Merry Christmas from Mexico Beach!

Brrrrrrrrrrr, feels like winter here at the beach! Pretty chilly yesterday and today, in the 30's. But we could live in Chicago or Buffalo or in Minnesota, where the wind chill takes it into the MINUS!!!

I remember growing up playing all day long in the snow! Building snow tunnels, making snowmen, making forts and having snow ball fights-------------what great memories! I freeze now when it dips below 50!!!! I really am glad to have those memories though.

Its going to warm back up towards the end of the week!

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I'm done shopping! I've got the presents wrapped and under the tree! I love Christmas!

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I feel obligated to talk at least a little bit about real estate........................We are all showing property quite a bit! I'm not seeing a lot of properties go under contract but you have to start somewhere! I'm even showing the day after Christmas!!!!

The people looking are all end users. My feeling is they want and can probably afford a beach house but all are being extra cautious because of the unknown economic future! I can't say that I blame them! Listening to the news makes ME want to file bankruptcy!!!! And I have been extremely blessed this year----all our investments are either paid for or are generating income, we still have a lot of equity in our home, our cars are paid for, and I am not financially (again , thanking God) stressed, but listening to the news makes me think I am or I'm going to be!
(of course that is not to say, I sure would like to be busier selling some stuff!!!!!!)

As you know I am a huge Dave Ramsey fan! The other night he was saying that this is by far the best time he has seen for a really long time to buy real estate. The only time he encourages someone to take out a mortgage is if they are a first time homebuyer. He did say that if you have money for a down payment---buy a house now!

I definitely promote Dave Ramsey's style of investing----DO IT ONLY IF YOU CAN AFFORD IT! But, if you can afford it---DO IT!

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The least expensive residential townhouse is listed at $99,000!!!! Let's say you can get it for $90,000, you finance 90% at 5.5 % for only 15 years---your mortgage payment is $662 for your beach home!!!!! and of course we go up from there.

You can now buy a lot for $50-$60,000. Building costs are down as well, so lets say you buy a lot for $50,000, build a 1500 sq ft home at $100/sq ft----you've got a brand new custom home for $200,000!!!! Pretty good!

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I pray that every one of you has a blessed Christmas and a safe New Year's. I thank all of you for supporting me, encouraging me, trusting me to represent you in a transaction!

Don't forget to sing Happy Birthday to the King---it is His birthday, you know!

Mary

Mexico Beach Florida

Tis the time of year to be prepared for any weather! 70 degrees one day, 40 the next! We've really had some unusually cold days for so early in the season, but Thank God it doesn't last long!

It's been snowing pretty constantly up north from what I hear!

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I've told my husband I want to fish for whiting ---so I'll give you a report after we actually do it!

Most people assume that we eat a lot of fish because Chip has his charterboat business, but its actually the opposite. His paying customers get all the fish! He rarely has time to go fish for himself, therefore, we rarely have fresh fish for dinner. Sad but true. I've been fish hungry, therefore my request to just fish from the beach!!!

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The El Governor is having a special---$50/night room. 850-648-5757. Gulf front hotel with pool/pool bar.

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Celebrate Safe, Celebrate Twice!!
Once again Mexico Beach will be running free shuttle busses on New Year’s Eve. This year, we will have three buses and they will be going from Port St. Joe, St. Joe Beach and Mexico Beach.
The stops will be:
Amanda’s Bistro
Fish House
Mango Marley’s
Ruby Runrunners
Toucan’s
EL Governor Motel
Lookout Lounge
The Haughty Heron
Thirsty Goat/Port Inn
The busses will be running from 8 PM ET – 3AM ET / 7 PM CT – 2 AM ET
Please stay safe!

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As for Real Estate:
There are going to be alot of people in town for the holidays and we are expecting to be pretty busy. I know that I have several groups of buyers coming this weekend and into next weekend!

I talked to a customer of mine this morning who is extremely optimistic about next spring. With lowered interest rates and declining prices, he feel there will be a lot of activity by spring! He has purchased and sold lots of real estate all over the world and watches things pretty closely!

Potential buyers are often astounded at the negotiating room that are often times built into the list price. Other areas, even Panama City, negotiate only a few thousand dollars. We, in Mexico Beach can negotiate several 10's of thousands of dollars and even 100's of thousands for those properties in the million dollar + range!

It's a shame that this is the case as it causes a lot of potential buyers to not even consider a property because it is listed way above their price range. Properties that are listed at the true market value are being shown and sold much quicker than those who are listing high "just in case" someone wants to overpay!!!!

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Let's talk credit. We had someone come in the office the other day saying they have a 560 credit score. Not a very good score. They told us their lender said as soon as they get it to 580 they would qualify for a 90% loan! 580 is not a very good score either!!!! So, please don't think that banks aren't lending!!!!
Interest rates are right around 5-5.5% for investment properties and even lower for primary residences!

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I have a few Mexico Beach 2009 Calendars left. If you want me to send you one just email/call me with your mailing address. They are nice calendars with local pictures taken by folks just like you----plus it has the local events listed as well.

There are not a lot of new listings on the foreclosures list, but I'll be glad to email that to you as well anytime you request. If you are not on my email list to receive new listings and such, send me a quick email, or give me a call and I'll put you on my list! If your wish list has changed or you are no longer interested in my emails, please let me know!!!!!

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I pray everyone is enjoying the season! Please don't hesitate to call/email me anytime if you have any questions at all about property in this area. Feel free to pass my name, number, website out to all your friends--for I live by referrals!

Merry Christmas and remember the reason for the season!!!

Foreclosures in Mexico Beach

17 Days until Christmas!!!




I love seeing all the Christmas lights. If you haven't driven by the city park next to the El Governor, you must do it! Wiley at the El Gov does a fantastic job!!!

Of course, pictures don't do it justice!

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I just sent out my newsletter for the month of December. If you are not receiving it, please let me know and I'll add you to the list.

If you no longer want to be on that list, send me an email as well and I will remove you from the list! I certainly don't want to pester anyone!!!!

I just took a quick look at the sales for all of 2008---about 25% of them were foreclosures, or short sales or distress sales!!! That's pretty huge for our little area!!!

We have about 15 foreclosures, pre-foreclosure, distress sales on the market right now. If you want an updated list, just let me know and I'll send you one.

Some of these properties are selling at 50% or more of what they were purchased for at the height of the market. The banks are really losing a lot of money!!!

I've blogged before about the foreclosure websites that you can sign up for to receive foreclosure notices. I'm not an advocate of those---why? I have not seen one yet that is really accurate.

For instance, they still list a house in Port St. Joe as a foreclosure, available for sale, that was sold at a courthouse auction several months ago!!! I also have seen a listing of a property on a foreclosure website in which THERE WAS NO MORTGAGE.

You can certainly use it for a reference, but don't rely on the accuracy. The banks are listing the properties with Realtors pretty quickly after the foreclosure takes place, so your best bet is to go ahead and just get updates from your Realtor!

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I find it interesting that Black Friday (the day after Thanksgiving) showed retail sales were up 7.2% over last year--------most are saying that's because people were taking advantage of the drastically discounted prices.

Sounds a lot like real estate, doesn't it!!!!!

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Interest rates are down to 5.5% all over the place, even a tad lower. There has been a rumor that they may go down to 4.5% but most are saying there will be lots of restrictions on this rate.

Still, 5.5 % is pretty good!!!

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Wow, have gas prices been falling!!! I paid $1.59 in Georgia yesterday!!!!! Man, that was nice!

Makes me want to take a road trip!!!!!

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I pray everyone has a happy, healthy, productive week! Be sure to enjoy the Christmas season this year. I know we get overwhelmed with the shopping, traffic, cooking, parties and such, but remember "Jesus is the reason for the season!!!"

I'll be working right up to Christmas Day, so don't hesitate to call if you are interested in buying or selling!!!!

Mary

December in Mexico Beach!

I trust everyone had a wonderful Thanksgiving!

Now its time to get ready for Christmas--------where in the world did 2008 go?



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Our weather was beautiful last week! Shorts and T-shirt if you were out working in the sun. Cooler in the shade though. We had a little rain, which is always needed this time of year, since most of us turn off the sprinklers.



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I'd like to put in a plug for a friend of mine who is starting his own business. Dave Bonar has worked for St. Joe as a construction supervisor. He built his own home here in Mexico Beach and has tons of experience.



