Blog Northwest Florida

Pensacola Beach Photos

2008-11-10T12:25:08Z

Every now and then you just want to share some photos.This is one of those Nows!

As I sit in my real estate office and look out at the gorgeous Gulf of Mexico in that beautiful fall light - emerald green waves lapping up against the sugar white sands I'M DAZZLED! And I get to see this every day! I can just imagine how it must look to those who are currently bundled up against the cold.

So here are some recent photos:

An October camp out on Pensacola Beach. We played frisbee, water skiied and hunted shells all afternoon. Once the sun went down we roasted marshmellows and told spooky stories.

What a treat!

Happy Campers arrived by Boat

Maggie and her marshmellows!

The sailboats line up on Quietwater Beach

Colorful Beach and Pool Floats line the Streets!

Today there are 368 homes, townhomes and condos for sale on Pensacola Beach. Prices range from $165,000 to over $2 million. I'll be happy to help you find just the right property to start making your beach memories!

To read related blog: Ugly Market . . . Best Time to Buy Click Here

For related blog: Jubilee . . . Remembering Old Florida Click Here

Pensacola Beach Real Estate Market Statistics

2008-11-05T16:51:06Z

Everybody LOVES the beach! And when we are talking about Pensacola Beach, what's not to love?

We are blessed with sugar white sands and emerald green waters to rival anything you will find in the Bahamas, we are a "low traffic" area and we have - among other things - the Blue Angels!

As a Realtor whose office is located on the beach, I spend a good amount of time looking out my office window . . . AND selling beach properties. We have seen a lot of changes in our beach market over that last few years.

We watched our prices run up dramatically from 2002 to 2006, and we have watched them move down - albiet not as quickly as they moved up - since 2006.

While we are on track to sell about the same number of beach properties as were sold in '06 and '07, our average sales price has come down over 10% from the '06 average sales price.

So what's really happening with our real estate market? Let's take a look at the numbers:

For an article on the Emerald Dolphin on Pensacola Beach Click Here.

For more specifics on the Pensacola Beach real estate market, give me a call at 850-516-8185. Or better yet, kick your shoes off and come visit me at the beach!

Pensacola Beach Properties and Flood Insurance

2008-10-30T13:34:00Z

Since my real estate office is on Pensacola Beach flood insurance is always a "Hot" topic with my real estate clients. Who should buy flood insurance? What does it cost? What is a specila flood hazard area? These are crucial questions when looking at purchasing on or near the water.

Flood insurance is a MUST PURCHASE if you live in a special flood hazard area. According to the Santa Rosa Island Authority Pensacola Beach had 3,349 flood policies in force as of June 2008.

Flood insurance is provided through the National Flood Insurance Program (NFIP) which is federally backed and available to everyone, even those who don't live in a special flood hazard area. Flood insurance is always a separate policy from your homeowners insurance policy, so don't get into the mindset that you have homeowner's insurance so you are covered for flood . . . this just isn't the case.

In my real estate market area, Escambia and Santa Rosa counties, we saw hurricanes in both 2004 and 2005 which resulted in flood insurance claims. Unfortunately, many homeowners - and those with second homes on the beach - were not covered for flood damage. Don't let yourself be caught by surprise like this! When arranging for a home sale I - and my team - always make sure our real estate clients are aware of the necessity for appropriate coverage.

Should you have any questions about flood zone determination on Pensacola Beach, or in other areas of Escambia or Santa Rosa counties, feel free to call me at 850-516-8185.

Click Here for an article on Pensacola Beach improvement plans

Pensacola Realtors Making Strides Against Breast Cancer

2008-10-27T15:38:00Z

I'm so proud of our Pensacola Bay Area Coldwell Banker United Realtors who fielded a team and turned out EARLY Saturday morning to raise funds and awareness for breast cancer research!

Our team joined others in Pensacola - over 5,000 strong - in a sponsored walk that raised over $165,000 in just one day. The Pensacola area Coldwell Banker United Realtors were able to raise more than $3000 in donations.

In addition to Coldwell Banker United Realtors from our Pensacola Beach office, Ruthie Johnson, Jessica Schnell, Kelli Malone and Bobbi Blades, Realtors from several other Pensacola offices participated in the event.

The walk started at Cordova Mall with a kick off celebration and the award ceremonies were conducted at University Mall. The Making Strides Against Breast Cancer is an annual event sponsored by the American Cancer Society.

Sell Your Home Fast Even When the Market is Slow

2008-10-24T14:49:43Z

My SUPER team of Northwest Florida Realtors just sold a $500,000+ home in less than three months in a market where the average(read - less expensive) home is selling in 5.5 months. How did we do it? By following some tried and true rules of the real estate trade:

#1 Price it Right! This home had been handled by two other real estate groups and been on the market for over a year when we took the listing. Do you think the house was priced right from the beginning? Of course not. And as our market slowed and prices dropped the seller did not drop the price of this home to match . . . a condition we call "chasing the market." By providing the seller with up-to-date, accurate comps we were able to convince them of the appropriate price range to attract a buyer in the current market.

