Gorgeous Remodeled Cypress Bend, Melbourne Home for Sale

Lennar’s Captiva floor plan remodeled in Cypress Bend, Melbourne being offered for sale at $156,500.

This 3 bedroom, 2 bath, 2 car garage home is in a great central location.

Enclosed porch with windows under trussed roof.

1533 square feet of living.

Gorgeous Remodeled Home for Sale in Cypress Bend, Melbourne

Beautifully remodeled eat in kitchen with new cabinets, granite countertops,

stainless steel appliances, breakfast bar, pantry, ceramic tile floors.

Gorgeous Remodeled home in Cypress Bend Melbourne for Sale

Laminate flooring in living/dining area and 3 bedrooms.

Gorgeous Remodeled Home for Sale in Cypress Bend


Spoiled Living Here on Florida’s Space Coast

Spoiled Living Here on Florida's Space CoastThis morning I had breakfast with a friend and we were talking about the importance of having balance in our lives. That’s something I’m not very good at. When I’m not working, we are working on one of our rental houses or we have a project going on at home. That’s just something we’ve always done.  My friend reminded me that when we work hard, it’s important to have some down time, too.  So, I was thinking of the options of things we have available to do in our area.

Brevard County Florida is home to the St. Johns River, the Indian River Lagoon and Banana Rivers and the Atlantic Intracoastal Waterway.  We are an hour away from Orlando, with all it’s theme parks: Walt Disney World Park & Resorts, Disney’s Hollywood Studios, Disney’s Animal Kingdom, Disney’s Epcot Center, Universal Studios, Islands of Adventure, Sea World, Wet n’ Wild and Orlando’s famous International Drive. I have to say that Epcot is my favorite on that list.

We can stand in our driveway and experience the breathtaking Cape Canaveral rocket launches. There is nothing like the feeling of the ground rumbling as we watch the rocket lift off.

Cruise ships set sail right here out of Cape Canaveral. Taking a cruise is one of my favorite vacations. We go every summer.  If I could go to Cozumel every trip, I  would.  But, then my family would disown me. They’re tired of Cozumel.

The Maxwell C. King Center for the Performing Arts is 5 minutes from home. We see incredible shows that come to us from around the world. We’ve seen Daryl Hall and John Oates, Peter Frampton, Dennis DeYoung of Styx, Riverdance and The Nutcracker. We’re going to see Whitesnake and Swing in August.

People come from all over just to visit  World Famous Ron Jon’s Surf Shop  here in Cocoa Beach. The Cocoa Beach Pier hosts World Famous Surfing Contests with champion surfers.

We’ve got other great attractions, like the War Bird Museum, Museum or Arts and Sciences and the Brevard MuseumJungle Adventures, Airboat Rides, the Ace of Hearts Ranch, Forever Florida and the Brevard Zoo. Or, play video games and ride race cars at Andretti Thrill Park.

If your prefer to be outside we’ve got swimming, fishing, sailing, surfing, windsurfing, paddle boarding, boating, water skiing, shrimping, deep sea diving, golfing, bicycling, tennis, racquetball, camping, hiking, or just basking on the beautiful world famous beaches! Or, you can spend a day strolling downtown antiquing.

As I look through this list, I am reminded of why Florida’s Space Coast has been my home for the past 40 years.  And, I will probably be here for another 40!

Brevard Real Estate Market Report – May 2015

Brevard County Market Report - May 2015In May 2015, there were 3727 active listings on the market, a decrease of 20.00% from 4656 in May 2014.

There were 1518 new listings on the market in May 2015. This is down by 4.0% from May 2014 of 1581.

There were 1288 new pending sales. This is up by 5.5% from May 2014 of 1221.

There were 1238 closed sales. This is up by 1.1% from May 2014 of 1225.

The average sales price was $194,682. This is an increase of 18.47% from 2014 at $164,330.

The median sales price in May 2015 was $160,000, compared to $130,000 in 2014, an 23.08% increase.

The average number of days on the market was 68, compared to 85 in 2014.  This is a 20% decrease.

Homes sold for approximately 94% of original list price in May 2015.

There was a 3.3 month supply of homes for sale in January 2015, compared to 4.53 month supply in 2014, a decrease of 27.16%.


Information deemed reliable, but not guaranteed.

Source: FLEX MLS Statistical Data

‘Just Looking’ for Homes… Those Days are Gone

'Just Looking' at Homes for Sale... Those Days are GoneI was googling a search online this morning and found an article I had written in November 2008 about buyers ‘just looking’ at homes for sale.  I had written that the number of homes currently in the Brevard County real estate market was plentiful. Buyers could look at a house multiple times and take their time in making a decision on whether they would make an offer to purchase it.

Well, today, times have changes. Our inventory of homes available for sale is currently down. Today, buyers don’t have the luxury of looking at a home over the course of a couple of weeks. The good homes are gone in the first week… sometimes even in the first couple of days. We are seeing multiple offers on homes, at varying price points.

Sometimes buyers have to move quickly when they see a house they like. They can’t linger on the decision too long. It could mean the difference between getting the house and someone else getting it.

Some buyers are getting in bidding wars just to ‘win’ the house they want. But, be cautious, bidding wars can trigger emotions and make some buyers pay more for a home than they normally would or should. Remember, the house has to appraise, based on comparable homes that have recently sold, in the area. If it doesn’t appraise, the buyer and seller may have to agree to a compromise to make the transaction happen… the seller would reduce the price to the appraised value or the buyer would have to bring additional money to closing, above the contract price (if his lender allows). If they can’t come to terms, then both parties could be right back to square one. The house may have to go back on the market and it would have to appraise for the next buyer, unless a cash buyer with no contingencies wants it. And, the buyer would be out looking at houses for sale again in this market of dwindling inventory.

