Archive for the 'Cape San Blas' Category

Aug 15 2014

Enjoying the 2014 Florida Realtors Convention

Published by under Cape San Blas

Arrived in Orlando Wednesday afternoon for the Florida Realtors annual convention and since then have attended a lot of super informative education seminars and meetings on a wide variety of real estate topics. As our local Realtor association’s 2014 President, I’ve attended a number of leadership meetings where I’ve picked up a lot of valuable information regarding the state of our industry and profession.

My final meeting wraps up Sunday at noon after which I’ll head on home to the Cape ready to get back to work first thing on Monday to put all this new info to good use. Our market hasn’t rested this week, so please be sure to check back on Saturday to catch up on all the action. Hope to see you then!

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Aug 09 2014

Cape San Blas Real Estate Week in Review – Aug. 2-8, 2014

Published by under Cape San Blas

For Sale and SoldWell, it is definitely summer in Florida. We’ve had a hot sunny week with afternoon temps in the 90′s. Seems like the only thing hotter than the weather is our sizzling hot real estate market, with five sales and seven new contractsseven new listings, and five price changes.   Our inventory shed two, closing the week at 275, with 86 homes and 189 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS. Let’s see what’s cooking.

Cape San Blas First Tier Gulf Front Lot Under Contract July 2014 with List Price of $149,000

We begin our review of this week’s five sales in Rosemary Dunes, a relatively new micro-subdivision just south of Rish Park. It’s a quarter-acre first tier “X” zone lot that went under contract the first of July with a list price of $149,000, and on Wednesday it went for $135,000.

Cape San Blas Gulf View Home Under Contract July 2014 with List Price of $260,000

On Sea Dunes Drive, a road near The Tradin’ Post, our next sale is a 2-bedroom, 2-bath,  1,248-square foot gulf-view cottage, “X” zone, that was listed for $260,000. The sellers bought the vacant lot in 1995 for $13,500.  If it looks familiar, that may be because in April it had a contract on it that didn’t work out and it came back on the market in mid-May, but now they have finally made it all the way to closing, with the keys changing hands for $255,000.

Cape San Blas Bank-Owned First Tier Lot Under Contract with List Price of $70,000

Down on the southern end of the peninsula just before the rocks at Stumphole, our third sale is a bank-owned first tier quarter-acre lot under contract since mid-June with a list $70,000.  It is one of a number of lots that went back to the bank when this development known as Cape Isle Preserve failed to sell, and on Thursday it sold for $60,000.

Cape San Blas Home Under Contract June 2014 with List Price of $289,900

Our fourth sale takes us to the south side of the Cape to Boardwalk where this 2-bedroom, 2-bath, 1,296 square foot home on an interior “X” zone lot went under contract in mid-June with a list price of $289,900. The sellers bought it the year it was built in 1999 for $152,500. It has been a good rental for them, grossing $40,000 last year. New owners picked up the keys this week for $269,000.

Treasure Shores Gulf Front Lot Under Contract August 2014 with LIst Price of $299,000

Our fifth and final sale takes us out onto the C-30 Corridor to Treasure Shores where just last week my clients put a contract on this 75′ by 312′, half-acre gulf front lot listed for $299,000. The seller bought it in 1999 for $145,000, and sold it on Monday for $250,000

Cape San Blas Gulf Front Lot Under Contract August 2014 with List Price of $179,000

Now on to our seven new contracts beginning with this gulf front property on White Sands Drive on the northern side of the Cape peninsula. This very shallow lot used to have a house on it but that was moved to the other side of the street because of beach erosion. The sellers bought this in November 2010 for $110,000 and have it under contract with a list price of $179,000.

Cape San Blas Gulf First Tier Lot Under Contract August 2014 with List Price of $69,900

A short way down the road our second new contract is on a 80′ by 179′, one-third-acre first tier lot with deeded gulf access in Rosemary Dunes that went under contract Monday with a list price of $69,900. It was recently carved out of a large parcel when the subdivision was platted a year or so ago.

Bank-Owned Cape San Blas Bay Front Lot Under Contract August 2014 with List Price of $195,000

Next up is a bank-owned bay front lot across the street from Seagrass subdivision. This 100′ by 778′ , 1.7-acre lot listed for $195,000 last sold in the summer of 2001 for $100,600.

Cape San Blas Gulf Front Duplex Under Contract August 2014 with List Price of $299,900

Returning down south a bit we have a classic little beach cottage under contract with a list price of $299,900. This 1,300 square-foot, 2-bedroom, 2-bath, attached home was built in 1992, and shares a stairway entrance with its sister unit next door. The sellers bought it in January 2004 for $320,000.

Cape San Blas Bay Front Home Under Contract August 2014 with List Price of $587,000

Here’s another bay front listing, this one a 2-bedroom, 2 1/2-bath, 1,411 square foot home listed for $587,000. It was built in 2008 and is situated on a 1.13-acre lot with 100′ of water frontage overlooking Pig Island.

Cape San Blas Gulf Front Lot Under Contract with List Price of $295,000

Not far from the rocks at Stumphole, our sixth contract is on a gulf front lot approximately 120′ wide listed for $295,000.  When it last sold in 2004 for $600,000, there was a 2,300 square foot home on it which was subsequently moved over to Simmons Bayou.