Here are a few other suggestions for selling your home quickly - ones that we always employ - provided by William Bronchick and Ray Cooper, authors of How to Sell a House Fast in a Slow Real Estate Market (2008: John A. Wiley & Sons).

Have Information Available - Buyers need their questions answered, and answered in a timely manner. You need all the key information at your fingertips. Wat are the local taxes? Do you have utility records? Are their covenants and restrictions in the neighborhood? These are only a few of the important questions that buyers want answered.

Market to the Neighbors - They already know and - presumably - love the neighborhood. Give them a chance to be an ambassador for your listing.

Make Sure the Seller Understands the First Offer Rule - And old real estate maxim: the first offer is usually the best offer - is one I've seen born out time and again. The first person to make an offer on the house is likely someone who has been watching the neighborhood for a home. Even though the offer may be low, we always encourage our clients to come back with a counter-offer.

For similar Real Estate Articles - particularly on the Greater Pensacola Bay Area - Click Here

Robin Sherman Realtors - Top Ten Coldwell Banker Real Estate Teams in Florida

2008-10-22T13:46:07Z

Woo Hoo and Yippee for Me and My Dedicated Team! Not usually one to run around and "Toot My Own Horn," I just have to share this news. The Robin Sherman Realtor team was one of the top 10 Coldwell Banker real estate teams in Florida for the second quarter 2008. Yes, that's right . . . little 'ole us from Pensacola . . . Robin Sherman, Ruthie Johnson and Harriett Gilbreath!

How'd we garner this real estate distinction you ask. By working hard, respecting our clients and delivering what they want elegantly and efficiently. But what - exactly - did we do? We listed more properties and sold more properties in the second quarter of this year than all but 9 other Coldwell Banker teams in the state. And who knows . . . they didn't give us our number ranking so . . . suppose we were number one? Say it could be so!!!

Now, before I let my dreams of jetting off for talk show interviews take over I'll come back down to earth to share something important that this distinction proves: REAL ESTATE IS SELLING! If homes are priced right there are buyers waiting to buy them.

Look for more good things from my team in the future as we are constantly looking for GREAT ways to serve our clients' real estate needs. We have a SUPER new home search website that you can access by Clicking Here.

We're pretty darn proud of our track record and we thank you - dear clients, each and every one - for helping us climb these heights!

Pensacola Housing Affordability and Perspective

2008-10-21T15:29:46Z

How lucky am I? VERY, VERY lucky! Being an active real estate agent in these trying times, I try to remind myself every day of the many ways I count myself lucky!

So here's number one for today: I have tagged along on one of my husband's business trips to Lake Tahoe. Doesn't get much more lucky than that, but what - dear reader- you ask does that have to do with real estate and affordable housing in Pensacola? Well, absolutely everything!

Do you have any idea just how lucky I am to be a real estate agent in an area where housing truly is AFFORDABLE? In today's trying economic climate it makes the difference between making a home sale - and bringing home a paycheck - and looking for other employment opportunities until the housing market turns around.

So number two for today: I live and work in an area - the Greater Pensacola Bay Area - of AMAZINGLY AFFORDABLE housing.

I had the good fortune (luck again) to meet a young couple in the hot tub at our hotel here in Lake Tahoe. They live just south of San Francisco and were telling me that when they bought their home almost two years ago they were fortunate to pay only - ONLY - $590,000. Did I mention this was a young couple? Perhaps in their early thirties? They were bemoaning the fact that when they bought the home they thought they were lucky (fortune again) to pay less than $600,000, in a neighborhood where most of the homes were selling in the mid $600,000s. Today there are several foreclosures in their neighborhood of approximately 150 single family homes, and while they realize their home has lost value, they estimate it would still sell in the mid $500,000s today.

So, what is the average sales price for a single family home in the Pensacola area? From October 21, 2007, to today, the average sales price comes in at $177,750. I don't discount the importance of wages in the area and certainly Pensacola can not compete salary-wise with northern California, but WOW what an affordable housing market Pensacola really has!

Want to know more about home values in Pensacola? Click Hereto visit my blog at Active Rain.

Lower Gas Prices Stimulate Housing Market

2008-10-15T13:41:38Z

I was fortunate enough to hear local economist Al Muller's latest update on the Pensacola Bay Area housing market at a Coldwell Banker United Realtorsmeeting at Pensacola Junior College yesterday. As always with Al, I had several "Ah Ha" moments, but one of my big take-aways was his rundown on the "Demand Factors" that impact housing.

