Archive for the 'Cape San Blas' Category

Jun 21 2019

Cape San Blas Real Estate Week in Review – June 15-21, 2019

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Summer arrived right on schedule this week with temperatures on the Cape soaring into the 90’s on opening day. Our market was hot as well, but on the listing side, with just three sales and two new contracts, and sellers adding sixteen new listings and making seven price changes. I went back and checked activity for this week for the past several years and it is consistent for sellers who have been considering selling to list prior to the 4th of July weekend. We see a similar spike prior to Memorial Day each year. As you would expect with all those new listings, our inventory swelled, ending the week up by 12 at 297, with 71 houses, 224 lots, and 2 commercial properties listed for sale in the Cape San Blas, Indian Pass, and C-30 Corridor MLS market. Let’s see what’s catching buyers’ eyes.

We’ll start our review of this week’s three sales up by the state park in Park Point where buyers decided this 60′ by 193′, quarter-acre lot was the perfect parcel to claim for their future beach retreat. The sellers acquired it in a bank sale in mid-2013 for $34,000, had it listed for $49,900, and sold it on Friday for $46,000. Park Point has a community pool and dedicated beach access for property owners.

On Summerhouse Lane in San Dunes, our second sale was this 4-bedroom, 3-bath, 2,440 square foot home. It has gulf views from the upper floors; amenities include a hot tub on the deck, and RV Parking under the home with power and water. It was built in 2010. The sellers had it listed for $724,900 and handed over the keys to the new owners on Monday for $721,900 cash.

Our third sale is one of two storm-damaged gulf front fixer-uppers that hit the market in early May and immediately went under contract the following day. It’s a 3-bedroom, 2-1/2 bath, 1,360 square foot townhouse in Sunrise Sunset, just north of the rocks at Stumphole. This complex got slammed hard by Michael with major erosion around the pilings.  The owners have hauled in I don’t know how many dozens of truckloads of sand since October trying to rebuild an access drive up to the foundation. The first photo is pre-Michael. You can see from the second recent photo how the surf is right at the seawall. As I drove past there this afternoon the wind was out of the west and good size waves were slamming up against the sea wall. All of the infrastructure under these units was destroyed – entry stairs, A/Cs, etc. There is interior damage as well, and with no A/C inside for seven months you can imagine what other issues there likely are. Anyway, this unit was listed for $149,900 and someone decided to take it on as a major fixer upper project this week for $125,000 cash.

Only two new contracts this week, the first of which 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 and has it listed for $69,000.

Our second contract is over on Indian Pass on Neptune Street where buyers had their offer accepted on this 3-bedroom, 2-bath, 1,620 square foot home listed for $375,000. 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.

And that’s a wrap for this week. I have to say I am so happy to see our community continuing to recover at such a good clip each and every day. We’re moving further and further away from Hurricane Michael and even though we still have a long way to go, life is so much closer to getting back to normal here on the Cape and surrounds. Our visitors are back in the droves and having a great time. With what I see with the road repairs at Stumphole I don’t think it will be much longer before those darn stoplights will be removed and traffic will once again be moving freely through on both lanes. Alas, my superpower of being first in line at those lights will vanish with it as well.

If you’re interested in buying or selling, I’d love to hear from you. Just give me a call at 850-227-5197 or drop me a line at sherri@sherridodsworth.com.  Have a great week and thanks so much for taking time to stop by today.

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

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Jun 14 2019

Cape San Blas Real Estate Week in Review – June 8-14, 2019

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Recovery progress continues with our road repairs at Stumphole looking to be getting really close to nearing completion. We measure progress in small steps, such as we’re now able to drive through that entire stretch on paved roadway. Sweet. It’s still one-day traffic through the rocks area, but you can move on a smooth surface at a good clip. We’ve had a smooth and quiet real estate week relative to recent activity, with two sales and four new contracts; sellers added three new listings to the mix, and changed prices on three others. Our inventory shed two, closing the week at 285, with 64 houses, 219 lots and 2 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 moving.

The first of our two sales is this fourth-tier lot in Monarch Beach listed by the developer for $168,5000. It has been on the market since 2017, when this little subdivision was platted. It is located on the Cape just a bit south of Rish Park and Hibiscus Beach and has modest annual HOA fees of only $500.  Buyers liked what they saw and took title on Monday for $150,000.

Our second sale is off of  C-30 as you leave the Cape in the first subdivision you come to on your right-hand side, Curve at the Cape. It is home to this 59′ by 473′, 0.63-acre gulf front lot in a VE flood zone listed for $309,000. It is in a VE flood zone and last sold in 2003 for $510,000.  This time around it went for roughly half that, at $275,000.

