Archive for August, 2018

Aug 31 2018

Cape San Blas Real Estate Week in Review – August 25-31, 2018

Published by under Cape San Blas

For Sale Sold SignLots to write about as we head into the busy Labor Day Weekend. We’ve all been working hard around here this week moving a lot of real estate, closing three sales, writing six new contracts, adding eight new listings, and launching a classic Labor Day Weekend Sale by rolling back the prices on five listings. We closed the week up by two at 297, with 83 homes and 214 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor markets. Let’s jump right in and see who’s buying what.

Seacliffs Townhouse Sold August 2018 for $360,000

We’ll launch into our review of this week’s three sales up on the north end of the Cape in Seacliffs, where buyers took title to this 4-bedroom, 4 1/2-bath, 2,007 square foot townhouse listed for $384,999.   The sellers bought it 18 months ago in February 2017 for $268,000 and from what I can tell from the photos have upgraded just a few pieces of furniture and some rugs and linens and not much else that meets the eye. None the less, they sold it for a nice profit on Friday, picking up a check at closing for $360,000.

Gulf View Cape San Blas Home Under Contract July 2018 with List Price of $575,000

About half a mile and a half further south is Cape Breezes, an original Cape neighborhood platted in the late 70’s.  It spans from gulf to bay with deeded access to each, with no HOA or HOA fees.  On Monday, the parties closed on this handsome 3-bedroom, 3-bath, 1,888 square foot gulf view home on the corner of Cape San Blas Road and Starboard Street listed for $575,000.  Even though this sits on the bay side of CSB Road, the views of the gulf from the home are really impressive, and it is only a short stroll over to the beach walkover. The home was built in 2005 and the sellers bought it in early 2016 for $363,500.  They made major improvements to the property since then such as adding an elevator, replacing porch rails, adding south-facing windows, fencing the backyard, adding an RV parking area, and totally landscaping the entire half-acre lot. On Monday all that hard work paid off and they handed over the keys to the new owners for $525,000.  The adjacent half-acre lot on the south side is available for $139,000.

Cape San Blas Bay Front Cottage Sold August 2018 for $275,000

Our third sale is this cozy little cottage on the bay at Old Saltworks Cabins on the south side of the Cape.  The sellers have owned the 2-bedroom, 1-bath, 495 square foot waterfront retreat since 1990 when they bought it for $100,000. It’s tucked away on a 1.24-acre bay front parcel with 103′ of waterfront. These sellers worked really hard to spruce her up to attract new owners, as noted in the MLS:

“This cottage has had more than a face lift! New AC/Heating, all new appliances, Kitchen, new beds, furniture, new floors throughout, and all the little things that make this place special. Roof less than 5 years old, new paint, decks”.

They had it listed for $319,000 and were rewarded for all their efforts on Monday, picking up a check at closing for $275,000.

Cape San Blas Interior Lot Under Conract August 2018 with List Price of $66,900

Now on to our six new contracts returning to the north end of the Cape, this time stopping on Hemmingway Drive in Sunset Pointe, where this 86′ by 126′, quarter-acre interior lot went under contract on Monday with a list price of $66,900.  The sellers bought it as a bank-owned property in 2010 for $46,000, quite a bargain compared to the $205,000 it went for in 2004.

In nearby Barrier Dunes, sellers accepted an offer on their 3-bedroom, 3-bath, 1,377 square-foot interior townhouse listed for $275,000.  They bought the property in the summer of 2015 for $177,500 and have made a lot of improvements since then according to the MLS notes:

2016-new roof, new carpet upstairs, new tile floor downstairs and stairway/entry. 2017- New cabinets in kitchen, new decks front and back, new siding and exterior paint, fresh paint throughout, new stove top, new dishwasher, new garbage disposal, new living room furniture, new patio furniture, new bed for spare bedroom-downstairs.

Although it was built in 1985, the improvements are so extensive, the property appraiser lists its market value effective age as 2007.

This pretty 4-bedroom, 3-1/2-bath, 2,556 square foot gulf view home on Summerhouse Lane in San Dunes is fairly new, completed in 2016. It is listed for $849,000. In late 2014 the owners bought the roughly quarter-acre corner lot on which it resides for $114,900, once again a far better value than the $590,000 it sold for back in 2005.

One Half of Cape San Blas Gulf Front Duplex Under Contract August 2018 with List Price of $499,000

Our fourth contract is on Surfside Lane in Silent Sands where buyers penned an offer on this 3-bedroom, 3-bath, 1,400 square-foot gulf front duplex listed for $499,000. The sellers bought it in early 2015 for $299,300.

