Cape San Blas Real Estate Blog

What a gorgeous week it has been – warm, sunny days, crystal clear blue skies, low humidity, and calm, emerald green gulf waters. A perfect week to claim a little piece of this paradise for your own, and a number of folks did just that. We closed six sales, wrote up three new contracts, and listed nine properties. Only one seller decided to try a price adjustment. Our MLS inventory grew by six, closing the week at 269, with 86 homes and 183 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s take a look at what’s moving.

We’ll begin our review of this week’s six sales on the north end of the Cape at Park Point, home of two bank-owned interior lots that went under contract on the first of May each priced at $29,900, just a bit above their county assessed values of $27,500. They last sold in October 2003 for $280,000 each, and now the banks have let them go for $25,000 apiece.

Our next sale is in nearby Barrier Dunes. It’s a 38′ by 42′ interior lot that went under contact just last week with a list price of $39,000; it last sold in October 2009 for $99,000. The county has it valued at $31,500. There were no contingencies to be met so this one was able to close quickly, with a final sale price of $35,000.

We’re travelling down to the south side of the Cape for our next sale, a bank-owned interior lot in Surfside Estates that went under contract last week with a list price of $69,900, in line with the county’s assessed value of $60,00. This quarter-acre lot measuring 89′ by 121′ sold in mid-2005 for $380,000, and prior to that in 1998 for $17,500. On Tuesday the buyers picked up the title at closing for $65,000.

We’ll travel out along the C-30 Corridor for our last two sales, verdant waterfront-front lots owned by Centennial Bank on Indian Pass Lagoon that went under contract the last week of April with list prices of $24,500 and $25,000. The $24,500 offering is less than 10 cents on the dollar from when it sold in January 2005 for $259,000. This week they went for $17,250 each.

The first of our three new contracts is on a bank-owned, bay front lot on the south side of the Cape. The sales history on this one illustrates the real estate boom market perfectly, having changed hands four times in just three years, as follows: August 2002 – $99,000; January 2004 – $162,500; May 2004 – $300,000; July 2005 – $675,000.

We’ll leave the Cape and head east on C-30 about a quarter of a mile to Brighton by the Sea for our next contract, which is on a three-bedroom, four-bath, 1,702 square foot gulf front townhouse. The sellers bought it in 2001 for $319,000 and are asking $299,000 for it.

And now for something completely different as they say. We’ll circle back on C-30 heading north towards town and make our way to the St. Joe Golf Course, where our final contract is on this 4-bedroom, 3 1/2-bath, 3,462-square foot contemporary-style home overlooking the 18th fairway. It was built around 1984 and has sat vacant for some time now so it needs a bit of work. The owners have it listed for $239,000 and are offering some credit for a repair allowance.

That does it for this week. There are great values in the market to be had right now, but competition for them is heating up, so if you’re thinking of buying, it’s a good time to do so. I’ll be glad to help you navigate your way, so please call or text me at 850-227-5197 or shoot me an email to shsherri@sherridodsworth.com  and we’ll see what we can find. Have a terrific week, and I thank you for taking time to stop by today.

Our market continues to show signs of recovery, as this was yet another good week with two closings and five new contracts, six new listings, and one price change. Even so, our inventory remains stubbornly stalled at 263, with 83 homes and 180 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS. Lots to cover today so let’s get going.

The first of our two closings is on the south side of the Cape just a few hundred feet east of Piney Woods and it’s quite a large parcel, 4.82 acres of gulf front with 140′ of water front and a depth of 1500′. The sellers bought it in early 2003 for $1.55M and put it under contract in mid-January as a short sale with a list price of $454,000, which is exactly what they’ve now sold it for. The county’s pretty close on this one, assessing it for $415,800.

