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When buying a home patience is a much needed behavior as long as one knows when to be patient and when not.In a real estate market like the Brevard County, Florida residential market in November 2015, sellers have the advantage.Within reason sellers can often price optimistically because most other sellers seem to be pricing optimistically as well. Of course, it is ultimately up to the buyer to make an offer.The challenge for buyers is when the house they really want shows up on the market but the price is a bit optimistic. That is the nature of the current market.Buyers must understand the market will eitherbring an offer at the optimistic price, convince the seller to negotiate a lower price, motivate the seller to withdraw the listing from the market.The challenge for buyers is balancing their needs and wants with a price that is acceptable.If that involves waiting in hopes the seller will be convinced to lower the price then the risk must be understood. An offer may come in and your search will be back on.But if the house is really the one that fits your needs, wants and budget, listen to your real estate agent.Look at the comparables with an understanding of the market (prices are rising). Then, with decision made, go forward with haste if an offer is in the works.But, if the total package (price and terms) is not acceptable, be patient!The key is be patient when necessary, impatient when required and, unemotional always - until closing. Emotions can cause a bad decision.Sellers must be careful to not overestimate their position of advantage. A house that lingers on the market for too long is often perceived to have problems.Here are a few articles sellers may find helpful.What does a seller do when the offer comes the first week?What is wrong with 700 days on the market?What Signals Are You Sending?Name Your Price, Someone Will List It!Ready to sell your Viera, Florida home? I can help! Please call or text me at 321-693-3850.
Buying and selling a house is about one thing - expectations. Buyers have expectations. Sellers have expectations.When they meet, deal done! But sometimes that is easier said. Whether working with buyers or sellers, as a Melbourne, Florida real estate agent, I must bring expectations into a reality focus.A couple of weeks ago I met with a home owner who thought his home was worth "at least $800,000." This seller had put a couple of hundred thousand dollars in updates at some time over the past few years.This owner's expectation of value illustrates a common view among owners. That is, their home is the absolute best in the neighborhood and the price should recognize the differences. Then recently I was working with buyers who seemed to think all list prices were high. Indeed there are some over priced homes on the Brevard County market as it does favor sellers right now.Every house is different. Every seller is different. Every situation is different. Some sellers price to sell now. Some price to sit. Some sellers are motivated. Some sellers can wait. Some buyers are tire kickers. Some buyers are ready to jump.This morning I heard a commercial on the radio that started out with "Do you think you are fat? It could be you are just bloated."I have no clue what they were selling but it reminded of buyers and sellers at times who are in denial of the real real estate market. Sellers should remember the ultimate price they receive will reflect condition, location, competition and circumstances of the sale. Buyers likewise should remember the same.A local knowledgeable real estate agent will keep buyers and sellers focused on the real market and not some misconception garnered from dated information on the Internet or personal bias.If you are thinking about selling your Melbourne, Florida home take a look at these eight articles and then give me a call (or text) at 321-693-3850 or send me an email if I can help you in any way.Is your home "dated?" Selling a home that is just like the others. Reality based Price, Reality Based Offer...the Real Deal! Why get a pre-listing inspection in a seller's market? Before You List Your Home, Do This. Easy Fixes Before Listing Your Home Why were the buyers in and out so quickly? Pricing, Preparation, Presentation - The Three Ps to Selling a Home.If you are thinking about buying a Melbourne or Viera, Florida home give me a call (or text) at 321-693-3850 or send me an email.
