Observations from a Viera Florida Realtor

You Can't Always Get What You Want.....

Sat, 02 Aug 2008 08:17:11 -0500

I am a baby boomer. The title is a line from a song. I can't remember which one but, nevertheless, it does hold in it a real truth. If you have been around more than a day or so, you have learned that lesson already!

[OK, I went back and researched the song. It was by the Rolling Stones in 1969. Now, they are older than I am!]

As a real estate agent who work the Viera, Suntree and Rockledge area, I work pretty much evenly with buyers and sellers. This week seems to be the week of the seller. I enjoy opportunities to work with a seller, especially in an area I know very, very well. Such was the case this week.

I had the opportunity to prepare a comparative market analysis(as an agent friend of mine says, a price right analysis) for a potential seller in Viera. Like many folks he had purchased during the boom about 3 years ago.

The homes on the market now in his development are selling for 35% less than he paid. Unfortunately, the number of short sale and pre-foreclosure properties on the market really has put pressure on all properties. It is simply a case of supply and demand. Until the inventory is reduced, you have to be competitive to sell.

No way will this seller budge. His price is his price. Unfortunately, you can't always get what you want.... No, we (selling is a team effort) did not list the property. He did not need to sell so he has time to wait.

If you are considering selling your Viera, Suntree or Rockledge, I would welcome a chance to discuss marketing your property. I may not be able to list it. You may not want me to list it. But, I would appreciate a chance to be your real estate agent of choice!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, 1211 Admiralty Blvd, Rockledge, Florida. Call me at 321-693-3850 or email me at agent@moving2brevard.com.

Meaningful Price Reductions

Wed, 30 Jul 2008 09:38:29 -0500

The real estate market is not static. New properties are listed every day. Homes go under contract every day. And, prices are changed every day.

If you have your home listed for sale in the Viera and Suntree (as well as Rockledge, Florida), you may very well have experienced the inevitable - a price reduction!

Let me correct myself - price changes are not inevitable. But, sometimes we are more optimistic than we should have been. I have taken listings and had to reduce the prices. I do not know any agent who has never had a price reduction - especially in a buyer's market.

Sometimes I will be working with a seller who has a really optimistic, although not too unreasonable, expectation of a selling price. When I encounter these sellers I like to make an agreement up front. If, after 30 days we do not have more than 10 showing and an offer, then lets agree up front to reconsider the listing price. Most of the time, they agree with this approach.

Now, back to the subject of price changes. Every day I review price changes as well as new listings. I want to be aware of the immediate market area for all of my listings. In our MLS system price changes show up in a special category on the front page of the agent screen. The purpose is to capture the real estate agent's eye as to a reduction just in case they have a client with an interest in the specific area.

When I see changes that reduce the price by a single dollar I know what the agent wants us to believe. That is "Hey, look! We reduced the price!" But, what are they really saying?

The real message is "I need you to look at this listing again. We really are not motivated but just in case - look, please!"

When I work with Viera, Suntree and Rockledge buyers, I provide my clients with a listing of competitive properties that meet their criteria. If you did not make the cut, you were overpriced or just not what they are looking for. If you were previously overpriced, a dollar reduction is not the answer!

My advice - if your home is not getting showings and a reduction in price is warranted, make it meaningful!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida, working with buyers and sellers in the Rockledge, Suntree and Viera areas of Brevard County Florida.

Contact me at 321-693-3850

Working with short sale buyers is OK but what is there is no seller's agent?

Fri, 25 Jul 2008 18:05:32 -0500

I was showing listings today in the Viera and Suntree areas of Brevard County, Florida. The market is inundated with short sales and REO (bank-owned) properties. It turned out all of the homes we saw today were short sale listings. The one that caught my eye was the one where "Services not provided" stated accepting offers!

Anyone who has done a short sale knows it is lots of work. Short sales require a lot of work to get to the closing table! Much more work than a fair market sale. As a buyer's agent this one sounds like an awful lot of work for the buyer's agent! Why would a seller facing a short sale process not want to have their agent also receive and present offers?

Short sales require patience - on the part of the buyer and the seller! The seller's agent should be involved in this process.

Having been through a few of these I know what is involved. Fortunately, my buyers liked a couple of other short sales with full service agents. We will be seeing two of them again tomorrow.

If you are a short sale seller, why not let the listing agent be involved in the whole process? After all, the work really starts with the offer!

Gary Waters, Florida licensed real estate agent, serving buyers and sellers in the Viera, Suntree and Rockeledgeareas of central Brevard County, Florida. Contact me at Century 21 Baytree Realty, Melbourne Florida, 321-693-3850, email agent@moving2brveard.com.

Men and Women: Differences in Looking at Houses

Fri, 25 Jul 2008 08:01:57 -0500

Sub-title: There will be an Inspection, Relax!

I must say that this is written a little tongue in cheek - sarcasm may be present! As a Realtor working with buyers now for about a half decade I have made a few observations about the differences in the sexes when it comes to shopping for a new home.

It seems that invariably when you take a husband and wife into a new home they head in different directions. As a real estate agent I have to split my time and try to observe and answer questions (when I can).

