Archive for September, 2019

Sep 27 2019

Cape San Blas Real Estate Week in Review – Sep. 21-27, 2019

Published by under Cape San Blas

Our excitement over beach renourishment actually taking place before our eyes still has everyone happy and relieved.  They’ve started on the south end of the peninsula by the rocks and are working their way slowly northward, and that off-shore barge is pumping A LOT of beautiful sand up to our shoreline.

Even with all that going on, our real estate market had another quiet week, with no closings and just two new contracts. Sellers added five new listings, and changed prices on seven others. Our inventory grew by two, closing the week at 289, with 77 homes, 4 commercial, and 208 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS listings.

We’ll start our review of our two new contracts on the north end of the Cape in Barrier Dunes where this 2-bedroom, 2-bath, 1,216 square foot townhouse back by the tennis courts went under contract on Wednesday with a list price of $330,000. The sellers bought it in mid-2016 for $220,000.

Our second new contract is about three miles south of Barrier Dunes on Catamaran Drive where buyers had their offer accepted on this 3-bedroom, 3-bath, 1,428 square foot home with both gulf and bay views. It’s located in a laid back beach neighborhood known as Feather Sound with no HOA or HOA fees, but which includes deeded gulf access. The sellers bought the lot back in 2011 for $60,000.

And just like that we’re all caught up.  Although we’ve had two back-to-back slow weeks, I don’t see that as a trend. We’ll just keep an eye on it and see where the market goes. Interest rates have lowered in the past month, the economy is strong, housing is still in strong demand so I believe this is a passing lull. If you’re interested in buying or selling, I’ll be glad to help. Call or text me at 850-227-5197 or drop a note to sherri@sherridodsworth.com and we’ll get started.  Have a great week, and thanks so much for taking time out of your busy schedule 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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Sep 19 2019

Cape San Blas Real Estate Week in Review – Sep. 14-19, 2019

Published by under Cape San Blas

Without doubt, the biggest news around here this week was that our long-awaited beach renourishment has finally begun! The equipment is staged on a lot about halfway between the rocks at Stumphole and Scallop Cove.

That news eclipsed all else and the real estate market was very quiet, with only two sales and one new contract through Thursday night. (I’m posting a day early as I’m going to take a few days off to spend some time with friends at the beach. ). Sellers added eleven new listings, and changed prices on seven others. We added five to our overall inventory, closing the week at 287, with 79 houses, 204 lots and 4 commercial MLS listings in the Cape San Blas, Indian Pass and C-30 Corridor Market.

The first of our two sales is this 3-bedroom, 3-bath, 1,829-square foot gulf view home in Cape Breezes that was listed for $649,000. This is the second tier home that was part of the $2.625M package sale we looked at in mid-August.   It’s built on a half-acre lot that the seller bought in 2003 for $400,000. The new owners picked up the keys at closing on Monday for $625,000 cash.

Down on the south side of the Cape, buyers took title to this recently-listed 3-bedroom, 2-bath, 1,232 square foot duplex listed for $319,000.  As you enter Cape Dunes, it is one of the homes to your right facing Cape San Blas Road. It was built in 2005 and I didn’t locate any relevant sales history in the county records. The parties closed this week for $299,000.

Our sole new contract is on this lovely 4-bedroom, 3-1/2-bath, 3,271 square foot gulf front home in Treasure Shores listed for $1.15M.  This one went under contract just seven days after entering the MLS indicating it was priced right. It was built in the late 90’s and has changed hands several times since then. The original owner lost it to the bank who subsequently sold it in early 2012 for $649,000. That buyer sold it to the current owner in mid-2016 for $879,000.

And that brings us up to date. I heard today that nationwide new housing starts in July jumped up 12+% so likely the lull we’re seeing here is just a temporary blip on the radar screen. Two or three weeks does not a trend make.  If you have questions about your property or are interested in purchasing a piece of paradise here on the coast I’ll be glad to help. Just call or text me at 850-227-5197 or drop a note to sherri@sherridodsworth.com.  Have a great week, and I hope to see you back here next weekend.

