Archive for January, 2020

Jan 25 2020

Cape San Blas Real Estate Week in Review – Jan. 18-24, 2020

Published by under Cape San Blas

 2020 continues to be off to a strong start roaring along this week with six sales, five new contracts,  a whopping twelve new listings and five price changes. Our inventory grew by two,  closing at 284, with 82 homes and 202 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. We have a fair amount of territory to cover today so let’s get right to it.

The first of our six sales is in Barrier Dunes, a townhouse community up along the entry road to the state park.  On Friday buyers picked up the keys to this 3-bedroom, 3-1/2-bath, 1,854 square-foot gulf front townhome listed for $650,000. The home is a stunning rental property, with a gross rental income in 2018 of $80,700, even with no rentals in the 4th quarter due to Michael’s visit. Kaching! It has been thoroughly renovated and now has a whole new lease on life.  The sellers have owned it since late 2004 when they purchased it for $535,000, and sold it on Friday for $625,000.

This second sale is a FSBO listing in which a Realtor participated and who entered the sale for comp purposes. It’s an irregularly-shaped large parcel on the corner of Spinnaker Lane and Cape San Blas Road with a fair amount of wetlands.The seller sold 600′ fronting Cape San Blas Road to Duke Energy for $250,000. The land has been in the family since at least the 80’s so no sales data. Curious to see what Duke ends up doing with it. Spinnaker is on the right just before you get to Coneheads Restaurant.

Our third sale is on Seahorse Lane just a few streets north of the Trading Post. The sellers signed over the title to their 102′ by 106′, quarter-acre gulf view lot. They bought it in early 2016 for $135,000, had it listed for $169,000, and sold it for $154,000.

Our next two sales are contiguous waterfront lots fronting Indian Pass Lagoon off of C-30. Each property is 80′ wide by about 430′ deep and roughly 0.80 acre each, for a total of 160′ of waterfront and a total of 1.6 acres.  The owner bought the two in 2005 for $305,000 each, had them listed for $49,000 each, and let the new owners have them both for $65,000 cash.

Our sixth and final sale is a fixer-upper on Palm Street in Indian Pass Beach Subdivision. It’s represented on the property appraisers web site as a 2-bedroom, 1-bath, 1,092 square foot beach cottage. It currently only has one large loft-like bedroom on the second story so it has been reconfigured at some point in the past. The seller bought it in mid-2015 for $150,000, had it listed for $129,000, and sold it on Tuesday for $120,000 cash.

We’ll head back to Barrier Dunes for the first of our five new contracts. Last Saturday, sellers accepted an offer on their 2-bedroom, 2-bath, 1,344 square foot townhouse on Parkside listed for $329,000.  This comfortable end unit has also been configured with a screened in porch.  It sustained damage from Hurricane Michael but all repairs have since been completed. The owners purchased the unit in 2016 for $220,000.

Not many of these 100′ wide gulf front parcels left on the Cape anymore unfortunately. This 300′ deep one just a little south of Scallop Cove went under contract on Tuesday with a list price of $750,000. It has been in the sellers family for quite some time so no sales data on it.

Down on the south side of the Cape off Mercury Lane in Surfside Estates, sellers accepted an offer on their 50′ by 234′, 0.27-acre first tier lot. They bought it in 1998 for $113,000 and have it under contract with a list price of $99,500. There is deeded gulf access, and an HOA with a $2,000 new owner buy-in fee. That buy-in fee is a fairly recent trend pretty much unheard of not too many years ago. I think Ashwood Development of Jubilation and Ovation fame may have introduced the concept back in the mid 2000’s. Once other HOAs heard of it, it spread like wild-fire and now is a fairly common practice.

Our fourth new contract takes us over to Money Bayou where buyers penned an offer on this 63′ by 490′, 0.71 acre gulf front lot on Sweetwater Drive listed for $319,000.  This is a good illustration of the price differential between what Cape peninsula gulf front lot prices can command in contrast to what south-facing gulf front lots do, and that has always been the case.  People put a premium on those sunsets over the western-facing peninsula and the clearer water along that final stretch of beach at the tail-end of the Emerald Coast. This lot last sold in mid-2018 for $270,000.

We’ll wrap things up today back over on the Indian Pass peninsula where buyers were attracted to this 75′ by 105′, 0.18-acre first tier lot listed for $149,000. Not sure of the sales history for this one but it appears it may have been carved out of a large parcel that sold last year for about $1.4M. The lot lies seaward of the CCCL so will require DEP permitting to build.

That does it for this week. Lots going on and our inventory of homes remains low, so if you’ve been thinking of selling your beach house, I will be glad to help – call or text me at 850-227-5197 or send me an email to sherri@sherridodsworth.com . I will be happy to provide you with a no-obligation comparative market analysis to determine what your property would likely bring in our current market. Have a great week, keep warm, 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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Jan 24 2020

Cape San Blas Real Estate Week in Review – Jan. 18-24, 2020

Published by under Cape San Blas

 It has been an extremely busy week around here. With eight sales, six new contracts, thirteen new listings, and five price changes, I’ll be posting on Sunday as I’m showing property on Saturday. Lots going on, so hope to see you then!

