Happy New Year from Mexico Beach Florida

Happy New Year!

I can't believe 2009 is over----where did it go?    I'll be sending out my end of the year newsletter next week which will give the real estate statistics for December and all of 2009.  If you are not on my email database for the newsletter, just send me a quick email and I'll add you!

Amazingly, it has been an extremely busy week so far--which accounts for my blog being late!

There are a lot of people in town and many of them just to see property.  We are all showing to prospective buyers and not just tire-kickers!

________________________________________________________________

There are a lot of short sales on the market.  Short sales are when a buyer is "upside down" with his mortgage, they owe more than it is worth.
A seller can list the property for market value and when they get an offer they can apply for a short sale with THEIR lender.   They ask to sell the property and either release them from the balance of the mortgage.   Once sellers get a contract then they can begin to negotiate with the lender.  They can ask to be released from any balance or can negotiate a reduced amount to be paid in installments. 

Each bank is different to work with however, the lender is not obligated by our real estate "time is of the essence".  They can take anywhere from 2-6 months to approve an offer.

The seller has to provide quite a bit of documentation for a short sale.  The buyer just has to have patience. 

Many short sales will end in foreclosure.  However, from my experience, it can take anywhere from 6 months to 2 years for the bank to actually foreclose and take back the property.

These can be great deals and are definitely worth the wait!
___________________________________________________________________

Celebrate Twice!
Because Mexico Beach is on the time zone line you can ring in the new year in eastern time zone and then ring it in again in central time zone!!!
There will be trolleys you can catch a ride on and just bounce from restaurant to restaurant all the way from Port St. Joe to Mexico Beach.
Take a look at the flyer below.
Don't hesitate to call me if you have any other questions!!!
__________________________________________________________________

I want to thank all of you for your business!

I look forward to a healthy, happy, and prosperous new year and pray the same for you!!

I will be working this weekend so don't hesitate to call!

Mary
850-896-5222
www.maryblackburn.com
Sundance Realty
Mexico Beach, FL real estate on Facebook

Posted via email from Mary Blackburn in Mexico Beach, FL

What you get for the Money ROUND 4

Here is a town house about 1 mile from the beach.  Built in 2005, it has 3 bedrooms, 2 baths and about 1300 sq ft.  You have 2 guest bedrooms downstairs with a jack and jill bath.  The master bedroom and bath is upstairs.  You have 2 parking spaces in front.  There is a nice pool/ pool house for all residents.  Home association fees are only about $100/mth and that includes yard maintenance! 

This town home development is a little different from most here as the units are split into 2, so you only have neighbors attached to one side.  There are only 20 of them so its a little more on the quaint side!!!

Here's your challenge..................take a guess what this town house is listed at without going over the price!   Send me an email, or you can post a response on my blog. 

I'm going to give you until SATURDAY, one extra day, since we'll all be celebrating the birth of Jesus on Friday!!!

Merry Christmas to all and THANKS FOR PLAYING!!

Mary
850-896-5222
www.maryblackburn.com
maryblackburn@mchsi.com
Mexico Beach Fl Real Estate Facebook

Posted via email from Mary Blackburn in Mexico Beach, FL

Merry Christmas from Mexico Beach

Merry Christmas!
Happy Birthday Jesus!

I pray you all have a precious time with family and friends as we all remember the birth of our Lord and Saviour.
__________________________________________________________________________

If you are considering replacing your windows, doors, roof, or adding insulation in your home anytime soon check out the following website.  You could get up to $1,500 tax credit.  Of course, there are strict stipulations, it must be your primary home, and the products must qualify for a certain energy rating.
The following website will have the details.

Energy Star Tax Credits

___________________________________________________________

Calling all fisherman...........if you have not checked out the new blog  United We Fish
Please bookmark that page and check back frequently or subscribe and you will get updates.   The fishing industry is certainly under assault as there are several environmental agencies working to further restrict any recreational fishing!    Please take a minute to reflect on what it would mean if we couldn't catch ANY snapper, grouper, amberjack.................think about the industries, the people that this would affect.

If you don't think it possible:

NOAA’s Fisheries Service has announced an interim rule that will prohibit commercial and recreational fishing for red snapper in federal waters off North Carolina, South Carolina, Georgia and the Atlantic coast of Florida.

The six-month rule becomes effective on January 4. It can be extended an additional six months if necessary.

There are people out there who take advantage of and exploit every industry, the fisherman who catch all they can, regardless of size and number....but they are not the majority.  Most fisherman who love to fish and especially those who make their living with it are THE UTMOST CONSERVATIONISTS!!    They do not over fish! 

Don't get me on my soapbox.............just check out the website!
Mexico Beach residents and businesses know the data these environmentalists are using is flawed.  We know there is no shortage of red snappers.  We know there is a hidden agenda. 
Mexico Beach is showing its support of United We Fish and Vote by putting up banners and signs all over town.

If you want a banner or sign, send me an email and I'll get you one.   Bumper/window stickers are also being printed.   Donations are needed to keep this up though!
_______________________________________________________________________

Okay, let's get to some fun stuff!

Mexico Beach is in an unusual area.......we are right on the line of central time zone and eastern time zone.  Therefore, every New Year's Eve, we actually get to celebrate it twice!    Celebrate it first in the eastern time zone and then go a few more miles to ring in the new year again in the central time zone.
The City of Mexico Beach provides trolleys to take you safely from one establishment to another!

Celebrate Twice!
_________________________________________________________________________

As for the real estate market:
Two properties were put under contract in the last few days, several others being negotiated.

• 3 bed/3 bath Waterside Village Condo listed at $188,500 as a short sale.
• 3 bed/3 bath Gulf view home with over 1,700 sq ft listed at $379,000

There were 4 closings:

• 3 bed/2 bath home in a great neighborhood, a little longer walk to the beach but an easy golf cart ride!!!  This was a foreclosure and needed a little TLC.  Selling at $170,000
• 1 bed/2 bath newer condo with a boat slip.  Almost 1100 sq ft.   Foreclosure seller at $178,600
• 3 bed/2 bath 1974 home with about 1300 sq ft BEACH SIDE, sold as a short sale for $303,000
• Windmark Beach home with 3 bed/3 bath, over 2200 sq ft selling for $575,000

Properties under contract and sold in the week of Dec. 14-Dec.21

___________________________________________________________________________________

I've got some awesome deals starting at $150K and( maybe a tad less) all the way up to a steal for those looking for a fantastic house at $820,000.

If you are seriously looking please give me a call!   I will be taking Christmas Day off, but don't hesitate to call me up until then.   I'll also be working the day after!

Have a very merry Christmas and I appreciate each and every one of you!

Mary
850-896-5222
www.maryblackburn.com
mexicobeachmary@gmail.com

Posted via email from Mary Blackburn in Mexico Beach, FL

What you get for the Money Round 3 answer

Believe it or not, this 2006 3 bedroom/3 bath, 1500+ sq ft just ONE BLOCK FROM THE WATER condo is listed for....
$188,500! 

Betty Prentice is the winner of this round--Starbucks for you, Betty!!!

This is a great price for this location!!

If interested, don't hesitate to contact me!!!

Thanks for playing Betty!

I'll post another property next Wednesday!!

Mary
850-896-5222
www.maryblackburn.com
Mexico Beach Real Estate Facebook

See and download the full gallery on posterous

Posted via email from Mary Blackburn in Mexico Beach, FL

"What you get for the Money" Round 3

Here is a newer condo, built in 2006.  It is in a gated community just one block from the water.  This top floor unit has a small view of the water from its back balcony.
This unit is 3 bedrooms/3 baths and a little over 1500 sq ft.   Boasting 2 master suites with walk in closets + an additional smaller  bedroom and bath.   All kitchen appliances are conveying + stack washer and dryer.  This unit has corian kitchen counters and ceramic tile in the kitchen and all bathrooms, with carpet in the living room and bedrooms.  There is a beautiful community pool + boardwalk along the canal.

Send me your guess of what you think this condo is listed for.  You'll win a prize if you come the closest without going over. 

Send me an email at mexicobeachmary@gmail.com by Friday night!   No looking online------trust your instincts!!!

Thanks for playing!!!

