Mar 16 2018

Cape San Blas Real Estate Week in Review – March 10-16, 2018

Published by under Cape San Blas

For Sale Sold SignWarmer spring-like weather may be slowly returning, but our market is red hot. We closed six sales, wrote up a whopping ten new contracts, added eight new listings, and made two price changes.  Our inventory of MLS listings in the Cape San Blas, Indian Pass and C-30 market closed the week at 278, shedding six from last week, with 80 houses and 198 lots for sale. It has been a great week with lots to report so let’s get right to it.

Cape San Blas Gulf Front Home Near Park Under Contract Jan 2018 with List Price o $1,297,500

The first of our six sales is on the north end of the Cape on Sapodilla Lane in sought-after Sunset Point subdivision.  The beach of this neighborhood is absolutely pristine, quiet and lovely. The siren call of the sea captivated a buyer who fell in love with this gulf front 2,858-square-foot, 5-bedroom, 3 1/2-bath, circa-2014 home listed in mid-December for $1,297,500. This baby is a mega rental with awesome income potential – the sellers elected not to rent it year-round, but in just 19 weeks of rentals they grossed $95,000 in just 19 weeks. Sweet. Ka ching!  On Thursday, the luck new owner picked up the keys at closing for $1,205,000.

Two-Acre Bay Front Parcel in Simmons Bayou Sold March 2018 for $320,000

All of our remaining sales were off the Cape.  For our second sale, we’ll turn left off of Cape San Blas Road onto SR-30 heading north towards Port St. Joe, stopping in Simmons Bayou on the south side of Presnell’s RV Park and Marina.  Here the parties closed on this 2-acre bayfront parcel measuring 128′ by 665′.  Interesting sales history on this one. It sold in mid-2004 for $595,000, and then again in January 2005 for $875,000. The current seller listed it in January for $319,900 and closed just 60 days later for $320,000 cash.

Gulf Front Lot Near Cape San Blas Under Contract Jan 2018 with List Price of $292,900

We’ll circle back in the direction of the Cape until we get to C-30 to just past Cape San Blas Road where the first subdivision you come to on the gulf side of the road is a little gated subdivision aptly named Curve at the Cape.  In late January, sellers accepted an offer of their half-acre gulf front lot with 59′ of waterfront that they had listed for $294,900, and they sold it for that full list price on Wednesday. Back in early 2004 it went for $420,000.

Gulf Pines Gulf Front House Under Contract Feb 2018 with list Price of $699,000

Not far from Curve at the Cape is Gulf Pines, an older, settled community of the gulf with minimal HOA fees of just $200 per year.  Sale number four is a 2-bedroom, 2-bath, 1,176 square foot gulf front home listed for $699,000.  The owners bought the 100′ wide lot for $35,000 back in 1986, and built the home that same year.  They handed over the keys to the new owners this week for $645,000.

Fourteen Acres on Indian Pass Lagoon

Here’s something rare – a 14-acre lagoon front parcel in Indian Pass across the street from the Indian Pass Raw Bar. The seller bought it in May 2016 for $30,000, has had it listed pretty much ever since then asking $149,000 for it. It doesn’t hurt to ask, but this week he settled for $45,000.

Corner First Tier Gulf View Lot at Indian Pass Under Contract Feb 2018 with List Price of $129,500

Our final sale is over on Indian Pass, a lot on the corner of Canoe Lane on Wednesday. The 75′ by 245′, 0.44-acre lot last sold in mid-2012 as a bank-owned sale for $59,000, a far cry from the $550,000 price it commanded back in 2006. The sellers had it listed for $129,500 and signed over the title on Wednesday for $115,000.

Cape San Blas Interior Lot Under Contract March 2018 with List Price of $49,900

Now on to our ten new contracts the first of whichis way up on the north side of the Cape in Sunset Pointe where buyers had their offer accepted on this third-of-an-acre interior lot listed for $49,000. The developer quit claimed the property to the sellers in 2010. Sunset Pointe is divided into two sections, one fronting the gulf, the other on the bay side.  Each section is gated, there is a community pool, and all properties convey with deeded gulf access.

Cape San Blas Gulf Front House Under Contract March 2018 with List Price of $799,000

Less than two miles down the beach on White Sands Drive in San Blas Shores, the parties agreed to terms on this 2-bedroom, 3-bath, 1,956 square foot gulf front home listed for $799,000. According to county records it was built around 1986 and has been very well-maintained over the years. It’s a popular rental known as Green House and is being sold turn-key.

Cape San Blas Bay View Home Under Contract March 2018 with List Price o $429,000

Two subdivisions over from San Blas Shores is Cape Breezes, another one of the early neighborhoods on the Cape dating back to the early 80’s.  It spans from bay to gulf, and all properties include deeded bay and gulf access; that bay access is located directly across the street from the home . This handsome log-style private first tier bay view home was built in 2014. The “X” zone lot on which it is built measures 180′ by 94′, and is 4-tenths of an acre.

Cape San Blas Gulf View Lot in Hibiscus Beach Under Contract March 2018 with List Price of $559,000

In nearby Hibiscus Beach, this newly listed gulf view lot caught buyers attention and went under contract just five days after it was listed.  The 80′ by 10′, 0.32-acre, “X” zone gulf view lot was listed by the developer for $559,000. There is a small portion of Rish Park between it and the Gulf, so it won’t be built on, but it is not actual gulf front, and the owner can’t build a walkover to the beach from their home when they build.

Cape San Bas Bay View Lot Under Contract March 2018 with List Price of $59,000

Two lots in Paradise Bay fronting Cape San Blas Road went under contract, each measuring roughly 95′ by 200′ and 0.44 acre, but owned by different sellers. The first one is listed for $59,000, and last sold in 2013 for $31,000.   All the lots in this subdivision have deeded bay and gulf access, and the gulf access is directly across the street.

