Archive for July, 2019

Jul 27 2019

Cape San Blas Real Estate Week in Review – July 20-26, 2019

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  Some Hurricane Michael recovery milestones are bigger than others and we reached a major one this week: yesterday afternoon as I drove home through Stumphole all of the road repair trucks, equipment, signs and barrels were gone, and both the road and bike path were stunningly normal again. Hallelujah!  That’s a giant step forward.  Our market continues its remarkable recovery as well, with five closed sales and four new contracts.  Sellers added fifteen new listings and changed prices on four others. Our inventory grew by eight, closing the week at 296, with 72 houses, 219 lots, and 5 commercial MLS listings for sale in the Cape San Blas, Indian Pass, and C-30 Corridor market.

The first of our five sales is on the north end of the Cape in Peninsula Estates, a subdivision just a few blocks south of the state park entrance.  It is one of the earliest communities on the Cape, platted in the late seventies, and it spans from the bay to the gulf with all of the properties conveying with deeded access to both. There is no HOA or HOA fees. That sounded like a good deal to a buyer who submitted a winning offer on a roughly half-acre, 109′ by 200′ lot on Driftwood Avenue.  The seller bought it in 2008 for $93,000, had it listed for $79,000, and sold it this week for $75,000.

About half a mile further south is Cape Breezes, which has a lot in common with Peninsula Estates as it, too, is an original Cape neighborhood platted in the late 70’s spanning from gulf to bay with deeded access to each, and no HOA or HOA fees.  On Friday a new owner took title to this hurricane-damaged home sold As Is.  It fronts Cape San Blas Road on the bay side of the subdivision, and has 2 bedrooms, 2 1/2 baths, 1,644 square feet of living space, and good views of the gulf. The sellers bought it in mid-2013 for $237,000, listed it last month for $299,000, dropped that to $269,000, and sold it on Tuesday for $215,430 to a cash buyer.

Our third sale is down on the south side of the Cape on Plover Drive in San Blas Plantation. Here buyers were attracted to this 3-bedroom, 2-1/2-bath, 1,620 square foot home built on a half-acre lot in 2005. The sellers bought it in a bank-owned sale in 2010 for an unbelievable $153,000, and had it listed for $389,900. It was under contract for a brief while earlier this year but came back on the market. This time they made it all the way to the closing table and settled for $385,000.

Across the street from San Blas Plantation is Eventide where buyers fell in love with a quarter-acre bay view lot. The sellers bought it in 2003 for $180,000, had it listed for $69,900, and signed over the title on Wednesday for $57,000.

Our final sale is over on Indian Pass on Neptune Street where buyers picked up the keys on Friday to this 3-bedroom, 2-bath, 1,620 square foot home. 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. It was  listed for $375,000 and sold for $340,900.

The first of our four new contracts is this 4-bedroom, 3-bath, 2,129 home located up in Sunset Pointe on the Cape just outside the state park. It’s a lovely home with an in-ground pool,  but the only other water views from it are mere glimpses from the upstairs bedrooms. The seller bought it from the developer for $335,000 in 2010. He listed it July 1 for $484,000 and accepted an offer on it Monday.

We’re back down on the south side of the Cape for our second contract, which is on a quarter-acre, gulf view lot measuring 50′ by 239′ on Mercury Lane in Surfside Estates. Really interesting sales history on this one. In sequence:

  1. JUN 2003 – $195,000
  2. SEP 2004 – $345,000
  3. MAY 2014 – $75,000
  4. OCT 2017 – $84,500

It is currently listed for $115,000.

Curve at the Cape is the first subdivision on your right after you turn right off of Cape San Blas Road. It’s a nicely laid out small gated community of just 11 lots with the dubious honor of having the CBRA boundary bisect it at an angle. Lots on one end of the street are in the CBRA and ineligible for FEMA flood insurance, those on the other end are out of the CBRA and can buy FEMA flood.  Crazy. Anyway, this 60′ wide lot is on the good end, out of CBRA, and on Friday it went under contract with a list price of $305,000. In early 2003 it sold for $410,000.

Back over on Indian Pass for our fourth and final new contract which is on this 5-bedroom, 5-bath, 3,861 square foot beauty recently listed sporting a $1.499M price tag.  The 51′ wide gulf front lot alone sold for $971,300 to a buyer who built this home on it in 2007. When the market tumbled it went to the bank who sold it to the current owners in 2012 for $587,500. She was a little worse for the wear having sat vacant for so long but these owners have beautified her well beyond her former glory, restored the in-ground pool, and dressed her to the nines with beautiful new furnishings.

That does it for today. Feeling more and more back to normal around here each week.  Happy to see such strong interest in our market again. If you’ve been thinking of buying or selling, give me a call at 850-227-5197 or send a note to sherri@sherridodsworth.com and I’ll be glad to help you out. Have a great week, thank you so much for taking time to stop by today. Hope to see you back real 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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Jul 19 2019

Cape San Blas Real Estate Review – July 13-19, 2019

Published by under Cape San Blas

 As much of the nation sweltered in a record-breaking summer heat wave, our sizzling hot real estate market kept pace, turning in two sales and eight new contracts.  Sellers added nine new listings, and changed prices on five others.  Our inventory shed two, closing the week at 288, with 71 homes, five commercial properties, and 212 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market. Let’s jump right in and see what all the action has been.

