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!
For buyers there is detailed area and neighborhood information and a great listing search page. For sellers we provide information and data to help you to ready your home for market and to list it so it sells.
The Brevard County, Florida real estate market is made up of diverse and interesting communities and neighborhoods. We’ll tell you about each of them and let you narrow your search to the very best for you.
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Many times buyers want to know why a house is on the market. Buyers believe if they can determine the type of sale (short sale, estate sale, foreclosure, estate sale) it may give them some potential leverage to get a better deal. In some cases this may be true.More importantly, a real estate agent should know the type of sale for every property a buyer clients will see let alone make an offer on. A buyer's goals, budget and time line can limit the type of sale they should consider purchasing.For example, although now less common in Brevard County, a short sale has one often unpredictable characteristic....time.A short sale occurs when a seller is trying to sell a house for less than the mortgage owed. However, any sale must be approved by the lender. The time frame may be a few months or much longer (including never). If a buyer has a time table that requires a closing within a specified period, a short sale is probably not a good choice.Read more about short sales here.Should you consider a short sale?What is a short sale?Are you sure you want to look at short sales?Another time when a buyer needs to be aware of the sale type is when it is a foreclosure. Foreclosure properties typically have been neglected and are in need of repairs. Some are missing appliances and other critical items.The type of loan a purchaser will be using may limit the potential for a foreclosure purchase.With a foreclosure it is usually more of a condition/appraisal issue rather then time. (think condition more so than time in this case). Most foreclosures are sold "as is where is" so, unlike a standard sale, the chance of getting required repairs done by the seller is practically impossible.However, if a buyer is getting an FHA mortgage then there may be options for repairs mortgage many of these are not finance-able. However this is not always the case. Discuss the possibility of a foreclosure purchase with your lender first.One other word about foreclosures - inspections. Many times the electricity and water will be off. If the service can be resorted for an inspection it may be an additional buyer cost. Another type of sale to be aware of - the estate sale. Some buyers think of estate sales as a bargain opportunity. This may or may not be the case. It all depends on the seller (heirs) motivation.More importantly, with an estate sale, it is important to know if the property has been through probate or if there will be some other potential hold up in closing (i.e. multiple approval parties/multiple locations/etc). Most often, if a property has already gone through probate or the sale is in a trust following a death, there is no reason to approach the marketing any differently from any other sale. So does it really matter what type of sale it is? Almost always, the answer will be yes. Considering buying or selling a Viera, Florida home? Call me at 321-693-3850 if I can help in any way.
Heritage Isle. Viera Florida's largest 55+ community, is located 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, 21,000 square foot club house, fitness center, library with computer stations, pools, tennis, lawn service/landscaping, concierge service available and more. What is for sale in Heritage Isle at Viera, Florida? Currently there are four townhouse/villas for sale in Heritage Isle. List prices for these villa homes range from $179,900 to $194,900. All of these homes offer two bedroom two bathrooms with a one car garage. Two of these are new construction properties scheduled for completion in August 2015 . Most have about 1500 sq. ft. under air except the smallest which is just under 1,400 sq ft.There are currently eleven single family detached homes for sale in Heritage Isle. List prices for these homes range from $239,590 to $460,000. Five of these homes are listed at or below $265,000. Home size varies from about 1,700 sq. ft. to almost 2,600 sq. ft.All except one of these properties are fair market sales. There is one single family detached foreclosure on the market (3/2/2 with approximately 2100 sq ft).What has recently sold in Heritage Isle?An indication of homes selling pretty quickly in Heritage Isle is the twenty-two properties under contract awaiting closing and only 15 for sale at this time. Since May 1, 2015 there have been seventeen sales with prices ranging from $159,000 to $289,990. Seven of these properties were new construction (four patio style homes, three new construction). Six of the seventeen sales were patio style homes. Ten of the single family homes sales were priced between $211,000 and $252,500. Most importantly, all of these were standard sales. Of note also is just-one of the twenty-two homes awaiting closing is a foreclosure.Heritage Isle offers a variety of properties that fit whatever one is looking for in a 55+ community. Call me at 321-693-3850 for information on homes for sale in Heritage Isle at Viera, Florida. Send me an email for information on homes for sale in Viera including new construction and re-sales.