We’re all the way up by the state park to launch our review of this week’s four new contracts, beginning in Park Point where buyers decided this 60′ by 193′, quarter-acre lot was the perfect parcel to claim for their future beach retreat. The sellers acquired it in a bank sale in mid-2013 for $34,000 and have it listed for $49,900. Park Point has a community pool and dedicated beach access for property owners.

Next up is a bay front home located just a few hundred feet north of Scallop Cove. On Thursday, sellers accepted an offer on their 3-bedroom, 3-bath, 2,367 square foot bay front beauty listed for $724,900. They bought the home the year it was built in 2004 for $600,000. 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.

Down by the rocks near Stumphole, this 63′ by 152′, nearly quarter-acre first tier lot went under contract last Sunday with a list price of $149,900. It last sold in mid-2015 for $62,000.

For our fourth and final new contract 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, and is listed for $412,000.

And that brings us all up to date.  Our housing inventory remains low, so if you’re an owner who has been toying with the idea of selling, this is a great time to consider moving forward with that notion. To see if the time is right for you, give me a call at 850-227-5197 or send an email to sherri@sherridodsworth.com and I’ll be glad to talk with you and prepare a no-cost, no-obligation comparative market analysis to see what your property might bring in our current market. I hope all is well with you and your family and greatly appreciate your taking time to stop by today.  Have a terrific week and 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 07 2019

Cape San Blas Real Estate Week in Review – June 1-7, 2019

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 After baking through blazing hot days without a drop of rain since May 12, our dry spell finally broke on Thursday with drenching rain and a forecast to expect much of the same for about the next week or so. Bring it on! We have been parched. Our market damped down as well, taking a bit of a breather after all the super activity of the past few weeks.  We had three closings and just two new contracts.  Sellers added four new listings and changed prices on three others. We closed the week unchanged from last week at 287, with 67 homes, 218 lots, and 2 commercial properties listed for sale in our MLS in the Cape San Blas, Indian Pass and C-30 Corridor market.

The first of our three sales1q is on the south side of the Cape in Jubilation, where buyers took title to this interior lot located near the gated community entrance.  Jubilation has a gulf view pool and deeded beach access with a wooden walkover.  The sellers paid $335,000 for the property at the height of the market boom in 2004, had it listed for $57,500, and sold it on Friday for $53,250.

About a half a mile away on Florida Avenue in Boardwalk our second sale is a 3-bedroom, 2-bath, 1,464 square foot, circa 1990 home.  The sellers bought it in mid-2006 for $480,000 and had it listed for $395,000. They use it as a private second home, not a rental property. Boardwalk has a gulf front community pool, and deeded beach access with wood walkovers.  Happy new owners picked up the keys at closing on Wednesday for $385,000 cash.

For our third sale we’ll travel out onto the C-30 Corridor heading towards town (PSJ)  to this 103′ by 215′, half-acre lot in Treasure Bay listed for $79,000. It has a bay view and is RV eligible, and sold on Tuesday for $64,000.

The first of our two new contracts is also in Treasure Bay. This one is a 103′ by 220′, half acre lot listed for $79,900 that last sold in May 2018 for $75,000.

We’ll finish up today with a rare find, gulf front acreage.  On Indian Pass, the parties came to an agreement on this 1,293′ deep parcel with 238′ of gulf frontage.  This land hasn’t changed hands in the past few years so I found no significant sales data in the property appraiser’s records. It went under contract on Friday sporting a $1.499M price tag.

And just like that we’re up to date. Our inventory of houses is still low, so if you’ve been considering selling, now is an excellent time as demand remains very strong. I’ll be glad to do a market analysis to give you an estimate of what it might bring in our current market.  Call or text me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we’ll get started. 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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May 31 2019

Cape San Blas Real Estate Week in Review – May 25-31, 2019

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What a wonderfully busy Memorial Day Weekend we had – encouraging to see so many families returning to our gorgeous beaches, and the weather couldn’t have been more perfect for the traditional launch of summer. That beach was selling itself as we had five sales and five new contracts.  Sellers listed twenty-two new properties and changed prices on fourteen others. We added fifteen  to the inventory, closing the week at 287, with 65 homes, 220 lots, and 2 commercial properties listed for sale in our MLS in the Cape San Blas, Indian Pass and C-30 Corridor market.

The first of our five sales is a storm-damaged gulf front fixer-upper that hit the market a few weeks ago and immediately went under contract the following day. It’s a 3-bedroom, 2-1/2 bath, 1,360 square foot townhouse in Sunrise Sunset, just north of the rocks. This complex got slammed hard by Michael with major erosion around the pilings.  The owners have hauled in I don’t know how many dozens of truckloads of sand since October trying to rebuild an access drive up to the foundation. The first photo is pre-Michael. You can see from the second recent photo how the surf is right at the seawall. All of the infrastructure under these units was destroyed – entry stairs, A/Cs, etc. There is interior damage as well, and with no A/C inside for seven months you can imagine what other issues there likely are. Anyway, this unit and one other were listed for $149,900 apiece and this one already has a new owner who was willing to fork over cash for that full list price of $149,900.

