Aug 25 2017

We’re All Texans Tonight

Published by under Cape San Blas

Living in a coastal community is 99% bliss, but when hurricanes threaten life gets challenging. I’ve been listening on the internet tonight to KTRH from Houston near where the storm is coming ashore and as a fellow coastal resident with a keen feeling of “there but for the grace of God go I”, my thoughts and prayers are with the people of Galveston, Houston and all the coastal communities in harm’s way with wishes for their safety, survival, and rapid access to resources to help them restore when this storm is over.

Please remember these people in your prayers tonight.

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Aug 18 2017

Cape San Blas Real Estate Week in Review – August 12-18, 2017

Published by under Cape San Blas

For Sale and Sold After a smokin’ busy summer, area closing agents took a break this week closing zero sales. Nada. That’s a first in a long, long time. Realtors kept busy, though, writing up four new contracts, listing seven new listings, and changing prices on three others. Our inventory inched up by two, closing the week at 282, with 82 houses and 197 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market. Let’s see what caught buyers’ attention.

Vill del Sol Subdivision Under Contract August 2017 with List Price of $4,399,900

Seems we’ve moved a fair number of large tracts on the Cape this past year, and the first of our four new contracts contributes to that trend.  Villa del Sol, a 21-acre subdivision on the south side of the Cape, is a remnant of the real estate boom of the early 2000’s.  The developers back then installed brick paver roads, all of the infrastructure such as water, sewer, underground electric and cable, and even pre-paid for sewer taps for all of the 48 lots.  The market crashed, and they lost it. The current owners purchased the common areas and the 43 un-sold lots in early 2013 for $1,837,500 as a distressed sale.  They put it back on the market in January this year and put it under contract Friday with a list price of $4,399,900.

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

In nearby Pine Bluff, contract number two is on a first tier, gulf view lot listed for $89,000.   It’s conveniently located right next to the pool and the deeded gulf access walkway to the beach.  The sellers purchased the 55′ by 265′, third-of-an-acre property in 2011 for $85,000.

Gulf Front Twin Homes Under Contract August 2017 with List Price of $799,000

We’ll leave the Cape and travel east along C-30 to Gulf Pines, home to our final two contracts, the first of which is this unique gulf front property with two homes that share a common deck. Each home is about 1,650 square feet and between them have a total of six bedrooms and four baths. The circa 1983 homes last sold in September 2014 for $512,500. Since then the new owners have been busy doing serious upgrades and renovations, including new furnishings, new flooring, new appliances, countertops and fixtures, and fresh paint throughout. Outside, they added a new walkover the to beach, of which 100′ fronts this popular vacation rental. It’s listed for $799,000 and went under contract last Saturday.

Gulf Pines First Tier Lot Under Contract August 2017 with List Price of $154,900

On the corner of C-30 and Gulf Pines Drive, this fourth and final new contract is on a 90′ by 268′, half-acre first tier lot listed for $154,900. The Gulf Pines neighborhood has minimal HOA fees of just $200 per year, and is a FEMA eligible area.  If the lot looks familiar, it may be because we saw it here a mere 2 months ago when the sellers bought it for $145,000.

That does it for this week. If you’re interested in seeing what other great real estate opportunities may be out there waiting for you, please text or call me at 850-227-5197, or shoot me an email to sherri@sherridodsworth.com and I’ll be glad to help you. Until then, have a terrific week, keep cool, and thanks so much for taking time to stop by today.

 

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Aug 11 2017

Cape San Blas Real Estate Week in Review – Aug. 5-11, 2017

Published by under Cape San Blas

For Sale and SoldThe rain went away and real estate ramped up again. We had a strong week closing eight sales and adding three new contracts. Sellers added eight new listings, and changed prices on seven others.  Our inventory grew by six, closing the week at 280, with 83 homes and 197 lots listed in the Cape San Blas, Indian Pass, and C-30 Corridor MLS. Let’s see what buyers have been up to.

Cape San Blas Gulf View Townhouse Under Contract June 2017 with List Price of $277,000

We’ll launch into our review of this week’s eight sales on the north side of the Cape in Barrier Dunes where our first sale is a 2-bedroom, 2-bath, 1,184-square-foot gulf view townhouse built around 1998. The seller bought it in ’99 for $124,600 and is had it listed for $277,000.  This has been an owner-occupied home, not a vacation rental.  The new owners took title on Thursday for $261,000.

Cape San Blas First Tier Lot Under Contract July 2017 with List Price of $269,500

Our second sale is a first tier, gulf view lot on Clearwater Drive in Dolphin Beach to Bay. The sellers bought the 50′ by 80′, half-acre, “X” zone lot in 1998 for $52,500, and have it listed for $269,500.  On Wednesday the new owners paid cash for that full list price of $269,500.

Cape San Blas Gulf Front Acreage on the South Side of the Cape Under Contract with Aggregate List Prices of $950,000

The next three sales are all related having been carved from one large parcel of gulf front acreage on the south side of the Cape.  The first two have together roughly 140′ of gulf front, spanning 1559′ from the gulf to Cape San Blas Road, for a total of approximately 4.8 acres.  The investor selling them bought the parent parcel in 2013 as a short sale for $454,000. In 2003 developers had this property slated for a development to be known as Terra Sands but it never materialized, and was eventually abandoned.