Mary
850-896-5222

See and download the full gallery on posterous

Posted via email from Mary Blackburn in Mexico Beach, FL

Mexico Beach real estate update

What crazy weather we've been having!!!   Last Sunday it was FREEZING, well freezing for Florida----mid 40's.  Yesterday I was in shorts and a t-shirt!   We've had torrential rains, heavy fog, humidity...........everything except......snow!

I've attached one of the golf carts in the 1st annual Mexico Beach Golf Cart Christmas parade.  We plan on doing this every year for the Christmas tree lighting so plan accordingly!!!
_______________________________________________________________

The Christmas lights around Mexico Beach are gorgeous!   I love Christmas!  I love Christmas lights!  I'll be posting some of those pictures next week.

_______________________________________________________________

I've attached a flyer from Mexico Beach  A LONG TIME AGO.    They are advertising gulf front homes for.........$21,000.   That was way before my time!

I think you'll enjoy it!

_________________________________________________________________

As for real estate........not a lot going on......there was one closing last week and what a sale it was!   A 60 ft gulf front lot sold for $280,000.
It was bank owned.  What a deal!

There are some other great deals out there----a single family home with unobstructed gulf view for $289,000 and several newer condo's priced in the $170's.

If interested give me a call or send me a quick email!
________________________________________________________________

Have a great week!
Mary
850-896-5222
www.maryblackburn.com
Mexico Beach Real Estate Facebook

See and download the full gallery on posterous

Posted via email from Mary Blackburn in Mexico Beach, FL

: Round 2 Answer

$219,000 will buy you a 2,000sq ft+ 3 bed/2 bath 2001 home just 1/2 mile or so to the beach.

OR

You can buy a 2 bed/2.5 bath townhouse in Atlanta Georgia. 

OR

You can buy a 2 bed/1bath, 1952 concrete block single family home with almost 1500 sq ft in Miami Florida

OR

You can buy a 4 bed/2 bath Tri-level home in Chicago Illinois

WHERE WOULD YOU WANT TO BE FOR $220k????

Round 3 coming up next Wednesday!!

See and download the full gallery on posterous

Posted via email from Mary Blackburn in Mexico Beach, FL

What You Get For the Money

This house is only a  little more than 1/2 mile to the beach an easy walk or an easier golf cart ride!   Over 2,000 sq ft, open floor plan, fireplace, screened back porch, 3 bed/ 2bath + bonus room with 1/2 bath above the garage.  This home is move in ready and in a great neighborhood. 

What do you think it is listed for?

The first person to come the closest to the listing price without going over wins!!!  

(No cheating---you can't look on line!)

Send me an email with your guess!   marybackburn@mchsi.com

I'll announce the winner on Friday.

Feel free to tell your friends and family about the game...they just need to sign up as a fan on my facebook page.
They can search facebook for mexico beach, fl real estate

Good luck!!
Mary
850-896-5222
www.maryblackburn.com

Posted via email from Mary Blackburn in Mexico Beach, FL

Sacred Heart Hospital in Port St. Joe

Scheduled to open in March 2010, Sacred Heart Hospital is now taking applications for more than 100 positions!
This not only will provide much needed medical services but will bring jobs to the area as well!

http://www.starfl.com/news/services-19703-heart-sacred.html

Posted via email from Mary Blackburn in Mexico Beach, FL

Our First Winner is........

The first winner of "What you Get for the Money"  is................... (drum roll please)................

David Kiser of Mexico Beach, Florida!!!

He guessed the house sold for $375,000.   He came the closest----actually, he was THE ONLY ONE WHO GUESSED, and didn't go over the sales price.
The selling price was $399,000.

Good guessing David.  You just won a couple of coffees at Starbucks!

Thanks for playing!!

I'll post another house next Wednesday!
Mary
850-896-5222
www.maryblackburn.com

Posted via email from Mary Blackburn in Mexico Beach, FL

1st Round of WHAT YOU GET FOR THE MONEY!

Here's a beautiful house with unobstructed views of the Gulf of Mexico!   Just steps to the beautiful white sand beach!
A little over 1400 sq ft with 3 bedrooms/2 baths.  A wonderful screen porch overlooking the water.  This home is up on
stilts and underneath is a little oasis with gorgeous landscaping, hot tub,  and entertaining area with a bar!!

What do you think this house sold for this past October!  

Email me your guess at maryblackburn@mchsi.com

If you are the closest to the selling price without going over----YOU WIN.

I'll announce the winner on Friday!  There is a prize (not much of one, but still a prize!!)

Thanks for playing!!
Mary
850-896-5222

Posted via email from Mary Blackburn in Mexico Beach, FL

1st round of WHAT YOU GET FOR THE MONEY!

Here is a 2000+ sq ft home a little over 1/2 mile to the beach.  Open floor plan, ceramic tile throughout the living and
kitchen area, corian counters, tons of cabinetry, fireplace, screened back porch.  Three bedrooms/2 baths + additional bonus room and
1/2 bath in a room above the garage.   Move in ready!!!

Email me what you think this house is listed for.  If you come the closest to the listing price without going over---YOU WIN.
This is based on the honor system---no cheating---you can't go to a website to look it up!!!

Email me at maryblackburn@mchsi.com

I'll announce the winner on Friday!!
Thanks for playing!
Mary
850-896-5222

Posted via email from Mary Blackburn in Mexico Beach, FL

Short Sales and Foreclosures in Mexico Beach, Florida

I trust everyone had a wonderful Thanksgiving---counting your blessings, eating turkey and pumpkin pie!!!

Only 24 shopping days left!    Where in the world did 2009 go?    Time really does fly when you get a little older-----please notice I said "a little" older!!!

I love seeing the Christmas lights go up.   I admit, I will get a little sentimental this time of year as I think about SNOW!    Of course, not enough to move back up north but............

We've had some awesome weather so far---mid 70's today!!!    
_____________________________________

The fishing report!    Chip went grouper fishing the other day and guess what?   He caught all kinds of SNAPPER!!!   In fact, it was difficult to get to the grouper because there was so many snapper.   Snapper season is over and he had to throw all of them back!   This is the same fish the government is trying to put MORE restrictions on!!!  

If you are not familiar with the new proposed fishing regulations the government is trying to pass check out  http://unitedwefish.blogspot.com/
This website will keep you informed!!!   

The government tried to shorten the oyster season as well but because of YOUR voice and opposition, they postponed that regulation.  You can make the same impact on the recreational fishing regulations as well!

Chip did catch 3 grouper though!!!

____________________________________________

On the real estate front:

Amazingly the week of Thanksgiving was pretty busy-----lots of showings, quite a few offers being negotiated, one definitely accepted.
236478 - Details: 313 BEACON RD, PORT ST. JOE, FL - $269,000

For those of you interested only in short sales or foreclosures, below is the link to all in the beaches area of Mexico Beach to St. Joe Beach.
Short sales and foreclosures

Most of these are good deals---you just have to take a chance, make an offer and be patient!!!

There are just as many listings that are not short sales or foreclosures that will be good deals if people would just make offers!!!! 

I've had a couple of buyers recently miss out on a property they wanted because they didn't want to make an offer at what they were willing to pay, afraid it would offend the seller. 
The property is now under contract at the very same price they were GOING to offer.

Houses are selling---rates are still low---as low as 4.78%---sellers are motivated!!!!   

Not all sellers are motivated, not all HAVE to sell, but you never know which ones are ready until you try!!!

__________________________________________

I'll be sending out my monthly newsletter the end of this week---if you are not on my email list for the newsletter, just send me a quick email and I'll add you.   I'll give you the recent real estate stats as well as give you my choices of the best buys. 

Don't forget to check out my website:  www.maryblackburn.com  for the Christmas events for the area.

Also, check back on Wednesday for my new "What you can get for the money" game.  I'll post a picture of a house and YOU can guess the price.  There is a cheap little prize for winning!!!    You win if you are the closest to the actual listing price without going over.

I'll let you know who won on Friday!!!
_____________________________________________

If you have a golf cart PLEASE decorate it for Christmas and ride with us in the FIRST ANNUAL GOLF CART CHRISTMAS PARADE!!!!
We will be riding from City Hall to Sunset Park December 6th----We'll watch the Christmas tree lighting and then return to City Hall.