Now, men first. I will admit to being not the most skilled do it yourself-er. I think most men fall into that same category. Yet, it never fails. The male species will be found:

Under the kitchen sink inspecting the plumbing. "Looks like they had a leak here, Mabel!"

In the garage inspecting all the attachments and fittings on the hot water heater. "Looks old, Mabel!"

In the hallway looking at the AC air handler. "Not sure what those numbers on the label mean, but Mabel, it's a Trane unit. Must be good!" "Better check the outside unit, Lyndon." (Obviously Mabel knows Lyndon!)

Once I had a gentleman take a ladder from his truck so he could check out the roof. "What are you doing up there, Lyndon?" "I won't fall Mabel!" (Famous last words!)

Standing under the open garage door opener. "Mabel, push the switch, gotta see if it reverses like it is supposed to!"

In the electrical panel. "Yep, Mabel, looks like it has plenty of spare breakers." Why?

That is enough, Lyndon. If we put an offer in on this house, you will have it inspected. And they know what they are looking for!

Now, ladies, your turn. The lady of the house will:

Head straight to the kitchen. "Lyndon, lots of cabinets here. Stove is electric. I like gas because it cooks better!" "Mabel, you know you can't manage anything more than a microwave!"

OK, the ladies seem to know what they want in a house and, except for the kitchen, they look at the layout, traffic flow, storage capabilities, bathroom layout, and the like. They know that the "mechanicals" and the structure will be inspected. Oh yeah, they are much more aware of the curb appeal. "Lyndon, you are gonna have to work on the lawn, for sure!"

In shopping for a home, I agree the condition of roof, plumbing, electrical and AC systems are important. A good look will suffice. If there are problems that are readily evident, cross it off the list. If not, let the inspector tell you if there are problems.

Besides, as your Realtor, I don't want you electrocuted, crushed by a garage door, or breaking any bones falling off the roof!

And for Mabel, buy her some Lean Cuisine meals to microwave while the inspector does his job!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, serving the Viera, Suntree and Rockledge areas of Brevard County, Florida.

The above characters are fictional and are not representative of any specific individual.

Button on my pants popped, House needs paint....Oh my!!!

Sun, 20 Jul 2008 18:05:03 -0500

This morning as I was getting dressed the button on my pants fell to the ground. Obviously there must have been a defect in the thread used to attach it at the factory. So, what did I do?

I hung them back up. My wife had already left for work and she does not like it when I leave things strewn around.

As I was reviewing my day it occurred to me. My response to that "defective" button was very similar to many homeowner's response to minimal maintenance issues.

Unlike my inexpensive pants the home owner's deferral of a maintenance issue can get expensive. Some issues end up creating additional problems. Take for example a leaking pipe under the sink. It may only be a little drop every so often but eventually the cabinet bottoms may be damaged. The same goes for a minor roof leak. Eventually the down pours will come and then there will be drywall damage not to mention potential mold issues.

Will the monetary cost of these deferred maintenance issues surface? If you are a seller, they WILL surface when you go to sell your house. Even if the damage is not readily evident it will probably surface during the inspection.

As a seller in Florida you will complete a property disclosure at the time of listing. When a buyer comes along the first thing their agent will ask for will be the disclosure.

Many of these issues end up costing you in a reduced offer price or, if you are lucky and the seller does not run away, a request for a monetary concession prior to closing. Either way, deferred maintenance will catch up with you.

I guess I need to get that button taken care of. [And, no I don't think I have gained weight although I have noticed my clothes do shrink while in the closet. Must be the Florida humidity!]

If you are considering selling your home in Viera, Suntree or Rockledge, Florida, give me a call. I would welcome a chance to discuss pricing and make a recommendation on seller preparation.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida, 321-693-3850, email agent@moving2brevard.com.

Viera Neighborhoods: Which is Best?

Sat, 12 Jul 2008 14:57:56 -0500

Viera (the new "town" in Brevard County Florida) offers its residents lots of choices. A question I am frequently asked is "Which neighborhood is the best?"

My response - "That depends..."

Do you want a newly constructed neighborhood or one of the "older" neighborhoods? Of course, the older neighborhoods were built from the early 1990s so they are not really considered old!

There are gated neighborhoods (mostly locate west of I-95).These gated neighborhoods range from the Sonoma development built around 2004 or so to the "under construction gated neighborhoods.

There is the gated 55+ community of Heritage Isle with its 21,000 square foot clubhouse, planned activities and more. Prices range from the low $200,000s upward. There are single family homes and condos in Heritage Isle!

Do you want to be near the golf course?You have a couple of choices of golf course - Duran Golf Club (west of I-95) and Viera East Golf Course (east of I-95). Regardless of neighborhood, you are never more than minutes from either golf course! Prices for direct golf course homes range from the $500,000 range upward.

Want to be near schools? Which school?Viera High School, Manatee Elementary, Quest Elementary and Ralph Williams Elementary are all nearby! All are "A" rated schools!

So, which neighborhood is best? It all depends.....

Regardless, Viera offers the lifestyle you seek and deserves a look! Shopping, restaurants, professional baseball, medical facilities, easy commute to Orlando (40 minutes), it is all here! Prices run the gamut from the $170s to millions!