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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Jan 17 2020

Cape San Blas Real Estate Week in Review – Jan. 11-17, 2020

Published by under Cape San Blas

With a week of weather that felt more like mid-Spring than mid-Winter, everyone wanted to be out in the warm sunshine so buyers were out and about in force around here. Only one couple went to the closing table, but buyers wrote up five new contracts.  Sellers added twelve new listings and made seven price changes. Our inventory grew by two, ending the week at 282, with 80 homes and 202 lots listed in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.

Our solo sale is a first tier lot on Seahorse Lane in Feather Sound, one of the older subdivisions on the Cape from the early 80’s. This 102′ by 107′, quarter-acre first tier lot includes deeded beach access and is in a community with no HOA or HOA fees. The sellers bought it in 2015 for $112,500, had it listed for $189,000, and sold it on Friday for $175,000 cash.

We’ll start our review of this week’s five new contracts on the north end of the Cape in Ovation where this irregularly-shaped 0.13-acre lot with 50′ on the road front went under contract with a list price of $199,000. Hard to believe but back at the height of the market in 2005 the developer sold this lot for $697,500.

About 2-1/2 miles south of Ovation on Antiqua, our second contract is on a 3-bedroom, 2-bath, 1,300 square foot first floor gulf view condo in a circa-1985 quadplex condominium. This is a laid-back condo association, with fees collected from the four members on an as-needed basis for building maintenance and common expenses.  The owners bought their unit in late 2002 for $195,000 and have it listed for $299,000.

We’ll exit the Cape and travel east along CR-30 over to Treasure Shores where our third new contract is on this 4-bedroom, 3-bath, 1,920-square foot gulf front home listed for $725,000. The home was built in 1996 on a 75′ wide stretch of beach.  The owners bought it in 2002 for $650,000.

Our last two contracts take us over to Indian Pass starting with this lovely 3-bedroom, 2-1/2-bath, 2,450 square-foot gulf front home on Chickasaw Lane in Indian Summer. It was built in 1996 on a 68′ wide lot. The sellers bought it as recently as April 2018 for $932,500; sometimes plans change.

Indian Pass Gulf Front Home Under Contract Jan 2020 with List Price of $825,000

We’ll wrap things up today with this 3-bedroom, 2-1/2-bath, 1,672 square-foot gulf front home listed for $825,000. That’s pretty much a perfect beach view, isn’t it? Who needs a photo of the house itself when this is the scene you’re going to fall in love with. It was built in 1997 on a 70′ wide lot that the family has owned for a long time so I didn’t find any significant sales history on the property appraiser’s site.

And that’s a wrap for this week. This week’s new contracts prove we still have a super strong demand for houses, so if you own one and have been toying with the idea of selling, let me know and I’ll provide you with a no-fee, no obligation comparative market analysis to give you an idea of what it will likely command in our current market. Call or text me at 850-227-5197 or shoot me an email to 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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Jan 10 2020

Cape San Blas Real Estate Week in Review – Jan.4-10, 2020

Published by under Cape San Blas

  The first full week of 2020 turned out to be a decent one, with two sales and three new contracts. Sellers added seventeen new listings which included a lot of sorely needed houses, and made six price changes. Our inventory leapt up by eleven to 278, with 78 homes (a pick-up of 11) and 200 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS market. Let’s see what is catching buyers’ attention.

We’ll begin our review of this week’s two sales on the south side of the Cape on the grounds of The Old Saltworks Cabins where new owners took title to this cute little 1-bedroom, 1-bath, 480 square foot bay view cabin.  The offering includes 1.05 acres and has a septic shared with other cabins.  This little cutie is quite a money-maker, reportedly generating $35,000 in gross rental income in 2019.  The seller had it listed for $189,500, and sold it for $185,000.

Our second sale is on Polaris Drive in Surfside Estates. Buyers snapped up this 3-bedroom, 2-1/2-bath, 1,305 square foot gulf view home just a few days after it appeared in the MLS sporting an attractive $429,000 price tag.  The sellers bought the quarter-acre lot on which it is situated in early 2016 for $55,000. The new owners picked up the keys at closing on Friday for $420,000 cash.

The first of our three new contracts takes us to Beach to Bay Drive, in Dolphin Beach to Bay subdivision, a neighborhood on Cape San Blas Road across from Pig Island. All properties here convey with deeded gulf and bay access, both with well-maintained nice wood walkovers. Buyers jumped on this 3-bedroom, 3-bath, 1,928 square foot first tier home built in 2005 on an X-zone lot as soon as it hit the market. This terrific rental property is being sold fully furnished and features an in-ground heated pool. The sellers bought it in mid-2007 for $790,000, and listed it earlier this week for $798,900.

