Archive for April, 2019

Apr 27 2019

Cape San Blas Real Estate Week in Review – April 20-26, 2019

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Major celebration this week when after nearly seven months of chassis-jarring, jolting passage through Stumphole, one freshly-paved, gloriously smooth lane re-opened and we can once again glide right through there. It’s still one lane so the stop lights remain on either end but it marks most welcome progress none the less.  Seems like a good number of folks celebrated by going out and getting themselves some choice beach real estate, as we closed four sales and wrote up seven new contracts.  Sellers added nine new listings and adjusted prices on four others.  Our inventory ticked up by only one, closing out the week at 249, with 59 houses, 188 lots and two commercial properties listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market. Let’s see what’s moving.

The first of our four sales is on Catamaran Drive in Feather Sound, one of the early subdivisions on the Cape. It is a classic old Florida, laid back neighborhood with no HOA or HOA fees, and dolomite streets meandering down to the beach access.   New owners happily picked up the keys at closing on this 3-bedroom, 3-1/2-bath, 2,427 square foot home with an elevator and both bay and gulf views that was listed for $589,900. The sellers bought it in mid-2013 for $350,000, and sold it for $560,000.

Our second sale takes us off the Cape and out onto C-30 where this 62′ wide, 654′ deep, 0.74-acre gulf front lot went under contract early last month with a list price of $319,000. This is a FEMA eligible area. The sellers bought the lot back near the height of the market in mid-2003 for $450,000, and let it go on Tuesday for $310,000.

Our next two sales are over on Indian Pass starting with this 50’ wide by 960’ deep, 1.5-acre gulf front lot listed for $260,000; the seller bought it in early 2015 for $209,000 and sold it on Friday for $255,000.

Our fourth and final sale is on the far end of the pass where buyers fell in love with this 75′ by 105′, 0.18-acre  gulf view lot listed for a very attractive $195,000. Though there is a recorded, platted lot seaward of it, according to the MLS notes the owner states that lot is unbuildable. This neighborhood, Indian Pass Beach Subdivision, was platted in the early 1950’s and is grandfathered for FEMA flood insurance so the CBRA designation on much of the rest of Indian Pass doesn’t apply here. This lot last sold in 2011 for $150,000; prior to that, it sold in 2004 for a whopping $425,000, roughly $565,000 in those inflation-adjusted $$$. This week if went for a far more modest price of $185,000.

For a look at our seven new contracts, we’ll head back over to the north end of the Cape to Park Pointe, an attractive inland subdivision just outside the state park. All of the lots convey with deeded gulf access. Here buyers had their offer accepted on a quarter-acre lot listed for $65,000; the sellers bought it in 2016 for $50,000.

Less than a mile down the beach lies Peninsula Estates, one of the earliest communities on the Cape, platted in the late seventies; it spans from the bay to the gulf, and all of the properties convey with deeded access to both. Once again, no HOA or HOA fees.  All of that sounded pretty good to a buyer this week and they put a contract on this 175′ by 80′, third of an acre lot on the corner of Cape San Blas Road and Sago Drive.  The owners have it listed for $140,00.

A visitor sensed a sweet deal on Sugar Loaf Lane and submitted a winning offer on this 3-bedroom, 3-bath, 1,694 square foot gulf view beach retreat listed for $589,000. The home is in the X zone, has an in-ground pool, and is being sold fully furnished. The sellers bought it in 2013 as a pre-construction package for which they paid $330,000.

Down on the south side of the Cape on McCosh Mill Road in Piney Woods, buyers were attracted to this 90′ by 57′, 0.13 acre lot listed for $59,900. The sellers bought it back in 2005 for $399,900.

A few blocks east on Pine Bluff sellers accepted an offer on their 55′ by 605′ gulf front lot listed for $269,000. It’s about three-quarters of an acre, and there is no HOA. It last sold in 2001 for $320,000.

When you turn right onto C-30 as you leave the Cape, the first subdivision you come to on your right-hand side is Curve at the Cape, and it is home to our six contract which is on this 59′ by 473′, 0.63-acre gulf front lot listed for $309,000. It is in a VE flood zone and last sold in 2003 for $510,000.

Our seventh and final new contract for the day takes us back over to Indian Pass to this 85′ wide, half-acre, second tier lot listed for $125,000. The sellers have owned it for quite some time so I didn’t find any significant sales data on it in the county records.