If you are interested, you have to register, so email me and I'll send you the information, maryblackburn@mchsi.com

The Mexico Beach Christmas display at Sunset Park next to the El Governor is ALWAYS GREAT!!!!
Penguins is the theme this year!

Have a great week!!!    

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

Posted via email from Mary Blackburn in Mexico Beach, FL

(no subject)

I'm going to start an interactive game on my blog!    Here's how it goes:

1.  I'll post a picture of a house in the area.  I'll give a brief description as well. 
2.  YOU try to guess the price!   You'll have to email or facebook your answer.
3.  NO cheating---you can't look it up on any realtor website just take a look and price it, trust your instincts.
4.  I'll post it on Wednesday morning.  On Friday I'll announce the winner.  THERE IS A PRIZE,  so I'll need your mailing address.
5.  The winner will be the person who comes the closest to the price WITHOUT going over.

Sounds like fun?  

Next Wednesday will be the 1st house!  See you then!

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

Posted via email from Mary Blackburn in Mexico Beach, FL

Happy Thanksgiving from Mexico Beach,Florida

It's 61 degrees, sunny and I'm looking at the gorgeous Gulf of Mexico! I am so THANKFUL for that! I remember many Thanksgiving days waking up in Pennsylvania with snow on the ground!!!


I have been tremendously blessed with family, friends, health, and God's saving grace that I could write pages of things I am thankful for. Suffice it to say, I am humbled for all the blessings I have and thank my God for each and every one of them.
____________________________________

Mexico Beach had it's official groundbreaking for the new boat ramp! We are really excited about this as it will take the boating traffic off Hwy 98 and provide much more room for boat launching. It is tentatively set for completion by April!!!
______________________________________

Mexico Beach is going to have its Christmas Tree lighting December 6th. We are going to have the FIRST EVER golf cart parade from City Hall to the the tree lighting at Sunset park. Get your golf carts decorated and come join!!! You have to register to do so (requested by the City of Mexico Beach Police) so let me know if you are interested and I'll get you the information!

___________________________________

Real Estate:

Activity has definitely slowed down, which is typical this time of year.

Only one property was put under contract last week.

• A beach side single family home, 1500+ sq ft Listed at $275,000. I'm going to assume it needs work.

Two closings last week:

• Two vacant lots in the 2nd block to the beach. 75 X 187, one sold for $50,000 and one sold for $55,500. Both were short sales.

__________________________________

We know have 23 residential properties under contract in Mexico Beach to St. Joe Beach.

• 12 are short sales
• 5 are bank owned properties
• 6 are regular transactions

Short sales are time consuming and frustrating. The seller has to provide lots of financial documentation. The realtor has to spend countless hours every week, calling and faxing. The buyer------you just have to be very patient!!!!

____________________________________

As for the deals on the market. We used to get calls saying, "what can we buy for $150,000" and our answer was "a vacant lot". Now you can actually get a house for $150,000! You can get a nice house for $200,000!!

It might need work, it might be small, but IT'S AT THE BEACH!!!

Whatever your price range, just send me a quick email with your "wish list" and I'll find you something!!!!

______________________________________

I will be working this week so don't hesitate to call!!!

Have a great Thanksgiving,

Mary

850-896-5222

www.maryblackburn.com

Sundance Realty

Another gorgeous weekend in Mexico Beach, Florida! The only thing I don't really like about this time of year, is giving up the flip flops. But its okay, its only for a little while!!! I can actually still wear them in the middle of the day, but I don't always have the luxury of changing outfits in the middle of the day!!!

________________________________

I talked to a friend this morning who caught 8 very good size grouper Saturday. Of course, he had to go out 80 miles but............YUM!

________________________________

Speaking of fishing, please keep informed about the new fishing regulations that are about to take effect. These new regulations will severely limit recreational fishing as well as commercial fishing. We may soon be buying all our fish from overseas! It will have a trickle down effect to thousands of fishing related jobs and industries.



If you are concerned about this issue and want to stay informed and voice your opinion, send me a quick email and I'll put you on that database and keep you up to date!!!

________________________________

On a very positive note:

The new Sacred Heart Hospital in Port St. Joe is coming along quickly! This facility will not only provide some desperately needed services in this area but will also become a much needed employer!!!



There will also be additional doctors offices and related medical industries alongside the actual hospital.

We are so looking forward to this!!!!



Sacred Heart Hospital is having a job fair December 5th 10:00-2:00 at Gulf Coast Community College in Port St. Joe.

___________________________________

On the Real Estate Front:

Five properties were put under contract in the last 4 days.

• TWO beachside older homes. One is 3 bed/1.5 bath, 1100 sq ft, listed at $339,000. The othere is 1532 sq ft, 3 bed/1 bath, listed at $275,000.
• A gulf front lot, bank owned, 60 feet on the water by 264 ft deep. Listed at $300,000!!
• Another Windmark Beach House went under contract. 2,568 Sq ft, 4 bed/4 bath, listed at $536,000.

Closings in the last 4 days:

• Teeny gulf front cottage, 572 sq ft. 48 X 275 ft lot, sold for $318,000. It was on the market a couple of days!
• Canal front and beach side house, built in 1973 with 1651 sq ft sold for $591,400.

__________________________________

It always tickles me when people ask me "so is ANYTHING selling?" And they do emphasize ANYTHING! They are shocked when I say YES! We are putting things under contract and closing properties all the time.

THERE ARE BUYERS OUT THERE AND THEY ARE BUYING!!! It comes down to the three things it has always come down to:

• Location
• Condition
• Price

Our location is AWESOME! Literally every house in Mexico Beach/St. Joe beach is within a mile and a half from the water. Walkable, bikable, golf cart rideable.

The condition: If there is something that needs work. Buyers will deduct that from the price no matter what price you have it listed.

Price: How close you are to the water, how much of a view, should be reflected n the price. You MUST be listed at very close to what the home would appraise for to get any action. You MUST get your listing price from the most recent sales in order to get any action. Other wise you are a house with a sign in the yard.

_______________________________
Please let me know if I can help you with anything, call me anytime!!!

Have a great week and remember: " Words that soak into your ears are whispered.....not yelled."

Mary

850-896-5222

www.maryblackburn.com

Sundance Realty

Happy Veteran's Day from Mexico Beach Florida

To all who have served and are still serving in the Military----Thank you for your service! May God protect you and your families.
______________________________
I'm sorry I'm blogging on Wednesday---It has been a super busy weekend and week and I am just now able to concentrate on blogging! There is a lot to talk about!
_______________________________
First, let's talk fishing!
The National Marine Fisheries is trying to shorten the season on oysters to 3 months and snappers to one month....They are tightening restrictions on basically all recreational fishing. This will have a devastating effect on those who make a living fishing, but the trickle down effect to restaurants, hotels, boating industry, coastal towns, seafood markets, etc, will put thousands and thousands out of jobs. AND, there is just no reason for it. There is no shortage of snapper, eating bad oysters is not killing off people.......there is a political agenda at work.

Boaters had a protest last Saturday all up and down the coast. (click to see a video) There are people working to STOP these ridiculous restrictions. If you want to voice your outrage, just send me a quick email and I'll send you all the information.
___________________________________

There was an auction last Saturday in Mexico Beach. The results were:

1. The gulf front lot + 1st tier lot DID NOT SELL. I believe the high bid was a little less than $500,000 and the seller would not accept it.
2. The Duplex beach side DID NOT SELL. I believe the high bid was around $310,000. The seller would not accept.
3. The commercial lot on Hwy 98 DID NOT SELL. I believe the high bid was around $110,000. The seller would not accept.
4. The bay front lot in Laird Bayou (panama city) SOLD absolute for $110,000 + 10% buyers premium.
______________________________________

Tropical Storm Ida was a bust! We had quite a bit of rain and some pretty good wind gusts but nothing to get excited about. Mexico Beach has been extremely fortunate the last several years. We like it that way!!!
_____________________________________

Okay, now on to REAL ESTATE!!

The first time homebuyer tax credit has been extended. Contracts have to be signed by the end of April and closed out by the end of June. A first time homebuyer is defined as someone who has not owned a home for the last 3 years. You can receive an $8,000 tax credit!