We’ll head off of the Cape for our next two contracts, turning right off of Cape San Blas Road and traveling east well past the Indian Pass Raw Bar to this 83′ by 370′, 0.7-acre lagoon front lot on C-30 listed for $39,900. It last sold during the peak of the real estate boom of the early 2000’s in mid-2004 for $270,000.

Our third and final contract takes us out on the Indian Pass peninsula where this 100′ by 367′, 0.84-acre lagoon front lot went under contract with a list price of $229,900, which includes a deeded 5′ pedestrian easement to the gulf. The property appraiser’s site offers no significant sales data for the property, so the sellers have apparently owned it for quite some time.

That does it for today. Property’s continuing to move at a good clip so if you’re thinking of selling give me a call – I’d love to be your listing agent and put you together with my readers who are calling in search of coastal properties. Call or text me at 850-227-5197 or shoot an email to Sherri@SherriDodsworth.com.  In most of the country it’s too cold to be outside this weekend anyway, so let’s get together and talk real estate. Bundle up and stay warm – and thanks so much for stopping by.

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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Jan 03 2020

Cape San Blas Real Estate Week in Review – Dec. 28, 2019 – Jan. 3, 2020

Published by under Cape San Blas

 Happy New Year/New Decade!  The Roaring Twenties 2.0 started off with fireworks and lots of real estate action. With the holiday season finally behind us, folks got back to work, closing two sales and writing up seven new contracts. Sellers added five new listings (one of which is already under contract), and changed prices on two others.   Our inventory took a nice dip, shedding eighteen, starting the year at 268, with 67 house and 201 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS.

The first of our two sales is a 3-bedroom, 2-bath, 1.204 square foot first-tier bay view home on Leeward Street in Cape Breezes, situated on a 150′ by 180′, 0.59-acre lot. The MLS notes state it was built in 2005, but it was here when I moved to the Cape in mid-1994 and the then owner had been living in it for a number of years at that time. It has had a number of upgrades since then, so 2005 is more accurately its likely effective age, since it has had a new roof, windows, etc. in the recent past. The sellers bought it in 2001 for $160,000, had it listed for $439,900, and sold it on Thursday for $420,000.


Sale number two is a gorgeous gulf front lot in Sunset Beach Estates, a beautiful 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 447’ for a little over 0.6 of an acre. This lot was listed for $679,000 and sold on Monday for $650,000 cash.  With this sale, all of the gulf front lots have now been spoken for, but there are still beautiful first tier lots available for $299,000.

We’ll kick off our review of the first seven contracts of the new year on the north end of the Cape in Secluded Dunes with this inviting 3-bedroom, 3/2-bath, 2,078 square foot first tier home. The owners bought the lot on which it is built in early 2015 for $139,500, built the house in 2017, and have it listed for $749,000.

On Seacliffs Drive near Coneheads Restaurant, buyers penned a contract on this 66′ by 971′, 1.47-acre gulf front lot. The sellers bought it back in 1996 for a mere $145,000 and subsequently built a beautiful home which was sadly lost to Hurricane Michael. The remaining lot is listed for $899,000.

On  nearby Spinnaker Lane just south of Coneheads on the bay side of Cape San Blas Rad, sellers accepted an offer on their irregularly shaped bay view lot with a smidgen over half an acre of land. It conveys with deeded bay acess and is not far from a public beach access. It last sold in early 2015 for $47,000 and is currently listed for $79,900.

Down on the south side of the Cape on the grounds of the Old Saltworks, this next contract is on a tiny 1-bedroom, 1-bath cabin with just 288 square feet of heated and cooled living space. Screened porches bring the total square footage up to 488.  It was built in 1990 and the current owners bought it in 1999 for $40,000. The hurricane did quite a bit of damage, and thus is being sold As Is with an asking price of $79,900.

We’ll head off the Cape turning right off of Cape San Blas Road onto C-30 and traveling about a mile to Sea Oats Lane to this 2-bedroom, 2-bath, 1200 square foot gulf front townhouse. It, too, was badly damaged by Michael, and is being sold As Is for $225,000.  It was built in 1984 and has been owned by the sellers since 1988 when they bought it for $74,200.

Our final two new contracts are contiguous waterfront lots fronting Indian Pass Lagoon off of C-30. Each property is 80′ wide by about 430′ deep and roughly 0.80 acre each, for a total of 160′ of waterfront and a total of 1.6 acres.  The owner bought the two in 2005 for $305,000 each, and now has them both under contract with list prices of $49,000 each.

And that does it for our first wrap-up of 2020.  Let’s make it a great year. If one of your resolutions is to either buy or sell property, let me know and I’ll do all I can to help you realize those goals. Call or text me at 850-227-5197 or email to sherri@sherridodsworth.com and we’ll get the ball rolling.  Thanks so much for taking time to stop by today and I hope to see you back 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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