2 Acres on the Gulf at Cape San Blas Under Contract June 2017 with List Price of $425,0000

This third partial parcel of the parent parcel measures roughly 60′ by 1500′, a little over 2 acres and is listed for $425,000.  The closing occurred last Friday but was entered into the MLS this week.  The buyer paid $1.15M for the three parcels with the seller providing seller financing.

Cape San Blas Home at Boardwalk Under Contract June 2016 with List Price of $380,000

The nearby community of Boardwalk is home to this recently renovated 2-bedroom, 2-bath, 1,296 square-foot vacation rental home listed for $380,000.  It features a sparkling brand new kitchen with all new cabinets and appliances, and 2 beautifully renovated baths.  This quiet community has a lovely pool overlooking the Gulf, and a wide, expansive stretch of beach. Current HOA fees are $1,060 paid annually, or only about $88 per month.  The sellers bought it in August 2003 and handed over the keys on Thursday to the happy new owner for $360,000. The buyer used conventional financing and paid for owners title insurance and closing attorney costs.

Cape San Blas Bank-Owned Gulf Front HOme Under Contract July 28 with List Price of $429,900

Our seventh sale is a bank-owned, 3-bedroom, 4-bath, 2,324 square foot gulf front home in Cape Dunes listed for $429,900.  The previous owner bought it in early 2005 for $905,000.  This time around it went for $425,000 cash.

Cape San Blas Gulf View Home Under Contract June 2017 with List Price of $649,000

Our eighth and final sale is down on the south side of the Cape where the parties closed on this 6-bedroom, 4-bath, 3,245-square-foot gulf view home in Two Palms listed for $649,000.  The home was built in 2000, and the sellers bought it in early 2015 for $499,000. They’ve done a lot of upgrades, renovations, and brought in a lot of lovely new furnishings since then.  All that hard work paid off on Friday for $18,500 with the buyers using conventional financing.

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

Now on to our three new contracts starting off way up on the north end of the Cape in Secluded Dunes where sellers accepted an offer on their exquisitely designed 6-bedroom, 4-bath, 3,626 square foot gulf front home listed for $1.7M.  The contemporary beauty is situated on over 200′ of secluded gulf front property in a gated community.

Seacliffs Unit Under Contract August 2017 with List Price of $319,000

Next up, a 4-bedroom, 4 1/2-bath townhouse at nearby Seacliffs that went under contract Wednesday with a list price of $319,000. The sellers bought it in early 2013 for $220,000. The 1,944 square foot unit was built in 2001.

Barrier Dunes Single Family Homesite Under Contract August 2017 with List Price of $59,900

All of the new contract action was on the north end of the Cape this week and we’ll wrap things up at Barrier Dunes where buyers had their offer accepted on this 38′ by 42′ homesite on Lakeshore Drive listed for $59,900. The sellers bought it in 2013 for $35,000; prior to that it sold in late 2009 for $99,000.

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 04 2017

Cape San Blas Real Estate Week in Review – Jul. 28 – Aug. 4, 2017

Published by under Cape San Blas

For Sale and Sold We had a slow week, recording just three sales and two new contracts. Sellers added eight new listings and changed prices on six others.    Our inventory inched up by one, ending the week at 274, with 86 homes and 188 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.  Let’s take a look at what caught buyers’ attention.

Second Tier Lot in Ovation Under Contract June 2017 with List Price of $169,000

The first of our three sales is a second tier, 50′ by 107′, 0.08-acre gulf view lot in Ovation listed for $169,000. The sellers bought the X zone lot in the summer of 2015 for $117,500, and sold it on Thursday for $155,000. Ovation is a gated community spanning from the gulf to the bay, and offers exceptional amenities such as a bay front infinity pool, tennis, exercise room, walkways out over the bay, community center, and gulf side pool.

Single Family Home Overlooking St. Joe Bay Under Contract July 2017 with List Price of $464,900

We’ll head off the Cape over onto C-30 travelling towards town, turning left into Treasure Bay, about a half a mile from Cape San Blas Road.  The first week of July buyers fell in love with this 3-bedroom, 2 1/2-bath, 2,038 square foot home tucked away on 100′ of waterfront on the south end of St. Joe Bay.  This quiet neighborhood with few rentals properties is in a FEMA eligible area. The sellers bought the lot in 1999 for $81,800, and built the home in 2006.  They were asking $464,900 for it, and signed over the title on Friday for $430,000 with the buyers using conventional financing.

We’re over on Indian Pass for our third and final sale, located near the first big bend on Indian Pass Road where buyers took title to this lovely 50′ wide gulf front parcel listed for $275,000. That would be an easy to get used to front yard view, wouldn’t it? The roughly half-acre lot last sold in mid-2007 for $535,000. The sale finally wrapped up this week with the sellers accepting $240,000 cash.

Cape San Blas Gulf View Lot Under contract August 2017 with List Price of $550,000

Now on to our two new contracts, starting off with this third-of-an-acre first tier, gulf view lot in Hibiscus Gulf listed for $550,000. If that seems a bit rich for a first tier, that’s because this is not your typical first tier setting. The sliver of land seaward of it is part of Rish Park, a State of Florida property, so it will never be built on, thereby providing this lot with a guaranteed unobstructed gulf view. The sellers bought the “X” zone lot in late 2006 for $695,000. This pretty subdivision includes deeded gulf and bay access for all property owners, with a dock on the bay, community pool on the gulf side, and a walkover to the beach with a lovely gazebo.