Cape San Blas Bay View Lot Under Contract March 201 with List Price of $69,000

The second lot is listed for $69,000 and is owned by one of the original developers of the subdivision.

Cape San Blas Gulf View Lot Under Contract March 2018 with List Price of $159,000

On the north side of Seagrass is a new 12-lot subdivision called The Preserve.  The developer says it will eventually have paved roads and no HOA.  This week they put a third-tier lot under contract with a list price of $159,000.  The 0.19-acre “X” zone lot measures 75′ by 112′.

Jubilation Lot Under Contract Marc h 2018 with List Price of $53,000

Down on the south side of the Cape in Jubilation buyers decided this irregularly shaped 0.16-acre lot was just what they were looking for.  It’s listed for $53,000, a far cry from the $300,000 it sold for in late 2004.

Treasure Bay Bay Front Lot Under Contract March 2018 with List Price of $159,000

We’ll head off the Cape again turning left on C-30 and head over to Treasure Bay where this 90′ wide bay front lot went under contract on Wednesday with a $159,000 list price.  It’s 1,572′ deep, for a total of 3.2 acres, but as you can see in the photo above almost all of the acreage is bay-bottom. The sellers bought it back in 1992 for a modest $25,000.

Gulf Pines 1st Tier Home Under Contract March 2018 with List Price of $499,000

Heading back east on C-30, our tenth and final new contract is on this 2-bedroom, 2-bath, 1,200 square foot, first tier home listed for $499,000. The sellers paid $120,000 for the quarter-acre lot in early 2016 and built the home that same year.

That does it for this week.  The weather’s warming up and our spring flowers are beginning to bloom so it’s a lovely time to visit. If you are planning to do just that and want to check out some real estate while you’re here, let me know. Call or text me at 850-227-5197, or shoot me an email to sherri@sherridodsworth.com . I love hearing from my readers. Have a terrific week, and thanks so much for stopping by today.

 

 

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Mar 09 2018

Cape San Blas Real Estate Week in Review – Mar. 3-9, 2018

Published by under Cape San Blas

For Sale Sold SignOur market took a bit of a breather this week compared to what we’ve been doing recently with no closings though we did add five new contracts. Sellers added a whopping fifteen new listings, and changed prices on seven others.  Our inventory grew in kudzu-like fashion by nine, closing at 284, with 83 homes and 201 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market MLS.  Let’s take a look at what attracted buyers’ attention.

The first of our five new contracts is one of the most northernmost lots on the Cape.  Sellers accepted an offer on their 110′ by 675′, 1.65-acre first tier lot In Secluded Dunes listed for $272,000. It conveys with a conservation easement to the Florida Department of Environmental Protection for the property surrounding the parcel, and includes an exclusive easement to the Gulf.

Barrier Dunes Townhome Quarter-Share Under Contract March 2018 with List Price of $75,000

In nearby Barrier Dunes, we have something out of the ordinary for our area, a quarter-share ownership in a 3-bedroom, 3-1/2-bath townhouse being offered for $75,000.  Each owner receives 1 week a month and the schedule is rotated at the beginning of each year so that holiday weeks are shared equal.  The sellers bought their ownership in mid-2005 for $125,000.

Ovation Gulf Front Lot Under Contract March 2018 with List Price of $439,900

Contract number three is on this gulf front lot in Ovation with 46′ of waterfront listed for $439,900. The 0.38-acre lot last sold in mid-2012 for $165,000.

Indian Pass Gulf Front Lot Under Contract March 2018 with List Price of $250,000

We’ll head on over to Indian Pass for our last two contracts, starting with this 100′ by average 861′ depth 1.9-acre lagoon front lot listed for $250,000.  The lot was part of a larger parcel that extended all the way from the lagoon to the gulf. The seller bought that full parent parcel in early 2017 for $481,000 and subsequently re-patted it separating the lagoon parcel from the gulf parcel.

Indian Pass Beach Cottage Under Contract March 2018 with LIst Price of $398,000

Our fifth and final new contract is on this 3-bedroom, 2-bath, 1,620 square foot beach house only a few lots away from the beach at Indian Pass Beach subdivision. It last sold in early 2004 for $379,900. This little neighborhood was platted in 1952 and grandfathered for FEMA flood insurance eligibility when the CBRA designation was placed on most of the rest of Indian Pass.

Wow – that didn’t take long. Quite a change of pace from the past few weeks. Overall, though, we’ve been seeing a lot of activity recently for this time of year, so if you’re interested in buying or selling, let me know. You can always reach me by either calling or texting to 850-227-5197 or sending me an email to sherri@sherridodsworth.com . Have a great week, and thanks so much for taking time to stop by today.

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Mar 03 2018

Cape San Blas Real Estate Week in Review – Feb. 24-Mar. 2, 2018

Published by under Cape San Blas

For Sale and SoldAnd the beat goes on. March rolls in with a roar as our market continues to soar, with six sales and three new contracts. Sellers added fourteen new listings and changed prices on five others.  Even with all those new listings our inventory only grew by three, ending the week at 275, with 83 homes and 192 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.  Lots to see today so let’s get rolling.New Gulf View Home at Cape San Blas Under Contract Jan 2018 with List Price of $699,000

The first of our six sales is on this recently completed new home on Cape San Blas Road in Hibiscus Bay.  Located directly across the street from the beach access point by Rish Park, it offers great gulf views from its top floor living level.  The spacious 2,950 square foot home features five bedrooms and four baths, and is elevator ready.  The property conveys with deeded gulf and bay access, and there is a neighborhood pool. The builder is also the listing agent, and he accepted an offer the first week of January with a list price of $699,999. He purchased the one-acre lot last January for $80,000, and sold the home on Tuesday for $689,000.