Gulf Pines Duplex Under Contract August 2014 with List Price of $599,900

Oddly enough, this week we have a second gulf front home adjoined to a matching unit by a small deck and stairway. This one’s listed as a single package, with the two sides listed for $599,900. Between them they have 3,356 square feet under heat and air, and a total of 6 bedrooms and 4 1/2 baths. It was built in 1983 and is on a 100′ wide lot.

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 02 2014

Cape San Blas Real Estate Week in Review – July 26-August 1, 2014

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 three new contracts. Sellers changed six prices, and added eight new offerings to the menu.  Our inventory grew by four, closing the week at 277, with 88 homes and 189 listings in the Cape San Blas, Indian Pass, and C-30 Corridor MLS. Let’s see what buyers have been up to.

We’ll begin our review of this week’s five sales on the Cape up in Barrier Dunes with this 2-bedroom, 2 1/2-bath, 1,888 square foot townhouse that went under contract at the end of June with a list price of $224,900. Back in mid-2006 it sold for $379,000. The current owners bought it in June of 2012 for $140,000, fixed it up, and sold it on Friday for $198,000.

Ovation At Cape San Blas Gulf View Lot Under Contract April 2014 with List Price of $99,000

Just a short way down the road in Ovation, buyers finally got lender approval to close on a second tier gulf view lot listed as a short sale for $99,000. The owners bought it in the summer of ’05 and tried to sell it two years later when they listed it for $599,500. They had two contracts on it last year, but neither one worked out. The views from this property when a house is built on it will be amazing. The lot is entirely in an “X” zone.  The parties closed on Tuesday for $93,000 with the lender requiring the seller to contribute some funds at closing.

ape San Blas FirstTier Lot Under Contract July 2014 with List Price of $156,000

Seahorse Lane is two streets north of The Tradin’ Post in a laid-back classic old-school Florida beach neighborhood. No HOA or hassles, just a dusty dolomite lane leading down to the beach. Buyers were charmed by that notion in June, and penned a contract on this 102′ by 154′, third of an acre first tier lot listed for $156,000. The sellers have owned the property since early 1995 when they purchased it for $30,900, and sold it on Thursday for $140,000 cash.

Cape San Blas Bay View Lot Under Contract with List Price of $29,9000 July 2014

We’ll wander down to the south side of the Cape to Eventide for our next sale. It’s on an irregularly shaped quarter-acre bay view lot that was listed for $29,900. This community also provides owners with deeded gulf and bay access courtesy a reciprocal agreement with their sister subdivision across the street, San Blas Plantation. The seller bought it along with several other lots from the developer in 2000 for an aggregate price of $80,000, and sold it on Monday for $25,000.

Indian Pass Gulf Front Lot Under Contract July 2014 with List Price of $299,000

Our fifth and final sale is over at Indian Pass where this gorgeous gulf front lot in Indian Summer  went under contract in mid-July with a list price of $299,000. It’s located in a FEMA-eligible area, and has 68′ of waterfront.  This peaceful and secluded little subdivision is tucked away in a beautiful pine-studded stretch of beach, and features oyster shell roads, graceful period street lighting, and a lovely pool overlooking the gulf.  In December 2011, the sellers bought it for $190,000, and sold it for $260,000.

Cape San Blas Gulf View Home Under Contract August 2014 with List Price of $299,000

Now on to our three new contracts, beginning with something we don’t see everyday, a house that was relocated onto a new lot. The seller is the developer of Rosemary Dunes and the house was originally located on one of the gulf front parcels he purchased.  Known for years as “Lone Pines” in the rental market, this 2-bedroom, 1-bath, 1,200 square foot circa 1980 home was moved on to a lot on Cape San Blas Road in Paradise Gulf that the developer also purchased in March of this year for $70,000.

Treasure Shores Gulf Front Lot Under Contract August 2014 with LIst Price of $299,000

Our second contract takes us out onto the C-30 Corridor to Treasure Shores where my clients put a contract on this 75′ by 312′, half-acre gulf front lot. The sellers bought it in 1999 for $145,000, and have it listed for $299,000.

Indian Pass Lagoon View Lot Under Contract August 2014 with List Price of $29,500

Our final contract takes us all the way out to near the tip of the Indian Pass Peninsula to the gated community of Mystic Palms where this irregularly shaped quarter-acre lagoon view lot went under contract on Thursday with a list price of $29,500. The seller is the original developer of this community.

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 01 2014

Busy Buyer Weekend

Published by under Cape San Blas

The summer buying season continues unabated and I have had back to back to back appointments helping folks learn about all the great real estate opportunities here in the Cape San Blas market.  As a result, I’ll be posting this week’s review on Sunday.  There’s a lot going on, so be sure to check back!