THE CARPENTER'S SHOP will do any kind of woodwork, especially custom cabinetry as well as cabinet refacing!! He can also restore, repair, and refinish wood furniture!



Give him a call if you are planning on doing any kind of kitchen renovation----its more economical to reface those cabinets than replace them!



Dave's number is 850-527-8950

You won't be disappointed!



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As for real estate: It was a little slow this week. People were concentrating on family and food!



A short sale closed this week though---what I think was a screaming deal! A newer home, over 2200 sq feet literally a stone's throw to the water and with outstanding water views---------listed at over $480K, purchased in 2005 for $835,000!!! It closed this week for only $350,000!!!



It was a short sale, which means the lender took a substantial hit! Short sales are all different, so it might be the seller is still responsible for the balance of his mortgage or the bank may have let him off the hook completely. Short sales are easier on your credit than a foreclosure!



The house was listed at $480K and somebody had the nerve to offer $350K!!! And the bank took it!!! Not all properties will knock off a whopping $130K but the point is, you have to be bold enough to make the offer. If you have the means to close quickly you have lots of bargaining power!!!



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I will be sending out my newsletter this week which has detailed information on recent sales and good deals!

You never know where a screaming deal is until you make an offer---some sellers are listing their properties now at competitive prices with OTHER LISTING PRICES. However, each seller situation is different. Some may be willing to negotiate a little, some may be willing to negotiate A LOT, but all will negotiate for sure!



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You can now buy a livable home (townhome) within walking distance to the beach for under $99,000. You can buy a livable mobile home within walking distance to the beach for just a little over $100,000. A lot of people wouldn't consider a mobile home, but if your goal is a place at the beach............................you can always use the mobile home as your vacation retreat for a while and then either build, rent or sell! Your first investment here doesn't have to be your ultimate dream house--you may have to build up to that!

At these prices, you really can afford something at the beach!

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In this tight financial market, one thing you must be aware of is your credit score! If you have a 15-20% down payment and a good credit score, you can get financing! I know of a bank that, with 30% down, you can get an interest rate of less than 4.5%!!!!



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Lots of activities in the area this month. Mexico Beach's tree lighting is Sunday the 7th at 5:30. Please bring a new unwrapped toy or canned goods. Festival of trees in Apalachicola through the 13th of Decembeer. The Dixie Theatre in Apalachicola is putting on the production of "The Christmas Shoes" the 6th and 7th!
I'll be posting a calendar of events on my website Next Year----am just beginning to work on it!

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Have a wonderful week and don't hesitate to contact me if you are interested in either buying or selling in the area!

Mary
850-896-5222
www.maryblackburn.com
Sundance Realty

Happy Thanksgiving from Mexico Beach

It seems I always start with an update on the weather so.............it was really cold Friday and Saturday but absolutely gorgeous Sunday! You can't ever really put your t-shirts and shorts away----Of course, my husband Chip, pretty much wears shorts all year round!

It will get sweatshirt weather in the evenings but t-shirts in the day! We'll continue to have a few nights when it gets below 40, but that never lasts long and its always nice to have a chance to wear a new sweater now and then!

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Not much news on the fishing front. Chip hasn't gone out for quite a while. I believe he has one or two trips scheduled but he's pretty much finished up until spring.

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As for real estate: All I can say is ............find a property you like and make an offer.

There is a gulf view newer home that is selling for 28% of the list price. And that is actually more than 50% of what it was purchased for in 2005!!!
It is a short sale, so the bank was ready to get rid of it!

Other recent sales have been anywhere from 15% to 30% off the listing price! The higher the list price the more negotiating room you have! Short sales, foreclosures probably have the most negotiating room depending on how long it has been listed.

You don't know what a seller is willing to take until you make an offer. Some are very ready to sell, some are not, but it's definitely worth a try!!!!

Least expensive residential property is now at $99,000!
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I am still coming across people who say to me "So, are you selling anything at all?" This comment always make me smile! My first response wants to be "So, watching the news are you?" Of course we are selling! We would all have our doors closed and be working at Walmart if we weren't!

This is the time to buy! There are buyers out there! They want the bottom dollar however. And there are sellers that are willing to take that bottom dollar. The hard part is getting them to both agree!!!!

If I said it one time, I've said it a zillion times.............if you can afford to buy a home here, this is the time! If you are planning on keeping that home for the next 5 years or more, this is the time to buy!

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I just wanted to include the link below. During these Holiday times, we can't forget our military who are overseas and putting their life on the line for us. The link below is just an easy way to send a quick Christmas card showing your appreciation the men and women in uniform.

http://www.redcross.org/email/saf/?gclid=CNiYqrCYjpcCFQVuswodSGrE9Q

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Have a wonderful Thanksgiving! Don't forget to tell the cook in your family how much you appreciate them! It's a great time to stop and remember all your blessings also. Every time I look out the window, I thank my God for allowing me to live here at the beach!!!

Mary

November in Mexico Beach, Fl

Brrrr.....supposed to be chilly all week, with it dipping REALLY low at night. Freeze warning Tuesday night! I really, really, really dislike the cold. It does get cold here, the only saving grace is that it doesn't last long! We'll have a few days of really cold weather, and as long as the sun is shining, its bearable. But it will really only last a few days and then it's not so bad!

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On the fishing front---snapper are out but you can still catch grouper. We've had some exceptionally calm water out there lately! You will probably have to go out a ways to catch most of the grouper, but what a better way to spend a day!!!!!

If interested, of course----www.charterboat-missmary.com

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On the real estate front: My newsletter with specific stats will be out the first week of December, but not a lot going on! A couple of gulf front townhouses, short sales, are now under contract, as well as a townhouse off the beach and a single family home-----so there is activity, just not a lot! I'm in negotiations with a couple myself.

Florida is #2 in Foreclosure filings for October. The information is from Realtytrac.com. I've watched this website quite a bit and I don't think its real accurate, but it does give a ball park.
According to Realtytrac 1 out of 157 housing units have filed foreclosure. That is up a whopping 80% over October of 2007. That's pretty staggering!!!!

Nevada is #1 and Arizona is #3 in foreclosures.

On an encouraging note, the Mortgage Bankers Association said applications for new mortgages are up 11.9% for the week of November 7th.

Which is certainly understandable-----the foreclosures are up, which means the prices are down, so the buyers are buying!!!!

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I know in our little area here, the foreclosures are not primary homesteads, they are investment properties gone awry!
There are deals out there!

Not a great time to sell-------UNLESS--you've owned the property a long time, in which case you still have great equity! If that is the case and you want to sell, then it must be listed at a realistic price and it will sell!!!!!

Great time to buy as some prices are back down to 2001-2002 pricing!

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Well, I pray everyone has a great week. I know that there are a lot of people who are worried about their jobs and the economy in general. I certainly pray for all Americans and the President, especially in these times. Please keep the faith!

Mary

Mexico Beach, Florida

Brrr........45 degrees this morning---however, it will be in the 70's this afternoon. This is the time of year when you have to dress in layers!
It's been just beautifully sunny though!

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Not a lot going on in the real estate world, its been pretty slow. I sent out my newsletter with specific stats last week. If you are not on my list for the newsletter or did not receive it last week, let me know!

We still have some "end-users" buying simply because the prices have dropped considerably. End-users (people who are buying to USE for the next 10 years or so) have typically been our market. These type buyers are still looking and buying. The "flippers" are pretty much gone, although I know they are looking and ready to buy if a 'STEAL" comes up.

I know that a lot of buyers are still sitting on the fence, waiting to see if the market has bottomed out. I'm not sure that we will know that until its been here and gone.

Steve Forbes (of Forbes magazine) was on Fox news the other day saying he believed the market will turn around soon and we will start to see some real activity spring of 2009. Others say 2010!! So, in otherwords ........... who knows!

Sellers are desperate for activity. Buyers..........this will mean sellers won't be as negotiable.

Sellers are extremely negotiable right now. One can not be afraid to offer what you are willing to pay!

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I have an updated list of foreclosures and short sales. If you would like this list, give me a call or email.

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As for the credit crunch............Banks are lending! The media acts like no one is able to get credit, not true. You do have to have good credit though! Bankers are still lending even at 95%. If you are interested in purchasing and haven't checked your credit lately, you may want to take a look and clear up any errors or problems!
I even have a banker who will now lend on single wide mobile homes!

