Royal Oaks Tower Condo in Downtown Stuart Coming Soon

07.02.15 by

Royal Oaks Tower Condo in Downtown Stuart Coming Soon

Royal Oak Towers in Downtown Stuart FL

Fantastic downtown Stuart location in the Royal Oak Towers of Stuart FL will be coming on the market soon by the Gabe Sanders BlueWater Realty Team.  The anticipated list price is $99,900 and for a sneak peek give us a call.

Royal Oak Towers in Downtown Stuart

Downtown Stuart Condo, 2 bedroom, 2 bath completely renovated with tile floors, corian counter tops, stainless steel appliances, hurricane impact windows, 1 covered parking, top floor unit with elevator. Lots of natural light with open floor plan. Conveniently located, walk to downtown restaurants, the Lyric and shops. Just minutes from the beach.  All ages are welcome and 1 large pet is permitted.

Royal Oak Towers in Downtown Stuart Royal Oak Towers in Downtown Stuart

Royal Oak Towers in Downtown Stuart Royal Oak Towers in Downtown Stuart

Royal Oaks Tower Condo in Downtown Stuart Coming Soon

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More information about Stuart Florida Real Estate can be found on the Gabe Sanders BlueWater Realty team’s web site.

Royal Oaks Tower Condo in Downtown Stuart Coming Soon

 

 

Selling a Palm City Home Yourself is a Lonely Proposition

06.30.15 by

Selling a Palm City Home Yourself is a Lonely Proposition

 FSBO

You pronounce it “FIZZ-bow.”

That’s FSBO: For Sale by Owner, and it’s the Road Less Traveled by area homeowners bent on selling a home in Palm City as economically as possible. It does seem to make common sense, after all. It’s the homeowner who knows the ins and outs of their own home best—so who could be more qualified to show it off to the buyers who’ll be lined up, waiting to take a look?

And even more to the point, why lose any part of the sale proceeds to some Martin County real estate agent? It can’t be rocket science to fill out the paperwork and complete the sale. Isn’t that just common sense?

For those considering selling a home themselves, even cursory research is likely to result in one nagging question. The latest sampling from the NAR shows that the vast majority—88%, in fact—of today’s successful sellers are assisted by a real estate agent. That proportion has been growing, lately, too: it’s up 19 percentage points since 2001. This has to give rise to the nagging question: “If it’s common sense, how come the vast majority eventually wind up going with a real estate agent?”

What actually happens in a sale plays a large part, starting with an examination of the bottom line of actual sales. It reflects the fact that the customary commission percentage that goes to real estate professionals is split in two, with half going to the seller’s and half to the buyer’s agent. So the net “savings” a FSBO seller stands to realize is half of the usual initial assumption when the buyer is professionally introduced by the buyer’s representative.

Unless the buyer just appears on his or her own.

Which brings up a couple of other potential problems. If the buyer shows up on the seller’s doorstep, who has qualified him or her? (Short answer: nobody). It’s awkward and practically impossible for a homeowner to interview every prospective buyer in depth before showing the home, but having strangers in your Palm City home with no outside record of the event is at best an iffy prospect. The fact is, most qualified home buyers see the advantage of teaming with a licensed Martin County real estate agent, whose market knowledge is up to the minute, and who will assist them every step of the way at no cost to themselves. Those qualified buyers stand to be a FSBO’s likeliest prospects, in which case the potential ‘savings’ from a do-it-yourself strategy are halved.

But as a working reality, FSBO sellers run a substantial risk that those hoped-for calls from active agents may be slow to materialize. It is often the case that local agents, noting that the home is a FSBO, place it low on the list of properties their clients have time to tour. Among other indicators, a FSBO listing on the MLS signals to the Martin County real estate community that the owner is not truly serious about selling the home—else why is it not part of a professional office’s marketing package? Too, buyers’ agents work to protect their clients from difficult situations, and many FSBO sellers are not well-versed and experienced in negotiating and selling houses. Problems can erupt. All things being equal, it means that FSBOs get few showing requests.

Plus, any advertising costs will be paid for out of the owner’s own pocket—an expensive strategy.

It’s pretty clear why almost 9 out of 10 homeowners selling a home go with a qualified real estate agent. I hope you agree—and decide to give me a call!

Selling a Palm City Home Yourself is a Lonely Proposition

Leadership and Finding the Ideal Martin County Real Estate Agent

06.28.15 by

Leadership and Finding the Ideal Martin County Real Estate Agent

 BlueWater Real Estate

A few of our Stuart professionals operate as one-person enterprises, but that’s unusual. Even a one-doctor medical practice has back-up staff. Most lawyers, even if they aren’t in a partnership arrangement, have at least one assistant or secretary to help. Small commercial businesses are called ‘mom and pop’ operations because…well, you get the picture. Almost any serious enterprise takes a team effort to get anywhere—especially in this day and age.

So it’s no surprise that when they set about buying an Martin County home or selling their own, most Stuart folks don’t take on the project all by themselves. Even though the average American family buys a new home every 7 to 10 years, constantly changing state and local regulations make keeping up with them a professional-level challenge. And even though the first part of the buying process—finding the most likely listed properties—can be started from your computer, as soon as the winnowing begins, the knowledge of a Stuart real estate agent—someone who lives and breathes real estate—soon becomes crucial.

