Merry Christmas!

Here's to keeping Christ in Christmas!!!!!!!!

Well, the lights and decorations are going up around town! The city park next to the El Governor hotel has a beautiful display. Be sure to drive by at night if you are in town.

I truly pray that you will remember the reason for the season during the hustle and bustle!



___________________________________



As for real estate..........this time of year we are pretty much down to one kind of buyer---the kind who needs to get rid of some money before the end of the year!!! These buyers usually go for gulf front. Therefore several of our gulf front properties are now under contract.

And at some very good prices!!!!!!

_____________________________________

We are seeing a few foreclosed properties. Most of the foreclosed properties are on our MLS system. Because the original mortgage was higher than the market value, the mortgage company buys the property back and then lists them for sale with a Realtor. If you are interested in a foreclosed property, just send me a quick email. I send out daily emails of properties that I think are good deals. I always include the properties that have been foreclosed on.



__________________________________



There are many properties that will be "short sales". These are properties that the owners are listing below their mortgage payoff. When an offer is made the sellers take that contract to the lender to see if they will accept this lower amount and "forgive" them the balance of the debt.

These properties are usually at market value but always much less than what it was last sold for.


____________________________________


I just read that some lenders have agreed to freeze their adjustable rates for 5 years for those borrowers with loans made between Jan. 1, 2005, through July 30 of this year who face interest rate resets between Jan. 1, 2008, and July 31, 2010.
Hopefully this will prevent some foreclosures.


________________________________________________________________


I am always being asked "Have you sold ANYTHING this year?" Of course I have!! Otherwise I would be sitting at another desk in a different profession! Sales in Mexico Beach are much slower than in 2004-2005, however, they are better than in 2006!!



A property usually must meet 3 criteria for a sale. CONDITION, LOCATION, PRICE.

However, in this market right now, I've added a 4th criteria because of the huge inventory. It must have something special than the other competing properties.



If you are trying to sell a property, please carefully consider those 4 criteria----pricing is extremely important!!!!!!!!

______________________________________________________________

While I'm on the subject of pricing........as a Realtor, I provide "comps" for my customers to help them establish a list price. However, the seller makes the decision as to what to list their property at. Sometimes they listen to our advice and sometimes they don't.

I've heard many people say that "the Realtors overpriced everything and ran the market up". I can only wish I have that much power! We can give advice and opinions but we are not the ones who make the ultimate decision on what a property is listed or sold for!

There are many Realtors who are also investors. I am one. I have bought and sold many properties in my lifetime and continue to do so. Realtors are people too!!!!!!! I have however, always been on the conservative side of investing. I have always bought properties that I was willing and able to hang on to for at least 2-5 years. Many times I didn't have to hang on that long but I made sure that I could afford to do so if I needed to. Real estate purchased with this mind set has always proven to be a good investment for me!!!

_______________________________________________________________

If you are in the market to buy, I hope that you are seriously considering it in this buyer's market!! Don't wait too long! It's a great time to make offers--if they aren't accepted at a price you are willing to pay then you can afford to wait or move on to a different property!

Interest rates are still very good!

_______________________________________________________________

As always, check out my website, send me an email and LET'S DO SOME BUSINESS!

You can't find a more relaxing place than Mexico Beach and life is too short to spend all of it in traffic!!!!!!!!

___________________________________________________________

Have a very Merry Christmas and safe New Year!

Jesus is the reason for the season!

Mary

_______________________________________________________________

God Bless the Veterans!

Happy Veteran's day! I just want to say to all vets---Thank you for your service and may God richly bless you for it! I know that I have been blessed because of your sacrifice. My brother and father are veterans and, of course, I know many more. It amazes me how unpretentious they are when talking about their service for our country and no matter how "unpleasant" the circumstances of their duty, they would do it again in a minute!
Again, thank you for making this the greatest country in the world!!

___________________________________________________________________

I always have to brag on the weather so.......MAN IT IS BEAUTIFUL HERE! My house is up on stilts so I usually catch a good breeze. We haven't had our AC on for a month now and I only turned the heat on for a few minutes in the morning one time just to warm the house up a little.
I love the time of year when I can keep the windows open!!!! Its been in the lower to mid 70's and sunny throughout the day, but getting down to a "freezing" 55 or so at night!!!


___________________________________________________________________
Well, lets get down to the nuts and bolts of this blog---Real Estate!

Looks as if the mortgage industry is working with the foreclosures any way they can. The banks don't want to own property, certainly not overpriced property!!!! We have several deals going on right now that are "short sales". This means that the banks are willing to take a loss on the property, the selling price is less than the mortgage amount. Short sales usually take a longer time to transact simply because the purchase contract has to be approved by the bank and we all know that it is not a simple phone call with a yes or no response. However, the banks are willing to work with us simply because it saves them the legal fees of a foreclosure and they know that buyers are few and far between so once you have a buyer-----let's make it work!!!

____________________________________________________________________
The age old debate of "is this the bottom" continues. I heard that sales price were going to decline another 3% throughout Florida. Hopefully, you are not letting that stop you from making offers!! Most sellers are willing to negotiate much more than that on their current list price. The last few contracts I've worked have been right around 15% off the list price.

I firmly believe that if you are buying property with the intentions of using now, or holding on to for at least 3-5 years, you can't go wrong to buy now. Of course, that means, if you are buying to "flip" within a couple of years and make a huge profit-------I don't encourage you to buy now unless you find that "one in a million" deal.

___________________________________________________________________
Mexico Beach has always been a market for "end-users". End-users are people who buy a place to use as a vacation/weekend place. It astounds me how many Georgia folks drive down here almost every weekend!!! We also sell to people who know they want to retire here. There have always been a few "investors" who buy low and sell high. Those investors came in droves and ravaged our area a couple of years ago and we will pay the price for many years to come. However, those "flipping" days are over.

