Current Brevard County Real Estate News

Moving to Brevard County, Florida - Define the Area First

07 Dec 2016 10:03:08 PS

While it is critical to have the mortgage lined up before searching for a new home it is equally critical to identify the area early on as well.Anyone considering buying a home in Brevard County, Florida should especially identify the area early on in the process.  In this area geography is important because Brevard County is about 80 miles north to south and runs along the Atlantic coast.  Between the north and south boundaries are lots of options! In terms of real estate there really are four distinct geographical areas in Brevard County.   Not surprisingly, price varies by geography as well.  It is true what they say - it is all about location!The northern extremes in the Titusville and Mims areas are less densely populated with more rural options.  At the southern extreme of the county the population is most dense (Palm Bay area) with prices being more affordable.  Then there are the "beach side" areas.  This includes "the island" better known as Merritt Island.  I like to tell folks that if there is a causeway to be crossed there will be a higher price to pay.  I know that is a generalization! Still, the closer one gets to water, the higher the price.  Of course, some water is much more costly like ocean front and riverfront.  There is a slight drop if one opts for a navigable canal property. Beyond the general geography defining the search area takes on many considerations.For some it could be the commute time to work, school or even the airport for commuters.   For others it may be the quality of the local/assigned schools.  For others it could be the lifestyle such as proximity to golf courses, beaches, cruise terminals or whatever.If you are considering a move to Brevard County, once an area is identified, then the other specifics can be researched.Here are some additional links: Brevard County Clerk of the CourtsBrevard County SchoolsBrevard County Property Tax InformationSearch MLS SystemMelbourne, Florida City InformationRockledge, Florida InformationHealth First HospitalsWuesthoff Health SystemFlorida Today NewspaperCity of Cocoa Beach InformationOrlando Melbourne International AirportLaunch Federal Credit UnionSpace Coast Credit UnionBrevard County Sheriffs Office


Phillips Landing in Rockledge - Chelsea Park in Rockledge, Florida - Market Report

06 Dec 2016 03:49:27 PS

When looking for a home to purchase in Rockledge, Florida area, there are many subdivisions from which to choose.   Two of the most popular established developments are Phillips Landing and Chelsea Park. Both of these subdivisions are relatively close to each other. The students attend the same high school (Rockledge High) while the elementary and middle schools are different but both superior quality schools.  Both developments offer easy access to major routes, shopping, and recreation (golfing, ice rink, beaches).  Both offer newer construction, concrete homes.Presented below is a market update, as of December 5, for Chelsea Park and Phillips Landing. What is for sale in Phillips Landing?Currently there are only two homes for sale in Phillips Landing.   Both of these are standard sales and priced about $235,000 to almost $293,000.  The price differences reflects a large difference in space - almost 1,000 sq.ft. under air.What has recently sold in Phillips Landing?Over the past six months there have been nine homes sold in Phillips Landing. Selling prices ranged from $212,500 to $344,500.  All of these sales were standard sales - very common in Brevard County as 2016 nears an end.Since November 1, 2016 there has been one closing in Phillips Landing.  Selling for $344,500 was the house located at 1700 Bridgeport Circle.  This home was a four bedroom two and a half bath bath two car garage pool home. This property was on the market for two days.What is for sale in Chelsea Park?There are three homes for sale in Chelsea Park.  Listing prices run from about $300,000 to $425,000. All of these offer four or five bedrooms as well as private in ground pools.   Age of the properties range from 1997 to 2015 which reflects the range of construction in Chelsea Park.What has recently sold in Chelsea Park?Over the past six months there have been seventeen homes sold in Chelsea Park.  Selling prices $212,000 to $375,000.Since November 1 there have been four homes sold in Chelsea Park.  Homes sold included:316  Brookcrest Circle - 2002 built 3 bedroom 2 bath 2 car garage sold for $212,500424 Winthrop Circle - 1999 built 4 bedroom 2 bath 2 car garage pool home with 2,157 sq.ft. under air sold for $309.999405 Stonehenge Circle - 2000 built home with 3,406 sq.ft. offering 5 bedroom 4 bath 2 car garage sold for $355,000355 Tunbridge Drive - 2004 built 4 bedroom 4 bath 3 car garage pool home with 3,101 sq.ft. under air sold for $375,000For information on homes for sale in Chelsea Park or Phillips Landing, call or text me at 321-693-3850.


The Best Real Estate Deal in Rockledge, Florida

07 Dec 2016 08:47:43 PS

One of the best real estate deals in Brevard County, Florida can be found at 897 Brunswick Lane in Rockledge.   What is there about this house that makes it worth a look?First, many prospective buyers do not want the hassle or expense of a  home owner association.HOAs often must approve paint color changes, replacement of plants, parking on streets...even if you can keep a car in your driveway, and much more!Here, the owner has no association and the freedom to do as they desire as long as city code is not violated.The most important reason to look at the house located at 897 Brunswick Lane in Rockledge?  Price, condition and location!Price:  Only $169,000.  Three bedrooms 1977 construction, two car garage.  Concrete block, stucco.  10 by 16 concrete block building in back.  Patio, screen porch, fenced yard. Condition:  Roof put on in 2015.  Exterior recent paint.  Interior doors replaced. Popcorn ceilings replaced with knock-down.  Bathrooms completely renovated and updated.  Carpet recently replaced as was the hot water heater. Also a newer garage door and opener.  While the kitchen has not been updated, it is quite usable in its current condition. Update later! Location:    Good schools nearby.  Check out Andersen Elementary Kennedy Middle School and Rockledge High Schools. Easy access to major routes.... beaches about ten miles, Kennedy Space Center a short drive.  There is easy access to major routes like US1 and I-95.  Close to everything!  The planned unit development of Viera is nearby with shopping, several golf courses and more.  But, no home owner association to deal with!VIEW MLS ENTRY AND ALL PICTURES HERE.For information on buying a home in Rockledge or Viera, Florida, call or text me at 321-693-3850. 