Cape San Blas Gulf View Lot Under Contract August 2017 with List Price of $129,900

Our other new contract is on a third tier, gulf view, X zone lost listed for $129,900. This is not listed as a sort sale despite the sellers having paid $430,000 for it in early 2004.

That does it for this week. If you’re interested in seeing what other great real estate opportunities may be out there waiting for you, please text or call me at 850-227-5197, or shoot me an email to sherri@sherridodsworth.com and I’ll be glad to help you. Until then, have a terrific week, and thanks so much for taking time to stop by today.

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Jul 28 2017

Cape San Blas Real Estate Week in Review – July 22-28, 2017

Published by under Cape San Blas

For Sale Sold Sign We’re having a great summer here along the coast with vacation rental companies booked pretty much to capacity and Realtors closing property deals, this week closing seven sales and writing up two new contracts, adding three new listings, and changing prices on four others. With all that, our inventory inched up by one, closing at 273, with 84 homes and 189 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s take a look at what’s selling.

Cape San Blas First Tier Gulf View Lot Under Contract July 2017 with List Price of $235,000

The first of our seven sales is a 75′ by 270′, roughly half-acre first tier lot just a bit north of Scallop Cove listed for $235,000. The sellers bought the “X” zone lot in late 2000 for $54,000, and sold it on Wednesday for $225,000.

Cape San Blas Gulf View Lot In Jubilation Under Contract July 2017 with List Price of $59,900

Our second sale takes us down to the south side of the Cape, which is on a 50′ by 80′, “X” zone corner lot in Jubilation listed for $59,900.  This is the sister development of Ovation on the Cape, both projects having been developed by Ashwood Development of Atlanta. Jubilation features a gulf front pool with pool house and a wooden boardwalk down to a wide expanse of beach. The seller bought the lot in late 2004 for $365,000, and sold it this week for $56,500 cash.

Treasure Bay Lot on SR-30 Under Contract July 2017 with List Price of $46,900

Further east towards town out along C-30 over to Treasure Bay, sale number three is this 75′ by 218′, third-of-an-acre bay view lot listed for $46,900. The sellers bought t back in 1999 for $7,800 ($11,468 today in inflation-adjusted dollars) and turned a bit of a profit on Wednesday signing over the title for $38,000.

Lagoon Front Home Under Contract June 2017 with LIst Price of $399,000

We’ll circle back and travel east on C-30 out past the Indian Pass Raw Bar for sale number four, a 3-bedroom, 2-bath, 2.009 square foot lagoon front home listed for $399,000.  It is nestled on a 1.6-acre lot with 104′ of waterfront. The sellers bought the postcard-perfect water-view lot in 2013 for $26,200, and built the home that same year. On Friday the happy new owners picked up the keys at closing for $390,000 cash.

Indian Pass First Tier Lot Under Ccontract July 2017 with List Price of $99,500

Indian Pass is the site of our final three sales, starting with this 42′ by 231′, 0.22 acre first tier lot listed for $99,500.  The property last sold in December 2004 for $365,000. On Wednesday the sellers received their full asking price of $99,500.

Indian Pass Home Under Contract June 2017 with List Price $299,500

A little over 2 miles east along Indian Pass Road is a subdivision platted in the early 1950’s known as Indian Pass Beach Subdivision, and it is where the parties closed on this 2-bedroom, 1-bath, 1,288 square foot X-zone home listed for $299,500. The sellers bought the circa-1989 home in July 2011 for $135,000, fixed it up quite a bit, and handed over the keys on Wednesday for $280,000.

Single Family Fixer Upper on Indian Pass Under Contract July 2017 with List Price of $145,000

Our seventh and final sale is in the same subdivision on Higgins Avenue where someone elected to take on the challenge of transforming this 720 square-foot, 2-bedroom and 1 bath fixer upper listed for $140,000. The X-zone, 0.18 acre lot was sold in 2002 for $91,500.  On Friday the new owners took title to the challenge for $120,000 cash.

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

Only two new contracts this week, both on the south side of the Cape, beginning with this 50′ by 239′, quarter-acre first tier lot on Mercury Lane in Surfside Estates listed for $109,900. In early 2004 this lot sold for $345,000. The sellers bought it in April of last year for $58,000.

Cape San Blas Bank-Owned Gulf Front HOme Under Contract July 28 with List Price of $429,900

Our other new contract is on a bank-owned, 3-bedroom, 4-bath, 2,324 square foot gulf front home in Cape Dunes listed for $429,900.  The previous owner bought it in early 2005 for $905,000.

Well, that does it for this week. If you have questions regarding coastal properties, or if you’re considering selling, I’d love to talk with you. As you have seen, our housing inventory is still pretty low. 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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Jul 21 2017

Cape San Blas Real Estate Week in Review – July 15-21, 2017

Published by under Cape San Blas

For Sale and Sold  Fairly quiet real estate along our shores this week compared to what we’ve been seeing so far this summer, with three sales and three new contracts, seven new listings and eight price changes.  Our inventory bumped up by one ending the week with a total of 272 active MLS listings in the Cape San Blas, Indian Pass and C-30 market, with 84 homes and 188 lots for sale.