Once the market completely stabilizes we will back to the normal coastal rate of appreciation. Which has always been a good long term return on your money!!!

Those who got caught up in the frenzy and bought at the height of the market are paying the price right now--------however, even some of them will be okay, if they can hang on long enough!!!!

_____________________________________________________________________

There are some exceptional deals on the market right now. And just about every MLS info sheet says "Seller motivated" "Will look at all offers"!!

I don't want anybody to purchase something they can't afford. The best thing to do is figure out your bottom dollar. If you have to finance, get pre-approved. Then tell your Realtor what you are looking for and the amount you can spend. Of course, your Realtor is going to send you properties that are higher than what you want to spend, that's because they know you can always offer less!!!!!

___________________________________________________________________
So, I know my job is to sell you something---but I only want to sell you something you want!

And who doesn't want a place near the beach???? Remember, you don't have to be right on the water to enjoy our area. Just about every house is walkable or golf cart ridable (is that a word?) to the beach in just a few minutes. We have 3bed/2 bath townhouses starting at $130,000!

If you haven't emailed me with your "wish list" yet, please do and I'll do my best to find you what you want for the price you want. If I can't find it right away, I'll keep looking until you tell me to stop!!!!
___________________________________________________________________

As always, feel free to browse my website and give me a call anytime!!!!

Thanks, Have a fantastic week and remember "With God all things are possible!"

I Love This Weather!

Our weather has been gorgeous! Cool enough to even turn off the AC at night! I love this time of year! Makes me want to work in the yard all day!!!! Its still been pretty warm in the middle of the day but isn't THAT WHY I MOVED HERE!!

I just want to remind everybody about the Mexico Beach Annual Art and Wine Festival this weekend-the 20th! $10 per person at the Driftwood Inn right on the beach. Definitely a good time showcasing many local artists. There is a silent auction as well! This has become one of the most popular events, so stop by if you have a chance!

__________________________________________________________________


As for real estate in the area..................

We are back to 2004 prices! The average sales price in 2004 was $359K, in 2005 $542K, in 2006 $411K and now in 2007 $366K!!!!!

For some reason people are under the assumption that properties are not selling here. There have been 91 residential sales thus far in 2007 in just the Mexico Beach, St. Joe Beach area. That doesn't include vacant lots. We still have a couple of months to go! There were only 44 residential sales all year last year!

We have put several properties under contract in the last few days alone! The buyers are slowly but surely coming back!! We are not knocking any socks off but we are definitely selling in the Mexico Beach area.

We will always sell property here----look what we have. Virtually no traffic, no high rises, just beautiful beaches, and peace and quiet. People will always be drawn to this area!

I hear from Panama City and Destin folks every week that Mexico Beach is a refreshing step back in time!

________________________________________________________________


There are some awesome deals out here right now. Sellers are really motivated and you have to be a little gutsy to make some low offers-----quick clean contracts are getting the best deals of course. For instance, a fixer upper mobile home just 3 blocks from the beach at $135,000.
It needs a lot of work but there are folks out there who, if they can do it themselves, can have a place at the beach for an affordable price. I'd make an offer of $100K cash and who knows!!!!!

On the other pricing scale: A 5 bed gulf front home listed at $985K. He might be willing to take off at least $100K off that!!!!!!!!!!

There's a gulf front 3 bed condo---stunning views, elevator, pool listed at $599K. I'd be willing to bet you could get it for $500K!!!!!!!!!!!!!!!

_________________________________________________________________

I email what I consider to be some great prices to my database almost every day! If you want to be included on that database, just send me a quick email. If you could, please give me some kind of idea as to what you are looking for. I don't just send out my listings. I send out good deals!

I honestly think there is something here for just about every price range!!!!!

_______________________________________________________________


As always, check out my website, send me a quick email!!
And.......................go to church this Sunday!!!

Mary

Fall is Coming

Our weather has been gorgeous the last few days. Much cooler in the mornings, still getting pretty warm in the middle of the day though! We did have a couple days of rain, which was an absolute blessing! It amazes me how much better plants grow when they get rain as opposed to me watering them!
_________________________________________________________

Good news! The Feds have cut interest rates. Interest rates were already pretty good but with the sub prime mortgage issue, people still weren't borrowing. When the real estate market is down it affects a multitude of other industries---the mortgage industry, the construction industry all the way down to the service industry that is real estate related, plumbers, electricians, housekeepers..........
The reaction from the federal reserve to cut interest rates is in response to the toll all of these industries have taken and is hoping that it will have a positive effect!

So let's see.

• The cost of housing is down (about 26% in our area)
• The inventory is up
• Interest rates are down
• There are many motivated sellers out there

Looks as if this is a great time to buy!

I continually am asked "But is this the bottom, I only want to buy at the bottom." The question I must ask is " Why do you want to buy property here?" If your answer is to have a place at the beach either now or for retirement, then does the bottom really matter? No one wants to overpay for anything but price is always relative to time and need. If you want a place at the beach and can afford a place at the beach then buy a place at the beach now. I'm not saying shop around or pay full price. You still must do your homework (or have your Realtor do it!) You have to know what you can afford, what properties are selling for, and be prepared to make an offer on a home/land you want. If they won't sell it for what you are willing to pay, then find another property who will!

Real estate has always been a good long term investment. A lot of people made some quick money the last few years in real estate, but that is not the norm. However, real estate will always (there are exceptions of course) appreciate over the long term!