That brings us up to date for now. Good to see such continuing interest in our market.  Demand is strong and prices are starting to rise.  If you’d like to cruise that highway to happiness at the beach, just let me know. Whether your destination is buying or selling, I can help you. Call me at 850-227-5197 or drop an e-mail to sherri@sherridodsworth.com and we’ll get this party started!  Have a great week and thanks so much for taking time to stop by today.

Reminder – if you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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Apr 26 2019

Saturday Post

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Way too much going on this week to cover it all by Friday night – I will need to finish this up in the morning with a mid-day to early-afternoon Saturday post.  I apologize for the disruption in the coffee routine for my faithful early Saturday morning readers and will try to have it out as early as possible. Lots going on so I do hope you’ll circle back to check out the action!

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Apr 20 2019

Cape San Blas Real Estate Week in Review – April 13-19, 2019

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The big news around here this week was NOAA finally acknowledging the obvious: Michael was a category 5 hurricane when it slammed into the panhandle, making it one of only four cat 5’s to ever hit the US, the last being Andrew in 1992, preceded by Camille in ’69, and the Labor Day Hurricane of 1935. Locals realize this admin change and a $1.50 will get us a cup of coffee, but it does buttress our argument to D.C. that we have legitimate claims to need them to advance disaster relief for this region through Congress. And hopefully, it will make the rest of the nation finally realize that what happened to this region last October was that essentially an 80-mile wide tornado slow walked its way northward through the Florida panhandle up into Georgia.

In contrast to last October, this week leading up to Easter weekend was fairly quiet with regards to visitors in the area, but those who were here elected to do some business, closing two sales and writing up four new contracts, Sellers added six new listings. I  know there have been some price changes in the past week but the MLS for some reason isn’t sharing them so I’m just going to roll with it until they do become available. We added five to the inventory, closing out the week at 248, with 54 homes, 192 lots and 2 commercial properties listed for sale on the Cape San Blas, Indian Pass and C-30 Corridor target MLS.

The first our two sales is one of just a small handful of commercial buildings on the Cape. When I moved here in 1994, this place was a cheerful little eatery known as The Cape Café, and it was the only place to eat out on the entire peninsula. The café closed in 1998, the restaurant equipment is long gone, and the building has been sitting vacant since then, save for a brief period where a thrift store operated out of it. The current owners bought it in mid-2016 for $290,000, have done a little renovating since then, and have had it listed for some time at $399,000. Somebody stepped up to the plate in late February and made an acceptable offer to the sellers, and on Tuesday they sat down at the closing table together and closed the deal for $375,000.

Our second sale is a little further south on the Cape in Seagrass where in early March buyers fell in love with this handsome 4-bedroom, 3-bath, 2,072-square foot gulf view home listed for $619,000, built in 2006 and which last sold in 2013 for $439,000. It’s a good rental property named “Pottery Barn” which tells you something about the furnishings it is being sold with. The sellers handed over the keys to the new owners this week for $603,000.

All four of our new contracts this week are on lots, the first two of which relocated on Cord Grass Way in Jubilation on the south side of the Cape starting with this 50′ by 85′, 0.10-acre lot in an AE flood zone listed for $69,900, The sellers bought it in a bank-owned sale in early 2012 for $50,000, a far cry from the  $400,000 it sold for in 2004,

A hop, skip, and a jump down Cord Grass Way, contract number two is on a similarly-sized X zone lot listed for $59,900 which last sold for $325,500 in the summer of 2004.

Our third contract takes us maybe a mile or less down the road to Pebble Beach Road in Surfside Estates where this 75′ by 100′, 0.172-acre X zone lot went under contract on Monday with a list price of $77,000. ?The sellers bought it in early 2018 for $41,500, about a quarter of the $160,000 it sold previously for in 2004.

And finally to wrap things up for today we’ll head out onto the C-30 Corridor heading towards town (PSJ) for our fourth contract which is on this 103′ by 215′, half-acre lot listed for $79,000. It has a bay view and is RV eligible,

I wish you and your family a joyous Easter weekend,  The tomb was empty and Christ is Risen – Salvation is ours. Halleleujah!

