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Current Brevard County Real Estate News
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Heritage Isle in Viera, Florida - Townhomes and Half Duplexes for Sale - Market Update February 2016

08 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.

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Heritage Isle in Viera, Florida - Market Update - Single Family Homes

08 Feb 2016 08:55:34 PS

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.

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Home Seller Tips: Updates and Repairs Best When Going With The Flow

04 Feb 2016 15:00:22 PS

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.

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Should You Buy New Home First, Then Sell Old Home? It Depends...

29 Jan 2016 17:00:03 PS

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.

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Rockledge, Florida - Condos For Sale - Market Update January 2016

25 Jan 2016 12:00:13 PS

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.

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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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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Gary Waters

3270 Suntree Blvd #2218
Melbourne  Florida 32940

321-693-3850 (direct)

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