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

The fishing is GREAT in Mexico Beach

Well, we finally did it! I went snapper fishing! I took along 5 other ladies and we caught our limit of snapper in no time + 2 beautiful mahi-mahi! We caught a handful of spanish as well. It was a great trip! We left at 6Am. the temperature was perfect!


I'll post more pictures next week!

Snapper season ends August 15th. I believe Chip still has a few days open...................www.charterboat-missmary.com 850-527-6272.

___________________________________________

The real estate activity continues! Lots and lots of buyers looking! Taking their time to find just the right thing though. Low offers are being thrown out all the time, some being worked out, some too low to work. I know the market is bad, but honestly, when you offer 50% of the listing price and the listing price is not too far from market value.........................that's just a little bit much!!!

15-20% off the list price is an okay offer to start if the list price is a little high. Some of the listing prices are being reduced to what we feel they will appraise, leaving little room for negotiation.

We are back to 2003-2004 pricing. I don't think we are going to go much lower! As much as people would like, I just don't have that crystal ball!!!_________________________________________

My monthly newsletter is coming out tomorrow. If you don't receive it and you want it, just send me your email and I'll put you on the database!

I also have an updated list of the foreclosures and short sales in the beaches area. Let me know and I can send that to you as well.

____________________________________________________

The MBARA kingfish tournament is the last Saturday in August! Captain's party is Friday night, fishing Saturday, weigh-in Saturday afternoon, Fish fry and awards ceremony Saturday night. It is a GREAT TIME! The captains party is becoming quite the annual event---check it out!!________________________________________

The scalloping has been pretty good in the bay-----from what I'm hearing they aren't real big, but plentiful.

Fred Buskens is making these little fiberglass boats, he calls them Seabiscuits. They weigh practically nothing and are great for pulling around the bay while scalloping. They are just for one person (maybe two) and are a wider than a kayak. You can throw them in the back of a truck for easy transport! I think they are about $800. They'd be great for just paddling around the creeks, inlets, rivers, bay! You can put a small motor on them if you want. He pretty much custom makes all his boats so you can have him design it the way you want. He sold all he had at the Scallop Festival this past weekend. Let me know if you want his number!!_______________________________________

Have a great week and remember:

"The happiest people don't necessarily have the best of everything;
they just make the best of everything they have".

Mary

850-896-5222

http://www.maryblackburn.com/

Sundance Realty

Mexico Beach Florida

Amazingly, July is almost over---we are already half way through 2009! I guess I'm getting older when I really believe 'TIME DOES FLY'!

The Scallop Festival is this coming weekend! Downtown Port St. Joe on Saturday and Sunday. Things for the kids to do, local arts and crafts, music and lots of food, including scallops!!

If you've never gone scalloping, you have to try it! It's so much fun and anybody can do it!
You can just wade in the bay and find them. You do have to have a fishing license though--which you can get at the Hardware store in Mexico Beach or any bait and tackle store in Port St. Joe.
Scallop season arrives the first of July and lasts until the tenth of September. The scallop limits are 2 gallons unshucked per person or 1 pint shucked per person, 10 gallons maximum unshucked per boat or half gallon maximum shucked per boat. Scallops can only be harvested by hand or with the use of a landing or dip net in order to prevent damage to seagrass.
______________________________________________

My fishing trip with the girls is tomorrow---I hopefully will have a couple of pictures to share next Monday!!
Fishing has been great, so I have high expectations for my husband! (poor guy, I'm sure I'm his nightmare of a client!) www.charterboat-missmary.com
_____________________________________________

Man, its been busy in the real estate market! Everybody is showing property, lots of offers flying around----some working and some not! Everybody is looking for a steal, not even just a deal!!

Since the 13th of this month 3 properties have been put under contract in Mexico Beach:
>Townhouse, 3 bed/2 bath, about a mile from the beach, listed at $139,000. Short sale.
>1800 concrete block house on 2 lots, needs some work, canal front (north side), listed at $259,900. Short sale.
>A lot up on a bluff in Beacon Hill, great water view, listed at $199,900. Bank Owned.

We've closed on just a couple of things.
>Small, 752 sq ft, townhouse in a great subdivision in St. Joe beach for $106,000
>Smaller octagon house about a mile from the beach, 2 bed/2 bath for $136,000

Both I think were really good deals!!!
______________________________________

Out on the cape:
Three properties put under contract:
>66 X 215 lot with gulf and bay views, listed at $155,000. Bank Owned.
>A REAL fixer upper on C-3, good size but did I mention FIXER UPPER, listed at $140,000. Short sale.
>A gorgeous Bay front home with over 3,400 sq ft listed at $925,000.

