Tuesday, August 07, 2018

Rolling Up July

After a slow start for residential real estate in Cocoa Beach and Cape Canaveral, the month of July finished with a bang, at least for condos.  The Cocoa Beach MLS is reporting 70 closed condo and townhouse units in the month as of this morning but only four single-family home sales. Seventy condo sales beats last July's 62 units but four single family home sales lags far behind July 2017's eighteen sales. Inventory of condos is slightly higher than last year with 220 existing units for sale and single family homes offered is almost the same, 62 compared to 64 in July 2017.

I don't have a good guess for the drastic slowdown in home sales other than price creep. Only 17 of the 62 homes for sale are priced below a half million dollars with a mere twelve asking less than $400,000. The priciest home sale in July was $420,000.  As prices inflate, the audience shrinks.

The pricing distribution of the condo inventory is considerably more favorable with two thirds of the units offered priced at or below $400,000 with 95 of those asking less than $300,000. Over half of the units that sold in July were on the market for less than 60 days with twenty seven of those sold in less than a month. About half of the units for sale have been on the market for 90 days or more. Seller optimism remains high. Those that price close to fair market value sell fast absent some unusual circumstance. About half the July condo buyers used a mortgage and the other half paid cash.

Happy hunting to those hoping to purchase and, as always, be prepared to move quickly when an attractive target has been acquired. You have competition looking for the same thing.

"I don't mind you thinking I'm stupid, but don't talk to me like I'm stupid." __Harlan Ellison

Wednesday, August 01, 2018

Real Estate Myths Examined

I'm sure I've missed a few but the memes listed below are the most common ones that I hear from people outside the industry about real estate agents.

Phony multiple offers. This one will not die. I dread hearing the frightening phrase, "We have multiple offers. Bring your best and highest offer." The most common response from a buyer is "Do you think there really is another offer?" The second most common response is, "Withdraw my offer. I'm not playing that game." It is this second response that makes phony offers a risky strategy for a listing agent. She stands the chance of chasing away a legitimate buyer by fabricating a phantom offer. I have seen both buyers offering on the same property withdraw when asked for best and highest. For this reason, I never doubt the existence of another offer even if the property has been on the market for months. It's just too risky. This leads to the next myth;

Agents on both sides push for higher selling price because they'll get a higher commission check. Think about this. No sane agent would jeopardize a sale in hopes of getting a couple percent on an extra few thousand dollars. Parties to a real estate transaction can rest assured that the agents want the deal to close, otherwise they get nothing for their efforts.

Agents not showing low commission listings. This is probably at least somewhat true. There is a local broker who often (possibly always) pays out less to the buyer's broker than he keeps for himself unlike the majority of listings which share the commission equally between listing and selling (buyer's) broker. I don't exclude his listings from showing lists but I resent the fact that he cheats buyers' brokers while being so difficult to work with. I imagine some other buyer's agents will gladly skip his listings should the schedule necessitate excising some properties from their list. Sellers, make sure you know how the commission you agree to pay your listing broker is being shared. I suspect some sellers don't realize that their broker is offering an unequal split possibly affecting the exposure their property gets.

Open houses only benefit agents. Absolutely not true. I have sold several properties at open houses and know of multiple other sales that happened because of an open house. Yes, a good agent will take advantage of an open house to get prospects who find the open property not suited for them but who are looking to purchase something in the area. That doesn't mean that the next person through the door will also find it unsuitable. Sellers, remember. You're only looking for one buyer. In fact you can only accommodate one buyer. Side note; don't worry about nosy neighbors coming over just to check out your stuff and get free food. They may very well have a friend or relative moving to the area who'd like to live nearby. They aren't hurting you and may be the source of the eventual buyer.

Listing agents play games with listings to increase their income. This one is at least sometimes true. It can be as innocuous as legally delaying entering a listing into the MLS in hopes of finding a buyer first or sharing an upcoming listing within the agent's brokerage in hopes that both sides of the commission will stay in the listing office. Or, it can be unethical and/or illegal as in the recent case in Miami where a prominent agent team was discovered to have been entering incorrect neighborhoods for their listings to keep other agents from finding and soliciting the listing upon expiration. This one was definitely not in the clients' best interest if other agents couldn't find the listings. It devolved into something far worse than the initial MLS trickery and now one broker finds himself facing a possible 30 years in prison.

