Archive for the 'Cape San Blas' Category

Sep 13 2019

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

Published by under Cape San Blas

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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Aug 30 2019

Cape San Blas Real Estate 2 Weeks in Review – Aug. 17-30, 2019

Published by under Cape San Blas

 As we head into the Labor Day Weekend, all eyes are on Dorian as it makes its excruciatingly slow advance towards the Florida coast. Praying it will head out into the Atlantic. Until then, we sit tight, watch and wait. Our real estate market has been anything but slow – I apologize for not getting this update out last weekend but my work schedule was overflowing and something had to give.  Was able to get caught up this week and so today I am giving you a 14-day market wrap up so you won’t miss out on anything.

Since we last met, our inventory has grown by four, closing this week at 293, with 74 homes, 214 lots, and 5 commercial MLS listings in the Cape San Blas, Indian Pass and C-30 Corridor market. We’ve had ten sales, twenty-three new contracts (13 of which were RV lots in the Colors Way subdivision we’ll look at under sales – I’m only going to show and write about one representative lot so you won’t have to wade through a slew of them). Sellers added thirty-four new listings (again – 15 of which were those RV lots), and made price changes on twenty others. There has been a LOT going on so, depending on what time of day you’re reading this, either grab a cuppa Joe or a refreshing adult beverage and settle back in a comfy chair as we take a look at what all has been going on.

The first of our ten sales is in Cape Breezes with a gulf front estate that 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 and sold last Friday for $2.625M.

Our second sale is the recently-listed condo in a second tier quadplex on Antiqua Drive, back behind Pristine Properties. This 3-bedroom, 2-bath, 1,274 square lower level unit last sold in late 2016 for $240,000. It was built in 1985 and has undergone 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. Several offers were submitted within hours of it hitting the MLS last Sunday with a $424,900 price tag. If you’re feeling a little deja vu reading this it’s because you read about the unit above it a few weeks ago when it, too, hit the MLS and went under contract within hours. This one did the same thing as it was listed on August 8 and went under contract the following day. Last Thursday, the new owners picked up the keys at closing for $416,000.

Our third sale is a storm-damaged 4-bedroom, 4-1/2-bath, 2,340 square foot gulf front home on Sassified that was listed on the 14th for $850,000, As Is, and went under the contract the following day. It last sold in the summer of 2014 for $645,000. The listing said they have a contractor’s estimate for needed repairs.  On Friday it closed for $850,001 cash.

For our fourth sale we’ll leave the Cape and head out onto SR-30 traveling over to Simmons Bayou for 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 had it listed for $673,500 and it sold on the 20th for $400,000.

We’ll turn around and head east along the C-30 Corridor traveling over to Treasure Shores, home to our next two sales. 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 Appraiser’s website. It’s on a nice wide lot with 75′ of frontage.  Last Monday the new owners took title for $560,000.

Our second sale in Treasure Shores 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, had the house listed for $699,900, and sold it for $685,000.

Our last last four sales are all over on Indian Pass, the first two of which are in The Reservation, starting with this 47′ by 350′, 0.37-acre gulf front lot that went under contract just last week with a list price of $259,900. The sellers bought it in 2003 for $350,000 and sold it on Friday for $246,000.

Our second sale in The Reservation is this 52′ wide Gulf front lot in the Reservation listed for $249,000. The sellers bought the 0.4-acre property in 2013 for $130,000 from folks who had paid $830,000 for it in 2003.  Ouch! It may be sizzling hot here today but someone got seriously scorched back then. Anyway, on Thursday it closed for $222,500.

Our ninth sale is a rare find, gulf front acreage, specifically 7+ acres in a 1,293′ deep parcel with 238′ of gulf frontage.  This land hasn’t changed hands in recent years so I found no significant sales data in the property appraiser’s records. It went under contract in early June with an asking price of $1.499M, and sold on Wednesday for $1.3M.

Our tenth and final sale is this 5-bedroom, 5-bath, 3,861 square foot beauty listed in mid-July for $1.499M.  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.  On Friday, happy new owners picked up the keys at closing for $1.375M cash.

