Archive for the 'Cape San Blas' Category

Jun 26 2020

Cape San Blas Real Estate Week in Review – June 20-26, 2020

Published by under Cape San Blas

 And the beat goes on. Another full throttle pedal to the medal week in real estate here so we continue with the Readers Digest Condensed Version review. We closed five sales, wrote up a whopping thirteen new contracts. Sellers added twelve new listings and changed prices on seven others.   Our inventory shed two, closing the week at 330, with 91 houses and 239 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS market.

That does it for this week’s condensed version. As long as people continue to think of our area as being a safe haven to buy into both for personal safety and financially, I think we’ll likely see this pace continue for awhile. If you’re thinking of selling, I will be glad to provide you with a no cost, no obligation Comparative Market Analysis (CMA) to give you an idea of what your property will likely command in our current sellers’ market. Call or text me at 850-227-5197 or send a note to sherri@sherridodsworth.com and we’ll get started.

Have a great week, stay safe, and thank you so much for stopping by today.

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

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Jun 19 2020

Cape San Blas Real Estate Review – June 13-19, 2020

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Every day is 4th of July now on the Cape it seems with daily crowds out and about like I’ve never seen in the 26 years I’ve lived here. When beach time is over for the day, many are heading out to look at real estate and Realtors are working non-stop to meet the demand. My workload has increased accordingly, so once again I bring you a Reader’s Digest condensed version of the week’s activity.  We had three closings, wrote up nine new contracts, added eleven new listings and changed prices on five others. Our inventory remains unchanged, closing the week once again at 332, with 93 homes and 239 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.

If this pace continues, this brief review might have to remain the new normal for awhile until things quiet down and I can devote more time to writing it. If you are thinking of selling or buying I’ll be glad to help you. Call or text me at 850-227-5197 or drop a line to sherri@sherridodsworth.com. I hope all is well with you and your family. Stay safe and I hope to see you back here soon.

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

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Jun 12 2020

Cape San Blas Real Estate Week in Review – June 6-12, 2020

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 Another non-holiday week with a major holiday-like turnout and we had a lot of visitors here along the Forgotten Coast and once again, many are looking to put down stakes. Real estate is smoking hot and we’ve all been crazy busy. We had a good week with four sales and seven new contracts.  Sellers added six new listings, and changed prices on three others. With all that activity, our inventory shed four, ending the week at 332, with 92 homes and 240 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.

All of this week’s four sales are on the Cape, starting off with this 265′ by 278′, 1.5-acre X zone lot listed for $144,900. It’s on Spinnaker Lane which is on the bay side of Cape San Blas Road just south of Coneheads restaurant. The seller bought it in mid-2016 for $83,000 and sold it on Monday for $118,000 so this turned out to be a good investment with a nice return.

About 3 miles south of Spinnaker is Cape Sands Landing which is home to our second sale. Buyers snapped up this attractive 3-bedroom, 3-bath, 1,600 square foot first tier duplex the very day it debuted in the MLS sporting a $552,000 price tag. The sellers bought it in 2015 for $303,600 and have done a masterful job since of renovating it. These duplexes were built back in 1985.  On Wednesday their hard work paid off and they sold it for full list price of $552,000.

Our third new sale takes us down to near the rocks at Stumphole where this 3-bedroom, 3-bath, 2,183 square foot gulf front home went under contract last month with a list price of $875,000. The rental house was built on a 57′ wide lot in 2012.  The sellers bought the house in 2015 for $460,000, and have done a lot of work on it since then. This lower portion of the Cape has a history of high beach erosion. New owners picked up the keys at closing on Tuesday for $840,000.

Our fourth and final sale takes us down to the south side of the Cape to San Blas Plantation where this 82′ by 163′ road front lot sold for $80,000. The seller bought it in 2015 for $30,000.

My husband and I closed on a new house this week so in addition to keeping up with my day job, we’ve had a lot going on in our personal lives so the clock just ran out on trying to research and write about our seven new contracts.  I hate to go Readers Digest Version on you again. but right now it can’t be avoided. We should be settled in again in about three weeks and my schedule should get back to normal.  I truly hope you’ll hang in there and bear with me.

Never has the phrase ‘Escape to the Cape’ been more appealing than it is right now, which is why I think we’re seeing so many people flock here. If you’re thinking of doing just that or you have property you’d like to sell while demand is strong, 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, stay safe and well, and I hope to see you back here soon.