Cape San Blas Gulf View Condo Under Contract Augus 2018 with List Price of $399,900

We’re back down on the south side of the Cape for contract number five.  Dunes Club is one of only a handful of condos on the Cape, and a second floor, gulf front unit caught some buyers’ attention and they submitted an offer which was accepted on Wednesday. It’s on a 3-bedroom, 2-bath, 1,176 square foot end-unit model.  The sellers bought it in 2004 for $335,000.

Bay View Lot Under Contract August 2018 with List Price of $119,900

We’ll travel off of the Cape for the first time today for our sixth and final contract, which is on a 138′ by 252′, three-quarters of an acre bay view lot listed for $119,900. It has all the utilities connections you need to park an RV on it.  The sellers bought it unimproved in the summer of 2012 for $35,000.

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 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 our 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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Aug 24 2018

Cape San Blas Real Estate Week in Review – Aug. 18-24, 2018

Published by under Cape San Blas

For Sale Sold SignSummer sales keep sizzling, and we turned in another good week, closing five sales and penning seven new contracts. Sellers changed six prices, and added fourteen new offerings to the menu.  Hard to believe, but even with all that activity our inventory remains unchanged from last week, closing at 295, with 84 homes and 211 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS. Let’s see what buyers have been up to.

Interior Lot in Ovation at CSB Under Contract March 2018 with List Price of $44,900

The first two of our five sales are located in Ovation, starting off with this irregularly shaped “X” zone lot on Regatta listed for $44,900, close to the $44,500 if sold for in 2014. This is a very pretty home setting on a site with good elevation. The seller bought it in Dec. 2015 for $78,500, and sold it on Friday for $39,000.

Ovation Water View Lot Under Contract August 2018 with List Price of $49,500

The second Ovation sale is on Pinnacle, this one listed for $49,500. The sellers bought the irregularly-shaped, 0.6-acre property two summers ago for $57,500, and sold it on Friday for $42,000. In 2005, the developer sold it for $355,000.

On the south side of the Cape on Mercury Lane in Surfside Estates, the parties went to the closing table on this 4-bedroom, 3-1/2-bath, 1,744 square foot gulf view home on a quarter-acre lot listed for $489,900.  The new owner took title on Friday for $468,000 cash.

Bay View Home in Boardwalk Under Contract July 2018 with List Price of $325,000

Just three streets over in Boardwalk, this 3-bedroom, 2-bath, 1,458 square foot bay view home went under contract in early July with a list price of $325,000. Boardwalk is a quiet, residential neighborhood from the mid-1980’s with a lovely community pool over looking the gulf, and a very nice walkover to the beach. The sellers of this home are the original owners with records indicating they bought the lot in 1987. They handed over the keys at closing on Friday for $300,000.

Irregularly Shaped Gulf Front Lot at Cape San Blas Under Contract July 2018 with List Price of $299,950

Our fifth and final sale is about a third of a mile on down the road. It’s an irregularly-shaped, 1.22-acre gulf front lot next door to Cape Dunes under contract since the first week of July sporting a $299,950 price tag. It was carved out of a parent parcel that sold in 2001 for $288,900. This portion sold last Friday for $283,250.

Cape San Blas House Under Contract August 2018 with List Price of $559,900

Now on to our seven new contracts, starting off on Tampico Lane where buyers had their offer accepted on this 4-bedroom, 3 1/2-bath, 1,918 square foot home listed for $559,900.  It’s nestled on a roughly quarter-acre, “X” zone lot, and was built in 2003. The sellers bought it in late 2004 for $625,000.

Cape San Blas Corner Lot in Seagrass Under Contract August 2018 with List Price of $140,000

Seagrass subdivision is just a short stretch down the road from Tampico, and it’s the site of our second contract which was written on this quarter-acre, “X” zone corner lot listed for $140,000, a nice return on the $52,000 it sold for in late 2012.

Gulf Front Rental House on Cape San Blas Under Contract August 2018 with List Price of $775,000

Haven Road lies on the gulf side of Seagrass, and its home to this 4-bedroom, 3/2-bath, 2,366 square foot first tier lovely listed for $775,000. It’s a great rental property, generating $93,600 in gross rental income in 2017. It last sold in the summer of 2008 for $720,000.

