Happy Memorial Day from Mexico Beach

God Bless our Troops and their families, especially those who have given the ultimate in service!

The beach was packed with folks!!!     

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We had a few closings last week, click here.

And put a couple properties under contract, click here.   The gulf front condo was on the market only for a day!!!!

Lots of buyers!    Priced right properties are selling fast!!!

Location, condition, price!!!!

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Snapper season starts Wednesday, June 1st and only runs for 45 days.   Chip has every weekend booked, but has some week days open.   Call to book your trip!!!

http://www.charterboat-missmary.com/

850-527-6272

He thinks shark fishing is going to be a blast this year!!!

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BlueWater Charity Fishing Classic is this coming weekend!    Come out and support the Wounded Warriors!!

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Have a great week!       Feel free to give out my name and number to friends and family looking to buy or sell!

Mary

850-896-5222

http://www.maryblackburn.com/

sundance realty

Time Flies in Mexico Beach!!!

I'm sorry!!   I haven't posted since Mother's Day????    Been busy!

The weather has been so fantastically awesome------we've had a week of cooler than normal temps and its been great!  

Memorial Day is next weekend, but we have been having crowds (at least crowds for us----sort of like when we complain about the traffice (ha!)) every weekend!    Properties that remain quiet and dark all winter are bustling with activity!     I love it!!

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Spanish are biting just off the beach!   Snapper season starts June 1 and runs for only 45 days this year.

Chip's calendar for June is filling up fast, so if you want a charter, give him a call ASAP.

Chip Blackburn, http://www.charterboat-missmary.com/   850-527-6272

He has air conditioning now!!!!!

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The real estate market is still pretty active!   We had a couple of weeks when it seemed a little dull but........

as I've said a zillion times before.......we have lots of buyers.....its the inventory of properties for sale that is a little weak.   

Click here to see the properties that have been put under contract or sold since my last blog.

I know a lot of people think everything is for sale here by the sheer number of real estate signs.  However, a lot of those signs are advertising rentals!!!    

Properties priced right are selling and selling relatively quickly.    The interesting and unique thing about our little area is .......we don't have subdivision after subdivision of homes, we don't have cookie cutter homes, our homes are unique and chances are if you find one you like, there's not another like it in the area!!!!

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I've had some recent questions about "homesteading".    Claiming homestead is a definite tax advantage in Florida.    First of all, Florida does not have state income tax.   To claim homestead you must have a Florida driver's license, be a registered voter here, and live here 6 months + 1 day---that time frame does not have to be consecutive though.    By claiming homestead $50,000 will be subtracted from your property's tax assessment thereby reducing your taxable value + there is a limit as to how much they can increase your value thereby keeping your taxable value lower.  The link below has further explanation!

http://baypa.net/exempt.html

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I have been looking for a Kayak since last year.    Finally got one and I LOVE IT!    I've only been out a couple of times (work is always getting in the way!) but am looking forward to a trip next week!

It's a Wilderness Tarpon, single, ultra-light!   

I'll be looking for places to go, people to tag along with so................................let me know who else out there is a kayaker!!!!

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As always, don't forget to check out my Facebook page

Remember, if you are looking for property in the area, give me a call ANYTIME.  I work weekends, evenings, holidays......don't hesitate to call.     My name doesn't have to be on the sign, I can sell you any property in the state of Florida!  

Have a great week!!!

Mary

850-896-5222

http://www.maryblackburn.com/

maryblackburn@mchsi.com

Happy Mother's Day from Mexico Beach

I pray all you Mom's out there had a great day!!!     I have a family of 4 children----2 dogs, a boat and my husband!     AND LOVE THEM ALL TO PIECES!

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Our weather continues to just being fantastic!   It was cooler than normal over the last few days---turned off that AC, opened all the windows and doors!    Of course, last night I had to turn that AC back on----will probably stay on now until the fall.   

It was breezy too......which doesn't make for great fishing trips. So no fishing report from this weekend!

