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Heritage Isle in Viera, Florida - Townhomes and Half Duplexes for Sale - Market Update February 201608 Feb 2016 08:54:54 PS
Heritage Isle in Viera, Florida offers those age 55+ seeking gated resort style living several choices including condos, townhomes, half duplex units and single family homes. This market update covers recent sales and offerings of townhome and half duplex units within Heritage Isle.Click here for the most recent market update on single family homes for sale in Heritage Isle in Viera.What are the differences between half duplex units and townhomes in Heritage Isle?A couple of the significant differences between these style properties are size of the living area as and the garage size. All of the duplex units have two car garages while all of the patio homes have single car garages. Most of the patio style homes are from 1200 to 1500 sq.ft. range. Size-wise, the half duplexes rival the single family detached homes with most having more than 1,800 square feet under air. What is the price range half duplex units in Heritage Isle?Currently there is only one half duplex for sale in Heritage Isle. This particular unit is a foreclosure offered through an online auction company. (Your real estate agent can assist with the purchase/offer.) This 2005 built unit is a half duplex with three bedrooms two baths and a two car garage with 1,835 square feet under air listed at $230,000. Half duplex units are not as common in the Heritage Isle development as townhomes and single family units.How many half duplex units have sold recently in Heritage Isle? Over the past six months there have been five half duplex units sold in Heritage Isle. Selling prices ranged from $184,890 to $243,000. The most recent sales were7121 Ralston Street - 2006 built Three bedroom two bath two car garage with 1,843 sq.ft. under air sold for $226,500 on 01/05/16.3702 Carambola Circle - 2006 built three bedroom two bath with 1,875 sq.ft. under air and two car garage sold for $243,000 on 12/18/15. How many townhouse homes are for sale in Heritage Isle?Currently there is also one patio style townhouse for sale at just over $201,000 (these prices have risen a lot over the past few years!). This two bedroom two bath unit has a one car garage. One major difference between the single family homes and townhouses in Heritage Isle is the dues cover roof replacement with patio homes. There are also another nine units under contract at this time.Over the past six months there have been fifteen patio style/townhomes sold in Heritage Isle. Selling prices ranged from $173,300 to $204,900. All of these units were similar in that they had two bedroom and two baths with a one car garage. Interestingly of the ten lowest priced sales, eight were the newest units. All built in 2015 these units sold for $173,300 to $189,990. Most of the newer units were a bit more distant from the clubhouse than some of the re-sales which may account for some price differences.The three most recent townhouse sales included:5938 Van Ness Drive - 2015 built 2/21 with 1,517 sq.ft. under air sold for $204,900 on 01/22/16.3050 Le Conte Street - 2007 built 2/2/1 with 1,407 sq.f.t sold for $185,000 on 12/31/15.2740 Camberly Circe - 2005 built 2/2/1 with 1,353 sq.ft. sold for $185,000 on 12/11/15.For information on homes for sale in Heritage Isle, call or text me at 321-693-3850. If you prefer, send me an email.