Three properties sold as well:
> Gulf front single family, 30 feet on the water and sat back in between adjacent properties, so a severly limited view, Sold at $400,000 as a short sale.
>A single family home on the bay side of the cape, 1660 sq feet, sold for $184,000
>Half duplex, gulf front, smaller, 1120 sq feet, needed some work. $170,000 Bank owned.
__________________________________

There are some exceptional deals out there-----only if you have patience!! Most of them are short sales and are taking 3-6 months to get approval. Yes, they are frustrating, aggravating, and infuriating, but worth the wait!
__________________________________

Lots to do in Mexico Beach this time of year: check out my calendar of local events!
___________________________________

Have a great week! Don't hesitate to call/email me anytime if you have ANY questions about buying or selling in the area!!
And remember: "God loves you because of who God is, not because of anything you did or didn't do!"

www.maryblackburn.com
850-896-5222

Mexico Beach Florida Real Estate

We are back to normal from the hectic 4th of July week!! Weather seems to be back on track as well! Afternoon showers, the record heat wave seems to be over......

THE FISHING IS GREAT!!! Chip has been catching lots of snapper! He swears you can catch them with a cane pole they are so thick!!!!!! He's been catching Spanish, kings, dolphins and even a grouper now and then!

He's promised to take me this week----I only go when:
#1. it's slick calm
#2. it's not too hot
#3. the fish are biting
#4. I can catch my limit in 4 hours or less
(So you can imagine how often he takes me!!!!)

Snapper season ends mid August. If you are interested in a fishing trip, check out Chip's website www.charterboat-missmary.com
_____________________________________________

Scallop season is in full swing! I haven't gone yet, but I've heard they are a'plenty. They aren't huge but there's lots of them. If you haven't been scalloping, you have to do it! You can just walk around in the bay and pick them up. The cleaning is not a lot of fun, but the results are delicious!!!

Port St. Joe has its 13th annual Scallop Festival the first weekend in August. Don't forget to check out LOCAL EVENTS on my website for other area activities!
___________________________________

As for real estate:
In Mexico Beach last week only 2 residential properties were put under contract:
>Small, (576 sq ft) mobile home a few blocks from the beach, listed at $80,000
>Single family home right on Hwy 98 across from beach access, 2,000 sq ft listed at $285,000. This is a short sale.

Just to let you know, in Mexico Beach to date we have 19 residential properties under contract. ELEVEN of them are short sales (meaning the seller is selling them for MUCH LESS than what is owed on them). Several of them have been under contract since the first of April.

While short sales can be good deals, they are frustrating for everybody involved. The banks are under no contractual obligation to respond timely and therefore THEY DON'T!

We've had 3 closings last week in Mexico Beach:
> Single family home about 1/2 block to the beach. 1,000 sq ft main house + guest house, selling for $278,850. This is one of those rare sales, where it was actually purchased for more than it appraised!!!
>Single family home about 1/2 mile from the beach, with about 1700 sq feet, selling for $219,000.
>A canal front townhouse, bank owned, 2 bed/2.5 bath, with a little more than 1200 sq ft, selling for $283,000


Cape San Blas

Only 1 property was put under contract this past week.
>First tier home in a beautiful exclusive subdivision. 3,100 sq ft, listed for $567,000. Short sale.

The Cape has 15 properties under contract to date, only TWO are not short sales or foreclosures!

Port St. Joe
Two properties have been put under contract
> A 1700 sq foot home built in the 30's, renovated, listed at $199,000 as a short sale.
> A basic 3bed/2 bath home listed for $200,000

One home closed in PSJ last week
>Small, dated, house with about 1,000 sq ft closed at $90,000
___________________________________________

Interest rates for a fixed 30 year note are anywhere from 4.875 to 5.62%!

A 30 year jumbo loan is 6.25- 6.5%!
______________________________________

I believe we are back to 2003 pricing!

If you are not on my database to update you on new listings or price changes, send me an email with what you are looking for and I'll be glad to send you links to properties that meet your criteria as they come on the market!

You can search yourself on my website by clicking on Property Search if you prefer to look yourself! I can help you with ANY property you see there!!!!
____________________________

Have a wonderful week and remember "Envy is a waste of time. You already have everything you need!"

Mary
850-896-5222
www.maryblackburn.com

Happy 4th of July from Mexico Beach

Below are a couple of Fireworks pictures taken by Marie at the only Jewelery Store in Mexico Beach. Check out her website; http://www.mariestephensphotography.com/

The beach was packed this past weekend! We had beautiful weather all week! The fireworks display in Mexico Beach was great as were all the individual fireworks up and down the beach! This was the busiest I've seen Mexico Beach! Glad to see everybody come and glad to see them go! It's a love hate relationship!

