Cape San Blas Blog

Cape San Blas Real Estate Week in Review - July 17-23, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:57:35 -0700

If no news is good news, then we've had a very good week as there is still no oil and now no Bonnie. We've also had another good week in real estate, with two sales, four new contracts, five new listings, and eight price changes. No change in our inventory, though, hanging steady at 415, with 164 houses and 251 lots listed for sale in the MLS in the Cape San Blas, Indian Pass, and C-30 Corridor market.

Both of our sales were on the Cape, starting with a short sale on this 4-bedroom, 4 1/2 bath, 3,789 square feet home in Seagrass built in 2005 which went under contract with a list price of $449,900. What I don't understand is the county having this one assessed at $498,852 which seems pretty high based on sales we've been seeing lately. It appears the sellers gave $385,000 for the lot alone in October 2004. On Monday the bank let the sellers accept $400,000 for it, just a little below the original list price in May 2006 of $1.379M. I've shown this house several times, so I'm familiar with it. Even thought it's relatively new it has had some leaking issues; the last time I was in it there was a large section of ceiling on the second level which hasd been saturated at some point, and there were water damage stains around several A/C ceiling air vents.

Our second sale was a gulf view, quarter-acre lot measuring 52′ by 160′ in Turtle Dunes subdivision about a half mile north of Scallop Cove. This one was also a short sale having last sold in June 2004 for $390,000. The sellers put it back on the market just nine months later in March 2005 for $625,000, but the boom had burst by then and it's been on the market ever since. It finally went under contract in April with a list price of $150,000, and closed this week for $127,500, not too far off the county's assessment of $140,000.

Now onto our four new contracts, also all of which are on the Cape, and we'll start on the south side and work our way north. First up is a bank-owned gulf front lot on Louisiana Lane which is in a beachfront micro-subdivision seaward of Surfside Estates. This 50′ wide by 497′ deep half-acre lot last sold as recently as April 2007 for $400,000. The sellers lost it to the bank who put it on the market in June for $228,450, but soon after dropped that to $184,950, well below the county's assessment of $235,000.

OK - here's the one that caused such a feeding frenzy last week - the interior lot at Jubilation that the bank tossed out on the market with the give-away price tag of just $39,000. Almost immediately the listing agent was juggling multiple offers and this week the bank finally found one they could live with and it is now under contract with no contingencies, scheduled to close by August 4th. I'm betting this one goes for above list with that many offers in on it. This sale is going to be such a comp buster. That list price is less than half the county's assessed value of $85,000, and just 8-cents on the dollar for the $475,000 it sold for in April 2005.

Our third new contract is a bay view lot just a couple hundred feet south of Scallop Cove, a lovely piece of property, high and dry, good elevation and great view. It also has an attractive price tag at just $99,000 considering it includes the use of an extremely well-built dock. It's good size, measuring 91′ by 238′. No past sales info on this one as when it last sold it was part of a larger parcel which was subsequently subdivided. I think the county has this one a bit low at just $77,000.

Our fourth and final new contract is yet another bank-owned property, this one an interior lot on the north end of the Cape in Sunset Pointe. The bank has this one listed for $44,500, which is 12-cents on the dollar for its previous sale price of $355,000 in September 2006. The county's pretty close on this one, having it at an even $50,000.

These bank-bargain give-aways we've been seeing so many of lately make choosing picks of the week a bit of a challenge as after some of those steals it's hard to get excited about "normal" additions and changes, and that's the case this week. Nothing in the new listings and price changes just screams out to me so I'm going to hold off until next week.

So that's a wrap for this week. I hope you have a chance to come on down to the beach and enjoy the Cape. The oil is nowhere in sight and Bonnie is not even on our radar screen so it looks like a decent week of sunshine shaping up. If you're in the area stop on by my office and say hello. And if you're interested in learning more about property whether buying or selling, give me a call at 850-227-5197 or send me an email to sherri@sherridodsworth. Have a great weekend, and thanks so much for taking time to stop by today.

Cape San Blas Real Estate Week in Review - July 10-16, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:55:11 -0700

It is good to see so many visitors enjoying their summer vacations here at the beach as we've been worried that people would stay away because of all the fear mongering from the media. Thankfully, for now at least, our coast remains clear. Folks weren't all just soaking up rays, either; six of them picked up the title to their own little piece of paradise while they were here. No new contracts this week, but we added a dozen new listings to the menu, moving our total inventory back up to 415, with 162 homes and 253 lots listed in the MLS in the Cape San Blas, Indian Pass and C-30 market. Only six sellers decided to try new price tags.

All the sales action was in land as all six of our sales were lots, and four of those were in Ovation on the Cape, with three on the bayside and one gulf front. These were all four developer release sales, and apparently the developers meant it when they said they were firm on those price reductions they posted in late March as all four sold for full list. Two interior lots sold for $50,000, one bay view along the crescent overlooking the common area went for $125,000, and a gulf front sold for $299,000. Who wouldn't want a gulf front lot like this?

Now THAT'S a vacation souvenir!

Over on the south side of the Cape in Piney Woods someone else decided they wanted some gulf front to call their own, and picked up this one-acre beauty for $250,000. The lot measures 51′ by 755′ and was listed for $265,000. Even though it last sold in mid-2004 for $675,000, it was not advertised as a short sale. The county had valued it at $200,000.

And now for something totally mind-blowing. You are not going to believe our sixth sale. It's located in Stillwater, a small subdivision out on C-30 almost to the Franklin County line. It's a bank-owned lot which sold in October 2005 for $174,000. The bank had it listed for $28,500, or roughly half the county's assessed value of $55,000. Some savvy buyer walked away with it for just $6,500! That is NOT a typo. That's less than 4 cents on the dollar. I'm still having a hard time digesting this one. Unbelievable . . .

No new contracts so we'll jump stright to my Pick of the Week from our twelve new listings, and I have a terrific gulf front value for you.

If you're a fan of Indian Pass, you won't want to miss out on this opportunity to own a beautiful gulf front lot for only $219,000. This nearly half-acre property is 48′ wide by roughly 408′ deep, and according to the MLS, plans and permits are approved for a 2 story, 2712 square foot 4-bedroom, 4 1/2-bathroom gulf front home with a private gulf front swimming pool, and will be included in the sale. It's a short sale, so you'll need to remember that good things come to those who are willing to wait, in this case for the bank to make up its mind. The sellers paid $640,000 for it in October 2004; the county currently has it assessed at $200,000.

And now for my Price Change Pick of the Week from our six new price tags - I'm going with yet another gulf front, this one on the south side of Cape San Blas on Louisiana Lane.

This bank-owned 50′ wide, half-acre gulf front lot that last sold in April 2007 for $400,000. They've had it listed for $228,450, which is reasonable enough, but this week they dropped that to $184,900 which is well below its assessed value of $235,000. This will probably trigger a feeding frenzy much like the one last week's $39,000 Jubilation lot did.

That does it for this week. If you're looking for great values, they're out there. Let me know what you'd like to find and I'll see what I can do. Give me a call on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com and we can start the search. I hope you have a great weekend - stay cool and keep hydrated. It's HOT out there! Thanks for taking time out to stop by.

Cape San Blas Real Estate Week in Reviw - July 3-9, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:51:48 -0700

Another great week here on the Cape with clear skies, clean beaches, happy vacationers and folks shopping for real estate. We had one person go to closing, two new contracts, thirteen new listings, and seven price changes. Our inventory shot up over three per cent, unfortunately, gaining 13 over last week, with 405 active MLS listings in the Cape San Blas, Indian Pass and C-30 Corridor market, with 161 homes and 244 lots. Let's see what buyers are up to.

Our solo sale of the week is a gulf-front home on the Cape in Tucker Shores which is that micro-subdivision of six homes just past the rocks at Stumphole. This one's a bit unusual in that it last sold just this past January for $433,000, and they then put it back on the market several months later with a list price of $699,000, or a 63% mark up. It's a nice home, 2,642 square foot with 5 bedrooms, 5 baths and an in-ground pool. On Thursday our savy sellers pocketed a nice profit when they picked up a check for $550,000 at the closing table. $117,000 in just six months. Nicely done.

The first of our two contracts is also on the Cape, this one an interior home in San Blas Plantation on the south side. It's a bank-owned 3 bedroom, 2 1/2 bath, 1,620 square foot home with a list price of just $149,900, way below the county's assessed value of $228,490. It last sold in February 2005 for $490,000 and the sellers put it back on the market just six months later with a $695,000 price tag but that bus had been long gone by that time and they eventually lost it to the bank.

It's all happening on the Cape this week as our second contract is in Sunset Pointe up alongside the entrance to the state park. It's a quarter acre lot with a list price of $119,000. The county has a different opinion and has it assessed at $50,000. This one sold in February 2003 for $200,000 and then more than double that for $437,000 in mid-2005. Ouch.

It's Picks of the Week time and this week we have thirteen new listings from which to choose and folks, we have a winner.

In Jubilation, also on the south side of the Cape, RBC bank put this interior lot up for sale with a price tag of just $39,000 which is a terrific value for property in such a nice subdivision. Jubilation has a lovely gulf front community pool and walkway to the beach. This is another community done by Ashwood Development who also did Ovation on the north end of the Cape. The lot measures 50′ by 80′ and it's also "X" zone. This lot last sold in the summer of 2004 for $273,000. That $39K price tag is far less than half the county's assessed value of $70,000.