For information on Viera homes for sale, both re-sales and new construction, send me an email at agent@moving2brevard.com of call me at 321-255-2600.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida (Viera).

HOA Rules - Obstacle, Hindrance or Just Necessary?

Sat, 12 Jul 2008 11:37:59 -0500

Florida Homes for Sale - Viera, Suntree and Rockledge Florida Properties. Gary Waters, Realtor, Century 21 Baytree Realty"

Having recently worked with several buyers in teh Viera and Suntree areas of Brevard County, I noticed how their views on homeowner associations and deed restrictions were nowhere alike. Some want rules to make sure things stay pretty much the way the neighborhood looks today. Some want the freedom to do as they please.

Not surprising as we all have an opinion of these entities.

In the Viera and Suntree areas of Brevard County you will find no escape from HOA rules. Both of these areas are planned unit developments consisting of many newer (and some older) developments with rules.

A few of these have rules that sometimes throw up a roadblock for potential buyers. I know of areas where you can not have a pickup truck in the driveway at night. I know some where any commercial vehicle (including a vehicle with a magnetic sign such as a Realtor sign) from being visible. I know of one agent that had to remove the sign from her car every night when she came home!

There are plenty of other rules like changing paint colors, having a fence (or not), a boat being kept....and the infamous NO RV can be parked overnight. The rules exist to promote uniformity and consistency in the homes. I can understand the rules and the reasons they exist.

Likewise I can understand when buyers do not want the rules!

When you are looking for a home in Florida one of the documents you must be provided and given an opportunity to review is the HOA disclosure. If I am the seller's agent I ensure I deliver a copy of the rules to the buyer's agent and get a signature. If I am the buyer's agent I ensure they are delivered and signed for by my client. The reason is simple - you must be given an opportunity (three days) to review the documents.

If you are the buyer - read the disclosure. Know what you are getting into before proceeding. Of course your real estate agent should ensure you receive the documents. It is up to you to read them - thoroughly!

As a buyer, you know your lifestyle.Please ensure these rules do not become an obstacle. By the way, if you travel in some areas of Brevard County (not located within a development) you will see all sorts of things.

Sure there are some things that code enforcement will patrol for - but that may not stop the neighbor from painting the house pink and placing pink plastic flamingos in the front yard. OK, that may be a little extreme, however, save yourself some heartache and frustration- read the documents early!

I would go a step further. These documents are written by lawyers. If you have concerns get an attorney to review them for you.

Don't accept the sellers interpretation of what you can or can't do.

Considering a home purchase in the Brevard County, Florida comunnity of Viera, please feel free to give me a call. Gary Waters, Florida licensed real estate agent,Century 21 Baytree Realty Melbourne Florida. Call me at 321-693-3850 or email me at agent@moving2brevard.com.

Viera Florida's Neighborhood Newspaper

Sat, 12 Jul 2008 10:31:19 -0500

I have written about the Viera planned unit development in Brevard County, Florida quite a bit over the past year or so. After all, I work and live in the area. My office, Century 21 Baytree Realty is at the exit off I-95 and we do have a huge billboard at the exit so...we sell a lot of homes in Viera and Suntree!

In the office this Saturday morning I got a chance to read the newest issue of the "Viera Voice." This is a nice little local periodical that is all about Viera - nothing else. A great source for information on Viera and its resources. Sure you can read the local countywide paper, Florida Today but this is neighborhhod specific!

If you are "out of the area," you can still acess the Viera Voice at www.vieravoice.com. Just another resource if you are considering a move to Viera.

And as one of my buyers in Heritage Isle (55+ community in Viera) stated "Viera - Florida's best kept secret!" Of course I am trying to get the word out!

If you are considering a move to Florida, check out Viera. Call me or drop me an email for any information I can provide. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida, 321-693-3850 or email agent@moving2brevard.com.

Please visit my other blog at www.moving2brevard.blogspot.com.

When does the "conserve fuel" attitude click in?

Sun, 06 Jul 2008 21:42:21 -0500

Yesterday afternoon my wife and I took a little drive down to Vero Beach, Florida. From my location in central Brevard County Florida it was only 50 miles south on I-95.

As I got on the interstate an article I had read the day before reared its ugly head! The article spoke of driving slower and conserving fuel.

At $4.05 a gallon I told my wife I was setting the cruise control at 65 and conserving fuel. I am not a tree-hugger but I do recycle and try to be environmentally friendly.

So, although the impact on my fuel gauge was relatively minimal one thing I did find out...In that almost one hour trip I was passed by probably 50 cars and never passed a single vehicle. So, as far as I could tell no one was driving less than 65 mph.

Oh, another thing I found out - traveling 65 mph on I-95 can make you a hazard!

I guess when the price of gas gets above five or six bucks a gallon we will see folks slow down to conserve! Until then, at least keep your tires properly inflated and car tuned up!

Gary Waters, Century 21 Baytree Realty, Melbourne (Viera), Florida, proudly serving buyers and sellers in Viera, Suntree and Rockledge, FLorida.