Cape San Blas Road Front Lot Under Contract Jan 2018 with List Price of $105,000

Our second sale is this 80′ by 122′ lot on the corner of Cape San Blas Road and Antiqua, just a bit north of Scallop Cove.  The owners bought the roughly quarter-acre lot in late 2009 for $50,000, had it listed for $105,000, and signed over the title on Wednesday for $100,000 with seller financing.

Indian Summer First Tier Lot Under Contract December 2017 with List Price of $65,000

Sale number three is this first tier lot in the secluded neighborhood of Indian Summer over on Indian Pass. This was a probate sale.  It was listed for $65,000 and sold on the Wednesday to the adjacent property owner for $50,000 cash, which is what the developer sold the property to the late owner for in 1997.

Indian Pass Gulf Front Lot Under Contract Jan 2018 with List Price of $265,000

Our fourth sale is a 50′ by 380′ roughly half-acre gulf front lot over on Indian Pass. The sellers bought the property on the steps of the county courthouse in February 2017 for $146,000, listed it for $265,000, and signed over the title at closing on Monday for $250,000. Nice little bit of profit for a 12-month investment.

1903 Indian Pass Home Under Conract Dec 2017 with List Price of $999,000

Our next to last sale is a unique property further east on Indian Pass Road that I just absolutely love. This circa-1903 Key West style 3 bedroom, 3 1/2-bath, 2,638 square foot historic home was relocated onto a 92′ wide gulf front lot years ago and has been carefully restored. It has heart pine floors throughout, original stained glass windows, adjustable transom windows, and 12’6″ ceilings. The custom designed gourmet kitchen features floor to ceiling cabinets, top of the line stainless steel appliances, granite countertops and a ceramic apron farm sink. The home has six fireplaces, including one in the kitchen and the master bathroom. Custom Bahama shutters cover most of the windows. It has over 1,000 square feet of screened porches and a 6′ x 11′ tiled chlorine-free spa pool. The lot is over an acre in size and has been professionally landscaped with native vegetation.  The owners bought it in September 2014 for $640,000; in early 2004 it sold for $1.65M. The sellers had it listed for $999,000 and handed over the keys to the new owners on Wednesday for $949,000.

Indian Pass Lagoon Front Lot Under Contract Feb 2018 with List Price of $55,000

Our sixth and final sale is this lagoon front lot close to the Indian Pass campgrounds. It features 130 feet of waterfront, has a dock in place for water access, and was listed for $55,000. From the aerials, it does not appear to have enough uplands for a suitable home footprint. If it looks familiar, it may be because it was under contract briefly once before in early November of last year. The sellers bought it in 1989 for $6,500, and sold it last Friday for $40,000.

Barrier Dunes Gulf Front Townhouse Under Contract March 2018 with List Price of $549,000

Now on to our review of this week’s three new contracts starting where we so often do on the north end of the Cape in Barrier Dunes where buyers fell in love with this view from the deck of a 3-bedroom, 3 1/2-bath, 1,845 square-foot gulf front townhouse listed for $549,000. The circa-1987 home is located in the sought after X zone. The sellers bought it in late 2010 for $320,000 and have put a lot of work into it since then.

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

A mile or so south on the Cape on the bay side of Ovation, an owner accepted an offer on his irregularly shaped “X” zone lot on Regatta listed for $44,900, close to the $44,500 if sold for in 2014. It last sold in Dec. 2015 for $78,500. This is a very pretty home setting on a site with good elevation.

Gulf Front Home Under Contract March 2018 with Lis Price of $829,900

Our third and final new contract is over along the C-30 Corridor in Treasure Shores where buyers had their offer accepted on this 4-bedroom, 3-bath, 2,008 square foot gulf front home listed for $829,900. It’s situated on a roughly half acre lot in a VE flood zone with 75′ of water frontage . The sellers bought it in early 2007 for $875,000.

Crazy busy for this time of year. If you’re thinking of buying or selling, I’ll be glad to help you so call me at 850-227-5197 or drop a note to sherri@sherridodsworth.com.  I really enjoy working with my readers and getting to know you. Thanks so much for taking time to stop by today and hope to hear from you soon.

 

 

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Feb 23 2018

Cape San Blas Real Estate Week in Review – Feb. 17-23, 2018

Published by under Cape San Blas

For Sale and Sold SignConsumer confidence remained strong in our coastal market this week as buyers closed on two sales, and wrote up seven new contracts, with sellers adding 16 new listings  and changing prices on just two, telling me sellers are confident in the market and digging in on their asking prices.  Our inventory ends the week at 272, up two from last week, with 84 homes and 188 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.

Jubilation Lot Under Contract Feb. 2018 with LIst Price of $77,900

The first of our two sales is this 50′ by 85′, 0.09 acre lot down on the south side of the Cape in Jubilation which backs up to the beautiful Air Force Reserve acreage.  Back at the height of the market in late 2004 it sold for $385,000. One month ago it went under contract with a list price of $77,900, and on Monday it closed for $70,000.

Indian Pass Gulf Front 3 Acre Tract Under Contract Dec 2017 with List Price of $610,000

Our second sale is over on Indian Pass, where this 3+ acre tract with 130′ of waterfront with an average depth of 1077 feet went under contract in early December with a list price of $610,000. The seller has owned it for quite some time, so there’s no meaningful sales history available. This parcel was originally part of a larger parcel from which he sub-divided a 75′ wide lot that sold in mid-2001 for $375,000. On Thursday, the new owners took title for $530,000 cash.

Cape San Blas Gulf View Home Under Contract Feb. 2018 with List Price of $369,900

Now on to our seven new contracts, which this week are interestingly all on the Cape, starting off with this gulf-view 3-bedroom, 3-bath, 1,422-square foot home listed for $369,900. The house, built in 2003, is located in flood zone X in San Blas Shores, one of the very earliest subdivisions on the Cape.  I couldn’t locate any significant sales data history in the Gulf County records either.

