf rather than snapping up properties as none of them wrote up new contracts.  We managed to close four sales, while sellers added two new listings,  and changed prices on three others.   Our inventory took a nice dip, shedding ten, closing the week at 290, with 83 homes and 207 lots listed for sales in the Cape San Blas, Indian Pass, and C-30 Corridor MLS market.  Let’s see who went to the closing table.

Cape San Blas 1st Tier Lot on South Side of Cape Under Contract July 2017 with List Price of $109,900

Let’s take a look at our four closings, three of which are lots on the south side of the Cape, beginning with this 50′ by 239′, quarter-acre first tier lot on Mercury Lane in Surfside Estates listed for $109,900. In early 2004 this lot sold for $345,000. The sellers bought it in April of last year for $58,000, and sold it on Monday for $84,500. Not a bad return for holding it roughly 18 months.

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

In nearby Pine Bluff, sale number two is 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 and sold it on Monday for $82,000.

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

Our third lot sale is in the Cape Dunes, 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 purchase will have to go into the private market if they want flood coverage. This sale actually consists of two adjacent lots, measuring together 60′ by 140′, or about 0.20 acres.  They last sold in 1992 for $68,800, or $120,400 in today’s inflation adjusted dollars.  Twenty five years later this week, they went for $52,500.

Money Bayou Gulf View Home Under Contract Sep 2017

Our fourth and final sale is over in Money Bayou where this Key West style cutie caught a buyer’s eye in early September. It’s a 2-bedroom, 2-bath, 1,101 gulf view home on a third tier, 36′ by 90′ lot listed for $284,900. The sellers bought it In mid-2014 for $231,400, and handed over the keys to the happy new owners on Friday for $281,600.

As I write this on Friday evening, we’re keeping an eye on Tropical Storm Nate to see what his weekend plans are. At the moment, it looks as if he’ll bring us a good bit of rain, but I’m hoping it doesn’t arrive til later in the day as we’re looking forward to enjoying the Scallop and Music Festival in Port St. Joe on Saturday.  If you’re in the area and interested in learning more about our coastal real estate, whether you’re buying or selling, I’ll be glad to help. Simply call or text me at 850-227-5197 or drop me a note to sherri@sherridodsworth.com. Whatever your plans, I hope you have a great weekend, and I thank you so much for taking time out of your schedule to stop by today.

 

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