Snapper season is only open 45 days this year, 2 per person.  Opening June 1.   If you haven't booked your charter yet you better hurry because Chip's calendar will fill up fast!

http://www.charterboat-missmary.com/

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Port St. Joe is hosting the KID'S FISHING TOURNAMENT this weekend!   It is a pretty big event so be sure to check it out if you are here this coming weekend!

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Had a pretty active real estate week.      Five properties were put under contract.   I know I'm working 4 offers and hopefully they will be nailed down today!      And, I'm not the only agent out there  (don't tell anybody that though!)    so you know there are more offers being negotiated as we speak.  

It's really amazing to me how the market conditions change from year to year!    Right now we have more buyers than properties---we have actual LISTS of people who are ready willing and able and waiting for certain properties to become available.  They are just waiting for my phone call!

 Properties priced right are under contract in a matter of a few days!!!    Buyers simply can't dilly dally if a property comes up that interests them!!!   

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Insurance seems to be a huge concern for most buyers.   Windstorm is the most expensive part of our insurance.   The cost is based on the age of the structure, the roof specifically.   Anything built after 2001 is built to the current building codes and its not an issue.  Anything built before 2001 you would benefit from a wind mitigation form.    This just inspects and confirms whether the roof has hurricane clips and other items related to the strength of the roof.   Also if you have hurricane shutters for all doors and windows.   If you do, then your insurance is considerably discounted!!!

Now, that is not to say that homes constructed before 2001 the insurance is horrendous or anything.  Its just a little more........however you can do things (like put hurricane clips, hurricane shutters...) that will help to reduce those insurance costs.  

Of course, you have to just assume EVERYTHING is just going to cost more at the beach----WE ARE AT THE BEACH!    That's why you want to buy here because WE ARE AT THE BEACH!    You aren't buying your vacation home in Georgia, or Alabama, or where ever....so homes are going to cost more here!

It always cracks me up when people say "but my 3,000 square foot home in the middle of the city in somewheresville, isn't worth what this 1,000 sq foot home AT THE BEACH is listed for!"    THAT'S BECAUSE WE ARE AT THE BEACH!

Let me tell you, I thank God everyday I'm able to live here!!

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Please don't hesitate to call/email/text me if you have any questions about real estate, insurance, or Mexico Beach in general!

HAVE A GREAT WEEK and remember..................

Mary

850-896-5222

http://www.maryblackburn.com/

sundance realty

Join me on Facebook



April was a good month in Mexico Beach

Wow!  Unbelievable news about Osama Bin Laden!!!    Congratulations to the men and women who carried out this mission!!!
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April was pretty busy! Thirteen properties were put under contract in April. Click here to see the properties that now have contracts on them.


We've only closed on 9 residential properties. Click to see what sold in April. That's actually 6 properties less than last year!

Click here to see all 40 residential sales so far this year. We are actually 4 less than the # of sales last year but considering we only had SEVENTEEN residential sales in 2009, I'd say the market is doing well!!!

People ask me all the time "is the market coming back?" Looking at the number of closed sales and the number or properties under contract I'd give an overwhelming answer of YES! However, I think most people are really asking..........are the prices going back up. To that I would answer, no.

The reason we are having lots of sales is the low values. We still have some foreclosures and short sales which are dictating the pricing. Until we get rid of these we are probably not going to see much, if any, appreciation of where we are now.

I've posted a chart on the home page of my website.  It's pretty interesting.  Take a look!!!

Sellers: Properties with the 3 criteria.....LOCATION, CONDITION, PRICE.....are selling. I'd go so much to say...I pretty much guarentee your property will sell if priced right. It's the pricing right that is the hard part and the most important part. If you've had your property on the market for the last 30-60 days with no offers, I hate to say it, but....you may not  be priced right. Don't forget to price based on condition, not just location!

Buyers: Our beaches area is very unusual....we are small, low key, and gorgeous! Because we don't have hundreds and hundreds of properties for sale, the old "demand and supply" theory kicks in. I've had people call and ask for a list of beachfront properties around $100,000. When I tell them there is no such list they say........but I heard Florida property is really cheap right now. Considering we are 50-60% off the prices at the height of the market, I'd agree. But.....let's be reasonable, you may be able to buy a 3,000 sq ft home in.......Atlanta, Chicago....for $100,000 but God isn't making any more beach. We have a saying........If you want to live at the beach.....you have to pay!