Al pointed out that - get this - the drop in gas prices from $4 a gallon to $3 a gallon is the equivalent of the recently initiated $150 billion economic stimulus package where checks were sent to all American households this spring. The difference is, the economic stimulus package provided by the drop in gasoline prices is not a one time stimulus, but and ongoing MONTHLY stimulus. When Americans found themselves putting an extra $200 a month into their gas tanks something had to give. Unfortunately for some, this took a toll on their ability to pay their mortgage.

Some of the other demand factors for housing that Al noted have moved - or are moving - in a positive direction are food and energy prices, high property taxes, the credit crunch and declining home prices. As housing prices decline, the federal government takes action designed to get credit flowing again and local jurisdictions come under increased pressure to lower property taxes people begin to see opportunities for home ownership once again. And guess what . . . with so many potential buyers sitting on the sidelines for the past two years there is definitely a pent up demand for home purchases.

Pensacola's Waterfront - Opportunities Abound

2008-10-12T16:23:24Z

Pensacola's Downtown Improvement Board just had their annual meeting and the keynote speaker, Leland R. Speed, told attendees that Pensacola's small town charm and big city amenities position it particularly well to take advantage of the next major demographic trend: movement from large cities to small cities with high quality of life.

Speed, the former executive director of the Mississippi Development Authority, pointed out that Pensacola's waterfront is vital to the city's economic success.

"When I look at what you have here, I salivate," said Speed. He told the audience that the opportunities the downtown waterfront and properties afford the area are truly unique in his experience. Speed mentioned the physical assests including historic buildings and waterfront and waterview land that is available for development.

Some positive growth numbers for downtown businesses were also presented at the meeting. A recent survey showed that downtown Pensacola is home to 578 individual businesses with at least one employee and that the number of workers in downtown Pensacola is just lest than 10,000, a net gain of 831 workers since January of 2005.

Job Growth Kudos for Pensacola, FL

2008-09-28T18:36:35Z

Given the constant barrage of bad economic news, who would guess that little 'ole Pensacola, Florida, has the third highest job growth rate in the state. Or even more unbelievable, that Pensacola's five years of job growth put it in place number 29 for the nation. As Carlton Proctor pointed out in a Pensacola News Journal article today, nearby Mobile, AL, only ranted in the 125th place and powerhouse Atlanta rated number 59.

These numbers come from a study by the privately funded Milken Institute. The study pointed out that Pensacola's overall ranking, including one-year and five-year growth rates, put it in the 33rd place in the nation.

So we hear enough of what Pensacola is doing wrong, what is the city doing right? Surely something to garner such good job growth rankings. Many point to the growth of small high tech firms who find the Pensacola Bay Area's proximity to area military installations- NAS Pensacola, Hurlburt AFB, Eglin AFB and their associated defense industry contractors - as one of the drivers of this job growth. The Pensacola Bay Area Chamber of Commerce has worked hard to promote both tourism and job growth and should be lauded for innovative economic development efforts like I-10 Wired, an outreach and networking initiative to help small high tech firms connect.

But our affordable housing, award winning schools and good quality of life are also responsible. So, let's resist jumping on the negative bandwagon and look around at what is really going on in Northwest Florida!

Pensacola Beach Considers Core Business District Improvements

2008-09-23T12:59:21Z

Pensacola Beach could have a whole new look if plans put forward by the Santa Rosa Island Authority this week move forward. The proposal will be presented at a public meeting to be held at the Island Authority offices on Pensacola Beach on Wednesday evening.

The improvements proposed are for the core business area of the beach and include over 240,000 square feet of retail space, more than 2,000 parking spaces, a new Visitor's Center and Island Authority offices and a walkover bridge for Via DeLuna. The parking spaces would be housed in three separate parking decks in a central area.

Construction cost estimates as well projected tax revenues from the project will be presented at the public meeting. Drawings of the proposed improvements by architect Carter Quina will also be on display Wednesday evening.

If the plans move forward the Island Authority's next step will be to work to find funding sources for the proposal.

Interested in attending the public meeting? It will be held at 5pm Wednesday in the Santa Rosa Island Authority offices at 1 Via DeLuna Drive on Pensacola Beach.

Pensacola Real Estate Trends - What's the Real Real Estate Story?

2008-07-21T10:06:47Z

Looking at a graph of residental sales for the Pensacola real estate market could make you feel a bit like you are racing down the back side of a roller coaster's big loop. The number of sales has fallen dramatically from the late 2005 and early 2006 highs. However, actual Pensacola area home sale prices haven't fallen nearly as dramatically. What are the numbers and what do they mean?