And now for a couple of items of good news: Cocoa Beach's Freedom Seven Elementary School has once again been named the number one elementary school in Florida by the Florida Department of Education.

NOAA Fisheries has announced a brief red snapper season in Atlantic federal waters for recreational anglers. We will be allowed to keep one fish per person per day of at least 20" in length for two weekends only (Friday, Saturday, Sunday) on the following days: August 10, 11, 12 and 17, 18, and 19, 2018. Good luck everyone and hope your one fish is a sow (over 20 lbs.) although I'll settle for a top of category Cadillac (10 to 20 lbs.).

I see the bad moon arising
I see trouble on the way
I see earthquakes and lightnin'
I see bad times today

___________________Creedence Clearwater Rivival

Saturday, July 14, 2018

Calm and Hot With a Tiny Swell

We finished the month of June with 56 recorded condo sales in Cocoa Beach and Cape Canaveral and, according to the Cocoa Beach MLS, another 24 have closed so far in the month of July. Inventory for condos and single family homes has barely budged since my last post. The constant upward push in prices seems to have slowed. I'm not seeing a lot of new price records as was the case earlier this year. The upper $200s per square foot range seems to be the comfort level for good condition, medium sized direct ocean condos with a good view. Those cracking above $300 per foot are mainly newer or nicely remodeled units and usually furnished and with garages.

Those looking for a unit in an oceanfront building have a decent handful from which to choose at the moment. There are three one bedroom units asking less than $200,000 in oceanfront buildings this morning. If two bedrooms are a must but an ocean view is not, there are several possibilities directly on the beach under $300,000. For those who must have an open ocean view and at least two bedrooms, there are several offerings under $400,000 in older oceanfront buildings.

As always, if anyone has questions about properties or the Cocoa Beach and Cape Canaveral market, I am happy to try to help. Feel free to contact me.

It's been hot everywhere in the US according to the weather channel but the afternoon sea breeze has kept things comfortable in Cocoa Beach most days. Mornings, on the other hand, even the birds retreat to the shade.

The ocean has been calm and very fishable recently (see the top photo) but unfortunately the hungriest fish have been "no keep" American red snappers like the one pictured in my last post. Fishermen in the Gulf of Mexico are allowed to keep two fish per person at least 16" in length between June 11 and July 21 but those of us on the east coast have no open season. Judging from my last trip and the numbers being reported caught there is a healthy population off our coast.

"I'll stop wearing black when they make a darker color." _Fall Out Boy

Monday, June 25, 2018

Approaching Half Time

There hasn't been much to report since my last post. Activity and sales remain slow. Prospective buyers hoping for a greater selection of listings in Cocoa Beach and Cape Canaveral will have to continue to deal with a meager number of possibilities. Residential inventory has been stuck in skinny water for several years now and doesn't appear to be changing anytime soon.

Condo inventory in the two cities stands at 233 existing units this morning with another 50 single family homes offered.

Sales have been slow with only four homes and forty condos closed so far in the month of June. Some of the oceanfront condo sales of note included:

A luxurious 10 year old 4th floor direct ocean 3/3 at Ocean Paradise in south Cocoa Beach with 2134 square feet and a one-car garage that closed for $685,000 or $321/sf. Furniture was marked as "optional/negotiable" in the listing and may have been included but we'll never know as the listing agent did not disclose that detail when closing the listing. I don't blame her as no agent in our market ever does but it would be nice to know for other agents and appraisers using the sale as a comp to value another property.

An updated 5th floor direct ocean Palmas Majorca 3/2 in downtown Cocoa Beach with 1801 square feet and a one car garage that closed for $550,000 or $305/sf. Again, furniture may have been included but...

A nicely remodeled 5th floor SE corner direct ocean 2/2 at 2100 Towers with 1600 sq.ft. and a one-car garage that closed for $530,000 or $331/sf. Again; furniture? Maybe.

A remodeled and fully furnished (confirmed-yes!) direct ocean 2nd floor Waters Edge 3/2 in south Cocoa Beach with 1753 sq.ft. and one garage spot that sold for $440,000 in 3 days. Only brought $250/sf probably because of the somewhat obstructed ocean view due to high dune vegetation there.