I bought a home here at the beach when I was ready and able to buy. Whether it was the bottom of the market never even entered into my decision. I had a budget, I knew what I was looking for and when I found it at the price I wanted--I bought it! I now have a home at the beach, something I wouldn't ever give up!!

If you are looking to buy something cheap and turn around and sell it for a huge profit next year, my advice is don't buy. If you are willing to buy something and hang on to it for 5 years and make a profit, then buy.

____________________________________________________________

Here's a good deal for you--a 2 bed/1.5 bath townhouse on the beach side of Hwy 98 for $220,000. It's an older building, no association fees, steps from the water, and could probably benefit from a contemporary touch! I sold one a little smaller earlier this year for $190,000.

You might be able to get it for right around that price! Let's say you get it for $200,000. At 90% financing (20,000 down). Your mortgage (I estimated high at 7% interest) payments would be a tad less than $1200/mth. This does not include taxes and insurance. So lets add another $400/mth to that ----So for $1600/mth you can have a vacation home at the beach. Rent it out a few weeks every month and you can lessen that cost. Go in with other friends and family and reduce it even less!

Obviously not every one can afford a 2nd home- but for those who can, this is a good time to make some offers!

_________________________________________________________

Mexico Beach's Art and Wine festival is at the end of October. This is one of the largest events in Mexico Beach, one you don't want to miss! We have some fantastic local artists as well as artists from all over the area who display and sell their art. There is an auction as well and plenty of wine! Its at the beautiful Driftwood Inn right on the beach. If you are planning to come and spend the weekend, you need to make reservations right away.

__________________________________________________________

Mexico Beach is also having a city wide yard sale October 6th. You'll see several tables set up on Highway 98 as well as signs directing you back into the neighborhoods. Some of us have been saving up all our "junk" for you to buy as your "treasure" all year!!

_________________________________________________________

As always, please feel free to respond to this blog, or email me directly with any thoughts, questions, concerns or opinions!!!!

Have an absolutely wonderful week and weekend!

Don't forget to go to church on Sunday, pray for someone, and count your blessings!

As always, its been a beautiful week in Mexico Beach Florida!

The MBARA Kingfish Tournament went off without a hitch last weekend. The captain's party was a huge success as always with pounds and pounds of grilled sausage straight from Louisiana. Half Hitch Tackle and Blue Water Outriggers as well other local businessess donated rods, reels, coolers, gift certificates, t-shirts and various other items as door prizes.

I honestly have no idea how many people attended but, IT WAS A LOT! It's always a good time for a good cause! The fishing started Saturday and although it was beautiful in the morning it got rather stormy in the afternoon. It, of course, didn't damper any of the fishing though. In fact, rain is always a welcome sight this time of year.

We had 170 boats registered. SunDance Realty is the official weighmaster and we weighed in lots of Kingfish, Spanish, and several Wahoo!

________________________________________________

The Mexico Beach CDC is one again sponsoring Music in the Park, every Thursday in September from 6-8:00 Central time. The concerts are at the city park next to the El Governor Hotel. What better way to spend a Thursday evening than at the beach listening to good music with friends and family.

Bring your chairs, your family and friends, a beverage, and even a picnic! Send me a quick email and I'll send you the schedule!

___________________________________________________________

If you are an animal lover (like me) you will want to attend the annual Bow Wow Bash in Port St. Joe the last weekend in September. There will be dog parades, pet look-a-like contests, and other dog related activities all day! Should be hilarious!!!!! There's even a dinner and dance for the humans that evening!Send me a quick email and I'll send you this flyer as well! (Let me know if the flyer does not show up here!)

______________________________________________________________


Now for the real estate news.
With all the media hype about how terrible the market is I thought I'd go back to some previous years and compare the stats. Below is a chart comparing the sales from 2001-2007. The statistics are from our local MLS system for each year from January to Sept.

Looking at the stats, things aren't as bad as they as they are portrayed. There are a few buyers who bought at the height of the market in 2005 who have lost some value if they planned on selling in the next year or so.

The majority of our buyers are people who buy as a 2nd/ vacation home and plan on using it until they can retire down here. These buyers, because it is a long term investment are fine!

Property values are now stabilizing and as you can see there is still a great appreciation rate for property in our area. The number of sales in 2007 has almost tripled from last year which tells me that those who can --- are!

As for the mortgage industry, they are back to lending to only those who can afford to pay the payments! I think that is a good thing. Those who have good credit will be able to secure financing at a good interest rate. If you need financing I can put you in touch with a great lender who is reliable, fast and requires very little paperwork!

As always, if you are interested in buying or selling anywhere from Mexico Beach to Port St. Joe to Carrabelle or even up to Wewahitchka give me a call or email. You can always check out my website which has not only my listings but all the properties on the market!

I look forward to hearing from you!

Foreclosures

I don't usually blog twice in one day but...........I have had several inquiries lately about foreclosures. I do know that foreclosures are on the rise nationwide, with Florida being #1 or2 on the list as the state with the highest rate. Up until now there have been very few foreclosures in our area. Many of the foreclosures in our area now are due to the fact that people bought at the height of the market with interest only loans with the intention of flipping and were basically CAUGHT! The problem with this is that the mortgage is now much more than the market value. The basic process of foreclosure (and I know there are experts out there, so don't hesitate to chime in!!) is.....a lien is filed----this could be many months after the owner has stopped making payments. That lien is recorded and could be many more months before it is auctioned off on the court house steps (I seen a property in pre-foreclosure for almost a year). If no one buys it at the courthouse steps then perhaps a bank will list it with a real estate company. The bank, of course,will try to get as much money out of it as they can. They will start off high and every several months reduce it a little. This process can take another several months. Foreclosures CAN be a great deal if you can get it for under market value----and believe me, I'm keeping my eyes out for such deals. However, all I have been seeing of late are those properties that are mortgaged out way above current market values!!!!