Secluded Dunes is one of the most aptly named neighborhoods ever, tucked away as it is at the end of the road so to speak as the northern-most community on the Cape, and this week it's the location of my price change Pick of the Week. I like this gulf front lot which moves just a smidgen in price from $299,000 down to $295,000 but for gulf front in such a lovely area I think it's a good value.

That's a wrap for this week. If any of those new listings or price changes caught your eye, give me a call. My cell number is 850-227-781 and my email address is sherri@sherridodsworth.com . There are terrific values to be had. I hope you have a great weekend, and I really appreciate your taking a few minutes out to stop by today.

Cape San Blas Turtle Eggs Relocated to Avoid Oil Spill Impact

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:48:50 -0700

Our beaches were busy this morning with crews of turtle patrol volunteers, representatives from NOAA, The Interior Department, National Fish and Wildlife, Florida Fish and Wildlife, news crews from CNN and the AP, FED EX PR guys and curious onlookers. The assembled were all there to either participate in or just watch loggerhead turtle eggs being removed from nests and carefully placed into styrofoam containers to prepare them for travelling via special climate controlled FED EX Custom Critical delivery vans to an incubator at Cape Canaveral on the east coast of Florida.

Onlookers and Turtle Patrol Volunteers watched as eggs were removed from the nest located on the southern end of Cape San Blas across from Scallop Cove. They were huddled around the nest to try and keep as much sunlight out of it as possible to help shield the eggs. The area was roped off to keep too many people from crowding the nest. Today's rescue was originally planned as an afternoon or early evening training session for the volunteers, but they received word late yesterday that FED EX had planned to make it a media event to promote their Custom Critical units, and everything was switched to early morning.

Photo by Willa Cleveland

I handed my camera to my friend Willa who is a Turtle Patrol volunteer and she took this photo of eggs in the nest being removed by Jessica McKenzie, the Turtle Patrol Coordinator.

Photo by Willa Cleveland

The eggs were then carefully placed into two styrofoam coolers with sand to protect them during their travels. The coolers had to be held throughout the process to prevent their being jostled and disturbing the fragile contents. 107 loggerhead turtle eggs were rescued from the nest this morning. This was part of a carefully coordinated rescue mission to rescue eggs from all along the Panhandle coast.

I saw crews from CNN and AP and possibly some other outlets. I just had a call from a friend who said CNN ran the story around mid-day today but I haven't had a chance to see it. USA Today featured the story on page 4A today in an edition that had to have gone to press before the event took place, and NPR has posted the AP story on their website.

The FED EX driver noted the irony of his needing to refuel at the BP station on the Cape before he could leave as the next nearest gas station is over 17 miles away.

Cape San Blas Real Estate Week in Review - June 26 - July 2, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:46:07 -0700

The watching and waiting continue as we still remain mercifully untouched by the oil. There are small armies of BP contractors patroling the beaches daily even though the nearest oil reported is all the way over on the western edge of Panama City Beach. So our beaches are still beautiful and property managers are very nearly sold out for the holiday weekend. On the sale side we had a bit busier week this week and managed to have three sales and one new contract, five new listings and two price changes. A number of listings expired on the 30th so our inventory takes a nice dip, coming in below 400 at 392, down a healthy 15 from last week, with 157 homes and 235 lots listed for sale in the MLS in the Cape San Blas, Indian Pass and C-30 Corridor market. Let's see what changed hands at the closing table.

The first of our three sales is a spacious 3,368 square foot, 6-bedroom, 4-bath first tier home on Cabo San Lucas, about a quarter mile north of Scallop Cove. Since it was built in 2002 it and the two gulf front homes in front of it have been a very popular set of rentals for weddings. Originally listed in early 2009 for $999,999, the county currently has it assessed at $351,762 and it went under contract with a list price of $499,000. On Thursday they went to closing and the buyers picked it up for $465,000. That's a lot of house in a good location for a great price.

Our second sale is a little bit further north on the Cape to this 51′ wide gulf front lot on Clipper Way in Feather Sound which was priced to sell at $220,000, real close to the county's assessed value of $200,000. It was Christmas in July for some savvy buyer as they picked it up this week for an unbelievable $150,000. Amazing considering it last sold in May of 2004 for $550,000.

We're heading off the Cape and over onto the C-30 Corridor to Simmons Bayou for our third sale. This is a modest 3-bedroom, 2-bath, 1,300 square foot home with some what of a distant bay view which was listed for $165,000, well above the county's estimate of $112,795. The sellers got nearly asking price for it, closing on Wednesday for $155,000.

Only one new contract this week, and it's a foreclosed gulf front home at Brighton by the Sea also out along C-30. This is a 3-bedroom, 4-bath, 2,475 square foot Key West style home built in 1998. The homes at Brighton share a gulf front pool and a wide, stable stretch of beach. Federal flood insurance is available in this area as it is outside the CBRA zone. The sellers bought it at the market peak in August 2004 for $689,000 and it went under contract on Wednesday with a list price less than half that, $325,900. That hurts. Anyway, there aren't any contingencies in the contract to be fulfilled, and the parties plan to close by July 29th.

I am booked solid today showing property and am out of time for blogging so I will post this much and if I get back in at a reasonable time this afternoon I'll revise it to add the Picks of the Week from our five new listings and two price changes. Busy is good! I hope you have a great holiday weekend - be safe and try to make it here to the beach this weekend if you can. The only thing more gorgeous than our beaches right now is the weather. If you need any info on our beauiful real estate, give me a call on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com. Thanks so much for stopping by today.

Cape San Blas Real Estate Week in Review - June 19-25, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:42:44 -0700

.What a difference a week makes - much quieter this week, with somewhat slower sales activity compared with what we've been seeing recently, with only one sale and one new contract, and just four new listings and three price changes. As a result, our inventory is virtually unchanged, up just three to 407 with 158 homes and 249 lots for sale in the Cape San Blas, Indian Pass and C-30 Corridor market. Before we get started, I know the first thing everyone wants to know is how are the beaches? I'm happy to report our beaches are still clean and gorgeous and open for fun in the sun. Here's a shot from my neighborhod yesterday afternoon.

And that's where you'll find me later this afternoon. OK, now down to business.

Our solo sale of the week was the quartershare 3-bedroom, 3 1/2 bath townhouse at Barrier Dunes that went under contract just last week. With this ownership, the four owners rotate weeks where each has one week to use the home every four weeks. This owner had their share listed for $60,000 and it was just what my buyers were in the market for, and on Monday they picked it up for just $50,000.

Our one new contract is on this bank-owned fixer-upper over in Indian Summer near Turtle Beach Inn at Indian Pass. It's a 3-bedroom, 2-bath, 1,583 square foot first tier home in real need of some TLC. The bank has it listed for $225,000 which is pretty close to the $210,856 county assessment. There are contingencies to be met so don't know yet when they hope to close.

Quick week this week as I'm not seeing anything knock-my-socks-off exceptional among our four new listings to merit Pick of the Week Status. There may be a gem among the three price changes, but before I recommend this gulf front lot reduced from $279,000 to $150,000 as a Price Change Pick of the Week, I want to do some more research and make sure it's a lot you can actually do something worthwhile with. If it is, I'll write it up and feature it as a mid-week special. Here's a photo.

If you have plans to come to the beach right now there doesn't seem to be any reason to change those plans at least for the next couple weeks. I will keep you posted as I hear updates, and don't hesitate to call or write for the latest info. My cell phone is 850-227-5197 and my email is sherri@sherridodsworth.com . Have a wonderful summer weekend and thanks so much for stopping by today.

Cape San Blas Real Estate Week in Review - June 12-18, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:37:36 -0700

OK - by Cape standards, summer officially began, Saturday, June 19, because it was the first day of the 2010 Scallop Season. The governor decided to move the date up by nearly two weeks to encourage visitors to come down early. Our beaches are still beautiful and open for business, and several visitors this were so impressed with our waterfront properties they bought some for themselves. Sales remained strong with three closings, and two new contracts, while three new listings entered the competition and eight sellers opted for new price tags. Our inventory remains unchanged from last week, at 404, with 155 homes and 249 lots for sale in the Cape San Blas, Indian Pass and C-30 Corridor markets. Let's see who went to closing.