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Apr 12 2019

Cape San Blas Real Estate Week in Review – April 6-12, 2019

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  Wednesday marked the 6-month anniversary of Hurricane Michael and a lot of folks showed their commitment to our recovery by claiming a stake in our community with real estate. We closed three sales and buyers wrote up seven new contracts. Sellers listed thirteen properties, and changed prices on four others. Our inventory clicked down only by one, ending the week at 243, with homes dipping below the 50-mark to 49, 192 lots, and 2 commercial offerings listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.

We begin our review of this week’s three sales on the Cape with this 6.65-acre bay front acreage with 413′ on the water.  The land is roughly located across the street from the Seagrass subdivision.  The family has owned it for decades so no pertinent sales history is in the county records.  A mere two weeks ago they accepted an offer on it sporting a list price of $1,152,270 and for some reason agreed to let it go this week for just $762,500 cash,  66% of the list price.  The new owners got one heck of a deal for this much lovely land on pristine St. Joe Bay.

The other two sales are off the Cape over along C-30 starting off in Treasure Bay where buyers had their offer accepted last week on this 102′ by 216′, half-acre lot listed for $54,900. This stretch has no HOA, no HOA fees and is home to single family homes, RVs and pole barns.The sellers bought the lot in 2003 for $45,000 and sold it on Friday for $50,800.

Our third sale is over in Treasure Shores a little east of Money Bayou. Two weeks ago buyers had their offer accepted on this 75′ by 412′ gulf front lot. Back in 1985, the sellers bought it for a mere $49,900!  They had it listed for $399,900, and on Friday signed over the title to the new owners for $374,000 cash.

The first of our seven new contracts is on the north end of the Cape just a little bit south of the state park and Coneheads restaurant. It is an irregularly-shaped first tier, X-zone lot listed for $199,900 that has been on the market since April 2017 when it was originally listed for $225,000. County records indicate it last sold in 2000 for $67,000.

Our second contract is in Emerald Isle, one of if not the earliest platted subdivisions on the Cape adjacent to the north side of Ovation. On March 15 a developer listed his personal beach cottage for $549,000.  He built the 3-bedroom, 2-bath, 1,328 square foot gulf view home in 2017 so it is built to recent code and fared very well during Michael.  He bought the lot in 2015 for $56,700.

About a mile or so down the beach, the parties came to an agreement on this gorgeous gulf front lot in Sunset Beach Estates. This is one of the widest subdivision gulf front lots on the Cape, with 63’ of waterfront and a depth of 945’ for a little over 0.6 of an acre.  This lot was listed for $649,000 as are the three remaining similarly-sized gulf front lots in this premier little gulf front subdivision.

Down on the south side of the Cape in Jubilation, buyers fell in love with this handsome 4-bedroom, 3.5-bath, 2,581 square-foot, newly built home listed for $599,000. It is situated on a 50’ by 92’, 0.11-acre X-zone lot on Rosemary Drive. This home has only been on the market since March 19.

Contract number five is on a 77’ by 165’, roughly 0.292-acre first tier lot in Gulf Pines. It went under contract just 3 days after entering the MLS with a list price of $164,000. The seller bought it in 2003 for $295,000.

Less than a mile further east on C-30, past Treasure Shores is a pretty little subdivision nestled among the pines named The Cottages at Indian Summer. This 3-bedroom, 2-bath, 1,910-square foot gulf view home was built in 2015.  The seller has had it on the market since last September when he listed it for $690,000. Lowering that price to $599,900 did the trick and he agreed to a buyer’s offer last weekend.

We’ll wrap things up today over on Indian Pass with this contract on a 50’ wide by 960’ deep, 1.5-acre gulf front lot listed for $260,000; the seller bought it in early 2015 for $209,000.

We have come a long way in the past six months; we still have a long way to go but we’re making amazing progress. I can’t overstate how much of our recovery has been aided by our community members whose homes may be elsewhere but their hearts reside here on the Cape. You’ve stood with us in so many ways since day 1 of this challenge. Thank you.  If I can help you with any real estate questions or if you just want to know how things are coming along, please feel free to contact me.  My cell number is 850-227-5197, and my email is sherri@sherridodsworth.com.  Have a terrific week, and thank you so much for taking time out of your busy schedule to stop by today.