Our other sale take us off the Cape heading over to Gulf Pines, located between the Cape and Money Bayou, where this first tier 3-bedroom, 3-bath, 1,634 square foot home went under contract in mid-March with a list price of $479,000. In late 2002 this home sold for $379,000, and the current owners purchased it in early 2005 for $760,000. They’ve had it on the market since January 2009 when they listed it for $585,000, and after all that time, in March more than one buyer decided to submit offers, so once again, we’re starting to see competition for properties more regularly.  The winning bidder went to closing on Friday with a contract price of $450,000.

Buyers were in the market for land this week as all five of our new contracts were on Cape San Blas lots, beginning up on the north end of the Cape in Sunset Pointe where this gulf view, second tier lot went under contract on Thursday as a short sale with a list price of $99,000. The sellers bought the 80′ by 95′ 0.20 acre lot from the developer in December 2003 for $310,000.  It’s currently assesssed at $60,000.

Our second contract is in nearby Barrier Dunes. It’s on a 38′ by 42′ interior lot listed for $39,000, which last sold in October 2009 for $99,000.  The county has it valued at $31,500. There are no contingencies to be met so this one should close pretty quickly.

Our next contract is an 8.8 acre bay front parcel with 200′ of waterfront and 1,917′ deep listed for $450,000. It’s on Spinnaker Drive, just a couple of hundred feet south of Coneheads Restaurant. The sellers picked it up in May 1999 for $240,000, and today the county has it assessed at $336,000.

Our final two new contracts are on contiguos lots, one bay front, one road front, listed as short sales with price tags of $149,900 and $59,000 respectively. There is 98′ of waterfront, and combined, they’re about 792′ deep, for an aggregate acreage of 1,79 acres. Before they were divided in a minor replat back in 2000, the parent parcel sold for $100,000.  The bay front lot subsequently sold in in July 2001 for $100,600 and today is assessed by the county at $140,000, the other at $64,000.

That does it for this week. I hope you have a lot of good things in store for the rest of your weekend. Lots going on around here with the Plein Air Paint Out wrapping things up on Sunday afternoon. If you’re in the area by all means do treat yourself to the truly magnificent artwork this year’s artists have turned out in the past 10 days. The wetroom gallery is at 234 Reid Avenue in Port Saint Joe (next door to Sisters Restaurant) and it is well worth your while. If you’d rather have an actual slice of the Forgotten Coast and not just a painting, let me hear from you. Call or text me on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com. Thanks so much for taking time out of your busy schedule to stop by today.

This week while much of the country was shivering, Cape San Blas was sizzling hot with great real estate deals. Lots of activity, with six sales and seven new contracts, eight new listings, and three price changes . Even with all that, our inventory barely budged at all, closing down by only one, ending the week at 263, with 83 homes and 180 lots listed for sale in the Cape San Blas, Indian Pass, C-30 Corridor market. We have a fair amount of territory to cover today so let’s get started.

Plenty of interest on the north end of the Cape at Seacliffs, home to three of this week’s six sales, beginning with this 3-bedroom, 3 1/2-bath, 1,944-square foot townhouse that went under contract in late March with an asking price of $239,000, pretty much right on the money with the county’s assessed value of $234,681, but well above the $215,000 they let it go for on Tuesday.  The sellers are the original owners who bought the land from the developer in 2001 for $60,000 and subsequently built.

Just a few doors away our next sale is a 4-bedroom, 4 1/2-bath, 2,007 square foot model built in 2001 and listed for $249,000, well below the county’s assessed value of $284,960. The sellers paid $495,000 for it in July 2004, and took $225,000 for it on Tuesday.

Next up is an out-of-the-ordinary offering. No, this isn’t Stonehenge on the Cape; it’s four 18′ wide by 60′ deep bank-owned contiguous lots offered at $15,000 apiece for an aggregate price of $60,000, which is exactly what they sold for this week.