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I pray that the transition to the new President will be smooth and take great comfort in the fact that God is still on his throne---he's the only One I have faith in!!!!!!!

Have a great week and please don't hesitate to call or email me!
Mary

Mexico Beach Florida Real Estate

We are having our typical fall weather now! Cool in the evenings (50's) and absolutely, stunningly gorgeous in the day---upper 70's. The water is calm and beautiful. We still have some swimmers on the weekend---the water is a little too cool for me but......................

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We had several first time Mexico Beachers stop by the office this weekend! They raved about how quiet and low key it is and remarked how it is the exact opposite of what Panama City Beach has become. This is a typical response from people who have not visited us before. We really are like a pleasant step back in time!!
We may have to drive 40 minutes to eat at "Outback" or shop at Dillards, but its a small price to pay when you look at at that ocean and drive down Hwy 98 without a stop light for miles and miles! Not to mention the wonderful people here!
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As for the real estate market. Prices are continuing to decline. We just closed on an 1800 sq foot home for $160,000! Not a foreclosure, not a short sale, not a distress sale. EVERYONE was happy with this transaction, buyers and sellers alike. The home could use a little updating but could easily be lived in for the next 20 years without doing a thing!

I will be sending out my monthly newsletter with specific stats this week.

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My blog is short this week because I just mainly want to say

BE SURE TO VOTE!!!!

As much as I want to, I will refrain from spouting my political viewpoint. Suffice it to say
I pray you will vote your faith, your conscience, and your common sense!

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Have a fantastic week!
Mary

Home Sales up Nationwide!

I always like to update you on the weather as I know I have a lot of Northern readers!! This weekend we were in the mid 50's at night (freezing to me!) but warming up beautifully, high 70's, low 80's in the middle of the day! This week, however, its only supposed to get in the mid 60's during the day and mid 40's at night!! Yikes---takes me a while to get used to those COLD temps!!!!
This time of year, though, it changes weekly----could be back up in the 80's the following week! (I'm hoping!).

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Don't forget to turn your clocks BACK this coming Sunday, November 2.

I understand the rationale---school kids waiting for the bus in the dark-----but, man-0-man, I don't like it when it gets dark at 5:00 in the afternoon!!! I'm the type of person who requires a lot of sunlight! I think its time to go to bed when it gets dark!!!

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As for real estate:
It seems that for the first time in 3 years, existing home sales in Florida rose 24% in September!!!! Of course, this is due to the declining prices. Florida's median sales price is $175,1,00, a year ago it was $224,700. The interesting thing is that in Sept of 2003, the median sale price was $158,800---meaning there has been a 10.3% INCREASE in that 5 year period. Proving my point that real estate is a LONG TERM INVESTMENT!!!! That being said, that is the case in a normal market. The year when we hit this "abnormal" high, selling old mobile homes for $300,000+ might be different. I'm not sure that you will have a normal rate of appreciation in 5 years in that case, maybe 10 years???

I will have more stats on the local real estate sales in my newsletter which I will be sending out next week. I can tell you that we are pretty much in line with the state wide stats though.

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The Appalachicola Seafood Festival is this weekend. www.floridaseafoodfestival.com
Port St. Joe has its downtown trick or treating this Friday. It's sooooo much fun to see all the kids in their costumes!

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I pray everyone has a wonderful week. Don't forget to vote November 2nd!

Mary

Perfect Weather in Mexico Beach

Wow! Fall hit this weekend! Rather chilly (high 50's) at night and warming up to high 70's in the afternoon! I love it when I can turn that AC off and open up my windows!!!!

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Chip had a great fishing weekend. Caught his limit of snapper very quickly and not far off shore at all! A grouper and kingfish here and there! Snapper are off limits the end of this month though!

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The Art and Wine Festival was a success this past Saturday! Lots of gorgeous artwork displayed! The setting of the Driftwood right on the beach is wonderful and the weather was beautiful! Good wine, good food, great people and great artwork! The auction is always fun to watch, better yet if you participate though! The proceeds go to the fireworks fund for the 4th of July----always a huge event!!!!

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As for real estate: A couple of properties went under contract in the past few days!! It's the SELLING prices that make me think we are at the bottom or very close to the bottom. The list prices are still all over the place, but its those brave souls with CASH or ready to go financing, that are getting some good deals!
I don't post specifics on my blog, I do that in my newsletters.

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DON'T FORGET TO VOTE NOVEMBER 4!!!!

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Have a great week and don't hesitate to call or email me if you have any questions about buying or selling anywhere from Mexico Beach to Port St Joe to Wewahitchka!

Mary

October 15 Mexico Beach Fl

Unbelievably we are already nearing the end of 2008! Where did the year go! I don't quite understand why "time flies" the older you get! (not that I'm implying that I'm old or anything!)

I just received an email from a friend of mine who is spending the next 6 months in HAWAII!!
She said Hawaii is not like it used to be, said it was loud, which she was having trouble with after living in Mexico Beach the last couple of years!!! I thought that was interesting!

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The Art and Wine Festival is this Saturday and if you haven't been----you need to come! The artwork is really great and the atomsphere is wonderful. 2:00-9:00 central time at the Driftwood Inn.

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Snapper fishing is closed the end of this month. Chip loves to fish in October, its much cooler and the fishing is great! He's been catching limits of Snapper, and even quite a few grouper on 6 and 8 hour trips!

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Just an update on the new Sacred Heart Hospital being built in Port St. Joe.
http://www.sacred-heart.org/WhatsNew_Tree/article.asp?NID=846

They have started construction and it is still proposed to be open in the fall of 2009.
We are all looking forward to this as it will not only provide much needed services in the area but also provide some new jobs!
The new hospital will be a community hospital with private rooms, an 24-hour emergency department and operating rooms
A full complement of diagnostic and laboratory services
A medical office building with space for primary care and specialty physicians, as well as various outpatient services
A helipad to be used by Sacred Heart's AirHeart helicopter, providing rapid transport for trauma patients and other critically-ill patients

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Wow! Those gas prices! We are at $2.99 for regular here in Mexico Beach. I know folks in Georgia were having distribution problems as well as high prices.
However, we never had problems getting fuel down here.
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As for real estate: Six properties have been put under contract in the last couple of weeks!! Please remember I'm talking about Mexico Beach and St. Joe Beach only, a really small area, so that's not bad! Of course there are over 250 active residential properties on the market, that's not so good! My point is that there are people buying! There are a lot looking to buy!
We all thought 2007 was slow, but looking at the sales for 2007---there were 91 residential sales Jan-September in 2007. We only have 58 residential sales thus far in 2008. YUCK!
The average sale price in September 2007 was 229,683!!! The average sale price this September was $172,333!!!

My November newsletter will give some more comparative stats!

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As for the credit crunch.........We haven't had any experience down here with buyers having difficulty getting financing. Yes, they may be requiring 10-20% down and perhaps they are requiring a good credit score, and hopefully they are verifying income a little more---------but isn't that the way it is supposed to be??? My point is, if you can afford to buy, you can get financing!

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Well, I hope everyone is enjoying the cooler weather! As always, don't hesitate to call me if you are interested in buying or selling down here! My website has, not only my listings, but all properties on the market under property search---I can help you with any of them!

Go to church this Sunday and Have a great weekend!

Mary
850-896-5222
www.maryblackburn.com

Happy October

Happy October from Mexico Beach, Florida!

Our weather has been beautiful! Cooler in the evenings and warming up nicely in the afternoon!
I love this time of year! It's so pleasant to work in the yard and walk on the beach and not sweat the entire time!!!

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I just sent out my monthly newsletter with the real estate stats for the month of September, so I am not going to reiterate, other than to say, its been slow!!!

My take on the market though----ITS GOING TO GET BETTER! Don't know when, but its going to!!!

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Fishing is good! Chip had a good box of grouper and snapper just a few days ago! And its sooooooo much more pleasant when its not so blasted hot!!!

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My take on the economic bail out: www.daveramsey.com

He proposes a plan called THE COMMON SENSE FIX. Can you imagine the government doing anything that exhibits common sense???

Anyway, check out Dave's plan.

Basically and in my own words:
#1. Insure those subprime mortgages. The lenders must re-write the mortgages to have a fixed rate. Hopefully, this will allow those homeowners to hold on!
#2. NO GOLDEN PARACHUTE FOR ANYONE!
#3. Remove Mark to Market accounting for awhile.
#4. REMOVE CAPITAL GAINS

Dave, of course, explains each of these propositions.
He also asks that we send this plan out to our senators and representatives (which I've already done this morning!)