The first of our three sales is this elegant bay front home on Cape San Blas which has been on the market looking for a buyer since May 2005 when the sellers initially listed it for $1.475M. By the time it went under contract a few weeks ago, that list price was down to $750,000. On Monday they went to the closing table and accepted a check for $675,000, not too far off from the county's current assessed value of $607,358. It's a 3,455 square foot, 3-bedroom home on over 2 acres with 130′ of waterfront. Our second sale is a bit more modest home, also on the Cape, this one a 1,352 square foot, 3-bedroom beach cottage on Cape San Blas Road in Peninsula Estates about a half mile south of the state park entrance. It was built by Piergiovanni back in '94 and has been well maintained over the years. The sellers only put it on the market a couple of weeks ago, priced it right and so were able to attract a buyer in no time. They were apparently highly motivated as they listed it for $279,900 but took $219,500 for it. I think the county's assessment on this one at $170,555 was a bit low. We have yet another bargain gulf front lot for our third sale, this one a 75′ wide one at Indian Pass which also went for well below its list price of $399,000. The sellers have owned it since 1990 when they bought it for a mere $32,500. On Wednesday they let it go for just $280,000, or $3,733 per waterfront foot, which puts it almost dead on the money with the county's guesstimate of $266,000. More gulf front for the first of our two new contracts, this one over on the Cape in Tucker Shores which is that micro-subdivision of six homes just past the rocks at Stumphole. This one's a bit unusual in that it last sold just this past January for $433,000, and have it back on the market with a list price of $699,000, or a 63% mark up. It's a nice home, 2,642 square foot with 5 bedrooms, 5 baths and an in-ground pool. It went under contract on Friday with no contingencies and is scheduled to close by July 8th. Our other contract is also a bit different from what we typically see - it's a quarter-share ownership in a 3-bedroom, 3 1/2 bath Barrier Dunes townhouse. With this ownership, the four owners rotate weeks where each has one week to use the home every four weeks. This owner had their share listed for $60,000 and it was just what my buyers were in the market for, so we're under contract scheduled to close in one week. I am amazed at how busy the past few weeks have been - I've been showing property daily, responding to requests for info, and getting properties ready to list which is great but I hate not having gotten this post out on time. I'm already working on getting together my info for this coming Saturday's update so I intend to be back on track. I appreciate all the emails of concern I've had in the past two days from readers asking if I'm ok because my blog hadn't been updated. Thanks so much for keeping me honest! If you want real estate info or just want to know what's going on with the oil spill, please feel free to pick up the phone and call me at 850-227-7891 or shoot me an email to sherri@sherridodsworth.com. Have a great week.

Cape San Blas Real Estate Week in Review - June 5-11, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:33:09 -0700

The headlines haven't scared off buyers but seem to actually be fueling increased interest in real estate around here as sales remain strong. We had a better than average week, with three sales and three new contracts, eight each new listings and new price tags. Not much change in our inventory, closing down just two from last week, to 404, with 155 homes and 249 lots for sale in the Cape San Blas, Indian Pass and C-30 Corridor markets. Let's see what caught buyers' attention.

We'll head out along the C-30 Corridor where the first of our three sales is this Key West-style second tier gulf view home in Money Bayou. It's a cozy 758 square foot 2-bedroom, 2-bath beach retreat which last sold in May 2004 for $340,000. It's not listed as a short sale even though it went under contract with a list price of $259,900. It closed for $237,000, way above the county's assessment of $157,655.

Here's the steal of the week. Our second sale is this 50′ wide gorgeous gulf front lot on Indian Pass overlooking St. Vincent Island Wildlife Reserve which sold for full list price of only $125,000, way below the county's assessment of $200,000. Amazingly this wasn't a short sale despite the fact it last sold in March 2005 for $700,000. This is proof that now is a good time to pick up some great investments.

Our third and final sale takes us to the Cape, where this interior lot in Surfside Estates on the south side of the Cape listed for $55,000 sold for $45,000. That's just about right on the money as far as the county is concerned as they have it pegged at $40,000. The sellers bought it as one in a bundle of lots (I believe six in all) for which they paid a total of $108,000 back in June of 1995, so even at $45,000 they should be ok.

On to our three new contracts, two of which, coincidentally enough, are homes in Peninsula Estates located about a half mile south of the state park entrance. The first is this handsome 3-bedroom, 2 1/2 bath, 1,352 square foot beach cottage on the gulf side of Cape San Blas Road which went under contract last Saturday with an attractive list price of $279,900. It was built by Piergiovanni back in '94 and has been well maintained over the years. No contingencies on the contract, and the parties plan to close by the 22nd of June.

On Sandlewood Blvd. on the bay side of Peninsula Estates our second new contract is a short sale on a 5-bedroom, 3-bath, 1,368 square foot home circa 1990 in need of a good bit of TLC at this point. Originally listed in March for $285,000, the sellers dropped that to a far more realistic $185,000 on May 9 at which price it didn't take too long to attract a buyer. The county has it valued at $154,579 so it will be interesting to see what the bank finally accepts.

Our third and final new contract takes us back out along the C-30 Corridor for yet another short sale, this one a steal of a deal at its current list price of just $300,000. This is a very nice first tier home, a spacious 1,884 square feet with 4 bedrooms and 3 baths built as a spec home in 2008 with an original price tag of $729,900. The market has obviously changed since then to the point where the county now has it valued at just $240,349. Check out the view from this home:

In a week where we had a sale on a 50′ wide gulf front lot with a magnificent view go for $125,000 it's hard to find anything among our new listings and price changes that can compete with that, so we'll let the Picks of the Week ride this week. Until then, our beaches are clean and clear with no oil forecast to reach us during the upcoming week if current conditions prevail, so if you've been planning on coming down, please do. Governor Crist announced yesterday that the state will open scallop season early this year on June 19 instead of July 1 to encourage visitors to come on down. For now, the only oil on our beaches is suntan oil and we're praying it stays that way.

Let me know if you'd like to find out more about what's currently available. Call me on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com . Have a great week, hope to hear from you, and thanks so much for taking time out of your day to stop by.

Cape San Blas Real Estate Week in Review - May 29 - June 4, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:29:53 -0700

Tourists may be looking elsewhere for their summer vacations but buyer interest has definitely stayed focused on the Cape with temptingly low prices on quality coastal properties. Only one closing, but we have an impressive six new contracts. We added five new listings to the mix, and four sellers lowered their prices. All that activity brought our inventory down by four to 406, with 158 homes and 248 lots listed for sale in the MLS in the Cape San Blas, Indian Pass and C-30 Corridor market. Lots to look at today so let's get started.

The first of our six new contracts is a spacious 3,368 square foot, 6-bedroom, 4-bath first tier home on Cabo San Lucas, about a quarter mile north of Scallop Cove. Since it was built in 2002 it and the two gulf front homes in front of it have been a very popular set of rentals for weddings. Originally listed in early 2009 for $999,999, the county currently has it assessed at $351,762 and it goes under contract with a list price of $499,000.

Next up is a large corner lot on the bayside of Ovation with a list price of just $75,000, real close to the county's assessment of $65,000. This is one of the group of developer lots that were lowered in price back at the end of March. No contingencies to be met on this one and it's scheduled to close by August first.

Buyers are loving the new low gulf front prices and they're snapping them up right and left. Three of our six contracts are gulf front, the first of which is this large one-acre, 51′ wide lot in Piney Wods subdivision on the south side of the beach which last sold in mid-2004 for $675,000. It's currently assessed at $200,000 and went under contract last Saturday with a list price of $265,000.

Just a few blocks away our fourth contract is on an interior lot in Surfside Estates listed for $55,000. This one last sold as part of a 9-lot package with a total price of $108,000 or a little over $12,000 each. The county has this one at $40,000.

We're heading out towards Indian Pass for our last two contracts, stopping first at this 75′ wide gulf front lot in Treasure Shores which went under contract on Sunday with a list price of $399,900. It's not listed as a short sale even though the sellers paid $675,000 for it in October 2007. I'm interested in seeing what this finally goes for as it was sold in early 2002 to a previous owner for $380,000 and my sense is that we're back to roughly 2001/2002 prices so this sale will be a good indicator. The county has it assessed very conservatively at just $300,000.

Our sixth and final contract is over on Canoe Lane at Indian Pass where this 75′ wide gulf front with a list price of $399,000 went under contract on Friday. The seller has been trying to move this property for some time now, having intially listed it in January of 2006 for a cool $1.285M. He wasn't trying to flip it either as he's owned it since 1990 when he bought it for a mere $32,500 which is about $52,674 in today's money when I run it through my handy inflation calculator. I'm not sure why the county has this one at $266,000 when it's the same width as the Treasure Shores lot and they're both FEMA flood insurance eligible.

I'm not seeing anything among our new listings or price changes worthy of Pick of the Week status so I'll pass on those this week, even though one of the new listings is a gulf front, bank-owned lot for just $209,000. You're saying to yourself Whattt????? No, not going to recommend it as it's on White Sands Drive and the gulf front homes along this stretch have been fighting a non-stop battle with erosion for the past fifteen years and even with the restoration, I think the lots are too shallow for comfort. The house that was previously located on this lot was moved onto a first tier lot for that very reason.

We're hoping the oil stays away, but don't you stay away if you're looking for terrific values on coastal properties. Whether you're interested in buying or selling, I'd love to hear from you. Try me on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com . Have a great week and thanks so much for stopping by today.

Cape San Blas Real Estate Week in Review - May 22-28, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:25:37 -0700

WOW! You might think it was the 4th of July instead of Memorial Day with all the figurative fireworks going on around here. I think we set a sales activity record this week: we had five closings and four new contracts. That's a lot of real estate changing hands. In other activity we added ten new listings to the menu, and marked down eleven other properties. Our inventory swelled by four, coming in at 410, with 160 houses and 250 lots listed in the MLS for the Cape San Blas, Indian Pass and C-30 Corridor market. We have a lot of territory to cover today so let's jump right in.