Cape San Blas Newly Built Home in Jubilation Under Contract June 2017 with List Price of $679,900

The first two of our three sales are in Jubilation on the south side of the Cape beginning with this brand new 4-bedroom, 4 1/2-bath, 2,537 square foot home listed for $679,900.  The seller bought the “X” zone lot just last summer for $69,000, so they got this beauty built pretty quickly.  The new owners picked up the keys at closing last Thursday for $635,000, but the sale wasn’t recorded in the MLS until Saturday.  Jubilation is the sister community to Ovation on the north side of the Cape, both projects having been developed by Ashwood Development of Atlanta in the mid-2000’s. Amenities here include a landscaped entrance, underground utilities, a gulf front pool and walkway to the beach

Cape San Blas Gulf View Lot in Jubilation Under Contract July 2017 with List Price of $59,000

Just around the corner,  this 50′ by 80′, 0.15-acre lot on Loggerhead Lane went under contract on the first of the month with a list price of $59,000, a far cry from the $575,000 it went for in 2005.  The X-zone lot should offer a gulf view when the new owners build.  On Wednesday, the sellers signed over the title to the new owners for $55,000.

Bay Front Parcel by Buffer Preserve Sold July 2017 for $121,500

This third sale showed up as a sold that went under contract on the first of June, but was never entered as a new contract and which read “entered for comp purposes” in the sale details when its status was changed from active to sold so I’m not sure what the deal is here. Anyway, the sellers bought the half-acre, 122′ Bayfront lot bordering the St. Joe Buffer Preserve over on C-30 back in 1997 for $61,000, listed it in December 2015 for $215,000, lowered that price to $199,000, and closed on Monday for $121,500. The buyer was FDEP (Florida Department of Environmental Protection).

Cape San Blas Gulf View Home with Pool Under Contract May 2017 with List Price of $639,900

OK, now on to our three new contracts. First up, a second tier home on Tobago Drive, the street on the north side of The Cape Tradin’ Post.  This one may seem familiar as it was briefly under contract once before in mid-May. On Thursday, the owners accepted a new offer on their 5-bedroom, 4-1/2-bath, 1,866 square foot home listed for $639,900. That’s just a smidgen more than the $635,000 they paid for it ten years ago in the summer of 2007.

Cape San Blas Gulf Front Townhouse Under Contract July 2017 with List Price of $439,000

A few blocks further south on Caymen Lane, buyers fell in love with this 2-bedroom, 2-bath, 1,120 square foot gulf front townhouse listed just three weeks ago for $439,000. The owners have totally transformed this beach retreat  since buying it in late 2014 for $299,000. Beautifully renovated with all new furnishings. That’s a pretty awesome view!

Cape San Blas First Tier Gulf View Lot Under Contract July 2017 with List Price of $235,000

Our third and final new contract is on a 75′ by 270′, roughly half-acre first tier lot just a bit north of Scallop Cove listed for $235,000. The sellers bought the “X” zone lot in late 2000 for $54,000.

That does it for this week. We’re still moving some choice value-priced properties, so as we like to say along the shore, “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 shoot me an email to 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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Jul 14 2017

Cape San Blas Real Estate Week in Review – July 8-14, 2017

Published by under Cape San Blas

For Sale and SoldAll the rain we’ve had the past week sure hasn’t dampened buyers’ spirits  as we turned in another good week. We had six closings, ten new contractseight new listings and just one price change. Naturally with all those new listings our inventory took a good size leap, up by 9, closing at 271, with 86 homes and 185 lots listed in the Cape San Blas, Indian Pass and C-30 Corridor market. Let’s check out what’s moving.

Cape San Blas Luxury Gulf Front Home Under Contract June 2017 with List Price of $1.7M

We’ll launch into our review of this week’s six sales on the north end of the Cape in Secluded Dunes with this magnificent gulf front luxury home under contract since June 3rd.  This 4-bedroom, 4 1/2-bath, 2,889 square foot home sits nestled on a 114′ wide gulf front lot. Add in the decking and that square footage swells to 9,735 square feet. The sellers bought the lot in 2003 for $925,000, and built the home in 2005. Here is the description from the MLS:

“The owners of this impeccable gulf-front beach home, never rented, thought of it all!! The open floor plan features 10′ high ceilings, 3-stop elevator, large wet bar, and Ipe Brazilian wood floors in the common areas, all perfect for entertaining. The gourmet Viking kitchen would be any chef’s dream, complete with granite counter tops, oversized side by side refrigerator, stainless steel double oven, built-in microwave, large induction ceramic cook top and numerous custom cabinets. When you are ready to relax for the evening, retreat to one of the four bedrooms that all face the Gulf of Mexico. Each bedroom has a private bathroom and its own access to the 2nd floor pool area and deck (also constructed from Ipe Brazilian wood). Located just steps from the State Park makes this home very secluded and the views extraordinary”.

On Friday, the lucky new owners pricked up the keys at closing for full list price of $1.7M.

Gulf View Lot on Cape San Blas Under Contract June 2017 with List Price of $148,500

We’ll come back down to earth where mere mortals reside for our second sale, which is in Feather Sound on Sea Dunes Drive.  Here the parties went to the closing table regarding this 128′  by 106′, third-of-an acre gulf view lot listed in late June for $148,500. The sellers have owned it since  way back in 1996 when they bought it for $14,650, and turned a nice little profit on Thursday settling for $130,000.