Three different Mystic Vistas 3/2 units with ocean views ranging from none to a peek, some with furniture, some undisclosed at prices from $167 to $210 a square foot.

An original condition, furnished 6th floor Canaveral Towers 2/2 with 1145 square feet and an expansive south ocean view and a carport that closed for $340,000 or $297 a foot. These weekly rental units bring a premium because of the income history and/or potential.

An updated and furnished ground floor direct ocean Windjammer 2/2 in Cape Canaveral with 1196 square feet and a one car garage that closed for $320,000 or $267/sf.

We've settled into our summer pattern of hot and humid with afternoon thunderstorms most days. The reliable sea breeze has been doing a good job of keeping temps in a pleasant range close to the beach. Conditions have made offshore fishing pleasant with mixed species being caught. Giant tarpon and monster jack crevalle are following schools of pogies just outside the surf zone up and down the beach. It's a catch of a lifetime with either for most anglers. While some big grouper are being caught in deep water, the American Red Snappers are so thick that it's hard to get a bait through to a grouper. We could have caught as many of these pictured below  as we wanted last weekend but unfortunately, they are off limits because of their "endangered" status.

“Oh, pour me another drink
And punch me in the face
You can call me Nancy” __Josh Tillman

Saturday, June 02, 2018

Summertime 2018

I have been asked why I tend to focus more on condos than single family homes. It's circumstance, not choice. As with most coastal areas of Florida, condos in Cocoa Beach and Cape Canaveral outnumber homes by a wide margin. Typically there will be five or six condos for sale for every single family home listed.

Showing activity during May was slower than the preceding months which is normal in our area after the snowbirds leave and before the summer visitors begin arriving. Activity typically cranks back up in June as schools let out and summer vacation season kicks in.

The number of closed sales in the month remained strong as properties that were contracted during snowbird season closed. Nine single family homes and 70 condo and townhouse units closed in the month of May. Twenty of the condos and four of the single homes sold in the first week on the market. Half of the condos and a third of the homes sold for cash.

Six oceanfront condos brought over $300 a square foot with the top spot going to a gorgeous 7th floor SE corner Michelina overlooking the Pier with 3221 square feet selling for $1.1 MM or $341 per square foot. This particular unit has been off and on the market since 2009 when the asking price was $2.4 MM. That was an expensive and slow moving reality check. Other buildings with units bringing more than $300/sf included Coral Seas, Sand Dunes, 2100 Towers, Windward East and Canaveral Towers.

Note that except for weekly rental buildings like Canaveral Towers, units commanding over $300 a foot are typically either new or totally remodeled, fully furnished and have a garage. There are 43 units currently asking over $300 per foot, many of them in old buildings, in original condition and without garages. A few of them are worth close to the asking price but the overwhelming majority are worth nowhere near their delusional prices. A 40 year old unit in mainly original condition without a garage is going to have a hard time justifying $428 a foot despite the great view and location. Buyers should not be discouraged when a fair offer on an overpriced listing is rebuked especially if the listing is new. It's not reasonable to expect a seller asking an unreasonable price to come to his senses because you submitted a fair offer with supporting comps. If he was reasonable, he would have already determined fair value and would be asking a little above that, not 25% higher. As the Captain said, "Some men you just can't reach."

Inventory of condos and townhomes for sale remains tight with 231 existing units available in Cocoa Beach and Cape Canaveral with another 25 offered in yet-to-be-built buildings. Single family home inventory in the two cities stands at 54.  As mentioned above, a huge majority of current listings are overpriced, some ridiculously so.  It's possible to buy property in our area at a reasonable price but it doesn't happen by accident. Determining fair value isn't a science but any good buyer's agent can run comps and come up with a tight range of fair value for most properties. Whether a buyer is willing to stray outside that range depends on the property. Homework, people and good hunting.

The old Publix at Banana River Square that was torn down last year reopened this week. Everyone south of 520 is happy about that. We had about four days in the last month without rain but it appears that we are out of that trend now. The ocean has calmed down and summer rates are in effect at the Cocoa Beach golf course. It's uncrowded most days.

Who wants mullet when there are big gator trout to be had?