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Again, I am asking for donations for the alzheimer's fund---my sisters and I are doing a walk to raise fund for research for this horrible, horrible disease. My dad suffered from this for many years.
If you can contribute, I will forever be grateful!
Her website, where you can download a form or transact it on line is
https://www.kintera.org/faf/donorReg/donorPledge.asp?ievent=274342&lis=1&kntae274342=60DC390AC05848B3A0590EF42711B036&supId=232479789

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Lots of events going on in Mexico Beach and the surrounding areas for October. The Art and Wine Festival in Mexico Beach is October 18.
Golf tournament in Port st joe October 11, Octoberfest at Windmark Beach the same day.
Trick or treating downtown in PSJ on Halloween as well!!!

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As always, go to church on Sunday, have a fabulous week and weekend and give me a call if I can be of any service to you!

Mary

Mexico Beach Florida, Is Fall here??

What awesome weather we've had for the last few days! Cool enough to work in the yard all day and not MELT!!! Fall is coming, I just know it!!!
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The Fishing Report first: Lots of bait fish up close, so perhaps that will bring in lots of fish! Last week, with the water all stirred up by Hurricane Ike, the fishing was terrible. But, as typical, after the water calms, the fishing is good!!! You can still catch Snapper in State waters about 9 miles out and they are definitely out there!!! You have to go out into Federal waters to catch Grouper though. There should be plenty of Kings and Spanish in closer though (since almost none were caught during the Kingfish tournament---they should be hungry!!!).

Chip loves fishing this time of year!! So much cooler and you can definitely catch'em!!!!!

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Below is a video clip to an Oyster Eating Contest hosted by Two Crabs Restaurant Saturday.
Unfortunately, there were only two contestants, but it was still fun to watch!!! Where O Where were all you oyster eaters???? Prickly Pear also held a silent auction and wine tasting. All to benefit Growing Minds, a center for autistic children!

So, this past weekend had good weather, good fun, good friends + I showed some property----Can't get any better than that!!!

Oyster Eating Machine
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The real estate market has been slow this whole month, which is pretty typical for September. Kids are going back to school and folks are getting back to the old routine and out of that summer vacation mode! Buyers will be around in October though, so I imagine things will pick up a little more next month. There are definitely some bargains out there for those end-users!!!!
I am going out of town the first week of October, so I'll try to get my newsletter out before I leave. I'll feature some pretty good bargains!!

Interest rates are back down under 6%. Anyone with good credit and a little bit to put down won't have any problems getting loans. Anyone with lots of cash-------bargains galore!

Sellers who are willing to owner finance are getting the most action. Or those who are listing at reasonable 2008 prices instead of 2005 prices are actually selling!!

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On a very personal note: My Dad suffered from Alzheimer's for many years. It was extremely painful for me and my 7 brothers and sisters to watch him "dissolve" into a listless shell of a man. Alzheimer's is a horrid disease, crippling to the person as well as to the family who has to participate. Two of my sisters and I are participating in the Walk for Alzheimers to raise money for research. I absolutely pray that a cure will be found soon. Below is a link to my sister's page for this walk. If you would like to contribute to this great cause, I would be eternally greatful!

Memory Walk 2008

Have a great week!
Mary


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Mexico Beach Fl dodges Hurricane Ike

Mexico Beach, once again, dodged another Hurricane. Hurricane Ike stirred up our waters, clouded up the skies, and brought in lots of surfers, but other than that Mexico Beach fared well!

Cape San Blas, of course, felt a little battering, as it always does. The road where stump hole is, (the rocks) was covered with water by the 14 ft storm surge. At least one home and a group of townhouses in that area were undermined by the beach erosion there as well. This area takes a beating every time there is any kind of storm in the water, so it certainly was not a surprise!

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We had the 12th annual MBARA Kingfish tournament this weekend. Ike really put a damper on that as the water was not only rockin' and rollin' with the wave action, the water gets so murky that the kingfish don't want to eat!

We appreciate all those that turned out for the Captain's meeting----lots of great door prizes and the sausage, as usual, was delicious!!!! I know a lot of guys didn't get to go out and fish because it was too rough, but I don't think you missed anything!

We only weighed in two kingfish! 19.25 was the winner and 5.40 was the runner up!!!! We weighed in only a few spanish, with 3.85 being the winner!!!!

We all had a good time and again, thanks to all of you who, year after year, support the MB reef association!!!!

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On the real estate front..............it's been a little slow! Not a lot going on, a few new listings, a sale here and there, and that's about it. This time of year is always pretty slow just because schools have just begun and people are adjusting back into the usual routine from summer vacations! My October newsletter will have September stats.

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If I may, (and since its my blog, I guess I can!) I'd like to post a little gripe of mine. I've never quite understood why some people use different agents to gather information. If someone wishes to explain--PLEASE EMAIL ME! I really want to understand. We (real estate agents) all make our living the same way...by commission. I've had some calls lately from potential buyers who are asking ME for information even though they have called/talked to /other agents. I know new buyers may not understand that any agent can help them with any listing, but these are not new buyers. I can understand using different agents for different areas, of course, but why make several agents work for you when only one is going to get paid.

I think loyalty provides the best customer service. This is usually the case in all industries! If you go to the same service provider every time you need service, don't you think they go a little above and beyond to please you? I think this is the same in real estate!

I'm grateful for every sale I've had. Grateful for every person who used me as their agent (whether they will use me again or not). And I certainly understand switching agents when you've used one agent and had a bad experience! But, I don't think its really fair to any agent when you use many agents to gather your information and then use only one on the transaction. Our time really is worth something---when we spend time emailing, making phone calls, researching information and properties for you and then you use someone who didn't bother doing that for you. I just don't get it!

Sorry for the whining, just had to get that off my chest!!!!!
I'm over it now!!!!
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Keep Galveston and the other areas that were hit hard with hurricane Ike in your prayers!

Have a great week and if you are looking to buy or sell----give me a call!!!!

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"Stop, drop, and roll won't work in Hell!"

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Mary

Mexico Beach, FL avoids another Hurricane

Mexico Beach has been blessed once again and has avoided nature's fury!

Amazingly Hurricane Gustav brought us very little rain, perhaps some 30 mph gusts, and a little storm surge!

The surfers are out in full force today enjoying some wave action! We have surfers come from everywhere, Georgia, Alabama, Texas to catch a wave! Check out the video I took this morning on my website!!!

I pray that Louisiana fares okay and am grateful that most residents evacuated. It is times like these that possessions seem trivial. It is family and friends that are "priceless" and although it is frustrating and difficult to evacuate, one must remember what is important!!! Always better to err on the side of safety!

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My email has been filled with websites that advertise "make millions buying foreclosures". The companies that sell the books and videos and classes teaching people how to buy foreclosures are the ones making millions!!! I do think that people can and do make good money buying and fixing up and reselling foreclosures! However, it is not as easy as these companies make it out to be! You have to do your homework first and foremost! You have to know the area, you have to have money (no matter what the videos and books say) and you have to know what you are doing!

In this market, and I am talking our local market not the national market, even if you buy a foreclosure or any property at a really good price, please be prepared to hang on to it for at least a year or two.

I truly believe this is where a lot of people go wrong. They buy and believe and count on "flipping" it in a few weeks. You need to have the ability to carry the property's expenses for a year---you may not have to----but at least be prepared to. This will make your life and flipping experience much less stressful and productive!!!!

My husband and I have purchased several properties for investment always with the intent of hanging on to it for several years. Several times we have sold those properties much quicker than we had anticipated just because we were presented with an offer we could not turn down!!!
That is always a nice turn of events, but my point being, we had planned and were able to carry the property for several years!

I have gotten onto a tangent though. My focus was the websites that promote foreclosures.
There are several websites, of which I will not name specifically, that give you information about properties that are in pre-foreclosure or already foreclosed on. Please be aware these websites are not always accurate! For example: They still list a property as a pre-foreclosure when the property has already been foreclosed on AND re-sold! They have a property listed as a pre-foreclosure when THERE IS NO MORTGAGE on the property. They have an incorrect address for a pre-foreclosure. They also give just the first mortgage as the loan amount, there may be a 2nd mortgage or tax liens on the property.