As we wade deeper into the 2016 election cycle, one of the themes that keeps coming up is “leadership”—the ability to recruit and direct expert help. When buying or selling a Martin County home, it’s no different: you want the team you assemble to be as strong as possible. That will free you for your most important leadership role, the decision-making. The first order of business is to find an agent who will not only assist with all the real estate transactional details, but also help identify and recommend other reliable professionals you will need in successive steps of the process. Since finding that agent starts with you, here are some tips to help focus your selection:

  • Everyone responds differently to differing personalities. What type of person do you click with? Do you envision a real estate agent who is a straight shooter—who will deliver realistic advice, a bubbly personality full of optimism—or perhaps a bit of both? Jot down the personality traits that you would like to see in your agent.
  • Identify needs unique to your situation. If you’re house hunting on a tight budget and need a home fast, you want an agent experienced in finding affordable options. If you’re selling an expensive home in a much-sought-after neighborhood, you might want a Stuart real estate agent who’s sold high-end properties in the neighborhood.
  • Ask colleagues, neighbors, and friends for recommendations. Don’t collect referrals from just one source. Everyone in your neighborhood might use the same agent, but a colleague might have another recommendation. You want to shop around for an agent, so don’t rely on just one referral.
  • Check credentials. A credentialed real estate agent is absolutely essential. Of course, nix any agent who isn’t licensed in our state.
  • Interview your short list. When you meet with potential agents, ask for a list of recent sales completed near your price point. See if you are comfortable with how the agent prefers to communicate: phone, email, text, or a mix. Finally, request the contact information for a few recent clients to check references—and then check them!

Finding your perfect real estate agent starts with the effort put in by the leader: you. I hope your search includes this real estate agent…in fact, why not start by giving me a call!

Leadership and Finding the Ideal Martin County Real Estate Agent

May 2015 Monthly Market Detail Martin County Townhouses and Condos

06.28.15 by

May 2015 Monthly Market Detail Martin County Townhouses and Condos

May 2015 Monthly Market Detail Martin County Townhouses and Condos activity decreased in volume from last year while still showing some exceptionally strong price gains.  Year to year closed sales were down by 4.7% (was down by 9.5% in April) as well as new sales under contract (new pending sales) was down by 11.7% from May 2014 (decreased 19.2% in April).

The median sales price was up by 38.0% (was down by 1.1% in April) while the average sales price increased by 42.2% (was down by 5.0% in April) as compared to May of 2014.  Back into some exceptionally strong price gains.

The inventory of available townhouses and condos has decreased by 31 units to 424 properties from last month, this is 25.0% less inventory than was available in May of 2014.  For May there was a 3.9 month supply of inventory (a 31.8% decrease from last year).  A very strong sellers market for townhouses and condos in Martin County.  Buyers are in need of additional inventory for their potential purchases.

May 2015 Monthly Market Detail Martin County Townhouses and Condos

Click here to view or download the full report:
May 2015 Monthly Market Detail Martin County Townhouses and Condos

To view the latest set of reports from Florida Realtors for the state of Florida, Martin County and Saint Lucie County, please visit GabeSanders.com and select Market Data.

Market information is courtesy of Florida Realtors Research. For additional information and historical archives please visit the Florida Realtors Research page.

May 2015 Monthly Market Detail Martin County Townhouses and Condos

Stuart FL Listing Prices Reflect the Market (or Wishful Thinking)

06.26.15 by

Stuart FL Listing Prices Reflect the Market (or Wishful Thinking)

 Legacy Cove in Stuart FL

A Martin County listing can be a smash hit when the pictures show a property that’s cosmetically appealing, the copy rings true, and the details hit the sweet spot where features and value are a match for the best the area has to offer. But it still might not be as effective as it should be if one other detail is a little bit off. It’s a detail that can cause qualified buyers—the ones who should be a home’s most interested prospects— to miss the whole show.

I suppose that calling that part of a Stuart listing a “detail” is like calling the end score of the NBA’s final playoff a detail—or calling the final vote count in an election a “factor.” It may be just one element of many, but it is uniquely important. In a Stuart listing, it’s often the first element that shoppers specify when they’re picking which area homes they will consider. If it’s not thoughtfully calibrated to fall within the parameters they name, the results may suffer considerably.

Of course, the “detail” we’re talking about is the price on the listing, and choosing the “right” one is the object. We’re looking for a number that will help a home sell quickly at the highest price possible. If the neighborhood comps—the prices paid and asked for nearby area homes with similar features—were all that mattered, coming up with the most suitable listing price would be a cut-and-dried affair. But there are other factors that need to be taken into account. Some are easy to determine, some…not so much.

  • the Stuart residential market is a moving target, sometimes building from a lower level, sometimes echoing the latest transactions, sometimes losing momentum.
  • competitive Martin County listing prices reflect either other sellers’ best estimates of that market for their properties, or else their personal opinions of what they think the market should be–but there’s no way to verify which!
  • the final selling price of any home is determined not only by the seller’s situation, but by the buyer’s, also, which is a factor which cannot be determined in advance.