Heritage Isle in Viera, Florida is one of the largest and most popular 55+ communities in central Florida. Located near Cocoa Beach and Orlando, Heritage Isle is next door to the Duran Golf Club, near The Avenues Shopping complex and close to the newer Viera Hospital. Heritage Isle offers residents a choice of condominium, patio style, and single family detached homes in a setting that offers features such as twenty-four hour manned gated entry, a 21,000 square foot club house, fitness center, library with computer stations, pools, tennis, lawn service/landscaping, concierge service available and much more. This report covers single family homes for sale in Heritage Isle. Read my recent February 2016 market update on townhomes and half duplexes for sale in Heritage Isle here.What is for sale in Heritage Isle in Viera?Currently 16 single family homes are for sale in Heritage Isle. List prices range from $220,000 to $459,900 (why not just say $460,000?) Single family home prices have been steadily increasing in the Brevard County, Florida market. The same holds true for Heritage Isle with only five of these offerings at less than $260,000. Of these five listings there are two foreclosure listings which is pretty rare in Heritage Isle.Most of these are larger properties with the smallest being 1,825 sq.ft. under air. The two highest priced listings have over 3,200 sq.ft. with three car garages. While most of the listings are 3/2 there are some four and five bedroom homes available (moving to Florida, expect visitors, right?)How old are the homes for sale in Heritage Isle? Of the current active listings, twelve of the sixteen were built between 2005 and 2008. As of today there are nine other properties under contract and somewhere in the closing process.What has sold in Heritage Isle in Viera during January 2016?Five single family homes sold heritage Isle during the month of January 2016. Selling prices ranged from $210,000 to $348,000. One thing that was unusual in January - two of the homes sold in Heritage Isle were foreclosures.Homes sold in Heritage Isle in January included:3428 Ahern Place - This 2011 built 2,592 sq.ft. home offered three bedrooms three full bathrooms and and a three car garage as well as a private pool and sold for $348,000.3901 Funston Circle - A 2008 built four bedroom three bathroom three car garage home this property sold on January 8, 2016 for $298,000.6718 Sutro Heights Lane - Built in 2007 and selling for $210,000 the property was a foreclosure which offered three bedrooms two baths and two car garage and sold on January 29,2016.6218 Van Ness Drive - This new construction three bedroom two bathroom two car garage home with 1,677 sq.ft. sold on January 5, 2016 for $241,000.3374 Moonstone Lane - Also a foreclosure this 2006 built two car garage home with three bedrooms and two bathroom offering 2,127 sq.ft. sold for $220,000 on January 28, 2016.How do I receive information on homes for sale in Viera, Florida including Heritage Isle? Call or text me at 321-693-3850. If you prefer, send me an email.
Showing a Rockledge, Florida home for sale last week I was amazed at the lack of consistency in components. The house just did not appear to fit together.There was no consistent "flow."For example, the kitchen and bathrooms had lower end laminate counters while there was a very elaborate tiled back-splash. The ceiling fans in one of the bedrooms and family room were quite ornate.There was this seemingly out of place column at the edge of the family room. Then there was the carpet - obvious lower quality (builder's grade) and faded in areas. The appliances appeared to be lower end as well.None of the above characteristics in itself was bad. In this neighborhood the lower to mid-grade components were quite fitting. It was the ornate, elaborate updates that seemed strange to my customer.Homeowners need to consider the next buyer when performing updates.What would a future buyer say? If you are an investor doing an update in preparation to sell your Rockledge, Florida home focus on the neighborhood.Concentrate on the characteristics of the competition. The ornate fixtures you find on the clearance rack may not go with the flow!Ready to sell your Rockledge, Florida home? Call or text me at 321-693-3850 for your free market analysis.
I recently met with a potential home buyer who wanted to find their new home first and then sell their current home.When circumstances allow one to find their new property first it makes the process a bit more manageable, for sure.But in this case the buyer's ability to pull this off was severely restricted.... more specifically, a catch 22 situation.With a fixed income, as well as limited available funds, the buyer lacked the ability to qualify for a new mortgage or a bridge loan. Trying to budget for a new home would be a bit "crystal ball-ish".Would a seller accept an offer based on the future sale of a current home? While there was a time when such contingencies were in play it is different now.The current Brevard County, Florida residential real estate market is booming. With prices rising steadily, limited inventory and competition among buyers, it is unlikely a seller would tie up their sale with so many unknowns.For the time being the buyer (potential seller) and I have parted ways as they ponder options. When the decision is made (to sell their Viera, Florida home) we will move forward.My recommendation...If you need proceeds to proceed then you better proceed (with selling)! Ready to sell your Viera home? Call or text me at 321-693-3850 for your market analysis. Ready to buy a home in Viera, Florida? I want to assist you as well.