"All you have to do is not smile and they're like, 'She's a bitch.'" __Kacey Musgraves

Saturday, May 05, 2018

It's a Guessing Game

Attention listing agents: If you received an alert that I accessed your electronic lockbox for a listing that I didn't make showing arrangements for, you can relax. It is, almost certainly, because you didn't mark your lockbox and I was opening multiple boxes looking for the keys to a unit I was scheduled to show. At secure condo buildings, there is generally an exterior location where all the lockboxes are located like the palm tree with bike chain at River Bend, or the PVC pipe in the flower bed at Windward East or the chain link fence around the tennis court at Xanadu. No problem until a buyer's agent is faced with multiple identical lockboxes with no unit or broker markings. Then it becomes a total guessing game. All of you know that the Walker Bagwell lockboxes have a bright wide green stripe, easy to identify in a forest of lockboxes. Zero failure-to-identify rate and no royalties should you decide to adopt the idea (in another color please). I and every other buyer's agent would appreciate easy-to-identify lockboxes. I failed to show a unit this week because I couldn't figure out which box belonged to the unit we wanted to see. I gave it a shot but thirty minutes later after two wrong guesses and two round trips out to the tennis courts, we gave up and went to the next property. Friction.

We resume our regularly scheduled post here. Inventory has been creeping up (read: improving) and this morning we have a total of 241 existing condos and townhomes for sale in Cocoa Beach and Cape Canaveral according to the Cocoa Beach MLS. There are an additional 21 units advertised in to-be-built buildings. Single family home inventory remains low after a very busy month with 16 sales and stands at 56 for sale today in the two cities.

April was a blockbuster month for sales with 81 condos and townhomes closed during the month at prices from $80,000 to $2.2 MM. Seven oceanfront units cracked the $300 per square foot barrier with the one-of-a-kind Cocoa Cabanas penthouse bringing $415/sf at a selling price of $2,200,000. This unit, completed last year, has six bedrooms, five and a half baths, 5300 square feet, three garages and the best of the best in finishes and fixtures. Villages of Seaport continued to be busy with seven units closing in April. Xanadu and Harbor Isles in Cocoa Beach were also busy with multiple closing in each complex.

Demand and activity remain strong so I think it's safe to say that, absent some unknown negative macro event, upward pressure on prices will persist. Buyers need to keep in mind what this means when drawing their line in the price sand. Whatever the fair value of a property today, in this market, it is likely to be higher later. Keep this in mind before walking away over an insignificant amount in tight negotiations. I've watched several stubborn sellers successfully stand firm and wait for the market to catch up to their expectations. This is more true with income properties than owner-occupied. Sellers' circumstances vary but buyers would be prudent to be mindful of market direction and inventory.

I had a deal fall apart this week because of a failed mortgage. After placing the unit back on the market I had three calls to show within the hour and had a new contract by dark. Demand. My advice to clients is the same as it has been for the last several years; know which criteria matter, be realistic about what it's going to cost and be prepared to act when a target is acquired. About mortgages; one's glowing credit score, high income and assets are probably not going to be enough to convince a conventional mortgage lender to lend on a non-warrantable condo. In short that is a complex that doesn't conform to Freddie Mac and Fannie Mae's conventional guidelines. Some of the issues that will disqualify a complex are:

    A single entity owns more than 10% of the units
    Less than 51% of the units are owner-occupied
    More than 15% of the units are in arrears with their association dues
    There is litigation in which the homeowner’s association (HOA) is named

Most loan officers will promise that they can perform in a borderline complex (weekly rentals) but experience tells me that the majority of them will fail to close. For those looking at weekly rental units, a mortgage is probably going to be impossible or at best, difficult. Be realistic.   

Things are happening in downtown Cocoa Beach and are especially exciting for those who appreciate a good meal. The site of the iconic Mango Tree is now a flat lot awaiting a new Fat Snook building. All is not lost, however, as Luca, the talented chef from the old Mango Tree, is now at the Pompano Grille creating new deliciousness. Recently opened at the corner of Minutemen and Orlando Avenue downtown adjacent to the Heidelberg is the new Flavour Kitchen & Wine Bar We walked around the corner to check it out last night after attending the Brian Dowdall showing and celebration of life at the Studios of Cocoa Beach and enjoyed a few craft beers and, from the small bites menu, tuna tacos and flatbread pizza. The entree selection looked enticing but will be explored another time. The plentiful selection of wine and craft beers and the cozy, hip decor will have me back. They're having a grand opening May 27 for those interested. By the way, PBS did an excellent piece about Brian last year.