Reminder – if you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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Apr 05 2019

Cape San Blas Real Estate Week in Review – March 30-April 5, 2019

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 This week marks six months since Michael tore up the Forgotten Coast. I am proud of this community and the progress we have and are making. We are definitely recovering, rebounding and on the mend. Our real estate market has seemingly shrugged Michael off as it continues to behave as if that near Cat-5 hurricane had never crossed our way; it remains strong, this week closing four sales and attracting five new contracts. Sellers added twenty-one new listings, eighteen of which are lots in a new subdivision, with one newly listed house already under contract, and changed prices on three others. Our inventory of homes remained unchanged at 51, while our number of lots increased by seven to 193, for a total of 244 active MLS listings in the Cape San Blas, Indian Pass and C-30 Corridor market.

We’ll kick off our review of this week’s four sales on the south side of the Cape in Jubilation where this 92′ by 62′, 0.13-acre lot that went under contract just two weeks ago.  The seller bought it in the summer of 2004 for $320,000, had it listed for $69,900, and sold it for $62,500. It has been on the market since October 2016.

We’ll leave the Cape and head north on SR-30 towards Port St. Joe for our second sale which is a 4-bedroom, 3-bath, 1,779 square foot home listed “As Is” for $360,000. It sustained some flooding damage on the ground level from storm surge from the bay during Michael, most of which has been remediated at this point. It was listed on January 7, went under contract a month later, and sold this week for $353,000, 98% of list price.

Gulf Front Home Near Cape San Blas Under Contract Mar 2019 with List Price of $1,269,500

We’ll turn around and head back east along C-30 over to Gulf Pines to this lovely 5-bedroom, 4-1/2-bath, 2,678 square foot gulf front home situated on a 100′ wide stretch of beach. The sellers bought it in 1998 for $439,000, had it listed for $1,269,500 and sold it on Friday for $1.15M. This home attracted the buyer less than a month after it hit the market.

Our fourth and final sale takes us out to Indian Pass towards the eastern tip to this lovely lagoon front home tucked away on 235′ of waterfront beauty. The 3-bedroom 3-1/2-bath, 3123 square foot home was built in 2006.  The sellers listed it in early 2018 for $859,000 and over time since then adjusted that price down to $799,000. On Friday the new owners picked up the keys at closing for $770,000 cash.

For the first of our five new contracts we’ll return to the Cape, this time on the north end of the peninsula starting off in Hibiscus Bay and Beach, an attractive subdivision adjacent to the south side of Rish Park. Buyers staked their claim on this irregularly-shaped 0.46-acre lot with great views from a home on pilings of both St. Joe Bay and the Gulf. This community includes deeded gulf and bay access, a walkover out over the bay, a pool, and a walkway to the beach with a gazebo gracing the shoreline to savor our beautiful sunsets. The sellers bought it just last September for $76,000 but have decided to look for an existing house rather than build and listed it a couple of weeks ago for $86,000.

Back down on the south side of the Cape on McCosh Mill Road in Piney Woods, sellers accepted an offer on their 58′ by 131′ 0.16-acre pool side lot. They bought it in mid-2015 for $114,900 and have it listed for $109,000.

About a half mile down the road is Boardwalk, home to this 3-bedroom, 2-bath, 1,599 square foot home built in 1988 labeled as a fixer upper. It was listed on Wednesday for $299,900, received multiple offers within two days, and went under contract Friday afternoon.

Back out on C-30 in Treasure Bay buyers had their offer accepted on this 102′ by 216′, half-acre lot listed for $54,900. This stretch has no HOA, no HOA fees and is home to single family homes, RVs and pole barns.The sellers bought the lot in 2003 for $45,000.

We’ll wrap things up today over in Gulf Pines with this third-of-an-acre first tier lot that went under contract on Thursday with a list price o$149,000. It last sold in mid-2017 for $187,000.

That does it for today. I’m pleased to see continued steady interest in our market, meaning others realize how steadily we are recovering from Michael and getting better every day. This week a client who only gets to visit here occasionally sent me some photos of how he sees the landscape of the Cape healing, one of which he calls, “On the Mend”.

I loved seeing this as we most definitely are on the mend on every level.

If you’re thinking of buying or selling, I’ll be glad to help you, so let’s talk. You can always reach me by calling or texting 850-227-5197 or emailing sherri@sherridodsworth.com. Either way, I hope to hear from you soon, and thank you so much for taking time out of your busy schedule to stop by today.

Reminder – if you would like to read this with the links to the various listings, I can only email them to you now with our new MLS which I’ll be glad to do. Just let me know by sending me a request to sherri@sherridodsworth.com and I’ll set you up to receive my blog post with the links each week.

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