That’s why there is no universally agreed-upon formulas to rely upon, and since there is no way to determine what outcome would have resulted if a different price had been chosen, there’s also no way to verify after the fact if the absolute “best” one was chosen—even if everyone considers the sale a great success! Web titan Zillow says, “if the home sells within a few days of listing, chances are you listed too low” yet if a higher price had been chosen, causing that home to linger for months on the market, it wouldn’t have been listed too low. On the other hand, if the listing price were set to court multiple offers, a quick sale could mean a higher selling price was achieved. There’s simply no way to know for sure.

Put it all together and you have to figure that arriving at the right listing price is really more of an art than a science. I help clients by pooling my extensive Stuart experience, up-to-the minute market knowledge, and detailed examination of the property’s unique attributes to suggest the range of listing prices I judge most likely to achieve the Holy Grail—a quick sale at top dollar! If you’d like, we can get together for a no-obligation discussion of your own property’s listing prospects. It’s a great reason to give me a call!

May 2015 Monthly Market Detail Martin County Single Family Homes

06.25.15 by

May 2015 Monthly Market Detail Martin County Single Family Homes

The May 2015 Monthly Market Detail Martin County Single Family Homes is starting to show the effects of the rapid price increases and reduced inventory.  Year to year closed sales were down by 2.6% (was up 24.7% in April). New pending sales increased by 1.1% as compared to May of 2014 (increased by 23% in April).

The median sales price was down by 1.1% from last year (up by 5.1% in April) while the average price increased by 13% (was up by 14.9% last month).  Beginning to show some weaknesss in what has been an exceptionally strong rate of price increases for the past two years.

The inventory of available single family homes decreased from April 2015 by 173 homes to 1087 units this month, and this is also a 23.5% decrease from last May.  Current supply of inventory decreased to 4.8 months from April’s 5.6 months supply. (A 35.6% decrease from last year). The Martin County single family real estate market is back into a sellers market, though there are some major issues showing of late.  Primarily the lack of inventory of available homes for sale.

May 2015 Monthly Market Detail Martin County Single Family Homes

Click here to view or download the full report:
May 2015 Monthly Market Detail Martin County Single Family Homes

To view the latest set of reports from Florida Realtors for the state of Florida, Martin County and Saint Lucie County, please visit GabeSanders.com and select Market Data.

Market information is courtesy of Florida Realtors Research. For additional information and historical archives please visit the Florida Realtors Research page.

May 2015 Monthly Market Detail Martin County Single Family Homes

Jensen Park Estates Home Sold

06.24.15 by

Jensen Park Estates Home Sold

This Jensen Park Estates home located at 505 NE Vanda Terrado has been sold by the BlueWater realty team.  We wish our buyers the best in their new Martin County home which they purchased for $283,000.
Jensen Park Estates home

This beautiful 4/2 CBS home is located in the heart of Jensen Beach. There are high ceilings and crown molding throughout. Granite counters and all new stainless appliances. The master bedroom is very spacious with plenty of closet room and an amazing bathroom complete with walk in shower and spa tub. House is in move in condition and absolutely spotless.  Custom built bar not included but may be purchased separately. This is a must see!

Jensen Park Estates home Jensen Park Estates home

Jensen Park Estates is a non-gated community located just west of Savannah Rd in the heart of Jensen Beach.  There are 381 home sites in this community, most of which have been built upon.  Homes were built from 1980 to the latest one which was completed in 2010.

Jensen Park Estates home Jensen Park Estates home

There’s a wide range of sizes and shapes of homes ranging from 6 bedroom homes with over 3,100 sq. ft. of living area down to more modest 2 bedroom, 2 bathroom homes with just under 1,100 sq. ft.  There are both frame and concrete block construction as well as homes with and without private pools.  Some homes have large lots of over ½ acre while others are fairly modest lots with just over .12 acres.  Homeowner fees are a very reasonable $150 per year.  Neighborhood children attend the Jensen beach Elementary School which is just a little over ½ mile away, Stuart Middle School and the Jensen Beach High School.  Very close to shopping areas of US-1 as well as close to the Intracoastal (the Indian River) with its boat ramps, public beaches on Hutchinson Island, Indian Riverside park, and much more.  Jensen Park Estates is an excellent option for both families and retirees looking for affordable homes in the heart of Jensen Beach.

Search for Jensen Park Estates Homes for Sale

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For any questions you may have about Jensen Beach real estate, please call the Gabe Sanders real estate team at 772-323-6996 or Contact Us Here

Jensen Beach Florida Real Estate
Residential Homes, Condos and Land
Waterfront and Golf Course Communities in Martin and Saint Lucie Counties

Jensen Park Estates Home Sold

In Stuart Location Location Location is More than a Catch Phrase

06.23.15 by

In Stuart Location Location Location is More than a Catch Phrase

 Fountain at Indian Riverside Park in Stuart - Jensen

“There’s No Place like Home” is one of those quaint sayings that somehow lasts forever, probably just because it’s so true. “Home is Where the Heart Is” is another one: corny, maybe, but undeniable.

