Archive for June, 2019

Jun 21 2019

Cape San Blas Real Estate Week in Review – June 15-21, 2019

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Summer arrived right on schedule this week with temperatures on the Cape soaring into the 90’s on opening day. Our market was hot as well, but on the listing side, with just three sales and two new contracts, and sellers adding sixteen new listings and making seven price changes. I went back and checked activity for this week for the past several years and it is consistent for sellers who have been considering selling to list prior to the 4th of July weekend. We see a similar spike prior to Memorial Day each year. As you would expect with all those new listings, our inventory swelled, ending the week up by 12 at 297, with 71 houses, 224 lots, and 2 commercial properties listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS market. Let’s see what’s catching buyers’ eyes.

We’ll start our review of this week’s three sales up by the state park in Park Point where buyers decided this 60′ by 193′, quarter-acre lot was the perfect parcel to claim for their future beach retreat. The sellers acquired it in a bank sale in mid-2013 for $34,000, had it listed for $49,900, and sold it on Friday for $46,000. Park Point has a community pool and dedicated beach access for property owners.

On Summerhouse Lane in San Dunes, our second sale was this 4-bedroom, 3-bath, 2,440 square foot home. It has gulf views from the upper floors; amenities include a hot tub on the deck, and RV Parking under the home with power and water. It was built in 2010. The sellers had it listed for $724,900 and handed over the keys to the new owners on Monday for $721,900 cash.

Our third sale is one of two storm-damaged gulf front fixer-uppers that hit the market in early May and immediately went under contract the following day. It’s a 3-bedroom, 2-1/2 bath, 1,360 square foot townhouse in Sunrise Sunset, just north of the rocks at Stumphole. This complex got slammed hard by Michael with major erosion around the pilings.  The owners have hauled in I don’t know how many dozens of truckloads of sand since October trying to rebuild an access drive up to the foundation. The first photo is pre-Michael. You can see from the second recent photo how the surf is right at the seawall. As I drove past there this afternoon the wind was out of the west and good size waves were slamming up against the sea wall. All of the infrastructure under these units was destroyed – entry stairs, A/Cs, etc. There is interior damage as well, and with no A/C inside for seven months you can imagine what other issues there likely are. Anyway, this unit was listed for $149,900 and someone decided to take it on as a major fixer upper project this week for $125,000 cash.

Only two new contracts this week, the first of which is a lot fronting Cape San Blas Road in Paradise Bay Subdivision just a bit south of  Cape Palms Park. All of the properties in this neighborhood convey with deeded gulf and bay access. The seller bought this 100′ by 200′, roughly half-acre lot in 2013 for $31,000 and has it listed for $69,000.

Our second contract is over on Indian Pass on Neptune Street where buyers had their offer accepted on this 3-bedroom, 2-bath, 1,620 square foot home listed for $375,000. The circa-1982 home last sold in 2004 for $425,000. It’s located in Indian Pass Beach Subdivision which was platted and recorded all the way back in the early ’50’s, so even though most of Indian Pass is in the CBRA zone, this neighborhood is grandfathered in to be eligible for federal flood insurance.

And that’s a wrap for this week. I have to say I am so happy to see our community continuing to recover at such a good clip each and every day. We’re moving further and further away from Hurricane Michael and even though we still have a long way to go, life is so much closer to getting back to normal here on the Cape and surrounds. Our visitors are back in the droves and having a great time. With what I see with the road repairs at Stumphole I don’t think it will be much longer before those darn stoplights will be removed and traffic will once again be moving freely through on both lanes. Alas, my superpower of being first in line at those lights will vanish with it as well.

If you’re interested in buying or selling, I’d love to hear from you. Just give me a call at 850-227-5197 or drop me a line at sherri@sherridodsworth.com.  Have a great week and thanks so much for taking time to stop by today.

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

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Jun 14 2019

Cape San Blas Real Estate Week in Review – June 8-14, 2019

Published by under Cape San Blas

Recovery progress continues with our road repairs at Stumphole looking to be getting really close to nearing completion. We measure progress in small steps, such as we’re now able to drive through that entire stretch on paved roadway. Sweet. It’s still one-day traffic through the rocks area, but you can move on a smooth surface at a good clip. We’ve had a smooth and quiet real estate week relative to recent activity, with two sales and four new contracts; sellers added three new listings to the mix, and changed prices on three others. Our inventory shed two, closing the week at 285, with 64 houses, 219 lots and 2 commercial properties listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.  Let’s take a look at what’s moving.

