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.

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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.
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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

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

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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!!


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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!!
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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!
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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.
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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!!!!
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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!
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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!
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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!

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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!

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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!!!!!

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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!

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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.

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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!
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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!!!!

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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!
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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!
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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!!!!
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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.

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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.

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

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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.

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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.

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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.

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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!!!
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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!!!!
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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"!
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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!!!!
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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!!!

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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
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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.

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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.

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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!

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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!
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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.........
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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
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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!
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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!!
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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!
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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!
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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?????
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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................
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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

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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.

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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!

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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.

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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.

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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.....

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

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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!!
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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.
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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.

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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!

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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.

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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!

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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!



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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!

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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!!

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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!!

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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!!

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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!

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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!!

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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!
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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

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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!

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I almost forgot the fishing report!

Spanish and king mackeral are running!

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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!
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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!
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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.

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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!!!!

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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!!!

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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

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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!!!!!
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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!!!!!

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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

Hot Real Estate Market in Mexico Beach

First let me tell you----------the weather has been gorgeous all week! Cool in the mornings and evenings and beautifully warm in the middle of the day! A little breezy for those who like to fish, but.......................................

Let me put numbers to it---60's in the mornings and evenings and mid 70's to 80 degrees in the day! I LOVE THIS TIME OF YEAR!

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As for the real estate market.........MAN ITS BEEN BUSY!

FIVE properties put under contract in the last week in Mexico Beach to St. Joe Beach.

• Two fixer uppers a couple of blocks back in the $199,000 listing price.
• A 1580 sq ft house on 2 lots in St. Joe Beach, that really needs no work. Listed at $229,900. Short sale.
• A 2,000 Sq ft house with a great screened in pool listed for $329,000. St. Joe Beach area.
• A lot in a subdivision in Mexico Beach, listed for $55,000.

There are more deals being negotiated as we speak!!!!

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Tranquil Harbor Auction is May 2nd, this Saturday. It seems as if the consensus among the lookers has been $150,000- $250,000! I think that would be a deal for sure!

Don't forget at auctions you have to add a 10% buyers premium on top of your winning bid!

If interested let me know. I can show all units anytime!

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There is another auction schedule for June 6th. A couple gulf front homes, a large home on several acres on the north side of Hwy 98, a vacant lot 1/2 block from the water as well as a single family home 1/2 block from the water.

I'll be glad to send you information upon request!!!!!

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As always, have a great week. Don't hesitate to call/email me with any questions about ANY property in the area!

And remember...................The shortest distance between a problem and a solution is the distance between your knees and the floor.

Mary

850-896-5222

www.maryblackburn.com

April has been Busy!

I apologize for not blogging regularly this month. Honestly, it has really been busy and Monday's are notoriously crazy. It seemed that by the time I slowed down it was Thursday and then it picked right back up again!

I'm not complaining...BUSY IS GOOD!
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TWELVE properties have been put under contract this month so far. And I know of several offers that are in negotiations as we speak, so I'm sure we have several more that will be contracted in the next few days!


This is just for Mexico Beach to St. Joe Beach. By far our busiest month and the season is just getting started!

Listing prices of those under contract start at $135,000 and go to $899,000 and include a mobile home, a couple townhomes, 1/2 duplex, and single family homes. Only 3 of the properties are beach side of hwy 98.

Five of the eleven are short sales.

We've had 4 closings.


A mobile home just 2 blocks from the beach. Needed work. Sold for $92,000.

A mobile home in St. Joe Beach in St. Joe Beach closed for $125,000

A 1700 sq foot home just 2 blocks from the beach, 2 lots, detached garage sold for $230,000.

A newer home with 1680 sq ft just a couple houses from the water sold for $283,500.
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I was watching Fox news last night (which is pretty much on at our house 24/7). Wayne Rogers, who I believe lives in the Destin area now, was on Neil Cavuto. He was saying that the real estate market in the panhandle was definitely picking up. He felt we were at the bottom. He also said it could take several years before we started seeing some real appreciation just because there is such a large inventory of homes for sale.
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What is encouraging to me is that the majority of my buyers are middle class folks that have been enjoying Mexico Beach for years and are finally able to buy!!!

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As for the Cape: Three properties have been put under contract in April. Two are short sales.

All have Gulf view, one is gulf front. Listing prices starting at $250,000 to $479,000.

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As for Port St. Joe: Two properties have been put under contract in April. Two single family homes listing at $12,900 and $139,000

Port St. Joe had 2 closings in April:

Single family with 980 sq ft, remodeled. Listed at $99K, sold at $85K.

A larger newer single family: Listed at $175K sold at $150K. This was a short sale.

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There are still deals out there and we still have a large inventory of properties on the market. If you are in the market to buy, please give me a call!!!

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Have a great week! My motto this week is "I'm too blessed to be stressed!".

Mary

850-896-5222

http://www.maryblackburn.com/

Sundance Realty

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Wild Weather Mexico Beach Florida

Wow, looks as if everyone has been having some pretty wicked weather!