This post highlights the recent sales activity and market offerings of condominiums in the Rockledge, Florida area (zip code 32955). This zip code includes parts of the Viera planned unit development.There are about twenty active listings in various condo communities in the 32955 zip code. This is just a representative sampling as if today. While there are other condo communities in the Rockledge area this report highlights activity in only four of the complexes (1) Jameson Place (2) The Ventura at Turtle Creek (3) Casa Verde and (4) The Greens at Viera East. Jameson PlaceJameson Place is a gated condo community developed by D.R. Horton Builders. Only about seven or eight years old the complex offers single level condos with attached one car garages. The units are either on the first or second floor. Jameson Place is the only complex of these four with garages that are attached to the building.With a community pool, playground and nearby parks, Jameson Place offers its residents a comfortable lifestyle at very affordable prices. Nearby conveniences include retail shopping, restaurants, several golf courses, excellent schools and more. Jameson Place is also located on the Viera limits line so you don't have the additional planned unit development taxes associated with Viera.Currently there is only one condo unit for sale in Jameson Place. This standard sale is a ground floor 3/2/1 with 1284 sq.ft listed for $138,900.There are four units under contract at this time awaiting closing. List prices range from $113,900 to $138,000. One of these is a short sale; the others standard sales.Over the previous six months there have been eleven units sold in Jameson Place as reported in the Brevard MLS system. Selling prices ranged from $95,250 to $135,000.Since December 1, 2015 there have been two units sold in Jameson Place. Both of these units were second floor units with three bedrooms two bath one car garage (1,346 sq.ft.) and sold for $130,000 (sold 12/15) and $135,000 (sold 01/16).Casa VerdeCasa Verde Club condo complex is an older complex constructed in the early to mid-1980s. As far as I know all of the units are two bedroom and two bath with sq.ft. in the 1,100 foot range. The complex is located off Fiske Blvd and borders the private Rockledge Country Club.Condo fees are just under $300 a month and cover the usual things like cable, landscaping, insurance, trash, water/sewer as well as the community pool. As with all properties verify fees and what is provided as they can change. The complex consists of multiple two story buildings with some offering garden views as well as golf course and pool views.Currently there are three units for sale in the Casa Verde Club condos. List prices range from $77,500 to $95,000. These units are all two bedroom two bathroom units with a covered carport (detached), built between 1980 and 1985 and have between 1,122 and 1,170 sq.ft. under air with porch/balcony. All are standard sales. Like most properties the higher price reflects better view (i.e. golf course) location (ground floor) as well as degree of/recency of any remodels/updating. Over the past six months there have been five units sold in Casa Verde Club condo complex. All of these units were standard sales with two bedroom and two baths plus detached covered parking. Selling prices ranged from $59,000 to $78,000. Only one unit has sold since December 1, 2015. It was the highest priced sold unit ($78,000). The November unit sold for $73,000.Ventura at Turtle CreekThe gated condo community of The Ventura at Turtle Creek located in Rockledge, Florida provides excellent amenities, very attractive prices and a resort lifestyle in a central Florida location close to everything (Orlando International Airport only 40 miles away). Located near the above discussed Jameson Place, resident are near the same conveniences.The Ventura at Turtle Creek is located next to Turtle Creek Golf Course with some units having golf course views. Condo association fees are approximately $360 per month and covers exterior maintenance, insurance, water/sewer, club house/pool and amenities as well as the gated entry.Currently there are three units for sale in the Ventura at Turtle Creek condos. List prices are tightly bunched between $129,900 and $139,900. The highest priced unit is a foreclosure while the others are standard sales. The lowest priced unit is a two bedroom two bath while the others are three bedroom two bath units. The two higher priced units have detached carports while the two bedroom unit has a detached one car garage. If one is looking for a condo in this are with an attached gargae then Jameson Place and Bella Vista should be considered.Over the previous six months there have been eight units sold as reported in the local MLS system. Selling prices ranged from $91,010 to $150,000.Since December 1, 2015 there have been three units sold in The Ventura at Turtle Creek. All three were fair market three bedroom two bath units. Selling prices were all close...from $133,900 to $139,900. A sign of the current Rockledge, Florida condo market - all were on the market 31 days or less!The Greens at Viera EastThe Greens at Viera East is a condo complex in Viera although the mailing address is Rockledge. I believe most of the units, if not all, were built around 1998. Convenient to shopping, I-95, golf courses and more, The Greens at Viera East offer community pool, clubhouse, fitness facility, auto detailing area, putting green and more!With easy access to I-95 and US1, it is about 15 minutes to the beaches and Patrick Air Force Base and 45 minutes to Orlando.Currently there is only one unit on the market at The Greens at Viera East. This standard sale two bedroom one bath unit is priced just under $100,000. There are three units under contract awaiting closing.Over the past six months there have been seven units sold. Selling prices ranged from $77,000 to $115,000. The lowest priced sale was the only foreclosure among these sales. The most common selling price in this complex is the low to mid $90,000s.There has been only one unit sold in The Greens at Viera East since December 1, 2015. A standard sale, this two bedroom two bathroom unit with 1,078 sq.ft. under air sold for $95,000 and was on the market for only 24 days.The Brevard County real estate market, both single family and condominium, has heated up over the past year with inventory levels around 90 days. The median days on the market is running around 30 days with increasing prices. For information on buying or selling a home in Rockledge, Florida, please call or text me at 321-693-3850.