Cape San Blas Gulf Front Home Under Contract Feb. 2018 with List Price of $879,000

In nearby Cape Breezes, contract number two is on this 3-bedroom, 3-bath, 1,642 square-foot gulf front home listed for $879,000. This quiet community of homes is one of the earliest on the Cape, platted in the late 70’s, with recorded covenants but no HOA or HOA dues. All properties here convey with deeded access to both the Gulf and St. Joe Bay.  This family bought the lot back in 1991 for $60,000, and built the home shortly thereafter.

Cape Palms Lot Fronting CSB Rd Under Contract FEb 2018 with List Price of $70,000

Someone wrote contracts on two contiguous lots in Cape Palms, an unrecorded subdivision across from Cape Palms Park. The seller has owned the properties for a long time and so I could find no significant sales data in the county records regarding them. He has the 50′ by 210′, quarter-acre lot fronting Cape San Blas Road listed for $70,000, and the adjacent roughly 59′ by 143′ lot listed for $35,000. Some of the front portion of the road front lot is in the X zone, but the rest is in AE.

Cape San Blas Gulf View House iin San Dunes Under Contract Feb 2018 with List Price of $609,000

Contract number five is on this 4-bedroom, 3-bath, 1,832 square foot gulf view home in San Dunes built in 2012. The seller bought the X-zone lot in late 2011 for $45,000, built the house the following year, and has it listed for $609,000.   The seller listed it last Friday, immediately received an acceptable offer, and was under contract by Tuesday. Way to go, Coastal Realty Team!

Cape San Blas Home with Pool Under Contract Feb 2018 with List Price of $399,000

We’ll head down to the south side of the Cape to Surfside Estates for our sixth contract, which is on this 3-bedroom, 3-bath, 1,368 square foot circa-2004 home in the “X” zone listed for $399,000. It has a nice pool, deeded gulf access, and a bit of a view of the bay. The sellers bought it in mid-2004 for $450,000.

Recently Built Gulf View Home in Two Palms Under Contract Feb. 2018 with List Price of $549,575

We’ll wrap things up today in Two Palms, the first subdivision you pass as you come onto the Cape just past Salinas Park on your left hand side. On Wednesday, Sellers accepted an offer on heir newly built, 4-bedroom, 3-bath, 2,360-square-foot, gulf view home listed for $549,575. This home is being sold by one of the original developers of Two Palms.

Though the stock market calmed down this week, with the DOW ending Friday up roughly 300 points from Monday’s opening, I’m going to stick with the activity we’re seeing in investment real estate as being related to market investors looking for shelter in real estate in which to diversify.   If you’re thinking of buying or selling, I can help.  Simply call or text me at 850-227-5197 or send an email to sherri@sherridodsworth.com and I’ll be glad to help.  Have a great week, and thanks so much for taking time out of your busy schedule to stop by today. Hope to see you back here next Saturday!

 

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Feb 16 2018

Cape San Blas Real Estate Week in Review – Feb. 10-16, 2018

Published by under Cape San Blas

For Sale Sold SignJust as I suspected, our real estate market rebounded strongly this week in the wake of last week’s wild ride on Wall Street, as we closed ten sales and wrote up five new contracts. Sellers added ten new listings to the mix, and changed prices on five others. Even with all that activity, our inventory added only one, closing the week at 270, with 88 homes and 182 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS Market.

Cape San Blas Gulf Frot Lot Sold Jan 2018 for $550,000

I’m starting out our review of this week’s crop of ten sales with a non-MLS, owner-negotiated sale that I think is a significant comparable sale.  According to the property appraiser’s site, on January 24 this 51′-wide gulf front lot in San Dunes subdivision on the Cape peninsula sold for $550,000, $10,784 per waterfront foot, a benchmark we haven’t seen in quite some time.

Cape San Blas Gulf Front Lot Under Contract Feb. 2018 with List Price of $979,000

Our second sale is this 105′ by 644′, 1-1/2-acres gulf front lot on Cape San Blas Road just a short bit north of Scallop Cove.  The sellers bought it in the summer of 2015 for $750,000, had it listed for $979,000 and sold it on Friday for $800,000 cash.

Gulf View Home in Boardwalk at Cape San Blas Under Conract Jan 2018 with List Price of $545,000

Sale number three is down on the south side of the Cape on Florida Avenue in Boardwalk.  Parties went to the closing table on this 4-bedroom, 3 1/2-bath, 2,197 square foot home listed for $545,000.  The sellers bought the 0.18-acre lot in 2003 for $150,000, built the home in 2006, and handed over they keys on Thursday for full list price of $545,000.

Cape San Blas First Tier Home Under Contract Jan. 2018 with List Price of $499,000

A few blocks east of Boardwalk on Crescent Palms, our fourth sale is this 3-bedroom, 3-bath, 2,252 square foot first tier home on Crescent Palms listed for $499,000. The sellers bought the lot in 2001 for $159,900 and built the home in 2004.  On Thursday, they signed over the title to the new owners for $489,000.

Treasure Bay First Tier Lot Under Contract Jan. 2018 with List Price of $59,900

Treasure Bay is the second subdivision you come to on the left side of C-30 as you leave the Cape heading towards town.  A month ago buyers had their offer accepted on this 102′ by 218′, half-acre, first tier lot overlooking St. Joe Bay.  It was listed for $59,900, a smidgen below its 2002 sale price of $60,500. The current owners paid $37,500 for it in late November, and sold it on Friday for $52,000.