Cape Breezes is home to the first two of our twenty-three new contracts starting with this 4-bedroom, 4-1/2-bath, 2,614 square foot gulf view home listed for $819,000. This popular rental has a great income history, helped no doubt by its many amenities such as a heated in-ground pool, golf cart for traveling with your gear to the beach, a fenced kennel run, elevator and, of course, that afore-mentioned gorgeous gulf view. The sellers bought the lot in mid-2013 for $87,500 and immediately set about building the house.

Our second contract is right next door, and it’s on this 3-bedroom, 3-bath, 1,829-square foot gulf view home listed for $649,000. This is the second tier home that was part of the $2.625M package sale we looked at earlier.  It’s built on a half-acre lot that the seller bought in 2003 for $400,000.

In nearby Hibiscus Gulf, buyers had their offer accepted on this 100’ by 115’, quarter-acre, X zone gulf view lot listed for $175,000. This property belongs to the developer’s family, so no sales history.  Hibiscus Gulf is a pleasant little gated neighborhood with an attractive community pool, Gazebo overlooking the gulf, and a quiet, low density stretch of beach by Rish Park.  Owners also enjoy deeded bay access across the street which includes a walk over out into the bay.

Our fourth contract 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.

Our next two contracts are in Cape Isle Preserve, a subdivision just north of the rocks at Stumphole, an area with a history of high beach erosion. The first contract is on a 48′ wide gulf front lot listed for $249,000, well below the $650,000 it sold for in 2004.

The other Cape Isle contract is on this 4-bedroom, 3-1/2-bath, 2,213 square foot first tier house listed for $899,000. The seller bought the lot in 2016 for $109,000 and built the house that same year.

We’ll head to the south side of the Cape for our seventh contract which is on this older 3-bedroom, 2-bath, 1,224 square foot bay front cottage listed for $319,900.  The lot is 100′ by 1,075′, with 2.48 acres, so it’s a wonderful piece of property.  The last time it sold was in 2007 when it went for $550,000.

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

Contract number nine is over in Waters Edge, the first subdivision on your left after turning right off of Cape San Blas Road onto C-30.  This irregularly-shaped, 0.2 acre lot was listed for $59,900. The seller bought it years ago from the developer as one of a number of lots so no sales data on this one.

Look familiar? This is an aerial showing the area of the Colors Way subdivision sale we looked at earlier, and it is home to our final 13 new contracts. The developer is offering these as RV lots for $59,900 each which includes 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.

And that brings us completely up to date.  Thanks for hanging in there to the very end!  As you can see, demand remains strong.   If you’re thinking of buying or selling, let me know. I’ll be glad to help you. Just call or text me at 850-227-5197 or drop an email to sherri@sherridodsworth.comand we’ll get started.

For my readers on Florida’s east coast, please know that all of us here in the panhandle know your anxiety and pray for your safety through the coming storm.

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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Aug 17 2019

Cape San Blas Real Estate Week in. Review – August 10-16, 2019

Published by under Cape San Blas

For Sale Sold SignWell, it is definitely summer in Florida. We’ve had a hot sunny week with afternoon temps in the 90’s. Seems like the only thing hotter than the weather is our sizzling hot real estate market, with four sales and four new contracts, thirteen new listings, and eleven price changes. Our inventory added four, closing the week at 289, with 73 houses, 210 lots, and five commercial MLS offerings in the Cape San Blas, Indian Pass and C-30 Corridor market.

We’ll launch our review of this week’s four sales in Peninsula Estates, a neighborhood 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.  A couple liked the sound of that and submitted a winning offer on this 75′ by 200′, roughly third of an acre lot on Sandlewood Boulevard on the bay side of the neighborhood.  The sellers bought it in 2016 for $44,000, had it listed for $67,000, and sold it on Wednesday for $65,000.

We’ll travel down to the south side of the Cape for our second sale, which is 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

The current owners had it listed for $115,000 and signed over the title to the new owners on Friday for $105,000.