There’s a strictly real estate saying that Martin County residents will recognize at once, too. Less corny as well as a good deal more practical. It’s “Location! Location! Location!”—and it’s every bit as true as the other ones. It’s the where of real estate, and although it is usually thought of in its commercial connection, to a slightly lesser degree, it has major Stuart residential significance.

For those of us who are already Stuart residents, where our next home should be located is almost certainly one of the two or three primary considerations. But even more so for out-of-towners who will be moving into our area. After price range, it’s a ruling factor: location location location—which Martin County neighborhood will be our best choice for home—is a good place to start.

When you’re brand new to any area, just thinking ‘location location location’ is one thing, but going about finding the right one in a timely manner isn’t necessarily easy. First step will be to consult the real estate professional you’ve teamed up with (a good one would be me!) and have an in-depth orientation conversation about our neighborhoods. Next come prioritizing your own priorities:

Professional. If you know the ‘location location location’ of where you’ll be working, the commute distance is likely to be a key factor. The convenience of having your Stuart home as close as possible to your work will only grow with time.

School. If you have school-aged children, you’ll want to research how the schools are rated, or opt to a top-notch private institution. Either way, getting the kids to and from can be less of a hassle if home is in the right place. Location, location, etc.!

Shopping. Weekend mall visits certainly don’t need to be right around the corner, but things like visits to the grocery store can become an irritant if it involves 15-minutes each way…every day! Perhaps not a governing factor, but one that gains importance over time.

Community. Church, social groups, cultural gatherings are either to your liking or less so. Once you have gauged all of those “practical” factors, it will take some local visits and conversations with residents to get the real flavor of the possible communities—and determine which seem most inviting. Access to sports and outdoor recreational facilities also fit into this category…which, taken together, can easily turn out to be the most important quality of life factor.

Unless you happen to be a longtime local resident, many of the qualities of a listing’s location location location in Stuart isn’t fully evident from the listing information. It takes some on-the-ground knowledge, and (ideally) more than one visit. It also will benefit when your buyer’s Realtor® is a knowledgeable and experienced local resident…which is another good reason to give me a call!

In Stuart Location Location Location is More than a Catch Phrase

Hobe Sound FL 33455 Condo Market Report May 2015

06.22.15 by

Hobe Sound FL 33455 Condo Market Report May 2015

 

Hobe Sound Real Estate Snapshot for ZIP Code 33455, Condo Sales for May 2015

 

For May 2014 in the 33455 Zip Code area of Hobe Sound, Florida :

 

There are currently 8 active condo listings. (Down by 2 condos from April)

Hobe Sound FL 33455 Condo Market Report May 2015

4 Condos are pending and awaiting close. (Up by 2 condos from April)

Hobe Sound FL 33455 Condo Market Report May 2015

1 Condos sold in April (Decreased by 4 condos from April)

Hobe Sound FL 33455 Condo Market Report May 2015

The Hobe Sound condo market (Zip Code 33455) is the smallest segment of the Martin County real estate market.  As we deplete the pending inventory with closed sales, this will continue to be a difficult segment of the Martin County condo market until we get more inventory of available condos.

The current absorption rate is 8 months (Last month it was 2 months). The statistics within this segment should be taken with a grain of salt, as small changes in activity make for very large changes on percentages that may not reflect a true trend in the market. An absorption rate of 6 to 7 months is considered to be a balanced market favoring neither the buyer or seller.

The May 2014 numbers were: 20 active listings, 5 pending sales and 3 closed sales.  Currently with single digit inventory numbers, it is very difficult to generate any kind of volume for condo sales in Hobe Sound.

Hobe Sound FL 33455 Condo Market Report May 2015

Search Hobe Sound Condominium Properties by Price

 

Hobe Sound Florida Real Estate presented by:
Gabe Sanders

Hobe Sound FL 33455 Condo Market Report May 2015

 

Calculations before Committing to a New Home in Palm City

06.22.15 by

Calculations before Committing to a New Home in Palm City

  Palm City Waterfront

You want your approach to finding a new home in Palm City to be at least somewhat hard-headed and businesslike. The financial stakes are certainly major, and to some extent, much of what your future lifestyle will be like will depend on making a good choice.

This is not to totally discount the emotional component that’s inevitably part of finding your new Palm City home. You do want your family to feel good about the final choice—you’ll be moving to the dwelling that will become everybody’s center of operations.

So if your repeat visit begins to convince you that this really is the place you’ve been hoping to find, it’s the appropriate time to take a step back to do your most hard-headed, businesslike projection. This is beyond the back-of-the-envelope kind of calculation (the one that originally guided the price range you gave to your Realtor). This is time to take everything into account to see how well this new Martin County home truly fits—on a number of counts.

A new home’s true affordability begins with the banker’s basic price formula—purchase price, mortgage, insurance and taxes. You should also contemplate the cost of having the property inspected and the closing costs (your Realtor® can give you a close estimate). But that’s not the whole picture—a new home’s true affordability also incorporates the difference between your family’s current expense profile and any factors that will change it.

For instance, if the square footage of the new home greater, you can expect that simple maintenance costs will rise proportionately (unless the new home’s condition is a good deal better than your current one). Utility costs may rise, too, if the living space is greater—unless more efficient systems are in place.