The below recap of the Brevard County, Florida residential market (single family detached homes) for October 2015 compared to October 2014 is provided by Space Coast Realtors.Closed Sales are down -10.3% for October 2015 with 763 units closed compared to 851 closings in October 2014. Cash Sales decreased by -29.6% compared to October 2014.New Pending Sales increased 44.7%.New Listings saw a slight increase of 3.8% above the October 2014 new listings.Median Sales Price for Brevard County single family homes climbed 15.4% to $165,000 over October 2014's $143,000.Months Supply of Inventory decreased -3.7% to 2.9 months vs. 3.0 months in October 2014Traditional Sales are up 5.7% with a median sales price of $175,000.Foreclosure/REO Sales are down -53.5% with a median sales price of $125,000.Short Sale Closing are down -45.9% with a median sales price of $113,625.For information on buying a home in Brevard County, Florida (Melbourne , Viera and Rockledge), please call or text me at 321-693-3850.
The Brevard County, Florida townhouse and condo market in October 2015 compared to October 2014 as provided by Space Coast Realtors:Closed Sales - Barely higher (0.9%) for October 2015 with 213 units closed compared to 211 in October 2014.Cash Sales - Decreased 10% over 2014 cash closings for townhouses and condos.New Pending Sales - Up 60.1%.New Listings - Down -1.6%.Median Sales Price for Townhomes/Condos - Up 6.2% to $138,000 compared to a year ago, which was $130,000.Months Supply of Inventory - Down -11.3% to 3.3 months vs. 3.8 months in October 2014.Traditional Sales - Up 10.8% with a median sales price of $144,000.Foreclosure/REO Sales - Down -26.3% with a median sales price of $100,000.Short Sale Closing - Down -85.7% with a median sales price of $52,000.
Chelsea Park subdivision in Rockledge Florida offers homeowners deed restricted living in a centrally located development near everything. Chelsea Park's relatively low association fees, amenities (community park with outdoor basketball/playground), proximity to several golf courses and shopping keep the homes in demand. Typical Look Chelsea ParkLocated very close to I-95 and US1, commuting from Chelsea Park to Melbourne, Kennedy Space Center, Patrick Air Force Base or the beaches is very easy. Orlando and the attractions are also less than an hour away.Children living in Chelsea Park attend Manatee Elementary in Viera, McNair Middle School and Rockledge High School (verify school boundaries here). Currently there are six homes for sale in Chelsea Park. List prices range from $259,000 to $315,000 for these current listings. Four of these homes for sale are priced in the $259,000 to $269,900 range. All six homes are standard sales with the year of construction spanning 1997 to 2016 (new construction). The homes all offer larger floor plans with most 2,300 to 2,700 sq.ft. under air conditioning. Three have three car garages as well. Pools are less common with only two of these homes having an in-ground pool (no community pool). There are another three homes under contract awaiting closing.There were no closings within Chelsea Park during the month of October 2015. The last three sales occurred in September 2015.Homes sold included:320 Brookcrest Circle - 2002 built 2,108 sq.ft. four bedroom two bath with three car garage and pool sold for $290,000 (09/08/15)427 Heathrow Circle - 1997 built 2,671 sq.ft. two story four bedroom two and a half bath pool home which sold as a short sale for $225,000 (09/09/15).462 Stonehenge Circle - 2001 built five bedroom four bathroom pool home with 3,483 sq.ft. sold for $350,000 (09/01/15).For information on homes for sale in Chelsea Park and Rockledge, Florida, call or text me at 321-693-3850 or send me an email. This is a great time to sell your Chelsea Park home as well.
Once you buy a house you can't move it...unless its an RV!While the home purchase process focuses on the physical house buyers must not forget all the things that can't be changed. What are some of these unchangeable things?Schools. If you have children, not only is school quality what you desire but what about the walk/ride to school? If your children will be walking or biking to school is the route safe?Crime Rates. Many buyers are tempted to ask their real estate agent about crime in the area. While the agent may know the answer they should really be the source of the source. In other words, they should direct you to the local law enforcement agency. Call them up and ask. They have no reason to be anything but honest!Commute Times. Not only is the proximity of schools important but also the commute time to work or other activities you will be frequently engaged in like golf, college campuses or whatever. While the specific house is most important for home buyers it is critical to consider the area as well.If buyers approach the home buying process with an attitude of "Sellers Disclose, Buyers Verify" there will likely be fewer surprises down the road!Here are more articles to consider when buying your next home in Florida.Why Does It Matter If You Work With More Than One Realtor? If You Are Serious, Act Serious. Don't Get Caught Up in the "Wanting" While Ignoring the "Paying."Control What You Can, Prepare For What You Can'tQuestions to expect When You Call a Real Estate Agent For the First Time.Due Diligence is a Buyer Responsibility.Terms Define The Real PriceThe Difference Between a Mortgage Pre-Approval and a Mortgage Pre-QualificationIf you are ready to buy a house in Viera, Rockledge or Melbourne, Florida I want to help. Call or text me at 321-693-3850 or send me an email.