This next house is also located near the rocks at Stumphole and is on a 45′ wide gulf front lot. The seller bought the lot in 2012 for $125,000 and built the 4-bedroom, 3 1/2-bath, 2,516 square foot home that same year. The MLS notes state the home sustained foundation and pool damage, that it needs AC and elevator repair and is being sold AS IS. It went under contract just five days after it was listed for $699.  You can see from the photo it got banged up pretty bad by Michael with a lot of sand swept away both around and under it. Someone decided to take on this fixer upper for $675,000, also cash.

Down on the south side of the Cape on McCosh Mill Road in Piney Woods, buyers were attracted to this 90′ by 57′, 0.13 acre lot listed for $59,900. The sellers bought it back in 2005 for $399,900 and the new owners took title on Wednesday for $49,000 cash.

A few blocks way from Piney Woods is Pine Bluff which is home to this 90′ by 222′, 0.39-acre road front lot listed for $85,000. The sellers signed it over on Thursday to the new owners for $81,700. It is mixed use residential or commercial so it will be interesting to see what the new owners’ plans are for it when it closes.

Our fifth sale takes us over to Indian Pass to this 85′ wide, half-acre, second tier lot. The sellers have owned it for quite some time so I didn’t find any significant sales data on it in the county records. It sold last Friday for full list price of $125,000.

For the first of our five new contracts 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 went under contract last Sunday 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.

We have a bay front cutie up next several miles further south off the coast of Pig Island. I vacationed at this 3-bedroom, 2-bath, 1,296 square foot A-frame back in the early 90’s. Had a great time! The MLS said 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, and has it listed for $499,000.

We’re back down on the south side of the Cape, this time in 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.

Our fourth contract is in nearby Cape Dunes where this 4-bedroom, 4-bath, 2,324 square foot gulf view single family home went under contract last Saturday with a list price of $499,000. It was built around 1984 and is being sold by the original owner. 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.

We’ll leave the Cape and head out on to C-30 heading east to Gulf Pines where this 3-bedroom, 2-bath, 1,608 square foot gulf front beach retreat went under contract on Thursday exactly one week after it entered the MLS with a list price of $799,000. The sellers bought it in early 2013 for $390,000 as a fixer upper and have done a great job renovating and reimagining it since then.

That’s a wrap for this week. As you can see, sales activity is continuing along at a good brisk pace, so if you’re considering finding a good value here along the coast for yourself, I’d love to help you. Please call or text me at 850-227-5197 or send me an email to sherri@sherridiosworth.com and we’ll get started. As I’ve said before, I love turning readers into neighbors. Have a great weekend, 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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May 25 2019

Cape San Blas Real Estate Week in Review – May 18-24, 2019

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 It’s Memorial Day Weekend, and unofficial start of summer or not, sizzling weather is arriving right on schedule as record high temps are forecast to blanket the southeast for the next week.  Our market is following suit with a seriously sizzling hot week, with ten sales and five new contracts. Sellers served up a whopping seventeen new listings and seven price changes. The inventory grew by nine, ending the week at 272, with 67 houses, 203 lots, and 2 commercial properties listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS listings.

Let’s launch into our ten closed sales, the first two of which are in Barrier Dunes on the north end of the Cape, beginning with this pond-front, 2-bedroom, 2-1/2-bath, 1,377 square foot townhouse that went under contract at the end of March. It has a strong rental history and was sold turn-key, ready to keep on renting or to move right in. The sellers bought it in 2005 for $420,000, had it listed for $339,000, and turned over the keys at closing on Tuesday for $330,000 cash.

Just around the corner our second sale is on Barrier Dunes Drive with the same buyers taking title to this 2-bedroom, 2-bath, 1,216 square foot townhouse also listed for $339,000. The sellers of the previous townhouse owned this one as well and bought it in the summer of 2004 for $295,000.  It, too, has a strong rental history and was sold sold turn-key. On Tuesday it sold for $330,000 cash.

This third sale is on Blue Heron Drive, the street adjacent to the south side of Coneheads 8020 restaurant. This cute little 2-bedroom, 2-bath, 1,040 square foot cottage is tucked back away off the road on a quiet half-acre lot with views of St. Joe Bay.  The owner bought it in early 2014 for $235,000, listed it on May 3 for $299,000, had it under contract the following day, and handed over the keys on Friday for $298,000 cash.