Escambia and Santa Rosa Counties (Pensacola Area) Total Number of Single Family Resales

Last week I attended a presentation by Al Muller from Metro Market Trends, a company that has been tracking and reporting on real estate sales since 1990. Some of the points he made about Pensacola area real estate home sales trends are well worth sharing. The graph above shows a 12 month moving average of actual home sales in the Pensacola area: Escambia (Blue Line) and Santa Rosa (Green Line) counties.

Some of the conclusions to be drawn include:

The run up (2002 to 2006) was a historic economic event which has never happened before, or as Al put it, "a boom of historic proportions."
The graphs for most Florida counties look roughly the same, as shown when comparing Escambia and Santa Rosa.
Hurricane Ivan was not really significant in spurring the run up; the market was already hot.
2001 was the last year of a "normal" real estate market.

Below is another great graph Al provided which shows the residential resale numbers in Escambia County from 2005 to 2008. The trends look almost identical for Santa Rosa County. Note that the monthly number of Pensacola area real estate resales peaked in 2005 (Jan. to June) at roughly 800 units. In 2008 this peak was only about 270. By anyone's measure, this is a huge decline.

Escambia and Santa Rosa Counties (Pensacola Area) Median Price for Residential Resales

But what has happened to home sale prices as Pensacola real estate sales have declined so precipitously? Well, they haven't dropped nearly as much as you would expect. Al's next graph shows how the sales have slowly inched down.

There are probably numerous reasons why prices have not fallen more dramatically. Many sellers have "chased the market down" by pricing their homes above the true sales value. Many sellers that bought from 2004 to 2006 feel stuck in their homes as they paid more than for them than they can sell them for today. And many sellers have just been slow to recognize the market for what it is.

As an agent I will admit to finding myself "chasing the market down" on more than one occassion when dealing with reluctant sellers. More than a year ago I instituted a policy of NEVER taking overpriced listings. My total number of listings has dropped, but my success rate measured in closed sales has increased since making that decision.

So Where is the Bottom of the Pensacola Area Real Estate Market?

That's the question we all have. Al Muller thinks he has the answer. At least he has the best backed prediction that I have seen and here it is:

This graph shows (Dotted Yellow Line) the historic real estate sales rate for the Greater Pensacola Bay Area. It also shows (Blue Line) the actual real estate sales rate. Where the two lines intersect should be the elusive "Bottom" of the Market. The sales trend for Santa Rosa Count residential real estate resales looks much the same.

What can we conclude from this graph?

Prices for residential real estate in the Greater Pensacola Bay Area must still drop. Al Muller estimates a necessary 7% drop for Escambia County and a 16% drop for Santa Rosa County.
Equilibrium, or "the Bottom" of the market will occur in late 2010.

Implications for buyers and sellers in Northwest Florida

As a buyer, you are in a window of opportunity. Mortgage rates are inching up and credit is getting tighter so if you are in the market go ahead and make your offer. Negotiate fiercely knowing that the market is still overpriced.

As a seller you have two choices. Reduce your price to match the current market and sell now or take your home off the market until it reaches your expectations and then relist.

All graphs were provided my Metro Market Trends

Energy Conscious? Score Big with Walk Score when House Hunting

2008-07-01T11:52:07Z

Energy Conscious? Score Big with Walk Score when House Hunting . . . one of the MANY interesting things I learned while completing my Eco-Broker real estate designation was about a web site, www.WalkScore.com, where you can find "walkable" places to live. With ever increasing gasoline prices, this is pretty compelling, don't you think? Well you know me, I just had to check out my current home in Gulf Breeze to find the Walk Score.

So here's what I learned about my Gulf Breeze home's "walkability.". My home has a walk score of 11 out of 100. Pretty pitiful - and shocking - when you consider I live on a bit of a hill overlooking the beautiful Santa Rosa Sound where I can watch sailboats and pelicans glide past while I take my morning walk. All that in nice weather MOST of the time.

It turns out the Walk Score for an address - a home's Walk Score - is not about the beauty or comfort of a walk, instead it is designed to help consumers figure out how to live a "car lite" lifestyle. So what does the program consider when determining a Walk Score for a particular address? Here are some of the factors:

Is there a "Center" - as in shopping, markets, businesses?
What's the population density?
Is the area mixed income/mixed use?
Are there parks and public space?
How accessible is the area?
Are there well connected streets with speed control in place?
Is it close to schools and workplaces?

Now, before you begin to think that this is the coolest real estate tool to come down the pike, consider some of the important things the algorithm doesn't take into consideration:

The availability of public transportation.
Safety
Topography
Weather

Now, while I think we all need to focus on energy conservation, my view is that the there's more to my neighborhood's "walkability" than the gasoline I can save. Perhaps the web site designers will tweek the algorithms in the future, but until then, at least it's an interesting program providing another piece of the house hunting puzzle.

