This is one insider's unpolished take on the current state of the Cocoa Beach and Cape Canaveral, Florida real estate market. I am a licensed agent and partner with Walker Bagwell Properties. My sometimes blunt opinions here are not welcomed by the real estate mainstream. Whatever. Hopefully my insights will allow you to make better decisions about your participation in this market.
Larry Walker - 321.917.5786 - firstname.lastname@example.org
Saturday, June 24, 2017
Watch Your Toes
Of the 50 sold units so far this month only five were east facing, direct ocean units, the traditional bread and butter of our market. As the inventory has dwindled, side ocean view, river units and non-waterfront properties have taken up the slack. Half of the sold units were purchased with cash and half sold in the first 36 days on the market, ten of them in the first week.
There are 63 single family homes for sale this morning at prices between $3 MM and $250,000 with the median over a half million. Nine have closed so far this month.
I like to scan the Weather Channel during cold months for a touch of Floridian schadenfreude but it has been equally entertaining this month. Portland hit 100 this week and in Arizona mailboxes were melting. Thank geography for the ocean breeze which kept things in Cocoa Beach quite pleasant, as usual.
A few big breeder snook have been caught in the surf the last few weeks for those who know the bait and the technique. Catch and release only until September 1 and then 28" minimum and 32" maximum, one per day. Enjoy these great summer days and please don't forget the sunscreen and don't attempt to walk to the ocean without flip flops. The sand will roast the bottom of typical American feet. How bout that Minutemen streetscape? If you haven't been downtown recently, check it out some night. The Minutemen corridor has been transformed and I give the finished product a double thumbs up and two snaps.
"Tortured numbers will confess to anything." __whodidntante
Sunday, June 04, 2017
June Flowers and Property Sales
The month of May finished with a bang in the local real estate market. As of this morning, the MLS is showing 67 condos and townhomes closed in Cocoa Beach and Cape Canaveral during the month. As is normal in our market, over half sold for cash and ten sold in the first week on the market. Average days on the market are creeping up as sellers, emboldened by low inventory and rising prices, are listing with ever more optimistic initial asking prices. As always, the market ultimately decides the selling price, not the seller. The MLS is showing 204 total existing condos and townhomes for sale in Cocoa Beach and Cape Canaveral this morning and another 27 to-be-built units.
Action in the higher end of the condo market was subdued with only ten of the sold units closing for more than $399,000. Over half closed for less than $220,000. Decent oceanfront units were closing for prices mainly in the $230 to $285/sf range with only one smaller unit commanding over $300 per square foot. For perspective, there are 33 units currently asking over $300 per square foot. Only a few of them deserve that price.
Single family home sales continued at a strong pace with 16 closed in May, five of them over a half million. Only three of the homes sold for cash. A third of the homes sold in the first 30 days on the market. There are 73 homes currently for sale in the two cities.
The song remains the same; know how to, or have a buyer's agent who does, accurately estimate fair value of properties for sale. If a listing is priced closed to fair value, it usually sells quickly. If a condo, know that over half the interested parties will likely be offering cash. Those who have been looking for a while will know that putting off an offer until travel arrangements have been made will likely contribute to being to the table too late. It's possible and usually advisable for out of town buyers to have their agent go ahead and offer on attractively priced properties sight unseen as long as they can negotiate a long enough inspection period to accommodate travel here for viewing. As we oldtime surfers used to say, "the lip does not linger".
SpaceX launched a previously flown Dragon Spacecraft on a resupply mission to the ISS yesterday and successfully landed the first stage of the Falcon 9 rocket vertically at LZ1 at the Cape after stage separation. The tremendous sonic boom of the returning Falcon loosened caulking and fillings all over town.
"A human being should be able to change a diaper, plan an invasion, butcher a hog, conn a ship, design a building, write a sonnet, balance accounts, build a wall, set a bone, comfort the dying, take orders, give orders, cooperate, act alone, solve equations, analyze a new problem, pitch manure, program a computer, cook a tasty meal, fight efficiently, die gallantly. Specialization is for insects." __Robert Heinlein
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