There are a lot of buyers willing to pay......if you are one of them.....don't dicker over a $2000 or $5K or $10K or you'll lose out to the next buyer!!!

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The fishing is good if the wind would stop blowing!!!   
www.charterboat-missmary.com

Unfortunately I think they are shortening the snapper season even more!!!   Even though the snapper are practically walking onto shore, the feds are listening to the wrong people and putting tighter and tighter regs on the fishing industry.

Do they really think the guys who make their living by fishing want to overfish????   Just doesn't make sense!!
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Summer activities are starting this month, so don't forget to check out the calendar of events on my website.
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Don't forget, if you are looking for property here, I can help with ANY property, it doesn't have to just be my listing.    I know folks who think they have to deal with the company on the yard sign---not true.

Give me your list of criteria and I'll work daily searching for properties that meet your needs, send you emails and updates and make appointments to go look!
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Have a fantastic week.    And remember...................................

Mary  850-896-5222

Motorcycles in Mexico Beach

Zillions of motorcycles in Mexico Beach this weekend!

http://www.youtube.com/watch?v=yXvXi21WXTg

ThunderBeach in Panama City has them cruising in from everywhere and Mexico Beach is one of their favorite stops!!

The weather could not be prettier!!!

Happy Easter From Mexico Beach

I pray everybody had a great Easter!   Hope you all found lots of Easter Eggs and also gave Jesus a shout out for his resurrection!

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The weather is getting warm!    I finally had to turn on my AC!   It's been pleasant enough with the windows open up to this point, but the time has come to close the windows (which I hate) and turn on the AC!   

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The Beach Triathlon was this past Saturday!      I know a 15 year old was the overall winner!!!  

Every year I am just amazed at who does this physically challenging event.     This year a blind person participated and I know I saw a 74 year old, not sure if he was oldest!!!       I absolutely salute ALL the participants!!!!!

We have another one in the fall..........plenty of time to start training!!!!

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The fishing report...............spanish, king mackeral and cobia!

Chip had a shark fishing trip the other day, catch and release.   Had a couple of exciting runs--wore a couple of guys out and everybody had fun!!!

http://charterboat-missmary.com/

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As for real estate......  Its slowed down a little.   And I think that's just because everybody is concentrating on the end of the school year!     Below is the link to show the activity for the last week.

http://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=G356987509

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I have a home for someone who values space, privacy, and all the finer things in a home! 

  Maybe a horse lover?

Give me a call!!!

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Interest rates are hovering around 4.75ish.     Just to give you a perspective....that's a mortgage payment of $834/mth (not including property taxes and insurance) on a $200,000 purchase with 20% down!

Condos remain the stickiest properties to finance.  Banks just do not want to lend money on a condo complex that still isn't owned by individual owners.    If the complex is primarily owned by one person (developer or investor) you pretty much have to have cash!

Lenders are requiring full documentation so while there is a lot of paperwork its still worth it since the rates are low and prices are as well!!!     

If you are buying a 2nd home or rental you will be required to have 20% down!    The better your credit rating the better the interest rate!

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If you are looking to buy in the area, please give me a call.   I have access to all listings on the market and can help you with ANY property on the market, does not have to be my listing!!!     Some buyers think they have to call each different Realtor whose name is on the sign.   That can be frustrating and time consuming---I can find all the properties that meet your criteria and make all the appointments to show at your convenience.

I look forward to hearing from you!!!

Have a great week!

Mary

850-896-5222

http://www.maryblackburn.com/

sundance realty

Great Information--The Basics

Came across this article.  Pretty good.   I added the underlining just to emphasize certain points.  Sentences in italics is my 2 cents!!!!

First-time buyers prepare for best market in recent history


CAMPBELL, Calif. – March 22, 2011 – Inexperienced first-time buyers may not know if the time is right to make a move into real estate.