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Jul 26 2014

Cape San Blas Real Estate Week in Review – July 19-25, 2014

Published by under Cape San Blas

For Sale and SoldIt’s been another busy week around the Cape with lots of people in to look at property. I did manage to sneak away for a few hours, though, and get in some much needed beach time on Wednesday afternoon. Good to be reminded of why we live here. Apparently a few folks decided they want to stake a claim here as well, as we had four sales and two new contracts. Our inventory grew by four ending the week with a total of 273 active MLS listings in the Cape San Blas, Indian Pass and C-30 market, with 87 homes and 186 lots for sale. Sellers added four new listings, and made six price changes.

Cape San Blas Gulf Front Lot Under Contract July 2014 with List Price of $349,000

The first of our four sales is a gulf front lot about half a mile south of the park entrance in a 4-lot micro-subdivision called Cape Estates which was carved from the 100+’ wide parent lot that sold last May. The seller offered this 50′ wide by 586′ deep lot for $349,000, and on Friday settled for $317,000.

Ovation Gulf Front Lot Under Contract July 2014 with List Price of $325,000

Down the beach about a quarter mile we have a gulf front lot in Ovation that changed hands several times in recent years. The developer sold it in May 2012 for $135,000 during their big inventory reduction sale.  Those buyers turned it last month for $225,000 to our current seller who immediately put it back on the market and went under contract with a list price of $325,000, pretty darn close to the $315,000 cash it closed for on Friday.

Cape San Blas Gulf View Lot Under Contract July 2014 with List Price of $129,000

The next sale is in Rosemary Dunes, another new micro-subdivision just south of Rish Park. It’s a quarter-acre second tier gulf view “X” zone lot that went under contract the first of July with a list price of $129,000; it closed Wednesday for an even $100,000.

Cottages at Indian Summer Lot Under Contract June 2014 with List Price of $35,000

Our forth and final sale takes us to The Cottages at Indian Summer where we have a 50′ by 275′  interior lot that was listed for $35,000, less than ten cents on the dollar from the $360,000 it sold for in early 2005. Today’s seller bought it in January 2013 for $24,000, and sold it on Friday for $30,000.

Cape San Blas Road Front Lot Under Contract with List Price of $52,000 July 2014

Now on to our two new contracts, both of which are lots on the Cape, beginning just south of Rish Park in Paradise Bay, where on the bay side of Cape San Blas Road we have a roughly half-acre lot measuring 100′ by 200′ under contract with a list price of $52,000. Paradise Bay is a sister subdivision of Paradise Gulf located directly across the street. There is no HOA, and every owner enjoys deeded gulf and bay access. The sellers have owned this “X” zone lot for some time, and have it listed for $52,000.

Cape San Blas Bay View Lot Under Contract with List Price of $29,9000 July 2014

We’ll wander down to the south side of the Cape to Eventide for our other contract. It’s on an irregularly shaped quarter-acre bay view lot listed for $29,900. This community also provides owners with deeded gulf and bay access courtesy a reciprocal agreement with their sister subdivision across the street, San Blas Plantation. The seller bought it along with several other lots from the developer in 2000 for an aggregate price of $80,000.

Glad to see sales keep rolling right along as the summer passes. Our inventory’s low meaning fewer properties to choose from, so if you’ve been holding off don’t wait too long – get in the game!  If you’re considering selling, demand is strong. Either way, call or text me at 850-227-5197 or write me at sherri@sherridodsworth.com and we’ll get started.  Have a terrific week – thanks so much for taking time to stop by today.

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Jul 19 2014

Cape San Blas Real Estate Week in Review – July 12-18, 2014

Published by under Cape San Blas

For Sale and SoldIt has been a very sad week here on the Cape as we said good-bye to our beloved lighthouse, taken from us by politicians in town with zero appreciation for its historic value who decided to turn it into a tourist attraction standing watch over a storm water retention pond.

Cape San Blas Lighthouse Departing July 15, 2014

Cape San Blas Lighthouse Departing July 15, 2014 – Photo by Vince Bishop

While the city fathers may not value the Cape, many others do appreciate what a special place this is and some decided to make a part of it their very own.  Three new owners went to the closing table, and six buyers penned new contracts. We added eleven new listings, and changed prices on four others.  Let’s see what’s been moving (other than the lighthouse).

Irregularly shaped bay front lot under contract June 2014 with List price of $89,900  The first of our three sales is an irregularly shaped bay front lot listed for $89,900. It’s on Pig Bayou about a quarter mile north of the Tradin’ Post. The listing agent says it is a buildable lot, by virtue of its subdivision, Bay Haven, having been vested. On Thursday it sold for $80,000.

Just north of Scallop Cove, our second sale is a small bank-owned gulf front lot with 100′ of gulf frontage and a 20′ access easement from Cape San Blas Road. It was listed for $114,900 and sold for $75,000 on Tuesday.

Cape San Blas Lot in Piney Woods Under Contract July 2014 with List Price of $59,000

We’ll travel to the south side of the Cape for our third sale, turning onto McCosh Mill Road in Piney Woods to find a 57′ by 82′, 0.11-acre “X” zone lot under contract with a list price of $59,000. It’s located directly across from the neighborhood pool, so the scene in the photo above is not the view from the lot itself, but rather of the beach from up on the circle at the south end of McCosh Mill Rd.  The sellers appear to be taking a bit of a hit on this one, having purchased it in 2009 for $88,000; buyers picked up the title on Friday for $50,000 cash.