__________________________________

As for the real estate market----It was EXTREMELY busy over the weekend. I didn't anticipate that because holiday weekends are typically slow, people having too much fun!! I'll never complain about being busy though!!!

Not a lot of properties actually put under contract but definitely a lot of real buyers, not just tire kickers!

Mexico Beach/St. Joe Beach:

Two properties were put under contract since last Monday's blog.

>Very small, 1 bedroom with loft, 1 bath townhouse in a good location, easy walk to the beach, listed at $119,000.

>Gulf front single family home with over 2,500 sq feet listed for $799,900

Two properties closed in Mexico Beach:

>4 bed/2 bath townhouse about 1 mile from the beach, closed at $145,000.

>Vacant lot right on Hwy 98 across from the beach--sold at $145,500, bank owned.

_________________________________

Cape San Blas:

One property was put under contract:

>2 bed/2 bath home on the Bay side, 1660 sq ft, listed for $217,000

Sold:

> Gulf view older home, 3 bd/3bath with over 2,000 sq ft sold for $255,000

> Gulf front single family. New construction---started but never completed so......sold at $303,000.

_______________________________

Port St. Joe:

One house was put under contract:

>Single family home with over 2,000 sq ft, in-ground pool, listed at $295,000. Short sale

Sold:

>Older concrete block home 3 bed/2 bath sold for $103,000.

>Newer Townhouse, 3bed/3 bath and over 1700 sq ft sold for $170,000.

_________________________________

Interest rates dipped a little, although financing is not quite as easy as before. Be prepared to put 20% down on any investment residential property and sometimes 50% on a vacant lot!!!
_________________________________

Please don't hesitate to call/email me any time if you have ANY questions about buying or selling in the Mexico Beach, St. Joe Beach, Port St. Joe, Cape San Blas, Overstreet, Windmark Beach area!!!!
____________________________

Have a great week and remember "When it comes to chocolate, resistance is futile!"

Mary
850-896-5222
www.maryblackburn.com

TOUCAN'S RESTAURANT SOLD! Finally! Purchased by 3 brothers from the Atlanta area for $2,675,000 the restaurant is in for some positive changes! One of the changes is the new owners are planning to open the Tikki bar with affordable "beach food"!
______________________________________________

I believe we are back to our normal June weather. We had a tremendous heat wave the weekend of the 19th, with heat indexes of 117!! This past weekend we have been in the upper 80's with a heat index of upper 90's. Hot but typical! The beach has been dotted with colorful sun umbrellas and tents as everybody is enjoying our beautiful beach and waters!!!!
______________________________________________
The 4th of July is typically our busiest weekend! Mexico Beach puts on an awesome fireworks display off the pier! It can't get any better than watching fireworks from the beach!!!

There is a 5K run that morning as well as a kid's fishing tournament! Let me know if you need more information!

Don't forget the movies in the Park every Thursday night. Check my calendar for the title and location!!!

_______________________________________________

As for the Real Estate Market in Mexico Beach:
Five properties have been put under contract since I last blogged on the 15th.

>Cute , little, renovated cottage in St. Joe Beach, listed at $139,000.

>A Palms townhouse in Mexico Beach, 4 bed/2 bath, listed at $175,000 (short sale)

>A older 2 bed/2bath octagon house in Mexico Beach on a large lot, listed at $150,000.

>A fixer upper house up on stilts about 1.5 blocks from the water listed at $164,000

>A nice BEACHSIDE single family house, listed at $365,000.

We also closed on 4 properties last week:

>A beautiful Gulf front single family home for $750,000. It was a short sale.

>A newer 4 bed/3.5 bath home in a new subdivision selling for $235,000.

>An older concrete block home with fantastic view on a large lot for $236,500

>A newer 2 bed/2bath townhouse about a mile from the water selling for $111,500
____________________________________

Cape San Blas has some good action as well.

Five properties under contract since 6/15/2009. All gulf view or gulf front. Only 2 are not listed as short sales.

>Gulf View, 3 bed/2bath, about 1500 sq feet listed at $349,000. Short sale.

>Gulf View, 2 bed/2 bath about 1250 sq feet listed at $359,000. short sale.

>Gulf front, 3 bed/2.5 bath, 1900 sq feet, listed at $444,900 (sits back a ways off the beach, so your view is actually limited)

>Gulf view, beautiful home with pool and elevator and over 3,000 sq feet, listed at $625,000.

> Gulf view, older home, 3bed/3 bath, listed at $299,000.