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

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Jun 05 2020

Cape San Blas Real Estate Week in Review – May 30-June 5, 2020

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 With all of the stress and chaos that 2020 has wrought so far, lots of folks have sought relief at our beaches and once again many have decided to stay. We had another good week, with five sales and five new contracts.  Sellers added eight new listings and changed prices on four others.  Our inventory shed three, ending the week at 336, with 95 houses and 241 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS market.  Let’s take a look at all the action.

We’ll start our review of this week’s five sales on the north end of the Cape on Hemmingway Lane in Sunset Pointe with this 72′ by 150′, 0.25 acre lot under that went under contract on the 23rd of May with a list price of $35,000, and closed on Friday for $32,500 cash.  The seller picked it up in a bank sale in mid-2014 for $29,500.

Our second sale is this bay-view first tier lot on Cape San Blas Road in Ocean Haven listed for $119,000. Measuring 75′ by 215′, the 0.37′-acre property has a great view of the bay and will offer gulf views as well when a home on pilings is built upon it. It is still owned by the original developer so no sales history on this one.  New owners took title for $110,000.

On nearby Aruba Drive in Cape Sands Landing sale number three is this 3-bedroom, 2.5 bath, 1600 square foot gulf view unit in a duplex that went under contract last month with a list price of $499,000. This is such a cute little beach retreat set up for total vacation fun! The owners have done a terrific job fixing it up since they bought it in late 2015 for $268,000. On Tuesday all that hard work paid off as they picked up a check at closing for $496,500.

Our next sale takes us down to the south side of the Cape to Jubilation, where this 42′ by 76′ lot went under contract in February with a list price of $68,500. The seller bought it in mid-2014 for $50,000 in a short sale where it had previously sold in 2004 for $410,000. Last Friday the new owners took title for $68,000.

We’ll leave the Cape and head on over to Neptune Street in Indian Pass Beach subdivision almost out at the tip of the peninsula. Buyers were attracted to this 75′ by 113′, 0.194-acre lot listed for $119,900. This is an old subdivision recorded back in 1952 and is grandfathered from the CBRA designation, and thus properties here are eligible for FEMA flood insurance. There are recorded covenants, but no HOA or HOA fees. The sellers bought the lot in mid-2002 for $79,900 and sold it on Monday for $115,000.

Now on to our five new contracts returning to the north end of the Cape, starting off with two lots being sold as a single offering. They’re located adjacent to the south side of Barrier Dunes. Together they measure 100′ by 525′.  The seller is asking $299,000 for the two of them.

Our second contract is 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 $1.249M. 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.

We’re back down on the south side of the Cape for our third contact which is on this 0.21 acre bay view lot in Eventide subdision. This neighborhood has a reciprocol agreement with San Blas Plantation directly across the street from them which allows owners of Eventide property gulf access across their walkover. The seller bought the lot in 2002 for $45,000.

Just a few blocks from Eventide, the next contract is on a 50′ by 500′, 0.59-ace gulf front lot on Louisiana Lane listed for $249,000.  Even though there are beautiful homes on either side, it is approved as an RV site.  The seller bought it in 1999 for $135,000.

Our fifth and final new contract is on a bay front lot on Heron Bay Lane on SR-30 over by the St. Joe Bay Buffer Preserve.  The 100′ by 430′ lot is just shy of an acre and is listed for $195,000, and last sold in late 2017 for $112,500.

And with that we are all up to date.  Because the stay at home orders during Covid have shown so many companies their employees can maintain productivity working remotely, I think we’re going to see an influx of people seeking to go that route and choosing the Forgotten Coast as the place to do just that. This should bode well for sales and property values.  If you’re thinking of selling, call or text me at 850-227-5197 or drop a note to sherri@sherridodsworth.com and I’ll be happy to do a market analysis of your property’s likely current market value.  As always, I truly appreciate your taking time out of your busy schedule and stopping by today. 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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May 30 2020

Cape San Blas Week in Review – May 23-29, 2020

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 After weeks and months of being cooped up inside with Covid it seems everyone wanted to escape to the Cape and bask on the beach in the sunshine.  And apparently a lot of them have decided to put down stakes here as our phones have been melting down with folks looking for a place on the coast to call their own.  As a result, I am going to give you a Reader’s Digest version of the market review as I simply haven’t been able to squeeze in time to write our usual.