Short sales.... Is 60 days the best you can do?

Mon, 26 May 2008 11:20:55 -0500

I have sold "short sales" just as many real estate agents in today's market. This is a difficult and challenging process. And, it does take patience - from the buyer and the seller!

Buyers of short sale properties should must have very flexible time lines. Most agents tell me to give them 60 days. This seems like a long time if you are trying to purchase a home and get moved!

I am not sure the banks understand they are losing sales because of the inefficient process. Actually, I am sure they know it. But, more importantly, I believe they do not care.

Seller's of these short sale properties want quick answers. Sellers want the contracts, when offered, accepted. Buyers want the same. A lot of buyers would like to purchase that short sale but they have scheules.... What do the lenders want?

I have sold a couple of new construction properties in the Viera Florida area over the past couple of months. The buyers looked at short sales but in the end the unknowns associated with the process impacted the decision to look elsewhere.

Short sales can be an opportunity for buyers....if they have the time and patience!

Considering buying a home in the Viera, Suntree and Baytree areas of Brevard County, FLorida? Give me a chance to your Realtor of Choice - Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida.

Please read my other blog here.

Baytree Golf Course Home - $459,900

Wed, 07 May 2008 12:31:45 -0500

Absolutely wonderful home located on the 10th fairway of the gated Baytree National Golf Links in Melbourne, Florida - $459,900.

Conveniently located near great shopping, restaurants, beaches, Orlando (45 minutes), Viera recreational areas, great schools, and more! Custom built in 2000by Joyal Builders, this home features almost 2,200 square feet of living area under air conditioning, three bedrooms (plus an office), two baths, two-car garage and features all the touches you expect in a Baytree home!

Hurricane ready with electric shutters, even the screened porch has electric shutters, this home is move in ready! You will be impressed from the moment you pull into the circular driveway all the way to the spacious screened porch with golf course view.

Located only a few houses down the street from the community pool, playground, tennis courts and club house, this home offers the Florida golf course lifestyle you seek!

With a preservation area view across the street and the 10th fairway out back, you will enjoy your privacy on this .31 acre homesite. Inside you will find a split bedroom plan that has it all! With three sets of glass doors leading to the porch (from master bedroom, second bedroom and living room), the views are tremendous. Enjoy the view from the glass three-sided windows in the breakfast nook over looking the golf course!

The kitchen features white 42 inch cabinets with ornate molding, solid surface counters, plenty of pantry area and storage, and more. Lots of nice touches such as chair rails that adorn the great room and dining room, decorative molding over the kitchen cabinets, easy to maintain laminate flooring in kitchen, laundry room and bathrooms.

The master suite features his and her walk-in closets, a master bath with handicap accessible shower, dual vanities and separate water closet. This home was built so that you can access the laundry room from the master suite! This home promotes carefree living!

This home has it all...

All appliances including washer and gas dryer stay,
Tile roof
Sprinkler system,
Gated community, golf course living at its best!
Ceiling fans in most rooms,
Recessed lighting in kitchen and living room,
Plantation shutters throughout,
Built in cabinets in laundry room,
Triple sliding glass doors from living room to porch,
Solid surface counters in kitchen and bathrooms,
10 ft ceilings in living and dining rooms.

Offered for sale by Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. To view the MLS entry, please click here. For more information on this property, please contact me at agent@moving2brevard.com or by phone at 321-255-2600.

April 2008 Market Report for Viera, Suntree and Rockledge Florida

Fri, 02 May 2008 09:19:35 -0500

The April 2008 market report for the Viera, Suntree and Rockledge areas of Brevard County is provided in the table below. Data gathered from Melbourne Association of Realtors' web site.

Viera/Suntree/Rockledge	2008	2007
Single Family Units Sold	60	66
Average Selling Price	$292,642	$334,000
Average Days on Market	84	92
List-to-Sell Percentage	93%	95%

Additional April 2008 market reports:

Brevard County, FLorida , Ashwood Lakes(Rockledge), Auburn Lakes(Viera)

If you have specific questions regarding the Viera, Suntree or Rockledge market, please drop me an email to agent@moving2brevard.com or a contact me by phone at 321-255-2600. [By the way I am not going to make conclusions for the reader like the media does!]

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida.

Brevard County Florida - a little something for everyone!

Sat, 19 Apr 2008 11:00:42 -0500

Brevard County - Florida's Space Coast - offers homeowners a lifestyle unmatched by other areas. OK, my Realtor friends in other areas may have a different opinion but they don't live here!

If you are looking for a 55+ community, look at what central Brevard County offers! Heritage Isle, what a place! A gated community with a 21,000 square foot club house facility, concierage services, lots of activities to support that active lifestyle. If you are retired and want an active lifestyle, check this place out! Lest I play favorites there are a couple other great 55+ communities including Grand Isle and Indian River Colony Club located in Viera as well.

If you are looking for a great place to raise your family with great schools and tremendous recreational opportunities, then Viera, Rockledge and Suntree is the place!

If you want to be on the beach or on the intracoastal waterways, look no further! With 70 miles of coast line, Brevard County offers wonderful beachside living!