Less than a quarter mile down the beach lies Peninsula Estates, one of the earliest communities on the Cape, platted in the late seventies; it spans from the bay to the gulf, and all of the properties convey with deeded access to both. There is no HOA or HOA fees.  All of that appealed to a buyer and they snapped up this 175′ by 80′, third of an acre lot on the corner of Cape San Blas Road and Sago Drive.  The sellers had it listed for $140,000 and sold it on Wednesday for $127,500 cash. The buyers are owners of Toucans in Mexico Beach who recently bought the restaurant property directly across the street from this lot so I assume they will be using it for parking. They recently announced on Facebook that they hope to open this new place in July as Long Bills.  While they are committed to rebuilding Toucans, Long Bills will be a most welcome addition to the Cape!

Next door to Peninsula Estates is San Blas Shores, another one of if not the earliest platted subdivisions on the Cape adjacent to the north side of Ovation. On March 15 a developer listed his personal beach cottage for $549,000.  He built the 3-bedroom, 2-bath, 1,328 square foot gulf view home in 2017 so it is built to recent code and fared very well during Michael.  He bought the lot in 2015 for $56,700, and sold the completed home on Thursday for $508,000 cash.

Our sixth sale takes us down to the south side of the Cape to Villa del Sol, a 21-acre subdivision  with 680′ of gulf front, a remnant of the real estate boom of the early 2000’s.  The developers back then installed brick paver roads, all of the infrastructure such as water, sewer, underground electric and cable, and even pre-paid for sewer taps for all of the 48 lots.  The market crashed, and they lost it. The current owners purchased the common areas and the 43 un-sold lots in early 2013 for $1,837,500 as a distressed sale.  They put it back on the market in February with a list price of $3,650,000, and signed it over to the new owners on Tuesday for $2.9M.  Pretty nice return on a six-year investment.

We’ll leave the Cape and head east on C-30 over to just before Gulf Pines stopping at this third-of-an-acre first tier lot under contract since last month with a list price of $149,000. The sellers bought it in mid-2017 for $187,000, and let it go on Tuesday for $131,000.

Next door in Gulf Pines is home to our seventh sale, a 77’ by 165’, roughly 0.292-acre first tier lot. Super location as it is directly across the street from the deeded beach access. It went under contract just 3 days after entering the MLS with a list price of $164,000. The seller bought it in 2003 for $295,000 and sold it on Thursday for full list price of $164,000.

Less than a mile further east on C-30, past Treasure Shores is a pretty little subdivision nestled among the pines named The Cottages at Indian Summer. This 3-bedroom, 2-bath, 1,910-square foot gulf view home was built in 2015.  The seller has had it on the market since last September when he listed it for $690,000. Lowering that price to $599,900 did the trick and this week he handed over the keys to the new owners for $585,000.

Down the street from that house,  this 50′ by 230′, quarter-acre first tier lot was under contract with a list price of $125,000. The sellers bought it in 2011 for $45,000, and sold it on Tuesday for $115,000 cash.

Now on to our five new contracts, returning to Barrier Dunes where this 2-bedroom, 2-bath, 1,377 square foot townhouse went under contract with a list price of $349,000. 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. It last sold in 2012 for $167,500

On Summerhouse Lane in San Dunes, sellers accepted an offer on their 4-bedroom, 3-bath, 2,440 square foot home listed for $724,900. It has gulf views from the upper floors; amenities include a hot tub on the deck, and RV Parking under the home with power and water. It was built in 2010.

Next we have a gulf front beauty in Seagrass that went under contract last weekend sporting a $1,998,999 price tag. This behemoth home 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.

Back down on the south side of the Cape on Florida Avenue in Boardwalk our fourth new contract is on a 3-bedroom, 2-bath, 1,464 circa 1990 home.  The sellers bought it in mid-2006 for $480,000 and have it listed for $395,000. They use it as a private second home, not a rental property. Boardwalk has a gulf front community pool, and deeded beach access with wood walkovers.

We’ll wrap up today’s marathon market review over in Waters Edge, the first subdivision on your left as you exit the Cape traveling East towards Indian Pass. Buyers penned an accepted offer on an irregularly-shaped quarter-acre lot with 50” of road frontage. Back in 2004 it sold for $149,000. Those owners sold it to the current owners in 2014 for $20,000. Ouch. It went under contract last Saturday with a list price of $35,000.

That about wraps it up for this week’s review. Thanks so much for stopping by today. If you’d like more info on these or any other properties, just shoot me an email to sherri@sherridodsworth.com or call me on my cell at 850-227-5197.

Have a safe Memorial Day weekend as we take time to remember those who gave their all to protect our freedoms and to their families for whom this is an especially sacred day, for they have sacrificed so much on our behalf.