Sales out in the Cape Area:

>Gulf front new construction but never finished, some mold, over 3300 sq feet sold at $449,000. Bank owned.

>Barrier Dunes (out at the end of the peninsula) townhouse, 2 bed/2.5 bath sold for $204,500

>Gulf front townhouse that needed a lot of repairs, in a heavily eroded area, sold for $210,000.

>Gulf front condo, 3 bed/2.5 bath sold for $245,025. Bank owned.

>Beautiful Gulf view house with over 1800 sq feet sold for $439,000.

>Never lived in house with limited water views, private pool, over 3,000 sq feet sold for $440,000. Bank owned.

_________________________________

Port St. Joe is even some movement!!!

Four properties have been put under contract:

>3 bed/1 bath older home listed at $110,000

>3bed/2 bath 1937 home that's been renovated, large lot, one blk from the bay listed at $199,000. Short Sale.

>3 bed/2 bath basic brick home with about 1800 sq feet listed at $149,900. Bank owned.

>3 bed/3 bath very nice townhouse, with about 1800 sq feet, listed at $179,000. Short sale

Sales in Port St. Joe last week.

>3 bed/2 bath older brick house, one block from the bay, large lot. Sold for $175,000. Bank owned.

>Newer house but had some termite damage, the only house in a new subdivision, sold for $193,500 bank owned.

___________________________________

Buyers are getting some extremely good deals! There are still a lot of properties under contract and who knows when they will actually close---they are short sales. Short sales are actually MUCH LONGER SALES than normal transactions. Because banks are not under our contractual time lines, they take FOREVER, to approve. So, if you are considering putting in an offer on a short sale---BE PATIENT. They are usually worth the wait!

________________________________________

You can now get a very nice, 2000 sq ft house in Mexico Beach for around $250,000 (maybe less). You can get a cute little townhouse for less than $140,000. Both just a short walk to the beach. How about a very nice 2 bed/1.5 bath townhouse just a stone's throw from the water, granite counters, new kitchen cabinets for $269,000? You'll have to ask me for the specifics on this one!
_________________________________________

Please don't hesitate to call/email me with any questions you may have about short sales, foreclosure, or property in Mexico Beach, Port St. Joe, St. Joe Beach, Cape san Blas.........
_____________________________________

Have a great 4th of July week! Keep our country in your prayers!

Mary

850-896-5222

http://www.maryblackburn.com/

Living the dream in Mexico Beach, Fl

Well, its getting pretty hot in the middle of the day, I must admit! But this is why we moved here, right? I'm not complaining, its gorgeous! One can not complain when they look out their window and see white sand and blue water everyday!!!!



Fishing report:
Chip's been doing great! He fished all weekend and everybody had a great time. He's got the next 8 days booked solid. Snappers, kings, spanish, even a dolphin and grouper yesterday!
Check out his website if you are interested! www.charterboat-missmary.com
______________________________________

On the real estate front lines:
There have been several deals falling through because of low appraisals!!! Buyers were willing to pay a price (wouldn't that be called market value?) but the appraisals came in much lower! Sheesh, if we aren't battling one obstacle we are battling another!

Another reason, why pricing is so important when listing your home!
_______________________________________

In Mexico Beach we have 19 residential properties under contract. Of those, only 3-4 sellers are making any money --- Of course these are the sellers who bought their property quite a few years ago!

If you are a seller and making a good amount of profit from your home, consider yourself very fortunate!!!!

We've had a pretty active market in the last couple of months, however, with the tighter lending regulations, low appraisals, and now interest rates on the rise, we may experience a slow down.

If you are a seller, and you get an offer, its best to work it out and make it work, for it may be the last good offer you get!!!!
We are going to be in a buyer's market for a while!!
___________________________________________

Nice homes that are in the $200-$250,000 range are just about gone. We still have a lot in that price range and several that are under $200K, but only a couple are move in ready! If you are not opposed to some sweat equity, let me know and I'll send you some "fixer-uppers".