Cape San Blas Interior Lot Under Contract June 2017 with List Price of $89,900

Down on the south side of the Cape in Surfside Estates, we had a closing on a 90′ by 123′, quarter-acre, “X” zone lot listed for $89,900. This subdivision has easy-going covenants and low annual HOA fees, currently only $240 per year.   This lot sold in mid-2003 for $149,000, and on Monday it went for $80,000.

Bay View Lot Overlooking SR-30 Under Contract June 2017 with List Price of $46,900

Our next sale takes us out along SR-30 to this 76′ by 218′, roughly third-of-an-acre  bay view lot under contract since the beginning of June with a list price of $46,900. There’s been a lot of interest in lots along this stretch in the past  year or so.  This one came on the MLS the first week of March.  The seller bought it in the summer of 2014 for $21,000, and on Monday signed over the title for $44,500.  Back in early 2005 it fetched $195,000.

Lagoon Front Lot on C-30 Under Contract July 2017 with List Price of $39,400

Heading east on C-30 out past Indian Pass Raw Bar, sale number five is an 83′ by 267′, 0.58-acre lagoon front lot listed for $39,400. In the summer of 2004 it sold for $200,000, and on Wednesday it went for $36,000 cash.

Indian Pass First Tier Lot Under Contract June 2017 with List Price of $110,000

We’ll travel over to Indian Pass for our sixth and final sale, a 100′ by 148′, third-of-an-acre gulf view lot listed for $110,000, which is exactly what the seller paid for it in June 2012.  On Thursday it closed for $90,000 cash.

Cape San Blas First Tier Lot Under Contract July 2017 with List Price of $269,500

Now on to our 10 new contracts, starting with this first tier, gulf view lot on Clearwater Drive in Dolphin Beach to Bay. The sellers bought the 50′ by 80′, half-acre, “X” zone lot in 1998 for $52,500, and have it listed for $269,500.

Three Bank-Owned Gulf Front Lots Under Contract July 2017

Our next three contracts are on three bank-owned gulf front lots in Cape Isle Preserve near the rocks at Stumphole. They’re roughly one-third of an acre each, and range in price from $210,000 for a 50′ wide lot to $255,500 for a 90′ wide.  This is an area of historically high erosion rates. There may be wetland issues to deal with as well.

Cape San Blas Gulf View Lot In Jubilation Under Contract July 2017 with List Price of $59,900

Back down on the south side of the Cape, our fifth new contract is on this 50′ by 80′, “X” zone corner lot in Jubilation listed for $59,900.  This is the sister development of Ovation on the Cape, both projects having been developed by Ashwood Development of Atlanta. Jubilation features a gulf front pool with pool house and a wooden boardwalk down to a wide expanse of beachCape San Blas Gulf Front Home Under Contract July 2017 with List Price o $839,900

On Crescent Palms in nearby Pine Bluff, buyers had their offer accepted on this 3-bedroom, 3 1/2-bath, 2,114 square foot home listed for $839,900. It was built in 2012 on a nearly full acre lot featuring 55′ of gulf frontage. The lot alone sold in 2010 for $215,000.

Cape San Blas Gulf Front Home Under Contract July 2017 with List Price of $899,000

In nearby Lantana by the Sea, the parties shook hands on this 4-bedroom, 3-bath, 2,200 square foot gulf front home listed for $899,000.  The real estate investment group owners bought the 42′ wide gulf front lot in 2013 for $70,000.

Bay Front Lot at Marnie's Island Preserve Under Contract July 2017 with List Price of $37,900

Immediately after you turn left off of Cape San Blas Road heading towards town, you pass by Marnie’s Preserve, a small gated bay-front community with an impressive bridge over the marshlands leading out to the homesites.

Treasure Bay Lot on SR-30 Under Contract July 2017 with List Price of $46,900

Further east towards town out along C-30 over to Treasure Bay, our next contract is on this 75′ by 218′, third of an acre bay view lot listed for $46,900, which the sellers bought back in 1999 for $7,800.

Indian Pass First Tier Lot Under Ccontract July 2017 with List Price of $99,500

We’re back out on Indian Pass to wrap things up today with this 42′ by 231′, 0.22 acre first tier lot listed for $99,500.  The property last sold in December 2004 for $365,000.

That’ll do it for this week. Glad to have so much activity going on as people are snapping up these bargain-basement great deals on premium properties. If you’re looking for terrific values, there’s no time like the present to start searching, and I’ll be glad to help you with that. Simply call or text me at 850-227-5197 or use good old reliable email to sherri@sherridodsworth.com. Get in on the sales action here at the Cape where the only thing hotter than the weather is our real estate market. Have a terrific week, keep cool, and hope to see you back again next week. Thanks for stopping by today. Take care.

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Jul 07 2017

Cape San Blas Real Estate Week in Review – July 1-7, 2017

Published by under Cape San Blas

For Sale Sold Sign This work week truncated by the 4th of July holiday on Tuesday saw both celebrating and selling, closing only two sales, but still managing to write up six new contracts. Sellers added seven new listings, and changed price tags on four others. Our inventory shed three, closing the week at 276, with 83 homes and 193 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS.