The first of our two sales is this fourth-tier lot in Monarch Beach listed by the developer for $168,5000. It has been on the market since 2017, when this little subdivision was platted. It is located on the Cape just a bit south of Rish Park and Hibiscus Beach and has modest annual HOA fees of only $500.  Buyers liked what they saw and took title on Monday for $150,000.

Our second sale is off of  C-30 as you leave the Cape in the first subdivision you come to on your right-hand side, Curve at the Cape. It is home to this 59′ by 473′, 0.63-acre gulf front lot in a VE flood zone listed for $309,000. It is in a VE flood zone and last sold in 2003 for $510,000.  This time around it went for roughly half that, at $275,000.

We’re all the way up by the state park to launch our review of this week’s four new contracts, beginning in Park Point where buyers decided this 60′ by 193′, quarter-acre lot was the perfect parcel to claim for their future beach retreat. The sellers acquired it in a bank sale in mid-2013 for $34,000 and have it listed for $49,900. Park Point has a community pool and dedicated beach access for property owners.

Next up is a bay front home located just a few hundred feet north of Scallop Cove. On Thursday, sellers accepted an offer on their 3-bedroom, 3-bath, 2,367 square foot bay front beauty listed for $724,900. They bought the home the year it was built in 2004 for $600,000. It’s situated on 50′ of waterfront and includes a dock shared with the adjacent property owner. The home also fronts Cape San Blas Road.

Down by the rocks near Stumphole, this 63′ by 152′, nearly quarter-acre first tier lot went under contract last Sunday with a list price of $149,900. It last sold in mid-2015 for $62,000.

For our fourth and final new contract we’ll head down to the south side of the Cape to Mercury Lane in Surfside Estates where buyers selected this 2-bedroom, 2-1/2-bath, 1,521 square foot first tier property to be their new home.  It’s located on a 52′ by 171′ lot, and is listed for $412,000.

And that brings us all up to date.  Our housing inventory remains low, so if you’re an owner who has been toying with the idea of selling, this is a great time to consider moving forward with that notion. To see if the time is right for you, give me a call at 850-227-5197 or send an email to sherri@sherridodsworth.com and I’ll be glad to talk with you and prepare a no-cost, no-obligation comparative market analysis to see what your property might bring in our current market. I hope all is well with you and your family and greatly appreciate your taking time to stop by today.  Have a terrific week and hope to see you back here soon!

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

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Jun 07 2019

Cape San Blas Real Estate Week in Review – June 1-7, 2019

Published by under Cape San Blas

 After baking through blazing hot days without a drop of rain since May 12, our dry spell finally broke on Thursday with drenching rain and a forecast to expect much of the same for about the next week or so. Bring it on! We have been parched. Our market damped down as well, taking a bit of a breather after all the super activity of the past few weeks.  We had three closings and just two new contracts.  Sellers added four new listings and changed prices on three others. We closed the week unchanged from last week at 287, with 67 homes, 218 lots, and 2 commercial properties listed for sale in our MLS in the Cape San Blas, Indian Pass and C-30 Corridor market.

The first of our three sales1q is on the south side of the Cape in Jubilation, where buyers took title to this interior lot located near the gated community entrance.  Jubilation has a gulf view pool and deeded beach access with a wooden walkover.  The sellers paid $335,000 for the property at the height of the market boom in 2004, had it listed for $57,500, and sold it on Friday for $53,250.

About a half a mile away on Florida Avenue in Boardwalk our second sale is a 3-bedroom, 2-bath, 1,464 square foot, circa 1990 home.  The sellers bought it in mid-2006 for $480,000 and had it listed for $395,000. They use it as a private second home, not a rental property. Boardwalk has a gulf front community pool, and deeded beach access with wood walkovers.  Happy new owners picked up the keys at closing on Wednesday for $385,000 cash.

For our third sale we’ll travel out onto the C-30 Corridor heading towards town (PSJ)  to this 103′ by 215′, half-acre lot in Treasure Bay listed for $79,000. It has a bay view and is RV eligible, and sold on Tuesday for $64,000.

The first of our two new contracts is also in Treasure Bay. This one is a 103′ by 220′, half acre lot listed for $79,900 that last sold in May 2018 for $75,000.

We’ll finish up today with a rare find, gulf front acreage.  On Indian Pass, the parties came to an agreement on this 1,293′ deep parcel with 238′ of gulf frontage.  This land hasn’t changed hands in the past few years so I found no significant sales data in the property appraiser’s records. It went under contract on Friday sporting a $1.499M price tag.

And just like that we’re up to date. Our inventory of houses is still low, so if you’ve been considering selling, now is an excellent time as demand remains very strong. I’ll be glad to do a market analysis to give you an estimate of what it might bring in our current market.  Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started. Have a terrific week, and thanks so much for taking time to stop by today.

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

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