If boating or sailing is your passion, the the Indian River offers offers it all including deep water access to the Atlantic Ocean! The nearby St. Johns River offers some great bass fishing!

Brevard County also offers some of the best year round golfing in the state. With Orlando International Airport only 40 minutes away, getting anywhere in the world from here is easy! Take a day trip over to Tampa (2 hours), Miami (3 hours), Disney World (1 hour). Take a cruise of of Port Canaveral, an inexpensive, nice little get away!

If you are considering a move to Brevard County, Florida, let me be your Realtor of Choice? I know the area. I know Florida....a full time real estate professional who is a Florida native, yep born in the Sunshine State! Please visit my "other blog" for more information on the local area. I proudly work with Century 21 Baytree Realty - one of the most respected real estate brokerages in the area! Brevard County, Florida - a little something for everyone!

New Construction in Heritage Isle - "THE" 55+ community Viera Florida

Sun, 13 Apr 2008 07:34:12 -0500

I put together a quick post yesterday on Heritage Isle, the 55+ community in Brevard County Florida. I tried to highlight the amenities the development offers its residents. Actually, it is not just amenities - It is a lifestyle!

As the post was getting too long I left out a couple of items I wanted to mention. Yes, the development is rather new. Yes, there are a lot of resales there with great offering prices. But there is also new construction properties available.

As a real estate agent I always make it a point to stop by the new home models with my clients. Some buyers prefer new, never lived in, homes. Sort of like buying a new car versus a slightly used car. Maybe it is that new house smell!

There are three builders actively constructing new properties in Heritage Isle. The prices range from the $100K's to about $300,000+. One of the builders, Tiffany Homes, is building patio/duplex type homes. These homes have a shared wall. Two other builders, Lennar Homes and Burgoon-Berger, are constructing new single family homes. I believe these are the same builders who built the re-sales.

If you are looking for a home in Heritage Isle in Viera Florida and would like information, please contact me. If you would like listings for re-sales, let me know. If you are considering a 55+ community in Florida, the Brevard County area deserves a look!

Heritage Isle - "THE" 55+ Community in Brevard County Florida

Sat, 12 Apr 2008 16:49:35 -0500

I have a buyer client coming in this weekend from Connecticut. At least I hope he makes it - I think he is flying American Airlines! He is coming to see 55+ communities in the Viera area.

He is also going to be looking at 55+ communities in the Vero Beach area which is 45 miles south of us. I did refer him to a real estate agent although I have confidence in he willlike our area.... But, you got to see the competition to know the great value Viera offers!

He will love our area! I am confident. I spent this afternoon re-familiarizing myself with the gated, 55+ community of Heritage Isle. What a great development!

No, it is not a development - it is a real community!

This community has it all! It is in the most popular area of Florida's Space Coast - Viera! It has an absolutely wonderful club houseand community facilities. There are structured activities..

The community pool is wonderful. In the club house I saw a "crafts" room. I saw a"Billiards room." I saw a few ballrooms. Actually I saw the band being set up for a variety show tonight. I saw a great dining room. I saw a fullltime staff person available to assist residents and guests!.. I saw---well, you must see the place, it is nice.

Even the tennis courts made me want to break out my racket. I have never played shuffleboard but it looked enticing. And the nearby Duran Golf Club and club house...I wish my game were better!

Nearby is some great shopping. The Washington Nationals' spring training home and home to the Brevard County Manatees' is a great ball park! The nearby health and medical facilities...easy access to I-95...only 40 minutes to Orlando...the beaches!

With the great prices being offered now, there is no reason why you should not consider Heritage Isle as your next residence if you are looking for great 55+ living along Florida's Space Coast!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida.

Please read my blog at www.moving2brevard.blogspot.com .

Are you a "Seller" or "For Sale-r"?

Sat, 01 Mar 2008 07:51:11 -0600

Are you a seller or "For Sale-r"? I have had the fortune of speaking with folks who have had homes "listed" but have not sold. Thus, the listing has "expired." And I can truly say that every expired listing homeowner I have met with has been a "For Sale-r".

I believe folks who say they want to sell their homes fall into one of these two categories - "Seller" or "For Sale-rs". Both of these are different sides of the same coin.

What is the word I am thinking of? Oh, a dichotomy - two different, contradictory positions.

First of all, let me say that the"For Sale-r" is not always the cause for her or his condition. They are sometimes the unfortunate benefactor of poor advice, be it from a friend, neighbor, or their real estate agent. Yes, real estate agents do give bad advice on occasion.

So, what is a "For Sale-r"? Some or even all of these characteristics are or may be present in a "For Sale-r"....

List a house for sale at a price that is ~~probably~~ too high for the neighborhood.
Do nothing to prepare the home for showings [clean, de-clutter, take care of the little maintenance issues, curb appeal],
Don't allow an electronic lockbox - Potential buyers must give 24 hours notice for showings,
Owner (or agent) must be present for all showings,
Not willing to negotiate on an offer "less than list" price,

And, what is a "seller"?

Set a reasonable price considering the market,
Willing to negotiate an offer because you prepared when identifying price,
Have home staged,
Have your home clean,
Make it easy to show your home,
Have your home marketed not just listed in the MLS!