While not as brisk as the single family home market in Brevard County, Florida, the condo and town house activity has been steady. Median sales prices are climbing steadily while inventory is dropping (although still about four months supply).For information on buying a condominium in Florida, give me a call at 321-693-3850.
The median selling price for Brevard County, Florida single family homes sales in May 2015 continued to rise as illustrated in this Florida Realtors® table.
The May 2015 Brevard County, Florida real estate market was positive - except for inventory, months' supply, and days on the market - which all decreased over May 2014.With median days on the market standing at 30 days and the supply level standing at 2.9 months, sellers remain in the position of advantage.Anyone considering the purchase of a home in Brevard County needs to understand the market and be prepared for potential multiple offers.The best way to get a jump on finding your home is to set up a Multiple Listing Service (MLS) search now so you see new listings when they occur. Send me an email if you would like to be set up with a free automatic home search in Brevard County, Florida.
Whether buying a car or a house most buyers expect to negotiate a little. But in a hot housing market like the Brevard County, Florida residential market buyers need to consider the competition when they submit an offer.Is it really in your best interest to offer $10-$15,000 under what you are willing (and have already decided) to pay?What happens if other offers come in at the same time? I is not uncommon for several offers to arrive within a 24-hour period while you are awaiting a response. Keep this in mind when preparing your offer strategy. And what if the buyer does not counter your offer. After all, they can choose to just reject it outright.As a seller, consider your property and the activity you have had (as well as the days on the market) when evaluating an offer. If you have not received an offer and it has been 30 days, consider whether a reasonable offer should be countered. There is no guarantee another better offer will come in.Read about days on the market and what they mean: What do you do if your house is just sitting? What happens when you counter an offer? A counteroffer rejects the current offer. A counteroffer to a counteroffer kills the counteroffer.....etc.A prospective buyer is not obligated under any previous countered offer. There is no do-overs as in “OK, I will take your previous offer.” Whether buyer or seller consider the advice of your Realtor expert who is working for you when preparing or responding to offers. Ready to buy a home in Viera. Florida? Call me at 321-693-3850 if I can help in any way.
Should I list my home when its vacant or leave the tenant in place while selling? The obvious answer to most sellers...Yes, leave the tenant in place!I recently saw an unscientific poll that asked Realtors® this same question in the form of "Which would you prefer to list a vacant house or a tenant occupied house?" Although I was not surprised the first twelve responses were ten to two in favor of vacant.Why the different perspectives?For sellers retaining rental income while selling just makes sense. Sometimes, depending on the location, the presence of an occupant will serve as a deterrent to potential vandals or thieves. Yes, sometimes thieves will steal components like air conditioners, garage door openers and appliances. Sometimes, if well maintained and clean, a property will show better with furnishings instead of empty.Finally, if the buyer is an investor, having a tenant in place saves the expense and vacancy while locating another tenant. Seems like a win-win for buyer and seller.For real estate agents having a tenant in place can lead to showing problems. Sometimes tenants have pets that must be taken care of before strangers come inside. Some tenants do not want anyone coming in while they are not present. Sometimes the tenants just do not want to cooperate for fear of having to move when a property sells. I have even witnessed tenants "bad mouthing" the local schools, the property, the neighbors or whatever to attempt to discourage a prospective buyer. [Suggestion: Owners consider offering your tenant an incentive to cooperate such as bonus/rebate part of rent,etc.]In Florida, real estate is sold subject to any existing lease. I recommend tenants get a long term written lease initially and a written annual renewal when the lease expires. Otherwise, a month to month tenancy could result in a lease cancellation upon sale or, at a minimum, an increase in rent.So what is the best answer? As usual, it depends. It depends on the seller-tenant relationship. It depends on the location. It depends on the local market and composition. Every property and circumstance is different.If you are ready to buy or sell your Melbourne, Florida home, give me a call at 321-693-3850 if I can help in any way.