If the location will necessitate a change in driving distance or other transportation expenses, they should be taken into account. Does the new place have a significantly larger lawn or other landscaping features? If you have a green thumb and enjoy getting that kind of outdoor exercise (IOW, mowing), that won’t have much effect. If not, you’d better factor in a gardener’s bill.

There is one other element that’s easy to overlook, but accounting for it can eliminate the possibility that the whole move results in an unexpectedly depleted bank balance. Most people who are moving into a terrific new home forget to fully account for the few changes they’ll need to make before the place is perfectly suited their family. These could be minor, like changing out a light fixture that doesn’t fit the dining room table. Or they could be major, like addressing wholesale décor clashes that call for choosing between repainting the walls—or reupholstering— or even purchasing new furniture!

Helping you make sure your new Martin County home is a comfortable match for your family’s needs is a large part of the service I provide my buyers. If you are ready to take a look at the latest crop of Palm City new home offerings, I’ll be standing by for your call!

Calculations before Committing to a New Home in Palm City

Jensen Beach FL 34957 Condo Market Report May 2015

06.20.15 by

Jensen Beach FL 34957 Condo Market Report May 2015

 

Jensen Beach Real Estate Snapshot for ZIP Code 34957, Condo Sales for May 2015

 

For May 2015 in the 34957 Zip Code area of Jensen Beach, Florida (Martin County) :



There are currently 30 active listings. (Increased by 2 condos from April)

Jensen Beach FL 34957 Condo Market Report May 2015

12 Condo sales are pending and awaiting settlement. (Decreased by 4 condos from April)

Jensen Beach FL 34957 Condo Market Report May 2015

8 Condos Sold (Decreased by 3 condos from April)

Jensen Beach FL 34957 Condo Market Report May 2015

 The Jensen Beach FL 34957 Condo Market Report May 2015 remains a small sector as far as condos in Martin County and making meaningful comparisons with such small numbers can be problematic.   Closed sales were off a little, but still an active sellers market.

The one month absorption rate for the May 2015, Jensen Beach Florida Market Report ZIP Code 34957 rose to 3.8  months (from 2.5 months in April), still a sellers market.   A balanced market is considered to be a 6 to 7 month absorption rate favoring neither the buyer or seller.

The May 2014 numbers were: 31 active listings, 9 pending sales and 5 condos closed.  Better activity this year, though with such small numbers a trend is difficult to determine for this market.

Jensen Beach FL 34957 Condo Market Report May 2015

Jensen Beach Condominium Properties by Price


Jensen Beach Florida Real Estate presented by:
Gabe Sanders

 

Jensen Beach FL 34957 Condo Market Report May 2015

Palm City FL 34990 Condo Market Report May 2015

06.18.15 by

Palm City FL 34990 Condo Market Report May 2015

Palm City Real Estate Snapshot for ZIP Code 34990, Condo Sales for May 2015

 

For May 2015 in the 34990 Zip Code area of Palm City, Florida :



There are currently 55 active condo listings. (Unchanged from April)

Palm City FL 34990 Condo Market Report May 2015

11 Condo sales are pending and awaiting close or lender approval. (Decreased by 1 condos from last month)

Palm City FL 34990 Condo Market Report May 2015

4 Condos Sold in May. (Down by 3 condos from April)

Palm City FL 34990 Condo Market Report May 2015

The Palm City FL 34990 condo real estate market is a fairly small segment of the Martin County condo market.  Unfortunately activity decreased from the previous month.

The current absorption rate for condos in the 34990 zip code area declined to 13.8 months (was 7.9 months in August).   Sliding in the wrong direction for the Palm City condo market. A balanced market is considered to be an absorption rate of around 6 to 7 months, so this market continues as a strong buyers market.
The May 2014 numbers were: 52 active listings, 10 pending sales and 4 closed sales.   Just about identical to this years activity.
 Palm City FL 34990 Condo Market Report May 2015

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Palm City Florida Real Estate presented by:
Gabe Sanders

Palm City FL 34990 Condo Market Report May 2015

Bay Colony of Stuart June 2015 Market Report

06.17.15 by

Bay Colony of Stuart June 2015 Market Report

As of June 2015, there is only 1 active listing in the Bay Colony of Stuart. This home is listed for $989,900 or $420.16 per sq. ft. of living area.

There are currently no homes under contract or pending.

2 homes have sold in the past 12 months.  Ranging in sales price from $344,000 to $433,000. The average sales price was $388,500 which equals $127.99 per sq. ft. of living area. These sales averaged 94% of listing price and the average was 47 days on market.

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The Bay Colony of Stuart is an exclusive gated community lying on the shores of the North Fork of the Saint Lucie River.  There are 34 home sites in Bay Colony and as of February 2015 only two vacant lots remain.

Bay Colony of Stuart

Many homes in Bay Colony are waterfront and enjoy gorgeous mile long wide open views of the river.  Homes come in sizes from 3 bedroom, 2 bathroom homes of just over 2,000 sq. ft. of living area up to a 5 bedroom, 5 bathroom home with over 5,000 sq. ft. of living space and almost 6,300 sq. ft. under roof.  Homes have been built from 1979 to the newest which was completed in 2005.