On Memorial Day, remember the family members whose loved ones gave their all to preserve our freedoms.

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 18 2019

Cape San Blas Real Estate Week in Review – May 11-17, 2019

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Absolutely gorgeous week wrapping up with lots of visitors out on the beach while road reconstruction and repair work continues area-wide. We’ve been busy with real estate activity as well, with six sales  and four new contracts, and a lot of new For Sale signs went up with sellers adding fourteen new listings to the mix, and changing prices on three others. With all that activity our inventory grew by nine, closing the week at 263, with 62 houses, 199 lots and 2 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 moving.

For the first of our six sales, we’ll head up to the north end of the Cape to Park Pointe, an attractive inland subdivision just outside the state park. All of the lots convey with deeded gulf access. The sellers bought the quarter-acre lot in 2016 for $50,000, had it listed for $65,000, and signed over the title to the new owners on Friday for $63,000 cash.

Our second sale is on Avalon Drive just a bit south of Rish Park. I listed this 112′ by 133′ third of an acre X zone lot on April 2 and and it went under contract May 1 with a list price of $169,000.  The buyers had had their eye on this lot for some time over the years and jumped on it as soon as it became available.  They happily took title on Friday for $168,000 cash.

About a mile or so down the beach, the parties went to the closing table over this gorgeous gulf front lot in Sunset Beach Estates. 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 and closed last Friday for $630,000. There are two remaining similarly-sized gulf front lots in this premier little gulf front subdivision each priced at $649,000.

A buyer sensed a sweet deal on this 3-bedroom, 3-bath, 1,694 square foot gulf view beach retreat on Sugar Loaf Lane listed for $589,000. The home is in the X zone, has an in-ground pool, and is being sold fully furnished. The sellers bought it in 2013 as a pre-construction package for which they paid $330,000 and handed over the keys on Monday for $550,000.

Down on the south side of the Cape in the gated community of Jubilation our fifth sale was on a 50′ by 85′ X zone lot listed for $59,900 which last sold for $325,500 in the summer of 2004. It closed last week for its full list price of $59,900.

Our sixth and final sale takes us maybe a mile or less down the road to Pebble Beach Road in Surfside Estates where this 75′ by 100′, 0.172-acre X zone lot went under contract in mid-April with a list price of $77,000. The sellers bought it in early 2018 for $41,500 and sold it on Monday for $72,900, less than half  of the $160,000 it sold for in 2004.

Now on to our four new contracts returning to the north end of the Cape, this time stopping in at Seacliffs where buyers snapped up this 4-bedroom, 4-1/2-bath, 1,944 square foot townhouse with a gulf view. It’s new to the market, entering the MLS less than three weeks ago.  Michael did some minor damage but repairs are underway.  The sellers bought it back in 2005 for $465,000 and have it listed for $399,900.

Down on Haven Road buyers submitted an offer on this 4-bedroom, 2-1/2-bath, 1,958 square foot home situated on a 128′ wide gulf front setting. It was built in 1988 but has been well-maintained and upgraded over the years so the county rates it as an effective year built of 2010. The family has owned it since at least 1995 so no sales history on it. It is being sold mostly furnished and is listed for $1.2M.

We’ll leave the Cape for the first time today and head over towards Indian Pass to The Cottages at Indian Summer where this 50′ by 230′, quarter-acre first tier lot went under contract last weekend with a list price of $125,000. It last sold in 2011 for $45,000.

To wrap things up today we’ll go out onto C-30 and travel east a few miles past the Indian Pass Raw Bar, to this 3-bedroom, 2-bath, 1,200 square foot home overlooking Indian Pass Lagoon. The waterfront home was built in 2008 and is being sold unfurnished for $270,000. The sellers bought it in early 2017 for $204,000. If it looks familiar that’s because it was under contract once before in early March but came back on the market again shortly thereafter. Let’s see if they can make it all the way to the finish line this time.

And that brings us all up to date on our sizzling market.  Proud to see the Cape continuing to sweep aside the wrath of Michael and carrying on so well. Demand for property is strong and our housing inventory remains low, so if you’re an owner who has been toying with the idea of selling, this is a great time to consider moving forward with that notion. To see if the time is right for you, give me a call at 850-227-5197 or send an email to sherri@sherridodsworth.com and I’ll be glad to talk with you and prepare a no-cost, no-obligation comparative market analysis to see what your property might bring in our current market. I hope all is well with you and your family and greatly appreciate your taking time to stop by today.  Have a terrific week and 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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May 11 2019

Cape San Blas Real Estate Week in Review – May 4-10, 2019

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It’s been a fun week around the Forgotten Coast with the annual influx of Plein Air artists out and about capturing our beautiful area on their canvases. Buyers captured some real estate for their portfolios as well, closing three sales and writing up four new contracts. Sellers listed nine properties for sale, and changed prices on four others.  We end the week with our inventory up five from two weeks ago (somehow I spaced tabbing the totals last week) at 254, with 59 homes, 193 lots and 2 commercial MLS listings in the Cape San Blas, Indian Pass and C-30 Corridor market.