They also added a $6,500 tax credit for move up buyers. If you have lived in the same residence for the last 5 years you can qualify for the $6,500 tax credit when buying a new primary residence.

They also raised the income limit from $75,000 to $125,000 for single filiers and from $150K to $225K for joint filiers.

These tax credits have definitely moved many buyers off the fence. It provides an additional boost to the local economy because when people buy a new home, they also buy new furniture, new services, for example painters.....

Gosh, low interest rates, motivated sellers, reduced sales prices, tax credit..........THESE CONDITIONS WILL NOT LAST FOREVER!
_______________________________________
November has been a pretty active month!

Six residential properties put under contract here in Mexico Beach to St. Joe Beach.

• 2,000 sq ft home in a great neighborhood, 3 bed/2 bath + guest cottage listed at $199,000 as a short sale. Needs some work.
• TWO beach side townhouses were put under contract. Both were 3 bed/3 bath about 2,000 sq feet. One has canal and gulf view listed at $289,000. The other has limited gulf view, being sold furnished, listed at $335,000
• Fixer upper Triplex up on a bluff, with fantastic views. Needs a lot of work, bank owned and listed at $300,000
• Very nice 3 bed /2 bath home in the 2nd block to the beach, large lot, listed at $375,000
• 3 bed/3 bath home with about 2250 sq feet in the exclusive resort area of Windmark beach listed at $575,000.
• Canal front condo, 1bed/2 bath bank owned, listed at $174,900
• 2.5 acres of vacant land a few miles from the beach listed at $89,900
• Vacant lot in Windmark Beach, listed at $255,000

Properties under contract and sold in November.

One of the most interesting properties that went under contract.

MARQUARDT'S MARINA: The business only was listed at $229,000 which includes a turnkey business of retail, sales and service. PLUS, the real estate of .87 canal front commercial land, 33 wet slips and the 2005 Marina building. The real estate was listed at $1.7 million. This will be one I'm anxious to see what it closes for!!!!

We also had a few closings last week:

• 1,300 sq ft "skinny house" walkable to the beach, close to a city park, sold for $175,000
• Canal Front Condo, 1 bed/2 bath. sold at auction for $189,750.
• TWO waterside cottages, 4 bed/2 bath, one block from the water, gated subdivision, 1800+ sq feet. One sold for $295,000, the other for $300,000.

___________________________________

Please don't hesitate to call/email me anytime if you have any questions about any property in the area.

Have a great week and remember: Forgive your enemies. It messes up their heads!

Mary ,
850-896-5222
www.maryblackburn.com

Saving Daylight in Mexico Beach Florida

I hope everybody remembered to turn their clocks back Saturday!

Well, I believe we are now at the right temperatures for this time of year. Low's in the 50's highs in the 70's. Yahoooooo!!! I love this time of year! I do not like the cold--but I love the change of temperature----I love being able to open the windows and doors, I love being able to wear a sweater, I love working in the yard and not breaking a sweat!!!!!
_______________________________

Just to let everybody know: The City of Mexico Beach is extending our pier. Construction will start Monday so the pier will be closed. They are anticipating about 4-6 months of construction. If you are a pier goer, be patient, it will be better in the end!!!!

__________________________________

We just got word that Southwest Airlines will be one of the airlines at the new airport in Panama City. It will be a welcomed addition!!!

An update on the "back beach" (Gulf to Bay) and expressway to Panama City (Gulf Coast Parkway)------The back beach road, which takes thru traffic from Hwy 98 along the water back around St. Joe Beach and Mexico Beach and takes it back into Hwy 98 at the eastern end of Mexico Beach before Tyndall is engineered, right of ways are purchased, the location is set. They are just awaiting funds for construction.

The road that will link Hwy 231 to the Overstreet Road (Hwy 386) making it an easier, faster route from Panama City to Mexico Beach is about 65-70% complete with the engineering stage.
The routes have not been established. They have narrowed the possibilities down to about 4 "corridors".

I have maps and information. If you are interested, just let me know and I'll be glad to talk with you or send you the information.

All of these changes, the new airport, the road re-alignments.....are all supposed to enhance and encourage more tourism and trade to our little neck of the woods. Right now you have to travel along the coast, through slower speed zones, to find us. It's also supposed to make hurricane evacuation more efficient.

I think the changes are positive as long as we still have the ability to control growth and development!!!
___________________________________

On the real estate front: Pretty slow week although a couple of important closings took place.
Transactions for the week of October 26-October 31.

>Newer Gulf Front home on St. Joe Beach, with almost 3400 sq feet, elevator.....Sold for $915,000----the buyer paid about $35K in seller closing costs, so they really paid $950,000.
Still a very good deal considering the age and location of this home.

>A 3 bed/2 bath home with almost 1500 sq feet. Great condition, beautiful landscaping and unobstructed gulf view sold for $399,000. Another great deal!!

These are the two most desirable locations----Gulf Front and unobstructed gulf view!!!

>An older canal front home, that is also beach side, went under contract. Listed at $620,000. I'm looking forward to seeing what that closes for!!!

Again, another desirable location--canal front!!!
________________________________________

There is going to be an auction in Mexico Beach next Saturday. A duplex (2 completely separate homes on one lot) beach side and a vacant piece of property that is basically a gulf front lot and 1st tier lot with it.
Neither of these auction properties are absolute, meaning the seller is going to have to accept the high bid. Or in other words, they don't have to accept the high bid---it may not be enough!

Both properties are unusual. In previous blogs I have stressed that unusual properties can command a little higher price. If its unusual now, it will be unusual when the market rebounds.

The duplex is unusual in that the houses are detached, attached only by deck. They are both large (4 bedroom) homes. So you are virtually getting 2 homes on one lot. They are good rentals. They are older and will require some work but.......they are beachside!!!

The vacant land is a good sized piece of property which includes a gulf front lot and a 1st tier lot + an extra 50 ft wide strip of land, that doesn't really add value because you can't build on it, but you can use it for density and set back purposes.

If you are interested in bidding, let me know!!!! I can get you registered.
I can even bid for you, if you can't make it!!!!

If you want more information, just send me a quick email or a phone call!!
___________________________________________

Have a great week and remember: " Life is too short to wake up with regrets, so love the people who treat you right, pray for the ones who don't, and believe everything happens for a reason! "

Mary
850-896-5222
www.maryblackburn.com
Facebook

Fall Back November 1 Mexico Beach, Fl

Don't forget to turn your clocks BACK November 1. This to me symbolizes the beginning of winter. I am NOT a winter person! I NEED daylight. I sleep when it is dark---so when it gets dark at 5:00 I have to fight to stay up. My husband thinks I'm part bear!!! (for probably more than one reason!)
______________________________________

Our weather has been absolutely gorgeous over the past week though. Cool in the mornings and at night and warming up beautifully in the middle of the day. I love this weather! I love having my doors and windows open!


The grass has just about stopped growing! Yahoo! Mowing twice a week is over!!!
______________________________________


On the real estate front for Mexico Beach:


Closings for the week of 10-19


Not a lot of closings, it has definitely slowed down. Which is typical. NOT DEAD! We still have lots of buyers-----they are all about the price!!


It cracks me up when Realtors say "this property sold for $900,000 in the height of the market". My response is "who cares!" The height of the market was in 2005. We may never reach that peak again, certainly not for many years!!!!


We are still all over the place in listing prices. Please don't blame that totally on the Realtor. We are hired by the seller, we have to do what they tell us.


The properties that are reasonably priced are selling. Gulf view being the most preferred!!!!!!

___________________________________________


Buyers are starting, (finally) to look at vacant lots again! I've put a couple of them under contract just in the last few days. There are some great lots on the market--starting at $150,000 for BEACH SIDE! $65,000 for a lot about 1/2 mile to the beach, easy golf cart ride, not in a subdivision so no HOA fees or Covenants and restrictions. $42,000 for lots in a subdivision, maybe 1/4 mile to the beach!


Construction costs are down. System built homes are REALLY affordable. So you could have a brand new, custom built home for just about the price you pay for an older home now.