Gulf Pines First Tier Lot Under Contract Feb. 2017 with List Price of $185,000

We’ll circle back east on C-30 over to Gulf Pines, one of the original area subdivisions started in the early 1980’s. It’s a quiet gulf-side community with a few rentals but many full time residents as well.  Homes here are eligible for FEMA flood insurance. Buyers were attracted to this 78′ by 168′, third of an acre first tier lot located directly across the street from the deeded gulf access. The sellers bought it in early 2004 for $435,000, had it listed for $185,000, and sold it on Monday for $160,000.

Gulf Pines Gulf Front Home Under Contract Feb. 2018 with List Price of $919,900

Our next two sales were a combined offering which included this home in and the adjacent lot in Treasure Shores, a neighborhood very similar in age and style to Gulf Pines. Located between Money Bayou and Indian Pass it, too, is FEMA flood insurance eligible.  Several weeks ago the owner accepted an offer on his 4-bedroom, 3-bath, 2,412-square foot gulf front home situated on a 75′ wide lot measuring roughly half an acre.  He bought the home in late 1998 for $365,000, had it listed for $919,900, and handed over the keys to the new owners on Friday for $800,000.  Because it was a package deal with the lot, the price may not reflect an accurate comp for appraisal purposes.

Treasure Shores Gulf Front Lot Sold Feb 2018 for $350,000

The seller bought the adjacent 75′ wide lot at the end of $200,000, had it listed for $419,000, and accepted $355,000 for it with the sale of the house.  Again, special circumstance, so probably not a true sales comp.

Indian Pass Gulf Front ot Under Contract January 2018 with List Price of $129,000

Our final sale is all the way out at the point of the Pass in St. Vincent Point.  The first week of January, sellers accepted an offer on their irregularly shaped gulf front lot with 25′ of waterfront listed for $129,000.  In mid-2010 it sold for $250,000 but then ended up belonging to the bank who sold it in early 2014 for $80,000. New owners took title on Monday for $105,000.

Gulf Front RV Lot on Cape San Blas Under Contract Feb 2-18 with List Price of $270,000

We have five new contracts to look at this week, the first of which is a gulf front RV lot not far from the rocks at Stumphole. The 56′ wide site has a concrete slab, water, septic, power and a shower all in place. The seller bought the lot in February 2015 for $130,000 and has it listed for $270,000.  The MLS notes cautions buyers verify first with the county if the lot will be grandfathered for continued use as an RV site in accordance with the RV Ordinance.

Gulf Pines Gulf Front House Under Contract Feb 2018 with list Price of $699,000

Leaving the Cape again and heading back over to Gulf Pines which was a happening place this week. Our second contract is on this 2-bedroom, 2-bath, 1,176 square foot gulf front home listed for $699,000.  The owners bought the 100′ wide lot for $35,000 back in 1986, and built the home that same year.   They accepted an offer on it Monday with an asking price of $699,000.

Gulf Front House at Gulf Pines Under Contract Feb 2018 with List Price of $899,000

Just a few blocks away on Gulf Pine Drive buyers fell in love with this 3-bedroom, 2-bath with 2 half baths, 3,510 square foot gulf front home listed for $899,000. This one was built in 1983 and is also on a 100′ wide lot.  The sellers bought the home in late 1994 for $249,900.

Corner First Tier Gulf View Lot at Indian Pass Under Contract Feb 2018 with List Price of $129,500

Our final two new contracts are both over on Indian Pass, starting with this gulf view corner lot on Canoe Lane listed for $129,500. The 75′ by 245′, 0.44-acre lot last sold in mid-2012 as a bank-owned sale for $59,000, a far cry from the $550,000 price it commanded back in 2006.

Indian Pass Lagoon Front Lot Under Contract Feb 2018 with List Price of $55,000

We’ll wrap things up today with this lagoon front lot close to the Indian Pass campgrounds. It features 130 feet of waterfront, has a dock in place for water access, and is listed for $55,000. From the aerials, it does not appear to have enough uplands for a suitable home footprint. If it looks familiar, it may be because it was under contract briefly once before in early November of last year. The sellers bought it in 1989 for $6,500.

Good to see some smokin’ hot activity again!  Let’s see what the next few weeks bring. Obviously, demand is strong, so if you’re thinking of selling, give me a call and I’ll be glad to provide  you with an estimate of your property’s current value. Call or text me at 850-227-5197 or send a note to sherri@sherridodsworth.com and we’ll get started. Thanks so much for stopping by today, and I hope to see you back here next week.

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Feb 09 2018

Cape San Blas Real Estate Week in Review – Feb. 3-9, 2018

Published by under Cape San Blas

For Sale Sold Sign  All eyes were on Wall Street this week watching one of the wildest roller coaster rides of all time.  Investors had one heck of a crazy ride with the market correction settling down 7.8% by week’s end.   The faint of heart may be ready to do some profit taking and start looking for a calmer haven for their funds, and what’s more calming and attractive than a beachside retreat?  Much as we saw what happened here locally when the dot com burst in 1999-2000, I believe a lot of that nervous capital may start seeking shelter in real estate, which is why I’m not concerned about the momentary lull in our market we have seen since last Saturday, closing only two sales, and adding but one new contract.  No new listings added to the mix but we did have two price changes. Our inventory shed six, closing out the week at 269 with 86 homes and 183 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS.

Money Bayou Gulf View Home Under Contract Jan 2018 with List Price of $325,000

The first of our two sales is a Key West style 900-square foot, 2-bedroom, 2-bath, gulf view first tier home in Money Bayou under contract since the first week of January with a list price of $325,000. It was built in 2002, sold in early 2010 for $297,000, and closed on Thursday for $315,000.

Gulf View Lot on C-30 Under Contract December 2017 with List Price of $49,900

Moving further east along C-30, our second sale is on a 50′ by 391′, 0.44 acre, second tier gulf view lot in Treasure Shores First Addition listed for $49,900.  I found no significant previous sales data in the gulf county records.  The sale closed this week with an adjacent lot added to the mix with a final price for the two properties coming in at $60,000.