We’re heading off the Cape onto C-30, turning left and driving just a short way until we reach this little bungalow on the right side of the road that went under contact in late May with a list price of $197,500. It’s a 3-bedroom, 2-bath, 1,380 square foot home with a lot of character inside. The home has a secluded boardwalk that leads to a private screened-in gazebo under the trees and room for a hot tub. Inside there are 75-year-old wood floors in the living area and 2 of the bedrooms. The seller bought it in early 2007 for $185,000, and has now sold it for $165,000.

Our sixth and final sale takes us all the way out onto the Indian Pass peninsula to Indian Pass Beach subdivision where this 3-bedroom, 2 1/2-bath, 1,744 square foot gulf view home went under contract in late March with a list price of $389,900, which in inflation-adjusted dollars is way less than the $351,900 the sellers paid for it eleven years ago in 2002. $389,900 in 2013 dollars is equivalent to $454,136 in 2002 dollars.  The buyers picked up the keys at closing on Tuesday for $342,000.

Now on to our seven new contracts, returning to the north end of the Cape, this time stopping at Park Point, home of two bank-owned interior lots that went under contract on Wednesday with list prices of $29,900 each, just a bit above their county’s assessed values of $27,500. They last sold in October 2003 for $280,000 each.

In nearby Barrier Dunes, our next contract is on this bank-owned 3-bedroom, 3 1/2-bath, 2,025 square foot townhouse listed for $199,500.  When it was built in 2001, the developer sold it for $181,900, equivalent to $235,741 today in inflation-adjusted dollars. When it last sold in early 2004 it went for $348,800. The county has it assessed in line with recent comps for this area of Barrier Dunes at $159,773.

Our next contract takes us about a half mile down the road to Peninsula Estates where this third-acre lot measuring 96′ by 170 which fronts Cape San Blas Road went under contract on Saturday with a list price of $49,500. No sales history available on this one as the seller has owned it for quite some time. It’s assessed by the county at $83,149.

We’re travelling down to the south side of the Cape for our next contract, which is on a bank-owned interior lot in Surfside Estates that was just listed early this week for $69,900, in line with the county’s assessed value of $60,00.  This quarter-acre lot measuring 89′ by 121′ sold in mid 2005 for $380,000, and prior to that in 1998 for $17,500.

Up next is another gulf front home, this  time over on Indian Pass. A couple of buyers liked the looks of this 3-bedroom, 2-bath, 1,670 square foot home built in 1992 situated on a 100′ wide, 1+ acre , listed with an asking price of $549,000. The sellers bought the home in August 2011 for $510,000, and today the county has it assessed for $448,764.

That’s a wrap for today.  Properties are moving at a brisk pace so if you’ve has your eye on a particular item it’s time to make a move or you might just lose out. And if you’re an owner considering selling, now may be a good time to give that a try as our inventory has been drawn down so far. Either way, call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started.  I hope to hear from you soon, and until then, have a great weekend, and thanks so much for taking time to stop by today.

Had a great vacation in Savannah with a group of girl friends but glad to be back home to my beautiful Cape beaches.  Our real estate market hasn’t taken any time off, though, as this week we closed five sales, wrote up six new contracts, added eleven new listings, and three properties that had either been under contract or expired came back on the market. In what I believe is a first in the six years I’ve been writing this blog, not a single seller changed their listing price this week which may well be yet another indicator of a recovering market. Even with all that, no move at all in  our inventory, closing exactly where we were when last we met at 264, with 84 homes and 180 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor markets.  Let’s take a look at what buyers are snapping up along the Forgotten Coast.

The first of our five sales is in Seacliffs on the north end of the Cape where this 4-bedroom, 5-bath, 2,007 square foot townhouse went under contract in late March with a list price of $225,000. The sellers bought it in the summer of 2002 for $336,900, listed it in early 2010 for $355,000, and turned over the keys at closing on Friday for $205,000.

I’m on vacation this week recharging and will return next Saturday tanned, rested and ready to report on what buyers and sellers around the Cape have been up to. Please be sure to check back then.