Cape San Blas Barrier Dunes Townhouse Under Contract July 2014 with List Price of $199,000

Now on to our six new contracts, beginning as we so often do on the north end of the Cape in Barrier Dunes where this 3-bedroom, 3-bath, 1,344 square foot townhouse went under contract on Tuesday as a short sale with a list price of $199,000. The sellers bought it in early 2002 for $179,900 and fixed it up turning it into a decent rental property.

Bank-Owned Cape San Blas Lot at Barrier Dunes Under Contract July 2014 with List Price of $44,100

Over on Lakeshore Drive, the detached single-family houses area of Barrier Dunes, we have a bank-owned 37′ by 41′ interior lot under contract with a list price of $44,100.  The bank acquired the property from the developer last October.

Ovation Gulf Front Lot Under Contract July 2014 with List Price of $325,000

Down the beach about a mile or so we have a gulf front lot in Ovation. This one has changed hands pretty quickly in recent years having been sold by the developer in May 2012 for $135,000 during their big inventory reduction sale.  Those owners turned it last month for $225,000, and that buyer immediately put it back on the market and now has it under contract with a list price of $325,000.

Cape San Blas Gulf Front House Under Contract July 2014 with List Price of $499,900

More gulf front action, this time on Antilles Drive back behind Pristine Properties Vacation Rentals. Here we have a 1,776 square foot, 5-bedroom, 3 1/2-bath home built in 1987 under contract with a list price of $499,900. The sellers bought it in 2003 for $325,000, and have been trying to sell it off and on since mid-2005 when they first listed it for $995,000.

Cape San Blas Gulf View House Under Contract with List Price of $389,000

Here’s a cute little bungalow just north of Scallop Cove under contract with a list price of $389,000.  Newly built in 2010, this 2-bedroom, 2 1/2-bath home packs a lot of style and utility into just 944 square feet. It features gulf views and a terrific outside patio area surrounding a pretty lap pool.  The sellers purchased the lot in May 2009 for $110,000.

Indian Pass Gulf Front Lot Under Contract July 2014 with List Price of $299,000

We’ll wrap things up today over at Indian Pass with this gorgeous gulf front lot in Indian Summer that went under contract Thursday with a list price of $299,000. It’s located in a FEMA-eligible area, and has 68′ of waterfront.  This peaceful and secluded little subdivision is tucked away in a beautiful pine-studded stretch of beach, and features oyster shell roads, graceful period street lighting, and a lovely pool overlooking the gulf.  In December 2011, the sellers bought it for $190,000.

That does it for this week. If you’re interested in finding out about coastal properties or if you’d like to talk about selling yours, give me a call and let’s talk. My cell number is 850-227-5197 or you can shoot me an email to sherri@sherridodsworth.com. I’ll be glad to help you out either way. Right now, that beautiful beach is calling me to enjoy that crystal clear water. Have a great weekend, and thanks for taking time to stop by today.

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Jul 12 2014

Cape San Blas Real Estate Week in Review – July 5-11, 2014

Published by under Cape San Blas

For Sale Sold SignI’ve written a lot lately about how red hot our real estate sales are, but we’re also in the midst of a building boom. I drove the Cape today from Sunset Pointe on the north end to Scallop Cove toward the south end of the peninsula, and in that roughly 4-mile stretch alone I counted exactly 25 houses in various stages of completion. That’s an amazing number for a market this small. We turned in another decent week, closing two sales and writing up another five new contracts. Sellers added eight new listings and changed prices on seven others. Very little change in our inventory, adding just one, closing the week at 269 with 83 homes and 186 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s see what items are moving.

Cape San Blas Bay Front Lot at Ovation Under Contract July 2014 with List PRice of $79,500

The first of our two sales is in Ovation with a property we saw go under contract just last week. It’s a bay front lot listed for $79,500 that the sellers snapped up during the developer’s clearing house sale in May 2012 for $67,000. Factoring in their closing costs and carrying costs since then, they probably didn’t break even on Wednesday when they sold it for $75,000.

Cape San Blas Gulf View Cottage Under Contract June 2014 with List Price of $175,000

Our second sale is on Jamaica Drive behind The Tradin’ Post.  It’s a 2-bedroom, 1-bath, 520 square-foot cottage built in 1988. The sellers bought it in October 2003 for $145,000, listed it for $175,000, and sold it for $165,000 cash.

Gulf Front Lot in Secluded Dunes at Cape San Blas Under Contract July 2013 with List Price of $299,000

The first of our five new contracts is on a gulf front lot up in Secluded Dunes, the northernmost subdivision on the Cape. It’s a beautiful area that adjoins the state park and is one of the earliest subdivisions out here having been a project of Langdon Flowers (of the Flowers Bakeries family fame) who also developed Barrier Dunes, both projects done in the early ’80′s.  This lot has 58′ feet on the water and is just shy of half an acre. It’s listed for $319,000, well above the  $250,000 the sellers paid for it in late 2010.  In early 2005 it sold for $1,362,500.