“It’s not about timing the market. It’s about time in the market,” (Very Good point, unless you are a "flipper"  you don't have to worry about the monthly ups and downs in a market!!)says Steve Berkowitz, chief executive officer at Move Inc., the online company that oversees operation of Realtor.com. “Once you know how long you expect to own a home, look at the historical value performance of properties in the neighborhood. Be confident about your own job security, downpayment resources and tolerance for upkeep, as well as the lifestyle you want today and in the near term. Today’s housing market, especially for first-time buyers, makes it almost impossible not to think about the possibilities.”

To help first-time buyers decide if they’re ready, Move created a “reality checklist.”

Get your financial house in order.    This is a great tip for any buyer!   Don't go out and finance a new car if you are in the market to buy a house!!!!

Before you decide to buy a home, make sure your credit is in good shape and repair any damage previously done. Know your credit score: Thirty-five percent of successful buyers recently reported they didn’t know their credit score when they went house shopping, according to a national survey fielded for MortgageMatch.com. Having enough money set aside for a downpayment is a key component. Also, don’t put all your money in the downpayment as other fees or unexpected expenses often arise after closing.

It's important for first time home buyers or buyers who just haven't bought in a long time to talk to a lender BEFORE you start looking, so you know how much you qualify for and how much money you need up front!


Don’t fall in love with a house you can’t buy

Find out how much you can afford, including how much money will be required for a downpayment and closing costs. Look for special loans available from FHA and government-sponsored loans for first-time homebuyers that reduce the amount of money required to get into a home.

Learn the lingo

Since first-time buyers are new to the market and will finance a significant portion of their purchase, it’s important to get familiar with the processes and terminology associated with home buying. Here are a few key terms from MortgageMatch.com:

 Closing Costs: The fees required to process and close your loan. They’re a cash obligation running from three to five percent of the purchase price. Motivated sellers might pay a portion of these costs.  (in this area rarely do you get sellers to pay a portion of the buyer closing costs and defnitely not if its a foreclosure or short sale.)

FHA: Federal Housing Administration, the federal government agency that oversees the U.S. housing market. FHA loans are loans insured by the U.S. Department of Housing and Urban Development.  This is for primary residences only, not 2nd homes.  This type loan requires a smaller down payment.  

FRM and ARM: A fixed-rate mortgage loan (FRM) is a loan where your interest rate stays the same for the life of the loan. ARMs are adjustable rate mortgages with variable interest rates that fluctuate based on an agreed-upon index.    ARM rates are much lower and could be a good thing only if you know you need financing for a very short period.

GFE: The Good Faith Estimate (GFE) is a document explaining all costs involved in getting a loan.

TIL: The Federal Truth-in-Lending Form is a document that spells out the costs and fees of the loan.


Per Diem Interest: Interest you pay per day, from the day you close to the last day of the month.

 Underwriting and Underwriting Fees: Underwriting is a process the lender performs to qualify a borrower for a loan, and the fee is what you pay the lender at closing to cover evaluating the risk involved with loaning you money.

 Warranty Deed: A legal document guaranteeing the seller has a right to sell a property, which is very important if you are considering a distressed or discounted property.

If now isn’t the right time, prepare for your future purchase

If now isn’t the right time to buy a home, make a plan with a target date for when you expect to be ready. Improving your credit, paying down debt, stabilizing your work history and calculating exactly how much you can afford, are the best ways to prepare for your future home purchase. It’s also important to refrain from making any new large purchases or applying for new credit.

Fishing in Mexico Beach

Well, its that time again when I start giving the fishing updates!!!!

We should have an awesome year this year since last year's fishing season went awry with the oil spill.

Spanish, King Mackeral, and even cobia are HERE!    You can catch 15 spanish per person, 2 king per person, and Cobia..............I'm not sure, just count your lucky stars you caught ONE!!!

Snapper doesn't open until June 1 and is only open for 54 days (thanks to your federal government) and you can only keep 2 again this year. 

Grouper............not sure but will find out!!!!

There have been several big cobia caught already this year which is really pretty early so....................expect a really great fishing season!!!!