Cape San Blas Gulf Front Rental House Under Contract August 2018 with List Price of $899,500

Our next stop is Belize Drive, located less than a quarter mile south of The Trading Post.  Here the parties shook hands on this 3-bedroom, 3-1/2-bath, 1,997 square foot gulf front home listed for $899,500.  It was built on the 65′ wide lot in 2005, and last sold in the summer of 2015 for $520,000.

Cape San Blas Gulf Front Rental House Under Contract August 2018 with List Price of $899,500

Our next stop is down by the rocks at Stumphole, where sellers accepted an offer on this 4-bedroom, 3-bath, 2,112 square-foot gulf front rental home listed for $849,900.  They built it on the 55′ wide lot in 2013. In 2017 it generated $58,789 in gross rental income for them.

Gulf Front Lot San Blas Plantation Under Contract August 2018 with List Price of $320,000

Gulf front properties were super hot this week, and our sixth contract is no exception, with sellers accepting an offer on their 88′ by 971′, 1.67-acre gulf front lot in San Blas Plantation, the subdivision in which my office is located.  The seller has owned it since 1995 when they bought it for $90,000.

Gulf Front Home Near Indian Pass Under Contract August 2018 with List Price of $579,000

We’ll leave the Cape for the first time today heading over towards Indian Pass to Canoe Lane, where sellers accepted an offer on their 3-bedroom, 3-bath, 1,530 square foot gulf front rental home. We saw this one here in 2015 when it sold as a bank-owned property for $273,000. Those buyers have done an amazing renovation breathing life back into the property, turning the ugly duckling into quite a lovely swan.  It looks as if all their hard work is about to pay off for them.

And that’s a wrap. There’s plenty  going on, with strong buyer demand. If you’re thinking of buying or selling, we need to talk. Call or text me at 850-227-5197 or write me at sherri@sherridodsworth.com and we’ll get started.  Keep cool, have a great week, and thanks so much for taking a few minutes to stop by today.

 

 

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Aug 17 2018

Cape San Blas Real Estate Week in Review – August 11-17, 2018

Published by under Cape San Blas

For Sale Sold SignWe had a rainy week but all that liquid sunshine didn’t dampen buyers’ appetites for snapping up great real estate offerings. We closed eight sales and seven listings went under contract.  Sellers added five new listings, and changed prices on nine others. With all that activity, we managed to trim our inventory by five, closing out the week at 295, with 88 homes and 207 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.

Cape San Blas Gulf Front Hose at Secluded Dunes Sold August 2018 for $1.7M

We’re all the way up in Secluded Dunes, the northernmost subdivision on the Cape, for the first of our eight sales.  This was not an MLS listing but apparently a direct negotiation between a buyer’s agent and an owner . The parties came to an agreement on this 5-bedroom, 5 1/2-bath, 2,992 square foot house situated on 108′ of gorgeous gulf front.  F&B Builders built it in 2015, and in 2017 the seller reports it generated $150,000 in gross rental income. This sale was entered into the MLS this week even though the agent who entered the data says it closed back on the 9th for $1.7M.

Cape San Blas Gulf Front Condo Under Contract June 2018 with List Price of $399,900

In nearby Seacliffs, this 3-bedroom, 2-1/2-bath, 1,647 square foot gulf front condo was listed at the beginning of March for $429,900, but the sellers decided to lower that price May 31 to $399,900, and put it under contract on July 31st.  They bought the early 1980’s unit in 2001 for $289,900, used it as a private residence up until a couple years ago, and sold it last Friday for $380,000.

Gulf Front Townhouse at Barrier Dunes Under Contract July 2018 with List Price of $585,000

Next door to Seacliffs is Barrier Dunes where this 3-bedroom, 3 1/2-bath, 1,865 square foot gulf front townhouse was snapped up just three days after it hit the MLS the first week of July.  The sellers paid $455,000 for it in 2004 and made improvements over the years, including a totally remodeled kitchen with new cabinets and granite countertops.  They were asking $585,000 and sold it on Wednesday for $555,000 cash.

Ovation water view Lot Sold August 2018 for $39,900

About a mile down the beach from Barrier Dunes is Ovation, home to our fourth sale, an interior lot with views of both the bay and gulf when an elevated home is placed on it. The sellers bought it in a distressed sale in 2013 for $20,000, a far cry from the $235,000 it went for in 2005. On Friday, they got their full list price of $39,900.