I honestly believe there are better deals out there right now--better than any foreclosed property that I can know of. The key to getting a good deal right now is making offers. Find a property that you want, figure out what you are willing to pay, and make an offer. If they turn you down, find another piece of property, make an offer------sooner or later a seller will accept your terms! I'm not saying to make an offer of $150,000 on a 350,000 house. But I am saying on a $299,000 beachside townhouse--A strong offer of $250K might be a good place to start. Of course, you should know before you make the offer if it is something you will be able to afford--a pre-approval letter (or better yet,a cash offer) with your offer and a good escrow deposit make your offer strong and harder to resist. Your realtor (hopefully ME) can show you comparable properties and what they have sold for and steer you in the right direction. It is extremely important for you to trust your realtor---if you don't--------FIND ANOTHER ONE! Remember, we make a living by repeat business----it pays for us to be honest and upfront with you!!!!! Also, remember, we do not have a crystal ball----we can't tell when the market is going to go up or down---or how far the market is going to go up or down. We can only tell you what it is doing RIGHT NOW! We have all bought properties in the last couple of years that are now not worth as much---however, I have always said that real estate is a great LONG TERM INVESTMENT. I have been fortunate enough to have "flipped" a couple of properties--however it was by the Grace of God alone, because that has never been an intention of mine. I have always bought a property with the intention of keeping it for at least 5 years.

So, in a nutshell. Foreclosures can be great deals, BUT NOT ALWAYS. Foreclosures are not the easiest way of getting a good deal. There are better deals out there right now than foreclosures.

Feel free to post a response or send me an email.
Thanks,
Mary

Happy August

I am loving our weather!!! August is usually the dog days of summer, but I will tell you that it has been unusually cooler in the mornings lately! We could use more rain, but we have just really had gorgeous weather!! Well, the summer vacationers are thinning out--still pretty busy on the weekends though. I do believe we've had a good tourist season! A big thank you to all you tourists out there!! Chip, my husband, has had a tremendous fishing season--actually the fishing has not been great but he had trips booked pretty much 7 days a week for the months of June and July. We don't have any Saturdays open in August but if you'd like to go fishing with him during the week--give us a call!!

Don't forget, the MBARA tournament is the 25th. We are expecting about 200 boats this year!
The captain's meeting is Friday the 24th at the El Governor pool area and its always a good time!! I believe registration is $150 and with that you get a free MBARA t-shirt, registered for door-prizes (of which there are many), and a free sausage dinner for you and your gang-cooked right there by the official MBARA cooking team!!!! The awards ceremony is Saturday evening at Toucan's, free fish dinner! If you want to register I can help you with that!

Restaurant update: Mango Marley's and The Neon Palm are now open for business! Casual atmosphere, burgers, wings, and other assorted foods!!!

Okay now for..............................REAL ESTATE!
We are still plugging away! Our sales numbers are up about 70% but prices have come down about 26%. There is no consistency in what is selling--about 3 gulf front homes, quite a few vacant lots, a few single family homes and a lot of the pre-construction condo's have closed!
All but the condo's have been EXTREMELY GOOD DEALS!
Here's the thing---you have to make an offer! Some sellers continue to have their property at a higher number but are willing to take much less. You don't know what they will take until you try. It doesn't cost anything to make an offer---If an offer is cash or you have an approval letter from a lender already, close in 30 days, and are willing to put a 2% binder down-that is a very strong offer and there is no telling what the seller will take!!!!!! I don't want anyone to pay over market value for a property, so figure out what you are willing to pay, what you can afford to pay and then MAKE THE OFFER! If the seller isn't reasonable, well okay, move on to the next one!!! Browse through my listings or do the mls search and let me know what you are interested in! My specialty is not seasoned investors, but just regular folks who come down here all the time, love it and want a place to stay when they are down or are looking to retire here when that time comes----When the investor comes back in--and they are beginning to, the prices will once again go up. Please don't miss the opportunity to own a place at the beach! I thank God everyday that Chip and I bought when we did---I love it here!

Okay, I'm off my selling soap box------have I twisted your arm enough?

As always, don't hesitate to post a reply, email me, give me a call, and/or browse my site!

Have a great weekend!!!
Mary

I trust everyone had a great 4th of July holiday! The beach here was packed! We had our annual summer 3 mile run with over 200 entries and over 100 kids fishing in the kids fishing tournament. Even though it threatened to storm, it didn't and the fireworks over the water were great! I helped out with the kids fishing tournament. What a great time---the kids were so proud of their 4 inch pin fish. It really was a lot of fun-free bait, drinks, hot dogs. Lots of very positive comments from folks visiting for the first time!!

The Neon Palm in Mexico Beach is now open, 11:00 to 11:00 everyday. Wings, hamburgers, deli sandwiches. Its always great to have another option for dining! We are waiting patiently for Mango Marley's to open--just not sure when. The new Bayside Bank is also open on the corner of 15th and 98. They did a beautiful job with that building and its landscaping! Great people working there too, Dianne, Brittany, Michelle!

The Movies under the Stars has a new schedule for July. July 12th at Frank Pate Park in Port St. Joe, Arthur and the Invisibles at 8:30 Eastern time. July Thursday July 19th Madagascar will be playing in Mexico Beach at the El Governor at 7:30 PM CT
Thursday, July 26th Bridge to Terabithia will be playing at Frank Pate Park in PSJ at 8:30 PM
The movies are free - bring a blanket and snacks!

If you have any ideas for any activities that we can provide for both the locals and tourists alike please let me know---we are always trying to come up with low cost activites that we can promote throughout the year.