Chip's boat is back in the slip after being out for a couple of weeks. Freshly painted, some repairs and maintenance taken care of and THE INSTALLATION OF AIR CONDITIONING!

Checkout his website and book a trip!!!
http://www.charterboat-missmary.com/

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There hasn't been a lot of exciting activity on MLS (Real Estate Database) the last week or so although I know we are all still showing property and offers being made.

Click this link to see what has been put under contract and closed in the last week.

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How Realtors make their money seems to be a bit confusing for most people so I just wanted to give a brief overview....................We make a commission, a percentage agreed upon by the seller and paid by the seller, when a property closes.   That's it.    No hourly wage.   When I sell something I get paid.

The seller pays the commission and that commission is split in a variety of ways with the other agent involved, the brokers of the companies....

Just wanted to clear up a few questions.

Now....I can sell ANY property in Florida!   I choose to stick pretty close to home, Mexico Beach, St. Joe Beach, Port St. Joe, Wewahitchka because these are the areas I have the most knowledge about.    I can sell out at the Cape, St. George, Panama City........I just have to do a little more research to make sure I'm giving all and the most accurate information.

I can sell houses, land, commerical--I do it all!    So if you see ANY property you are interested in, please check with me!

Have a great week!
Mary
850-896-5222
http://www.maryblackburn.com/
sundance realty
Facebook Page.

Deals and Steals

What's the difference between a deal and a steal?

A steal in my opinion is acquiring a property at significantly below the current market value.  Steals are rarely seen, especially in a declining market!  

Waiting for a steal may mean missing your opportunity to have your vacation retreat, your home away from home, your Florida respite.     It's actually heartbreaking for me to see people look and look and look for their vacation home, find one they want, and then lose it because they wanted to steal it instead of purchase it.

I want everybody to get a good deal!    I am the biggest BARGAIN shopper there is, believe me!    There is nothing more satisfying than a job well done to me----------the definition of that is a happy buyer---one who is satisfied with the house and the price he/she paid.

A deal is buying at the bottom of the market, buying a home you plan to use for years to come, buying at a price that is affordable for you, and buying it before somebody else does!!!!!

There are deals out there.  Steals, not so many.

Mary
850-896-5222

Sure Seems like a Busy Spring in Mexico Beach

I believe we had quite a few spring breakers this past couple of weeks!    We usually don't draw the spring break crowd simply because we don't have a lot of night life.   But, it seems we had more than usual on the beaches, in the water, strolling about, this time of year.

Of course, our weather was stunningly beautiful!    The seas were pretty choppy though so not real great fishing but, I did hear, someone caught a 75 lb cobia!!!!    Lots of spanish out there as well.

Chip's boat, The Miss Mary, is out of the water right now, getting ready for the season!    The barnacles are scraped, the bottom is painted, a new pin stripe and lettering applied, and repairs and maintance are done.....hopefully she'll be back in her slip at the City docks by Wednesday.

Oh yeah, and did I forget to mention...........................SHE NOW HAS AIR CONDITIONING!!!!
Ok, yes, I am personally excited about that!!!!

This year should be a great fishing year!!!   If you want to do some fishing or take just a boat ride around the area for a few hours call Chip!!!
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Speaking of fishing..........the Ling Ding Fishing Tournament is back!   Starting this weekend, it runs every weekend in April.     $150 entry fee, $250 big fish winner every week.   Register at Half Hitch Tackle in Port st. Joe or Marquardt's Marina in Mexico Beach.

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Calling all runners, bikers, all you obsessed athletes............the annual spring triathlon, duathlon at Beacon Hill is April 23rd!    This is always a huge event!!
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Four properties went under contract in Mexico Beach last week and a couple closed. 
Click on link to see.

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This is a cool little house about 9 miles from the beach.  Sits on a half acre on deep water Wetappo Creek!
Beautiful surroundings, great little neighborhood.   Three bed/1.5 bath, great condition!   Asking $149,500 but seller is negotiable and willing to owner finance!!    Let me know if interested!!!
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Have a great week!   Don't forget to join my facebook page!