We’ve had a good week, with six sales and nine new contracts. Sellers added seven new listings  and changed prices on six others. Our inventory shed three, closing the week at 339, with 92 homes and 247 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor market.

That’s a wrap for today. If you want to get in on the action, I’d love to help you do just that! Call or text me at  850-227-5197 or send your wish list or your thoughts on selling to sherri@sherridodsworth.com and we’ll get started.

Have a great week, stay safe and keep cool. Hope to see you back again soon, and thanks so much for stoping 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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May 23 2020

Cape San Blas Real Estate Week in Review – May 16-22, 2020

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 Gulf County being one of only seven counties in the state of Florida (all of which are in the Panhandle) to have their vacation rental plans approved by Governor DeSantis on Tuesday, nationwide anyone who wanted to be on a Florida beach for Memorial Day Weekend flooded into the Forgotten Coast.  If it’s for rent, it is booked.  Good to see commerce resuming but hoping the community remains safe. The dam burst not just on vacation rentals but in sales activity as well, as we had four closings and wrote up eight new contracts.  Sellers added a record fifty-six new listings, due primarily to the subdivision of Villa del Sol on the south side of the Cape coming back on the market after a long absence, and made six price changes.With Villa del Sol coming back online, our inventory swelled to 342, up 29 from last week.  We end the week with 97 homes and 245 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market. Let’s check out all the action.

We’ll kick off our review of this week’s four sales on the north end of the Cape in Cape Breezes with this recently-listed 3-bedroom, 2-bath, 1,888 square foot gulf front home. The sellers bought the 100′ wide lot in mid-2016 for $500,000, built the home in 2018, and listed it on March 31 for $1.175M. They accepted an offer on May 1 and handed they keys over to the happy new owners on Wednesday for $1.1M cash.  This is a private residence and was sold unfurnished. Cape Breezes is the only neighborhood on the Cape to have been removed from the CBRA Zone so homes here are eligible for FEMA flood insurance. There are recorded covenants with deeded gulf and bay access for all owners, but no HOA or HOA fees.

About two miles down the beach our secondd sale is a 63′ by 214′, third of an acre, first tier lot on Haven Road. This X-zone lot is located in Ocean Haven, a subdivision which includes deeded gulf access for all property owners. The neighborhood is adjacent to the south side of Seagrass. The seller bought this lot in January 2016 for $210,000, had it listed for $189,900, and sold it on Tuesday for $170,000.  Cultural note, this contract required an extension of the closing date due to COVID temporarily disrupting the buyer’s employment.

Our third sale is located on nearby 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. In mid-March 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 iwas sold fully furnished and features an in-ground heated pool. The sellers bought it in mid-2007 for $790,000, had it listed for $798,900, and signed over the title on Monday for $740,000.

Our fourth and final sale over on Indian Pass is this 5-bedroom, 3-1/2 bath, 1,970 square foot gulf front rental house listed for $825,000. The sellers bought the 50′-wide lot in late 2017 for $255,000 and completed the house in 2019. New owners took title on Friday for $812,000.

We’re back on the north end of the Cape in Sunset Pointe for the first of our eight new contracts starting off with this quarter-are interior lot listed for $39,500, a price well below recent comparable sales. Back in 2005 it sold for $425,000. The current seller picked it up in late 2016 for 10 cents on the dollar of that price for $42,000.

In nearby Barrier Dunes, buyers were attracted to this 2-bedroom, 2 1/2-bath, 1,377 square foot townhouse with a decent gulf view.  The sellers bought it in 2013 for $260,000 and have done some really nice renovations since then. They have it under contract with a list price of $359,000, far cry from the $510,000 it commanded at the market peak in 2005.

Our third contract takes us back to my neighborhood, Cape Breezes, where the parties came to an agreement on this 150′ by 180′ half-acre lot on Cape San Blas Road listed for $149,900.  This is one of the earliest subdivisions on the Cape, platted in the late 70’s. If you’d like to be my neighbor, I just listed a similar lot for a motivated seller with a very attractive list price of $110,000.