Florida 55+ Communties: Grand Isle in Viera, Florida - Market Report December 2016

02 Dec 2016 14:00:56 PS

There are three 55+ communities in Viera, Florida.  One of these, Indian River Colony Club, is totally unique in that it is a maintenance free community.The other two communities are more similar.  These communities- Heritage Isle and Grand Isle - were both developed by Lennar Builders.  Still, there are some differences.For instance Grand Isle is smaller and the residents own their own clubhouse and facilities.  Grand Isle is gated however the gates at Heritage Isle are staffed 24 hours a day.   Grand Isle is a little older with the development being from the early 200s through about 2005.  There are other differences...ask me!Here are some additional articles on the 55+ communities in Viera.Indian River Colony Club in Viera - Its a Lifestyle!55+ Developments in Brevard County, FloridaChoosing a 55+ Community in Viera, FloridaMy blogs have at least a hundred articles about the 55+ communities in Viera.  Many are market reports while others provide general information. Because these articles were produced over the past 8 to 10 years I recommend interested persons contact me directly for the latest information.Here is a market update for Grand Isle as December 2, 2016.What is for sale in Grand Isle?Currently there are seven homes for sale in Grand Isle.  Listing prices range from  $249,900 to $335,000.  As wide as the prices range so are the sizes with homes varying from just over 1,500 sq. ft, under air to almost 2,500 sq.ft. Most are 3 bedroom 2 bath 2 car garage homes.   All of these homes are standard sales and were built between 200 and 2004.What has recently sold in Grand Isle at Viera?Over the previous six months there have been seven properties sold in Grand Isle.  Selling prices for these ranged from $199,000 to $330,000.More recent sales, since October 1, 2016, included:1564 Boca Rio Drive - 3 bedroom 2 bath 2 car garage home built in 2004 offering 2,011 sq.ft. sold for $287,000.1371 Lago Mar Drive - 2,032 sq.ft. 3 bedroom 2 bath 2 car garage home built in 2003 sold for $260,000.1557 Grand Isle Blvd - With 2,271 sq.ft. under air, this 2004 built 4 bedroom 3 bath 3 car garage home sold for $330,000. For information on homes for sale in Grand Isle, Indian River Colony Club and Heritage Isle in Viera, call or text me at 321-693-3850.


Home Seller Tips: Florida Real Estate Commissions and Fees

01 Dec 2016 13:30:02 PS

This discussion of real estate fees is important because fees are often the largest expense when selling a home in Florida. Many folks have an image of real estate agents driving big, nice, new cars; dressing nice; going out to lunch every day, plenty of free time on the golf course or beach, and making lots of money.  But that would definitely be the exception.  Most agents work hard, often 7 days a week, eat lunch in the office or on the run in an older car, and juggle multiple schedules and make about $25,000 a year.  That $25,000 comes from fees charged to clients (most often the seller).Quite often on listing appointments the discussion of will turn to how much a prospective listing real estate agent charges.   This is an important question because it is likely the highest seller cost when selling real estate. Here in Brevard County, Florida there are some basic (unwritten) rules about real estate agent commissions.   First, a couple of basic fee truths:There is no standard real estate fee. Real estate commissions are negotiable.  Sellers typically pay the buyer's real estate agent (as well as their own).The total fee charged is usually split 50/50 between the listing office and buyer office.  Real estate agents are almost all independent contractors with overhead expenses and no salary.  Real estate agents get paid when property sells - not gets listed.Because selling is more than just putting a sign out front it is important sellers understand the marketing process is labor intensive and with cost.More importantly, sellers should understand the need to pay another agent  because the likelihood of another agent bringing the buyer is high.   For example, here in Brevard County there are about 4,000 real estate agents.  Basically there are 3,999 more opportunities for a buyer to be obtained by others.And that buyer's agent will need to be paid by the fee split.I recently was asked by a seller "How much of the fee will the buyer's agent get?" My all depends.Most real estate agents are independent contractors who work on a commission split with their employing broker. For example, lets say the seller is paying the buyer side .025% on a $200,000 sale..025% times $200,000 is $5,000.   Seems like a lot of money for the buyer's agent!  But, if the agent is on a 75/25 split with their broker the $5,000 becomes $3,750.  Still looks good, right?But agents, as independent contractors, now must pay their own social security/medicare/self employment/income taxes. While these vary from individually, suffice it to say a conservative figure would be 35-40% of earnings.  $3,750 is now about $2,250.  Still, not bad right? But think about the expenses and overhead an agent covers... car, gas, insurance, multiple listing fees, state, local and nation Realtor Association dues (must pay in order to use/advertise in MLS system), etc.  Just a shot in the dark estimate o $500-$750 a month for these and then the $2,250 is now $1,500.If an agent closes one transaction a month that becomes $18,000 a year.  But it is not that gloomy.  The latest I have read is the average real estate agent makes about $25,000 a year.So, sellers, when paying the buyer's agent, don't complain.  You are really getting a lot of work for your money!My opinion... if any agent is going to get less, it should be the seller's agent.   But then, fees are negotiable.   If you are considering selling your Viera or Melbourne, Florida home, give me a call 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!

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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Gary Waters


Waters Realty of Brevard LLC

3270 Suntree Blvd #2218
Melbourne  Florida 32940

321-693-3850 (direct)

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