Bay Colony of Stuart Bay Colony of Stuart

This community enjoys low HOA fees of only $775 per year which go towards maintaining the common areas and gate.

Excellent location that’s close to the Treasure Coast Mall and the shopping areas of US-1 in Jensen Beach as well as only a few minutes to the beaches of the Atlantic Ocean.

This community is in the Martin County School system and children attend the Felix Williams Elementary, Stuart Middle and Jensen Beach High Schools.

 Bay Colony of Stuart Bay Colony of Stuart

 Search here for:

Bay Colony Homes for Sale

Bay Colony of Stuart June 2015 Market Report

 

Stuart Florida Market Report ZIP Code 34994 Residential May 2015

06.11.15 by

Stuart Florida Market Report ZIP Code 34994 Residential May 2015

Stuart Real Estate Snapshot for ZIP Code 34994, Residential Sales for May 2015

For May, 2015 in the 34994 Zip Code area of Stuart, Florida :

There are currently 72 active listings (Increased by 4 homes from April)

Stuart Florida Market Report ZIP Code 34994 Residential May 2015

31 Residential sales are pending and awaiting close or lender approval (Decreased by 2 homes from last month).

 Stuart Florida Market Report ZIP Code 34994 Residential May 2015

13 Homes Sold in April (Down by 8 homes from April)

Stuart Florida Market Report ZIP Code 34994 Residential May 2015

The 34994 ZIP code area of the Stuart, Florida took a small breather from the torid activity levels of last month.  There are still some solid pending and closed sales numbers, though we’d like to see a larger increase in inventory.

The one month absorption rate for the 34994 zip code for May increased to 5.5 months from last months 3.2 months, moving closer to a balanced market.  A 6 month absorption rate is considered a balanced market where neither the seller nor buyer have an advantage.

The May 2014 numbers were 73 Active Listings, 32 pending sales and 10 closed sales.  Almost identical activity to last year.

Stuart Florida Market Report ZIP Code 34994 Residential May 2015

Search here for Stuart Florida Real Estate for Sale

 

Stuart Florida Real Estate presented by:
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Stuart Florida Market Report ZIP Code 34994 Residential May 2015

June 2015 Market Report River Marina Stuart

06.09.15 by

June 2015 Market Report River Marina Stuart

Here’s the latest update for the River Marina Community of Stuart FL:

River Marina Homes and Townhomes in Stuart FL

For June of 2015, there are currently 6 active listings  (2 homes and 4 townhouses) on the market at prices of $172,500 to $349,000 for an average listing price of $215,330 which equals $123.45 per square ft. of living area.

There are 6 homes under contract awaiting settlement (3 homes and 3 townhouses) with list prices from $179,900 to $344,900 at an average list price of $244,471 which equals $122.73 per sq. ft. of living area.

In the past 12 months, 15 homes have sold (5 homes and 10 townhouses) with sales prices from $145,000 to $370,000 at an average sale price of $220,116 or per square foot of $119.72.  The average days on market was 45 days and sales were at 96% of list price.

River Marina Homes and Townhomes in Stuart FL

River Marina is a newer community consisting of 84 single family homes built from 2006 to 2008 ranging in size from 3 BR, 1600 sq. ft. homes to 5 BR homes with 3,380 sq. ft of living area. 14 of these homes are waterfront with Ocean access through the South Fork of the Saint Lucie River. The single family homes in River Marina are in a gated enclave.

River Marina Homes and Townhomes in Stuart FL

Also available are newer townhomes in a non-gated area. Currently only about 47 townhomes have been built with plans for a total of approximately 220 units. Both 2 and 3 Bedroom townhomes are available with 1627 sq. ft. of living area and a 1 car garage. There’s a community pool and easy access to recreational areas.

River Marina Homes and Townhomes in Stuart FL

June 2015 Market Report River Marina Stuart

River Marina Homes and Townhomes for Sale

Stuart, Florida Real Estate presented for your consideration by:
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Questions to get the Most from Stuart FL Realtor® Interviews

06.07.15 by

 Questions to get the Most from Stuart FL Realtor® Interviews

 Realtor

Everyone agrees that getting the right Stuart FL Realtor® for your team is vital when you’re buying or selling a home­­. Defining ‘right’ isn’t hard, either: for some of us, that will be a Realtor with the kind of dynamic sales personality that seems to make obstacles just disappear; for others, the ‘right’ Realtor® is the one we just ‘clicked’ with instantly­­—somebody who speaks the same language—is on the same wavelength—who we sense immediately will be someone with whom we can work seamlessly.

Sometimes even veteran homeowners who have bought and sold residences over the years have never had to develop a penetrating interview plan. Their trusted circle of friends may have included a real estate professional, or they may have had a good experience with the Realtor who introduced them to the community. But if that individual is no longer available, it’s going to be necessary to find a suitable replacement.

It all comes down to interviews—and why it’s important to get the most out of them. Personality is a perfectly valid basis for weighing candidates who will be performing the kind of vital­­ service your Stuart Realtor will be called upon to do, but what if there is no single standout candidate in that department? If, after interviewing a host of equally sympathetic candidates, you can’t pare down the field with any degree of confidence­—what then?