Pensacola Beach - Furnished Gulf Facing Luxury Condo in Portofino Island Resort

2008-06-28T13:46:32Z

Buyer's Market in Pensacola . . . But Things Look to Be Changing!

2008-06-23T23:26:13Z

Buyer's Market in Pensacola . . . But Things Look to be Changing! Most experts agree, once you exceed six months of housing inventory in a local real estate market, you are in a Buyer's Market. And like most of the country, the Greater Pensacola Bay Area has found itself in a buyer's market for more than two years now.

But is a shift afoot? The numbers seem to say so. Our average selling price has stabilized, or crept up, depending on which month you choose as your cutoff point. And our inventory, while at a whopping 15.44 months for the month ending in May, was a far cry from the height of 24.46 months back in January.

And while there was plenty of bad news to focus on in the annual "State of the Nation's Housing" report issued today by the Joint Center for Housing Studies of Harvard University, a "mild downturn" is the concensus forecast of the majority of economists, and "the fundamentals of demand are likely to drive a strong rebound in housing once prices bottom out and the economy begins to recover."

With the baby boomers hitting their peak retirement years from 2012 to 2014, markets on the coast with mild climates and affordable housing, like the Greater Pensacola Bay Area, look like a good bet for real estate.

For a similar article:

Definition of a Buyer's Market, Pensacola Bay Area Style

Pensacola Real Estate Headlines Don't Tell the Entire Story . . .

2008-06-21T10:15:14Z

Pensacola Real Estate Headlines Don't Tell the Entire Story . . . Today's Pensacola News Journal's feature story on the local real estate market was headlined "Area Home Sales Continue to Slide." But within the same newspaper another real estate article was headlined ""Prices Remain Higher Despite More Competition, Fewer Buyers."

Both of these headlines ring true, but there are back stories (Aren't there always?). The first article points out that we are seeing significantly fewer sales; 599 in May of '08 vs. 870 in May of '07, but doesn't really explore the fact that actual prices aren't declining by much. The second article hits this, pointing out that our prices aren't coming down in relation to the declining number of sales. Sellers (potential sellers!) are clinging to their higher prices. And, a quick look at the large number of withdrawn and expired listings tells the tale of many potential sellers simply choosing to hold on to their Pensacola area properties.

Here's the thing to understand - to borrow from the National Association of Realtors - "all real estate is local." And by local I mean we really have to drill down to the local real estate sub markets. I just posted a Pensacola Beach real estate market update on my Pensacola Undressed blog that shows the total number of sales on the beach, as well as sales prices, increasing year over year. Accurate? Absolutely. But is there more to the story than the numbers tell? Yes. Several very expensive units ($2m +) in a Gulf front pre-construction property closed early this year skewing the statistics.

Of course, like most of the rest of the country the Greater Pensacola Bay Area real estate market has seen some significant changes. Our prices were rising rapidly prior to Hurricane Ivan, and then the loss of inventory in the wake of the storm meant that homes went for full price or more for a period of time. As the market started settling back in the economy, on a national level, became a growing concern.

So here we sit. Too much inventory at prices that don't tempt the market.

But, are there opportunities? You'd better believe it. Not all sellers want to be sellers forever. Some people need to move on and are pricing their homes for the market and they are selling. It's all about truly knowing the market and jumping when the appropriate property comes available at market price. So, forget the Pensacola Real Estate Headlines, They Don't Tell the Entire Story.

Inbox Overload . . . One Realtor's Quest for Ultimate Organization

2008-06-20T09:41:58Z

Inbox Overload . . . One Realtor's Quest for Ultimate Organization. I am a HAPPY real estate agent - truly happy, happy, happy. However, when I noticed my e-mail inbox count hit - I kid you not - 1300 - I realized that I had something to be very UNHAPPY about. How did I get to this point and what could I do about it?

Now I have to fess up. This is one of three e-mail accounts that I maintain. You know how it is. My broker at Coldwell Banker United Realtors wants me to have a company e-mail account, I have a Top Producer platform with e-mail and then I feel like I need Outlook. I have one address for my BlackBerry.

If you are a busy real estate agent like me, you do a lot of business via e-mail. Eventually you are getting so much e-mail that you decide to set up another address, maybe a "friends and family" e-mail. Then friends and family start e-mailing you at all three or four addresses . . . well you get the picture.

Before you know it you are in e-mail Hell with seemingly no way out. So, this is where I found myself. Real estate e-mail Hell. I was about to just do one of those "hissy fit" things that make everyone around me crazy when I saw a blog by Joel Burselem on Inman "Do Something Responsible with Your Email."