The first of our three sales is one of these three gulf front townhouses on Seahorse Lane recently listed for $399,900. As you can see in the photo, since Michael the triplex essentially sits on the beach. When I moved here in 1994 there were five similar townhouses seaward of them that were washed away by Opal. The sellers bought the 2-bedroom, 2-1/2-bath, 1,224 square foot end unit in early 2016 for $245,000 and have made a lot of upgrades since then. New owners took title last Friday for $389,900.

Our second sale is this 3-bedroom, 2-bath, 1,599 square foot home built in 1988 labeled as a fixer upper down on the south side of the Cape in Boardwalk. When it was listed on April 3 for $299,900, it received multiple offers within two days, and went under contract on the third day.  The sellers bought it in 2010 for $175,000 and sold it on Friday for $295,000 cash.

Our third and final sale is a few blocks east down Cape San Blas Road in Pine Bluff. Sellers bought this 55′ by 605′ gulf front lot in 2001 for $320,000, listed it last September for $269,000, and sold it on Wednesday for $250,000 cash. It’s about three-quarters of an acre, and there is no HOA.

Now on to our four new contracts, kicking off on the north end of the Cape on Blue Heron Drive, the street adjacent to the south side of Coneheads 8020 restaurant. This cute little 2-bedroom, 2-bath, 1,040 square foot cottage is tucked back away off the road on a quiet half-acre lot with views of St. Joe Bay.  The owner bought it in early 2014 for $235,000, listed it on May 3 for $299,000 and had it under contract by the following day.

Buyers were drawn to a fourth-tier lot in Monarch Beach listed by the developer for $168,5000. It has been on the market since 2017, when this little subdivision was platted. It is located on the Cape just a bit south of Rish Park and Hibiscus Beach and has modest annual HOA fees of only $500.

Here’s the second one of those two storm-damaged gulf front fixer-uppers that hit the market last week and one of which went immediately went under contract the following day. This one is also a 3-bedroom, 2-1/2 bath, 1,360 square foot townhouse in Sunrise Sunset, just north of the rocks. As you can see, this complex got slammed hard by Michael with major erosion around the pilings.  The owners have hauled in I don’t know how many dozens of truckloads of sand since October trying to rebuild an access drive up to the foundation. When you pull up the listing, the primary photo is pre-Michael. Scroll down through all of the “before” photos and then you’ll see the “after” shots, like the one I’m posting here. All of the infrastructure under these units was destroyed – entry stairs, A/Cs, etc. There is interior damage as well, and with no A/C inside for seven months you can imagine what other issues there likely are. Anyway, two of these units were listed for $149,900 apiece and now both have been spoken for. I wonder if when it’s restored the new rental name might be “Handyman’s Heaven”?

Back down on the south side of the Cape in Jubilation, buyers had their offer accepted on this interior lot located near the gated community entrance.  Jubilation has a gulf view pool and deeded beach access with a wooden walkover.  The sellers paid $335,000 for the property at the height of the market boom in 2004 and have had it listed for $57,500.

That does it for this week. If you’re interested in finding out about coastal opportunities or if you’re considering selling, let me know and I’ll be glad to help you either way. Call me at 850-227-5197  or send me an email to sherri@sherridodsworth.com and we’ll get started. Have a terrific week, and thanks so much for taking time out of your schedule to stop by today.

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

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May 04 2019

Cape San Blas Real Estate Week in Review – April 27 – May 3, 2019

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Never have I reveled in the return of Spring and all the greenery of new leaves and wildflowers it ushers in with it as I have this year. So welcome to finally start seeing some leaves on trees and green grass returning.  Since October it has seemed as if Hurricane Michael blew the color green itself totally out of our area and it has been sorely missed. There’s a lot of greenery of the $$$ type returning as well fueling a strong market recovery, with five sales and six new contracts this week. Demand remains strong, values are holding with prices slowly starting to rise. Sellers offered up thirteen new listings and adjusted prices on ten others.

The first of our five sales is on the north end of the peninsula in Hibiscus Bay and Beach, an attractive subdivision adjacent to the south side of Rish Park. A couple staked their claim on this irregularly-shaped 0.46-acre lot which will have great views from a home on pilings of both St. Joe Bay and the Gulf. This community includes deeded gulf and bay access, a walkover out over the bay, community pool, and a walkway to the beach with a gazebo gracing the shoreline to savor our beautiful sunsets. The sellers bought it just last September for $76,000 but have decided to look for an existing house rather than build and listed it a couple of weeks ago for $86,000.  It went under contract quickly and sold on Wednesday for $83,000 cash.