I'm certainly not saying that all information is incorrect, just please be aware that you must still do your homework and do not rely solely on these public foreclosure websites.

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I will be sending out my newsletter with August's real estate stats by the end of the week. If you are not on my email database for the newsletter, please sign up and I'll send it to you.

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Don't forget to check out my website for past blogs, my new buttons of FAQ's and VIDEOS!!!!
You can search just my listings or all properties on the market as well!

Have a great week!
Mary

Tropical Storm Fay

For those of you who haven't called me.......................Fay has come and gone and didn't spend a lot of time in Mexico Beach! We, once again, escaped the "devastation" the weather channel predicted.

Friday evening we had quite a bit of heavy rain. The ocean was churned up pretty good and well, that's pretty much it! It was overcast and drizzly Saturday, off and on sunshine with some scattered rain Sunday. Looks as if we are going to have a little more rain today.

I know the radar showed we got blasted, but we didn't! I don't know how Panama City Beach fared. I know Tallahassee had torrential rainstorms that flooded many streets and probably had quite a few trees down.

So, once again, we were spared!


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The MBARA kingfish Tournament was postponed to September 13th. The cooking team had everything ready to go, but fortunately Raffields fisheries allowed them to put all that sausage in their freezer!!! So they'll be ready Friday the 12th for the captain's party!!!


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Although there weren't a lot of people down this past weekend, I showed property all weekend to some folks who have been looking for a while and feel that this is the right time to "jump in" !

Interest rates have edged up slightly and most people are saying they won't drop under 6% again.

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My real estate newsletter on the stats for August will be out in a week or so. If you've not signed up to receive it via email, please do!

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As always, you can keep up to date on all the properties for sale through my website.
Have a great week and remember "God loves everyone, but probably prefers "fruits of the spirit" over "religious nuts"!!!!!

Florida Sportsman Fishing Forum

I'm sure that many of you are hooked, as my husband is, to the Florida Sportsman Fishing Forums! I thought it was probably just a lot of fishing stories! I am in constant awe as I log on occasionally to read AND LEARN! There are the typical threads of fishing stories and related questions about what size lead to use and where to catch'em this weekend. But you will be amazed at the humor, wit, sensitivity, and intelligence that the fishing forum regulars provide!
I've laughed 'til I cried at some of their stories and descriptions. I've cried as they have asked their "fishing brothers" to pray for a loved one that has been diagnosed with cancer. and I've taken notes as they have passed on information from their many levels and fields of expertise.
Doctors, lawyers, teachers, Realtors, preachers.............they are all on there! Their advice, knowledge, suggestions, criticisms is like any other forum, you might have to weed through some not so good posts but all in all a very educational read!!!!

The link is on my web page in the links section.
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http://outdoorsbest.zeroforum.com/zerothread?id=778079

Above is a thread in the forum. Interestingly enough, forum members seem to agree with ME!
They believe the bottom of the real estate market is at hand and that if you want to have a place in Florida, you might better begin a serious look! In the thread link above they explain why they believe so. They are not talking to the "flipper" who wants to buy and then sell in 7 months for a large profit. They are talking to the 2nd home owner, the vacationer, the family that spends every long weekend here who is going to buy a home to use and enjoy for the next 5-100 years!!!!

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The Florida Department of transportation is again hosting meetings about the proposed Gulf Coast Parkway. This is the new roadway planned to link Hwy 98 in Gulf County around Mexico Beach and link it to hwy 231 in Panama City. There are several routes they are looking at and are having meetings to educate the public on those routes.
http://gulfcoastparkway.com/index.cfm
This is a great website to provide you with all the information! They show and describe each route considered in detail.
This is a long range project, still in the planning stages right now. I do believe this will be great for Mexico Beach as it takes through traffic off the only road through Mexico Beach along our beautiful beaches!!! I believe it will provide easier access from Panama City, our Alabama visitors as well as those farther north! I believe it too will raise property values as it makes us even a little more exclusive!

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The MBARA kingfishing tournament is this weekend! The cooking team (my brother -in-law as well as other friends) are cooking the sausage Friday night at the Captain's party at the El Governor. You can register there as well!
The weigh ins will be at Marquardt's Marina, where Sally, Bill and I will be weighing in those monsters you catch!!!

Hopefully, Hurricane Fay will dissipate and not cause anybody any problems!!!

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That's all for today! If you are interested in buying or selling you can always keep up to date on the market by browsing my listings or ALL listings on my website. Don't forget, I can help you with properties that aren't my listings just as well as I can with those that are!
There are some good deals out there-------give me a call and I can send you a list of properties I think are good buys!

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Have a great week, recognize the blessings around you, and don't hesitate to call me if I can help you with anything!

Mary

The Real Estate Market in Mexico Beach Florida

Here is a very cool picture, taken by the space shuttle! I've circled the Cape, hope you can see it!

If you'd like me to send you a copy, send me a quick email!

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I've been encouraged by the recent activity in our little area this month! Lots of lookers, several offers and contracts and most importantly a realization by the buying public that perhaps prices are getting right! Buyers are realizing that interest rates are going up and prices are beginning to stabilize a little. They may fall a little more, but based on SELLING PRICES not listing prices, we are pretty close to the bottom. It's always scary to say that because, fortunately, I cannot predict the future-----we will only know the bottom was here, when its not here anymore!!!!!

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My immediate selling area is Mexico Beach, St. Joe Beach. This is a very small localized area, so when I'm thrilled to say we have put 7-8 properties under contract in a month, please realize we are only talking about a 5 sq mile area!!!!!!

I also work in Port St. Joe, Cape San Blas, Windmark Beach, Overstreet and Wewahitchka, but most of my statistics and information in my blog and newsletter are corresponding to Mexico Beach and St. Joe Beach.

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I just want to say thank you to all my loyal customers, those who list with me and are patient while we try to find you a buyer and those who use me to assist them in finding a property to buy!

Many Realtors have had a hard time sustaining in this down market but thanks to you I am number 4 in sales (within the Beaches area and Port st. Joe and Wewahitchka)! It has not been easy but I can tell you I ENJOY EVERY MINUTE!!!! How many people can say they love every minute of their job, have a 3 minute commute to their job, and get to see the ocean from their office!!!!!

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An interesting statistic is the average sale for this year is 83.64% of the asking price. If its a cash offer it is 78% of the listing price! That is a huge negotiating margin!! I do think that sellers are now becoming more reasonable when they list, so I anticipate that that percentage to decrease quite a bit as listing prices reflect the market value more closely. Please don't jump to conclusions that every listing price is 20% negotiable though! That number takes into account many short sales, foreclosures and distress sales. My point in stating it is that many areas of the country, and even our neighbor, Panama City, the average percentage is really no more than 3-5%, so if you are seriously looking in the area, you need to realize that most of the time you have a lot of negotiating room!

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I know I've said this before but its worth stating again because I am asked this question all the time-------Realtors licensed in Florida, can sell any property in Florida. You do not have to use the Realtor on the yard sign to buy that property. Once you find a Realtor that you "connect" with, you can use them to assist you in buying any property! We usually have an area of expertise. For instance, I CAN sell a condo in Panama City, but due to the HUGE inventory of condo's over there and my frequency or lack of in selling over there, I am certainly not the best Realtor to advise you.

If you give me enough notice and a very specific set of criteria, I am willing to research the market extensively and would love to help, but that is not my primary area of expertise.

I can, however, refer you to a great Realtor over there!!!!!

I can talk about the market and individual properties all day long if they are in Mexico Beach, St. Joe Beach, Windmark, Port St. Joe, Wewahitchka though!!!!!

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There is a real estate auction being held July 31st. Two very nice, newer homes, one with fantastic gulf view, one a block from the water, as well as a little home in Port St. Joe.

If you would like information on the auction, send me a quick email and I'll send you some information.

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I've talked to several bankers lately, they all say the interest rates are going to continue to go up. The best rate I've dealt with lately is from Tyndall Federal Credit Union---5.91%!!! There are restrictions though. If you'd like more information, just let me know!!!

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As always................................

If you are interested in buying or selling, please give me a call/email!

If you are no longer interested in being on my database please send me a quick email and I'll take you off my database!

Please feel free to browse my website as every property on the market is listed there!

Don't hesitate to call me if you have any questions about any property you are interested in!

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Have a great week!

Mary

July has been Hot!