Now, I completely understand why someone would NOT want to build. That thought overwhelms me. Way too many decisions for me, I'm the person who wants a house already constructed--just let me move in now!!!
___________________________________________


Insurance is always a big question for buyers. Many people who are not from this area have heard that you can't get insurance or it is extremely expensive.

This is neither the case in Mexico Beach to St. Joe Beach.

As an example: 1800 sq ft house with gulf view, built in 2004---$1800/year. Now that house has hurricane impact windows which helps alot.


It is the windstorm policy that is the most expensive part of the insurance here. There are things you can do to lower that cost for older homes.

• Storm shutters: many products available. Hurricane netting, window film, plywood, metal shutters......


• Hurricane clips on the roofing system


• Security system


• Metal roof


• Hurricane impact glass

Let me know if you'd like more information.

____________________________________

Flood insurance.........Amazingly not all property in Florida is in a designated flood zone!!

X flood zone is outside of the 500 year flood plain---mortgagors will not require flood insurance.

If you want flood insurance you certainly can get it no matter what flood zone you are in. It is not outrageous at all---and the policies are transferrable to new buyers.

For an example: A house with dedicated gulf view, just steps from the water is in an X flood zone and they pay less than $500/year.
________________________________________


There are areas, especially out on Cape San Blas, where all insurance bets are off! The Cape is a somewhat narrow peninsula sticking right out into the gulf. This area is in a completely different insurance zone.

If you want more information about Cape insurance, just let me know!!!

________________________________________


There are some good deals out there. Remember, you don't know what a seller will take unless you TRY!!!! Your Realtor can give you comps so you know what the market value is!!!

Here are some properties that I think are either listed at good prices and are probably still negotiable, or I know they are negotiable to a good price!!!

Possible good deals!!!


_______________________________________


Have a great week, Don't hesitate to call me with any questions.

Check out my calendar, I just posted the events for November!!!

And remember: Don't tell God how big your Storm is....tell the storm how big your God is!



Mary Blackburn

850-896-5222

www.maryblackburn.com

Sundance Realty

Mexico Beach Florida

Wow, a chilly weekend! It was 43 degrees yesterday morning when going to church! Yikes! I was ready for FALL WEATHER not winter weather.
It much better today--gorgeous in fact. 71 degrees right now at 4:00, not a cloud in the sky and the water is slick calm! It could stay this way all winter and I'd think I was in heaven!!!
______________________________-

As for Real estate: MLS (the Realtor database of listings) was extremely slow last week. Still lots of people looking just not a lot of new listings or properties going under contract.

I do know there were quite a few offers going back and forth last week, low offers, and the sellers were coming back at reasonable prices but the buyers were wanting even better deals!

There comes a point where sellers will not go any lower. Not every seller HAS to sell.

I certainly don't mind, in fact I encourage, buyers to start low. But everybody should expect that in this kind of market. Sellers shouldn't get their feelings hurt at these low offers and buyers shouldn't be offended when sellers don't accept their low offers.

AND PLEASE, DON'T BLAME ME! I can only advise, I CAN'T MAKE SOMEONE SELL!

Sometimes you might hit a seller just at the right time to get that screaming deal. You just never know until you try though!!!!!!
_________________________________________

I think there are some great deals out there: $200,000 for a 2,000 sq ft home in a residential neighborhood, $900,000 for a LARGER GORGEOUS move in ready home with a pool and water view, around $100,000 for a really nice double wide mobile just a few blocks to the beach, little ranch home in a great neighborhood a couple blocks to the beach for $170,000....need I go on?
If any of these properties sound interesting--let me know and I'll send details!!!
_________________________________________

Don't forget about the auction November 7th. Two larger homes (on one lot) that are classified as a duplex, beach side of Hwy 98. They need some work but are on the vacation rental market now so definitely livable. An unusual property--which always puts it at the top of my list!!

Also beachside vacant property. A gulf front lot (140 ft on the water)and 1st tier right behind it. I think you can get this for a really good price.

If you want details, just let me know. You can always make offers before the auction!!!
_________________________________________

The Art and Wine festival was last Saturday, a great turn out with awesome artists!!

This Friday will be the BOW WOW BASH at WINDMARK BEACH.
Food from the School of Fish restaurant, Both silent and live auctions with fantastic items. and lots of fun! $30 PER PERSON OR A TABLE OF 10 FOR $250. All proceeds will benefit the St. Joseph's humane society.
There's also a 5K run Saturday! Let me know if you want more info!!
________________________________________

Have a great week, and please don't hesitate to call me with any questions. Remember, I literally work 24/7. It always tickles me when people ask me if I work on the weekends. YES, I WORK WEEKENDS, HOLIDAYS, WEEK DAYS, EVENINGS..............

My words of wisdom this week: There are three kinds of people in the world—those who don't know what's happening, those who watch what's happening, and those who make things happen.

Mary
850-896-5222
www.maryblackburn.com
sundance realty
Mary Blackburn on Facebook

Mexico Beach Fl real estate update

It is supposed to cool down a little this week with high's only in the 80's. I think it's a little warmer than normal in October this year! I just checked and the average in October has been in the mid 60's so we are definitely a lot warmer this year. We are all ready for some cooler weather. I'm ready to turn off that AC and open up the windows!!!!
___________________________

The Auction at West End Harbor was Saturday. Great attendance---43 registered bidders, although there were only a handful of actual bidders. There were a lot of registered bidders ready to bid in case the prices got really low!

Amazingly, the one bedroom units went for a pretty penny. Above what I was predicting!
The 1st one bedroom unit, 1,093 sq ft, went absolute at $172,500 + 10% buyers premium bringing it up to $189,750!!!!
The 2nd one bedroom, absolute, went for $167,500 + 10% = $184,250.
The 3rd one bedroom, not absolute, and being sold furnished went for $180K+ 10% = $198,000.

I'm a little surprised they went that high!

The two bedroom unit, being sold absolute, almost 1800 sq ft, sold for $200,000+10%= 220,000.

Another two bedroom that had a boat lift included, sold for $217,500+10% = $239,250.
_______________________________________

The premium unit, the 3 bedroom with over 2300 sq ft, did NOT SELL. The high bid was $270,000 and the seller would not take that amount. I heard he was wanting $500,000.
______________________________________

If you are interested in a canal front condo---there are others that are available at very comparable (and even lower) prices than those above!!!!!
______________________________________

The Art and Wine Festival is this Saturday. It is ALWAYS a good time. Great art, good food, good wine, fun auction and YOU CAN'T BEAT THE SCENERY! It's right on the beach at the Driftwood Inn.
http://http://www.mexicobeach.com/cdc/events.cfm
_________________________________________

From what we are hearing from the banking industry, interest rates are going to be going up.
Hopefully very slowly, but who knows!
____________________________________

There is another auction November 7th in Mexico Beach. A gulf front + 1st tier lot and a duplex beach side. I believe you will be able to get these at great deals. Neither are being sold absolute. If you are are interested and want more information, just send me an email or give me a call and send you some detailed info!!!
____________________________________

Have a great week and remember: If a dog was the teacher you would learn things like: When loved ones come home, always run to greet them, Allow the experience of fresh air and the wind in your face to be pure Ecstasy, Be loyal, Never pretend to be something you're not, When someone is having a bad day, be silent, sit close by, and nuzzle them gently.

Don't hesitate to call me if you have ANY questions about buying or selling real estate!

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

Real Estate Auction in Mexico Beach

West End Harbor, a newer condo development in Mexico Beach, is having an auction this Saturday, the 10th. Three condos are being auctioned off absolute, which means no reserve set.

These condos were built in 2006 and have all the bells and whistles including a boat slip! They range in size from 1,093 square feet to over 2300. The units that are selling absolute are only the 1 and 2 bedroom units. There is a 3 bedroom available for purchase, however, there is a minimum reserve.



It's always extremely interesting to see what prices these auctions bring! The last canal front auction brought such low prices the auctioneer stopped selling them!! However, the ones that did sell are now the new market value. The last auction sold 4 canal front condos absolute at an average of $136/sq ft. (They were supposed to sell 10 but stopped after selling 4).



The condos that are selling this Saturday are nicer and have more square footage although less bedrooms.