Our five sales included one house and four lots. We'll start with the house, which is this 4-bedroom, 3-bath, 2,129 spec home located up in Sunset Pointe on the Cape just outside the state park. It's a lovely home but the only views of the water from it are mere glimpses from the upstair bedrooms. The devleoper built it in 2007 when he listed it for $795,000 but never found any takers. It went under contract this week with a list price of $450,000 and closed on Thursday for just $335,000. Somebody made a bold offer and hit the seller at just the right moment and picked themselves up a terrific new home. The county's estimate of value seems low at just $262,500.

Sunset Pointe was a hot spot this week as our second sale was on a bank-owned interior lot there with a list price of $69,000 which last sold in early 2004 for $205,000. My buyers were looking for a quiet, secluded place to get away from it all and this property definitely satisfies that. They offered $46,000 cash, the bank signed off on it, and we have another story with a very happy ending.

There are some great deals to be had on gulf front lots these days as illustrated by our third sale. Just a couple hundred feet south of Scallop Cove is where this lot with pilings aleady in place sold for full list price of $219,000, well below the current assessed value of $304,400. It's a 50′ wide lot which sold just this past January as a bank-owned lot for $75,000. Back in January 2004 when it was still part of a 100′ wide lot, that whole lot sold for $1,035,000. My how times change.

More gulf front in the news, this time over on Canoe Lane near Indian Pass where this one-acre lot with 75′ of waterfront sold on Thursday for just $280,000, way below the list price of $485,000 and more in line with the county's assessment of $262,500. Another bold offer richly rewarded.

And now for something completely different as they say. Our fifth and final sale takes us out along the C-30 Corridor east of the world famous Indian Pass Raw Bar to this bank-owned three-quarter acre lagoon view lot measuring 70′ by 500′ with a list price of just $33,000 and which sold for $28,000 cash. Sweet. It last sold in early 2005 for $169,000. The county's assessed value on this one is $40,000.

Now on to our four new contracts, beginning with this bay-front estate quality home on Cape San Blas listed for $750,000. Situated on over 2-acres on St. Joe Bay, it has all the bells and whistles. Here's the description from the MLS:

Fabulous home on pristine St. Joseph Bay decorated colorfully and fun with tons of detail and quality items. This home features an elevator, two master suites, 10′ ceilings, a bunk room, a media room, a weather station, plenty of storage, Corian counters, 2 fireplaces, and 2 living rooms. This is a must see to appreciate the value and beauty! Storage galore with approx. 1000+ sq. ft. for boat & related water sports gear. Easily accessible to the shared dock on the Bay. Local architect designed the south master suite. The home features high ceilings, two master bedroom areas each with large tiled bathroom double sinks, whirpool tub, large walk-in closets, and abundant natural light. Storage throughout the house with great closets, and a dream kitchen. Built-in grill in the sun-room overlooking St. Joseph Bay. Ample parking for at least 4-5

It's a beauty on a unique piece of land. The owners have been trying to sell it since the beginning of 2006 when they first put it on the market with a list price of $1.475M. It's current list of $607,358 is more in line with the county's assessment of $607,358.

More gulf front with our second new contract, this one on the south side of the Cape where this 3-bedroom, 2-bath vintage 1983 home sitting on a spacious 1 1/4 acre gulf front parcel is listed as a short sale for $274,900. That's a far cry from the $1.8M the home originally listed for in January 2006. The seller's current list is way below the county's estimate of $327,680.

Folks were shopping waterfront deals this week and our third contract is no exception. Here's a bank-owned quarter acre lot with 50′ of gulf front on the Cape with a list price of just $225,000. As you can see in the photo this one, too, is just a little south of Scallop Cove. The lot last sold in mid-2007 for $895,000 and prior to that in late 2004 for $675,000. The county currently has this one pegged at an even $200,000.

It's as if we had a Blue Light Special on gulf front lots this week, as our fourth and final new contract is also on one, this one my Price Change Pick of the Week just last week. It's a 50′ beauty our near the point on Indian Pass listed for just $125,000 and NOT as a short sale or foreclosure even though it last sold in early 2005 for $700,000. The owners put it back on the market the following month with a $1.35M price tag, but never found a taker. These are the types of price cuts you need to be poised to pounce on quickly because they just don't stay on the shelf for very long.

There are several interesting properties among our ten new listings, but my New Listing Pick of the Week goes to this bank-owned second tier ot on Cottage Lane near Indian Pass listed for only $47,500. The subdivision is The Cottages at Indian Summer and each of the lots includes deeded access to the beach, and there is a community opool as well. Federal flood insurance is available for this area saving you money on insurance. The bank has this one priced way below the county's assessed value of $75,000.

I have a Price Change Pick of the Week, too, and it should look god to all those people out there apparently hungry for good gulf front.

This 50′ wide gulf front lot lot at Indian was my New Listing Pick of the Week three weeks ago when it debuted in the MLS $249,000. I liked it then and I love it even more now that it's available for only $225,000. If you're familiar with the Pass, it's about two lots past where the great big blue antebellum-style house is located on the north side of the road. It's not bank-owned or a short sale so it shouldn't be any problem getting it to closing.

That about wraps it up for this week's review. Thanks so much for stopping by today. If you'd like more info on these or any other properties, just shoot me an email to sherri@sherridodsworth.com or call me on my cell at 850-227-5197. Have a great holiday weekend and don't forget to take a few moments to remember those who gave their all to give us our freedom.

Cape San Blas Oil Spill Update

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:17:43 -0700

I am hearing from a lot of people who are torn over whether they should plan on visiting or cancel their vacations here at the Cape as a result of the oil spill. So far the Forgotten Coast has been blessed and it continues to look as if the spill will stay away from the Florida coastline for some time. Right now the only oil on our beaches is sun tan oil so come on down! For links to pertinent sites with current information go to my Oil Spill Update Post.

Cape San Blas Real Estate Week in Review - May 15-21, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:14:58 -0700

Somebody flipped the switch from winter to summer this week and it has been hot hot hot. Luckily our real estate market hasn't cooled off much either, as we had another good week with one closing, two new contracts, eight new listings, and a dozen price changes. Our inventory of properties continues to hover around the 400 mark, coming in this week at 406, down three from last week, with 157 homes and 249 lots listed in the MLS for the Cape San Blas, Indian Pass and C-30 Corridor market. Let's jump right in and see what buyers are shopping for.

Our solo sale of the week is like a trip back in time to around 1995 when I first started selling real estate here, in that it sported a price tag of only $14,900 which is for what it sold on Thursday. That's basically what C-30 lots were going for when I moved here sixteen years ago. Unbelievable. Yes, it was banked owned. It's a lot in Stillwater South, a small interior deveopment out on C-30 almost to the Franklin County line. This property last sold in mid-2005 $174,000, making this resale less than 10 cents on the dollar. The county appraiser is going to have some work to do out in this area, as he had this one valued at $55,000.

Now on to our two new contracts the first of which is one we've seen in this blog before, a first tier home in the Two-Palms subdivision on the south side of the Cape. This is a very nice home with gulf views and it is currently listed as a short sale for $485,000, having last sold in January 2004 for $518,000. The owners put it back on the market exactly 2 years later in January of 2006 with an asking price of $1.195 million. According to MLS records this is the third time this has been under contract. I'm not sure why the other two contracts failed, but I suspect it's an issue either with getting bank approval, or perhaps an appraisal issue. Let's hope the third time is the proverbial charmer.

Our second new contract takes us back out on C-30 over by Presnell's boat launch where this single-family three-bedroom, two-bath, 1300 square foot home is under contract with a list price of $165,000. That's a bit more than the county's assessed value of $112,795. This house use to be out on the Cape and was relocated to its current location several years ago and then remodeled.

I found a gem among our eight new listings worthy of my title of the New Listing Pick of the Week. I really like this little beach cottage on Cape San Blas located about a mile south of the state park on Cape San Blas Rdoad in Peninsula Estates which enters the fray with a very attractive price tag of just $279,900. It's a three-bedroom, three-bath 1352 square foot classic beach cottage built in 1994 located in the X flood zone so it's only elevated several feet off the ground doing away with the need for a lot of unnecessary stairs. All of the lots in Peninsula Estates include deeded gulf and bay access. It's currently assessed for $170,555. I think this one is going to attract a good bit of attention.

I also found a great deal from among our 12 new price changes worthy of classifying as my Price Change Pick of the Week, and it's one I believe I featured the last time they reduced the price. This is a lovely gulf view home out on C-30 which is being sold as a short sale and this week the price moves from an already attractive $335,000 down to an even $300,000. This is a lot of house for the money; I've shown it a number of times, and it has really great gulf views. It's a four-bedroom, three-bath, 1884 square foot home built in 2008. There is beautiful detailing throughout, such as crown molding. The interior color palette is very soothing and calming. Check out the view -

Not too shabby! This home was initially listed in October 2008 with a starting price of $729,900. It has been on the market ever since. I'm not sure how familiar with this house the county is but they have it accessed at a surprisingly low $240,349. The fact that it's in an area eligible for federal flood insurance makes it just that much more attractive.