Don't hesitate to call/email me anytime,
God Bless,
Mary
850-896-5222
maryblackburn@mchsi.com

Happy Spring from Mexico Beach

Man, our weather has been fantastically spring like!   Cool in the morning, wonderfully warm in the afternoon.   The water has been slick calm and the spanish are here!!!!!!

Absolutely not a thing to complain about!!!
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The Tyndall Air Show is this weekend.  Check out my calendar for more info!

I will be working so if you are looking for property this weekend, give me a call!   850-896-5222.

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Four residential properties closed out in Mexico Beach this past week.
Click here to see what's sold.
Some GREAT deals!!!
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Seven residential properties have been put under contract in March.
Click here to see what people are buying!

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Interest rates are still hovering around 5%.     Only 3% for a 5/1 adjustable rate---fixed for 5 years---so what a deal if you think you can pay it off in 5 years!!!!!!!

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Here's a cute little house in a great area.  Easy walk to the beach.  Great back deck area.   Three bed/2 bath.
Listed at $159,000.   Its a short sale.   I don't think the market value is $159K, short sales are negotiable!!     I don't think it will last long!
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Here's a new foreclosure.    The original house is Two bed/2 bath upstairs.  The sellers enclosed a portion of the downstairs to make a bedroom (or family room), full bath, laundry room.
This house needs some work!
Listed at $137,800.

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Please don't hesitate to call/email me anytime if you have any questions about any properties for sale!!

I'm sorry this is short and sweet but..............................................I'TS BEEN BUSY, GOTTA GO!

Have a great weekend!
Mary
850-896-5222

Spring Ahead in Mexico Beach

Don't forget to turn your clocks ahead one hour Saturday the 12th!   

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Check out my facebook page, Mexico Beach, FL Real Estate.   I try to post articles, events, real estate news a little more frequently there than I do on my blog.   It's hard to keep up with all this social networking!!!!

I just posted an article there about Florida's foreclosure law.   We are a recourse state which means the banks have a right to go after you for the balance owed on your mortgage if your house goes into foreclosure.  It can go after assets as well.  And they have 20 years to do it!!!

The question is however, will they?    It costs them money to do that, so unless they really think its worth their while, they probably won't.

If you are upside down and owe more on your house then what it is presently worth and are having difficulty making payments it would be beneficial to try a short sale. Don't just walk away without trying!!   I've posted about short sales before and don't want to be redundant.   However, with a short sale you are working WITH your lender, you can negotiate WITH your lender.   And hopefully you (we) can negotiate so they will mark the mortgage paid in full and not put a judgement of deficiency against you.

Please contact me if you are this situation and you need help!

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Not a lot going on in the real estate world---that I can document anyway.   We've all been busy showing property and writing offers that don't go anywhere!!!  

Three residential properties went under contract in the last couple of days though.

Click here to see properties just put under contract.

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There are definitely a few good deals on the market.

This is a 4 bedroom 2 bath home in a great great great neighborhood.   Short little walk to the beach.  Its going to take some work, but the potential is definitely there.  Listed at $199,900 as a foreclosure.

Call me if interested.   This one will not last long!

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Please don't hesitate to call me anytime if you are looking for something specific or if you just started and don't know what you are looking for!!!

I look forward to hearing from you!!!

And remember:  Everything can change in the blink of an eye. But don't worry; God never blinks.

Mary

850-896-5222

http://www.maryblackburn.com/

sundance realty

maryblackburn@mchsi.com

Beautiful Mexico Beach

I know we are going to have another cold snap but MAN O MAN has it been gorgeous!!!!   People swimming, sunbathing.........in February!    This is why I moved to Florida!!

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Don't forget the Tyndall Air Show this month.  March 26th!
http://gulfcoastsalute.com/

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Busy Busy Busy is all I can say about the real estate market!     Obviously prices/values are now at the price point where people are just saying  "they have to buy now!"    They don't want to wait any longer!!    The problem now is.............the inventory is so low, there's not a lot to choose from!!!     
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Below is a 3 bedroom/ 2 bath home just reduced to $94,000.  Its a foreclosure.  Large lot!   This house needs a lot of work!   It's basically a blank slate!     If you are a handyman and like projects..............I think this is a great deal for someone who wants a house at the beach and doesn't mind about a mile walk or a 3 minute drive or a 5 minute golf cart ride!!!!!