For the first of our two sales, we’ll head up to Barrier Dunes on the north side of the Cape where this 2-bedroom, 2-bath, 1,244 square foot gulf view townhouse on Barrier Dunes Drive has been under contract since late May with a list price of $335,000. It’s a good rental property with reported annual gross rental income of $32,000. The seller bought it in the summer of 2012 for $200,000, and sold it on Monday for $332,000.

Our second sale is on the south side of the Cape in Cape Dunes where this 4-bedroom, 4-bath, 2,324 square foot gulf view single family home was listed for $499,000. It was built around 1984 and is being sold by the original owner who paid $84,000 for it way back then. On Thursday they turned over the keys to the new owners for $490,000. This little neighborhood is close to my heart as this is where dear friends let my husband and I with our two cats stay after Hurricane Michael for over a month until we could move back into our home.

Now on to our eight new contracts starting with this newly iisted condo in a second tier quadplex on Antiqua Drive, back behind Pristine Properties. This 2-bedroom, 2-bath, 1300 square foot top floor unit last sold in 2015 for $260,000. It was built in 1985 and has undergone a major renovation in the wake of Hurricane Michael, emerging with a totally new lead on life with a new roof, all new windows and doors, new decks and stairs and myriad other upgrades. She’s looking great and ready for another 34 years of fun in the sun. Several offers were submitted within hours of it hitting the MLS last Sunday with a $409,000 price tag.

A little bit south we have another 2-bedroom unit under contract, this with 2-1/2 baths, and 1,276 square feet of living space in one side of a gulf view duplex on Ebbtide. The sellers bought it in 1996 for $71,000 and have it listed for $269,000.

Back down on the south side of the Cape in Eventide buyers penned a contract on a quarter-acre bay view lot listed for $69,900 which last sold in 2003 for $180,000.

Contract number four takes us back to Cape Dunes and this one makes me sad as it is for a gulf front lot which, until Michael, was a lovely home that once belonged to a good friend of mine. Many fond memories of this spot in its former glory.  I think it must have been hit with a waterspout or tornado during the storm because it was absolutely ravaged and eventually torn down while the adjoining unit escaped relatively unscathed by comparison. The remaining lot measures 40′ by 90′ and is listed for $249,000. Back in 2005, my friend sold her home on this spot for $905,000.

We’re heading off the Cape, traveling west along SR-30 over to this 100′ by 225′ lot listed for $64,000. It’s being touted as an RV-ready lof abutting a state preserve.  Even though un-removed RVs were a serious problem with the storm surge of Hurricane Michael – we still have the remnants of one on the Case near stumphole – apparently the County powers that be have abandoned our previous RV ban along the coastal corridor so more of these are beginning to pop up all over the place. ALL over the place. Even on the Cape itself.

Circling back eastward along C-30, our sixth new contract is on a 3-bedroom, 2-1/2-bath, 2,304 square foot second tier gulf view home listed for $489,000. The county records show no significant sales data on this property.

A couple miles further east along C-30, buyers were attracted to this handsome little 2-bedroom, 1-bath, 1,024 square foot Florida cottage tucked back out of site from the road. The couple who own it bought the lot back in ’96 for $36,000 and built the cottage in 2013 as a coastal retreat. They have it under contract with a list price of $349,000.

Well wrap it all up with a bow today out on Indian Pass where sellers accepted an offer on their 52′ wide Gulf front lot in the Reservation listed for $249,000, They bought the 0.4-acre property in 2013 for $130,000 from sellers who had paid $830,000 for it in 2003.  Ouch! It may be sizzling hot here today but someone got seriously scorched back then.

And with that we’re all up to date.  There’s plenty  going on, with strong buyer demand. If you’re thinking of buying or selling, we need to talk. Call or text me at 850-227-5197 or write me at sherri@sherridodsworth.com and we’ll get started.  Keep cool, have a great week, and thanks so much for taking a few minutes to stop by today.

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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Jul 13 2019

Cape San Blas Real Estate Week in Review – July 6-12, 2019

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All eyes have been on the weather cone this week watching to see what tropical storm Barry decided to do. This morning, Saturday, he’s poised off the southern coast of Louisiana causing rough seas and high surf all along the northern Gulf shoreline.  Buyers were unphased with Barry and continued shopping real estate, closing five sales and writing up four new contracts.  Sellers posted sixteen new listings, and changed prices on eleven others.  With all that activity, our inventory grew by nine, closing the week at 290, with 73 houses, 212 lots, and 5 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 been going on.

We begin our review of this week’s five sales where we do so often, up on the north end of the Cape in Barrier Dunes with this 2-bedroom, 2-bath, 1,377 square foot townhouse. This end unit on Sandpine Drive is located on a pond, and has an unobstructed gulf view from the master bedroom on the second floor. The sellers bought it in 2012 for $167,500, had it listed for $349,000 and sold it on Friday for $335,750.