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

Both of our sales were on the south side of the Cape in Boardwalk, starting with this 4-bedroom, 4-bath, 1,898 square foot gulf front home on Florida Avenue built in 2013 that went under contract in late May with a list price of $799,000, a price which attracted multiple offers. The sellers bought it in the summer of 2014 for $663,000, and handed the keys over to the new owners on Friday for $760,000.  It’s situated on a quarter-acre lot in the X zone.

Cape San Blas Gulf View Lot Under Contract June 2017 with List Price of $99,500

Over on Pebble Beach Ave. buyers took title to this 103′ by 80′, 0.19-acre gulf view lot that went under contract the 1st of June with a list price of $99,500.  The owners bought it in mid-2015 for $77,000, roughly half of the $150,000 it went for in 2004, and sold it on Monday for $95,000.

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

Now on to our six new contracts, starting off on the north side of the Cape in Peninsula Estates where buyers had their offer accepted on this newly-listed 3-bedroom, 2-bath, 1,388 square foot first tier gulf view home sporting a $499,000 price tag. The circa 1995 vacation rental home is situated on a corner “X” zone lot, and features an in-ground pool. All of the properties in this neighborhood include deeded gulf and bay access. Peninsula Estates has recorded covenants, but no HOA nor HOA fees.  The sellers have owned the home for some time, purchasing it in 1998 for $174,000.

Cape San Blas Bay Front Lot in Hibiscus Under Contract July 2017 with List Price of $250,000

About a half mile south in Hibiscus Bay, the parties shook hand on this half-acre bay font lot listed for $250,000 featuring 80′ of gorgeous waterfront. The seller is the developer who held the property in private ownership until just recently.  This attractive subdivision spans from bay to gulf, with a dock over the bay, gated gulf side homes with a community pool, and a gazebo overlooking the gulf.

Cape San Blas Gulf View Lot in Jubilation Under Contract July 2017 with List Price of $59,000

We’re back down on the south side of the Cape, this time in Jubilation, where this 50′ by 80′, 0.15-acre lot on Loggerhead Lane went under contact on Monday with a list price of $59,000, a far cry from the $575,000 it went for in 2005.  The X-zone lot should offer a gulf view when the new owners build.  Jubilation is the sister community to Ovation on the north side of the Cape, both projects having been developed by Ashwood Development of Atlanta in the mid-2000’s. Amenities here include a landscaped entrance, underground utilities, a gulf front pool and walkway to the beach.

Single Family Home Overlooking St. Joe Bay Under Contract July 2017 with List Price of $464,900

We’ll head off the Cape over onto C-30 heading towards town, turning left into Treasure Bay, about a half a mile from Cape San Blas Road.  Buyers fell in love with this 3-bedroom, 2 1/2-bath, 2,038 square foot home tucked away on 100′ of waterfront on the south end of St. Joe Bay.  This quiet neighborhood with few rentals properties is in a FEMA eligible area. The sellers bought the lot in 1999 for $81,800, and built the home in 2006.  They are asking $464,900 for it.

Lagoon Front Lot on C-30 Under Contract July 2017 with List Price of $39,400

Heading east on C-30 out past Indian Pass Raw Bar, contract number five is on an 83′ by 267′, 0.58-acre lagoon front lot listed for $39,400. It last sold in the summer of 204 for $200,000.

Single Family Fixer Upper on Indian Pass Under Contract July 2017 with List Price of $145,000

We’ll wrap things up for the week over on Indian Pass on Higgins Avenue in Indian Pass Beach Subdivision where someone elected to take on the challenge of transforming this 720 square-foot, 2-bedroom and 1 bath fixer upper listed for $140,000. The X-zone, 0.18 acre lot was sold in 2002 for $91,500.

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. Call or text me at 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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Jun 30 2017

Cape San Blas Real Estate Week in Review – June 24-30, 2017

Published by under Cape San Blas

For Sale and Sold Sunny weather returned in full force this week and so did the buyers. We had a lot of action, closing eight sales and writing up seven new contracts. Sellers posted “For Sale” signs on a whopping fourteen new listings, and new price tags on nine others. Our inventory inched up by six, closing out the week at 279, with 85 homes and 194 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.

Cape San Blas Bay View Home Under Contract June 2017 with List Price of $428,000

We’ll kick off our review of this week’s eight sales up on the north end of the Cape in Sunset Pointe on Hemmingway Circle where sellers accepted an offer on June 10 on their 3-bedroom, 2-bath, 1,684 square-foot home with an unobstructed view of the bay.   They bought the quarter-acre “X” zone lot in early 2010 for $55,000, built the home in 2012, listed it for $428,000, and sold it on Wednesday for $403,000 cash.

Cape San Blas Bay Front Lot Under Contract June 2017 with List Price of $335,000

About a mile down the road from Sunset Pointe just south of Ovation is Cape Breezes, home to this 100′ by 240′, half-acre bay front lot listed the 1st of May for $335,000.  This is one of the original subdivisions on the Cape, platted and recorded in the late ’70’s.  There is no HOA and no HOA fees, and all properties convey with deeded bay and gulf access. The sellers bought the lot in 2003 for $360,000, and sold it for $302,000 cash.