This is the time of year when buyers are looking for townhouses beach side. These are starting at $220,000 for 2 bedrooms! While most of these won't cash flow, you might be able to get it to pay for 50-70% of the carrying costs! Remember, you are buying at the bottom of the market, if you can get 50% of your carrying costs back and then use the property and enjoy it, in 7-10 years you'll see a good appreciation! Sounds like a sound investment to me!
_____________________________________________

Another type of property that is getting a lot of action are those with unobstructed gulf view. I've talked before about "unusual" properties having more value. There are very few homes that are pretty much guaranteed unobstructed water view forever---where no one can build in front of you----these properties are definitely "unusual", "limited", and COVETED!
They, therefore, command higher prices (starting at $599,000) but, of course, retain their value more, as well.
They, to me, are better than gulf front-----less worry, less insurance, less maintenance, more privacy..............steps to the water and coffee on the veranda overlooking the water.....duh!
There are a few on the market right now, let me know if you are interested and I'll send them to you to review!
____________________________________________


Fourth of July is rapidly approaching. We always have a great fireworks show. Can it get any better than sitting on the beach at dark with friends and family and watching fireworks?????
_____________________________________________

Have a fantastic week and don't hesitate to call/email me if you have any questions about buying or selling in Mexico Beach, St. Joe Beach, Port St. Joe, Cape San Blas, Windmark Beach!

Please don't forget to keep our soldiers, and our country in your prayers. My prayer for everybody is Ephesians 3:14-21!

Have a blessed week.
Mary
850-896-5222
www.maryblackburn.com
Sundance Realty

A Gorgeous Week In Mexico Beach, Florida

We had a couple days of rain and, although I feel sorry for the visitors who were here for only a few days, we really appreciated that rain!!! That rain was followed up by gorgeous weather though------as the old saying goes "If you don't like the weather, wait 20 minutes". Sometimes you might have to wait a day or two but................
____________________________________

Let me update you on the fishing............the snappers are abundant! The snapper season is only 2 months, so if you are interested in a charter trip, you better hurry. Chip's calendar is filling up. www.charterboat-missmary.com

____________________________________

Auction Results! Seven properties were up for auction this past Saturday.

• Large Gulf front home: SOLD for around $635,000. Very nice home, but on a pretty narrow part of the beach.
• Vacant lot : SOLD for $83,500 + 10% buyers premium. Great lot in a very nice neighborhood, a stone's throw to the water.
• Small gulf front cottage: High bid was $415,000. Sellers wouldn't accept.
• Vacant lot, beach side of Hwy 98: High bid was $130,000. Seller wouldn't accept.
• Large brick home on 5 acres (the Parker Estate), north side of Hwy 98. : Opening bid was $500,000, no other bids: sellers wouldn't accept.
• Commercial building on Hwy 98: High bid was $290,000. Seller is considering accepting.
• Older, but well maintained home on the north side, great neighborhood, stone's throw to the water, was put under contract before the auction.

______________________________________________

The market in Mexico Beach for the last 7 days.

4 properties were put under contract.

• Two townhouses about a mile from the beach: (The Palms). A 3bd/2bath listed at $145,000 and a 4bd/2 bth listed at $149,000. Both are short sales. (the owner owes more than that)
• A 2 story older home on 2 lots, 2nd block to the beach. A lot of character but a little bit of a funky layout. Listed at $299,000. Short sale.
• The Windmark Beach Foreclosure: Over 2,000 sq ft, built in 2005, walkable to pool and beach. Listed at $435,900.

Negotiations on a couple of other properties today!

____________________________________

Cape San Blas

4 properties under contract.

• Two Barrier Dunes townhouses (Great vacation resort just before the state park at the cape) a 2bd/2.5 bath listed at $218,000 and a 5bd/3 bth listed at $299,900 (short sale)
• Gulf front townhouse (gulf front, but a scary gulf front to me-----high erosion area). listed at $229,000. short sale.
• Bay Front house with almost 2,000 sq ft. Listed at $499,000 as a short sale.

________________________________________

Port St. Joe had a lot of activity this past week! FIVE properties put under contract.

• Two real fixer uppers: One in Port St. Joe with about 1,200 sq ft listed at $75,000, one in Highland view, built in 1958, listed at $59,900
• A cool looking home that's been renovated, almost 2,000 sq ft, listed at $159,000. short sale.
• A newer townhouse with about 1800 sq ft, 3bd/3 bath listed at $179,000
• An older home close to the bay with a good size lot, some updating needed, listed at $186,900. Foreclosure.

___________________________________________

Interest rates rose a little last week to just over 5%. I think they will continue to rise from here on out...........................prices down, interest rates still low but on the rise.......hmmmmmmm.....

_____________________________________

Please don't forget to check out my calendar of local events---movies in the park, salt air farmer's market...........

_____________________________________

Have a great week! Don't hesitate to call or email if you have any questions about the area or real estate!

If you are seriously looking to purchase this year, please contact me right away if you haven't already--the good deals are going!