For our third sale we’ll leave the Cape traveling west along SR-30 over to this 100′ by 225′ lot. being touted as an RV-ready lot 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. It wa listed for $64,000 and sold on Friday for $62,500.

Our fourth and final sale is one that was added to our MLS this week as a comp sale meaning it was not listed for sale but an agent brought a buyer that resulted in the sale. It’s a 140′ by 105′, third of an acre lagoon front lot in Mystic Palms, a subdivision out towards the tip of Indian Pass. Back in 2004, the developer sold it for $350,000. That owner lost it to the bank who sold it in 2014 for $68,500. This week’s seller wanted $119,000 for it and got just that on Friday.

Now on to our four new contracts beginning with this 3-bedroom, 2-bath, 1,484 square foot bay front home on the Cape across the street from Ocean Haven.  The seller bought the lot in 2014 for $80,000 and built the home in 2017.  It went under contract on Tuesday with a list price of $619,900.

Back down on the south side of the Cape, buyers penned a deal on this recently listed 3-bedroom, 2-bath, 1,232 square foot house 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.

For our third contract, we’ll leave the Cape heading east on C-30 to Waters Edge, the first subdivision you come to on your left. Buyers were drawn to this irregularly shaped, quarter acre lot listed for $35,000. The seller bought it in 2002 for $50,000. This neighborhood includes 2 gulf front lots, so all lot owners have deeded gulf access.

Our fourth and final sale takes us back to Indian Pass, this time stopping in at The Reservation, where this 47′ by 350′, 0.37-acre gulf front lot went under contract Wednesday with a list price of $259,900. The sellers bought it in 2003 for $350,000.

And that wraps it up for this week. Glad to see we’re continuing to move inventory at a decent clip. If you’re considering making a move, I’ll be glad to help you. Just call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started. Until then, have a terrific week – I really 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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Aug 10 2019

Cape San Blas Real Estate Week in Review – August 3-9, 2019

Published by under Cape San Blas

  The Cape was noticeably quieter with fewer visitors this week, but luckily our market didn’t seem to notice as we picked up the pace again after such a quiet spell last week, closing two sales and adding seven new contracts. Sellers listed ten new listings, and changed prices on five others.  Our inventory shed three, closing the week at 285, with 207 lots, 73 homes, and five commercial MLS offerings in the Cape San Blas, Indian Pass and C-30 market.  Let’s see what’s moving.

The first of our two sales is a bay-front cutie overlooking Pig Island. I vacationed at this 3-bedroom, 2-bath, 1,296 square foot A-frame back in the early 90’s and had a great time kayaking around the island and scalloping out in the open bay The MLS says it was built in 1995 but I was already living here by then so it was prior to that, I think likely ’91 or ’92. It has been renovated and well maintained. The seller bought it in the summer of 2003 for $315,000, listed it for $499,000 and got exactly full price at closing this week

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. It went under contract week before last with a list price of $305,000 and sold on Thursday for $260,000. In early 2003 it sold for $410,000.

Kicking things off with our review of this week’s seven new contracts is this 5-bedroom, 4 1/2-bath, 2,595 square foot gulf front home on Jamaica Drive back behind the Trading Post. The seller bought the 52′ lot on which it sets in 2004 for $575,000, and built the house in 2017. It has been a money-making machine as a vacation rental home, with a gross rental income history reportedly over $102,000 annually. 

Our second contract is this newly iisted condo in a second tier quadplex on Antiqua Drive, back behind Pristine Properties. This 3-bedroom, 2-bath, 1,274 square lower level  unit last sold in late 2016 for $240,000. 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 $424,900 price tag. If you’re feeling a little deja vu reading this it’s because you read about the unit above it a few weeks ago when it, too, hit the MLS and went under contract within hours.

About a mile further south along Cape San Blas Road our next contract is on this 4-bedroom, 3 1/2-bath, 2,300 square foot gulf front spec house in Cape Isle Preserve. The owner was very nearly finished with construction and had it listed for $993,600 last fall when Michael hit which slowed progress a bit. After the storm they regrouped and repaired and raised that list price to $1,095,000 which attracted a buyer for them this week. 