This next sale is on the south side of the Cape in Jubilation where this 4-bedroom, 4-1/2-bath, 2,574-square foot gulf view home went under contract the first week of March with a list price of $629,900. Jubilation is a gated community built by Ashwood Development, the same folks who brought us Ovation on the north side of the Cape. This attractive neighborhood of handsome homes such as this includes a community pool overlooking the gulf.  The new owners picked up their keys at closing on Tuesday for $590,000.

Sale number three is just a few blocks away on McCosh Mill Road in Piney Woods.  Sellers bought this  58′ by 131′ 0.16-acre pool side lot in mid-2015 for $114,900, had it listed for $109,000, and signed over the title on Monday for $98,000.

These final two sales are both over in the Indian Pass area on Canoe Lane, starting with this spacious 75′ wide by 500′ deep, 0.85-acre gulf front lot listed for $432,000. There are no HOA fees associated with this property. The sellers have had it for quite some time so I didn’t find any relevant sales history in the property appraiser’s records. Although this sale was only recorded in the MLS this week, it apparently actually closed back on April 12; I’m not sure why there was such a long delay in entering it but I want to include it as it is a gulf front comp.

Nearby also on Canoe Lane this 60′ by 102′, 0.14-acre first tier lot listed for $165,000 sold last Friday for $160,000. This is a FEMA-eligible property with septic tank in place and conveyed with house plans and survey.

Now on to our six new contracts returning to the Cape on Avalon Drive just a bit south of Rish Park. I listed this 112′ by 133′, third of an acre X zone lot in early April and it went under contract on Wednesday with a list price of $169,000.

This house is located down towards Stumphole and is on a 45′ wide gulf front lot. The seller bought the lot in 2012 for $125,000 and built the 4-bedroom, 3 1/2-bath, 2,516 square foot home the same year. The MLS notes state the home sustained foundation and pool damage, that it needs AC and elevator repair and is being sold AS IS. It was listed on Thursday a week ago for $699,000 and went under contract in just five days.  You can see from the photo it got banged up pretty bad by Michael with a lot of sand swept away both around and under it.

Here’s another storm-damaged gulf front fixer-upper that hit the market on on Thursday and immediately went under contract the following day. It’s a 3-bedroom, 2-1/2 bath, 1,360 square foot townhouse in Sunrise Sunset, just north of the rocks. This complex got slammed hard by Michael with major erosion around the pilings.  The owners have hauled in I don’t know how many dozens of truckloads of sand since October trying to rebuild an access drive up to the foundation. The first photo is pre-Michael. You can see from the second recent photo how the surf is right at the seawall. All of the infrastructure under these units was destroyed – entry stairs, A/Cs, etc. There is interior damage as well, and with no A/C inside for seven months you can imagine what other issues there likely are. Anyway, this unit and one other were listed for $149,900 apiece and one has already been spoken for.

These next two contracts are down on the south side of the Cape, starting with this 90′ by 222′, 0.39-acre road front lot listed for $85,000. It is mixed use residential or commercial so it will be interesting to see what the new owners’ plans are for it when it closes.

Contract number five is on Villa del Sol, a 21-acre subdivision on the south side of the Cape with 680′ of gulf front, a remnant of the real estate boom of the early 2000’s.  The developers back then installed brick paver roads, all of the infrastructure such as water, sewer, underground electric and cable, and even pre-paid for sewer taps for all of the 48 lots.  The market crashed, and they lost it. The current owners purchased the common areas and the 43 un-sold lots in early 2013 for $1,837,500 as a distressed sale.  They put it back on the market in February with a list price of $3,650,000, and accepted an offer for it on Friday.

We’ll wrap things up 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 on Thursday. It sits on a half-acre lot in a FEMA-eligible area. The owners bought it in mid-2015 for $170,000 and have it listed for $292,500.

That brings us up to date for this week. You can clearly see the demand for homes is strong and our inventory remains small. If you have been considering selling, let me know and I will be glad to do a comparative market analysis (CMA) for you without cost or obligation to see what it will likely bring in our current market. You can always reach me by calling or texting 850-227-5197 or emailing sherri@sherridodsworth.com. Hope to hear from you soon, and, as always, I thank you so very much for taking time out of your busy schedule to stop by today.

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

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Apr 27 2019

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

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Major celebration this week when after nearly seven months of chassis-jarring, jolting passage through Stumphole, one freshly-paved, gloriously smooth lane re-opened and we can once again glide right through there. It’s still one lane so the stop lights remain on either end but it marks most welcome progress none the less.  Seems like a good number of folks celebrated by going out and getting themselves some choice beach real estate, as we closed four sales and wrote up seven new contracts.  Sellers added nine new listings and adjusted prices on four others.  Our inventory ticked up by only one, closing out the week at 249, with 59 houses, 188 lots and two commercial properties listed for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS market. Let’s see what’s moving.

