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!!!    
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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!!!

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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!!!

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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!!!
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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.
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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!!!
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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!

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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.

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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!!!!

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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!!!!

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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!!!

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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!

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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!!!

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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.

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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.

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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.

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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.
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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!
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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.
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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.
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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!!!
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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!
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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.

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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!!!!!
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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!!!!

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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!!!
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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!!!
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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!!
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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
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