Well folks that pretty much covers it for this week. I apologize for this being a rare Sunday blog post as I really do try to put it out consistently by Saturday afternoon, but my Saturday was wonderfully booked solid meeting and working with prospects all of whom I am happy to report are faithful readers of my blog. If you're interested in learning more about any of these properties or if you already own property here and are curious as to what it might sell for in our current market I would love to hear from you. You can always reach me on my cell phone at 850-227-5197, or shoot me an e-mail to Sherri@SherriDodsworth.com . Have a terrific week and thanks so much for stopping by today

Cape San Blas Real Estate Week in Review - May 8-14, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 24 Jul 2010 13:09:40 -0700

Another gorgeous week in paradise with crystal blue skies, cool breezes and so far not a drop of oil in sight. The headlines haven't kept the buyers at bay and we remain busy in the real estate business with buyers taking advantage of some of the great investment opportunities around. Nobody went to closing this week, but we managed to write six new contracts so there are closings in the pipeline. We added nine new listings to the mix and have six new price tags to consider. Our inventory is basically stuck around 409, up one from last week, with 157 homes and 252 lots listed for sale in the MLS for the Cape San Blas, Indian Pass and C-30 markets.

We have an even mix of houses and lots in our six new contracts, with three of each. We'll start at the north end of the Cape in Sunset Pointe where our first new contract is on a 4-bedroom, 3-bath, 2,129 square foot spec home listed for $450,000. It's a beautiful home built in 2007 when it was originally listed for $795,000. If this home had a water view I'm sure it would have sold in a heartbeat, but it never did. The county has this one valued at $231,933.

About two miles south on the Cape is where we'll find our next two new contracts, this gulf view home. . .

and the adjacent first tier lot. They are listed as two separate properties but are owned by the same seller who has marketed them both individually or as a package deal for both. The home is a 3-bedroom, 3-bath, 1,692 square foot beach house built in 1997. It has a terrific rental history and great views. The sellers bought it in mid 2002 for $550,000, and have been trying to sell it since 2005 when they listed it for $975,000. The house goes under contract with a list price of $449,000, and the lot is at $179,000. The county has the house at $219,737 and the lot at $189,000.

We'll head about another two miles further south for our fourth new contract which is on this 5-bedroom, 5-bath, 2,642 square foot gulf front home at Tucker Shores which is that first series of homes you pass just north of the rocks at Stumphole. The home is curretly listed for $699,000, which is a good bit above the county's assessment of $442,704. This is interesting as the county records indicate the home just sold in January of this year for $433,000. It was then listed in the MLS for $$699,000 in early March. Someone going for some quick profit taking?? The previous owners bought it in January 2004 for $899,900 and listed it in mid-2006 for $1.295M.

Next up is the gulf front lot out near the point at Indian Pass which caused quite a stir last week when the sellers dropped the price to $125,000. I did not know my phone could ring that much. I featured it as my Price Change Pick of the Week which I posted around noon and by 5 p.m. it was under contract. This is a perfect example of the great opportunities in our current market but you need to be poised to act quickly or you'll miss out. This isn't a short sale or foreclosure so hopefully it won't take long to close and we can find out what the sellers took for it. They paid $700,000 in early 2005.

Our sixth and final new contract is out on C-30 east of the Raw Bar. It's a 70′ by 500′ bank-owned lagoon view lot with a list price of only $33,000, just a bit below the $169,000 it sold for in early 2005. Those buyers put it back on the market just three months later for $299,900 but never could find anyone to bite. Eventually the bank got it back and priced it well below the county's assessed value of $40,000. There are no contingencies to be met so we should know the final contract price on this one soon when it closes.

I'm not seeing anything in our nine new listings or six price changes that can compete with last week's winners so I'm going to wait and see what the coming week has to offer. Properties I pick have to really jump out at me in order to win the coveted title of "Pick of the Week".

I hope your week is spectacular in every way. If you need to slip away for a few days of R&R, head on down our way. The weather is fantastic and our beaches are as beautiful as ever. You might just fall so in love with them that you never want to leave. If that happens, just let me know; I'm sure we can find a piece of the Forgotten Coast to call your ver own. You can always reach me on my cell at 850-227-5197 or if you're more of a keyboard commando, shoot me an email to sherri@sherridodsworth.com. Either way, I'd love to hear from you. Thanks so much for taking time out of your schedule to stop by today.

Cape San Blas Real Estate Week In Review - May 1-7, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sun, 09 May 2010 22:18:03 -0700

While much of our focus this week has been on keeping an eye on the oil spill, buyers haven't been deterred from shopping for real estate and we had a good week with two sales, two new contracts, thirteen new listings and six price changes. All that activity added to our inventory which comes in today at 408, up seven from last week with 159 homes and 249 lots listed for sale in the MLS in the Cape San Blas, Indian Pass and C-30 Corridor market. Let's get underway by seeing who went to closing.

The first of our two sales is one I was beginning to think I would never see here in the "Sold" section as long as it took to get it closed, but we finally made it to the finish line on Friday. This was a short so we had to get approval from Bank of America who just took forever to do things; we've been under contract since mid-December. The home, a favorite of mine, is a 1,724 square foot first tier coastal cottage in Money Bayou with 3-bedrooms and 3 1/2 baths and awesome gulf views. The sellers bought it the year it was built, 2004, for $699,999, and by early 2008 had it back on the market with an asking price of $599,000 but were just never able to attract a buyer despite lowering the price incrementally, finally reaching $365,000. My buyers offered $350,000 and on Friday picked up the keys at closing.

Our second sale is also a first tier property, a lot on Cape San Blas just a little north of Scallop Cove. This bank-owned property last sold in September 2004 for $350,000; RBC put it up for sale with an $89,000 price tag, my buyers made a clean, cash offer with no contingencies and on Monday they took title for $84,000. The county had this one pegged at $100,000.

The first of our two new contracts takes us back off the Cape, over past Money Bayou and near Indian Pass to this 75′ wide gulf front lot with a list price of $485,000 which went under contract last Sunday. Unless the sellers have used it as an ATM over the years, they should make out really well on this one as they've owned it since 1990 when they paid just $32,500 for it, which even adjusted for inflation is still only $52,674 in today's dollars. This is a good size lot , roughly one full acre. There are contingencies to be met so no projected closing date. The county has this one assessed at $262,500.

We're travelling all over the place today and for our second sale we're back on the Cape, this time all the way up by the state park where an interior lot at Sunset Pointe with a list price of $69,000 went under contract on Tuesday. This is another bank-owned property and they're asking $69,000 for it, significantly above the county's assessment of $40,000, but nowhere near the $205,000 it sold for in mid-2004. My buyers were looking for a peaceful, quiet setting on which to build their Cape escape, and this pretty property fit the bill perfectly.

My New Listing Pick of the Week from our thirteen new listings is this 50′ wide gulf front lot lot at Indian Pass for just $249,000. If you're familiar with the Pass, it's about two lots past where the great big blue antebellum-style house is located on the north side of the road. It's not bank-owned or a short sale so it shouldn't be any problem getting it to closing.

My Price Change Pick of the Week is also at Indian Pass, this one all the way out nearly to the boat launch at the tip of the peninsula. These sellers apprently just want to sell this thing ASAP and be done with it. They bought it in March of 2005 for $700,000 and put it back on the market the following month with a list price of $1.35M. That bus had already left, though, and it has been on the market ever since with the price drifting further and further downward in search of a buyer, finally landing at $219,900 last month. Even that low price wasn't enough to do the trick so this week they dropped it to $125,000 just to end it. The lot adjacent to it was bank-owned and sold last June for $135,000. (UPDATE: Saturday, 5:25 p.m. - The listing agent just called and says this just went under contract. I didn't think this would last very long).

That does it for this week. There are some great buying opportunities right now if you're looking to get out of the stock market and into tangibles. If Thursday's roller coaster ride on the Dow was a little too nerve-wracking for your taste, call me and we'll find you some worry-free investment properties at the beach. Call me on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com . Have a terrific weekend, and thanks so much for stopping by today.

Links To The Latest Oil Spill Development Information

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sun, 09 May 2010 22:14:43 -0700

I have been receiving numerous requests for info on the oil spill; the following is a directory of sources for official information to help people stay up to date with the latest developments. I will post Gulf County news updates as I get them.

GULF COUNTY EMERGENCY MANAGEMENT

FSU OIL SPILL MARINE LAB INFO PAGE

NY TIMES OIL SPILL INTERACTIVE TRACKING MAP

WMBB NEWS SPILL WATCH

DEEPWATER HORIZON RESPONSE WEBSITE

NOAA WEBSITE

OCEAN CIRCULATION GROUP

EPA SITE FOR BP SPILL

FDEP PAGE FOR THE SPILL

VOLUNTEER FLORIDA WEBSITE

BP Community Hotline to Report Oiled Shorelines and Request Volunteer Information 1-866-448-5816. Leave message

BP Claims Hotline and Spill-Related Damage 1-800-440-0858 This phone line manned 8A-8P, seven days a week. If you are not satisfied with BP's resolution, there is an additional avenue for assistance available through the Coast Guard once BP has finalized your claim. Those who have already pursued the BP claims process can call the Coast Guard at 1-800-280-7118.

Cape San Blas Real Estate Week In Review - Apr. 24-30, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sun, 09 May 2010 22:12:46 -0700

After two back-to-back weeks with no sales we finally had a closing this week. The new contracts kept rolling in at a good pace with three news ones being penned. Five each new listings and new price tags. Our inventory remains basically unchanged, down only one since last Saturday, to 401, with 151 houses and 250 lots for sale in the Cape San Blas, Indian Pass and C-30 Corridor MLS.