If you are looking to be a "seller" in the Viera, Suntree, Baytree and Rockledge areas of Brevard County, please give me a call. If you would like a free, no-obligation price right analysis, please let me know. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty Melbourne Florida. Visit my web site www.moving2brevard.com

Cocoa Florida Home only $795,000

Wed, 20 Feb 2008 12:29:10 -0600

Take a look at this 2005 built pool home located near the historic Cocoa Florida area of Cocoa Village. Located only a couple of blocks from the Indian River this home offers quiet living in a central area that is close to everything.

Take a stroll down to Cocoa Village to see a play at the Cocoa Village Playhouse. Shop the many quaint and interesting boutiques. Grab some lunch or dinner at some of the fine dining restaurants such as Cafe Margeaux or The Black Tulip. Stop by one of the pubs for a little refreshment. Ride your bike or walk along the scenic and relaxing Rockledge drive. Quaint, quiet and quintessential Florida riverside neighborhoods!

Enjoy relaxing on your huge back porch (10X40 feet), actually either one since there is a first floor porch off the kitchen and family room and one on the second floor (Key West style) with French doors leading from two of the bedrooms! This home needs to be viewed. As you enter the home you are met by the beautiful oak staircase leading to the second floor loft or office space. Work at your desk and enjoy the view through the hurricane resistant glass windows as you relax in your privacy!

The open kitchen and family room open to the back porch and pool deck - great for entertaining a crowd! The main home features a formal living room and dining room and two full and one half bathroom. With lots of nice touches like tray ceilings, beautiful tile floors on the first floor and carpet on the second floor, all electric appliances, dual air conditioning systems, and much more. With a total living area 3247 square feet you will not be cramped for space! The main house features three bedrooms and a loft space on the second floor.

Stepping out back you see the "rest of the story!" The large inground pool, spa, and wonderful palms! The attached cabana bath and outside shower make for easy entertaining. And then across the pool you see the detached two car garage with a second floor one bedroom and one bathroom apartment or mother-in-law suite complete with kitchen, full bath, and balcony! All this privacy nestled among the palms and surrounded by privacy fencing!

To view the MLS entry, click here.

Offered for sale by Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida, 1-800-651-6940, email agent@moving2brevard.com .

Baytree Golf Course Community, Melbourne Florida - Only $774,000

Sat, 19 Jan 2008 16:32:58 -0600

Only $774,000! Fabulous six bedroom 4 bath home in the exclusive gated Baytree development in the Suntree area of Melbourne, Florida! Built in 2002 this home boasts 4295 square feet living area and 4894 total square feet.

This two-story home overlooks the 10th hole of the world famous Baytree National Golf Links featuring a Gary Player Signature Golf Course.

Additionally, this home is situated next to a preserve adding to the privacy. With a three-car garage, there is plenty of room for your golf cart! The over-sized heated

pool is designed to look like a tropical sandy beach! The Florida lifestyle in your backyard! This home boasts many features you expect to find in such a property - granite counter-tops, cherry cabinets, hand scraped wood floors, rounded corners, tile roof and more! Development includes community pool, clubhouse/recreation room, park area and tennis courts!

Ideally located, Baytree is close to shopping, medical facilities, the beaches, I-95 and Orlando (40 minutes) and great schools!

Offered for sale by Century 21 Baytree Realty, 8195 N. Wickham Rd., Melbourne Florida. For more information about this property or any other Suntree or Viera Florida home, please give me a call. I can be reached by email at agent@moving2brevard.com .

55+ Communities in Viera Florida Area Present Unbelieveable Buyer Opportunities

Fri, 18 Jan 2008 10:53:36 -0600

I was conducting a little research yesterday, not specifically looking at the 55+ communities in Viera but afterwards I thought about the number of houses I saw for sale in Viera. This morning I decided to research this a little further.

My initial feeling was confirmed...there are lots of deals in the 55+ communities of Viera. One that struck me was the new Heritage Isle community. There were 55 properties for sale this morning (strictly coincidental it is a 55+ community.).

The prices ranged from a low of $174,000 for a 2 bedroom, 2 bath single car garage unit to $434,000 for a 4 bedroom, 3 bath, three car garage unit with a private pool. What a difference!

It does appear that most of the properties in Heritage Isle are listed in the low-mid $200,000 range. Most of the properties were constructed between 2004 and 2007 so it is all new. Some home have views of the new Duran Golf Club while some are on lakes, The nice thing about this community is you don't have to worry about the size of the yard...it is maintained for you! Association dues run about $900 per quarter.

I must also point out there are at least two other 55+ communities in the Viera area. Indian River Colony Club has 26 homes for sale. Grand Isle has 12 homes listed for sale.

The bottom line....if you are looking for a maintenance free, 55+ community, take a look in Viera, Florida. IT is near the beaches, new shopping and restaurants, plenty of restaurants, sporting events, Orlando Florida and more!

If you are considering moving to Brevard County, Florida and would like information, please contact me. I can be reached at 1-800-651-6940 (office) or by email at agent@moving2brevard.com .