In the Brevard County Real estate market, for now, the days of ‘just looking’ at homes for sale are gone.

Read the article here, Just looking at homes for sale November 2008.

Too Much Color Can Drive Homebuyers Away

Too Much Color Can Drive Homebuyers Away
Too Much Color Can Drive Homebuyers Away

Some of the nicest homes we see are full of color. But, some homes with color are often too personalized for homebuyers.

I recently showed a house that was beautifully decorated, throughout. An interior decorator had taken time in having gorgeous murals painted on the walls, giving each room a unique ‘feel’ of its own. Stepping into one room took you away to a tropical paradise, inside a tiki hut on a beautiful island. The murals were beautifully done. The house had a uniqueness all it’s own. The home was in impeccable condition, with a beautiful pool overlooking lush landscaping. It was realistically priced for the market.

As we finished touring the home, the buyers said, ‘this house is not for us. There’s just too much work here that needs to be done.’ As we discussed further, the buyers indicated they would have to have the entire interior painted.  They did not care for any of the murals on the walls. They said if they were going to buy the home, they would have to adjust their offer accordingly, taking into consideration the cost of painting.

Another home I recently toured had a gorgeous beach scene, with palm trees painted on one of the bedroom walls. There were scenes on the walls of the 3 bathrooms. The buyer’s opted against the house, indicating that it, too needed paint.

At my house this past weekend, we decided it was time to paint over our red wall in the dining and living rooms. In just a couple of hours the red was gone, replaced with a neutral color.

I’m not planning on selling anytime soon, but when I do, I’m going to paint all of my interior walls a neutral color before the for sale sign goes up. It will cost me a lot less to do the work, than the dollar amount a buyer will discount on the house in making an offer. And with neutral colors, the house will appeal to a larger audience of buyers.

Brevard County Real Estate Market Report January 2015

Brevard County Real Estate Market Report January 2015

There were 611 closed sales. This is up by 8.1% from January 2014 of 565.

274 of these sales were cash buyers. This is down from 305 in January 2014 by 10.2%. This indicates that 44.8% of purchases were made in cash. This figure is down by 16.9% from January 2014.

There were 993 new pending sales. This is up by 8.2% from January 2014 of 918.

There were 1224 new listings on the market in January 2015. This is up by 16% from 2014 of 1055.

The median sales price was $140,000. This price has increased by 13% from 2014 at $123,900.

The average sales price in January 2015 was $176,573, compared to $158,581 in 2014, an 11.3% increase.

The median number of days on the market in January 2015 was 41, compared to 46 in 2014. A decrease of 10.9%.

Homes sold for 92.6% of list price in 2015, while they sold at 90.5% in 2014, a 2.3% increase.

In January 2015 there were 2705 active listings on the market, a decrease of 8.3% from 2951 in 2014.

There was a 3.4 month supply of homes for sale in January 2015, compared to 4.2 month supply in 2014, a decrease of 18.5%.

Information deemed reliable, but not warranted.

Brevard County Real Estate Market Report January 2015

Source: Florida Realtors WebsIte with data provided by Florida’s Multiple Listing Service.

Who Should be Doing the Interview? The Landlord or the Tenant?

Who Should be Doing the Interview?  The Landlord or the Tenant?  Or Both?

Yesterday, I headed out with a buyer to look at houses for sale.  I have been working with this client for a couple of weeks, now.  We have narrowed down the neighborhoods that she would like to call home, and she has a pretty good idea of what’s she’s looking for.

There has been one house in particular that she has wanted to look at, with no luck. Each time I had called the listing company I got the same response, “It’s not a good time.  They are in and out, so this won’t work.” 

“What is a good time? Are the weekends not good at all?  Is there a time that would accomodate their schedule during the week?  Just let me know.”  I asked.  Then my concerns became, ‘is this a serious seller and would they even entertain an offer?’

Well, finally this weekend, after a bit of prodding, we got the okay.  The buyer was tickled.

When we arrived at the house the people were nice and in the process of moving. There were boxes everywhere and the occupant apologized profusely for the clutter.  “It’s not a problem.  We can look around it. Where are you heading?”  we asked.  He told us that he was a tenant in the home (which was not indicated on the listing) and that he was moving right around the corner. Hmmm.

This gracious man with a wife and three small boys proceeded to tell us that he had moved into the house a year ago.  A week after the owner and tenant swapped money for keys, signed the lease and moved in, the owner told them that he had forgotten to mention that he hadn’t made a mortgage payment on this lovely home in quite some time. And, the house would be for sale.  The owner was going to try to short sale it.  The new tenant was shocked.

The owner had ‘forgotten’ to tell him?  My heart went out to this family.  Now, it seemed to make more sense… not being able to get in to see the house. This tenant was probably tired of Realtors trudging through the house, for the past year.  While paying his rent, and meeting his obligations, he was doing all he could to maintain some sense of stability to his family. 

This story is a great reminder, that  when considering a rental not only should the landlord interview the prospective tenant, but the applicant should be asking questions of his own.  They should check the public records and research the property they are interested in renting.

Melbourne FL Real Estate, Sandy Shores, Realtor

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