Cape San Blas Home Under Contract Feb 2018 with List Price of $699,000

Our sole contract is on this handsome home up in Park Point on the north end of the Cape. Buyers fell in love with this 4-bedroom, 4 1/2-bath, 2,080 square foot home listed for $699,000. The sellers bought the quarter-acre lot on which it sits in 2014 for $25,000 and built the home in 2016.

And just like that, we’re done.  My sense is that we are on the brink of a real estate market bout to take off with likely imminent high demand smacking into our current low supply.  If you’ve been toying with the idea of selling, now is a really good time to consider making that move. Call me and I’ll be glad to give you an assessment of what your property might likely bring in our current market. You can always reach me on my cell at 850-227-5197 or by email at sherri@sherridodsworth.com.  Have a great week, and thanks so much for taking time to stop by today.

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Feb 02 2018

Cape San Blas Real Estate Week in Review – Jan. 27- Feb. 2, 2018

Published by under Cape San Blas

For Sale Sold SignThe demand for coastal real estate remains strong as buyers keep on stepping up to the table to claim their own little  piece of paradise. We closed two sales, and buyers had their offers accepted on six properties. Sellers listed ten properties and changed prices on three others. We did manage to trim eight listings off our inventory, closing the week at 275, with 87 homes and 188 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.

Indian Summer 2nd Tier Lot Under Contract Jan. 2018 with List Price of $110,000

Only two closings this week, neither of which were Cape San Blas properties. he first sale is over on Indian Pass in Indian Summer where this 90′ by 340′ lot on Painted Pony Rd. went under contract two weeks ago with a list price of $110,000.  It’s about three quarters of an acre, and last sold in 1999 for $41,500.  This time around it fetched $102,000 with the buyer paying cash.

Country Home on C-30 Under Contract December 2017 with List Price of $345,000

Sale number two is out on C-30  past the raw bar.  The parties went to the closing table for this lovely country setting with this 3-bedroom, 3-1/2-bath, 2,000 square foot home listed for $349,000. It was built in 2000 on a 200′ by 200′, 0.92-acre lot. The sellers bought the home in mid-2002 for $195,000 and sold it on Friday for $335,000.  This, too, was a cash sale.

Cape San Blas Gulf Front Lot Under Contract Feb. 2018 with List Price of $979,000

Now on to our six new contracts the first of which is this 105′ by 644′, 1-1/2-acres gulf front lot on Cape San Blas Road just a short bit north of Scallop Cove.  The sellers bought it in the summer of 2015 for $750,000 and have it listed for $979,000.

Jubilation Lot Under Contract Feb. 2018 with LIst Price of $77,900

Contract number two is down on the south side of the Cape in Jubilation where buyers had their offer accepted on this 50′ by 85′, 0.09 acre lot which backs up to the beautiful Air Force Reserve acreage.  Back at the height of the market in late 2004 it sold for $385,000. This week it went under contract with a list price of $77,900.

Bay Front Lot in Simmons Bayou Under Contract Feb. 2018 with List Price of $319,900

We’re leaving the Cape again heading out onto C-30, this time turning left and heading over to Simmons Bay where just before you get to Presnell’s Marina and RV Camp, sellers accepted an offer on their 2-acre, 128′ wide bay front parcel listed for $319,900. The property spans from bay out to the road and is actually two parcels but they are being sold together for the one list price. They purchased the land in 2005 for $875,000.

Gulf Front Lot Near Cape San Blas Under Contract Jan 2018 with List Price of $292,900

We’ll head back east again on C-30 to just past Cape San Blas Road where the first subdivision you come to on the gulf side of the road is a little gated subdivision aptly named Curve at the Cape.  Sellers accepted an offer of their half-acre gulf front lot with 59′ of waterfront that they have listed for $294,900. Back in early 2004 it went for $420,000.

Gulf Pines First Tier Lot Under Contract Feb. 2017 with List Price of $185,000

The next subdivision is nearby Gulf Pines, one of the early area subdivisions started in the early 1980’s. It’s a quiet gulf-side community with a few rentals but many full time residents as well.  Homes here are eligible for FEMA flood insurance. Buyers were attracted to this 78′ by 168′, third of an acre first tier lot located directly across the street from the deeded gulf access. The sellers bought it in early 2004 for $435,000 and have it listed for $185,000.

Gulf Pines Gulf Front Home Under Contract Feb. 2018 with List Price of $919,900

We’ll wrap things up today over in Treasure Shores, a neighborhood very similar in age and style to Gulf Pines. Located between Money Bayou and Indian Pass it, too, is FEMA flood insurance eligible.  Here a seller accepted an offer on his 4-bedroom, 3-bath, 2,412-square foot gulf front home situated on a 75′ wide lot that measuring roughly half an acre.  He bought the home in late 1998 for $365,000 and has it listed for $919,900.

That does it for today. Glad to see we’re whittling away at our inventory of lots. If you’re toying with the idea of purchasing some coastal property, let’s get started. Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and I’ll be glad to help you find a good fit. Have a great week and thanks so much for taking time to stop by today.

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Jan 26 2018

Cape San Blas Real Estate Week in Review – Jan. 20-26, 2018

Published by under Cape San Blas

For Sale Sold SignJanuary used to be a slow month but not this year, as we turned in another strong showing, with five closings and four new contracts.  Sellers added eight new listings, and changed prices on four others. I just noticed I didn’t provide an inventory update last week, (sorry about that!), so our inventory has grown by seven in the past two weeks, closing this week at 283, with 89 homes and 194 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor market.  Let’s see what folks are snapping up.