These six little bay front cottages are located right behind Scallop Cove and have been around since the mid-80’s.  They were all totally renovated in 2003 and are very popular rental units. Each have two bedrooms and one shared bath. In addition to having the only licensed commercial dock on the Cape side of the bay, they also have deeded access to the gulf with a private walkover. That all sounded pretty good to a buyer this week who submitted a winning offer on this 576′ square foot cottage listed for $269,000.

We’re back down on the south side of the Cape for our next contract which is on an irregularly shaped, roughly half-acre lot with 75′ of bay front in Eventide. The subdivision has a reciprocal agreement with San Blas Plantation directly across Cape San Blas Road that provides beach access. The seller bought the lot in a tax sale in 2007 for $20,000.

Leaving the Cape and traveling along C-30 towards town, the second subdivision you come to is Treasure Bay, home to our sixth contract which is on a 101′ by 218′, half-acre lot listed for $69,000. We’re not seeing many short sales anymore, but this is one. The seller bought the lot in 2004 for $88,000. The lot conveys with deeded bay access.

We’ll turn around on C-30 heading towards the Indian Pass Raw Bar, stopping at Curve at the Cape, the first subdivision on your right as you turn right off of the Cape. Sellers accepted an offer on their 54′ by 207′, quarter-acre X zone first tier lot listed for $149,900. They bought it in 2011 for $132,000.

Just a short distance up the road is Brighton by the Sea, a micro gulf front subdivision of just nine homes and a pool. This 3-bedroom, 4-bath, 1,702 square foot, circa 2001 home filled the bill for one buyer this week. The sellers bought it in 2017 for $395,000 and have it listed for $489,000.

Quite a week!  Real estate is booming. Had a conversation with an area 30-year veteran lender who said her business volume has tripled since January and that she has never seen anything like this. Got my attention. We Realtors have been working steadily and have been quite busy throughout this whole pandemic period.  My thought is that the heightened activity is likely due to the stock market volatility with that capital seeking more long term stable shelter in real estate. Or maybe as simple as being in quarantine has people obsessed with escaping to the beach!  Whatever the reason, it’s happening and it’s real. If you’ve been thinking of selling or buying, I’ll be happy to help you, so please feel free to call me at 850-227-5197 or send a note to sherri@sherridodsworth.com.  Have a safe and reflective Memorial Day weekend, and thanks so much for taking time out of your schedule to stop by. Hope to see you back next week.

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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May 15 2020

Cape San Blas Real Estate Week in Review – May 9-15, 2020

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 With our beaches reopened, people have been rolling in and out and about more and they’re they’ve been shopping for real estate. Nobody went to the closing table this week, but Realtors wrote up six new contracts. Sellers added nine new listings and changed prices on five others.   Our inventory added two, closing the week at 313, with 96 houses and 217 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.  Let’s see what’s catching buyers’ attention.

No closings to review so we’ll begin by taking a look at our six new contracts, starting off on the north end of the Cape in Ovation where buyers had their offer accepted on this irregularly-shaped, 0.016-acre interior lot on the bay side of the neighborhood.  The sellers bought it in late 2017 for $42,500 and have it listed for $46,599.

Next door to Ovation is Cape Breezes, one of the earliest neighborhoods platted on the Cape in the late 70’s. It spans from the bay to the gulf, and all properties convey with deeded access to both. Our second contract is on this newly listed 3-bedroom, 3-bath, 1,642 square foot gulf front home listed for $999,000, situated on a beautiful 100′ wide stretch of beach. It was snapped up the day after it debuted in the MLS.  The owner bought the house in March of 2018 for $819,000 and has done quite a bit of renovation work on it since then. Cape Breezes is the only neighborhood on the Cape to have been removed from the CBRA zone and eligible for FEMA flood insurance.

About two miles down the beach is Turtle Dunes, home to our third contract, which is on a 3-bedroom, 3-bath, fully furnished 1,560 square foot gulf view home listed for $489,000. It’s on a little over a quarter of an acre and was built in 1992.  The current owners bought it in mid-2016 for $381,000.

Contract number four is on a circa-1984, 1396 square foot gulf front home with 3 bedrooms and 2 full baths located directly across the street from Scallop Cove. The owners have completed an amazing renovation transformation in the relatively short time they have owned it. It is hard to believe it is the same house they bought in mid-2016 for $390,000. Prior to Hurricane Michael, it had a gulf front home seaward of it.