Cape San Blas Bay Front Lot Under Contract May 2017 with List Price of $319,000

Our third sale is this beautiful bay front lot on Anchor Lane in Paradise Bay subdivision just north of Cape Palms Park. The half-acre property has over 100′ on the water and went under contract as soon as it hit the MLS in early May with a list price of $319,000 so I think the parties had already come to an agreement by the time it showed up as a listing. All the lots in this subdivision include deeded gulf access directly across the street, and there is no HOA or HOA fees. The new owners took title for $290,000 cash.

 

Two First Tier Lots in Gulf Pines Under Contract June 2017 with List Prices of $98,000 Each

These next two sales are adjacent first tier lots in Gulf Pines subdivision off of C-30 as you head towards Indian Pass Raw Bar.  They were originally part of the gulf front lot seaward of them. There’s a home on the gulf which the owners bought in early 2015 for $915,000.  They subsequently did a minor replat, breaking off these two roughly 54′ wide, third-of-an-acre lots which they’ve listed for $98,000 apiece. Somebody thought that sounded like a pretty good deal and decided to snap up both of them two weeks ago, and on Thursday they took title to them for $93,500 each.  This is a FEMA-eligible neighborhood.

Gulf Front Home at Sweetwater Shores Under Contract May 2017 with List Price of $769,000

Our next sale is over in Money Bayou where the parties went to the closing table on this 3-bedroom, 3-bath, 1,934 square foot gulf front home listed for $769,000. The lot alone sold for $325,000 in 2002, and the home was built two years later in 2004. It sits on a half-acre lot with 50′ of waterfront,  and FEMA flood insurance is available. It went under contract on the 21st of June and closed eight days later for $738,500 cash.

Indian Pass House Under Contract Feb. 2016 with List Price of $299,900

We’re over in Indian Pass Beach subdivision for our eighth and final sale, a 2-bedroom, 2 1/2-bath, 1,872 square foot beach home built around 1989. This home is on Oak Street just off of Indian Pass Road and while it doesn’t have gulf views, it is just a short stroll down to the beach.  The sellers bought it in 2004 for $425,000, and initially listed it in 2006 for $700,000. It went under contract Memorial Day Weekend sporting a $299,900 price tag, and sold on Monday for full list price of $299,900 with conventional financing.

Second Tier Lot in Ovation Under Contract June 2017 with List Price of $169,000

The first of our seven new contracts is a second tier, 50′ by 107′, 0.08-acre gulf view lot in Ovation listed for $169,000. The sellers bought the X zone lot in the summer of 2015 for $117,500. Ovation is a gated community spanning from the gulf to the bay, and offers exceptional amenities such as a bay front infinity pool, tennis, exercise room, walkways out onto the bay, community center, and gulf side pool.

Gulf View Lot on Cape San Blas Under Contract June 2017 with List Price of $148,500

Our second contract is located in Feather Sound on Sea Dunes Drive.  Here buyers had their offer accepted on this 128′  by 106′, third-of-an acre gulf view lot listed just last week for $148,500. The sellers have owned it since  way back in 1996 when they bought it for $14,650.

Cape San Blas Gulf View Home Under Contract June 2017 with List Price of $649,000

Contract number three is down on the south side of the Cape where buyers had their offer accepted this 6-bedroom, 4-bath, 3,245-square-foot gulf view home in Two Palms listed for $649,000.  The home was built in 2000, and the sellers bought it in early 2015 for $499,000. They’ve done a lot of upgrades, renovations, and brought in a lot of lovely new furnishings since then.

Lagoon Front Home Under Contract June 2017 with LIst Price of $399,000

We’ll travel east on C-30 out past the Indian Pass Raw Bar for contract number four which is on this 3-bedroom, 2-bath, 2.009 square foot lagoon front home listed for $399,000.  The 1.6-acre lot has 104′ of waterfront. The sellers bought the postcard-perfect water-view lot in 2013 for $26,200, and built the home that same year.

We’re back out on Indian Pass for our last three new contracts, starting off near the first big bend on Indian Pass Road where buyers had their offer accepted on this lovely 50′ wide gulf front parcel listed for $275,000. That would be an easy to get used to front yard view, wouldn’t it? The roughly half-acre lot last sold in mid-2007 for $535,000.

Indian Pass Home Under Contract June 2017 with List Price $299,500

A little over 2 miles east along Indian Pass Road is a subdivision platted in the early 1950’s known as Indian Pass Beach Subdivision, and it is where buyers penned an offer on a 2-bedroom, 1-bath, 1,288 square foot X-zone home listed for $299,500. The sellers bought the circa 1989 home in July 2011 for $135,000.

Indian Pass Lot with 25' of Gulf Frontage under Contract June 2017 with List Price of $129,000

We’ll wrap things up today out at the tip of Indian Pass in St. Vincent Point where sellers accepted an offer on their quarter-acre lot with 25′ of gulf frontage overlooking St. Vincent Island listed for $129,000. They bought it as a bank-owned sale in early 2014 for a mere $80,000.

That’s it for this week. Let’s go celebrate our independence! I hope you have a terrific holiday weekend with family and friends and enjoy the blessings of living in a free nation. There’s a little grill action on the horizon, good eats and good times. Thanks so much for taking time out of your weekend to stop by for awhile. If you’d like further info on any area properties, let me know – just call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com .