Nearly 2 Acres of Gulf Front on the Cape Under Contract Dec 2017 with List Price of $975,000

We’ll launch into our review of this week’s five sales starting with this 99′ by 760′, 1.8-acre gulf front parcel on Flamingo Drive, just south of Coneheads on the north end of the Cape.  The seller has owned it since 1983 when county records indicate she purchased it for $65,000, basically $161,000 in today’s inflation-adjusted dollars. She accepted an offer on it in mid-December asking $975,000, and signed over the deed at closing for $805,000, with the buyers using conventional financing.

Cape San Blas House Under Contract Dec 2017 with List Price of $325,000

Sale number two is this 3-bedroom, 2-bath, 1,444 square foot home on Cape San Blas Road in Cape Breezes, adjacent to the north side of Rish Park. This older home is a serious fixer upper, but offers views of the gulf and bay. County records indicate it was built in 1985.  Cape Breezes is one of the original subdivisions on the Cape, platted in the late 70’s, and marketed in the early 80’s. This is one of the earliest homes built here.  All Cape Breezes properties convey with deeded gulf and bay access, and there is no HOA or HOA fees.  The seller had it listed for $325,000 and accepted $285,000 for it at closing.

Cape San Blas Road Fron Lot Under Contract Dec 2017 with List Price of $69,000

Up next is this half-acre lot fronting Cape San Blas Road just before you get to the Salt Works Cabins on the the south side of the Cape.  The sellers bought it in early 2013 as a bank-owned sale for $21,500, had it listed for $69,000, and signed over the title to the new owners on Tuesday for $64,000 cash. Back in 2003 it went for $175,000.   The sewer and water taps for the lot have been paid for.

Bay Front Home Under Contract Jan 2018 with List Price of $449,000

We’ll leave the Cape for our next two sales,  heading first towards town over to Simmons Bayou where three weeks ago folks had their offer accepted on this 3-bedroom, 2-bath, 1,440 square foot bay front home listed for $449,000. It was built in 1994 and last sold in September 2006 for $700,000. It is situated on an acre of land with 217′ of bayfront not far from St. Joe Shrimp Company. On Tuesday the new owners picked up the keys at closing for $350,000 cash.

First Tier Lot at Cottages of Indian Summer Under Contract Jan 2018 with List Price of $69,000

Our fifth and final sale is this 50′ by 230′, quarter-acre, first tier lot at the Cottages at Indian Summer. From what I could find, the seller acquired this lot and several others back in 2003 from the developer, so no prior sales land values to compare. It was listed on January 3rd for $69,000, immediately attracted multiple offers, and went under contract six days later, with the winning bid coming in at $88,000.  The parties actually closed on the 17th but due to paperwork delivery delays it didn’t disburse until early this week.   I love this little neighborhood – it’s so secluded, peaceful and quiet, with towering pines and uber-easy access to the gulf. There’s a community pool, it’s FEMA eligible, and the world famous Indian Pass Raw Bar is less than half a mile away. What’s not to love?!

Cape San Blas Road Front Lot Under Contract Jan 2018 with List Price of $105,000

Now on to our four new contracts, starting off with this 80′ by 122′ lot on the corner of Cape San Blas Road and Antiqua, just a bit north of Scallop Cove.  The owners bought the roughly quarter-acre lot in late 2009 for $50,000 and have it listed for $105,000.

Greenhill Home Under Contract Jan 2018 with List Price of $279,000

Our second contract is on this 3-bedroom, 2-bath, 1,600 square-foot home in Greenhill subdivision on C-30, a little neighborhood across the street from Gulf Pines. The home was built in 2001 on a 77′ by 206′, 0.41-acre lot overlooking a gorgeous vista savannah-like wetlands off the back of the home.  It is currently a long-term rental with a tenant rate of $1,500 per month. The seller bought the home in late 2008 for $260,000, and has it listed for $279,000.

Gulf Front Lot in Treasure Shores Under Contract Jan. 2018 with List Price of $359,000

Contract number three is on a 75′ by 325′ gulf front lot on Treasure Drive in Treasure Shores on the south-facing beach along the C-30 Corridor between the Cape and Indian Pass. This is an area where FEMA flood insurance is available. The owners bought the lot in December 2014 for $225,000 and have it listed for $359,000; several owners back it sold in the summer of 2004 for $850,000.

Indian Pass Gulf Front Lot Under Contract Jan 2018 with List Price of $265,000

Our fourth and final new contract is over on Indian Pass where sellers accepted an offer on their 50′ by 380′ roughly half-acre gulf front lot. They bought the property on the steps of the county courthouse in February 2017 for $146,000, and have it listed for $265,000. 

That does it for this week. If you’re an owner thinking of putting your property on the market this spring let’s talk now so we can get everything ready to go. For more info on these or other great opportunities out there, call me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com. Thanks for stopping by today and hope to see you back real soon.

 

 

 

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Jan 19 2018

Cape San Blas Real Estate Week in Review – Jan. 13-19, 2018

Published by under Cape San Blas

For Sale Sold Sign Like most of the rest of the nation, it’s been a crazy cold week here, with temperatures dipping down into the 20’s one night, but at least the sunshine has returned and the forecast is for warmer days ahead. We’re starting off the new year at a good pace, closing three sales, and writing up six new contracts; sellers added eleven new listings, and changed prices on five others.

Barrier Dunes Interior Townhouse Under Contract Nov. 2017 with List Price of $244,000

We’ll kick off our review of this week’s three sales on the north end of the Cape in Barrier Dunes, starting with this 3-bedroom, 3 1/2-bath, 1,377 square foot unit that backs up against the property line of Seacliffs.  When the sellers bought it in February 2016 for $157,000 it was a true fixer upper in need of a LOT of TLC.  They put in a lot of long hours and hard work and transformed it into an absolutely beautiful and modern Cape retreat.  It’s hard to believe it’s the same place.  They accepted a contract on it this week with an asking price of $244,000.

