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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The real estate process consists of a lot of boxes that get checked off along the way from viewing the first house to getting keys at the closing table. A key point about these steps is some are only good for that particular point in time. A couple of these "good for today only" processes are the home inspection and check for sexual offenders/predators. Just as I always recommend buyers have a property inspection performed on a home they want to purchase I always recommend prospective buyers check the sexual offender's database.These are part of the due diligence a buyer should do along with things like surveys and a review of the homeowner/condo association finances and rules.The property inspection and check of the sexual predators/offender database are both good for today only because things change. The property inspection provides a check up of major systems as of the day performed. Will the AC quit next month, in six months? Who knows? What about a roof leak? Who knows?Likewise, your immediate neighborhood may be free of offenders or predators - today. But what about next week or next month? Home buyers nor sellers can predict who will or will not move into a neighborhood.So buyers must make decisions on current information with no guarantees.If you are buying a home in Florida one of the resources buyers should avail themselves of is the Florida Department of Law Enforcement Sexual Offenders and Predators Database.Click image For FDLE Offender Search WebsiteIn Brevard County, Florida there is also another database maintained by the Brevard County Sheriff's Department.I recommend buyers always check early on in the process - even while looking - but especially before an offer is made on any home. Like most things in life, nothing is forever....including your neighbors. \Considering buying or selling a home in Viera or Melbourne, Florida? Call me at 321-693-3850 if I can help in any way.
Congratulations Mike and Diana on your new Sunset Lakes, Merritt Island home! Thank you for hiring me to represent you in the purchase!Welcome to Florida! Enjoy the sun, the beaches and your pool! Considering a move to Merritt Island, Florida? Let me help you! Ready to sell your Sunset Lakes, Merritt Island home? Call me for your market analysis!
Sonoma in Viera is one of Brevard County's most desirable gated communities offering home owners a convenient location near shopping, restaurants, golf courses (Viera East, Duran Golf Club) and much more. Conveniently located near some of Brevard County's finest schools and medical facilities (Viera Hospital), Sonoma is also very convenient to I-95, Orlando and the beaches of central Brevard County. With the single family home inventory down there are presently only three homes for sale in Viera's gated Sonoma development. The three active listings range in price from $244,999 to $450,000. The lowest priced home is just over 2,000 sq.ft. which is one of the smaller floor-plans built in Sonoma. The other two listings are around 2,900 square feet under air.and both priced above $419,000.Over the previous six months there have been 13 closed sales in Sonoma with 12 of these being standard sales. Since April 1, 2015 there have been three closed sales.4606 Merlot Drive - 2005 built 3,391 sq ft two story home on a lake with 5 bedrooms 3 bathrooms and 3 car garage which sold for $444,000.3610 Chardonnay Drive - 2005 built 2,200 sq ft one story home with 3 bedrooms 2 baths plus 3 car garage which sold for $305,000 on April 28, 2015.3018 Coppola Way - 2004 built 2,506 sq ft lake front home with 4 bedroom 3 bathrooms and three car garage plus pool sold for $375,000. For information on homes for sale in Viera, please give me a call at 321-693-3850 or send me an email.
As the temperature rises and summer approaches, the Brevard County, Florida housing market is warming up as well. With decreasing inventory, more buyers entering the market and continued low interest rates, multiple offer situations have become more common.But who really wins in multiple offer situations where buyers are submitting competing offers (bids)?With multiple offers buyers must guard against getting into an emotional bidding war. The win at all cost mentality may be okay in Monopoly where the money is pretend but not when buying a house.On the surface it seems there will be two winners. First, the obvious winner is likely the seller. The other winner is the buyer - maybe. But if offers are contingent on financing then the winner may not be decided until later....after the appraisal has been done.But if the buyers are paying cash then the buyer and seller are guaranteed winners, right? Maybe.Most astute buyers will include an appraisal contingency with cash offers as well. Even though there is no mortgage the buyer wants the property to be worth the selling price. Thus, the appraisal.A word or two about appraisals... Real estate appraisers independent. They have no "horse in the race." Appraisers use established techniques to determine the value of real property. It is this value lenders use to make loan decisions. So back to the title question....Who wins in multiple offer situations? Maybe the seller, maybe the buyer, maybe both, maybe no one.Every transaction is different. Sellers should always remember, "Under contract is not sold!"Read more about appraisals and offers in this related reading.Is an appraisal contingency necessary with a cash offer?What if the appraisal comes in low?When is the highest offer not the best offer?Terms define the real price?Ready to buy a home in Viera, Florida? Call me at 321-693-3850 if I can help.Have a question, send me an email.