Mary, www.maryblackburn.com

850-896-5222

Summer has arrived! It's getting a little warm now! Mid to even high 80's already! I'm not complaining, this is why I moved here! I don't have to work outside in it all day, but I don't think its unbearably hot at all!!
__________________________________

The big local news is the Arizona Chemical Plant in Port St. Joe is closing. This will eliminate about 80 jobs. The good news is that a new plant is coming into town! Biomass Gas and Electric is projected to build a facility on the ICW in Port St Joe with an opening date of 2011. The construction of the facility itself will create about 200 jobs and then employ about 25 permanent full time jobs as well as 50-80 related jobs.

We have had a love-hate relationship with Arizona Chemical. It provide a job base, but also emitted a terrible odor. I will be glad to get rid of that smell but I also pray for the families who are losing jobs.
________________________________________

As for real estate:
Mexico Beach:

3 properties were put under contract in the last week.

• 2 bed/2bath newer townhouse about 1 mile from the beach, listed at $119,000
• 3 bed/2 bath home with over 1700 sq feet about 1/2 mile or so from the water , listed at $252,000
• 3 bed/2 bath newer home about 1/4 mile from the water in a new subdivision, listed for $259,000.

Cape San Blas

2 properties put under contract

• 3bed/3bath townhouse in Barrier Dunes (all the way out on the Cape) listed at $220,000
• 3bed/3 bath older home with views of the gulf, listed at $299,000

Port St. Joe

One property was put under contract this past week.

• Brand new home in a new subdivision, listed at $199,000 and is bank owned. This home has had some termite damage and is the only house in this subdivision, which accounts for the low price.

There are a couple of offers being negotiated as we speak.

__________________________________

Interest rates have risen slightly although you can probably still get 5%. Remember, if you are financing a 2nd home, you have to have 20% to put down!

If you are looking to build, what a great time to buy vacant land. The prices have dropped dramatically!!!!! The only problem is that lenders are requiring sometimes as much as 50% down!!!! Many lot owners are now willing to owner finance!

__________________________________________

I've blogged about the auction coming up June 6th. Seven properties, 2 being gulf front homes. The most appealing house to me is the little house just a block from the water. It's an older home but well maintained and in a great area. If you want some more information, please don't hesitate to call/email anytime.

________________________________________

I've been working with every kind of buyer from first time home buyers, to first time investors and end users, to experienced investors..........they all agree.......this is the time to buy!

____________________________________

Have a great week. Don't forget to check out my calendar--click on local events---and don't hesitate to call/email with any questions you have about the Mexico Beach area!

Remember..........."Life isn't tied with a bow, but it's still a gift!"

Mary

850-896-5222

www.maryblackburn.com

Happy Memorial Day from Mexico Beach Florida

I embarrassed to admit when I first think of Memorial Day, thoughts of the official kick off to summer is foremost on my mind.

But then, the real meaning of this holiday emerges. Thank you to all who HAVE served and ARE STILL serving in the military forces. Thank you to the families who HAVE sacrificed and suffered and ARE STILL sacrificing and suffering.



All of us are forever indebted to you for your service, for keeping America free and strong and the greatest nation in the world!



_______________________________



Our weather started out terrible this weekend, but I will tell you it can't be more perfect as I blog this morning!!!

It was great to see everybody on the beach this weekend!

_________________________________________



The sidewalk project is underway!

The sidewalks are going up fast on the west side of Mexico Beach. They look great and its fantastic to see people enjoying them already! The sidewalks are on the north side of Hwy 98 from 8th street west. I'm not exactly sure where they are going to end.



The city has had some opposition from homeowners on the east end of Mexico Beach. Some homeowners, across from dedicated beach, (From Toucan's eastward) have complained a little, so we are not sure if sidewalks will be built there.



Just a little bike etiquette for you......bike riders are not to ride on sidewalks. You are to ride WITH traffic on the road. I certainly wouldn't complain if you ride with small children though!



If you are enjoying the sidewalks, take the time to call the city and let them know. 850-648-5700!!

____________________________________________



As for real estate

Mexico Beach to St. Joe Beach:

Three properties were put under contract in the last week.

• A little house about 4 miles from the beach on an acre, listed at $155,900


• An older concrete block home on a large lot with gulf view, listed at $249,900


• A gulf front older townhouse (fixer upper) listed at $299,000 (short sale)

Cape San Blas

• 1st tier home with gulf view listed at $398,775 (short sale)


• Newer house, 2006 and over 2,000 sq ft listed at $464,000


• Newer, never lived in with almost 3,000 sq ft and private pool listed at $540,000 (bank owned)

I know that several offers are being negotiated as well!!

____________________________________________

I have updated the new foreclosure lists, so if you want that, just send me an email.

I can also send you information on the Auction June 6th. 7 properties, including 2 gulf front homes--not an absolute auction though---the seller must approve the price. I gave a brief description of all the properties being auctioned in my last blog (the 18th) but will certainly give you more detailed information if you request!!