Our fourth contract is down on the south side of the Cape on Loggerhead Lane in the gated community of  Jubilation.  Buyers were attracted to this 3-bedroom, 3-bath, 2,488 square foot, newly built home completed in 2018 and listed for $529,900. The builder who sold it bought the lot in April of last year for $65,000, a far cry from the $450,000 it sold for in 2004. This one may have you thinking you’ve seen this some place before as well which may be because we saw it here back in March when it was briefly under contract but came back on the market again. Hopefully this time she will make it all the way down the aisle.

We’re back out on C-30 this time heading towards town, stopping at this 75′ by 215′ bay view lot listed for $59,500. This once lovely wooded stretch of highway dotted with nice homes tucked back off the road among the trees is now proliferating with RVs and pole barns since the county abandoned its RV ordinance along the corridor.

We’ll turn around and head east on C-30 on over to Money Bayou to this 35′ by 120′, 0.07 second tier lot listed for $89,900. The owner apparently had a change of heart on this FEMA eligible lot having only purchased it last December for $71,000.

We’ll wrap things up today out on Indian Pass in the Indian Pass Beach neighborhood where buyers had their offer accepted on this 75′ wide gulf from lot listed for $299,000. 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 and now have it under contract.  DEP is going to have to approve permitting for the property so it will be interesting to see how this sale goes.

And that’s a wrap. 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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Aug 03 2019

Cape San Blas Real Estate Week in Review – July 27 -August 2, 2019

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 As July fades into August, the sweltering summer heat hit its stride this week as clear sunny days sizzled up around the 90s. Apparently it was too hot for folks to pull themselves away from the cool, emerald green gulf waters long enough to think about doing real estate as only three parties made it to the closing table and one lone sole penned a new contract.  A tip of the hat to our company, Coastal Realty Group, for being involved in all three of those sales.  Sellers were apparently ready to beat feet from the heat as they signed 17 new listing agreements and adjusted prices on ten others. Our inventory dropped by eight, closing the week at 288, with 73 houses, 210 lots, and five commercial MLS properties in the Cape San Blas, Indian Pass and C-30 market listed for sale.

The first of our three sales is a gulf front vacation rental home in Seagrass that went under contract in late May sporting a $1,998,999 price tag. This behemoth beauty has 7 bedrooms (4 of which are master suites), 7 full baths, 2 half baths and 4,591 square feet of living space. Extras include an elevator and heated in-ground pool overlooking the gulf. Can you say party at the beach with all your favorite friends???? A lot of folks do just that as the gross rental income on this party palace was $210,000 in 2018.  The savvy buyer who recognized this was a gold mine picked up the keys at closing on Thursday for $1.9M.

Our second sale was this recently listed 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 lease on life with a new roof, all new windows and doors, new decks and stairs and myriad other upgrades. She’s looking great and totally ready for another 34 years of fun in the sun. Several offers were submitted within hours of it hitting the MLS on July 14 with a $409,000 price tag, and on Wednesday the sellers handed over the keys to the new owners who won the bid with an As Is full list cash offer of $409,000.

Our third and final sale is a bay front home located just a few hundred feet north of Scallop Cove. In mid-June, the sellers accepted an offer on their 3-bedroom, 3-bath, 2,367 square foot bay front beauty. They bought the home the year it was built in 2004 for $600,000, had it listed for $724,900, sold it on Thursday for $610,000 cash.  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.

Our one and only new contract is down on the south side of the Cape in Jubilation where buyers negotiated a deal 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.

That does it for this week. If you’re interested in seeing what other great real estate opportunities may be out there waiting for you, please text or call me at 850-227-5197, or shoot me an email to sherri@sherridodsworth.com and I’ll be glad to help you. Until then, 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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Jul 27 2019

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

Published by under Cape San Blas

  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

Published by under Cape San Blas

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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