Sunday, April 30, 2017
Sales activity in Cocoa Beach and Cape Canaveral continues at a plodding pace thanks to the depleted and showing no signs of changing inventory. With a total condo and townhome inventory of 209 existing units in the two cities, finding a suitable property has become more of an epic quest than a narrowing down of suitable possibilities. Those looking for a single family home are even more constrained with a total of 72 possibilities, half of those asking a half million or more.
In the two weeks since Sunday April 16, forty three people were successful in their condo search and were able to put units under contract. During the same two weeks nine single family homes were contracted. With a roster of hundreds of agents trying to get a slice of the beach pie and only a few dozen actually involved in transactions, you may soon find your last agent bagging groceries at Publix. Those with a gainfully employed spouse may have the luxury of retreating beyond the break on a locally shaped log. Tasty waves in Cocoa Beach are in much greater supply than attractively-priced real estate listings.
A third of the condos were on the market less than a month and half of those less than a week. It's competitive for buyers and units that are priced right when listed are gone quickly. This has changed seller and listing agent behavior. Why not overprice and see what happens? The seller can always reduce the price later and the listing agents need inventory so anything, no matter the price, is good for them. Speaking of overpaying, buyers, when faced with an unreasonable seller of a property they like, have to ask themselves whether it makes sense to knowingly overpay by X% now or risk not finding another suitable property during the time prices move up by X+Y%. Buyers who made this difficult decision at any time in the last several years came out ahead. Buyers who think like I do that the demand and supply dynamic will continue to nudge prices higher should not run from a small overpayment. Conversely, buyers who think that prices will not continue the current trend should stick to their guns and not pay a dime more than what the comps suggest is current fair value. It's important to know how to figure out what that number is or have an agent who can. No matter who is doing the estimation remember that one comp does not determine fair value. Randolph may have sold his unit down the hall for $220,000 but that doesn't automatically make mine worth $220,000 when similar units in other buildings are selling for $250,000. Be smart and look at all angles. Creative thinking may be rewarded.
You can't always get it
When you really want it
You can't always get it at all
Just because there's space
In your life it's a waste
___________________The Who - Another Tricky Day