Our fifth contract takes us down to the south side to Dunes Club, one of the very few condominum communities on the Cape. Buyers were attracted to this gulf front 3-bedroom, 2-bath, 1,176 top floor end unit. The complex was built in 2004.  The sellers bought it in early 2018 for $271,600 and have it listed for $359,000.

We’ll wrap things up today over along the C-30 Corridor where buyers penned a deal on this 75′ by 220′, 0.373-acre bay view lot. The property is one of many lots along this stretch approved for RV use.  The sellers paid $149,000 for it in 2004 but times have changed since then and they now have it listed for $59,900.

In the past little while as I’ve been writing this on Friday evening, our State District Representative, Jason Shoaf, posted the following update: “I just spoke with the Governor’s team on short term rentals. Any county that wants to reopen can email DBPR to request it and they need to provide a safety plan. I’m working with them now to assist. They will be able to reopen Monday if approved.” The Director of DBPR is Halsey Beshears, our prior district rep and Jason was born and raised in Port St. Joe so we have two very strong advocates for our county who totally understand how critical this is for us. So hopefully we are inching forward towards recovery locally. I will keep you posted.

Interest in real estate is rebounding so if you’re thinking of buying or selling, let’s talk. You can reach me at 850-227-5197 or sherri@sherridodsworth.com. I hope you and your family are well, and appreciate your stopping by today.  Stay safe, and I hope to see you back here soon.

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May 08 2020

Cape San Blas Real Estate Week in Review – May 2-8, 2020

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 Covid or not, we are back on a roll it seems turning in yet another good week, this time around closing four sales and writing up four new contracts. Sellers added thirteen new listings, and changed prices on eight others.  Our inventory grew by five, closing the week at 311, with 97 houses and 214 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.

We’ll start our review of this week’s four sales on the north end of the Cape with this 50′ by 583′, 0.67-acre gulf front lot just north of Peninsula Estates.  It is not in a named subdivision so no covenants or HOA. The seller bought it in mid-2014 for $317,000, had it listed for $509,900, and sold it on Tuesday for $420,000.

For our second sale, we’ll head on down to the south side of the Cape to Polaris Drive in Surfside Estates to this 3-bedroom, 2-1/2-bath, 2,033 square foot gulf view home listed for $569,000. The sellers bought the lot in late 2012 for $60,000 and built the house in 2015.  Lucky new owners picked up the keys at closing on Tuesday for $560,000.

Just a few blocks away our third sale is a 100′ by 973′, 2.24-acre bay front lot listed for $147,500. This is in the Old Saltworks area and the lot itself includes a portion of a saltworks pond. It last sold in late 2003 for $300,000 and sold on Tuesday for $147,500.

We’re heading on over to Indian Pass for our final sale, a first tier, gulf view lot in Indian Summer listed for $114,900. This is a pretty little quiet neighborhood tucked away off the beaten path, with oyster shell roads and a gulf front community pool. The seller bought this lot as an investment property in early 2018 for $50,000 and sold it on Wednesday for $90,000 cash.

Now on to our four new contracts, starting with this bay-view first tier lot on Cape San Blas Road in Ocean Haven listed for $119,000. Measuring 75′ by 215′, the 0.37′-acre property has a great view of the bay and will offer gulf views as well when a home on pilings is built upon it. It is still owned by the original developer so no sales history on this one.

About a half mile further south, our next contract is on a 161′ by 57′, quarter-acre first tier lot on Babados Drive in Turtle Dunes. This well-kept little neighborhood has a community pool, attractive signage at the entrance, and all lots convey with deeded gulf access. This lot last sold in the summer of 2014 for $155,000, and is currently listed for $189,900. It has been on the market since March 2019 when it debuted with an original asking price of $245,900.

Right next door to Turtle Dunes is Cape Sands Landing which is home to our third new contract.  Buyers snapped up this attractive 3-bedroom, 3-bath, 1,600 square foot first tier duplex the very day it debuted in the MLS sporting a $552,000 price tag.  The sellers bought it in 2015 for $303,600 and have done a masterful job since of renovating it. These duplexes were built back in 1985.

We’ll wrap things up today back over on Indian Pass with this 5-bedroom, 3-1/2 bath, 1,970 square foot gulf front rental house listed for $825,000. The sellers bought the 50′-wide lot in late 2017 for $255,000 and completed the house in 2019.