No let up in sales activity this week, as we closed yet another five sales, wrote up six new contracts, listed ten properties, and changed prices on two others. Two properties that had either been under contract or expired came back on the market. Our inventory swelled by five, closing the week at 264, with 84 homes and 180 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s take a look at some of the great properties buyers have been snapping up.

We’ll begin our review of this week’s five sales where we so often do, on the north end of the Cape in Barrier Dunes where this 2-bedroom, 2-bath, 1,216 square foot townhouse went under contract on the 25th of March with a list price of $225,000, attractive enough for it to have gone under contract in less than three weeks. The sellers bought it in August of 2000 for $128,700, and closed on Friday for $192,000 so they should be ok.

Our next sale is this 101′ wide by 494′ deep, 1.14 acre bay front beauty located a few blocks north of Scallop Cove. It went under contract in late March with a list price of $129,000. The seller bought it in 1999 for $120,000, and on Friday it went for $119,500.

We’ll travel all the way down to the south side of the Cape for our next sale, a road-front, bank-owned 131′ by 130′ gulf view lot that went under contract the last week of March with a list price of $48,000. I didn’t find any sales data in the county records on this property. It’s assessed at $60,000, and on Monday it closed for $45,000.

Our last two sales are out along the C-30 Corridor to Gulf Pines, stopping first at this 3-bedroom, 2 1/2-bath, 1,700 square foot first tier home that went under contract last July as a short sale with a list price of $299,990. In 2000 it sold for $185,000. The sellers bought it in April 2005 for $711,000 and put it back up for sale less than a year later asking $875,000. Today the county has it valued at $232,612, and on Friday the bank signed off on $275,000.

Just across the street, this 3-bedroom, 3-bath, 1,932-square-foot gulf front home went under contract in August with a list price of $549,000. Built in 1994, it last sold in late 2007 for $898,000, and is situated on a lovely 100′ wide stretch of waterfront overlooking a wide expanse of beach. The buyers picked up the keys at closing on Friday for $495,000.

And the beat goes on. Posting later than usual this weekend as my schedule has been filled to the brim with buyers anxious to see what good deals are still available.  It was yet another action-packed real estate week here along the Forgotten Coast closing four sales, writing up five new contracts, listing eleven properties, changing prices on eleven others, and three that had either been under contract or expired came back on the market.  Even with all that, our inventory barely budged from last week, increasing by just one to close the week at 259, with 83 homes and 176 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. We have a fair amount of territory to cover today so let’s get right to it.

To begin our review of this week’s four sales, we’re heading up to the north end of the Cape to Seacliffs, where this lovely 4-bedroom, 4 1/2-bath, 2,458 square foot end-unit townhouse went under contract the first week of February with a list price of $259,900, below the county’s assessed value of $287,104. It is being sold completely furnished, and has terrific gulf views. The sellers bought it for $344,900 in early 2002 and have added many nice upgrades since then, such as granite counter tops and beautifully tiled showers, and on Tuesday they passed the keys to new owners for $235,000.

We have several out-of-the-ordinary property reviews in our line up today, beginning with this one, a FSBO (For Sale By Owner) entered into the MLS for comp purposes as a Realtor brought the buyer to the transaction. It’s a 4-bedroom, 2-bath, 2,078 square foot gulf front home on Belize Drive which is roughly mid-way between Scallop Cove and The Tradin’ Post. The sellers bought it in the summer of 2000 for $485,000 and listed it in early 2006 for $2M.  The county now has it assessed at $393,881; on Tuesday the sellers accepted $418,750 for it.

We’ll go on down to the south side of the Cape for our next sale, checking in at Jubilation where we have a short sale, an irregularly shaped 0.11 acre interior that also went under contract the first week of February with a list price of  $26,000, roughly half the county’s assessed value of $45,000. It sold for $260,000 in mid-2004, and then again the following fall in late 2005 for $350,000. The sellers listed it just two months later for $460,000 and now seven years later they’ve gone to closing receiving $32,000 for it. Competition for properties has returned with this one closing 23% above the asking price.