Cape San Blas Gulf Front Lot Under Contract July 2014 with List Price of $349,000

Our second contract is on a gulf front lot about half a mile south of the park entrance in a 4-lot micro-subdivision called Cape Estates which was carved from the 100+’ wide parent lot that sold last May. The seller is offering this 50′ wide by 586′ deep lot for $349,000.

Turtle Dunes First Tier Lot Sold July 2013 for $106,440

Our third contract is on a first tier lot in Turtle Dunes, a small subdivision on the Cape about a half mile north of Scallop Cove.  In mid-2005 it sold for $675,000. Last summer the sellers bought it as a short sale for $106,440, and have it under contract with a list price of $160,000.

Bank-Owned Cape Isle Preserve First Tier Lot Under Contract July 2014 with List Price of $70,000

Down near the rocks at Stumphole our fourth contract is on a bank-owned first tier lot in Cape Isle Preserve listed for $70,000. It’s a quarter of an acre in VE flood zone.

Bank-Owned First Tier Lot on Canoe Lane Under Contract Jluy 2014 with List Price of $89,000

Our fifth and final new contract takes us off the Cape for the first time today over to Canoe Lane in the Indian Pass area where this bank-owned, first tier gulf view lot went under contract on Wednesday with a list price of $89,000.  The last time this quarter-acre lot sold was in 2006 when it went for $400,000. Those buyers no doubt thought they were getting a bargain since the sellers they bought it from had paid $480,000 for it in 2003.

And that wraps it up for this week. Glad to see we’re continuing to move inventory at a decent clip. If you’re considering making a move, I’ll be glad to help you. Just call or text me at 850-227-5197 or send an email to sherri@sherridodsworth.com and we’ll get started. Until then, have a terrific week – I really appreciate your taking time to stop by today.

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Jul 05 2014

Cape San Blas Real Estate Week in Review – June 28 – July 4, 2014

Published by under Cape San Blas

For Sale and SoldThere have been fireworks galore all along the beaches this week as folks celebrated Independence Day, and there was no shortage of fireworks in our real estate market, either, with buyers snapping up lots of sizzling hot deals. We closed seven sales, penned a whopping ten new contracts, stocked the inventory with eight new listings (one of which has already gone under contract), and changed price tags on four others, including one price increase. Even with all that activity, our inventory sure didn’t budge much, closing down only two, at 268, with 80 homes and 188 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Lots to review today, so let’s wade right in.

Barrier Dunes House Under contract with List Price of $484,900

Although Barrier Dunes is best known for its popular town home community, less well known is that there is an area set aside for single family homes lining either side of Lakeshore Drive just south of the main entrance to the community. This week the first two of our seven sales are located there, beginning with this 4-bedroom, 3 1/2-bath, 1,984 square foot single family home built in 2006.  The current owners bought it in December 2010 for $350,000.  The seller they bought it from got it earlier that summer from a bank for $116,000.  It’s being sold unfurnished with some appliances. They put it under contract at the end of May with a list price of $484,900 and sold it on Monday for $450,000 cash, a trend lately, with six of this week’s seven sales all being cash deals.

Cape San Blas Bank-Owned Lot at Barrier Dunes Under Contract June 2014 with List Price of $40,000

Also on Lakeshore Drive, this bank-owned, 40′ by 40′ lot listed and sold for $42,000.

Ovation Bay View Corner Lot Under Contract June 2014 with List Price of $78,000

Half a mile or so down the road in Ovation our third sale is a second tier lot overlooking the bay that went under contract just last week with a list price of $78,000. It’s a corner lot, slightly larger than most other interior lots, and is located completely in the “X” zone. The sellers bought it in September of 2011 for $50,000, and sold it on Thursday for $65,000

Cape San Blas Gulf View Home Under Contract April 2014 with List Price of $849,000

In Seagrass, our next sale is a gulf view first tier home that for all intent and purposes except for strictly legal reasons could be considered a gulf front property since the DEP has denied permitting for some of the existing actual gulf front lots here. This seller bought the undeveloped lot in September 2005 for $885,000 and then built this home. Between then and now, the market tanked, and in early April he put the house under contract with a list price of $849,000.  The happy new owners picked up the keys at closing on Tuesday for $815,000.

Cape San Blas Interior Lot Under Contract June 2014 with List Price of $89,000

We’re on Tobago Lane next door to The Tradin’ Post for our next sale, a third of an acre “X” zone lot measuring 102′ by 130′ listed for $89,000.  I couldn’t find any meaningful sales data on record; it sold for $70,000.

Cape San Blas Gulf Front Home Under Contract May 2014 with List Price of $560,000

Our seventh and final sale is a 4-bedroom, 3-bath, 1,817 square foot gulf front home on Cozumel Drive built in 1998 that last sold in 2004 for $818,800.  The sellers have had it on and off the market a number of times since then, but didn’t currently have it actively listed. In early May a Realtor scouring properties looking for the perfect house for her buyers remembered that these owners were interested in selling, contacted them and negotiated a contract. The agent entered it into the MLS in Pending status with a list price of $560,000, and the parties closed on Monday for $530,000.