Cape San Blas Bay Front Lot with Dock Sold August 2018 for $180,000

We’ll travel south a couple miles to several hundred feet past Scallop Cove where the parties went to closing on this 100′ wide, 1.4-acre bayfront lot complete with dock listed for $212,500. The seller bought it in 2004 for $440,000 and sold it on Friday for $180,000.

Cape San Blas Bay Front House Sold August 2018 for $423,000

More bay front action, this time down on the south side of the Cape, about a mile after you turn onto the Cape from C-30. This 3-bedroom, 2-bath, 1,338 square foot circa-1985 home sits on an acre lot with 122′ of bay frontage. It was listed for $449,000 and sold for $423,000.

Money Bayou Gulf Front Home Under Contract June 2018 with List Price of $949,000

For our final two sales, we’ll leave the Cape time heading east along C-30 over to Money Bayou stopping first on Sweetwater Shores Drive where the parties closed on this 4-bedroom, 3-bath, 2,200 square foot home listed for $949,000. Construction on this home was completed just this year. It sits on a 50′ wide gulf front lot and features two master bedrooms overlooking the gulf.  The buyers brought cash to the table and picked up the keys on Monday for $880,000.

Gulf Front Lot Under Contract July 2018 with List Price of $279,000

We’re back out on C-30 heading over to Sweetwater Shores in Money Bayou to this 63′ by 490′, .71-acre gulf front lot listed for $279,000. It hit the MLS in mid-July on a Monday and was under contract by that Friday. The seller bought it in 2004 for $750,000, and sold it on Thursday for $270,000. Ouch.

Sunset Pointe Interior Lot Under Contract August 2018 with List Price of $69,900

Moving on to our seven new contracts, we’ll head back up to the north side of the Cape, stopping this time in Sunset Pointe where this 0.27-acre interior lot went under contract on Monday with a list price of $69,900, a far cry from the $450,000 it last sold for in early 2005.

Ovation Water View Lot Under Contract August 2018 with List Price of $49,500

Back to Ovation for contract number two, another lot on Pinnacle, thisone listed for $49,500. The sellers bought the irregularly-shaped, 0.6-acre property two summers ago for $57,500. In 2005, the developer sold it for $355,000.

Cape San Blas Third Tier Home Under Contract August 2018 with List Price of $499,900

Several streets north of The Trading Post is Catamaran Drive, home to this 3-bedroom, 3 1/2-bath, 1,885 square foot home listed for $499,900. It was built in 2002 om a quarter-acre third-tier lot “X” zone.  There is no HOA or HOA fees and there is easy access to the beach at the end of the street. The sellers are asking $499,900, essentially what they paid for it in late 2006, $500,000.

Gulf Front Lots Under Contract August 2018 with List Prices of $169,000 Each

Our next three contracts are on three 50′ wide gulf front lots listed for $169,000 each. They’re located just a bit north of the rocks at Stumphole in an area of historically high erosion.

Waters Edge Interior Lot Under Contract August 2018 with List Price of $39,000

Our seventh and final new contract is on an interior lot over in WAters Edge, the first subdivision on your left when you leave the Cape heading in the direction of Indian Pass. Thie 70′ by 248′, 0.40-acre lot is listed for $139,000. The seller bought three lots from the developer in 2002 for $189,000 of which this is one.

And that’s a wrap. There’s plenty going on, with strong buyer demand. If you’re thinking of buying or selling, we need to talk. Call or text me at 850-227-5197 or write me at sherri@sherridodsworth.com and we’ll get started.  Keep cool, have a great week, and thanks so much for taking a few minutes to stop by today.

 

 

 

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Aug 10 2018

Cape San Blas Real Estate Week in Review – August 4-10, 2018

Published by under Cape San Blas

For Sale Sold Sign  Great being off for two weeks but glad to be back.  I hope you caught my quick recap of those fourteen days in my previous post.  Since last Friday we have closed four sales, written four new contracts, sellers added thirteen new listings, and changed prices on eight others.  I find it absolutely amazing that with all the transactions since last we met here on July 21 our inventory has only inched up by one, closing this week at 300, with 89 houses and 211 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.

One of 2 Adjacent Cape Lots Under Contract July 2018 Each Individually Priced at $69,000One of 2 Adjacent Cape Lots Under Contract July 2018 With a Combined Price of $138,000

The first two of our four sales  are adjacent lots on the corner of Sandlewood and Robinwood Drives in Peninsula Estates. This is one of the original subdivisions on the Cape, spanning from bay to gulf with all properties conveying with deeded access to both.  There is no HOA or HOA fees. It is located about a mile south of the entrance to the state park.  Both were listed for $69,000 each; the owners have had them for so long I didn’t find any sales data on them at the property appraisers site. On Wednesday, they closed for $61,250 apiece.