JUST LISTED Gated Suntree Community Home $280,000

Fri, 11 Jan 2008 11:38:32 -0600

New listing in Summit gated community within the Suntree area of Brevard County, Florida. 2003 year built 3 bedroom two bath two car garage Tiffany Builder's Breckenridge model.

Situated on a wooded preserve enjoy the privacy on the enclosed back porch. This home features many upgrades, including tray ceilings, triple sliding glass doors leading to the porch, stainless appliances, solid surface counters, 42" maple cabinets, custom tile throughout except bedrooms, and much more!

Yes, there is a homeowner's association with monthly dues of $125. Why worry about cutting the lawn and trimming the shrubs? Why not worry about cutting the strokes from your golf score instead? The HOA dues cover the lawn maintenance/landscaping and nearby community pool/club house facilities.

If you enjoy golf then this is the location for you! Located near the Suntree Golf and Country Club, you are also minutes away from Duran Golf Club, Baytree National Golf Course and the Viera East Golf Course. This really is an ideal location for the golfer! Love the beach? With beaches only 10 minutes away you are never too far from the sun and the fun! Military retired or still on active duty? Just 10 minutes to the facilities at Patrick Air Force Base. Need quick access to Orlando Florida and Orlando International Airport? It is only a 40 minute drive!

Regardless of your needs, this location will certainly meet those needs if you are looking in the Central Brevard County area for a home. With excellent nearby schools, shopping and health-care facilities, the Suntree and Viera areas will certainly fit your lifestyle! For a map, click here.

If you are looking for a new home in Suntree or Viera, give me a call. I would welcome a chance to assist you in your search. Have a question about the area in general, just drop me an email to agent@moving2brevard.com .

Offered by Gary Waters, Florida licensed real estate agent with Century 21 Baytree Realty, 8195 N. Wickham Rd., Melbourne, Florida 32940, 1-800-651-6940.

55+ Communities in Viera Florida

Sat, 05 Jan 2008 10:39:45 -0600

Looking for a nice home in a 55+ community where the weather is great, the golfing choices amazing, easy access to the beaches, and a Florida lifestyle? Well here in central Brevard County (in the immediate area near Viera, Rockledge and Suntree) you will find it!

There are three really nice 55+ communities all in the Viera area.With listing prices running from about $130,000 to $475,000, the choices are abundant. As of today there are about 80 properties listed for sale in these three communities. And, if another area of the county is desired, there are others like the new development Alamanda Key in Melbourne.

The communities in Viera include

Indian River Colony Club,
Grand Isle,
Heritage Ilse.

There are some similarities and differences in these communities.

Similarities:

All are gated communities.
All are maintenance free.
All are situated in a very desirable location near golfing, shopping, great restaurants, major transportation routes and within 45 minutes of Orlando, Florida.
All have super amenities!

Differences: I

IRCC has a private 18-hole golf course within its gates.
Heritage Isles is next to the newest golf course in the area - Duran Golf Club.
Fees vary greatly from several hundred a month to much more (Services vary by cimmunity as well.)
Heritage Isle has new homes yet to be lived in. Grand Isle has been in place several years while IRCC was one of the first over 55 communities in the area.

So, if you are considering a move to Florida's Space Coast and a 55+ community is in your plans, please contact me for additional information. I would be happy to assist you!

Gary Waters, licensed real estate agent, with Century 21 Baytree Realty, Melbourne, Florida, 1-800-651-6940 or by email at agent@moving2brevard.com .

December Market Report for Viera, Suntree and Rockledge Florida

Thu, 03 Jan 2008 10:43:51 -0600

The real estate market in Brevard County, Florida remains, as much of the nation, pretty soft. It is a great time to be a buyer! The number of homes sold in December 2007 were down about 30% from the year ago activity.

Although the number of properties sold in the central Brevard County areas of Rockledge, Suntree and Viera was not too far off from the 2006 activity, the median sales price was quite a bit lower ($200,000 vs. $261,900) than the previous year. Again, these prices indicate it is an excellent time to purchase your Florida home. This market is especially attractive to foreign buyers with the favorable exchange rate.

With 791 single family homes listed for sale in the Rockledge, Viera and Suntree areas, the choices are plentiful!

	December, 2006	December, 2007
BREVARD COUNTY
Properties Sold	493	336
Average Days on Market (DOM)	94	116
Median List Price	$214,900	$179,994
Median Sell Price	$206,000	$173,750
List to Sell Ratio	95%	92%

VIERA, SUNTREE, ROCKLEDGE
Properties Sold	71	65
Average Days on Market (DOM)	104	101
Median List Price	$275,000	$218,900
Median Sell Price	$261,900	$200,000
List to Sell Ratio	94%	92%

Data in this chart was compiled by the author from the Melbourne Association of Realtors website.

If you are considering a move to Brevard County, feel free to contact Gary Waters, licensed real estate agent, with Century 21 Baytree Realty, 8195 N. Wickham Rd, Melbourne Florida. Telephone 1-800-651-6940 (office) or by email at agent@moving2brevard.com .