__________________________________________

I'm proud to admit that I'm the 2nd top selling agent in Mexico Beach/St. Joe Beach this year! Giving all credit to God who continues to rain His grace down on me!!!!

Thank you to all my loyal buyers and sellers who trust me to help them with one of the most important decisions they'll make!

________________________________________

As always, have a great week. Please don't hesitate to call/email me anytime with any questions/concerns you have about real estate in this area.

Please continue to pray for our soldiers and sailors fighting for our freedom.

Mary

850-896-5222

www.maryblackburn.com

Mexico Beach Florida Real Estate

I thought we were back to the usual weather pattern as we had a couple of days last week with a short afternoon thunderstorm, but.......today I woke up to unusually cool temps! As the saying goes "if you don't like the weather, wait 20 minutes"!!!

Of course, you could be in Michigan with 32 degrees this morning! (and to those of you who are, I'm sorry!!!!!!)

Believe me it makes me thank God everyday for being able to live here!!

___________________________________

One of the hardest things to overcome with new buyers is the fact that our home values are above the "norm". They have a 3,000 sq ft brick home and they paid less than $200,000 for it back in their hometown. Well, as another saying goes "you have to pay to play!!" Or as another person put it you just have to budget in this "beach tax!"

It's worth downsizing and changing your "standard" of living to be able to live at the beach!
________________________________________

As for the real estate market:

Mexico Beach/St. Joe Beach

• One house has been put under contract in the last week. It is the premier home in Mexico Beach though! Listed at $1.4 million it is a gorgeous, custom built home with over 4,000 sq feet, in-ground pool, enclosed garage and fantastic gulf view!

There are several contracts being negotiated though!!

There have been 3 sales:

• Half duplex, beach side, adorable and furnished sold for $186,500 with seller financing.
• Large home with screened in pool selling for $290,000. Established subdivision and several blocks off the beach.
• A vacant lot in a subdivision, 1/4 mile at the most to the beach, sold for $46,000.

Port St. Joe has put one home under contract.

• It also is a builder's house. Gorgeous with over 3,000 sq feet and an in-ground pool. Listed at $499,000 (see what I mean about "paying" to be at the beach, look at the price differential between these two properties!). This is a short sale.

Cape San Blas has put 5 properties under contract in the last week:

• 3,000 sq ft newer home with private pool, water view, listed at $499,900. Short sale
• 3,000 sq ft newer home with private pool, water view, listed at $450,900. bank owned
• 3,295 sq ft home GULF FRONT, but not finished inside, listed at $449,000. bank owned
• 1,634 sq ft home, 1ST TIER, with great water view, private pool, listed at $585,000. Bank owned.
• 4,100 sq foot home with gulf view, private pool, listed at $629,000.

The Cape has had one closing:

• A bay front home with 2,400 sq ft selling for $425,000

_________________________________________

If you want information about the Auction June 6th, let me know. 7 properties are being auctioned off, only one vacant lot being sold regardless of price, the rest have a reserve that needs to be met.

The 7 properties:

• 2 gulf front homes
• one house about 1/2 block from the water, north side of Hwy 98
• one vacant lot beach side of Hwy 98
• one vacant lot less than 1/2 block from the water, north side of Hwy 98
• one commercial building on Hwy 98
• one large colonial residential home with over 5 acres one block from the water, north side of hwy 98

I'll be glad to send more information at your request!

_________________________________________

I almost forgot the fishing report!

Spanish and king mackeral are running!

____________________________________

I pray you have a blessed week!

Don't hesitate to call/email me anytime if you have any questions at all about real estate in this area!

We've been busy, don't miss out if you are in the market to buy!!!

Thanks

Mary

850-896-5222

www.maryblackburn.com

Happy Mother's Day from Mexico Beach Florida

I pray everybody honored their mothers yesterday and hope all you mom's out there had a great day!
____________________________________

We've had another gorgeous week of weather although still a little too windy for me to go fishing!

The kings and spanish are here though. I spoke to a friend who loaded up on kings at the buoy line!
______________________________________

As for the action in the real estate market this last week:
Mexico Beach/St. Joe Beach Sales:

• Newer, never lived in, 3bd/2bath townhouse about 1 mile from the beach sold for $137,000.
• Older mobile home in good condition just 2 blocks from the beach, 2bd/2bth for $110,000

I think both were excellent deals!!!!!

Only one property was officially placed under contract last week.

• Three bed/2 bath townhouse in the coveted Gulf Aire subdivision. Easy walk to the beach, good condition. Listed at $229,000. This is a short sale, so you can always put in another offer if interested!!!