Gulf Front Lot on Cape San Blas Under Contract May 2018 with List Price of $549,000

Sale number three is a 51′ by 460′, 0.56-acre gulf front lot in Monarch Beach, a recently platted new development on the Cape just a bit south of Cape Palms Park. The developer asked for and got $549,000 for this lot, or $10,764 per waterfront foot.

Cape San Blas Gulf Front Lot Under Contract June 2018 with LIst Price of $325,000

Our fourth and final sale is down on the south side of the Cape in San Blas Plantation, the neighborhood in which my office is located. This 70′ wide, 1.1-acre gulf front lot on Sand Dollar Way was listed for $325,000, less than half the waterfront foot price we just saw on the north end of the Cape. The sellers bought the property in 2003 for $425,000, and sold it on Monday for $300,000.

Gulf View House at Cape San Blas on Florida's Forgotten Coast Under Contract August 2018 with List Price of $487,500

For the first of our four new contracts, we’ll head down to the south side of the Cape stopping on Polaris Drive in Surfside Estates where the parties came to an agreement on Friday on this 5-bedroom, 4 1/2-bath, 2,178 square foot gulf view home listed for $487,500. The sellers bought the 0.18-acre, 75′ by 100′ second tier gulf view lot back in 1995 for $29,500 and built the home in 2003.

Gulf Pines Gulf Front Lot Under Contract August 2018 with List Price of $499,900

We’re leaving the Cape again, heading east along C-30, pulling into Gulf Pines where buyers had their offer accepted on this 100′ by 348′, 0.8-acre gulf front lot listed for $499,900. It last sold in late 2008 for $644,000. This is a FEMA-eligible neighborhood with HOA fees of only $200 per year.

Gulf Front Lot at Indian Pass on Florida's Forgotten Coast Under Contract August 201 with List Price of $279,000

Next stop, Indian Pass, home to our last two contracts, starting off with this 50′ wide, half-acre gulf front lot on Broken Arrow Lane listed for a very attractive $279,000. The sellers picked it up on early 2009 for $204,000.

Indian Pass Lagoon Front Lot Under Contract August 2018 with List Price of $139,500

At the far eastern end of the Pass, sellers accepted an offer on their roughly one acre lagoon front lot listed for $139,900, a nice decimal shift and then some from the $38,500 they paid for it back in 1995. This one is located just before you get to the boat ramp at the tip of the peninsula.

And that brings us up to date. Big news around here this week was a feature story in Fox Business News that listed the Top 25 U.S. vacation rental markets for investors, and their rankings, in order, ranked our very own Forgotten Coast at Number 1.  Still trying to digest that, but it should definitely have an impact here over the next few months, so whether you’re considering buying or selling, it’s time to talk. Cal or text me at 850-227-5197 or drop and email to sherri@sherridodsworth.com and we’ll explore what opportunities may be available to you.

Great to be back – thanks so much for stopping back by.  Hope to see you here again next week.

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Aug 10 2018

Market Update For My Two Week Summer Break

Published by under Cape San Blas

I hope everyone is enjoying these last few weeks of summer. I returned to work this past Monday after two weeks off to rest and recharge, blissfully totally digitally unplugged. I learned a lesson though – I should have mentioned that  in my July 20 post in the first paragraph rather than the last because I’ve received a lot of texts, emails and calls asking if I’ve retired the blog or expressing concern about my well being.  I apologize for the confusion. Next time I’ll know better!  Thank you so much for your concern!

I’ve had a crazy busy work week trying to get caught up with my business as you can well imagine which allowed no time for writing in detail about all of the closings and new contracts for three full weeks. So in order to get us back on track and up-to-date with my weekly reviews, I’ve decided to write this post to provide you with links to sales, new contracts, new listings and price changes that happened between July 21 and August 3.  I’ll follow it with our usual format for the past week from last Saturday through Friday.

So here we go!  During my time off we

And with that, we’re current through last Saturday, August 4.  I’m working on that post and hope to have it up within the next 24 hours.

Thanks so much for hanging in there with me!  I’ve missed my readers and am glad to be back to doing what I love most – listing and selling real estate, and telling you all about our market!

 

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