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Jun 23 2017

Cape San Blas Real Estate Week in Review – June 17-23, 2017

Published by under Cape San Blas

For Sale Sold SignEven though Tropical Storm Cindy passed well to the west of us over into Louisiana, she left her mark here dropping a lot of rain on us and doing a pretty good number on our western-facing beach. This was not a major wind event for us, but the swells in the Gulf were pretty good size for as minor a storm as it was. Areas already at risk from prior erosion were particularly hardest hit. On Wednesday afternoon, county officials deemed the damage to Cape Shoals townhouses serious enough as to make them dangerously unsafe, and condemned them. The County has done everything in its power to move forward with beach restoration but the Feds have dragged their feet on issuing their final permitting.  November may be the earliest we might see any movement forward. I’ll be attending a meeting on Saturday which will include a briefing on the status of where we stand as far as having the CBRA designation removed from the Cape, a move which, if approved, would have huge positive impact on the area as we would once again be able to participate in FEMA beach restoration programs and not have to suffer these endless delays.

It was too wet and windy for buyers to get out and shop, so we had a relatively quiet week, managing to close five sales, but only writing up one new contract. Sellers added ten new listings, and changed six prices.  With all those new listings, our inventory swelled by ten, closing at 273, with 81 homes and 192 lots listed for sale in the Cape San Blas, Indian Pass, and C-20 Corridor MLS market.

Cape San Blas Gulf Front Condo Under Contract June 2017 with List Price of $359,000

The first of our five sales is in Seacliffs where at the beginning of May buyers had their offer accepted on this 3-bedroom, 2 1/2-bath, 1,518 square foot circa 1986 gulf front condo.  The sellers bought it in January 2014 for $275,000 and have it listed for $359,000. On Friday they picked up a check at closing for $348,000.

Cape San Blas Gulf Front Lot Under Contract May 2017 with List Price of $499,000

Our second sale is a 50′ by 432′, half-acre gulf front lot on Mossy Lane listed for $499,000.  This is in  a new subdivision, The Preserve at the Cape, adjacent to the north side of Seagrass.  The sellers accepted $460,000 for it at closing.

Cape San Blas Gulf View Home Under Contract March 2017 with List Price of $529,900

About a mile or so south of the Preserve at the Cape, on Cancun Drive, the parties closed on this 4-bedroom, 3 1/2-bath, 2,407-square-foot gulf view home listed for $539,900. The sellers bought it in early 2016 for $390,000 and have put a lot of work, renovations, new furnishings, countertops, appliances and paint into it in the short time since.  Here’s the before exterior photo:

Cancun Before

All that hard work paid off this week when the sellers accepted a check for $510,000.

Cape San Blas Duplex Now Just $539,000

I have a listing just next door on Cancun that’s a great rental property, a duplex with a total of seven bedrooms and five baths on which we just lowered the price to $539,000. That’s like getting two rental properties at the beach for less than $270,000 apiece!  Brand new, with construction just completed in January of this year. Renting really, really well. Totally handicap accessible, X zone, and with gulf access. Being sold fully furnished, totally turn-key ready to be both your perfect beach retreat and money-maker.

Cape San Blas Gulf Front Home Under Contract April 2017 with List Price of $1.195M

Down on the south side of the Cape near Salinas Park is Two Palms, home to this handsome 4-bedroom, 4-bath, 3,714 square foot gulf front home listed for $1.195M.  The seller purchased it back in 2002 for $800,000.  This exquisitely decorated and appointed home is described as follows in the MLS notes:

Inspired by a lovely villa in Sorrento, Italy. Interior decor and painting was accomplished by top decorative artist in the USA with attention to details. The home features: Australian Cypress wood floors, double glazed crown molding, trey ceilings with accent lighting, ten foot ceilings, antique period furnishings, and original art which will convey. The master bedroom enjoys breathtaking views of the Gulf, a sitting area, and a unique “sunrise glow” painted ceiling. The kitchen is equipped with GE profile, Jenn Air, and U-Line appliances.

On Thursday, the happy new owners picked up the keys at closing for $1.02M.

Indian Pass Gulf Front Lot Under Contract May 2017 with List Price of $499,000

Our fourth and final sale is a 100′ by 520′, 1.18-acre gulf front lot on Indian Pass under contract since the first week of May with a list price of $499,000. The parent plat extends from the lagoon to the gulf, and was purchased by the sellers in 1999 for $325,000. The sellers are doing a minor-replat of the lot separating the lagoon side from the gulf side and retaining a five-foot pedestrian easement on the gulf parcel for their use for gulf access.  The new owners took title for $481,000.

Gulf Front Home at Sweetwater Shores Under Contract May 2017 with List Price of $769,000

We’ll head over to Money Bayou for our one and only new contract which is on this 3-bedroom, 3-bath, 1,934 square foot gulf front home listed for $759,900. If you’re having a deja vu feeling when you look at it that’s probably because it was under contract briefly once before n mid-May, but that contract eventually unraveled. The lot alone sold for $325,000 in 2002, and the home was built two years later in 2004. It sits on a half-acre lot with 50′ of waterfront,  and FEMA flood insurance is available.

That does it for today. I hope to have some new info for you soon on the status of the beach restoration project and removing the CBRA designation from the Cape.  If you’re thinking of buying or selling, call or text me at 850-227-5197 or drop me an email to sherri@sherridodsworth.com and we’ll get started. Have a great week, and thank you so much for stopping by today.

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