Wahooo! Joel talked about Merlin Mann who will be a presenter at Connect in San Francisco next month. But more importantly, he talked about that fact that Merlin Mann is the Man (so to speak) when it comes to getting that inbox down to zero. Merlin has some cool strategies that he shares at his site 43 Folders . Mann gives us the guidelines to set up a "cohesive system for processing our messages and converting them into appropriate actions as quickly as possible." Just what I need!

How long will it take? Well for me, longer than the 20 minutes that Mann suggests I'm sure. But what choice do I have? Have you looked at your e-mail situation lately? Does it look like real estate e-mail Hell (or as Mann describes it, the email DMZ)? Time to Act!

Galveston's East Beach Palisade Palms Luxury Condos Now Closing!

2008-06-15T16:56:07Z

Galveston's East Beach Palisade Palms Luxury Condos Now Closing . . . So what's a Florida real estate broker doing blogging on a Texas condominium project? I'm so glad you asked!

While my primary real estate market area is the Greater Pensacola Bay Area and I sell all manner of residential (and on occasion commercial) property in the Pensacola area, I am also licensed in Alabama and Mississippi and sell real estate across the Gulf Coast. Back in 2005, while I was knee deep in selling pre-construction condominiums throughout the three state region, I was approached by a Texas developer with a condominium project planned for East Beach on Galveston Island. Did I have clients that might be interested? At first I wasn't so sure, but after a quick fact finding trip to the East Beach site and several meetings with the Palisade Palms principals, I realized that I have LOTS of clients who would find this landmark condominium very exciting. Ultimately, I had just under 30 clients that decided to purchase in this outstanding Galveston luxury condominium project.

Fast forward to today and - guess what - this twin tower modern landmark is complete and residents are moving in! And what an amazing, amentiy rich condominium project Palisade Palms really is! The two towers front the Gulf of Mexico and the amazing curvilinear design allows sweeping Gulf views and privacy from the unit balconies.

This is one large project, with a total of 288 units and nine separate floorplans ranging from 1,044 square feet to 2,957 square feet. The project is just a quick one hour drive from Houston. One amazing selling point, this is the first modern highrise built on Galveston Island in over 20 years! And is it modern! Here are just a few of the Palisade Palms condominium amenities:

Plaza Deck with Infinity Edge Pool and Spa Hot Tubs, Children's Pool, Luau Fire Pits, Tennis Courts, Doggie Bark Park, Kids Club Area and Sandbox, Lobby Entrance with Dramatic 20 foot Ceilings, Lobby Lounge with Gulfside Views, On Site Property Management Ofices, Business Services and Conference Meeting Room, Morning Lounge, 2nd Floor Lounge and Cafe Bar, State of the Art Fitness Center, Cocktail Lounge and Private Dining/Party Room with Catering Kitchen . . . well, You get the idea!

Are you or one of your clients interested in Palisade Palms? Be sure and give me a call and let me walk you through the ins and outs of purchasing property on the Gulf Coast - Florida to Texas! I'll be happy to help! Galveston's East Beach Palisade Palms Luxury Condos Now Closing . . .

This blog is written by Robin Sherman, MA, CRS, Broker Associate, Colcwell Banker United Realtors. All views and opinions are her own. You can contact Robin via phone at 850-516-8185 or e-mail her at Robin@PensacolaForYou.com.

Downtown Pensacola - Fiestas, Festivals and French Architecture

2008-06-13T22:03:08Z

Downtown Pensacola - Fiestas, Festivals and French Architecture - Could you have more fun than watching the merriment of costume clad people tossing candy and beads? Every summer Pensacolians line the downtown streets for the Fiesta of Five Flags procession and parade. And every summer I do my best to be in town to catch the goodies during the Fiesta festivities!

The parade route winds its way through the center of downtown Pensacola, passing bystanders on the street and merry makers lining the balconies of upstairs New Orleans style condos and apartments. The parade usually boasts twenty or more floats, McGuire's bagpipe marching band, twirlers, and more.

This year marks the 59th Fiesta of Five Flags. The event started in the 1940s as a way to promote tourism. It marks the landing on Pensacola Beach of Spanish explorer Don Tristan DeLuna and the history of the five flags that have flown over the city; Spanish, French, English, the Confederacy and the United States. The various activites making up today's year round Festival are truly too numerous to list, but include a sand castle contest, a crawfish festival, a treasure hunt, boat parade and seafood festival.

Pensacola's downtown core has a mix of single family homes and condominiums with numerous neighborhoods featuring historic homes as well as newer homes in a variety of historic styles. Real estate prices in the downtown area have not declined as they have in some other areas as there have been several popular revitalization efforts, like the Aragon neighborhood.

Interested in real estate in a "right sized" town with fabulous weather, affordable housing and plenty to do on a regular basis? I'd love to tell you about Pensacola!

Interested in Similar Articles?