Next stop is Indian Pass where at the first big curve to the left this next sale is on the lot on the right hand side at the corner of Indian Pass Road and Painted Pony Road. It’s an irregularly shaped piece fronting what’s called a canal. I couldn’t find any recorded sales data on it but from what I can gather the seller has been trying to move it since late 2004 when he listed it for $250,000. It went under contract last week with a far more modest list price of just $20,000, well below the county’s assessed value of $63,000, and on Friday it sold for just $15,000.

Turning now to our five new contracts, we’ll head back up at Seacliffs with another of our out-of-the-ordinary offerings. No, this isn’t Stonehenge on the Cape; it’s four 18′ wide by 60′ deep bank-owned contiguous lots offered at $15,000 apiece for an aggregate price of $60,000 . There are no contingencies to be met so this package deal should close pretty quickly.

Our next contract is on another unique offering, a 21-acre subdivision on the south side of the Cape offered for $2.19M.  Villa del Sol, which spans from the gulf to the bay,  has 51 of its 58-total lots up for sale.

Our next two contracts are in Two Palms, just a couple of blocks away from Villa del Sol. First up is this 3-bedroom, 3-bath, 1,618 square foot gulf view home listed for $449,900.  Interesting sales history on this one, with it having sold in early 2005 for $740,000, then again in mid-2006 for $331,000, and finally to the current owners in December of 2011. Since then they’ve made a number of improvements, including painting the exterior.

The other Two Palms contract is on a road-front, bank-owned 131′ by 130′ gulf view lot listed for $48,000. I didn’t find any sales data in the county records on this property. It’s assessed at $60,000.

Our fifth and final new contract of the week takes us all the way out onto the Indian Pass peninsula to Indian Pass Beach subdivision where this 3-bedroom, 2 1/2-bath, 1,744 square foot gulf view home went under contract last Saturday with a list price of $389,900, which in inflation-adjusted dollars is way less than the $351,900 the sellers paid for it eleven years ago in 2002. $389,900 in 2013 dollars is equivalent to $454,136 in 2002 dollars.

That does it for this week. I need to reiterate that competition for properties is really intensifying. It happened again today when I presented an offer on a bay front lot only to find the seller had received another one earlier this morning. If you have your heart set on a particular property, chances are it’s looking good to others as well, so it’s time to step up and stake a claim on it. Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get to work.  Have a great week, and thanks so much for taking time out of your schedule to stop by today. Hope to hear from you soon.

The rest of the country may be wrapped up in March Madness but around here the name of the game has been Market Madness, with visitors busy buying up real estate. A truly banner week, closing eight sales and writing up thirteen new contracts (one of which has already closed!), adding seventeen new listings (one of which someone has already put under contract), and changing the prices on four others. With all of that, I was surprised to see our inventory basically unchanged from last week, shedding just one closing out the week at 258 with 85 homes and 173 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Lots to see today so let’s get right to it.

Our review of this week’s eight closings takes us first up to the north end of the Cape to Sunset Point where we have a 79′ wide gulf front lot that went under contract in mid-February with a list price of $259,000, but not as a short sale despite the sellers having paid $836,000 for it in mid-2004. The county has it assessed for $250,000, and on Thursday it sold for $240,000.

Our next two sales are in nearby Barrier Dunes, beginning with this two bedroom, 2 1/2 bath, 1377 square foot townhouse that went under contract last October as a short sale with a list price of $249,000. This home is one of only about a dozen or so at Barrier Dunes situated in an X flood zone. The sellers purchased it in June 2007 for $375,000, and sold it on Thursday for $193,000. The county has it assessed just a bit low at $157,863.