Even in a market favoring sellers, there seems to be one thing that holds true regardless of market....buyers interpret what they see as a signal from the buyer.Pricing way above the market could be interpreted as a seller really is not interested in selling. This does not mean that an optimistically reasonable price consistent with location, competition and condition is not appropriate.A dirty, cluttered interior could signal a seller has not cared for their home in the past so prospective buyers might expect problems when it comes to routine maintenance and upkeep items. An ill kept yard and exterior of the house may signal a seller is desperate and a lack of money may be preventing exterior maintenance. Why else would a seller not prepare their yard and outside? Curb appeal is so important.Missing items of equipment such as pool equipment or hurricane shutters may again be interpreted as a lack of maintenance and attention to detail by the seller.In my experience most of the above "signals" are rarely accurate. Many times a seller will over estimate their home's appeal because they fail to look through the eyes of a prospective buyer.So how can a seller protect themselves from sending the wrong signals?Prepare. De-clutter. De-personalize. Clean. Spend some extra time in the yard. Paint the front door. Have maintenance records nearby on a counter for buyers to view. Have a pre-listing inspection performed. Address any issues noted during the inspection. Provide a copy of the pre-listing inspection with the maintenance records.By taking the time to send the right signals to prospective buyers a seller is more likely to receive the right signal from a buyer - a reasonable offer!Considering selling your Viera, Florida home? Call me at 321-693-3850 to discuss how I can work with you! Ask for your market analysis!
When it comes to selling a house in Florida, whether owner occupant or investor, the rules about disclosure are the same.I saw an MLS entry today where the listing agent said "no sellers disclosure available due to the fact the seller never lived there." In Florida those selling homes are required to disclose any issues that materially affects the value of a property and is not obvious.I believe this is very often hogwash! It is hard for me to believe that the seller does not have maintenance records on an investment property. It is hard for me to believe that the tenant, if there was one, did not complain about issues. If the owner replaced the roof or any other major system in the past I bet they know. If the seller is an investor who purchased a foreclosure with water damage, they know its previous condition and how it was remedied.Sellers in Florida must disclose anything that effects the value of a property/ material defects such as leaky roof, termites, environmental hazards, non-permitted improvements, restrictions placed on property uses, association rules, previous water damage. This is not a comprehensive list.Sticking ones head in the sand is not an effective way avoid disclosure, when appropriate. If it is a defect, it is a defect that should be disclosed. If in doubt, disclose. Or consult a real estate attorney as I am not a lawyer.Related reading:Is there such a thing as being too truthful?Home Inspections and Property DisclosuresHome Buyers - Perform Your Own Homework as wellPre-Listing Inspections May Prevent Post-Contract BluesImage courtesy of stockimages at FreeDigitalPhotos.net
Here is a summary of the Brevard County Townhouse/Condo market activity in May 2015 compared to May 2014: Closed Sales were up 3.5% in May 2015 with 237 units sold compared to 229 in May 2014. Pending Sales were up 11.1%.New Listings - down -5.4%.Median Sales Prices were up 22.9% to $145,000 compared to a year ago ($118,000).Median Days on the Market were down 18.4% - 40 days compared to May 2014's 49 days.Months Supply of Inventory went down 24.9% to 4.1 months compared to May 2014, which was 5.4 months. Traditional/Fair Market Value Sales were up 14.1% with a median sales price of $147,250.Foreclosure/REO Sales went down 35.4% with a median sales price of $98,500.Short Sale Closings stayed the same with a median sale price of $204,000.For information on buying a condo in Melbourne, Florida, call me at 321-693-3850 or send me an email.
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