Relieved to see real estate doing well during the current Covid restrictions. Florida transitioned into Phase 1 of reopening this week, and it has been a pleasure to return to local restaurants able to operate with seating at 25% capacity, and to see small businesses once again able to reopen their doors while observing safeguards. With North Florida still crawling out from under the impact of Hurricane Michael, it seems as if the cosmos should have given us a hall pass to excuse us from having to cope with this so soon afterwards. Our community is strong, though, and everyone is pulling together, so we’ll weather this storm as well. Our beaches have reopened and they will always be a beacon leading people here to claim a piece of the beach for their very own safe haven retreat. Whether you’re interested in buying or selling a little piece of beach paradise, call or text me at 850-227-5197 or drop a note to sherri@sherridodsworth.com. Have a great week, stay healthy and safe, and thank you so much for stopping 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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May 01 2020

Cape San Blas Real Estate Week in Review – April 25 – May 1, 2020

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After a few quiet weeks, the dam finally burst, and this week we had five closings and five new contracts. That’s more like it!  Sellers added six new listings, but only made two price changes, following the national trend of sellers sitting tight on their prices during the pandemic. Our inventory shed one, closing the week at 306, with 93 homes and 213 lots listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market.  Let’s see what properties spurned this buyer feeding frenzy.

The first two of our five sales are bay view lots on Pinnacle Drive in Ovation on the north end of the Cape, starting with this 50′ by 100′, 0.12-acre second tier lot. The Sellers bought it in late 2005 for $355,000, had it listed for $59,500 and sold it for $50,000.

Our second sale is a an irregularly-shaped, 0.12-acre bayside second tier lot. The sellers bought it in late 2013 for $52,500, quite a bargain compared to the $285,000 it sold for in 2004. It was listed for $47,000 and sold for exactly that on Thursday.

Down on the south side of the Cape in Dunes Club, the parties went to the closing table to sign the paperwork for this 3-bedroom, 2-bath, 1,176-square foot gulf front condo listed for $389,000. Interesting sales history on this one. In January 2004 it sold for $335,000, and just 18 months later in July 2005 it went for $620,000, not unusual during that period. This time around it went for $370,000.

We’ll leave the Cape for our next two sales, stopping first over on SR-30 on the way towards Simmons Bayou, where this 75′ by 217′ bay view lot has been under contract since early April with a list price of $69,900. The seller bought it in early 2018 for $62,500, and sold it on Thursday for $60,000.

Our fifth and final sale takes us over to Indian summer at Indian Pass where this 98′ by 171′, 0. 38-acre first tier gulf view lot listed for $152,500 sold for $140,000. The sellers bought it in mid-2013 so this investment worked out ok for them.

Now on to our five new contracts starting on the north end of the Cape in Cape Breezes with this recently listed 3-bedroom, 2-bath, 1,888 square foot gulf front home. The sellers bought the 100′ wide lot in mid-2016 for $500,000, built the home in 2018, and have it listed for $1.175. It is a private residence being sold unfurnished. Cape Breezes is the only neighborhood on the Cape to have been removed from the CBRA Zone so homes here are eligible for FEMA flood insurance. There are recorded covenants with deeded gulf and bay access for all owners, but no HOA or HOA fees.

We’ll head south about 2 miles to Tobago Lane where this 100′ by 100′, quarter-acre gulf view lot went under contract on Wednesday with a list price of $149,900. With inflation adjusted dollars that’s probably a near wash with the $120,000 the sellers paid for it in 2003. There is no HOA, and the lot conveys with deeded beach access.

Our third new contract takes us down to near the rocks at Stumphole where this 3-bedroom, 3-bath, 2,183 square foot gulf front home went under contract Friday. The rental house was built on a 57′ wide lot in 2012.  The sellers bought the house in 2015 for $460,000, have done a lot of work on it since then, and have it listed for $875,000. This lower portion of the Cape has a history of high beach erosion.

We’re back out on SR-30 for our fourth contract which is on a 75′ by 21′, 0.377-acre bay view lot listed for $58,900. RVs are allowed here now by the county.  Back in 2005 this lot sold for $200,000.