Lessons from a Panhandler

Mon, 31 Dec 2007 11:35:05 -0600

I was down in West Palm Beach last week. Nice area, for sure. As I went out for my usual cup of Dunkin Donuts' coffee early in the morning I noticed the panhandlers out early working the major intersections. A bit of irony here - my son, the cop, does not drink coffee or eat donuts. What is this world coming to?

As I neared the Dunkin Donuts I noticed a wheelchair and sign out front. Standing in line in front of me was a gentleman who obviously was a panhandler. It must have been his tools of the trade out front. Regardless of profession, everyone deserves a break.

The guy looked to be physically fine, even joking with the clerk. He must have been a regular. His sign was interesting - "need $$$ for booze, why lie?" OK, there are lessons to be learned from everything we encounter.

What lesson can we as real estate professionals learn from this guy?

He was out early, hitting the pavement, drumming up business.
He was using the right tools to present himself to "his public" appropriately.
He was utilizing "truth in advertising."
He was expanding his network by speaking to strangers he encountered. He was smiling, giving the appearance of being happy at his place in time.
He was taking a break. Constant work does not produce the best results.

The point is we as real estate professionals need to be out doing the right things - not holed up in some office waiting for the phone to ring or the next buyer to walk in!

When looking for a real estate agent, the public wants an agent who is:

Out drumming up business.
Knowledgeable of their "territory."
Utilizing the right tools (Internet,appropriate dress,advertising,etc).
Honest - enough said on that.
Well known, constantly expanding their network.
Pleasant to be around. Clients spend a lot of time with "their agent." If they want to be near you because of that "sour puss" attitude, why would anyone else?
Uses time wisely.

Take a lesson from a panhandler! I was told by a teacher a very long time ago that we can all learn something from someone - even if that lesson is just how to survive in their shoes.

And, yes, I gave him a buck..... without judging him or his motives.

Let's not forget those who won't be home for Christmas

Mon, 24 Dec 2007 10:06:14 -0600

It is Christmas Eve and hopefully all the plans are in place for an enjoyable celebration with family and loved ones. With all the festivities and excitement going on I ask that we all take a moment and remember those who will not be home with their families.

As a former Navy officer I can remember the Christmas times I was away from home. That first one was the most difficult. Let's see..Christmas in Spain, Christmas in Greece, Christmas in South Korea, three in Japan, Christmas in Tunisia (north Africa...sail to the Rock of Gibraltar and hang a right), Christmas at sea on the USS Canisteo and a few others. I can't deny I have some nice memories from these experiences although at the time I preferred to be home.

So let's remember all those members serving our country as they are away from home and, some, in harm's way.

Let's also not forget those who will be serving their communities this holiday. The police officers (close to home as my son the "cop" will be working in Palm Beach County, Florida), the firefighters and paramedics, the dispatcher who answers that 9-1-1 call, the doctors, nurses and other health-care professionals. The clerks at that local convenience store who are available for that last minute battery purchase or gas for that trip to grandma's house. Gotta get that fill up on pump three! This not an all inclusive list, for sure. There are many others who will be working and not able to be with family and loved ones.

Most of us in the real estate related profession do have the luxury of setting our hours and scheduling our holiday time - just one of the rewards of the profession. For those who are serving us, let's remember them in our thoughts and prayers.

Please keep your holiday safe and enjoyable and remember the reason for the season - Christmas.

Sorry, no big photos or inspiring songs here. I thought about singing a Christmas Carol or two but I will leave that for those with talent!

Have a Merry Christmas!

Short Sale Opportunities in Rockledge, Viera and Suntree area of Brevard County, Florida

Thu, 20 Dec 2007 15:32:45 -0600

I did a quick check of the MLS system used by our Brevard County, Florida Realtor's Board (Melbourne Area Association of Realtors). My search was for single family residential dwellings listed for sale with "short sale" as a criteria. The total within the MLS system was 459. I was amazed at the shear number.

What is this thing called a "short sale?" Basically, a short sale is a situation where the lender is considering or will consider a purchase price which is less than the money owed on the loan. This is pretty simplistic so if you are considering a short sale, please contact a local real estate agent who is knowledgeable about your area and the process.

I drilled down a bit further and saw there were 32 properties listed as short sales in the Rockledge, Florida area (zip code 32955). This area also includes portions of the newer planned unit development, Viera (parts of Viera fall into the 32940 zip code). This number was not quite as astounding yet it was higher than I initially believed. And the prices? Well, they run the entire spectrum from a low of about $130K to a high in the low $600,000 range.

Because short sales have become such an issue, our MLS system, like many others, was modified to allow the seller's agent to indicate short sale so as to make it easier to find these properties. Some folks interpret a short sale as a potential bargain. This may be true. As a real estate agent I see the short sale as a process which can be time consuming and rewarding for my buyers. From the buyer's perspective as well as the real estate agent, patience is necessary when targeting short sales.

If you are interested in receiving information on some of the short sale opportunities in the Rockledge, Viera and Suntree areas of Brevard County, Florida, please feel free to contact me.

Gary Waters, Florida Licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida by telephone at 1-800-651-6940 or email me at agent@moving2brevard.com .