Our solo sale was this 5-bedroom, 4 1/2 bath, 2100 square foot gulf view in Seagrass on Cape San Blas. The seller paid $225,000 for the lot alone in early 2004, built the house, and put it up for sale in mid-2005 with an asking price of $849,000. He's been ratcheting that price down ever since, finally landing at $409,000, and on Friday he took $360,000 for it. I was surprised to see the county has it assessed even lower, for $263,593.

The first of our three new contractsis also in Seagrass only a few lots away and this one's a 4-bedroom, 4 1/2 bath, 3,789 home built in 2005 and currently listed as a short sale for $449,900. What I don't understand is the county has this one assessed at $498,852 which I don't get at all after looking at the last one. It appears the sellers gave $385,000 for the lot alone in October 2004.

We're heading on over to Money Bayou for our second new contract which is also on a house, this one a 2-bedroom, 2-bath, 758 square foot second-tier Key-West style shotgun house. The views of the gulf are amazingly good from inside. It's not listed as a short sale at its list price of $259,900 even though the owners paid $340,000 for it in mid-2004. Interesting to note that it previously sold in February 2002 for $155,000 which is almost exactly where the county has it assessed today at $157,655.

No, this isn't Stonehenge on the Gulf - it's a gulf front lot on the Cape with pilings in place and it's also our third and final new contract of the week. This is a 50′ wide lot which sold back in January as a bank-owned lot for $75,000. Back in January 2004 when it was still part of a 100′ wide lot, that whole lot sold for $1,035,000. My how times change. It went under contract on Tuesday with a list price of $219,000, well below the current assessed value of $304,400.

My Pick of the Week from our five new listings is this comfy coastal cottage with great views of the gulf from its decks. It's 1740 square feet, with 2 bedrooms and 2 1/2 baths. The 400+ square foot deck off the living area is big enough for outdoor cooking, eating and entertaining. This is the view:

The home is located in the "X" zone so flood insurance is not required. There is deeded gulf access and the walkway to the beach is a short stroll away. All this with an attractive asking price of just $269,000.

There are a couple of interesting items in our crop of five new price tags, but for my Price Change Pick of the Week my fave is this gulf front lot at Indian Pass which goes from $299,000 to $274,900. According to the MLS notes, it's 50′ by 538′, so it's a good size lot, about 0.6 of an acre. This is just such a pretty area and would make a great gulf front building site for your coastal retreat. Though the sellers paid $410,000 for it in March of 2003 it is not listed as a short sale. The county has it at $200,000, but I think that's a bit low.

That about does it for this week. We're all keeping our eyes on the spill in the gulf and praying for a miracle. I am checking to see what impact it will have on our area and will post updates and photos as I get them so be sure to check back over the next several days for the latest info. I hope life's good in your neck of the woods, and I'd love to hear from you if you're interested in buying or selling. Just give me a call on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com Have a terrific week - thanks for stopping by.

Cape San Blas Real Estate Week In Review - Apr. 17-23, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sun, 09 May 2010 22:10:15 -0700

Apparently I was right in suspecting we had a real-estate-buying spring break crowd this year as the breakers have all gone home now and our sales for the week have finally slowed down a bit compared to what we've been seeing lately. Nobody went to closing this week but we did manage three new contracts. A slew of new listings, twelve in all, and eight price changes. So our inventory takes a big leap, up eleven from last week, to 402, with 153 houses and 249 lots listed for sale in the MLS in the Cape San Blas, Indian Pass and C-30 market. Let's start our review by seeing what buyers put under contract.

It turns out lots were the big attraction as all three of our contracts were for Cape San Blas lots, two of which are in Ovation. I'm surprised more of these haven't gone under contact already since Ashwood announced those astounding price reductions back on March 23rd. The first is one of the gulf front lots reduced to $299,000 which is just a smidgen above the county's assessed value of $282,000. By contrast, one of these gulf front lots sold in 2005 for $1.275M. This one's scheduled to close by August 22.

The other Ovation contract is on this 57′ by 100′ one-third-acre bay view lot marked down to $50,000. Just amazing. This one's in the "X" zone so no need for flood insurance. Very nice. The developer is also waiving the build out time so you can buy these and hold them now until you're good and ready to build. This one's also slated for an August closing.

Our third and final new contract is on another gulf front lot, this one about two miles south of Ovation on Cabana Lane in the San Dunes subdivision. This is a short sale on a 50′ by 431′ half acre property assessed at $350,000 and listed for $599,000. The sellers paid $750,000 for it in June 2004. San Dunes is a nicely done little community with some very attractive homes.

On to our twelve new listings and for my New Listing Pick of the Week I'm going to confess to non-impartiality in that I just love this first tier home on Cape San Blas that I listed on Wednesday. It's a gorgeous 3,124 square foot, 4-bedroom, 4-bath show home built in 2005 by Charles House who did just the highest quality work. The gulf views are really good. Here's a detailed description:

This first tier gulf view home is one of the most beautiful on Cape San Blas! The first level features the living area & kitchen w/quartz counters. 10′ ceilings add to the feeling of spaciousness. The living area opens to a 10′ by 28′ screened porch. Off this porch is an open sun deck w/a straight on water view. The 2nd floor features a 546 sf gulf front master suite & bath which opens onto another large gulf view covered deck. There is a bedroom w/private bath. The top floor also has a gulf front master suite w/bath. Being sold furnished - custom decorated w/premiere furnishings. Elevator. Ample parking & storage space for all your vehicles & water toys, including your boat & trailer. NO HOA fees to pay & in the X zone so flood insurance is NOT req. It's one off the beach so you'll save by not having to pay the higher gulf front tax level.

Finding a price change pick of the week is hard to do with those gulf and bay view Ovation lots ranging from $50,000 to $125,000 and figuring maybe $120 per square foot in average construction costs. With those numbers you could theoretically have a 2,000 square foot brand new home on a lot with gulf and bay views plus world class amenities for under $300,000. I'm not seeing anything that can beat that.

It's been another full weekend here for me in the real estate biz which is why this is being posted on Sunday afternoon instead of Saturday morning. I enjoy hearing from so many of you, both buyers and sellers. I'll be listing some more fine properties here in the coming week so be sure to check back. If you are considering selling, give me a call if you'd like a pricing report for your property and to learn about my marketing plan for your home or lot.

I hope you have a terrific week and look forward to hearing from you. Thanks for stopping by this afternoon.

Cape San Blas Real Estate Week In Review - Apr. 10-16, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 17 Apr 2010 16:52:48 -0700

With all the sales activity we've had during spring break I'm beginning to think Savvy Real Estate Investing 101 must be a popular new course on campuses this year. We've had another great week, with three sales and four new contracts, six new listings and nine price changes. Very little change in our inventory, nudging upward by only three to 391, with 147 houses and 244 lots listed in the MLS in the Cape San Blas, Indian Pass and Co-Corridor market. Let's see what caught buyers' eyes.

Once again, all three of our sales are lots which is so good to see as demand for land is key to recovery. The cream of the crop is this fabulous 100′ wide bay front lot in Peninsula Estates which sold for full list price of just $199,000, which is dead on the money for the county has it assessed at $200,000. The sellers should be fine with this as they've owned it since 1984 when they purchased it for $31,400 which is the equivalent of $64,000 in today's dollars. I just love it when both parties end up getting a really good deal.

Another good deal in Peninsula Estates was this first tier gulf view lot over on Shoreline which Capital City Bank had listed for $160,000 and which they agreed to take $131,000 for, again, almost on the dollar with the county's assessment of $135,000. This one-third acre lot last sold in April 2002 for $200,000.

Our third and final sale is a unique piece, a 6+-acre parcel out on C-30 past the Indian Pass Raw Bar. Measuring an impressive 606′ by 532′, the seller had it listed for $79,000, but took $60,000 for it on Thursday. Kesley was doing real well today up to this point but he's off by a mile on this one having it assessed at almost twice that at $111,229. Once again, though, the seller should be in good shape having given just $16,000 for it in 1988.

Onto our four new contracts, starting in Cape Breezes about a mile south of the state park entrance where this 100′ wide gulf front lot with a list price of only $279,500 found a taker. This is just amazing as this same lot sold in April 2005 for $1.2M. Ouch ouch ouch and ouch. Kes blew this one, too, having it assessed at $640,000. We're looking at a real comp killer with this one.

Our second contract is a really sweet deal, too, a bank-owned first tier lot just south of Scallop Cove with a list price of only $89,000, compared to an assessed value of $199,500. It's one-third of an acre and has deeded gulf access and terrific gulf views. It last sold the month the music died out here, September 2004, for $350,000. I say that because that's the month the inventory began its long march upward as fewer and fewer buyers were waiting in the wings willing to play anymore.

When was the last time you saw a lot for less than $15,000 around here? Probably circa 1996 or so. But our third contract is on a half-acre interior lot out on C-30 in Stillwater near the Franklin County line and it has a list price of just $14,900. Yes, it's bank-owned, and they can't be any too happy about this one as they're letting it go for less than 10 cents on the dollar having last sold in August 2005 for, $174,000. That's about 8 cents on the dollar.