Let me know if you are interested and I'll get all the information for you!!
_____________________________________

We had an EXTREMELY active week in real estate in Mexico Beach last week.

SEVEN PROPERTIES WENT UNDER CONTRACT LAST WEEK!!!

>3 bed/3.5 bath gulf view townhouse, beach side, gulf view, almost 2,000 sq ft. Listed at $289,000.

>2 bed/2 bath older condo with unobstructed gulf view, practically right across from Toucan's restaurant. Community pool. Listed at $289,000 as a short sale.

>Three Waterside Cottages went under contract as well. These are the free standing homes right on Hwy 98 in the only gated community in Mexico Beach--One was a 3 bedroom, bank owned listed at $291,000. The other two were 4 bedrooms, developer owned and listed at an overpriced $495,000 but we knew the sellers bank only wanted to net $300,000.

>A gulf front duplex (up and down units) 5 bed/5 bath listed at $750,000 as a short sale.

>3 bed/3.5 bath beach side townhouse with almost 2,000 sq ft listed at $325,000.

http://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=G356328317

We also closed on 6 properties.

>Odd shaped lot in a residential section of Mexico Beach for $31,500

>Good sized lot in the 2nd block to the beach in St. Joe Beach for $57,500

>3 bed/2 bath older townhouse about 1/4 mile from the beach sold for $75,000

>Vacant lot in a nice subdivision just a stone's throw from the water, bank owned, sold for $91,000

>A Windmark beach lot, 3rd lot from the Bay for $105,000

>3 bed/2 bath newer townhouse about a mile from the beach sold for $125,000.

http://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=G356328318

THIS IS A LOT OF ACTION in just one week FOR OUR LITTLE AREA OF MEXICO BEACH IN THE OFF SEASON!

________________________________________

Here’s a number for you: average sales price this year is 53% of 2005; that's right, almost cut in half!!!

If looking for some good news in the continued price erosion, it might be that the decline is less than half of what it was last year; down “only” 12% as compared with last year’s 25% plunge.

_________________________________________

There are still some good deals out there! Interest rates are not going to stay this low for ever!!!

_____________________________________

Don't hesitate to call/email me anytime!

Have a great week and remember: Live simply.Love generously.Care deeply.Speak kindly.

Mary

850-896-5222

www.maryblackburn.com

Sundance Realty

Happy Fall from Mexico Beach Florida

Well, it looks as if the rain is over! We had an absolutely gorgeous weekend!

I do miss the colors of autumn though. The deciduous trees here don't really turn the bright red and yellow and orange here. They pretty much just turn brown and fall off!! I remember taking long drives through Pennsylvania this time of year just to witness the awesome colors of God's creation!

But in Pennsylvania, I couldn't look out my window and see pelicans crash into the water to catch a fish, or see a dolphin glide through the water. Here I just take advantage of those colors as the sun sets over the water (in my shorts and t-shirt!!!!) A little give and take is what it is all about!!!!!
______________________________________

A couple of great houses went under contract in Mexico Beach this past week.

>Gulf front, newer house, with over 3,000 sq ft. listed at $1,175,000.
>3 bed /2 bath home with unobstructed gulf view --great condition, awesome outdoor kitchen area, beautiful landscaping----and very motivated seller--listed at $475,000.
______________________________________

My newsletter will come out by the end of this week (if all goes as planned) where I will go into detail about the market so far this year.
If you aren't receiving my newsletter and you would like to, just send me an email with that request and I'll put you on my database.
_______________________________________

I've been extremely blessed this year! I'm currently ranked the number 2 selling agent in the Mexico Beach/St. Joe Beach area (only about $400,000 shy from being number one!).
My company, Sundance Realty is the top selling company and has been since we opened our doors in 2006.

THANK YOU to all my customers!!!
_______________________________________

I wanted to update you on the proposed by pass around Mexico Beach and St. Joe Beach. I just heard that segment 2, which re-routes through traffic behind St. Joe Beach is just waiting on funding. No telling how long that will take to secure but once funded construction, they say, should take about 18 months.

THIS IS A WONDERFUL THING FOR OUR AREA! Hwy 98 will become a local road, taking the tractor trailers off this road. This road was never super busy and was rarely hard to cross to get to the beach, but obviously families with children just never felt comfortable on that side of the road. I believe this will increase the property values of all homes in the area!!!

Segment 3, which re-routes the traffic behind Mexico Beach is about 65-70% complete in design then it will also be ready for funding.

Mexico Beach will have sidewalks pretty much the length of the city by that time so we will become extremely pedestrian friendly. I'm hoping the city will also allow golf carts on that road then as well!

JUST ONE MORE REASON TO BUY NOW !
_____________________________________

West End Harbor Auction is coming up in October. 3 canal front condos being auctioned off absolute (no reserve). If interested, let me know and I'll send information.
_________________________________

Have a great week and don't hesitate to contact me anytime (I really do work 24/7!)

Noah's Ark Everything I need to know, I learned from Noah's Ark. ONE: Don 't miss the boat. TWO: Remember that we are all in the same boat! THREE: Plan ahead. It wasn't raining when Noah built the Ark. FOUR: Stay fit. When you're 60 years old, someone may ask you to do something really big. FIVE: Don 't listen to critics; just get on with the job that needs to be done. SIX: Build your future on high ground.. SEVEN: For safety's sake, travel in pairs. EIGHT: Speed isn't always an advantage. The snails were on board with the cheetahs. NINE: When you're stressed, float awhile.. TEN: Remember, the Ark was built by amateurs; the Titanic by professionals. ELEVEN: No matter the storm, when you are with God, there's always a rainbow waiting.

Mary
850-896-5222
www.maryblackburn.com
sundance realty

Still Raining in Mexico Beach

I don't think I ever remember as much rain as we've had in the last couple of weeks! On the positive side though, I've seen some extraordinarily beautiful rainbows!!!!!

Well, it just makes us appreciate that sunshine even more!!!
_____________________________________

Above is a picture of a family enjoying their vacation in Mexico Beach! They borrowed the beach wheel chair that Sundance Realty will loan out to anyone in need for no charge! We are glad the Infingers were able to take Kandice to the beach!
_________________________________________

Let's get right to the market:

In Mexico Beach 3 properties were put under contract:

>3 bed/2.5 bath newer home in Waterside Cottages, gated subdivision, listed at $291,000. Bank owned.

>1 bed/1 bath ocatgon home walkable to the beach listed at $135,000

>Gulf front older 2 bed/2.5 bath townhouse listed at $340,000

We closed on 2 houses last week:

>3 bed/2 bath older home in St. Joe Beach on 2 lots sold for $185,000. About 3-4 blocks from the water. It was a short sale and took 5 months to close it out!

>3 bed/2 bath beautiful home in St. Joe Beach in a nice subdivision sold for $227,000.

http://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=G356320209

There are currently 25 properties STILL under contract in the area---many of these are short sales so it could be several more months for them to close out!

Although it has slowed down quite a bit there are still buyers looking!

There are some exceptional deals out there----let me know what you are looking for and I'll see if I can find it!!!!!
_________________________________________

I wish I could find someone to give me some insight into the banking industry! There was a short sale property listed and within a week was going to go into foreclosure. I had a full price offer. The seller's bank refused the offer without any kind of counter offer.
I see the property is back on the market now, bank owned and for LESS THAN MY OFFER. The bank has had to spend money completeling the foreclosure process, legal fees, they now have to keep the lawn cut, they are making some roof repairs, AND the commission is more.

Just doesn't make sense to me!!!!
__________________________________________

Short and sweet this week, but don't hesitate to call me with ANY questions!
Have a great week and remember "God's last name is not Dammit!"

Mary
850-896-5222
www.maryblackburn.com

Mexico Beach Fl real estate

The Beach Blast Triathalon was a great success despite the rainy weather. The athletes appreciated the rain and cooler temperature though!!! Congrats to all who participated!! I admire you all!!

___________________________________

It was definitely a little slow on the real estate front this past week.



Five properties were put under contract in the Mexico Beach area:

>A newer 3bed/2 bath townhouse about 1 mile from the beach. Listed at $139,900.

>An older 2 bed/1.5 bath townhouse beachside and just a stone's throw to the water. Needing quite a bit of updating, listed at $175,000 as a short sale.