Cape San Blas Bay Front Lot Under Contract April 2014 with List Price of $64,900

Our seventh and final sale is a 66′ wide bay front lot that went under contract the first week of April as a short sale with a list price of $64,900. It’s located  between Villa del Sol and Cape Dunes, and has quite a sales history. In mid-2001 it sold for $81,500, and a little over a year later in September 2002 it went for $149.000. Two years later in July 2004 it sold again for more than twice that, $395,000. Today the county has it assessed at $113,569. This week it sold for full list price of $64,900.

Cape San Blas Barrier Dunes Townhouse Under Contract June 2014 with List Price of $209,000

We’re back at Barrier Dunes for the first of our ten new contracts, with a 3-bedroom, 3-bath, 1,377 square foot townhouse circa 1985 listed for $209,000.  The sellers have owned it since 1999 when they bought it for $79,900.

5+ Acre Bay Front Parcel Under Contract July 2014 with List Price of $415,000

Here’s an exceedingly rare gem – a 5+ acre tract of land on the Cape with 433′ of frontage on the bay.  BONUS – it’s also adjacent to St. Joe Peninsula State Park, has a sandy white beach, and decent water depth. My friends who own it decided to put it back on the market this week, and a couple I’ve been working with have been eying it as the perfect idyllic setting for their home. Thursday afternoon we were able to come to an agreement and have it under contract with a list price of $415,000.

Cape San Blas Spec House Under Contract July 2014 with List Price of $389,000

On the corner of Cape San Blas Road across the street from the gulf side pool at Ovation, our third contract is on new construction of a 3-bedroom, 3-bath, 1,920 square foot home for which the builder, Big Fish Construction, is asking $389,000.  They bought the lot last September for $72,500.

Cape San Blas Bay Front Lot at Ovation Under Contract July 2014 with List PRice of $79,500

We’re back at Ovation for our fourth contract, this one on a bay front lot listed for $79,500 that the sellers snapped up during the developer’s clearing house sale in May 2012 for $67,000.

Cape San Blas First Tier Gulf Front Lot Under Contract July 2014 with List Price of $149,000

These next two contracts are in Rosemary Dunes, a relatively new micro-subdivision just south of Rish Park. It’s a quarter-acre first tier “X” zone lot listed for $149,000.

Cape San Blas Gulf View Lot Under Contract July 2014 with List Price of $129,000

The other property is a second tier gulf view “X” zone lot listed for $129,000.

Cape San Blas Gulf View Home Under Contract July 2014 with List Price of $260,000

On Sea Dunes Drive, a road near The Tradin’ Post, this next contract is on a 2-bedroom, 2-bath,  1,248-square foot gulf-view cottage, “X” zone, listed for $260,000. The sellers bought the vacant lot in 1995 for $13,500.  If it looks familiar, it may be because it went under contract in April but that one didn’t work out and it came back on the market in mid-May.

ape San Blas FirstTier Lot Under Contract July 2014 with List Price of $156,000

Seahorse Lane is two streets north of The Tradin’ Post in a laid-back classic old-school Florida beach neighborhood. No HOA or hassles, just a dusty dolomite lane leading down to the beach. Buyers were charmed by that notion on Tuesday, and penned a contract on this 102′ by 154′, third of an acre first tier lot listed for $156,000. The sellers have owned the property since early 1995 when they purchased it for $30,900.

Cape San Blas Lot in Piney Woods Under Contract July 2014 with List Price of $59,000

We’ll travel to the south side of the Cape for contract number nine, turning onto McCosh Mill Road in Piney Woods to find a 57′ by 82′, 0.11-acre “X” zone lot under contract with a list price of $59,000. It’s located directly across from the neighborhood pool, so the scene in the photo above is not the view from the lot itself, but rather of the beach from up on the circle at the south end of McCosh Mill Rd.  The sellers appear to be taking a bit of a hit on this one, having purchased it in 2009 for $88,000.

Gulf Pines First Tier Home Under Contract July 2014 with List Price of $389,000

Every bit of the action so far has been on the Cape and we’re all the way to our tenth and final new contract before leaving there for the first time today. Heading east along C-30 over to Gulf Pines, where we have a 3-bedroom, 2 1/2-bath, 2,000 square foot home circa 1984 under contract with a list price of $389,000. This neat and trim first tier home with awesome gulf views, is situated on a spacious corner lot. The sellers bought it in December 2012 for $260,000 and have remodeled it nicely.

That’ll do it for this week. We’ve covered a wide variety of properties today and, as you can see, there are still a lot of good values to be had. If you’re interested in seeing what you might be able to pick up for yourself, please call or text me at 850-227-5197 or send 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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Jun 28 2014

Cape San Blas Real Estate Week in Review – June 21-27, 2014

Published by under Cape San Blas

For Sale and SoldSummer went into full swing this week with the mercury soaring and real estate sales sizzling with six sales, five new contractsfour new listings, and seven price changes. That’s a lot of activity, but our inventory remains unchanged from last week, closing once again at 270, with 84 homes and 186 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS. Let’s see what buyers are latching on to.