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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Sep 13 2019

Cape San Blas Real Estate Week in Review – Sep. 7-13, 2019

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For Sale Sold SignSeptember sales continue to roll right along as we logged another good week, with six sales,six new contracts, eleven new listings, and two price changes.Our inventory remains essentially unchanged, closing at 282, with 74 homes and 204 lots listed and four commercial properties listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS. Let’s take a look at what’s moving.

We’ll launch our review of this week’s six sales up on the north end of the Cape in Secluded Dunes with this 4-bedroom, 3-1/2-bath, 2700 square foot gulf front home that was badly damaged by Hurricane Michael.  It was bank-owned and listed for $874,900 but sold above that at $890,000 so it sounds as if there were multiple offers on the table.  Her prior owners bought her in 2000 for $624,000, and in her prime she was a lovely home.  The house sits on 116′ of prime gulf front property.

Our second sale is in Ocean Haven on Haven Road where this developer-owned, 64′ by 211′, 0.31-acre gulf view X zone lot went under contract last Sunday with a list price of $184,900, well below what other lots in this stretch have been going for. On Monday this comp-killer closed for $175,000.

Sale number three is a little bit further south in Barefoot Trace,  a 2-bedroom unit 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. had it listed for $269,000, and signed the title over to the new owners on Thursday for $232,500.

Our next sale is a bank-owned lot out on SR-30 listed for $69,900 and sold on Friday for $62,500. The 98’ by 215’ parcel last sold in mid-2005 for $210,000. Ouch.

We’ll turn around and travel eastward along C-30 for our fifth sale which is a 3-bedroom, 2-1/2-bath, 2,304 square foot second tier gulf view home that was listed listed for $489,000. The county records show no significant sales data on this property. The seller handed over the keys to the new owners on Monday for $480,000.

Our sixth and final sale is over on Indian Pass in the Indian Pass Beach neighborhood where buyers took title on Tuesday to this 75′ wide gulf from lot listed for $299,000 and sold for $279,500. Starting to see a bit of speculation rearing its head in the marketplace again as the sellers bought the lot  on June 6 for $139,000 and put it on the market four days later on June 10 with a list price of $329,000. They lowered that in late July to $299,000 which was enough to attract a buyer.  DEP is going to have to approve permitting for the property.


The first of our six new contracts is on a gorgeous gulf front lot in Sunset Beach Estates, a gulf front community on the Cape about 2 miles south of the state park. This is one of the widest subdivision gulf front lots on the Cape, with 63’ of waterfront and a depth of 945’ for a little over 0.6 of an acre.  This lot was listed for $649,000. There are 2 remaining similarly-sized gulf front lots in this premier little gulf front subdivision.

This quadplex has become a familiar site on these pages recently with this being the third unit in the past few months to be put up for sale. This one’s a 3-bedroom, 2-bathThis 3-bedroom, 2-bath, 1,300 square lower level unit last sold in late 2016 for $240,000. It was built in 1985 and underwent a major renovation in the wake of Hurricane Michael, emerging with a totally new lease on life with a new roof, all new windows and doors, new decks, stairs and myriad other upgrades. She’s looking great and ready for another 34 years of fun in the sun. Like its two predecessors, it was listed one day and went under contract the following day.  The seller was asking $419,000.

On the south side of the Cape in Piney Woods, our next contract is on a 55′ by 75′ interior X zone lot with an interesting sales history. The current owners purchased it in mid-2014 for $31,500 from sellers who had purchased it a year prior as a foreclosure for $18,300. Eight years prior to that in June of 2005 it sold for $409,900. It was listed on August 30 for $49,900 and is under contract in less than two weeks.

Just a couple of blocks from Piney Woods is Dunes Club, a gulf-front condominium with 15 units. Here a 3-bedroom, 2-bath, 1,176 square foot end unit on the second floor caught the attention of buyers who offered up a winning offer on Wednesday. It is currently listed for $389,000 and last sold in early 2004 for $335,000. This one may look a little familiar also as it was under contract briefly back at the end of the May for a brief while.

Our final two new contracts are a combo deal, a 3-bedroom, 2-bath, 1,726 square foot Bayfront home with an established kayak and bicycle rental business. Happy Ours Kayak Tours has been getting visitors out exploring the bay for 20 years now.  The owners are ready to retire and have their home listed for $589,000 and the business for $85,000.