I hope that everybody will be participating in the MBARA fishing tournament. The largest tournament held in Mexico Beach. It starts off with THE BEST captain's party at the El Governor Friday night, the 24th. Free beer, sausage of all types fresh from Louisiana and cooked right there by the cooking team. Lots of door prizes for all entrants! The tournament is on Saturday the 25th and the awards dinner, with a free fish buffet at Toucan's on Saturday night. Another very good time!!!

To continue on that fishing front---the boat ramp on Hwy 98 and 37th street has been re-paved so it should be in good condition. The city is also getting a new dredge! We haven't had many problems with the canal being stopped in for long, so good job City of Mexico Beach!!!!!
Fishing has been just so-so. As the old saying goes "That's why they call it fishin not catchin"

As for real estate-------------although it doesn't seem any better. The stats show we are doing much better than last year with almost twice as many sales. Of course the prices have continued to drop! If anyone wants a piece of this gorgeous coast, I truly, truly believe this is the time---sellers are taking some pretty ridiculous offers!!! If you have a dollar amount in mind, let me know what it is and I'll try to find you something in that price range!! We've got some great properties at some great prices!!!
If you are interested in buying, please go ahead and get pre-qualified by a lender, so it will increase the effectiveness of your offer!! Interest rates are still very good and there are lots of programs available to help with closing costs and down payments. I'll be more than happy to put you in touch with some great bankers to help you out!!!!!

Thanks for taking the time to check in with me and as always don't hesitate to post a response or email me directly!
Thanks and have a great week!!!

July 4th

Happy July 4th---its right around the corner. I can't believe that summer is half way over already! Its definitely warmed up around here--high of 93 today! Mexico Beach will be shooting their big fireworks display off the pier this year right around 9:00. They always put on a good show. There's no better way to celebrate the 4th of July than watching fireworks over the water!!!

As for the fishing-----Chip (my husband, captain of the charter boat "The Miss Mary", in case you didn't know) has been booked solid for the last several weeks. He's done pretty well most days although its not been easy!!! He's never been skunked at least, although he's come pretty close---------but that's why they call it fishin' and not catchin'!! He still has several days open the end of July and lots of availability in August and the rest of the fall. www.charterboat-missmary.com

As for real estate--------wow, the market has definitely picked up---contracts are being written weekly now--doesn't sound like much, but when you consider we went for about 6 months without writing ONE, we are doing great now!!!! It is such an awesome time to buy----many sellers are willing to do whatever it takes to hang on to a buyer----if you have been looking to buy a vacation property this is the best time--Find a property you want, make an offer of what you are willing to pay and if that seller doesn't accept, another one will!!! We have homes at all price levels now. I know that some people say "wait, its going to go lower" but what assurance do you have---we are pretty much selling now at prices we had about 3 years ago. I'm so afraid some people will wait too long and it will be too late because the values will go up again eventually---no one has that crystal ball-------------wish I did!!!

Vacant land, which had gotten extremely high, is now a great investment again!!! We have lots in the 80's now------some of the same lots sold in 2005 for $250k. That is not a typo----lots that were purchased in 2005 for $250,000 are now selling in the mid to high 80's. Tell me a lot at that price is not a good long term investment, even better if you want to retire here and build!!!

On a personal note--I'm going to fly to Pennsylvania for a family reunion in a few days!!! I am so excited!! My immediate family has 7 brothers and sisters + with their husbands and children---we are going to have A LOT of folks!!! I am so looking forward to it---its hard to get us altogether at one place---we've been planning this for 2 years!!!!! I can hardly wait--just had to get that out of my system for today!!

I pray everyone is having a safe and fun summer! Please feel free to respond to this blog or to my personal email anytime!!

Thanks again and Happy 4th of July--GOD BLESS OUR TROOPS!
Mary

Happy Memorial Day

Let me just begin by saying "Thank you" to all the men and women who have and are serving in our military. I truly am indebted to all of you. I continually uphold you in prayer and will forever be grateful for your service to this great country!


I hope that all my readers will have a wonderful relaxing long weekend with friends and family. It will be a great weekend to be at the beach!


Memorial Day weekend is really the kick off to the best selling season. This year it surely has proved true---three offers and accepted contracts in just 2 days, and three other offers in place, just not executed yet!! Wow!

We are already doing much better than last year, almost twice as many residential sales as last year already!!!

There are some really good deals out there (although the majority of them are being snapped up this week). We really do have a property out there at just about every price point--------although------------I had a call from a guy who has never been to this area before who wanted waterfront for around 100K---------okay, we don't have that price point!!!!! The same customer wanted a rental property where the income would cover the mortgage. That is also pretty much history! We do have a couple of deals that come pretty close though--if interested let me know!

The majority of the condo projects are about finished. Some are really very nice, with fantastic views! They aren't cheap but -----------------YOU ARE AT THE BEACH!!!

If you are looking for a lot, this is the absolute best time to buy-some wonderful deals out there!

On non-real estate related points---I had dinner at the Bonefish Grill the other night in Panama City. It was absolutely delicious!! I had a melon ball martini (heavenly) with bang bang shrimp as an appetizer (I could have eaten that for the meal) and topped it off with an entree of mahi mahi----cooked to perfection! I highly recommend it!

Movies under the stars will be a highlight for the summer events in the area. Starting soon, this is an inflatable movie screen that they set up in different parks in the area and watch family movies--sort of like "drive-in's"-----------You remember those don't you??????????????

The water and weather have been fabulous. COME TO THE BEACH!

As always, don't hesitate to post a reply or email me directly with any questions or comments!

Have a great weekend!!