Money Bayou Gulf View Home Under Contract Dec. 2017 with List Price of $289,00

Our second sale is over off of C-30 in  Money Bayou. In early December, buyers fell in love with this 2-bedroom, 2 1/2-bath, 1,320 square-foot Key West Cutie. It’s a second tier property so there’s a great gulf view.  The sellers bought it in late 2003 for $312,5000, had it listed for $289,000, and handed over the keys on Friday for $280,000.

Gulf View Home in Boardwalk at Cape San Blas Under Conract Jan 2018 with List Price of $545,000

The first of this week’s six new contracts is down on the south side of the Cape on Florida Avenue in Boardwalk.  Sellers accepted an offer on their 4-bedroom, 3 1/2-bath, 2,197 square foot home listed for $545,000.  They bought the 0.18-acre lot in 2003 for $150,000 and built the home in 2006.

Cape San Blas First Tier Home Under Contract Jan. 2018 with List Price of $499,000

A few blocks east of Boardwalk on Crescent Palms, contract number two is on this 3-bedroom, 3-bath, 2,252 square foot first tier home listed for $499,000. The sellers bought the lot in 2001 for $159,900 and built the home in 2004.

Treasure Bay First Tier Lot Under Contract Jan. 2018 with List Price of $59,900

Treasure Bay is the second subdivision you come to on the left side of C-30 as you leave the Cape heading towards town.  Buyers had their offer accepted on this 102′ by 218′, half-acre, first tier lot overlooking St. Joe Bay.  It’s listed for $59,900, a smidgen below its 2002 sale price of $60,500. The current owners paid $37,500 for it in late November for $37,500.

Gulf Front Lot in Treasure Shores Under Contract Jan 2018 with List Price of $419,000

Travelling the opposite direction on C-30 towards Indian Pass, contract number four is on this 75′ by 325′, half-acre gulf front lot in Treasure Shores listed for $419,000.  The sellers bought it in late 2000 for $255,000. FEMA flood insurance is available in this neighborhood.

Indian Summer 2nd Tier Lot Under Contract Jan. 2018 with List Price of $110,000

For our last two contracts we’ll head over to Indian Pass, stopping first in Indian Summer where this 90′ by 340′ lot on Painted Pony Rd. went under contract on Tuesday with a list price of $110,000.  It’s about three quarters of an acre, and last sold in 1999 for $41,500.

Indian Pass Gulf Front ot Under Contract January 2018 with List Price of $129,000

Our sixth and final new contract is all the way out at the point of the Pass in St. Vincent Point where buyers had their offer accepted on this irregularly shaped gulf front lot with 25′ of waterfront listed for $129,000.  In mid-2010 it sold for $250,000 but then ended up belonging to the bank who sold it in early 2014 for $80,000.

That about does it for this week. If you’re an owner thinking of putting your property on the market this spring let’s talk now so we can get everything ready to go. For more info on these or other great opportunities out there, call me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com. Thanks for stopping by today and hope to see you back real soon.

 

 

 

 

 

 

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Jan 12 2018

Cape San Blas Real Estate Week in Review – Jan. 6-12, 2018

Published by under Cape San Blas

For Sale Sold SignArea real estate took a break this week with only one sale and two new contracts. I’m happy and proud to report that our company, Coastal Realty Group, was a party to all three of these transactions! Maybe  it was the brief break in the cold weather that lured folks out to the beaches to warm themselves rather than think real estate.  Sellers added eight new listings, and changed prices on nine others.  With all that, our inventory added nine, closing the week at 276, with 78 homes and 198 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor market.

Cape San Blas Interior House Under Contract December 2017 with List Price of $349,000

Our one and only sale is in Peninsula Estates, one of the earliest subdivisions on the Cape. It spans from the gulf to the bay and all lots convey with deeded access to both.  There is no HOA or HOA fees.  On the bay side of the neighborhood, back in early December, buyers had their offer accepted on this 3-bedroom, 2 1/2-bath, 1,642 square foot house listed for $349,000. It was built in 2002 and has changed hands several times since then, selling in the summer of 2004 for $375,000 and then again in 2009 for $245,000.  On Thursday, the new owners took possession for $329,000.

Cape San Blas Gulf Front Home Near Park Under Contract Jan 2018 with List Price o $1,297,500

The first of our two new contracts is on the north end of the Cape on Sapodilla Lane in sought after Sunset Point subdivision.  The beach of this neighborhood is absolutely pristine, quiet and lovely. The siren call of the sea captivated a buyer this week who fell in love with this gulf front 2,858-square-foot, 5-bedroom, 3 1/2-bath, circa 2014 home listed exactly one month ago to the day for $1,297,500. This baby is a mega rental with awesome income potential – the sellers elected not to rent it year-round, but in just 19 weeks of rentals they grossed $95,000 in just 19 weeks. Sweet. Ka ching!

First Tier Lot at Cottages of Indian Summer Under Contract Jan 2018 with List Price of $69,000

Contract number two is on this 50′ by 230′, quarter-acre, first tier lot at the Cottages at Indian Summer. From what I could find, the seller acquired this lot and several others back in 2003 from the developer, so no prior sales land values to compare. It was listed on January 3rd for $69,000, immediately attracted multiple offers, and went under contract on Wednesday. I love this little neighborhood – it’s so secluded, peaceful and quiet, with towering pines and uber-easy access to the gulf. There’s a community pool, it’s FEMA eligible, and the world famous Indian Pass Raw Bar is less than half a mile away. What’s not to love?!

That was quick. Hopefully we’ll get back on track next week and return to a brisker pace. If you’d like to contribute to that sales action, let me know. 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.

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