We’ll wrap things up today back over on Indian Pass, this time over on Neptune Street in Indian Pass Beach subdivision almost out at the tip of the peninsula. Buyers were attracted to this 7′ by 113′, 0.194-acre lot listed for $119,900. This is an old subdivision recorded back in 1952 and is grandfathered from the CBRA designation, and thus properties here are eligible for FEMA flood insurance. There are recorded covenants, but again no HOA or HOA fees. The sellers bought the lot in mid-2002 for $79,900.

Great to see a significant bump in activity.  Our state is beginning to reopen for business, and locally our beaches reopened today with no restrictions other than abiding by CDC guidelines for social distancing, Restaurants and retail can reopen on Monday limiting capacity to 25% which for our small shops and boutiques downtown will not be a problem at all. I imagine business will be booming with so much pent up demand. I expect we’ll see the same with real estate.  Hopefully this week’s action is a glimpse of things to come.  I hope you and your family are doing well and in a position to start inching your way back to a more normal way of life.  If you have questions about what’s going on around our area, please feel free to call me at 850-227-5197 or drop a note to sherri@sherridodsworth.com.  Stay healthy and safe, and thanks so much for taking time to stop by today.  Hope to see you back next week.

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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Apr 25 2020

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

Published by under Cape San Blas

After two back-to-back weeks with no virtually no sales activity, we finally saw some action this week, closing four sales and writing up three new contracts.  Sellers added four new listings, but only made one price change. Our inventory grew by seven, closing the week at 307, with 92 homes and 215 lots listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS market. Let’s take a look at what’s moving.

The first two of our four sales are located in Barrier Dunes on the north end of the Cape, starting with this 2-bedroom,  2 1/2-bath, 1,344 square foot townhouse on Sabal Cir. listed for $342,500. It is still in need of some post-Michael repairs and some general fixing up. The seller bought it in 2014 for $250,000 and let it go this week to a cash buyer for $290,000.

On nearby Barrier Dunes Drive the second townhouse sale is a 2-bedroom, 2-bath, 1,209 square foot home back by the tennis courts listed for $317,000. This one has a nice custom screened porch. The sellers bought it in 2012 for $138,000, fixed it up and sold it for $303,000.

Our next two sales are down on the south side of the Cape, starting in San Blas Plantation, with this newly-listed 3-bedroom, 3-bath, 2,132 square foot gulf view home with an asking price of $574,900.  The sellers bought the lot in early 2015 for $58,000, built the house that same year, and sold it on Wednesday for $569,000.

Our fourth and final sale is about a mile down the road on Florida Avenue in Boardwalk, where new owners took title to this 4-bedroom, 3-bath home with 2,241 square feet under heat and air and an impressive 3,958 square feet total with all of its screened and open porches and sun deck. It has plenty of parking with space for the boat and inside features an elevator. The sellers bought the lot in 2014 for $52,000, built the home in 2016, and sold it on Tuesday for $585,000. Furnishings were not included in this sale.

Now on to our three new contracts, starting on Aruba Drive in Cape Sands Landing with this 3-bedroom, 2.5 bath, 1600 square foot gulf view unit in a duplex that went under contract with a list price of $499,000.This is such a cue little beach retreat set up for total vacation fun! The owners have done a terrific job fixing it up since they bought it in late 2015 for $268,000.

We’re heading on over to Indian Pass for our other two contracts, starting with this first tier, gulf view lot in Indian Summer listed for $114,900. This is a pretty little quiet neighborhood tucked away off the beaten path, with oyster shell roads and a gulf front community pool. The seller bought this lot as an investment property in early early 2018 for $50,000.

And our third contract is out towards the end of the peninsula in Indian Pass Beach subdivision where some fixer-upper types saw their next project and put this little challenge under contract.  It’s a circa-1987, 3-bedroom, 1-bath, 640 square foot cottage with a nice, large porch.  It still has storm damage, so needs a lot of TLC.  The seller apparently bought it on March 20 of this year and put it back on the market that same day asking $139,900.  This will be an interesting one to watch.

That does it for today.  Good to see things are picking back up. Hopefully this virus will start winding down over the next few weeks as the weather gets warmer and more humid.  I appreciate your spending time here today, and hope to see you back soon. If you have any real estate questions. I’m available at 850-227-5197 or drop a note to sherri@sherridodsworth.com. Have a great week, and stay healthy and safe.

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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