Mary

Life is sooo Great Here

Our weather has been amazing! We could use some rain now and again, but other than that---still cool in the mornings and evenings and up into the 90's in the day! I haven't even turned on my air conditioner this year. But the water......................absolutely gorgeous---beautiful blue green water! Every single time I see it like this it just confirms my reason for living here!!!

The fishing has been pretty good as well. Snapper, spanish and king mackeral, and cobia! Don't forget, my husband runs fishing charters all year long--if you've never been deep sea fishing, you've got to try it!

I just got a flyer from the Panama City Civic Center---Free outdoor concerts in the park downtown Panama City every Thursday starting today, May 10th, for the next 2 months! Starts at 6:30 central time. I'll be glad to send you the flyer, just send me a quick email!

As for the real estate market: The market is still slow, but MUCH better than this time last year!!!! Prices have come down and buyers know this is a great time to buy. Interest rates are still low. Vacant lot prices have come WAY down. If you are looking for a lot to build, we are at rock bottom prices---give me a call, there are some great deals out there!! There are some super deals on homes as well!

Mexico Beach has several new businesses opening. Kevin's Seafood and Steam Bar is already open. Mango Marley's and the Neon Palm are new restaurants that will be opening soon! We are all looking forward to that!! Coastal Community Bank is just about finished with its new building on the corner of 15th and 98 and what an extremely nice building it is!!

Don't hesitate to respond to this blog or send me an email!!

Have a great weekend and COME TO THE BEACH!

Spring has Sprung

I pray that everybody had a wonderful Easter! Our weather was unusually chilly for Easter but there's always a cold snap right around this holiday, or so everyone says!!! I grew up in Erie, Pennsylvania and remember many times having to hunt eggs in the snow or having the easter egg hunt inside because it was too cold--------either way is JUST WRONG! So, I am not one to complain about a chilly 50 degree Easter morning!!!!

We must be in between spring break and summer break because I am not hearing the "whoops" and "calls" of spring breakers as they ride down 98 in their cars! Mexico Beach had a good showing of spring breakers, but as usual, its more of a family crowd, unlike Panama City Beach. There were even some daring souls that ventured in the water----way too cold for me still!

As for the real estate market---it seems that it has picked up a bit! A variety of properties are going under contract including commercial, vacant lots, single family homes and condos! That is encouraging to us all!!! I do think this is the time to buy. Many of the properties are now listed at the bottom dollar. Some property owners still insist on 2005 prices so our prices are really all over the place but if you are looking for a property at the beach I'll be willing to bet I can find you what you are looking for at the price you want. The inventory is still extremely high. So those sellers who are still holding out for the 2005 price have a lot of comparable properties at the new and lower 2007 price!!!!!

The majority of condo projects are in their final stages of construction with units left to sell. You can get some of these brand new units at the original release price!!!!

My theory is...............We will stabilize our pricing this year and next spring we will see a very slight appreciation. Sellers who have owned their property here for years are still making a huge profit on their investment if they sell now. It is only those who bought high wanting to flip that may be losing money!

If you are interested in buying or selling please feel free to browse my site and give me a call with any questions!!!!!!!!!!!!

Those of you who have never visited Mexico Beach I do hope you are planning a trip here. We truly are a beautiful place, a step back in time, and a most serene place that makes you appreciate the creator!!!!!

Have a great weekend and I look forward to hearing from you!!!
Mary

Buyers

Don't forget to "spring ahead" tonight for daylight savings time!!
Last time I blogged to sellers--------today--------I'm hitting you buyers!
I have been emailing some people property for YEARS!! I know that buying beach property is a huge investment and requires planning and consideration. However, some of these people have passed up deals and deals and deals all with the intention of maybe getting it at an even better price! Here are my thoughts on that kind of thinking-----If you are buying a place at the beach TO USE, that property is worth more to you than the person who is buying for investment only.
The years of enjoyment are worth something----actually its worth A LOT! We are in a buyer's market right now. Huge inventory, price reductions, seller's giving concessions, low interest rates....There is absolutely no better time to buy. I constantly hear---it might not be the bottom yet----you will not absolutely know where the bottom is until it starts going up---by that time, you've missed it AGAIN! Our prices here at the beach are all over the place---we have not yet substantiated a base level. That's because some sellers are afraid to lower their prices "just in case" someone is willing to overpay! This means that when a real buyer comes into play-------they hold all the cards!! If you are a serious buyer and really want a place at the beach---this is the time-------make a reasonable offer for your #1 choice. If you can not come to terms, make a reasonable offer on your #2 choice. I'll be willing to bet if you make a "reasonable" offer (based on sales THIS YEAR, NOT PREVIOUS YEARS) one of them will bite!
AND YOU WILL HAVE YOUR PLACE AT THE BEACH!!!

I just sold a little place to some folks----its their vacation retreat---its nothing fancy. They have come down every weekend since they purchased it---they've brought family and friends and are having a blast!!!! This is what its all about!!!!!

If you are looking for an investment only--------you guys have to look for a steal---I do think they are out there. In fact, I know of a couple..............give me a call!

The market has definitely seen an upswing! I think we are going to have a great season!!!

Post a blog, stop by and see me (purple shop just a few doors from the ice cream shop) or send an email to let me know you appreciate (or don't) my blog!!!

Thanks, Have a great weekend!
Mary

Pricing is Key

I can not believe March will be here in a couple of days--as much as I hate to admit it, time does fly when you get older!!! Our weather this week has been beautiful, reaching the mid 70's!!

We have seen a definite increase in the real estate market since January! I do believe there are a lot of people looking to purchase and who are making plans to visit the area in March and April during their spring break.