You won’t have to flip a coin (or consult a fortune teller!) if you’ve asked each candidate the same group of relevant questions. Some of them will differ depending on whether you are choosing a Realtor to help you buy or sell a property, but these are universally relevant:

  • How long have you been working as a real estate professional? How long here in Martin County?
  • How do you keep your clients informed of progress?
  • What if I need to get in touch with you?
  • What kind of Martin County service providers can you connect your clients with?
  • Will you represent me only, or will you represent both buyer and seller?
  • What kind of team do you work with?
  • What is the proposed fee arrangement?

If you make note of the answers to these and other similar questions, you should emerge with a feeling that you’ve gotten the most from the interview process. Along with the ‘track record’ materials every candidate Realtor will be sure to volunteer, at the end of the day, you’ll have with a solid basis for comparison. I hope you won’t hesitate to include me in your group of candidates!

Snug Harbor Stuart June 2015 Market Report

06.07.15 by

Snug Harbor June 2015 Market Report

As of June 2015, there are 2 active listings in Snug Harbor in Stuart, FL.  The list prices are $848,000 and $1,395,000 for an average of $447.15 per sq. ft. of living area.

There are currently no homes under contract or pending.

3 homes have sold in the past 12 months.  Ranging in sales price from $293,475 (foreclosure) to $3,020,000.  The average sales price was $1,300,825 which equals $326.43 per sq. ft. of living area.  These sales averaged 96% of listing price

Snug Harbor remains as one of the most desirable locations in Stuart, FL. Located on the wide Saint Lucie River just east of the city of Stuart Florida is this unique subdivision.


Snug Harbor was the vision of a group of 10 Yachtsmen, many former Commodores of the Chicago Yacht Club back in 1943. They bought the land and platted the area in September 1944 as well as forming the Snug Harbor Corporation, which controlled the ownership of the lots.

 

In 1975 the deeds were distributed and/or sold to the then owners and a condominium form of ownership was established under the name of the Snug Harbor Yacht Club. With both waterfront and non-waterfront homes and estates, located just minutes away from the ocean by boat or car and also convenient to downtown Stuart, offices, restaurants and recreational areas.

Snug Harbor in Stuart FL

Snug Harbor is one of the finest communities in Martin County. There are only 72 home sites with a club house, deep water marina, boat ramp, trailer parking and tennis courts. There is an active association with social activities year round that make this community a very attractive place to call home.

Snug Harbor in Stuart FL

Please feel free to contact Gabe Sanders (772-323-6996), a Snug Harbor resident, if you would like any information about this wonderful community.

Snug Harbor in Stuart FL Snug Harbor in Stuart FL

 

Search here for:

Snug Harbor Homes for Sale

Snug Harbor June 2015 Market Report

June 2015 Market Report Locks Landing in Stuart Florida

06.06.15 by

June 2015 Market Report Locks Landing in Stuart Florida

As of June 2015, there are 6 homes on the market in Locks Landing in Stuart Florida.  Listing prices range from $375,000 to $525,000 for an average price of $427,150 which equates to a per square foot of $174.06.

There are 3 homes currently under contract.  List prices range from $299,000 to $459,900, or an average list price of $400,933 which equals $160.03 per sq. ft. of living area.

In the past 12 months, 12 homes have sold in Locks Landing with sales prices ranging from $259,000 to $495,000 for an average sales price of $372,781 or $147.81 per sq. ft. of living area. These sales averaged at 95% of listing price.

Locks Landing in Stuart FL

Locks Landing in Stuart Florida is a planned unit community of 243 homes on the south eastern shore of the Saint Lucie Waterway, just upstream of the Locks on the Okeechobee Water Way at Phipps Park in Stuart, Florida.

Locks Landing in Stuart FL

Locks Landing homes range in sizes from just under 2,000 square feet of living area to some spacious 3,000 square feet plus homes on spacious preserve lots.   Many homes enjoy lake views and a few homes offer views of the Saint Lucie Waterway.  This wonderful family neighborhood boasts a number of docks with available water and electrics..  Easy access through the lock to the main Saint Lucie river and out to the crystal clear waters of the Atlantic Ocean or sail west into Lake Okeechobee for a fabulous day of fresh water fishing.  For those without their own boat dock, there’s a convenient boat ramp to allow all to enjoy the fabulous boating available to all residents of Martin County.