Our other Barrier Dunes sale is a bank-owned 2-bedroom, 2 1/2-bath, 1,377 square foot unit overlooking a pond on Parkside Circle, listed for $134,500 and the new owners picked up the keys at closing this week for very near that, $133,000, not far from the $129,000 it sold for in 2001.  This same unit sold in 2004 for $325,000.

We’re doing things by twos this week, with our next two sale both being in Seagrass, a very nice subdivision down the road about two miles from Barrier Dunes. The first one is an irregularly shaped first tier “X” zone lot that sold in February 2004 it sold for $215,00, and then resold a little over a year later in May 2005 for $345,000. They put it back on the market the following year for $589,000 and had it listed as a short sale for $77,000 when it went under contract the first week of February, and that’s exactly what it sold for this week. The county has it assessed at $90,000.

Our second Seagrass sale is also one of our new contracts – this one went under contract on Monday with a list price of $89,000 and closed on Friday for $78,500. That price pales in comparison to the $215,000 it sold for in January 2004 or the $335,000 it sold for in October 2007.

Our next sale is a bank-owned gulf front lot just south of Scallop Cove. This third-acre lot sold for $529,000 in June 2004, and then resold one year later in September 2005 for $815,000. It went to the bank in January 2012 who listed it for $250,000, exactly double the county’s assessed value of $125,000, and on Monday it sold for $175,000.

We’ll head on down to the south side of the Cape for our next sale, a bank-owned corner lot in Surfside Estates listed for $25,900, well below the county’s assessed value of $45,000. The previous owners purchased it as part of a package deal of 9 lots in the subdivision for $108,000. The bank acquired it this past November, and on Thursday they accepted $22,000 for it.

We’ll wrap up our eight sales with this bank-owned lagoon front lot on C-30 down the road from the Indian Pass Raw Bar listed for an unbelievably low $21,500. No typo there. $21,500. Consider that in 2003 it sold for $155,000. On Friday they sold it for $19,000, actually less than the $19,500 it fetched all the way back in 1998.

Now on to our marathon review of this week’s crop of thirteen new contracts, beginning with this gulf front lot up in Secluded Dunes, the northernmost subdivision on the Cape and which adjoins the state park. It’s a beautiful area, 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 was listed for just $285,000, a bit above the  $250,000 the sellers paid for it in late 2010, and well above the county’s assessment of $200,000.

In nearby Seacliffs, our next contract is on this 4-bedroom, 5-bath, 2,007 square foot townhouse listed for $225,000. The sellers bought it in the summer of 2002 for $336,900, and listed it in early 2010 for $355,000. The county has this one priced above recent comps at $284,960.

Lots of activity in Barrier Dunes this week as we return there for or next contract which is on this 2-bedroom, 2-bath, 1,216 square foot townhouse listed for $225,000. The sellers bought it in August of 2000 for $128,700 so they should come out ok.  They have it priced to sell, as the only listed it last week on the 16th. The county has it assessed at $284,900.

We’ll head about a half mile down the road to Peninsula Estates where someone penned a contract on this pleasant little 2-bedroom, 2-bath, 1,058 square foot gulf view beach cottage on Cape San Blas Road. The seller has owned it since the 80′s so no county prior sales info on it. Peninsula Estates properties all have deeded gulf and bay access.

Another two miles down the road just north of Scallop Cove is this 3-bedroom, 3-bath, 1,680 square foot gulf view home listed as a short sale for $278,000. The lot alone sold in mid-2005 for $350,000.

We’re doing things in twos again, this time with two back-to-back bay front lot contracts, beginning with this 101′ wide by 494′ deep, 1.14 acre beauty located a few blocks north of Scallop Cove. It was listed this week for $129,000 and it was snapped up just three days later. The seller bought it in 1999 for $120,000.

The other bay front beauty is on the south side of the Cape, roughly across the street from Villa del Sol. It’s bank-owned 75′ wide by 300′ deep, half-acre lot listed for $80,000, which is exactly what it sold for back in 2000. That price doubled by 2003 when it went for $160,000, and those sellers flipped it in 2005 for $500,000. That buyer lost it tot he bank at the end of 2011.