I just wanted to talk to sellers a minute about something that has become so apparent here lately. Pricing has always been key----My mother-in-law, a Realtor in Georgia has always told me there are 3 factors that will sell a property---CONDITION, LOCATION, AND PRICE!!!
Lets start briefly with CONDITION:
In a buyer's market with a high inventory of properties---if you want to sell yours, yours has to be different from the other zillion on the market---condition is one way of making yours stand out. Fix everything that's broken, definitely add some curb appeal--flowers, plants, tropical plants work great! Fresh paint, clean carpets, ZERO CLUTTER, these are small investments to bring you a much higher price!

LOCATION: If your property is anywhere in my immediate selling area--Mexico Beach, St. Joe Beach, Port St. Joe, Overstreet, Wewahitchka You've already got great location built in!

PRICING: Here is the key! You need to account for the condition and location of course, when pricing----If you don't want to do any repairs or landscaping, then your price should reflect that---if you don't do it then the buyer has to---somebody has to spend the money! No one wants to pay top dollar for a property and then sink more money in it to use it! As for location--distance from the beach should reflect in the pricing -- you can't get gulf front prices if you are 2-3 blocks back! The most important point however is.....you must stay current with the market! The market has drastically changed since last year--if you still have last years prices on your property you are probably way over priced in today's market! Alot of seller's make the mistake of saying "We are negotiable. Its easier to negotiate down. Buyer's can always make lower offers". However, this type of thinking may result in your property being on the market for a very long time. A couple of cases to illustrate this: A home originally listed in 2005 for $350,000. It was reduced a couple of times. It finally sold in just 23 days since the listing price was reduced to $249,000, only $25,000 less than the last list price!!! Most people think $25,000 is negotiating room----for this property it made the difference between a sale and sitting on the market several more months. Another home was on the market for 435 days, reduced 7 times in that time frame and when reduced to a reasonable price was under contract in less than 2 weeks selling for that final full price! A property was under contract in 7 days selling for only $5,000 less than full price--this property was listed at $15,000 less than the other comparable properties---Did we ask too little???? Could we have gotten more???? The seller made a very fine profit and only had it on the market a very short time! Pricing is the key to a fast and profitable sale. Listen to your realtor when you ask the question "what will my property sell for?" Some questions to think about when contemplating a price----How much profit do you really need? How long can you afford to have it sit on the market? Do you really want to sell now??? Remember, it is a buyer's market just about everywhere right now---if you are going to buy another property when you sell yours---you might want to consider taking a little less now so that you can buy your new home at an equally good price. There are buyers out there---however, they are no longer willing to overpay! If you are not willing to list at a price that will sell in today's market, perhaps this is not the time for you!. So PRICING IS KEY! Be realistic, listen to your realtor and your property will sell!!!! We are at the beach for goodness sake!!!!!

Don't hesitate to post a response or give me a call or email!
Thanks and have a great week!!!!

A Cold Weekend!

I woke up this morning to ICE IN MY DOG'S WATERBOWL!! Don't you worry all you dog lover's out there-------the dog was nice and warm cuddled up in the covers IN MY BED! I could only wish that all dogs were treated like mine! Actually if all people were treated as good as my dog..........................

Anyway, mighty cold out there this morning but the sun was shining all day so it didn't seem too bad.

The Annual Mexico Beach Gumbo Cook Off was today----A huge turnout--gets bigger and bigger every year! Congratulations to Billy Bowlegs (restaurant in Port St Joe) who took first place for the professionals division. I haven't heard who won in the amateur division yet.

Don't forget to click on MB Newsletter on my website to keep up with the other local events in Mexico Beach!

Good news for the avid boater/fisherman! The City of Mexico Beach is purchasing a new dredge for the canal---one specifically built to meet our needs! The canal is one of the City's priorities this year----looks like its going to be a great year for fishing and boating!!! Also, a new boat ramp is going to be built in that area that is designated as trailer parking --west of the new bridge---its going to be a couple of years until completed but will be a huge improvement!!

As for real estate--I anticipate a pretty active spring---we have already had a good January/February for sales!! It's still a buyer's market out there but I'm not sure how long that will last if things keep going at the rate they are now. Of course, the prices are drastically reduced from last year----between the prices going down, the interest rates still low, and the high inventory---it is a great time to buy if you want a place at the beach!!

Please feel free to post a response!!
Thanks and stay warm!!!!!

MBARA fishing Video

I just received the new MBARA fishing tournament video----much better than last years! The link is below plus I will put it on my links page. Check it out---I finally figured out you can fast forward it by clicking and dragging the little button on the bottom---you'll want to know that because they have a couple different 2 minute pauses for local commercials. For those of you who don't know about the MBARA tournament---it's a king mackeral fishing tournament every August---I think for our first one we probably had 25 boats. We are now over 200 boats!! The year before last we had well over 100 and Hurricane Katrina was bearing down on us------these are some dedicated (I don't want to say crazy) fishermen!!!!!! We have a great Captains party on Friday night with beer and tons of sausage, door prizes......it really is a good time!!! Then of course the fishing begins Saturday morning ending at 5:00. We have the awards party Saturday night with a free fish dinner!!! http://homepage.mac.com/raycombs/mbara/iMovieTheater32.html

Now for more important issues: Real estate seems to have picked up! We have been having lots of phone calls, internet leads, walk-ins with people looking to buy. There are now about 10 single family homes in Mexico Beach and St. Joe Beach under contract! We have already closed on several this year! Of course the prices are quite a bit down from last year, so no wonder people are buying----we've got some great deals!!!!! Interest rates are still low too!!!! Those who are riding the preverbial fence waiting for the bottom--------------the bottom is only derived after it starts going up so don't wait too long!!!!!!!