And I don't mean temperature wise! Six properties have been put under contract in the last 24 days and 2 of them have already closed as they were cash sales!! A mixture of properties from Gulf front homes to gulf view homes to single families a couple blocks back to beach side townhouses to fixer uppers!

I think this shows that prices are getting right!

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Below is an excerpt from an article I read. I think it puts things into perspective when buyers respond--we are waiting for the bottom!

Interest rates fluctuate – it’s natural in any economy. But, due to the recession and inflation, we’re seeing record-high interest rates, which translate to fractions of a percentage point dramatically increasing the amount you pay for a thirty-year fixed loan. For example, if you’re looking to buy a $300,000 house, you’ll pay 6.525% interest – or $320,341.74 in interest over the life of your 30-year loan. Increase that APR to 6.53%, and you’ll pay $335,234.70 – or almost FIFTEEN thousand dollars more just with a ¼ percentage point increase.

As interest rates fluctuate, it can be tempting to sit back and wait for rates to go down again – but looking at the recent trends, rates aren’t going down again any time soon. Imagine a year from now, the interest rate can be above 7.5% - bringing your total interest costs to $379,293.06 – or $58,000 more than if you locked in the current APR. That 6.525% APR would save you a bundle on your monthly mortgage and on your overall thirty-year loan.

Ensuring the Best Interest Rate

More than anything, you need to make sure that you have a good credit score. If you don’t know your credit score, go to www.annualcreditreport.com, you’re entitled to one free credit report per year. Look over your credit report, and take note of your debts and your credit-to-debt ratio. Make sure your current debts stay current, and you have no outstanding unpaid debts. Also ensure that you have more credit than debt, as lenders look at this closely. Your interest rate is directly related to your credit score – do everything within your power to increase your credit score rating.
Then, shop around! Call several mortgage companies and tell them you’re shopping around to find the best rate for your loan. They’ll be more than happy to provide you their best rate for your situation.

When you’re buying a home, price shouldn’t be your determining factor. Truth be told, you’ll pay much more on a $300k home with a poor interest rate than you’d pay on a $350 home with a great rate. Taking this into consideration, you may be able to find your dream home and save thousands of dollars in the process.

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The $35 million dollar Sacred Heart Hospital is starting construction on the facility building as we speak!! Completion is estimated to be in the fall of 2009. This will not only provide 150+ jobs which will be a huge boost for our economy, but it will also provide much needed services to this community. The hospital will provide private rooms, emergency room, 2 operating rooms, a medical facility for outpatient services, laboratory services and a helipad!

We are so looking forward to this project!!

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Fishing................the snappers have moved out a little ways, but they are still pretty thick. However, the season is over at the end of this month! Kingfish and spanish have been running pretty good and I hear the cobia are on the way!!!

Chip has had a great season---He has had very few days off in the last 2 months! Thanks to all of you who have booked trips with him!!!! His website: www.charterboat-missmary.com

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The MBARA kingfish tournament is the 23rd of August! Let me know if you need details.

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As always, check out my website www.maryblackburn.com , don't hesitate to call me if you have any questions about Mexico Beach, real estate, fishing..........

And....................go to church this Sunday!!!
"God doesn't call the qualified.........................................He qualifies the called!"

Happy 4th of July in Mexico Beach Florida

The fireworks have already started! I heard some on the beach last night! Mexico Beach puts on a great fireworks display. This week will be one of the busiest of the year here. Its great to see the hustle and bustle this week---as long as its only a couple of weeks a year, I love it!

The city also puts on a kids fishing tournament, a sand castle competion, and a 5k run. Port St. Joe has a pirate themed celebration all weekend. Lots of activities for everyone!

Mexico Beach will shoot its fireworks off the pier around 8:30, so bring a blanket, chairs, perhaps a beverage or two and spread out on the beach for the evening.
REMEMBER TO CLEAN UP AFTERWARDS THOUGH!!!!

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Scallop season starts today and runs through Sept 10th. The daily limit is 2 gallons in the shell or 1 pint of meat. You can just walk out in to the bay to collect them and if you've never done it before it is great fun with a delicious reward!!

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As for the real estate market...........its about the same! Still slow but not dead!! There are definite buyers out there who know if they want a piece of property here at the beach that this is a good time to buy. As I've said for the last umpteen blogs, if you are a "flipper" looking to buy and then re-sell within the next year, you are going to have to wait for a steal. If you are a buyer who wants a long term investment or a vacation retreat at the beach, then I truly believe this is as good a time as any to make an offer.

Are prices going to decline any further? Is it the bottom of the market? Can anyone answer that question honestly???? No one knows. What I do know is that prices are affordable for those who can afford a 2nd home anywhere else! How do I know that? Because that's who buying now!
Even first time home buyers are looking and buying here!
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Does it really make a difference if the house you want may fall another few thousand dollars in the next 6 months when compared to a 5 year appreciation? If you find a great house or lot that you really want, my advice is offer what you are willing to pay and see if it works! It may or may not---but at least you tried! You can then either move on to your #2 choice or wait a few months and re-offer on choice #1 if it is still available.

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Interest rates have crept up a little but still workable. I know of banks doing under 6% for a 30 year note with only 5% down and even 100% financing on mobile homes. Vacant lot loans are not so great right now which is why the lot sales have really taken a hit.

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Owner financing and lease purchases have become quite popular in this down market. One must be creative in this kind of market so don't limit yourself to just a conventional mortgage.
I've had to be extremely flexible and think outside the box to make many deals work this year!

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THE FISHING REPORT!
Chip has been busy this past month! Snappers are thick! He's pretty much catching the limit every trip--the limit is 2 per person. Mackeral fishing has also been productive on those shorter trips. This week is booked up but if you are here anytime the rest of the month, give him a call.

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Please don't hesitate to contact me if you are even THINKING about buying or selling our area. You have to start somewhere. I'm extremely patient! I've worked with customers for a year or two before they pulled the trigger and made that purchase. I know its a big decision and I'm not here to strong arm you into buying something when you can't afford it, or when you aren't ready!

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As always, you can keep up to date on the current listings through my website. Click on property search or my listings. Or email me your wish list and I'll search myself and save you the time and send you properties that meet your criteria!

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Have a safe and happy 4th of July. Pray for our troops this week as you celebrate our Country's freedom!
Go to church this Sunday and................"Be ye fishers of men. You catch 'em and He'll clean 'em"

Mexico Beach Florida

Our weather has been beautiful lately, hot, but beautiful! Talking to the companies that handle vacation rentals, rentals have been slower than normal thus far. It's no wonder when you consider the price of gas! It is definitely making an impact on most folks. There are a lot of people that are still coming on the weekends though, because the beaches are packed-----well , packed for Mexico Beach anyway, not packed compared to other beach communities, I guess.

Gas is over $4.00/gallon here in Mexico Beach.

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Real estate has definitely been slow the last few weeks. People are still looking and even some offers being thrown around, but not a lot of offers going to contract. I always have statistics in my newsletter which will come out the 2nd week of July.

I'm not sure about other Realtors, but most of my showings lately have been single family homes as opposed to condo's. I think the pricing on condos are really going to have to come down a lot more in order to get any action. They have actually stayed pretty close to where they were at their pre-construction pricing, which was several years ago! Many of the units are still developer owned, so I would imagine they are getting pretty antsy to sell!! The least expensive 3

bedroom new condo w/pool is over $450,000. With that kind of mortgage + property tax + HOA fees, most people seem to just be staying away and going for Single family homes even though they are a little farther off the beach!

If you have at least $1500/mth expendable income you can get one of those single family homes at the beach!!!

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Windmark Beach was supposed to officially open their "School of Fish" restaurant this past weekend. I'm going to assume they did, but I have not had a chance to check it out yet.

I believe they were also opening their humongous pool as well as their vacation condos.

Below is the School of Fish menu. This is an upscale restaurant from New Orleans.

I can't wait to check it out!!! If any of you do before I get a chance, let me know what you think!!!

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I've been a bit frustrated trying to keep up with interest rates lately. It seems that no one wants to post their rates on their websites anymore! I know that when they quote rates and then I pass them on to you those are not written in stone---but it seems that lenders are now so worried that they will be held to those general rates that they are now afraid to give them out!

So, although I can find out some rates for you when you specifically ask me, I will not be posting rates in my blogs or newsletters anymore. I'll try to give you some kind of ball park though in my next newsletter!