Earlier this week I met with a prospective buyer to review their needs and budget. They indicated initially they were looking for a condo. However, after some discussion, I realized that a townhouse could possibly suit them just as well for lower monthly fees.So what are the differences (and similarities) between a condominium and and a townhouse?From the outside many condos and townhouses are indistinguishable. Most often, in this area of central Florida, townhomes are two story units but some are single floor. But the differences can be significant.One of the major differences: A condo owner does not own any land individually. Their private ownership begins with their unit interior walls. Each condo owner does own an interest in all the common areas and property.The condominium association usually provides a master insurance policy and the owner individually insures their personal belongings, interior unit as well as personal liability. I am not an insurance person, call one!The condo association usually provides maintenance, electricity, taxes and upkeep for the common areas and property. Prospective buyers should review what is covered by their dues as some associations may also include water, sewer and basic cable service. What is covered and the condo organization results in condo association dues being likely higher than one would find in town home communities.In a townhouse you own the land your unit sits on although the amount of land is likely minimal. Most of the time, unless covered by an association, townhome owners are responsible for their own exterior maintenance, roof, insurance, landscaping, etc. As a general rule the townhouse owner, like the single family home owner, is largely responsible for it all. However, there are some townhouse complexes that cover lawn as well as roof replacement. Again - read the association documents before purchasing either a townhouse or condo.When considering a purchase in a condo or townhouse community obtain (and read) the rules and regulations. Do not rely on a non-attorney (I am not an attorney nor do I play one on TV.) to interpret these documents written by an attorney!Obtain and review financial reports. Attend association meetings if you can arrange to do so. Contact members of the Board of Directors. Talk with other unit owners. Understand what you will receive from your association as well as what your obligations will be financially. Know before hand what you are buying into. And once you purchase - become an active member.Considering buying a condo in Melbourne, Satellite Beach or the surrounding area? Call or text me at 321-693-3850 for help.
If your house has been on the market for a long time (like several months), ask anyone, especially a real estate agent, and their first response will likely be...It is the price.But price can be the problem or not. Why does a house not sell?What about the price? Was your price set based on the comparative market analysis? I do suggest sellers consider price if the conditions of my 30-10-1 rule have not been met. If a home is listed for 30 days and has less than 10 showings and not one realistic offer, then the price is most likely an issue. If the price is competitive - even if optimistic - look for other roadblocks to selling.How is your home being marketed? Beyond the basics, like being in the local MLS and a sign out front, what other steps have been taken by your real estate agent? If you already have a real estate agent already, speak to them. As part of the interview process ask every interviewed real estate agent who your likely buyer will be and how will their marketing efforts reach them? Here are some more questions to ask real estate agents when being interviewed to sell your home.Consider what prospective buyers see when they pull in front of your house. Did you prepare your home properly for the market? First impressions are lasting impressions. Negative impressions are difficult to overcome.How easy is it to view your home? If there is no lock box or your agent has to be present for all showings or if appointments must be made 24 hours in advance then that could be the problem. Buyers are often on very tight schedules. If they can't see your home with reasonable notice then they may choose to not see it at all.I believe every real estate listing has a "golden period" where the property will generate the most interest. The longer a house sits on the market the more it will be shunned by people who think it has "problems."If you are a serious home seller read "How to not sell your home."Ready to sell your Viera, Florida home? Call or text me at 321-693-3850 for your market analysis.Moving to Brevard County, Florida? Let me help you with your relocation needs.
