David Hale has been a mind-bender.
There was an interesting swerve in real estate sales in Cocoa Beach and Cape Canaveral this week. The slowdown in condo contracts continued but single family homes had an unusually strong week despite the shutdown. There were only seven new condo contracts since last Saturday but five single family homes were contracted in the same period. One week is not long enough to call a trend change but surprising nonetheless.
We've had 34 residential properties go under contract since April Fools Day, nine of those single family homes. Compare that to 65 contracts during the same 25 day period last year. Closings are just now starting to reflect the impact of the shutdown as the closings so far this month were, all but one, contracted in previous months. So far in April, 45 residential properties of all types have closed in Cocoa Beach and Cape Canaveral, 31% of those for cash. Five of those sales happened without being offered to the public and all but eight sold within two months.
Inventory is steady with 209 existing condo and townhome units and 53 single family homes offered for sale on the MLS. About a quarter of these listings have been offered for five months or longer signaling overpricing. Perhaps the slowdown will encourage some of these sellers to dip an exploratory toe into the reality pond. Maybe not. Reducing an asking price is a difficult step to take for most sellers even when the initial price was crazy high. If you're reading this and your property has been listed since last year without a contract maybe this is a good time to reevaluate your asking price. Why wasn't your property among the 251 that have already closed this year? With very few exceptions, the answer is because it's priced too high. With the reduced demand we're seeing right now, chances of finding a buyer willing to overpay have gotten even closer to zero.
In addition to walkers, fishermen and surfers who have been allowed all along, our beach has reopened to those who want to sit or sunbathe as long as they maintain distancing and gather in groups of no more than five. Beach parking is still closed. I was happy to hear this week that Publix has begun buying surplus produce and milk that farmers can't sell and donating it to food banks. In a time of massive grift it's encouraging to hear stories of corporate benevolence. Good on ya, Publix.
The Cocoa Beach Community Food Drive is providing food and supplies for local citizens in need at two locations. They are:
Lutheran Resurrection Church at 525 Minutemen Cswy. Food Pantry is open Saturday 10 -12
Society of St. Vincent De Paul Food Pantry (through Our Savior’s Catholic Church) is open Monday, Wednesday, Fridays 9:30 am- 1:00 pm. Site pick up is different than the church so please call ahead 321-799-3677 for pick up. The location is 130 Cleveland, Unit C.
There were no new confirmed cases of coronavirus in Cocoa Beach (7) or Cape Canaveral (2) this week. Testing has loosened up somewhat and free tests are available to those with symptoms (see above) and antibody test are available to anyone for $100 from Omni in Melbourne (321.802.5515) or email@example.com.
"You can't reason someone out of a position they didn't reason themselves into." __anonymous