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On the fishing front---------------snapper fishing is awesome! In fact, I'M GOING SOON!!!

I'm not the greatest fisherman----I'm more of a "fair weather" fisherman. I'm not bad with the rod and reel, its just that I get seasick at the drop of a hat (or should I say at the hint of a wave!)

So therefore, I only like to go out when #1. its not too hot or not too cold. #2. must be slick calm #3. maximum of 4 hours #4. WE MUST CATCH A LOT OF FISH AND QUICKLY!

So, I guess it's no wonder I don't go out a lot!!!!

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I hope you all have a wonderful weekend! Don't hesitate to call or email me if you have any questions about ANY property you see for sale----I can sell you anything in our area!

As always, go to church on Sunday---------"Coincidence is when God chooses to remain anonymous."

Summer is Here!

Man it's been hot! I'm not complaining though, That's why I moved here!!
The weekends have been busy in Mexico Beach. I love to go down highway 98 and see all the gorgeous umbrellas dotting the beach! Lots of kids on floats, jet skiers, sunfish, I love seeing it all!

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Let's talk fishing first!
Chip's been doing pretty well. Lots of snapper, that goes without saying! You know they have shortened the snapper season------why? Certainly not because there is a shortage of snapper!
Chip can't even get bait down to the bottom for a grouper because of all the snapper!!!

He's also been catching a few grouper here and there, as well as king and spanish. He had some beautiful dolpin the other day!

Check out his website and book a trip! www.charterboat-missmary.com

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As for real estate..................
It continues to be slow but somewhat steady. Everybody is showing property and there are definitely offers out there, some being rejected but quite a few being accepted. There have been some absolute steals lately!

• Beach side, newer, 3/3 townhouse for $195,000----completely gutted though, needs EVERYTHING on the inside.
• Beach side lot for $171,000----has a tear down house on it though.
• Two Beach side lots across from the canal for $125,000 each.

I email great deals like this EVERY DAY as soon as I find out about them. You have to be ready to move quickly! This requires trust (of me, as your Realtor), quick financing, and the ability to execute a contract quickly!

These are the deals investors are scooping up. Yes, investors are coming back into Mexico Beach!

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There are plenty of good deals for everybody though! If you are looking for a beach side (this does not mean gulf front, it means beachside of Hwy 98 so just a stones throw to the water) townhouse, please expect to pay $300,000 for a three bedroom. $250,000 (maybe less) for a two bedroom. These are not unreasonable prices for coastal properties.

You can get a single family home for $200,000----walkable to the beach!! At around $126/sq ft---you can't buy a lot and build for that!!!!

You can buy a BRAND NEW home, walkable to the beach, for $300,000!!!

If you just want a small place to crash for the weekends, away from the noise and stress of a big city------------------you can find something for right around $130,000 (NEGOTIABLE!!!).

DOESN'T SOUND TOO BAD DOES IT!

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Our prices have fallen drastically the last two years if you compare to the CRAZY years of 2005, 2006. We are back to our pricing BEFORE the boom. Are we at the bottom? I DON'T KNOW FOR SURE! I know that some of the prices are too high, I know some are reasonable, and I know some sellers are motivated and will make you a great deal! Are you ever going to be able to buy a single family house here for $100,000 again----NO! Are you ever going to be able to buy a gulf front townhouse here for $200,000 again---NO! I'm sorry but normal appreciation dictates that those times are over!

However, if you have been looking and CAN AFFORD a place here NOW , don't let looking and waiting for the "bottom" make you miss the good deals now!

Let me know your price range and I can send you a link to all properties in that price range!

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Vacant lots have really dropped as well! Bank financing is not great on vacant lots, but if you have cash or want to have a seller owner financing, you can find a nice size lot for as low as $69,000!

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There have been some commercial sales in the area as well! There may be a new restaurant in the area and a retail store as well!!! I'll provide more details as they become available!!!

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Well, I pray everyone will have a great rest of the week and a terrific weekend!

Send me an email and let me know what you are looking for!

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Go to church on Sunday and remember "When you get to your wit's end, You'll find God lives there."

I'll let someone else say it!

See, it's not just me telling you it's a good time to buy!


http://realtytimes.com/rtpages/20080522_realestateoutlook.htm

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Below is a link to a short little video of Chip taking out a 6 hour fishing charter. These guys caught a hammerhead shark and had a great time trying to reel it in. Chip thought it was probably around 9 feet. You really have to watch closely to see the shark because the water wasn't real clear. They got it just about up to the boat when the line got wrapped around its tail and broke! Oh man, what a disappointment. They had a great time trying though!!

Thought some of you might enjoy watching it!

http://www.youtube.com/watch?v=3EJZGhnUBMU

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Happy Memorial Day! It looks as if a lot of people will be down this weekend. Hope you are coming!

If you are considering buying........give me a call and let's go look!!

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If God is your co-pilot, swap seats!!

When will the worm turn???

Let me first say, I appreciate all of you that have been checking out my website! I appreciate the compliments and hope that we will ALL have positive transactions soon!!!
Please do not hesitate to post a question that you have, whether it be about property or just the real estate industry in general. You can bet that if you have that question, there's a zillion others that would like to know the answer as well!

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There have been 3 properties recently listed and within days........yes just a day or two.........have been put under contract. Of course they were at awesome deals, not steals, just really good deals. The point is there are buyers out there and they are ready to buy. If a seller wants to sell a property in this market it better be priced right!!!

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I have some interesting statistics comparing Jan-May 2007 to this year so far.
By May 1 of 2007 we sold 49 homes , only 27 this year. The interesting part is that the average sale price in 2007 was $379,791. This year, $502,923. We were selling properties at 94% of their asking prices in 2007. This year, we are averaging 83% of the asking price.

The lesson: Don't let those asking prices scare you----MAKE AN OFFER. Unless it is an unusual and one of a kind property, there is going to be one of the 90 zillion other sellers willing to take what you are willing to pay!!

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I did have an offer the other day on a property, a very, very low offer. The sellers weren't even willing to consider it and make a counter offer. The buyer's response was "I guess they don't have to make any money". This particular seller is not motivated to sell for much less than her asking price. She would probably take that 83% as stated above, but this offer was much lower than that. Not every seller out there is desperate! There are a lot of them, no doubt, but personally, I believe our prices are coming down enough that you don't have to try to steal something, just make a reasonable offer.

I've been preaching this for months now----if you are an end user, a person wishing to buy a place to USE, or to later build on then you need to be seriously looking. If you are looking to just invest for the next 5 years, then you need to be seriously looking. Everybody needs to get their financing ducks in a row.
If you are looking to buy and resell in the next year.............................you have to wait for a steal. Godspeed.

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I send out emails on what I consider good deals. If you are not on my list, send me a quick email and I'll add you.
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AN IMPORTANT DISCLOSURE**** If you signed up for my monthly mailers, I have already sent you a response email asking a few basic questions. If you don't respond to my initial email, I may not continue to email you because I am afraid that you may be a "fraud" emailer.
So I please ask you to just respond to my intial email answering some basic questions so that I know what you are looking for. Even if you are not looking to buy for the next 5 years, at least let me know you are alive, well, and wanting information! I Thank you in advance.
I know that most of you are not on the internet 24/7 like I am, but please, just let me know you are at least still interested.

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Well, we have had a lot of rain today! Thank you Lord!

Have a great weekend and ..................don't forget to go to church this Sunday.

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Quit griping about your church; if it was perfect, you couldn't belong!

May Already!

Unbelievably it's almost May. Our weather has been unseasonably cool at night and it has been WONDERFUL! I think we've only turned our AC on once or twice so far this year in the middle of the day. My house is up on stilts and I have an attic fan, so at night, we just open our bedroom window, turn on the attic fan and ACTUALLY HAVE TO COVER UP!! I love it! I love having my windows and doors open able to enjoy the great breeze!

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Let me tell you about the hottest real estate deal! A foreclosure, beach side, three bed/3 bath, listed at only $180,000 (yes there is a catch, will tell you about that in a minute). Within HOURS it had MULTIPLE offers! It is under contract for ABOVE the asking price!!!

It was so exciting----calling clients---writing up offers--sending them in.......just like in the HOT days!

Here's the catch-----it was stripped of everything.....Kitchen cabinets, toilets, sinks, interior doors, light switches, carpet.......I'M TALKING EVERYTHING!!! So the buyer has to realistically spend another $30-60K to get it liveable, not including furnishings.