I know of several offers being negotiated at the beach as we speak though.

We have really been busy!!! Alot of actual buyers putting escrow money down and making reasonable offers. Deals are being made!!!!

Port St. Joe

• No closings in the last week
• One single family 3bd/2bath older concrete block home put under contract. Listed at $119,000

Cape San Blas

• One closing: A bank owned house with 3,400 sq ft. Short walk to the beach. Sold at $545,000
• One Gulf Front, bank owned property was put under contract. Listed at $449,900. This house was under construction when foreclosed upon so it needed to be finished out.

_____________________________________________

There is ANOTHER auction coming up in Mexico Beach.

I'm sure you can tell I'm not a huge fan of auctions. The buyer has to add a 10% buyers premium on top of their winning bid. The seller has to pay some up front fees to even have the auction. I just think that a seller would be able to actually make more money if they just put it with a Realtor at a reasonable market value. Buyers, as we have seen, are at auctions to get a great deal. The last several auctions we've seen here have not been all that successful!

However, June 6th is the day. The properties that are being auctioned are:

• 2 gulf front homes
• A 5.5 acre parcel with a 2,664 sq ft colonial type home just a short walk to the beach.
• A 3 bed/1.5 bath home just 1/2 block from the water. With a guest cottage as well.
• A vacant lot beach side.
• A vacant lot 1/2 block from the water---sold at absolute!
• A commercial building on Hwy 98

If you want more information, let me know and I'll send you all the details!!!!

_______________________________________

I will have my newsletter out this week. I apologize for being late but I'VE BEEN BUSY!!!

Please don't hesitate to call/email me with any questions about the real estate market here in Mexico Beach to Cape San Blas.

Have a great week!

Mary

www.maryblackburn.com

What a great weekend in Mexico Beach, Florida!

We have had a gorgeous week and weekend! I did finally have to turn my AC on though because its getting up in the low 80's now!!!

_______________________________________

Just a quick fishing report............the spanish and king mackeral are here! It's been pretty windy and the water is stirred up but you can definitely catch something out there!!!

Snapper season is starting June 1st and is very short this year, so if you plan on chartering a trip, you better book it now!!!
www.charterboat-missmary.com

_______________________________________

The Tranquil Harbor Auction has been the hot topic this weekend! Tranquil Harbor is a 36 unit condo complex on the canal in Mexico Beach. Each unit has a boat slip. They are right on the boat launch and are just one block from the water.

The complex is bank owned with the exception of one individually owned unit-----he paid around $450,000 for his 2 bedroom unit.

The auction company advertised 10 units being sold REGARDLESS OF PRICE.

A 4 bedroom unit sold at $210,000 (+10% buyers premium--which is the auction company's fee).
A 3 bedroom unit sold at $185,000 (+10% buyers premium)
A 2 bedroom unit sold at $175,000 ( + 10%). They offered anyone else one at that price and somebody took that offer. So two 2 bedrooms sold at $175,000
They then auctioned off another 2 bedroom and only got $160,000.

THEY THEN SAID THEY WOULDN'T AUCTION THE REST!!!

They had a clause in their advertisements that they had a right to add or delete units. So, they exercised that option.
They auctioned off 5 of the 10 units and called it quits.

I think all buyers got great deals!!!!!
____________________________________________

As for other real estate business.

Mexico Beach to St. Joe Beach:
Three residential properties put under contract since last Monday.

• A small mobile home in Mexico Beach, a couple blocks from the beach. Listed at $99,950
• A good size home in the first block of St. Joe Beach--a REAL fixer upper, listed at $199,900
• A smaller home in good condition with a beautiful large pool, several blocks back from the beach in St. Joe Beach. Listed at $299,950

This makes 17 residential properties put under contract in the last 35 days!!!

Cape San Blas:

• One townhouse went under contract listed a $449,900
• A larger gulf front home sold for $825,000.

This makes 7 properties put under contract on the cape in the last 35 days.

Port St. Joe

• Three single family homes were put under contract in the last week.
• One listed at 129,900 (short sale)
• One listed at $119,000
• One listed at $159,000 (short sale)
• A Gulf Front condo under contract listed at $225,000 (bank owned)

This makes 6 residential properties put under contract in the last 35 days.

DEFINITELY A SIGNIFICANT IMPROVEMENT IN THE MARKET!!!!!

_______________________________________

Please don't hesitate to call me with any questions about any real estate in the area!

www.maryblackburn.com

And remember: " The one who kneels to the Lord can stand up to anything."

Mary

850-896-5222