>A 2,000 sq ft home sitting on 4.4 acres out in the Overstreet area, about 4 miles from the beach. Great view of the Intracoastal waterway, listed at $325,000.

>2 lots in the Windmark Beach resort, one in Phase I (Bayside of Hwy 98) listed at $119,000 and one in Phase II (Town center area) listed at $97,500.



Defininely more offers being negotiated as we speak though!!



Lots of buyers out there--looking for deals and steals----and they are getting them!!!

_______________________________________



Lots of activities planned for October, check out the calendar of events on my website.

______________________________________

The auction for 6 West End Harbor Units, canal front, in Mexico beach is taking place October 10th. Let me know if you need more information!
______________________________________
I'm a little short winded this week! Hard to believe!

Have a great week and just to let you know.... " Every evening I turn my worries over to God. He's going to be up all night anyway."

Mary

850-896-5222

www.maryblackburn.com

Sundance Realty

Happy Labor Day From Mexico Beach Florida

I love this picture---taken yesterday! Patriots at the beach! I know you can't quite tell from the picture, but they also have a "Don't tread on me" flag. So, they are TRUE patriots, in my humble opinion!!

The beaches were bustling with people enjoying the last summer hooplah! It was great to see!

___________________________________________

As for the real estate market in Mexico Beach/St. Joe Beach:

Four properties were put under contract in the 1st week of September.

>2 bed/1 bath, small, renovated beach cottage just one block from the water, listed at $199,000

>Concrete block FIXER UPPER (most people would consider it a tear down), a few blocks from the water in St. Joe Beach, bank owned and listed at $77,000.

>An irregular shaped lot about 1/2 mile from the beach in Mexico Beach, listed at $39,000

>A beach side lot listed at $159,000.

ttp://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=G356310856

We also had 4 closings in Mexico Beach/St. Joe Beach

>A 4 bedroom Palms townhouse about a mile from the beach, selling at $143,000

>A 1500+ nice 3 bed/2 bath single family home in a subdivision off the beach selling at $247,650.

>A newer, very nice home in the exclusive Windmark Beach subdivision, close to the beach on the bay, short sale, selling at $360,000! An awesome buy in my opinion!

>A 2,000 + sq ft home across from dedicated beach in Mexico Beach---nice home, but had some "issues", selling for $492,500-----It's the location for this one!!!!

http://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=G356310857

________________________________________

Just to brag a little...............My company, Sundance Realty, continues to be the top selling company in Mexico Beach----we have had that title since we opened our doors in 2006.

Our little company of 2 sales agents continue to control about 1/3 of the market! I think its because we are full time, dedicated and persistent!

A lot of agents have had to take other primary jobs due to the downturn in the market. We have been blessed enough to not have to do that!!!

Which brings me to another topic if you will allow me to digress......................I work on commission only! If I don't sell anything I don't earn anything. In other words, I get paid only after I close on a property. If I don't close on a property in 6 months, I don't make any money in 6 months--zero, nada, nothing.

Which is why I have to work hard!! So........if you appreciate my honesty, my dedication, my persistence.........if you have used my services and are pleased with it, please refer me to friends and family.

Not many women will tell you to pass around her name and number, but I am!!!

So many of you have already done so, which is why I am successful in this down market. I appreciate you sooooooo much!

_______________________________________

There is still a large inventory for sale, however, the properties that are priced right are definitely selling! I've talked before about "unusual" properties....properties that stand out for a particular reason (location, size, condition....) and there aren't 19 other properties just like it......these are definitely selling if priced right!

Don't miss out on an opportunity to have your Florida beach house-----if the time is right for you (you can afford it) don't sit on the fence for long!

Please feel free to call/email me anytime!

Have a great week and remember........"Life isn't about waiting for the storm to pass...it's about learning to dance in the rain."

Mary

850-896-5222

www.maryblackburn.com

Sundance Realty

Mexico Beach Florida

The MBARA Kingfish tournament had the best turnout ever! We had 193 boats registered!
The weather was great, although the water got a little choppy. The Capt's meeting Friday at the El Gov was jammed pack----over 800 sausages were eaten!!!

Two wahoo's were weighed in, a 70 pounder and a 42 pounder!!!!! Lots of folks weighed in kings and the winners were all over 30 lbs. I think the winning king was around 38 lbs! The winning spanish was 4.85 lbs.

I think everybody had a great time! I know I did, it was great seeing ALL OF YOU!!!!

Next year's is going to be even better-----Sundance Realty is going to sponsor the fish fry for Saturday night!!!!!

Capt's meeting at the El Gov.

___

____________________________________________________

As for real estate:

The Auction at West End Harbor is in October. They are going to auction off 6 canal front condos, 3 are going absolute (no minimum reserve). If you want more information, just give me a call or email.
______________________________________

FIVE residential properties were put under contract in the last week.

>A remodeled, 1,244 sq foot home across from the Bay in Port St. Joe (Money Bayou area). Listed at $179,900. Great price, its the location that brings it down!
>A 5 bed/3 bath townhouse in Barrier Dunes out at the end of the Cape. Listed at $315,000.
Short sale.
>A 6 bed/4 bath gulf front house with over 3300 sq ft on C-30 going out towards Indian Pass.
Listed at $699,000 as a short sale.
>A gulf front 3 bd/2 bath older home on the Cape. Bank Owned and listed at $470,000.
>A 2 bed/2 bath older townhouse, very close to the beach in Mexico Beach. Listed at $175,000 as a short sale.

Amazingly, vacant lots have been getting a lot of attention.

Four lots in St. Joe Beach have been put under contract. St. Joe Beach still allows mobile homes or RV's ---an affordable way to have a beach retreat!

>Two 75 X 187 ft lots just one block from the beach, listed at $60K each. Short sales.
>Two 75 X 150 ft lots in the 2nd block from the beach, listed at $65K each. NOT short sales, just a regular old transaction!!!!!!!

>A windmark Beach, phase I lot listed at $119,900 went under contract.
>A 1st tier lot at Indian Pass listed at $159,000 under contract as well.

THE BIG ONE:
>A 21 acre tract out on the Cape that is currently divided into 51 homesites, gulf front, bay front as well as interior lots. Listed at $5 million!!!! Currently under contract!

CLOSINGS THIS WEEK:
>3 bd/2 bath townhouse in Mexico Beach, about a mile off the beach sold for $134,000
>A bay front lot with 50 fe on the bay. Bank owned, sold for $175,000.
>A gulf front lot on C30 with 65 ft on the gulf sold for $250,000.

http://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=G356305509

__________________________________________

There are some good deals out there! Let me know what you are looking for and I'll find it for you!!!
___________________________________________

Have a great week and don't forget "Your job won't take care of you when you are sick. your friends and family will. Stay in touch!"

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

Mexico Beach Florida Real Estate

Our weather has been AWESOME the last couple of days! In the mid 60's in the mornings---whopee!!! Warming up nicely but really with no humidity! I'm really looking forward to fall!!

________________________________________


The MBARA kingfish tournament is this Saturday!!! I'm looking forward to seeing everybody! It is ALWAYS a good time.

The Captain's meeting will be at the El Governor----door prizes for those boats entering, free grilled sausage as well!!

I'll see all of you at the weigh-in on Saturday at Marquardt's. I'm part of the weigh in team!!!

This year, we are not going to be able to have a fish fry Saturday night. The new owner's at Toucan's didn't want to sponsor that this year and we didn't find out in enough time to arrange a Plan B!!!

Next year, however, we ARE going to have a fish fry. Sundance Realty is going to coordinate it. We are thinking about doing it at the Beacon Hill Park. We need lots of volunteers and are open to ideas. So if you can volunteer or have an idea as to where it could be or how it should be organized, please give me a call/email!!


_________________________________________________

Don't you love Mexico Beach's sidewalks???? The sidewalks and approving golf carts are the 2 best things that Mexico Beach has done in years!!!

15th Street is scheduled to get sidewalks as well. They will be 8 feet wide so you can ride your golf cart on it. This will really help homeowners on 15th Street as its really the only road in Mexico Beach that is not real walker-friendly to the beach!!
_________________________________________
On the Real estate front:

In Mexico Beach to St. Joe Beach 5 homes and 2 lots have been put under contract.