Even so, let's take $180K + 60K = $240k. For a 3/3 new townhouse, beach side.......THAT IS A GOOD DEAL!

And the exciting part is that EVERYBODY knew it was a steal and reacted accordingly.
It is good to know that the buyers are still out there!
I don't think they are going to be many more, if any, as good as that, but there are still good buys out there. GOTTA MAKE THOSE OFFERS TO FIND OUT!

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There has been a lot of discussion about short sales within the real estate world lately. It is definitely one of the hot terms now. A short sale is when the mortgage owed is more than what the seller is willing to take, hoping that the bank will forgive the balance of the debt. So all offers are contingent upon their lender accepting the "short sale".

The discussion is, some properties are advertised as a short sale without having any clue as to if the bank is willing to approve any short offer. All banks work these short sale negotiations differently and it can sometimes be a long, drawn out, frustrating experience.

I think that what will happen as a result of bad experiences, talk of Realtor liability..........there will be less and less properties advertised as short sales. So what will happen, is the listing price will be too high to get any action, buyers won't know to make low offers, and the properties will then go into foreclosure.

Also, we have already had a couple of buyers tell us, don't even send me any properties that are short sales, because they refuse to go through that process.

I believe the banks who are unwilling to work with Realtors on these pre-foreclosure properties are just eliminating the potential for these properties to be sold at market value.

Just my opininon!

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There are 12 residential properties under contract in our little area, Mexico Beach to Port St. Joe. Six of these are either short sales, pre-foreclosures or foreclosures, 5 of those are gulf front properties starting at $229K.

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I do have a list of short sales and foreclosures. I have sent it out before, and there really aren't any new listings but if you haven't received it, please let me know and I'll send it to you.
I will send it out with my May newsletter as well. Perhaps it will have a few more to add by that time.

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I pray everyone will have a wonderful week. Please don't hesitate to call or email me if you are looking to either buy or sell in our area.

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Some people are kind, polite, and sweet-spirited, until you try to sit in their pew!!

God Bless,
Mary
850-896-5222
maryblackburn@mchsi.com

GOOD NEWS FOR ST. JOE BEACH

City sewer is finally coming to St. Joe Beach! I've been living in Mexico Beach for over 20 years and I can always remember people saying "in a couple years, St. Joe Beach will have city sewer!" Well it is definitely happening now--its written in black and white and the paperwork has already started!!!

• Construction to begin in the fall of 2008
• Completion and operational by June 2009

If you have own a residence or want to own a residence in St. Joe Beach here's the most important point:

• The initial charge to hook up will be $500. YOU MUST SIGN UP NOW THOUGH!!!
• You have until January of 2009 to actually pay.
• You have until July of 2008 to to sign up for this initial charge.

Otherwise your charges will be:

• Vacant lots: $2,270. Monthly service fees will not begin until service is requested
• Grinder stations will cost $2,280

I have a report that gives all of this information. Let me know if you want me to send it to you!

I believe this will have a large impact on property values in St. Joe Beach!! St. Joe Beach is in gulf county. Lower taxes, different zoning--everything in St. Joe Beach is zoned for mobile homes or single family homes and mixed commercial residential.

New subdivisions, of course, have their own covenants and restrictions but if not in a subdivision you can still put an RV anywhere in St. Joe Beach. They already have city water and in a year they will have city sewer!

Gulf County is golf cart friendly---you can be at the beach in a few minutes from anywhere in St. Joe Beach!!!

If you are looking to buy-----this is the time!!!

Please let me know if I can be of any help!!

Thanks,
Mary

Don'tlet your worries get the best of you; remember, Moses started out as a basket case!

Happy Spring

Spring has sprung although the mornings don't feel all that springy to me! Frost on the pumpkin this morning! Absolutely gorgeous this afternoon though!

Chip's out fishing today, has trips booked all week! Catching loads of snapper, which he has to throw back, but did manage to boat a good size grouper!
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I read an article from a David P. Butler --creonline.com-- talking about the market. He was writing in general terms about how this is not the bottom of the market. However, he did say that when prices are 30-50% down from 2005,2006 THAT would be the bottom. Well, my friends, WE ARE THERE!

It is not unusual to see properties now selling at 50% of what they were purchased for, appraised for and even 2nd mortgaged for in 2004-2006.

Mobile homes walkable to the beach at $100K (selling for $300k a couple years ago) Beachside townhomes under $200K (selling for 375K a couple of years ago), single family homes under $200K (selling for $350K a few years ago), gulf front homes a little over $800k(selling for $1.6 a few years ago) , vacant lots at $65K (selling for $225K a few years ago).

And buyers are finding out! Realtors in the area are showing property and buyers are making offers!! 16 residential properties are under contract at this time in just our little area of the beaches. Some properties only on the market for a few days!!

Many of these properties are short sales or foreclosures. However these properties will continue to set the market value for others.

I do believe we are at the bottom of the market. I also believe we will now stabilize for at least the rest of the year. I am not going to predict when appreciation will start. We have a large inventory of homes so it will take a while to reduce that inventory and appreciation will not occur until the supply decreases. I do predict though that those sellers who are not in a hurry to sell and will not settle for the market value at this time will take their properties off the market and wait it out.

Investors have already hit the area and are buying properties in bulk. Please do not wait too long if you want a place at the beach!!

My advice..........find your price point, look for properties in that price range and once you find a property that makes you happy------------make an offer in your price range.

Do not be one of those who for the last ten years have said-----I'm going to wait for the bottom--and then they wait too long and miss out.

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I will be happy to send you a list of the foreclosures and short sales in the area as well as the best deals on the market. Let me know what you are looking for and I'll find it for you!!

Have a great week!
Mary

Happy Valentines Day

I know that none of you men need reminding but.........Valentine's Day is February 14th, next Thursday!
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I believe this year is off to a good real estate start! We've had more activity in the first two months of 2008 than we did in the last 4-5 months of 2007!!!
I believe we have 9 residential properties under contract right now and several offers are being thrown around this weekend.

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I am sure I am like many of you----chomping at the bit to buy something.....there are some exceptional deals out there----however, I own too much real estate now and can't really buy anything else unless I sell something first! It is definitely a vicious circle!

Last year we sold pretty much exclusively to "end users". Buyers who are going to use the property for the next 15 years! Even if their property value has lowered a bit since they purchased it certainly will appreciate greatly in the next 15 years.

I continually repeat myself when I say......real estate is a great long term investment.......you can pretty much count on better than the average CD rate appreciation----long term.

If you are an "end-user" I truly believe you can't go wrong purchasing now. I've got some great deals----call me!

The "flipping" is practically over although you may still be able to find a property at such a good price that it is still possible. You just have to be brave enough to make those low offers!

There have been some investors getting back into the game in our area. As you recall, this is why the market sky rocketed so quickly last time. We are no where near that right now, but be careful, if you wait until the investors are back in full force, you will be too late!

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Foreclosures and short sales: We now have 21 foreclosures, short sales, or estate sales in the Beaches to Port St. Joe area that I am aware of. There are probably a few more.

1 of those just closed in the last few days---more than $50K off the asking price.
4 more of those are under contract.
5 of those are gulf front properties--------if you are looking for a gulf front deal....here they are....give me a call!!!!!!

I've got some customers who are looking ONLY at foreclosures. I think this is a mistake, especially since they are end-users! I think there are equally good deals out there that aren't foreclosures, you just have to be willing to make the offer of what you think that property is worth. If the seller doesn't take it and you can't reach an agreement, simply move on!

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The media has us in a recession. Its amazing the power the media has! I've talked to several service related people lately and they say the opposite---they are busy and have a good feeling about this year!!! I've also talked to several contractors who service commercial developments and they say the same thing, just as busy as ever!!!

I think Americans should "tighten up" their purse strings and save more anyway, perhaps we should continue to believe we are all doomed and maybe that would get many of you (not me, I don't use credit cards!) to stop using your credit cards!

Bush has passed a "stimulus" package to get people to start spending more. Perhaps instead of saying spending more, we should say "investing wisely". I think that is where we go wrong, lets not just push haphazard, frivolous spending, but let's encourage people to invest---whether it be in real estate, or a savings account!

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Well, I pray everyone has a wonderful weekend and upcoming week.
Remember to count your blessings and kiss your loved ones!

Please feel free to call or email me anytime.

Thank you for your continued business!
Mary