Market Trends in the Pensacola Bay Area

Jubilee . . . Remembering Old Florida

Creative Real Estate Marketing or Just Plain Silly?

2008-06-09T19:07:34Z

Creative Real Estate Marketing or Just Plain Silly? Now, I am the first to admit there is more than one way to skin the cat . . . or sell the home in this instance. But . . . luring buyers with $30 bottles or chardonnay, free dog biscuits or aromatherapy candles? I'm just not so sure.

I'm referring to the story on the front of the USA Today Money Section: "Come look at this house, I'll give you a bottle of wine."

The gist of the article is that sellers and real estate agents across the country are so "desperate" that they are giving away $30 bottles of chardonnay - and the like - just to get buyers and other agents to tour their listings.

Now, I'm not opposed to the agent Open House with a brunch or lunch as a draw, and I'm all for creative real estate marketing, but . . . I'm just not sure someone who is looking to buy a $2.5 million home - as the example used in the article - is going to be convinced to tour the home based on the offer of a $30 bottle of chardonnay.

Creative real estate marketing? I'd say some fabulous photos placed on the appropriate web sites with a dynamite description, some super SOI networking (including a Broker Open House), a competitive price and a bit of luck thrown in for good measure would take the agents a lot closer to their goal. What say you?

Please Say Hello And Welcome New Member Rick Howes

2008-06-08T18:00:12Z

Welcome New Member Rick Howes - Working as a full time Realtor on the beach (Pensacola Beach) has its perks. And one of my favorites is all the true characters I have the great pleasure of working with. Please welcome a great addition to the Active Rain network and one of those true characters, Mr. Rick Howes.

As many of you know, Resort Realtors tend to be a different breed. We spend a lot of time catering to people who are on vacation and that can be a lot of fun. However . . . our clients don't always realize we aren't on vacation too and walking that line between professional working stiff and party animal can be a challenge for some.

My good friend, Rick Howes, has the entire balancing act down and is an inspiration to clients and colleagues as well. I'd like to share some things to help you get to know Rick a little better:

Rick tells one of the funniest stories I have ever heard, no kidding. Although Rick tells it better, it goes something like this . . . in the '70s he was living in Atlanta and heard about a group called the Commodores. He went to see them perform and as he was walking into the large concert venue, albiet a little late for the show, he heard his name blaring from the speakers, "It's a Rick Howes, Mighty might just lettin it all hang out, it's a Rick Howes." He said he looked all around, wondering just who told them he was coming to the show . . . he only learned later the song was "Brick House."
Rick drives the coolest car, a Porsche Boxter, and he turned my husband and I on to the coolest vacations we have ever had - driving brand new Porsches at lightening speed through the German and Swiss Alps. We're saving our pennies to do the trip again for the third time!
Finally, Rick is married to another super beach Realtor, Jodie. Together Rick and Jodie make a great team and really help round out our beach office.

Please send Rick (and Jodie) some Active Rain love and make them feel at home here!

Market Trends in the Pensacola Bay Area

2008-06-07T11:43:52Z

Market Trends in the Pensacola Bay Area - We've had our Ups (2003 to 2006) and we've had our Downs (2007 to . . . ). So where are we right now? Here's a year over year comparison for the Pensacola Bay Area's real estate market:

Sales in the Pensacola Bay Area	6/1/06 to 6/1/07	6/1/07 to 6/1/08
Total # of Sales	6,316	4,889
Average Sold Price	$205,797	$210,234
Median Sold Price	$167,000	$162,000
Average Price Per Square Foot	$129	$113
Sell Price to List Price	96.03%	95.01%
Average # of Days on the Market	121	141

Our total number of sales shows a distinct downward trend - 22% fewer closed sales year over year - to be exact. But, look at the average sold price . . . almost $5,000 higher.

So what gives? Well, it's tough to tell in the macro view, but on the micro level I am seeing the Pensacola Bay Area real estate market remain strong in the $225,000 and under price range while our higher priced inventory is having to adjust prices downward in order to sell.

What does this spell for consumers? For the time being I see opportunities across the board, but particularly on higher priced homes, beach properties and waterfront properties.

The buyers continue to ask, "Is it time to jump in?" My answer, let me run the numbers for you for the particular Pensacola area or neighborhood you are interested in. We can see if properties are trending upward or downward. Then the question is simply, "Are you ready to jump?"

Market Trends in the Pensacola Bay Area - Related Article "It's Raining Real Estate Contracts in Pensacola"

It's Raining Real Estate Contracts in Pensacola!

2008-06-07T11:25:10Z

It's Raining Real Estate Contracts in Pensacola - Okay, it never fails. Those of us who have been in real estate for ANY time know the scenario well. Get in your car or hop on a plane; anytime you head out of town, HERE COME THE REAL ESTATE CONTRACTS!