Our fourth and final new contract is on one of the Ovation lots the developer released at the end of March with drastically reduced prices. This one is on a bay view lot along the main crescent street, Echo Lane, overlooking the common green to the bay. They dropped the price on this one from $395,000 to $125,000 and someone wisely snapped it up. The location of this particular lot, number 43, is absolutely primo, my favorite of the group. That list is pretty much in line with the county's assessment of $130,000. I have a Pick of the Week from among our six new listings - a half-acre, 50′ wide gulf front lot on the south side of the Cape which enters the competition with a $229,000 price tag. It's a short sale at this price having last sold in late 2003 for $460,000, and it will require DEP permitting, so you will need to be patient to call this one your own, but look at that view. There is a new house along this street, so I'm pretty confident DEP would issue a permit but that's going to be between you and them. This list price is well below the county's assessment of $300,000. My Price Change Pick of the Week from our nine price changes is also a gulf front lot on the south side of the Cape, this one in the Piney Woods Subdivision, where this 1-acre lot measuring 51′ by 755′ drops in price from $305,000 to $265,000, again well below the assessed value of $300,000. This one was originally listed in early 2006 for $895,000. The MLS doesn't have this one listed as a short sale so it shouldn't be any problem getting to closing. That's a wrap for this week - sorry for the late entry but it's been another wonderfully busy Saturday working with buyers and sellers. I'm loving hearing from so many of you. Feel free to let me know if you'd like more info on these or any other area properties, or if you'd just like general information on the area. I'll be glad to help. Just call me on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com . I look forward to hearing from you. Thanks so much for stopping by this afternoon.

Cape San Blas Real Estate Week In Review - Apr. 3-9, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 17 Apr 2010 16:49:43 -0700

It has been another busy week here for real estate and this week it was all about Cape San Blas lots, where one lot sold and four others went under contract. Our inventory of active MLS listings in the Cape San Blas, Indian Pass, C-30 Corridor area inched down by four, coming in at 388, with 144 houses and 244 lots. We had an equal number of new listings and price changes with six of each.

Our solo sale is actually two adjacent bank-owned, 25′ by 100′ gulf view lots in San Blas Shores next door to Ovation. They last sold in August 2004 as part of a package deal of five adjacent lots for a total of $500,000. The bank listed them in February for $150,000, and they sold on Friday for $105,000 cash, which is still above the county's assessed value of $77,400.

We head just next door to Ovation to begin our tour of this week's four new contracts. First to go is this interior lot which is one the group of lots the developer recently listed for an amazingly low $50,000. I'm not surprised to see them starting to get snatched up. There are no contingencies to be met and it's scheduled to close by August 1. I've had a lot of inquiries about these Ovation lots so I fully expect to start seeing more and more go under contract soon.

We head about a mile and a half south for our second new contract, and it's located on Cape San Blas Road at Ocean Haven. These second tier lots have both bay and gulf views. This one's a third of an acre, measuring 66′ by 215′ and is listed as a short sale for $119,000 having last sold in January 2008 for $250,000, more than twice its current assessed value of $112,000.

Our third contract is on a 51′ wide gulf front lot on Clipper Way at Feather Sound. This is a pretty lot nestled between two nice homes. It is listed as a short sale with a list price of $220,000, having last sold in mid-2004 for $550,000. The sellers put it back on the market in December of that year for $795,000, and have been trying to sell it ever since. It took them five and a half years, but they finally have a contract. The county has this one valued at $300,000.

Our fourth and final contract is on another gulf view lot, this one at Turtle Dunes about half a mile north of Scallop Cove. The sellers bought also bought this one in mid-2004 when they paid $390,000 for it. Today it's listed as a short sale for $150,000, well below the county's assessment of $218,000. They've been trying to sell this one for five years as well, having listed it in March 2005 with an opening asking price of $625,000.

No show stoppers among the new listings or price changes so we"ll wait until next week to see if there are any worthy of my Picks of the Week status. I hope you're enjoying similarly gorgeous Spring weather in your part of the world as we are here on the the Cape this week. I have some serious Spring fever and anxious to head out and enjoy some of this warm sunshine. I'll have my cell phone with me, so if you want more info on these or any other property, or if you want to talk about what your property might bring today if you're an owner, by all means give me a call at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com . Always happy to talk real estate. I look forward to hearing from you. Thanks for stopping by.

Cape San Blas Real Estate Week In Review - Mar. 27 - Apr. 2, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 17 Apr 2010 16:46:47 -0700

Apr 03 2010

Cape San Blas Real Estate Week in Review - Mar. 27 - Apr. 2, 2010

Published by Sherri Dodsworth under Barrier Dunes, Cape San Blas, Foreclosures/Short Sales, Forgotten Coast, Indian Pass, Real Estate Edit This

I am very much liking what seems to be the new norm, which is a lot of sales activity going on. We had another banner week with a whopping five sales and two new contracts. Our inventory of MLS properties for sale in the Cape San Blas, Indian Pass and C-Corridor market stands at 392, up 2 from last week, with 141 houses and 251 lots. In other activity we have fourteen new listings and eight price changes.

Let's start with the first of our five sales up by the state park at Barrier Dunes where this 3-bedroom, 3 1/2-bath, 1,172-square foot unfurnished townhouse listed for $159,900 sold on Wednesday for $140,000, way below the county's assessed value of $22,007. This wasn't sold as a short sale even though it last sold in August 2003 for $185,000.

Our second sale is a lovely bank-owned, 3-bedroom, 2 1/2 bath gulf view home in Seagrass which last sold in mid-2005 for $980,000. This is interesting in that it was listed for $345,000 and sold above list on Monday for $390,000; this typically happens when a property is aggressivley priced to the point where it generates a type of ‘feeding frenzy in the marketplace resulting in multiple offers. This actually happened on two of our sales this week, this one and a gulf front lot we'll look at in a little while. The county had this one assessed a good bit higher than sale price, having it at $437,101.

Next up is an impressive home in Jubilation on the south side of the Cape listed for $995,000. It's an exquisitely furnished 5-bedroom, 5 1/2-bath, 3,166-square foot home situated on a generous 1.15 acre gulf front lot. In 2007 it sold for $1,239,800, but the county has already lowered their assessment to $705,047. On Wednesday it sold for near list at $950,000. Jubilation is an upscale development done by the same company who did Ovation, Ashwood Development.

We have new neighbors! This building next door to my office is our fourth sale and it's another big place, 3,894 square feet to be exact, with five bedrooms, 3 1/2 baths and lots of porches. It's zoned mixed commercial-residential and previously housed a vacation rental company who lost it to foreclosure. This time around it is going to serve as a private home. The bank had it listed for $395,000 and it sold on Thursday for $380,000, way below its assessed value of $628,234.

Our fifth and final sale is our only lot this week, and this is the one that caused such a frenzy. It's a 77′ wide gulf front lot in beautiful Sunset Pointe north of Sea Cliffs and Barrier Dunes, which the bank put it up for sale just recently with with list price of just $250,000. This for a lot which sold in 2004 for $836,000. The county has it assessed for about half that, at $462,240, and on Wednesday it sold for about half that value, for $255,700. So we have two sales in one week go for above list.

The first of this week's two new contracts is a short sale on an attractive 4-bedroom, 4 1/2 bath, 3,789 square foot gulf view home in Seagrass on the Cape listed for $499,900. The sellers paid $385,000 for it in late 2004, and it's currently assessed at $655,329.

Our other new contract is another short sale house on the Cape, this being one-half of a road-front duplex in Cape Dunes. This is a really cute place inside. It has 3 bedrooms and 2 baths, and roughly 1,019 square feet under heat and air. The sellers paid $302,500 for it and have it listed for just $249,000, but even that's a good bit above the assessed value of $173,700.

Although there are some nice properties among our fourteen new listings, I'm not seeing anything debut in the super value range I like to reserve for my picks of the week, so we'll pass until next week. Different story with our eight price changes, where I like this combo first tier/gulf front house on the Cape which is reduced from $425,000 to just $399,000. In the spirit of full disclosure this is one of my listings.

This is a 2-bedroom, 2-bath, 1,073 square foot beach bungalow with panoramic views that make you feel as if you're living in a Florida postcard. The living area is wrapped with windows to showcase the gulf views from every angle. To illustrate what I mean by ‘gulf front/first tier combo' here is an aerial shot showing the shape of the lot:

Here's a late afternoon shot from the "front yard".

That's a wrap for this week. If you're interested in finding out more about these or any other property, or if you're an owner considering selling, give me a call. My cell phone is with me 24/7 so either call me at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com. My email arrives on my Blackberry imediately whereas Verizon's voice mail doesn't always deliver same day service, so if you reach my voice mail and haven't heard back from me within a reasonable amount of time, please try email. Have a wonderful Easter weekend, and thanks so much for stopping by today.

Cape San Blas Real Estate Week In Review - March 20-26, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 17 Apr 2010 16:38:45 -0700

Cape San Blas Real Estate Week in Review - Mar. 20-26, 2010

Published by Sherri Dodsworth under Cape San Blas Edit This

Lots going on this week in addition to all the visiting spring breakers. We had another three sales and three new contracts, but the big action was in new listings, with thirty five in all, most of which are a slew of lots re-released by the developer at Ovation with price reductions you won't believe. There was even a bumper crop of seventeen price changes. All those new lot listings brought a swift halt to the nice steady decline we've been following in our inventory shooting it back up to 390 compared with must 359 last week, with 140 homes and 250 lots listed for sale in in the MLS in the Cape San Blas, Indian Pass and C-30 market.