We’re heading back off the Cape onto C-30, turning left and driving just a short way until we reach this little bungalow on the right side of the road that went under contact last Sunday with a list price of $197,500. It’s a 3-bedroom, 2-bath, 1,380 square foot home with a lot of character inside. The home has a secluded boardwalk that leads to a private screened-in gazebo under the trees and room for a hot tub!! Inside there are 75 yr old wood floors in the living area and 2 of the bedrooms. The seller bought it in early 2007 for $185,000.

Now for something a little different. Heading east on C-30 we’ll stop at the lot on the corner of Gulf Pines Drive for our next contract. This piece is mixed commercial and residential. It’s bank-owned and listed for $50,000, just a smidgen below the county’s assessed value of $60,000. It last sold in mid-2004 for $239,900.

We’ll head on down Gulf Pines Drive for our next contract which is on this beautiful 100′ wide, three-quarter-acre bank-owned gulf front lot listed for $400,000.  In February 2005 it sold for $1,225,000, and today the county has it assessed at $300,000.

Next stop is Indian Pass where at the first big curve to the left this next contract is on the lot on the right hand side at the corner of Indian Pass Toad and Painted Pony Road. It’s an irregularly shaped piece fronting what’s called a canal. I couldn’t find any recorded sales data on it but from what I can gather the seller has been trying to move it since late 2004 when he listed it for $250,000. It went under contact last weekend with a far more modest list price of just $20,000, which is well below the county’s assessed value of $63,000.

Last but certainly not least, we’ll wrap things up with a gulf front lot on Indian Pass in The Reservation. It’s a 51′ wide bank-owned property listed for $136,000, quite a far cry from the $830,000 it went for in September of 2003, and even below the county’s $160,000 assessment.

As you can see  the pace is picking up significantly, so if you’re ready to get in the game let’s get started. Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com. I hope you have a pleasant Easter weekend with family and friends, and I appreciate your taking time out to stop by today.

Not quite as hectic this week but still good and steady. We closed two sales, wrote contracts on three others, added eight new listings, changed prices on three others, and five listings which had either been under contract or expired came back on the market. With all that, our inventory inched up by five, closing the week at 259, with 89 homes and 170 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor market.  Let’s take a look at what’s moving off the shelves.

The first of our two sales is up on the northern end of the Cape in Seacliffs where there was a whole lot of action this week beginning with the sale of this 4-bedroom, 4 1/2-bath, 1,944 square foot townhouse that went under contact in late February with a list price of  $234,900, below the $302,700 it sold for back in 2000. Those buyers sold it to the current owners in late 2003 for $380,000. The county has it assessed for $279,623. and on Monday it sold for $220,000.

Our second sale takes us out along C-30, heading north and stopping at the second subdivision on our left, Treasure Bay, where some savvy shopper penned a bid on this lovely bay front lot just last week. It features 100′ of waterfront on the eastern shore of St. Joe Bay, encompassing 3.7 upland and bay bottom acres . The sellers owned the property since mid-1996 when they purchased it for $42,000. The county assessment is $110,000, and the buyers picked up the title at closing on Tuesday for $96,000.

More excitement back on the Cape returning to Seacliffs where two of our three new contracts were written, beginning with this 3-bedroom, 3 1/2-bath, 1,944-square foot townhouse that went under contract on Wednesday with an asking price of $239,000, pretty much right on the money with the county’s assessed value of $234,681.  The sellers are the original owners who bought the land from the developer in 2001 for $60,000 and subsequently built.

Just a few doors away our next contract is on a 4-bedroom, 4 1/2-bath, 2,007 square foot model built in 2001 and listed for $249,000, well below the county’s assessed value of $284,960. The sellers paid $495,000 for it in July 2004.