One of my previous posts talked about the days a property has been on the market and what it meant. Buyers should use all available information including days on the market when deciding on how much to offer for a property. If a house has been on the market for an abnormally long period or more than the usual what does it tell the buyer? Your Brevard County, Florida buyer's agent will be able to determine how many cumulative days a property has been on the market as well as the current days on the market. Cumulative days on the market is the total from listing date to current day. It does not take into account any contracts, temporary withdrawals, etc. The current days on the market is most useful as it reflects reflects the time since some event occurred such as a price reduction or a property's return to the market. In a brisk residential real estate market like Brevard County, a buyer should interpret fewer days on the Marketa as a signal to look now because properly priced homes in move in condition do not last. And if viewed and liked, decide now - not next week. So why do some homes stay on the market longer? There are a host of reasons ranging from priced too high, priced wrong for condition, circumstances of sale (short sale, foreclosure) and other reasons.Sometimes it may simply be a property is unique in style or its price range. For example, high end properties (over a million dollars) have a smaller potential buyer pool in Brevard County, Florida. There are currently 13 properties for sale in Brevard County listed at $3,000,000 or more. There are ninety six residential properties listed at or above a million dollars. The number of buyers shopping in this range is certainly limited. No wonder some of these sit on the market for years.Regardless of the specific DOM standard used the time a property has been on the market is an indicator of something.Extended days on market always indicate an issue - whether disclosed or not! Here area a couple of related articles....Signs your home may not be priced right! What do you do if your home is just sitting and not selling?Ready to buy a home in Brevard County, Florida? Call me at 321-693-3850 if I can help.
While showing homes this morning a buyer made the comment "Looks like this one will fly right through an inspection, right?"My response was a simple...you never know for sure.Sure this flip looked as if all had been done. But have all the permits been pulled and cleared? What about the quality of the work? Has something been "covered up" with paint? What about the electrical panel and wiring? And the major systems like the AC or roof?There are a lot of potential issues when it comes to a structure. I have seen older homes fly right through the inspection. I have witnessed a few newer homes have issues.So will it fly right through an inspection?That question will need to be answered by one who is qualified to answer it.As a real estate broker I know my boundaries. I am not much good either when the question concerns taxes or legal issues as I am not an attorney or CPA.RELATED READING ABOUT PROPERTY INSPECTIONS.Home Inspections - Boring But Informative.Who Should Attend the Home Inspection? Do not buy a house without having an inspection performed.The Home Inspection Report.You have the Home Inspection Report. Now what do you do with it?If its a defect, its a defect!If you are considering buying a home in Viera or Melbourne, Florida, I can help. If you are relocating to Florida, I am available to answer your questions. Need a Florida real estate agent in another area of state? I can help as well.Just send me an email.
When making an offer to buy a home the seller is looking for some confidence the transaction will actually close. The "maybe letter" will not do it. There really is nothing in the home buying process officially called a "maybe letter." It is just a moniker I use when referring to a mortgage pre-qualification letter. Buyers seeking to buy a home should have a mortgage pre-approval letter which is very different from a mortgage pre-qualification. Pre-qualification letters can be easily printed off the Internet.There is a world of difference between a mortgage pre-approval and mortgage pre-qualification.A mortgage pre-qualification involves a basic screening process that usually consists of cursory reviews of a potential buyer's income, liabilities, credit history,etc. The mortgage pre-qualification process will provide a general idea of one's ability to obtain a mortgage.The mortgage pre-approval process involves lender review of documents provided by prospective borrowers. These documents may include pay stubs, tax returns, credit reports, verification of income and employment history and possibly more. The bottom line. With pre-approval there is a verified ability to obtain a mortgage at a certain amount provided the right property is located (condition, appraised value, contracted price, etc) and circumstances do not change.When you are ready to buy a Melbourne, Florida home start the process with confidence. Obtain a mortgage pre-approval and not a "maybe letter." Need some suggestions for local Brevard County lenders, ask me.As the Brevard County, Florida real estate market heats up there is a greater likelihood of buyers finding themselves in multiple offer situations. Be ready.Sellers most often choose to accept the offer that offers the greatest chance of closing [fewest contingencies, best supporting documentation like pre-approval or proof of funds letters), sooner closing]. It may not always about the price alone.Call me at 321-693-3850. I am eager to help you buy your Brevard County, Florida home!