Locks Landing in Stuart FL Locks Landing in Stuart FL

Locks landing is only moments to I-95 for those needing to commute either north or south on the Interstate.  The equestrian farms of Martin County are only a short drive to the west; while to the east is shopping, restaurants, beaches and all the amenities that Martin County has to offer.  This family friendly community also boasts an ‘A’ rated school system with local children attending Crystal Lake Elementary School, David L Anderson Middle School and South Fork High School

Locks Landing in Stuart FL Locks Landing in Stuart FL

To view the current homes available for sale in Locks Landing please select the following link:
Locks Landing Homes for Sale

 

For any questions you may have about Locks landing, please call the Gabe Sanders real estate team at 772-323-6996 or Contact Us Here

Stuart Florida Real Estate

Residential Homes, Condos and Land
Waterfront and Golf Course Communities in Martin and Saint Lucie Counties

June 2015 Market Report Locks Landing in Stuart Florida


When a Stuart FL Home goes Searching for its Identity: Comparables

06.04.15 by

When a Stuart FL Home goes Searching for its Identity: Comparables

 

There are two kinds of situations that homeowners looking at Stuart FL comparables run into:

  1. THE SIMPLE COMPS: Your Stuart FL home is part of an area that’s more uniform than not, in a neighborhood where there are a sufficient number of similar houses to have produced several sales recently. Your street may not be part of a literal development with models that have near-duplicate floor plans—but the area is, in general, homogenous. When it comes to selling your Stuart FL home, you’re in luck!
  2. THE NOT-SO-SIMPLE COMPS: AKA, the incomparable situation. Your Martin County home is one of a kind, almost totally unlike any other in the neighborhood (two bedrooms, six-and-a-half baths) or unlike any other in any neighborhood (who else has a swimming pool built into the attic?). All right, maybe your house isn’t quite that weirdly incomparable, but it’s still the case that no similar home has sold within a 5-mile radius within the last year or two. When it comes to selling your Stuart FL home, you may still be in luck—but not because of ‘the comps’!

When your property falls into the first category, one whole part of your selling situation becomes a piece of cake because of the comparables. Stuart FL comparables from previous sales make the ultimate, convincing case that your home has at least $X value, because the market says so. In writing. Real people have plunked down their hard-earned dollars as proof. Even better, real banks have backed them up with their also very real dollars. It’s all verifiable in the public records.

When your property falls into the second category, in terms of the comparables for Stuart FL, it really doesn’t matter if you have the most attractive house or the best bells and whistles and bathroom renovations that will take a buyer’s breath away. If no other home within a reasonable distance has sold with a reasonable period (say, six months) that are close to the same size as yours, or if none has anything like similar features, you and your Realtor® are going to be pretty much on your own even settling on a listing price. Here’s a few lesser known reasons why paying attention to comparables is important when selling your home.

  • Unique amenities won’t always guarantee a higher comparable value. If the amenities are unusual for Martin County, it might make it that much more difficult to find enough comparables in your area to come up with a listing price.
  • School districts factor heavily into value. You might have grumbled about paying school taxes if you aren’t sending your own children off to school, but the quality of the school district has a large influence on comparables.
  • Scarcity of housing inventory in your neighborhood can be either an advantage or disadvantage. It’s a plus if the housing inventory is low due to high demand (there will be enough recent sales information to set an accurate listing price). It’s a negative if scarcity occurs because no one is buying nearby homes—and appraisers will find it more difficult to place a value on the property.

It’s my job to get your home the best offers in the shortest amount of time for either category of Martin County comparables. Give me a call—regardless of which one yours falls into, we’ll discuss how we can produce results that are truly incomparable!

When a Stuart FL Home goes Searching for its Identity: Comparables

The 8-Second Decision for Stuart Home Showings

06.02.15 by

 The 8-Second Decision for Stuart Home Showings

 curb appeal

“Buyers make their decisions in exactly eight seconds. After that, they’ve either fallen in love or are just honoring an appointment.”

You’re likely to come across that quotation (from prominent Manhattan Realtor® Barbara Corcoran) whenever you’re researching how to add the most value to your Stuart home with the least expense. For Martin County home owners about to list their property, it’s a somewhat unnerving prospect. If true, then every showing may start with what sports fans call a sudden death playoff!

If you are a future seller with a Stuart home that needs improvement, it’s only realistic to accept the likelihood that should you go to market without doing anything about it, it will cost you one way or another. Either the offers you garner will be lower than they needed to be, or (worse), the home will linger too long with no real offers at all. If you have any leeway in time and/or budget, there are two approaches you can take to fix the problem.

First, you can hire a professional to assess the problem and lay out solutions. It may be expensive (not necessarily); but it’s a pretty foolproof approach. You and your real estate representative can go over the recommendations, assess which will be most cost-effective—most certain to reflect in the value your home realizes—and then get them done.

The other way is to make your own evaluation, and act on it. Drive up to your curb just as prospective buyers will, get out of the car, approach your home, and take in what needs fixing. If your curbside mailbox doesn’t have clearly recognizable numbers on it; if the walkway looks stained or broken; if the bushes have last fall’s dead leaves lodged in them; if the front doorbell is rusty…you get the idea! Note what’s wrong (heave a sigh of relief for what’s right), and get going! It will pay off!

On the other hand, if you have a Stuart home that’s undisputedly a true eye-pleaser, you’re probably content with the Love at First Sight precept—as you should be. If you’ve done your job of maintaining your home’s exterior and landscaping, you’re steps ahead. But a word of caution: that first decision doesn’t have to be final. If what buyers experience once they are inside is persuasively positive, any off-putting first-glance judgement can be turned around. What’s of key importance is that no single glaring negative element be present. If it is, it can seal a negative first impression…or undermine a positive one.

I’m here to lend experience and advice every step of the way. And a good first step is a really simple one: call!