In my small office on Pensacola Beach we joke that if we hit a dry spell in terms of real estate contracts all we need to do is plan a vacation.

So, on Wednesday as I got in the car for my six hour drive to Atlanta to start my vacation the first call came in to negotiate a real estate contract. Thank goodness for real estate teams, portable computers and cell phones. By the time I hit rush hour traffic in Atlanta I had three properties under contract.

The great news about this is that they are all properties that have been on the market for some time, so perhaps we are beginning to work our way out of our local real estate slump.

I have worked to adjust the price on all of these properties and perhaps that was the real trick. However, I'd just as soon think getting these real estate contracts had something to do with the vacation.

Is your market slow? What are you waiting for? Get on the phone with the airlines now!

Wall Street Journal Front Page - Real Estate Woes Mixed Bag

2008-06-06T21:05:50Z

A front page article in today's Wall Street Journal (Real Estate Woes of Banks Mount) laments the fact that we continue to see turmoil in the banking industry on the heels of mounting bad loans the industry made to finance home and condo construction.

The same article includes the sentiment that there are signs of improvement: "At the same time, regulators praised the banking industry for raising capital and for building up reserves against losses. They added that some pockets of the credit markets were showing signs of improvement."

With all the signs pointing in different directions, even according to the Wall Street Journal, what's the poor consumer to do?

As I've said before, the time to buy and the time to sell if "When you need to." It's not always dictated by the top - or bottom - of the market. That being said, we are seeing signs of a bottom in our market as investors and home owners with good credit and money for downpayments are making purchases based on the perception of VALUE.

This week I put three Pensacola Bay Area properties under contract. All three are listings that had been on the market for some time and all appropriately priced for the current market. As one of my real estate conterparts once said, "There's no problem with a property that price won't cure."

Wall Street Journal Front Page - Real Estate Woes Mixed Bag

Three Reasons to Volunteer . . . You're Needed, You're Needed, You're Needed!

2008-06-01T16:43:31Z

Volunteer, Pensacola Needs You! One of the best things about Northwest Florida is all the things we have going on! We are blessed to have beautiful beaches to walk and rivers to canoe, then there are the great shopping venues, sports events, concerts and festivals. Wheewww . . . like I said, lot's to do.

Now while that's all tons of fun, at some point most of us want to give back to our commuity as well. Pensacola is doubly blessed . . . in addition to our beautiful setting and so many activities to participate in, we also have so many opportunities to volunteer.

Why volunteer? Here are my three favorite reasons:

It'll keep you young. I don't have any proof, but my grandmother said so. She lived to 92, doing lots of volunteer work and she was young to the end so I take it as a fact!
It's a great example for the kids. I started getting my son to help with the pancake breakfast at the senior center when he was four. It was one of his favorite things to do and I believe it laid a great foundation of volunteerism in him.
You'll just feel better. I promise!

Well, what are some of the HOT opportunities for volunteers? Here are just a few:

Wildlife Sanctuary of Northwest Florida - This nonprofit center cares for injured or orphaned indigeneous wildlife. I was recently at the Garden Gate Earth Day Celebration and the volunteers from the Wildlife Sanctuary were there with two owls and a falcon. One of the owls was just a baby, fluffy instead of feathery and as round as a baseball!

The Wildlife Sanctuary accepts these injured or orphaned wild animals, provides medical care, rehabilitation and fostering. They also provide community education, like the program I - and dozens of others - attended at the Garden Gate. This program focused on providing a habitat for wildlife and why it is so important to do so.

Think you'd like to help with their efforts? To learn more about how you can volunteer, contact Leticia Grove, at lfreeland22@yahoo.com. You can also visit their website: Wildlife Sanctuary of Northwest Florida

Habitat for Humanity - We have a very active group in the Pensacola area. A total of 71 homes were built in 2007 alone! They have a great website: Habitat for Humanity that's well organized and gives a great overview of their program and all the volunteer opportunities available.

Want to work on a construction crew? How about volunteer in the home store? Or is office work or fundraising more to your liking? There's something for everyone and an awesome way to get involved, meet new friends and help the comunity.

West Florida Hospital - Now, hospitals are obvious places in need of volunteers. And with so many programs at West Florida Hospital the volunteer opportunities are tremendous. Did you know that West Florida Hospital provides free memory screening? They also have numerous support groups and a healthy living membership organization. All of these programs need volunteer help. To learn more about the volunteer opportunities at the West Florida Hospital call 494-4188.

So, get to it! Volunteer, Pensacola Needs You!

Robin Sherman Realtors, Coldwell Banker United Realtors, We're Meeting Real Estate Needs in Northwest Florida. Contact us at www.PensacolaForYou.com