>3bed/2bath older townhouse off the beach listed at$79,900
>4 bed/3 bath older duplex in the first block to the beach listed at $299,000. Short sale.
>3bed/2 bath home in quiet subdivision, easy walk to the beach, almost 2,000 sq ft, listed at $299,500. Short Sale.
>4 bed/3 bath home across from dedicated beach, so unobstructed view, listed at $550,000.
>Two 75 X 150 ft lots in the 2nd blk to the beach in St.Joe Beach, listed at $65,000 each.
http://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=G356299253

As for closings this past week:
>75 X 100 ft beach side lot sold for $150,000
A small, older mobile home a couple blocks from the beach sold for $76,000.
>A beautiful, newer home, 1st. Tier, in Windmark Beach, bank owned, almost 3400 sq ft sold for $550,000.
http://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=G356299256

This brings properties under contract in Mexico Beach to St. Joe beach up to 23.


However, 13 of them are short sales! Short sales are taking, on average, up to 5 months to get the seller's lender's approval.

This is a frustrating experience for all involved, requiring a lot of patience and persistence!
_______________________________________

Out on Cape San Blas 7 homes and 1 lot have been put under contract this past week.

>5bed/3 bth Barrier dunes townhome, about 2600 sq feet. Short sale, listed at $315,000
>3 bed/3 bath beautiful newer home, short walk to the beach out towards Indian pass, listed at $359,900. Bank owned.

>3bed3bath newer home with about 1700 sq feet. Gulf view. Short sale listed at $495,000.
>4bed/4.5 bath, over 3800 sq feet, gorgeous, gulf view home in a nice subdivision with pool. Short Sale listed at $499,900
>4 bed/3.5 bath Gulf front house on the cape (not far from stump hole). Bank owned and listed at $455,625.
>3 bed/2bath Bay view home listed at $199,000
>Gulf Front lot with 65 feet on the water, listed at $329,000
http://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=G356299254

There are now 34 properties under contract out on the Cape. 26 of those properties are either short sales or bank owned.
__________________________________________

Don't you think $100/sq ft is a great price for a house? There are a couple of homes that you might be able to get for just a little over $100/sq ft----yes, that's with the lot!!!!!!! You might be able to build a new house for that (no high end finishes) but that doesn't include the land!!!!!

Now, you won't be able to get water view at $100/sq ft. but....close enough to walk or take the golf cart to the beach!!

If you are interested in these good deals----send me a quick email!!!!
_________________________________________
Well, I hope to see you at the tournament!

Have a great week and don't forget..........

"Everything can change in the blink of an eye. But don't worry; God never blinks!"

Don't hestitate to call or email me anytime!

Mary
850-896-5222
http://www.maryblackburn.com/
Sundance Realty

Tropical Storm Claudette, Mexico Beach Florida

Well, we survived our first tropical storm of the season. And believe me (as opposed to the weather channel) it was not much more than a really good rain storm. We had some pretty good wind gusts, quite a bit of rain, the tide got a little high, and we had some good wave action, but absolutely nothing to get concerned about! Hey, we needed the rain!!!


If that's the worst we get, we are EXTREMELY BLESSED!
____________________________________


On the fishing front: Snapper season is over. We are still trolling for Kings and spanish though. (and to be honest, I'm not sure what else---ask Chip--850-527-6272)


The MBARA King tournament is the last Saturday of this month! It's a great tournament and we are expecting a good turnout!!


Let me know if you have any questions!
______________________________________



We are having another condo auction in October--West End Harbor, canal front, is auctioning off 6 of their condo's, three being absolute! If you want more information, just give me a call or email!

_____________________________________


I did a little research on gulf front that was interesting!


Gulf front single family homes in Mexico Beach/Cape San Blas have been selling on an average of $256/sq foot this year.


I could only find ONE gulf front single family home that sold in Panama City this year and it sold for $370/sq ft.



Listing prices are another story!!


Mexico Beach to Cape San Blas, gulf front single family homes are listed at an average of $473 sq ft! They are starting at $445,000 for a 1700+ sq foot home on the cape and going over $3 million. There are 60 gulf front homes for sale between Mexico Beach and the Cape.

In Panama City Beach, Gulf front homes are starting at $699,000 for an 826 sq ft fixer upper. Gulf front homes listed at PCB are at an average of $846 sq ft. Holy mackeral!

There are some absolutely fantastically gorgeous homes over there, but along with that comes the zillion other homes, neighborhoods, traffic, high rises....................

Me? I'm stuck on Mexico Beach!

__________________________________________

The market has slowed down somewhat. Typical for this time of year as school is starting and folks are concentrating on that! It will pick up again. We usually have another wave of activity in the fall.

I'm looking forward to it!!!!!

_____________________________________

Please don't hesitate to call or email me anytime with any questions about the area, whether it pertains to real estate or not.

Also, don't forget, a Realtor can sell you ANY listing in the area, it doesn't have to be just the properties with their sign. So once you contact an agent for information, stick with them----unless you don't feel comfortable with them------They can become your "go-to" person for all kinds of things!

__________________________________

Have a great week and remember .....
Be kinder than necessary, for everyone you meet is fighting some kind of battle

Mary

850-896-5222

www.maryblackburn.com

All's Well in Mexico Beach Florida

I wanted to post a couple of other pictures from the ladies fishing trip! I don't have any pictures of us catching Snapper, because it was fast and furious and there was no time to take pictures!!!!

Below is a picture of Carol from "The Grove" catching a beautiful Mahi-mahi, and Dolores from "The Prickly Pear" catching a spanish.

________________________________________

Snapper season is over the 15th of August. The kings and spanish are plentiful though!!!

The MBARA is sponsoring their annual Kingfish Tournament the last Saturday of this month. It is a great tournament and we usually have an awesome tournament and LOTS OF FUN!!!

Feel free to give me a call/email if you need specific information!
__________________________________________

The real estate market continues to be pretty active. About 16 residential properties have been put under contract just in the last week between Mexico Beach and Cape San Blas.

The majority of them are short sales-------UGH----these transactions are really no different than any other transaction for the buyer, except they usually take FOREVER. The seller's lender has to approve the offer and unfortunately, the banks are not obligated to respond in a timely manner.

Short sales can take anywhere from 60 days to 6 months for approval.

We just had a short sale offer declined the other day. The seller's bank would NOT approve the offer (which was right about market value) and therefore they are going to foreclose instead!
Very frustrating for all involved!!!!

____________________________________________

Properties that are on the market at a reasonable (market value) price are selling. It is more important than ever for seller's to listen to their Realtor's as to what the market value is. The majority of buyers are financing and therefore the property must appraise-------it is disappointing for everybody to get an accepted offer and then the appraisal comes in low and the buyers back out.

Sellers must decide as to whether they want to sell in the next 6 months and price it appropriately or if they want to hold on for the value to appreciate, which could be several more years.

Every seller is in a different circumstance and the final decision as to pricing is ultimately their decision!!!

It is never good for a home to be on the market for 8-18 months without selling. This was okay when there were no buyers---but the buyers are here!
_________________________________________

There is going to be another condo auction in Mexico Beach. I just sent out a flyer with some information, so if you didn't get it let me know.

It is West End Harbor---which is right beside Marquardt's Marina, if you are familiar with the area.

All of the terms and conditions are not available from the auction company yet, but I'll stay on top of it and update everybody as that information becomes available.

I can certainly show the property anytime if you are coming into the area, just give me at least 24 hours notice!
________________________________________

If you are in the market to purchase a primary home here, your financing terms are probably about 90-95% at right around 5%. If you are a first time homebuyer, you can qualify for an $8,000 tax credit.

If you are looking to purchase a 2nd home or investment property you are going to have to put 20% down and are looking at 6% interest.

Vacant lots require more money down, sometimes 25-40% down and the interest rates are about 2% more.

Let me know what you are looking for and I'll do a constant search and send you properties as I find them!!!!
___________________________________

Have a great week and don't forget " Get outside every day. Miracles are waiting everywhere!"

Don't hesitate to call me with any questions/concerns!
Mary
850-896-5222
www.maryblackburn.com
Sundance Realty