Friday and Saturday we were under tornado warnings. We had severe thunderstorms with winds up to about 50-60 mph!!!!


We really needed the rain, so I'm not complaining. The wind was a little much though.


Sunday was sunny but still windy and a little cool. There were some hardy souls laying out on the beach though!
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Not a lot of activity on MLS this past week.


A gulf front home with about 2,700 sq feet out on the cape went under contract. Listed at $799,000. Advertised as a short sale.


A mobile home on 2 lots in St. Joe Beach went under contract with a list price of $149,900.


A gulf front lot out on the cape went under contract with a list price of $450,000.


The only sale that closed last week was a small lot in Port St. Joe, 75 X 96, for $32,000.
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There have continued to be lots of showings though! We are finally showing some beach side townhouses and even a few condos. Most of the sales for the past year have been single family homes. Just recently have we had a renewed interest in beachside townhomes and condos.

Of course, we are just now entering our best selling season!

Investors are starting to enter the scene again, a sign that they feel we are at the bottom.
_______________________________________________


Banks are only lending 80% on a 2nd home now. Your credit score has to be in the high 700's.


If you are buying a primary home lending is still at 90-95% though!!!
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If you have any interest in the Tranquil Harbor, Canal front condos in Mexico Beach, just let me know. This is a brand new condo complex that is now bank owned. The bank is auctioning off 10 units at an absolute auction May 2nd. They have 2,3, 4 bedroom units each comes with a boat slip.

Let me know if interested and I'll send you all the information I have.

They, of course, are vacant and I can show them to you anytime!!!


There will be some gulf front lots out on the cape auctioned off at the same time. I'll be glad to send you that information as well!
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In talking to an auction company (not the one auctioning off Tranquil Harbor) over the last week, I find it interesting that his company was no longer doing many "on-site" auctions. He said they rarely made any money because attendance was extremely low and buyers were only wanting to low ball!!!

His company has now gone almost exclusively to "on-line" auctions.


In a buyer's market, I think that you have to expect that buyers are only looking for a good deal!
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Spring breaks have started and our traffic has picked up! We are just now entering into our best selling season. With the amount of traffic we've already had + the increased email inquiries over the last couple of months and people making plans to look at properties, I really think we are going to have a good season.
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I'll be sending out my monthly newsletter toward the end of next week. I'll give you the monthly sales statistics as well as what I think are the best buys. If you are not on my email list, just send me a quick email and I'll add you. If you are on my list and have not received the newsletters, let me know. It may be I have to send it a different way!

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Lots of events, activities coming up so keep an eye on my calendar.

Please don't hesitate to call/email me with any questions about the area and/or real estate!


Thanks for reading my blog!



Have a great week and remember.........................

"Be kinder than necessary because everyone you meet is fighting some kind of battle."



Mary

http://www.maryblackburn.com/

Spring Break Mexico Beach Fl

We've got quite a few families in for spring break! And the weather has really cooperated! It's been absolutely gorgeous!









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There is a new upcoming auction! Tranquil Harbor, which is a canal front condo complex, is now bank owned and they are auctioning 10 units May 2nd. Each unit has a boat slip.

If you want more information or are interested in registering, let me know and I'll send you the information.

These is a brand new complex with pool, elevator, boat slip. They are auctioning off 2, 3, and 4 bedroom units.

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We have been busy this last week!!! Lots of showings!

Five properties were put under contract last week in Mexico Beach alone!

• An old double wide mobile home that needs a lot of work but is a straight shot to the beach only 2 blocks away. Listed at $109,900.
• A nice home with over 2300 sq feet across from dedicated beach. Listed at $565,000.
• A 1994 home in the 2nd blk to the beach, 1700 sq feet, 2 lots, garage. Bank owned. Listed at $285,000.
• A newer home in the first block to the beach, 1680 sq feet. Listed at $299,000.
• A large home across from dedicated beach that needs work. Bank owned. Listed $574,900

That's a lot of activity for a 1 mile square strip of beach AND we are just NOW getting into the most active selling season!!

All of these properties are being purchased by end-users, not investors. They are middle to upper class working people who are finally able to purchase a 2nd home at the beach!!!

If you don't think its the bottom of the market, please let me know why!!!

If you are an end-user still sitting on the fence but have the desire and ability to buy now, please let me know what is stopping you-----and I really want to know, that's not a rhetoric question!!!

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Interest rates are now at a national average of 5.06% for a 30 year note. 4.76 % for a 15 year note!! Suntrust and Wachovia are both advertising 4.90 and 4.89% for 30 year notes!!!

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I'm working on updating the foreclosure list for all areas here. Let me know you want one and I'll email it to you!!

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Have a great week!

And remember......."Don't take yourself so seriously. No one else does!!"

Don't hesitate to call me anytime!

Mary

http://www.maryblackburn.com

850-896-5222