Back off the Cape again heading this time over to Gulf Pines, located between the Cape and Money Bayou, where this first tier 3-bedroom, 3-bath, 1,634 square foot home went under contract on Monday with a list price of $479,000. In late 2002 this home sold for $379,000, and the current owners purchased it in early 2005 for $760,000. They’ve had it on the market since January 2009 when they listed it for $585,000, and after all that time, this week more than one buyer decided to submit an offer, so once again, we’re starting to see competition for properties more regularly.

That does it for this week. If you’ve had your eye on a particular property, now’s the time to stake a claim on it before someone else beats you to it, because we’re seeing that more and more these past few months.  Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started.  Have a great week and thanks so much for taking time to stop by today.

Spring Breakers weren’t the only visitors enjoying our gorgeous beaches this week, as a number of buyers decided on picking up the ultimate vacation souvenir, their very own coastal retreats. We closed four sales, wrote up four new contracts, added six listings, and changed prices on two others. No change in our inventory, closing the week once again at 254, with 86 homes and 168 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s check out what’s moving.

Two of this week’s crop of four sales are up in Secluded Dunes, the northernmost subdivision on the Cape, beginning with this 100′ wide gulf front lot listed as a short sale for $230,000, having last sold in mid-2004 for $1.2M. The county has it assessed at $315,000, and on Tuesday it went for $195,000.

Next up is this half-acre gulf front lot measuring roughly 75′ by 280′ that went under contract Christmas week as a short sale with a list price of $305,000. The sellers have owned it since early 1995 when they bought it for $440,000, just about double its current county assessed value of $233,000, and on Tuesday they sold it for $230,000.

We’re heading out along C-30 travelling east over to the Cottages of Indian Summer for our third sale, a bank-owned second tier half-acre lot that went under contract just last week with a list price $25,000, below the county’s assessed value of $27,000. Even that assessed value is less than ten-cents-on-the-dollar of the $274,100 it last sold for in 2006. I helped my buyer negotiate a deal with the bank last Friday, and exactly one week later he picked up the title at closing for $20,000.

Let’s continue our travels on over to the Indian Pass Peninsula for our fourth sale, a gorgeous 131′ by 301′ gulf front lot overlooking St. Vincent Island. It’s a good-sized building site, just a little shy of a full acre. The sellers were asking $524,000 for it, but this week accepted $399,000, with the buyer paying all closing costs associated with the sale, plus a 5% real estate commission.

We’re back on the north end of the Cape for the first of our four new contracts, this time starting in Seacliffs, where this bank-owned 4-bedroom, 3 1/2-bath, 2,051 square foot townhouse went under contract on Friday with a list price of $223,500. This unit previously belonged to the developer who lost it to the bank in early 2012. The county has it valued at $278,926. The gulf views from the top floor living level are fantastic.

We’re on the south side of the Cape for our next contract which is on a bank-owned corner lot in Surfside Estates listed for $25,900, well below the county’s assessed value of $45,000. The previous owners purchased it as part of a package deal of 9 lots in the subdivision for $108,000. The bank acquired it this past November.

In nearby Villa del Sol, our next contract is on another bank-owned lot, this one a 50′ by 92′, 0.11 acre lot that last sold in May 2005 for $550,000. It went under contract on Friday with a list price of $33,800, a good bit below the county assessment of $45,000.

Our fourth and final new contract takes us back out along C-30, this time heading north and stopping at the second subdivision on our left, Treasure Bay, where some savvy shopper penned a bid on this lovely bay front lot. It features 100′ of waterfront on the eastern shore of St. Joe Bay, encompassing 3.7 upland and bay bottom acres . The sellers have owned the property since mid-1996 when they purchased it for $42,000. Today the county has the land assessed at $110,000.

That does it for this week. The pace has definitely changed here in the past two months so if you’re interested in buying, it’s time to get in the game. I’m continuing to see increasing competition for properties. Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started. Have a great week, and thanks so much for taking time to stop by today.