San Blas Shores Lots Under Contract May 2014 with List Price of $119,800

We’ll start off our review of this week’s six sales up towards the north end of the Cape in a little subdivision adjacent to the south side of Peninsula Estates known as San Blas Shores, one of, if not the, original subdivisions on Cape San Blas. It was platted with small lots that people bought and configured together as they pleased, and that’s what we have here: multiple lots being sold as a package with a likely eye toward replatting them into a single parcel. You can see the irregular shape of the lots which according to the MLS notes represent roughly one-third of an acre. The lots went under contract with an aggregate list price of $119,800 and sold for $80,000.

Cape San Blas Gulf Front Ovation Lot Under Contract May 2014 with List Price of $250,000  Our next two sales are just across the street from San Blas Shores in Ovation, beginning with a gulf front lot that was listed for $250,000. The owners bought it for $135,000 in May of 2012 when the developer deep discounted their remaining inventory to move a lot of properties off their books, and on Tuesday  they sold it for $225,000.

Ovation 1st Tier Lot at Cape San Blas Under Contract May 2014 with List Price of $150,000

Next up we have a first tier, X zone lot that went under contract at the end of May with a list price of $150,000 but not as a short sale, despite the sellers having paid $775,000 for it in the summer of 2005. They accepted $148,500 for it on Wednesday.

Cape San Blas Interior Lot Under Contract June 2014 with List Price of $59,000

Down on the south side of the Cape on Moonrise Drive, the street that runs right by The Sand Bucket Smokehouse and Grill, our fourth sale is a 90′ by 130′ X zone lot listed for $59,000 that last sold in 2003 for $147,500.  On Tuesday the buyers picked up the title for $51,000 cash.

Cape San Blas Gulf Front Home Under Contract May 2014 with List Price of $699,000

More gulf front action, this time in Boardwalk, where a freshly built 4-bedroom, 4-bath, 1,898 square foot home that went under contract last month with a list price of $699,000. The sellers had it with a property management company who report it has already booked $63,000 gross rental income to date for 2014. Once again cash talks and the buyers picked up the keys at closing on Monday for $663,000.

C-30 Corridor Home Overlooking St. Joe Bay Under Contract March 2014 with List Pricde of $229.000

To wrap up our sales review we’ll head out to the C-30 Corridor steering towards Port St. Joe, stopping in at this 2-bedroom, 2-bath, 1,416 square foot home overlooking St. Joe Bay. Built in 1993, it is situated on a 1.13 acre parcel with fantastic bay views from throughout the home.  It was  listed “As Is” and unfurnished for $229,000. It has been under contract since the first week of March, but the parties finally made it to closing on Wednesday and settled for $200,000 cash.

Barrier Dunes Townhouse Under Contract May 14, 2012 with List Price of $165,000 We’re back on the Cape to begin our review of this week’s five new contracts, beginning in Barrier Dunes with this 2-bedroom, 2 1/2-bath, townhouse that went under contract with a list price of $224,900. Back in mid-2006 it sold for $379,000.  The current owners bought it in June of 2012 for $140,000.

Ovation Bay View Corner Lot Under Contract June 2014 with List Price of $78,000

Half a mile or so down the road in Ovation our second contract is on a second tier lot overlooking the bay listed for $78,000. It’s a corner lot, slightly larger than most other interior lots, and is located completely in the “X” zone. The sellers bought it in September of 2011 for $50,000.

Cape San Blas Bay Front Lot Under Contract June 2014 with List Price of $112,000

On the south side of the Cape, just past Salinas Park on the north side of the road, this next contract is on a 113′ by 288′ bay front lot listed for $112,000. It’s mixed commercial-residential, so it offers a lot of possibilities.  It last sold in December 2001 for $150,000, well above its current list price of $112,000.

Gulf View Lot on C-30 Under Contract June 2014 with List Price of $139,000

We’re back out on C-30 for our third contract, this time heading east about a half a mile to this 50′ by 103′ gulf view lot listed for $139,000. It last sold in early 2004 for $300,000.

Cottages at Indian Summer Lot Under Contract June 2014 with List Price of $35,000

Our fifth and final contract takes us to The Cottages at Indian Summer where we have a 50′ by 275′  interior lot listed for $35,000, less than ten cents on the dollar from the $360,000 it sold for in early 2005. Today’s seller bought it in January 2013 for $24,000.

We covered a fair amount of real estate here today – time to step away from the computer and go do something else. Me? Today’s the first day of scallop season and I plan to head out in my kayak and see if their numbers are as plentiful as I’ve been hearing.   I always have my cell phone with me, though, so don’t hesitate to give me a call at 850-227-5197 or send  email to sherri@sherridosworth.com if you want to be the first to snap up one of these great buys. I’m never too busy to write up an offer. Or if you’re in the area stop by and see me. Thanks for checking out my blog – looking forward to talking with you soon.

Scallop in the sand

 

 

 

 

 

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Jun 21 2014

Cape San Blas Real Estate Week in Review – June 14-20, 2014

Published by under Cape San Blas

For Sale and SoldSummer officially arrives today with the longer days allowing even more time to shop for real estate, and buyers are taking full advantage, closing seven sales and writing up four new contracts. Taking note of this, sellers put two new listings out for consideration, and changed prices on four others. With all that activity, our inventory ticked down by two, closing the week at 270, with 84 homes and 186 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS. Let’s see what’s moving.