All three of our sales this week were lots on the Cape, the first being this interior lot up in Sunset Pointe just outside the state park. This third-acre property last sold in 2006 for $359,000 and was listed as a short sale at$69,000, well below the county's assessed value of $78,500. Even so it sold on Wednesday for $55,000 cash, just 15 cents on the dollar.

Our second sale was a bank-owned first tier corner lot in the Seagrass subdivision listed for $235,000, very close to the county's assessed value of $227,500. It last sold in February 2005 for $325,000 and was put back on the market about eighteen months later for $650,000. On Friday the bank agreed to take $200,000 even for it, 85% of list.

About two miles south our final sale was this bank-owned quarter-acre first tier lot on Tobago just past the Tradin' Post. This one sold in early 2005 for $605,000 and was placed back on the market just three months later for $769,000. The bank eventually ended up taking it back, listed it for $139,000, and sold it on Friday for $135,000 cash. The county had this one at $203,000.

The first of our three new contracts is a beauty, a bay front parcel, 100′ wide, in Peninsula Estates, about one half mile south of the state park entrance. The sellers have owned it since 1984 when they picked it up for just $31,400. They listed it just recently for a very attractive $199,000 and they already have a contract due to close by April 14.

Just south of Ovation in Cape Breezes we have our second new contract, and this one's a bay first tier lot on Leeward Street listed as a short sale for $76,000, not far off from the $60,000 it sold for in 1999. It subsequently resold to the current owners in July 2004 for $275,000, and they put it back on the market in early 2007 with a $499,000 price tag. The county has this one pegged at $126,500.

After looking at five lots, we finally get a house, and it's a lovely 2,100 square foot, 5-bedroom, 4 1/2 bath gulf view home in Seagrass listed for $409,000, just a little above the assessed value of $341,396. The lot alone sold in early 2004 for $225,000. When the house was completed in June of ‘05 it was put on the market for $849,000 but no takers.

My Picks of the Week for New Listings and Price Changes are all rolled into one package and that's the new listings and price changes released this week on a large number of lots at Ovation on the Cape. There are now good bay and gulf view lots starting as low as $50,000, bay front for $199,000 and gulf front for just $299,000. Ovation has exquisite amenities such as the bay club house with infinity pool over looking the bay,

Club House at Ovation

two docks,

owners club with bar and full kitchen for social events,

weight room and viewing tower. On the Gulf side is an additional pool with pool house for showering and changing.

Some of the prices we're seeing are getting back down into price ranges where they're beginning to go under contract much more quickly, so if you see one of these bargain-priced properties you'd really like to have you don't want to dawdle. I have constant access to my email at sherri@sherridodsworth.com or on my cell at 850-227-5197 and I'll be glad to help you with any purchase you want to make.

Have a great weekend - especially if your weather is as gorgeous as what we're having here on the Cape, and I hope to hear from you soon. Thanks so much for stopping by today.

Cape San Blas Real Estate Week In Review - March 20-26, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 17 Apr 2010 16:37:05 -0700

Cape San Blas Real Estate Week in Review - Mar. 20-26, 2010

Published by Sherri Dodsworth under Cape San Blas Edit This

Club House at Ovation

two docks,

owners club with bar and full kitchen for social events,

weight room and viewing tower. On the Gulf side is an additional pool with pool house for showering and changing.

Have a great weekend - especially if your weather is as gorgeous as what we're having here on the Cape, and I hope to hear from you soon. Thanks so much for stopping by today.

Cape San Blas Real Estate Week in Review - Mar. 13-19, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 20 Mar 2010 11:46:18 -0700

FINALLY - Spring is here, arriving officially today at 1:32 p.m., marking the end of what seemed like the Winter That Never Would End. We may also be witnessing the end of our local real estate slump as sales activity continues to grow, with another closing this week, three new contracts, eleven new listings and nine price changes. Year-to-date in this first quarter the number of sales is up an impressive 66% over the same period last year. Our current inventor remains unchanged from last week, holding steady at 359, with 141 homes and 218 lots isted for sale in the MLS in the Cape San Blas, Indian Pass and C-30 market.

Our solo sale debuted just last week and it sparked a feeding frenzy with its list price of just $129,000. The listing agent received a number of offers almost immediately but $140,000 cash was fine with the bank and this puppy closed on Friday. I can't remember the last time I saw a sale close above list price. It's been a while. This lot last sold in 2005 for $725,000, and is currently assessed at $174,000.

Another harbinger of hope is that all three of our new contracts are on lots. Demand for land is very encouraging. All three are on the Cape, starting with this bank-owned gulf view quarter-acre lot in San Blas Shores, just north of Ovation. It last sold in 2005 for $500,000, and goes under contract with a list price of $150,000, way above the assessed value of $38,700.

Next door at Ovation this first tier lot went under contract as a short sale with a list price of $185,000, well below its assessed value of $252,000. Hard to believe now but this sold for $775,000 in 2005.

Our third and final new contract is on yet another bank-owned lot, this one on Tobago Drive just a little north of the Tradin' Post. It's a quarter acre first tier lot listed for $139,000, also below its assessed value of $203,000. Back in 2005 it sold for $605,000 and went back on the market just three months later with a list price of $769,000, a 27% increase. That game of musical chairs had already come to an end and it has languished on the market ever since, finally going back to the bank.

I have an easy choice for my Pick of the Week from our eleven new listings. How would you like to have a gulf front townhome for just $269,900? Here's a 2-bedroom, 2-bath, 1,276 square foot fun in the sun beach getaway located on Sea Oats Drive out on C-30 so it also has FEMA flood insurance. Sweet! How's this for a view from your front deck?

I'm not seeing anything hugely exciting among our nine price changes so that'll do it for this week. If you're interested in learning more about what's available just give me a call on my cell, 850-227-5197, or send me an email to sherri@sherridodsworth.com . Have a wonderful weekend and thanks so much for stopping by today.

Cape San Blas Real Estate Week In Review - March 6-12, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 13 Mar 2010 08:07:08 -0800

Warm weather is returning bringing with it spring breakers and buyers. Another busy week with lots to report so let's get right to it. We had two sales this week, three new contracts, a whopping seventeen new listings and just one price change. All those new listings helped swell our inventory of MLS listings in the Cape San Blas, Indian Pass and C-30 market to 359, up nine from last week, with 140 houses and 219 lots for sale.

The first of our two sales is this 4-bedroom, 3-bath, 3,633 square foot gulf front home up in Secluded Dunes, just outside the state park. Isn't that a gorgeous natural setting? The home last sold in 2002 for $1.2M and is currently assessed by the county for $937,957. This past September the motivated owners listed it below that at $875,000, and went to closing this week with a final sale price of just $660,000.

We head a few blocks south to Barrier Dunes where our second sale is this 3-bedroom, 3 1/2-bath townhouse with a gulf view from the decks which was listed for $287,500 and closed on Friday for $255,000, just a bit below the county's assessed value of $276,945. The sellers did just fine here as they have owned it since 1999 when they bought it for $150,000.

I'm encouraged by the fact that all three of our new contracts this week are on lots; increased demand for land is a good sign. The first of the three is a just a bit further south on the Cape in Peninsula Estates where this bank-owned first tier lot went under contract with a list price of $160,000. If you recall, another first tier lot on this street sold just last week for $115,000 so it will be interesting to see what the bank accepts for this one. This property last sold in 2002 for $200,000, and is currently assessed by the county for $135,000.

Our second lot is platted as a second tier lot in Seagrass subdivision and is also bank-owned. It last sold in 2005 for $325,000 and goes under contract with a list price of $235,000 which is real close to the county's assessment of $227,500.

Our third and final new contract is something a little out of the ordinary. It's a 6.65 acre parcel out on C-30 past the Raw Bar listed just recently for $79,000, well below the $111,229 value the county's calculating taxes on. The seller has owned this piece since 1988 when he gave $16,000 for it.

I have a no-doubt-about-it Pick of the Week from our seventeen new listings. The winner is a bank-owned fist tier lot on the Cape about a quarter mile north of Scallop Cove BP which enters the market with a mind-blowing list price of just $89,000. Unbelievable. This property last sold in 2004 for $350,000 and went back on the market in mid 2006 with a list price of $750,000 but never sold. The lot is currently assessed by the county for $199,500, although they list its estimated market value at just half that at $99,000. With an asking price of just $89,000, it's a steal.

Are you interested in buying or selling? I'll be glad to help you either way. Just give me a call on my cell at 850-227-5197 or shoot me an email to sherri@sherridodsworth.com . I'm loving hearing from so many of you. Have a great weekend - it's shaping up to be a gorgeous one here on the Cape, and there's a shrimp and oyster cookout in my future. I hope you have a wonderful weekend, too. Thanks for stopping by today.

Cape San Blas Real Estate Week In Review - March 6-12, 2010

Sherri Dodsworth PA (Boardwalk Realty of NW FL) — Sat, 13 Mar 2010 08:06:52 -0800