Is a "For Sale" sign really that important? Should a seller skip having a sign out front? While it is not very common over the past ten or so years I have ran into several home owners in Viera, Florida who opted for no signage in their front yard when placing their Melbourne home for sale. Probably less common than not having a sign are the sellers who do not want a lock box on their home.I recommend having both for one who really does want to sell their home. After all selling involves pricing appropriately, preparing a home properly and presentation - as in being able to see it it without roadblocks. Read more Why Did Your Listing Expire?Still, some opt out of a sign. Why would a home seller not want a "For Sale" sign? The reasons run the spectrum of reasonable to huhh?There are the sellers who do not want their neighbors to now they are selling their home. Why? I encourage sellers to enlist the support of your neighbors in marketing their home.Then there are sellers who, for security reasons, may think their home is a target for thieves. This is most often the case when the property is unoccupied. Read more about protecting your unoccupied house when selling.Drive through any neighborhood. Signs are not natural. People see curbs, lawns, mailboxes, cars, homes.A big bright colored "For Sale" sign in the front yard stands out....like a guy wearing a lamp shade at the office party, people will notice! Image courtesy of vectorolie at FreeDigitalPhotos.net
An unprepared home can result in a seller leaving money on the table. Smart buyers can see the opportunity often buried beneath layers of dirt and clutter!Preparing your home for the market is work. But it will be rewarded when done properly! The challenge for sellers - especially in a market that favors sellers already - is to view their home through the eyes of complete strangers. And even more challenging is prospective sellers being critical of what they see. But this is critical as prospective buyers will be critical for sure.If you are a motivated seller I suggest you start your preparation outside at the curb and then focus inward. After all, first impressions matter - especially when selling your home.Consider things like... Landscaping. Your yard needs to look appealing because as you heard as a child, first impressions matter! Exterior paint. At a minimum look at your front door. If the paint is recent make sure it is clean. If not, a new coat of paint is an easy fix. Lighting. When will your home be seen? Lighting is critical,e specially during the winter when it gets darker earlier. Light and bright is good. Dark and gloomy, not so good. Interior Paint. This goes hand in hand with the lighting recommendation. Light, neutral, non high personalized paint is best. Clutter. This can be thought of as just too much stuff including furniture. Extra furnishings as well as over-sized furniture can detract from a homes usable space. And this goes for the kitchen counters as well. Put away mall appliances and things that take up counter space. Cleanliness. Sometimes sellers do not have the funds to spend on new paint or whatever. But cleanliness costs little more than effort. The nose is key. Jokingly I like to say "if you can smell it, you can't sell it." Furthermore, once showings start refrain from cooking things that leave a smell for days. De-personalize. While this is sort of "clutter" related it deserves its own bullet point. By this I mean to take the "you" out of the house. Portraits, artwork, diplomas, collections/hobby items, pictures off the refrigerator, etc. Have buyers focus on the house not the occupants. Safety and Security. Think about risk management as well. Consider any trip hazards, security issues like personal weapons. Think about removing personal papers and medications. Remember, most real estate agents do not know their customers very well. This is especially critical if your real estate agent holds an open house where all sorts of complete strangers show up.The last preparation item I urge sellers to consider is the pre listing inspection. If a house is more than five years old there may be hidden issues. A pre-listing inspection can bring to light issues that can be fixed or addressed in the marketing/pricing process.Properly preparing a house for the market takes time. Sometimes sellers make the mistake of rushing a house to the market and doing preparation concurrently. While this may be necessary due to circumstances, avoid it if possible. Sellers usually only get one chance to impress prospective buyers. Make it count!If you are ready to sell your Melbourne, Florida home, call or text me at 321-693-3850 for your free market analysis. Image courtesy of Stuart Miles at FreeDigitalPhotos.net
Waters Realty of Brevard LLC welcomes you to our comprehensive real estate website covering all of Brevard County, Florida. Just some of the the cities and communities we serve include Melbourne, Viera, Suntree, Merritt Island, Rockledge, Cocoa Beach, Satellite Beach, Port St John, Cape Canaveral, Indian Harbour Beach, and West Melbourne.
None of the mega web sites provide more accurate Melbourne, Viera, Suntree, Merritt Island, Rockledge, Cocoa Beach, Satellite Beach, Port St John, Cape Canaveral, Indian Harbour Beach, and West Melbourne real estate market information than you’ll find here. Have a question, send me an email!
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