Interior Lot at Cape San Blas Under Contract Feb. 2014 with List Price of $49,900

One interesting note in this week’s crop of seven sales is that all but one were cash deals.  We’ll start our review  up on the north end of the Cape in Sunset Pointe with this quarter-acre lot that went under contract on May 21st with a list price of $49,900, not too far off the $55,000 the seller paid for it in the summer of 2010. Prior to that it sold in 2003 for $200,000, and then again in mid-2005 for $437,000.  On Thursday, the parties went to closing with the buyer paying $49,000 cash, and the seller providing a set of engineered floorplans and a topographical survey.

Barrier Dunes Townhouse at Cape San Blas Under Contract May 2014 with List Price of $275,000

Over in nearby Barrier Dunes our second sale is  on Sabal Drive where this 2-bedroom, 2-bath, 1,216 square foot gulf view townhouse went under contract in late May with a list price of $275,000. The sellers bought it in April of last year for $192,000 and have spruced it up very nicely.  They cashed in on that sweat equity on Monday, selling it for $250,00.

Cape San Blas Gulf Front Lot at Ovation Under Contract May 2014 with List Price of $299,000

Our third sale is in Ovation on Lot 11 which is a gulf front lot that sold for $1.275M in the summer of ’05 and most recently sold a month ago on May 14 for $185,000 as a short sale.  That new owner immediately put it back on the market, listing it for $299,000, and now they’ve now sold it for $270,000, with the Listing agent stating in the MLS notes the seller “crediting the buyer $5,000 at closing due to appraisal problems”.

Cape San Blas Gulf Front Townhouse Sold June 2014 for $238,000

Down on the south end of the peninsula just before the rocks this next sale is a three-bedroom, two-bath, 1,647 square-foot townhouse at Sunrise Sunset listed for $238,900 that the sellers bought in 2001 for $170,000. These are very nice townhouses but they have been fighting back the gulf for years and have had surf up under them a number of times, finally necessitating the construction of the seawall you see in the photo.  This week it sold for nearly full price at $238,000.

Gulf View Lot on C-30 Under Contract Feb. 2014 with List Price of $$37,000

We’ll leave the Cape and head out onto C-30 travelling east about two miles just past the little bridge at Money Bayou where this next sale is a 70′ by 192′ lot that went under contract back in mid-February with a list price of $37,00. This lot is in Sweetwater Shores, and has a long and interesting sales history, starting with the developer selling it in 1997 for $10,000, with those buyers turning it in 2001 for $25,000; those folks doubled their money the following year in 2002 for $52,200, and they then turned it yet again in 2005 for $225,000. Far more modest closing here in 2014 with the sellers picking up a check this time for $32,000.

Lagoon Front Lot Under Contract June 2014 with List Price of $39,00

Further east along C-30 our next sale is located a couple of miles past the Indian Pass Raw Bar. It’s a 100′ wide by 599′ deep, 1-acre, lagoon front lot listed for $39,000. What a view! The seller has owned this for quite some time so I’m not finding any relevant sales history but he has sold it for $28,000.

Lagoon Front Lot Under Contract May 2014 with List Price of $29,900

We’ll wrap things up with another 85′-wide, half-acre lagoon front lot along this same stretch of C-30. The sellers bought it in mid-2012 for $25,000, basically a decimal shift down from the $260,000 it sold for in late 2004.  They had it listed for $29,900, and sold it for $23,000 cash.

Cape San Blas Gulf View Cottage Under Contract June 2014 with List Price of $175,000

The first of our four contracts is on Jamaica Drive behind The Tradin’ Post with this 2-bedroom, 1-bath, 520 square-foot cottage built in 1988. The sellers bought it in October 2003 for $145,000, and have it listed for $175,000.

Cape San Blas Bay View Home Under Contract June 2014 with List Price of $349,000

Our second contract is just a block or so away on Bayou Drive, where this 2-bedroom, 2-bath, 1,800 square foot bay front home went under contract with a list price of $349,000. The sellers bought it in January of 2004 for $300,000 and have put a lot of work into upgrading it, reconfiguring the original layout, and adding complementary landscaping. The offering includes shared access to a very fine dock and an access easement from Cape San Blas Road.

Bank-Owned Cape San Blas Gulf Front Lot Under Contract June 2014 with List Price of $114,900

Just another few blocks away our third contract is on a small bank-owned gulf front lot with 100′ of gulf frontage and a 20′ access easement from Cape San Blas Road. It is listed for $114,900.

Cape San Blas Home Under Contract June 2014 with List Price of $289,900

Our fourth and final new contract takes us to the south side of the Cape to Boardwalk where this 2-bedroom, 2-bath, 1,296 square foot home on an interior “X” zone lot listed for $289,900. The sellers bought the year it was built in 1999 for $152,500. They’ve used it as a rental and last year it grossed $40,000.

That does it for this week. We’re moving a lot of value-priced properties, so as we like to say along the beach, “the water’s fine – jump on in”! If you’d like to test the waters for some great deals, call or text me at 850-227-5197 or email me at sherri@sherridodsworth.com and we’ll get to work. Until then, have a great week, don’t forget that sun screen, and thanks for taking time to stop by today.

 

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