Our second sale 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, had it listed for $69,000, and sold it on Wednesday for $139,000.

Down by the rocks near Stumphole, our third sale is a 63′ by 152′, nearly quarter-acre first tier lot with a list price of $149,900. It last sold in mid-2015 for $62,000 and went for $139,000 this time around.

For our fourth sale 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. It was listed for $412,000 and the new owners picked up the keys to their new home on Tuesday for $385,000.

More action in Surfside Estates, this time on Pluto Way, where buyers purchased this 90′ by 122′, quarter-acre lot. The sellers bought it in 2013 for $65,000 from a seller who had paid 2005 for it in $380,000. They had it listed for $79,900 and picked up a check at closing on Tuesday for $65,000.

The first of four new contracts is on the north end of the Cape on Bamba Lane just a bit south of Coneheads Restaurant. Buyers had their offer accepted on this 4-bedroom, 4 1/2-bath, 3,033 square foot gulf front beauty listed for $1.299M. The home is situated on a gorgeous span of gulf front property with mature dunes shielding it with lush vegetation. It weathered Michael well. The seller bought it in 2004 for $2.2M.

In nearby Ovation, sellers accepted an offer on their 47′ wide gulf front lot listed for $439,000 which is odd because they only purchased it in May of last year for $400,000.

We’ll leave the Cape for the first time today and head over along the C-30 Corridor traveling east to Treasure Shores which is home to our last two contracts. First up is this little 2-bedroom, 2-bath, 1,342 square foot gulf front cottage listed for $599,900. I think the family may have owned this for quite some time as I found no sales data on it in the Property Appriaer’s website. It’s on a nice wide lot with 75′ of frontage.

Wrapping it all up for the week is this first tier, 4-bedroom, 3-bath, 1,880 square foot home with lovely gulf views. It is a newer home, built in 2017. The seller bought the lot that same year for $130,000 and has the house listed for $699,900.

That’ll do it for this week. Glad to have so much activity going on as people are snapping up these 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.

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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Jul 06 2019

Cape San Blas Real Estate Week in Review – June 29 – July 5, 2019

Published by under Cape San Blas

There were fireworks all over the Cape this week including our real estate market with Sellers lighting up the MLS with sixteen new listings and nine price changes. A good bit quieter on the sales side with just two closings and four new contracts. Our inventory took a nice dip, shedding sixteen, closing the week at 281, with 69 houses, 208 lots, and 4 commercial properties listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.

The first of our two sales is on the north end of the Cape, at Seacliffs where buyers snapped up this 4-bedroom, 4-1/2-bath, 1,944 square foot townhouse with a gulf view. It went under contract less than three weeks after hitting the MLS in late April.  Hurricane Michael caused some minor damage which has since been repaired.  The sellers bought it in 2005 for $465,000, had it listed for $399,900, and handed over the keys to the happy new owners for $375,000 cash.

Down on the south side of the Cape in Jubilation, buyers fell in love with this handsome 4-bedroom, 3.5-bath, 2,581 square-foot, newly built home listed for $599,000. It is situated on a 50’ by 92’, 0.11-acre X-zone lot on Rosemary Drive. The new owners took title on Monday for $570,000.

Now on to our four new contracts starting off in Peninsula Estates, about half a mile south of the entrance to the state park. This subdivision is one of the earliest on the Cape, platted in the late 70’s. It spans from the bay to the gulf, and all of the lots convey with deeded access to both. There is no HOA or HOA fees.  Buyers liked the sound of that and submitted a winning offer on this 75′ by 200′, roughly third of an acre lot on Sandlewood Boulevard which is on the  bay side of the neighborhood.  The sellers bought it in 2016 for $44,000 and have it listed for $67,000.

In nearby Cape Breezes a gulf front estate quickly went under contract just a few days after being listed. The offering consists of a 4-bedroom, 4 1/2-bath, 3,676 square foot home built in 2018 on a 100′ wide expanse of gulf front property. Directly behind it is a first tier lot, and on the second tier lot beyond that is a 3-bedroom, 3-bath gulf view home with a pool. That home fronts Cape San Blas Road, so the estate spans from the road to the gulf. The whole enchilada was listed for $2.8M.

We’re down on the south side of the Cape for our third contract which is on a 4-bedroom, 4-bath, 3,694 gulf front home in Jubilation. It was built in 2007 on a roughly 50′ wide lot for which the sellers paid $750,000 in 2004. The home sustained some damage from Michael, and was listed for $1.289M.

We’ll wrap things up today over in Simmons Bayou with something out of the ordinary – an entire subdivision. Colors Way is a 15-lot subdivision off SR-30 basically across the street from where Triple Tails restaurant used to be. All of the utilities and road have been installed, and the entire entity contains roughly 3.1 acres. The sellers have it listed for $673,500.

That’ll do it for this week. We’ve covered a wide variety of properties today and, as you can see, there are still a lot of good values to be had. If you’re interested in seeing what you might be able to pick up for yourself, please call or text me at 850-227-5197 or send an email to sherri@sherridodsworth.com. Have a terrific week, and thanks so much for taking time out to stop by today.

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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