Let me say it up front - no one, including this real estate agent, likes pushy sales people asking all sorts of intrusive questions! But sometimes the questions are necessary. I don't buy a new car very often but when I do I start out the same way. Research on the Internet and then walk onto the car lot. And when approached by that car sales person I always say the same thing...just browsing.My wife and I purchased some furniture last weekend. We went through six furniture stores in the Melbourne, Florida area over a couple of days. Six stores and six sales people.I told some of them we were just looking to see what they have in stock. I even told one that I did not know what we looking for! They all left me alone to browse and leave. Except the last who let us browse but also asked questions which led to the ultimate purchase. No, I did not really want to reveal too much information...you know how pushy sale people are!But, in the end, it was necessary to get my questions answered and make the purchase decision. Which brings me to your real estate agent and those darn questions.When you contact a real estate agent as a prospective buyer you will be subjected to questions. These questions are necessary to determine your goals. They are necessary to determine your budget. They are necessary to understand your circumstances and how best to guide you to your goal.You may think they are intrusive although trust me when I say they are well intentioned. You may be a little uncomfortable in the beginning but, in the end, the relationship you develop with your agent will be necessary to achieve your object.Ready to buy a home in Viera, Florida? Please give me a call at 321-693-3850 or send me an email. Have a question about the local Brevard County, Florida real estate market, please ask. Questions your Realtor may askFirst Time Home Buyer Questions and AnswersTwo Questions That Must Be Answered Before Looking at HomesWhy do real estate agents ask so many questions?And if your goal is to just browse attend a few open houses this weekend. Find something of interest, give me a call!Image courtesy of jackthumm at FreeDigitalPhotos.net
Brevard County Residential Report for March 2015 Compared to March 2014: Closed Sales increased 21.9% in March 2015 with 942 units sold (773 in March 2014 2014). New Pending Sales are up 49.7%.New Listings are down -3.6%.Median Sales Price for Brevard County Single Family Homes are up 13.6% to $150,000 compared to a year ago, which was $132,000. Median Days on the Market are down -40.0% to 30 days vs. 50 days last year.Months’ Supply of Inventory is down -11.5% to three monthsTraditional Sales are up 34.2% with a median sales price of $169,000.Foreclosure/REO Sales are up 1.5%, with a median sales price of $102,000.Short Sales are down -34.9% with a median sale price of $112,450.
I had someone ask me about new construction in Viera, Florida last week. I reviewed some of the current projects underway such as Strom Park and Arrivas Village as well on going new construction in the Heritage Isle 55+ community. After providing information on Viera and the schools in Viera the caller asked about new construction next year and whether the prices would be lower.Who knows what the cost of materials, land and even the cost of labor will be next year? Who knows what the demand for new construction will be as well as any inventory homes, if any, on the market?The current trend is for prices to increase as evidenced by the past twelve months' sales in Brevard County as provided by the Florida Realtors®.. I can only say this about home prices next year....To expect new home prices to drop considerably is likely very unrealistic!With interest rates near historical lows and prices rising this may be the best time to buy a home in the near future. Send me an email if you are ready to buy a home in Viera, Florida.--------------------------------------------------------------------------------------------------------------------------Remember, you can have your own real estate agent with new construction - call me at 231-693-3850.Should you have your own agent if buying new construction? Why do I need my own buyer's agent
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