Looks like the offshore fishing tournament scheduled for today will be contending with high winds and seas. Several hundred boats were registered but if called off for weather, the prizes will be raffled to the registered captains. The party at Rustys at the Port this afternoon should be a good one either way.

"You might be the prettiest, tastiest, most wonderful peach in the world but there’s just some people who don’t like peaches”.  _ishnite

Tuesday, April 10, 2018

In-Between Season

The beach re-nourishment crew and the majority of the winter visitors are gone as Cocoa Beach eases into the recess between the snowbirds and summer vacationers. It's a good time here and the slowdown is welcomed by most. There are a few spring breakers roaming around and some of the more reclusive locals have been spotted emerging from their lairs where they've been waiting out the snowbird exodus. Count me among them. May is a great time here with light traffic, small waves, warm water and low summer rates at the Cocoa Beach Country Club. Things will pick back up as schools begin letting out for the summer.

March was a busy month for residential real estate sales in Cocoa Beach and Cape Canaveral. Sixty condo units and thirteen single family homes closed in the month. Median selling price for condos was $200,000 with only three units closing for more than $500,000, all three oceanfront south Cocoa Beach. Villages of Seaport in Cape Canaveral has been unusually active with eight units closed in the month and another six units contracted since March 1 and awaiting closing. Less than half of all condo buyers in the month used a mortgage. Slightly more than half of the sold units were on the market less than a month.

Single family homes at the low end of the price range were more active with eight of the thirteen closed selling for less than $400,000. Over half of the homes sales were cash deals.

Golf business league at the Cocoa Beach Country Club starts again today for 2018 and is every Tuesday, tee off anytime from noon until dark. Everyone is welcome. Nine holes is $18 with optional skins for a couple more dollars if one is so inclined. Hope to see a bunch of you there.

"Big dogs eat first, I guess. "  __Matt Warshaw

Sunday, March 25, 2018

Crossing T's and Dotting I's

A portion of another excellent Cocoa Beach mural on the north wall of Coconut's Fish Market.

Those tired of reading about bad listing agent behavior may want to skip this one.

Browsing my hotsheet one morning this week I notice a price reduction on a three quarter of a million dollar luxury oceanfront condo unit that's been on the market a little more than a month. I browse the photos to refresh my memory of the unit and to see if it really should command the still-high $350 per square foot price. It might, considering the remodel job, the fact that it's a corner unit and is being offered fully furnished. Problem is, I can't really tell from the listing photos because they appear to have been shot with a Kodak Brownie with Vaseline smeared on the lens. I know the listing agent would like to get a check for selling this listing but she's hampered the process with poor photos. Friction.

On the same hotsheet is another unit, same building that is more aggressively priced that has been on the market for 94 days and that has a newly accepted contract. It might have sold sooner had the listing agent bothered to put the condo name in the listing. Anyone doing a search for listings in this particular complex over the last 94 days wouldn't have found this one because it had no name entered. Friction.

In this day of universal access to the MLS and the syndication of listings to Zillow et al,  non-MLS marketing has become far less effective at selling specific listings. A marketing effort made by a listing agent in non-MLS media is good for every other comparable listing including those that do nothing but exist on the MLS. A buyer attracted to a Cocoa Beach condo by a slick ad in the Dubai Gulf News will almost certainly check the easily browsed comparable listings before making an offer. Knowing that, it is imperative that MLS listings be complete and with accurate descriptions and good photos. I cringe to think of the buyers who declined to view the first listing mentioned above because the photos made the unit look so dark and small or who missed the second because the absent condo name made it invisible in a search for that building.

Takeaway: Sellers should be concerned more with how their listing appears on the MLS than by fancy extra marketing efforts. A Wall Street Journal classified for a Cocoa Beach condo is less effective than good photos in the MLS. The appearance and content of a seller's MLS listing should take precedence over all other marketing efforts. Those who settle for crummy photos or bad descriptions are not taking full advantage of the current robust market.

"Mr. Gorbachev, tear down this wall." __Ronald Reagan