And that’s a wrap. Our housing inventory remains low.  Demand is strong.  If you’ve been thinking of selling, let’s talk and see if the time is right.  Call or text me at 850-227-5197, or send an email to sherri@sherridodsworth and we’ll run the numbers.  Have a great week – hope to see you back here soon, and I so appreciate your 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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Sep 07 2019

Cape San Blas Real Estate Week in Review – Aug. 31 – Sep. 6, 2019

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A week later and we’re still keeping an eye on Dorian, an historically slow-moving horror show of destruction. Common topic of conversation around here has been how people were experiencing unexpected anxiety just knowing the storm was out there, even while knowing there was no indication at all it was going to be a threat to our area.   Visitors weren’t anxious, though, and we had a good week in real estate, with five closings, three of which actually closed last Friday, August 30, but entered into the MLS after my post published and five new contracts. Sellers added nine new listings and changed prices on nine others. Our inventory took a nice dip, shedding ten, closing the week at 283, with 71 homes, 206 lots and six commercial properties listed for sale in the MLS Cape San Blas, Indian Pass and C-30 market.

The first of our five sales is down on the south side of the Cape in Jubilation where the parties went to the closing table on this 63′ by 104′, 0.15-acre first tier lot listed for a very attractive $119,000.  Jubilation is a gated community with handsome homes, a gulf front pool and walkover to the beach. The seller bought this at the height of the market in 2004 for $525,000.

Our second sale is over on SR-30, just a lit bit down the road when you turn left off of the Cape heading towards town.  This 3-bedroom, 2-1/2-bath, 1,380 square foot home caught someone’s eye all the way back in May. It sits on a half-acre lot in a FEMA-eligible area. The owners bought it in mid-2015 for $170,000, had it listed for $292,500, and handed over the keys at closing on Friday to the new owners for $292,000 with the buyers using VA financing.

Look familiar? This is an aerial showing the area of the Colors Way subdivision sale we saw in last week’s post when 13 of the RV lots went under contract. Two of them closed this Friday, for $54,900 each. The developer offered these as RV lots for $59,900 with each including water and sewer taps.  It seems they were taking reservations for them as they waited to close on the parent parcel as all but two went under contract as soon as they were released for sale. They’re located a few hundred feet from Presnell’s boat launch and RV park.

For our fifth sale we’ll turn around and head east on C-30 to Waters Edge, the first subdivision you come to on your left after exiting the Cape. Buyers were drawn to this irregularly-shaped, quarter-acre lot that the seller bought in 2002 for $50,000. This neighborhood includes 2 gulf front lots, so all lot owners have deeded gulf access.  The sellers asked for and got their full list price of $35,000 last Friday.

The first of our five new contracts is on a 114′ wide gulf front lot on Shoreline Drive in Peninsula Estates less than a mile south of the state park entrance. This is one of the earliest communities on the Cape, platted in 1977. It spans from the gulf to the bay, and all property owners enjoy deeded access to both. There are recorded covenants, but no HOA or HOA fees. The seller of this lot has owned it since the 90’s so there is no meaningful sales data on the property appraiser’s web site. Sadly, there was a house on this property that was destroyed by Hurricane Michael.

Next up is a bay view lot in nearby Ovation, a gated community which also spans from gulf to bay.  This neighborhood does have an HOA and HOA fees, whiich are currently $2,900 per year.  The seller bought it in mid-2011 for $50,000, listed it  three months ago for $64,000, recently dropped that to $59,000 and now has a contract.

Our next two contracts are on lots on the corner of SR-30 and Country Club road, totaling 4.45 Acres with a combined 463′ of frontage on SR-30. The sellers bought them in mid-2012 for $297,500 and have the two listed for $349,900.

More gulf front action, this time over on Indian Pass where sellers accepted an offer on their 2.5-acre lot that spans from gulf to lagoon. Not many parcels of this size remaining on the Pass.  The sellers bought it in 2014 for $350,000 and have it listed for $515,900.

And that is a wrap for today. Happy to see no let up in interest in our market.  Whether you’re thinking of buying or selling, I would welcome the opportunity to assist you. You can reach me at 850-227-5197 or sherri@sherridodsworth.com.  Thank you so much for taking time out of your busy schedule to stop by today.  Have a great week, and hope to see you back here next Saturday.

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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