We've had a few days of brrrrrrrrrrrrrrrrrrrrrrrr weather----however, when you watch the weather channel with cities with 30 degrees BELOW ZERO--I guess we can't complain about our 38 degrees for a few nights!!!!!! I called my family in Erie, Pennsylvania---it was ZERO degrees. We are liable to get an influx of northern residents in March when they thaw out!!!!
Just to rub it in a little---expected to reach 70 degrees today in MEXICO BEACH FLORIDA!

Well, that's all I have for now. Feel free to post your response!
Have a great week and weekend!
Mary

BRRRR! Well, ole' man winter has finally decided to visit Mexico Beach for a few days. Really, I can't complain----we have had a most wonderful winter--spending most of it in short sleeves shirts!! Everybody needs a blast of cold air everyonce in a while----its refreshing and it makes you appreciate those hot summer days!!! The great thing is ---- it will be 60 degrees again in a couple of days!!

I had a great conversation with a guy from Illinois the other day---its amazing how talking to other folks in different parts of the country can put things into perspective. In Illinois, there is a state income tax except on folks who are on pensions, the sales tax can range anywhere from 6.5% to 9.5% and property tax on a $400,000 house is over $7,000. In Florida, we have no state income tax, sales tax in my area ranges from 6-7% and property tax on a $400,000 house is probably closer to $5,000. He did say for $400,000 you could buy a 2900 sq foot brick house with full basement------------------------but you would be in Illinois for God's sake! You can buy a great house for $400,000 here and be a short walk from white sandy beaches on the Gulf of Mexico in Florida-------------I don't know about you but........................................

Anyway, I know we are getting a bad rap for property taxes right now so I just wanted to put everything in perspective!

I also had a conversation with a buyer about a week ago----She was about my age (young, very young) and this was not her first purchase of real estate. While talking to her and showing her one of my listings, she indicated she did not realize that I could show her (and hopefully sell her) anything in the area----she was calling each individual listing agent and making each appointment separately. I just told her that if she chose one agent whom she felt comfortable with-----that agent can do all that work for her!!! Part of my job is getting to know you and what you like and doing the searching for you! Your job should be to tell me your perfect property, tell me when you can be here to look, let me chauffer you around and then pick which one you want!!!!! So, my advice, stick with one agent and make them work for you!!!!!

The market seems to have picked up a little in the beaches area anyway---About 12 properties have been put under contract since January 1----that's extremely encouraging!! It seems people are coming back down and starting to look again----I'm optimistic that Spring will bring a little much needed boost to our local real estate industry. Sellers have been reducing prices pretty steadily over the last 6 months and I think we are reaching a point where prices are now stabilizing.

If you are in the market to buy, I think I would make some offers now, before Spring, especially if the property has been on the market all winter.

Hopefully Mexico Beach will see a couple new restaurants in the spring-----A steamed Seafood market and restaurant and "Mango Marley's" a family restaurant with wings, seafood and such.
We welcome both!!!

Please feel free to add any comments!

Have a fantastic week!!

Happy 2007!!!

I pray you welcomed in the new year in a safe but fun way! I know I did! I am more of a "homebody" but Chip and I made the rounds to a few private parties as well as Toucan's celebration where we saw all kinds of people we haven't seen for a while! Had a great time! We probably ought to get out more!

I, of course, made several new years resolutions----the first two are the same ones I make every year-----lose weight, get better organized. We'll see............................................

It looks as if the real estate market is looking up a bit! Several properties have gone under contract in the last few weeks. We are getting more and more phone calls about looking at property so perhaps we have reached the bottom and are on the way up!!!!! Some buyers are getting some pretty good deals, so don't wait too long--------------once sellers even think the market is picking up they are less likely to negotiate as much as they have been!!!!!

Our prices have definitely come down, but people still want to move to Florida and what better place than Mexico Beach----where our average temperature THIS winter has been about 65!!!!!
So our property will appreciate again---no telling how soon------------If you are a buyer you might want to buy now BEFORE we do start going up again!

I just learned about a great program in Port St. Joe----Gulf Coast Community College provides adults with classess for $60 for 6 weeks. The Panama City branch has a greater variety of classes but the Port St. Joe branch has some good ones!! What a wonderful opportunity to learn something, meet people, and have fun!! I will post the website here but will also have a link to it in favorite links----so check it out! http://lll.gulfcoast.edu/encore/Bay.htm#Course%20Descriptions

I am also going to post on favorite links a link to the Panama City Bay Arts Alliance-------I have been to several events over the years but they have recently starting bringing in some FANTASTIC shows! I recently saw the group "STOMP" there ----an absolutely awesome show! Bill Cosby is coming this month and in April---The Lord of the Dance! Willie Nelson is coming in February (I think).

I also wanted to let you know of a great restaurant in Panama City---Casa De Fago? Its a brazilian restaurant with ALOT of great food and ambiance!!!! The side dishes are at a buffet, lots of salads, vegetables, mashed potatoes, rice....... but the real treat is the way they serve the meat! The servers (dressed in brazilian dress) some out of the kitchen in mass with sword like skewers loaded with different meats---chicken, steak, lamb, shrimp-----they bring the different skewers to your table and you choose which ones and how much you want of each. Then they just keep coming and coming until you feel like you want to explode!!!!!!!! Its absolutely delicious and entertaining!!!!! It's just across the Hathaway bridge in Panama City. Let me know if you try it!!!!!

Please don't hesitate to respond to my blog-----I will try to post more often----let me know if there is a subject matter you want me to address!!!!

Thanks to all my customers who have made this another successful year for me---the market was down but I still did quite well and pray that 2007 is even better for ALL OF US!

Mary