I have been spending a couple of hours working on some comparables for a customer who is interested in buying a home in Viera, Florida. The challenge in this case is that, while the house is very nice, it is also one of the largest in the subdivision. Also the list price is significantly higher than most of the past sales (all of the past sales during previous ten months). My question for the listing agent: How did you arrive at the market price? What did you use for comparable properties? Or, was it what the seller wanted? Was it what the seller needed to net? Probably a bigger question for prospective buyers: Aside from a cash offer, how can one finance a home that is much higher than the others comparables? What if the appraisal comes in low?Under Contract is not Sold.Highest Offer Not Always Best Offer. And the bigger question for the seller: How does your real estate agent plan to sell your non gated community home for a price that is higher than everything else and more in line with the homes for sale in the larger, nearby gated communities?Smart buyers understand that, given a choice between buying the largest home in a neighborhood other smallest home in the same neighborhood, they should go small!Besides the largest house may not be the best floor plan. After all, it is all about livable space and not just space. I understand many sellers believe their home is the nicest house in the neighborhood. I understand many sellers believe their “nicest home in the neighborhood” will sell for significantly more than any other house in the neighborhood. As a Viera, Florida buyer's real estate agent I understand my job is to assist them in buying a house for the best price possible in a time frame that meets their schedule and, most importantly, is within their budget. If prospective buyers have a real estate agent like me they will likely be advised it is almost always better to buy near a neighborhood’s mid-point as it pertains to price and size. After all, its all about the buyer - not me, or the seller!For information on buying or selling a home in Viera, Florida, give me a call at 321-693-3850 or email me.
The title of this short article is not meant in any way to detract from the professionalism and service Realtors provide customers. Rather it is meant as tip for prospective home buyers and sellers.I recently read a comment that real estate agents wear a lot of hats and clients expect them to know it all.Buying or selling a house is very often the greatest financial decision an individual makes in a lifetime. And it should be approached fully informed.But what is that information based upon? Certainly not just the information on the internet - including this article. How do you know when the advice is good? Anything found on the Internet must be evaluated on its own merits.Whether buying a home or selling the first step is hiring a real estate agent. As a buyer this is a good deal because you don't pay for the agent you hire - the seller does!And while the real estate agent one chooses must be knowledgeable in the market and processes they must also acknowledge their limitations.Most real estate agents are notAppraisers. While real estate agents provide an opinion of value (a market analysis) in the end it is just that - an opinion. Tax Advisers. Consult a CPA/accountant if you need to know the answers. Legal Experts. Attorneys are the experts. A real estate agent who in not an attorney is treading on dangerous ground when they offer anything remotely resembling legal opinions. Homeowner Association Expert. What the rules allow or don't when it comes to the association rules is not your real estate agent's bailiwick. General contractors. Unless your real estate agent is an experienced contractor then estimates of repairs or opinions of condition are out of their expertise. Further, when you have a home inspection the property inspector will tell you the condition of property - not provide a prognosis or diagnosis.Clairvoyant. What will be built on the vacant lot in the future is not in their tool kit. Investment Adviser. What the future value of a property or projected return on investment will be is not a real estate skill.When you are ready to choose a real estate agent to help you sell your Melbourne, Florida home or buy a home in Melbourne, Florida, understand what they are and, more importantly, what they are not.Here are six articles about buying or selling a house in Florida:Why You Should Not Call the Listing Agent.Choosing a Real Estate Agent to Sell Your Melbourne, Florida Home.Is It Desirable to Choose the Biggest Real Estate Company to Sell Your Home?Is a Long Listing Contract Desirable When Selling Your Melbourne, Florida Home?What Should A Seller Expect From Their Florida Real Estate Agent?Multiple Offers, Appraisals and Financing.If I can help you with the purchase or sale of house in Melbourne, Florida please call or text me at 321-693-3850.Image courtesy of khunaspix at FreeDigitalPhotos.net