The first of our four sales is on Catamaran Drive in Feather Sound, one of the early subdivisions on the Cape. It is a classic old Florida, laid back neighborhood with no HOA or HOA fees, and dolomite streets meandering down to the beach access.   New owners happily picked up the keys at closing on this 3-bedroom, 3-1/2-bath, 2,427 square foot home with an elevator and both bay and gulf views that was listed for $589,900. The sellers bought it in mid-2013 for $350,000, and sold it for $560,000.

Our second sale takes us off the Cape and out onto C-30 where this 62′ wide, 654′ deep, 0.74-acre gulf front lot went under contract early last month with a list price of $319,000. This is a FEMA eligible area. The sellers bought the lot back near the height of the market in mid-2003 for $450,000, and let it go on Tuesday for $310,000.

Our next two sales are over on Indian Pass starting with this 50’ wide by 960’ deep, 1.5-acre gulf front lot listed for $260,000; the seller bought it in early 2015 for $209,000 and sold it on Friday for $255,000.

Our fourth and final sale is on the far end of the pass where buyers fell in love with this 75′ by 105′, 0.18-acre  gulf view lot listed for a very attractive $195,000. Though there is a recorded, platted lot seaward of it, according to the MLS notes the owner states that lot is unbuildable. This neighborhood, Indian Pass Beach Subdivision, was platted in the early 1950’s and is grandfathered for FEMA flood insurance so the CBRA designation on much of the rest of Indian Pass doesn’t apply here. This lot last sold in 2011 for $150,000; prior to that, it sold in 2004 for a whopping $425,000, roughly $565,000 in those inflation-adjusted $$$. This week if went for a far more modest price of $185,000.

For a look at our seven new contracts, we’ll head back over to the north end of the Cape to Park Pointe, an attractive inland subdivision just outside the state park. All of the lots convey with deeded gulf access. Here buyers had their offer accepted on a quarter-acre lot listed for $65,000; the sellers bought it in 2016 for $50,000.

Less than a mile down the beach lies Peninsula Estates, one of the earliest communities on the Cape, platted in the late seventies; it spans from the bay to the gulf, and all of the properties convey with deeded access to both. Once again, no HOA or HOA fees.  All of that sounded pretty good to a buyer this week and they put a contract on this 175′ by 80′, third of an acre lot on the corner of Cape San Blas Road and Sago Drive.  The owners have it listed for $140,00.

A visitor sensed a sweet deal on Sugar Loaf Lane and submitted a winning offer on this 3-bedroom, 3-bath, 1,694 square foot gulf view beach retreat listed for $589,000. The home is in the X zone, has an in-ground pool, and is being sold fully furnished. The sellers bought it in 2013 as a pre-construction package for which they paid $330,000.

Down on the south side of the Cape on McCosh Mill Road in Piney Woods, buyers were attracted to this 90′ by 57′, 0.13 acre lot listed for $59,900. The sellers bought it back in 2005 for $399,900.

A few blocks east on Pine Bluff sellers accepted an offer on their 55′ by 605′ gulf front lot listed for $269,000. It’s about three-quarters of an acre, and there is no HOA. It last sold in 2001 for $320,000.

When you turn right onto C-30 as you leave the Cape, the first subdivision you come to on your right-hand side is Curve at the Cape, and it is home to our six contract which is on this 59′ by 473′, 0.63-acre gulf front lot listed for $309,000. It is in a VE flood zone and last sold in 2003 for $510,000.

Our seventh and final new contract for the day takes us back over to Indian Pass to this 85′ wide, half-acre, second tier lot listed for $125,000. The sellers have owned it for quite some time so I didn’t find any significant sales data on it in the county records.

That brings us up to date for now. Good to see such continuing interest in our market.  Demand is strong and prices are starting to rise.  If you’d like to cruise that highway to happiness at the beach, just let me know. Whether your destination is buying or selling, I can help you. Call me at 850-227-5197 or drop an e-mail to sherri@sherridodsworth.com and we’ll get this party started!  Have a great week and thanks so much for taking time to stop by today.

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

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Apr 26 2019

Saturday Post

Published by under Cape San Blas

Way too much going on this week to cover it all by Friday night – I will need to finish this up in the morning with a mid-day to early-afternoon Saturday post.  I apologize for the disruption in the coffee routine for my faithful early Saturday morning readers and will try to have it out as early as possible. Lots going on so I do hope you’ll circle back to check out the action!

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