Rule Number 1 When Selling Your Home: Sellers should not list with real estate agents who do not possess local knowledge.That said, they do.But I am sure most sellers do not intentionally hire an agent to sell their home who is not a local expert. So how does it happen?There are the obvious contributors to selecting the wrong agent such as a relative, a friend's brother or sister, your boss' agent... yadda yadda yadda. And then some believe what the agents say about themselves. Many agents promote themselves as the local Brevard County, Florida real estate wonk. Okay, wonk is my word.Their preferred word - expert.With the wide use of the Internet to market properties many agents have expanded their market area beyond the immediate area of their office. A license to sell real estate is not a license to practice in all areas! I see that sometimes in the Brevard County area when agents from the Orlando area list homes here without a great deal of local knowledge. Combine the out of area agent with an out of area appraiser then things can get a little nervous for sellers and buyers.Just FYI...offices can join out of area multiple listing services without living in the out of area location. In fairness to some brokerages the office may be out of the area but they have agents who live and work in the local area (Why not work with locally owned brokerage?)This is not a "how to interview real estate agents to sell your house" article. But here are links to some helpful articles to assist with choosing the best agent agent to sell your Melbourne, Florida house. Selecting Your Real Estate Agent - Asking the Right QuestionsChoosing a Real Estate Agent to sell Your Home - Step One The Interview Choosing a Real Estate Agent to Sell Your Home - Step Two Face to Face Choosing a Real Estate Agent to Sell Your Home - Questions to AskWhat Should a Seller Expect from Their Viera, Florida Real Estate Agent? If you are ready to sell your Viera, Florida or Melbourne, Florida home, call or text me at 321-693-3850 for your market analysis.
I recently had a prospective buyer cancel an appointment with me because they had contacted the seller's agent directly after speaking with me. I am not sure what transpired during the conversation. The prospect made one comment that got me to writing this: "I don't want to step on the listing agent's toes." I can appreciate the considerate attitude, for sure.I have written this multiple times over the past nine years of writing blogs (four of them) about buying and selling homes in central Florida. The name on the sign out front works for the SELLER - not you. Calling the listing agent is not going to get you a better deal.I explained that, in Florida, the concept of dual agency is against the law. In other words a single real estate agent can not represent both sides of the transaction although an agent may provide both parties limited representation as a transaction broker. Here are some related articles:Why do I need my own agent?Viera, Florida Home Buyer - Use one Real Estate AgentOn-Site and New Construction Agents Work For The Seller - Not You!Why the Listing Agent Should Never Be CalledDon't so this ever when buying a home.So if you are considering buying a home in Viera, Florida get your own agent. Your Viera, Florida real estate agent should have only your interests at heart.It is simple.....While it is possible for an agent to "double end" the transaction (receive commission for buyer and seller) in the end only one side can actually be represented.The listing real estate agent represents the seller – first and you, hopeful home buyer, last. If you are selling your Melbourne, Florida home make sure your agent is representing you and not the buyer they bring. If you are ready to sell your Viera, Florida home, I want to work for you! Call or text me at 321-693-3850 or send me an email.
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.
Florida Realtors and National Assoc Realtors Newsfeed
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