Let me know if interested!!!!

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The last few sales I've had were buyers buying a 2nd home.  However, they are weighing their options of actually make Florida their primary home!      Florida doesn't have a state income tax is one reason.

Homestead Property Tax exemption is another!     $50,000 is automatically deducted from the assessed value of a primary home and they can't raise it more than 3.5% a year!!   This is definitely a financial benefit to living in Florida. 

To claim homestead you have to have Florida driver's license, a mailing address, you can't rent out your home and you have to spend 6 months and 1 day in the house (doesn't have to be consecutively though).

Call me if you want more information!!!!!!

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Have a great week!!!!
Don't hesitate to call/ email/text me anytime!!!!

Mary
850-896-5222
http://www.maryblackburn.com/
sundance realty
Facebook

Mexico Beach Gumbo Cook off

It couldn't have been a more beautiful day in Mexico Beach!    We had a tremendous turn out for the Gumbo Festival!!!      While our gumbo didn't win any official awards it was certainly rewarding for all of you who came by and said our gumbo was delicious!!!!

Tom and Anna YOU ARE THE BEST!!!!   

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The real estate market continues to be pretty busy!       It amazes me how many people will say " so is the market picking up any?"    THE MARKET IN MEXICO BEACH IS DOING GREAT!!   We were extremely busy in 2010 and 2011 is starting off to be an equally busy year!!     The reason why is because our sales prices are significantly reduced.   When our prices are as low as they are right now, WE HAVE THE BUYERS!!!

They aren't making any more beach front!!

Of  course, it is all about the price!    Our buyers are certainly educated and are not willing to over pay!    If your property is listed at $500,000 but it would probably only appraise for $350,000 BUYERS AREN'T GOING TO PAY $450,000!!

A sale is based on location, condition, and price.      If your property is priced according to that location and condition it is going to sell!!!

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Six residential properties were put under contract just last week. 

Click here to see them.

Three properties closed last week as well. 

Click here to see the sales.

Vacant land is continuing to have a rapid decline in value.   Lots just off the beach are selling now at $20,000-$50,000!!   Yikes!!       Lots now under contract and sales in February.

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If you have property in Mexico Beach or St. Joe Beach and are considering selling, please give me a call!  

If you are looking to purchase and haven't formed a relationship with a Realtor yet, give me a call----I'll find what you are looking for no matter how long it takes!!!     I'm dedicated, persistent, readily available, knowledgable.....can't think of any more adjectives right now!!!!  I'll definitely keep you updated on the market as I send out daily email blasts as well as my newsletters and blogs!!

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Have a great week!!!

Mary

850-896-5222

http://www.maryblackburn.com/

sundance realty

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Happy Valentine's Day from Mexico Beach

The best Valentine gift I could have is today is SUNSHINE AND WARM TEMPS!   We are supposed to be sunny all week with temps in the mid to high 60's!!   Hallelujah!!
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We've been relatively busy this month.......

Five residential properties put under contract this month. 

We have a total of 14 properties under contract---7 are short sales, 2 are foreclosures, leaving  the other 7 as regular transactions!!!

Quite a few offers are still being negotiated on several other properties as well.

We've had 4 residential closings so far this month.    None of these were advertised as short sales, although that doesn't mean the seller didn't lose money!!!
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Just to give a quick recap of short sales------this is where the seller has a mortgage MORE than what the property is now valued at.   The seller applies for a short sale with their lender to take LESS than what is owed.    The lender in most cases is approving our short sales.  This process can take anywhere from 30 days to 4-5 months depending on the lender.    

Most of the banks will not consider a short sale unless the seller has missed some payments.  I am not encouraging you to stop making payments, but if you are experiencing difficulty making payments please contact your lender and start discussing your options!!

You will have to list the property with a Realtor and get it on the market at what it is worth RIGHT NOW, not what you owe on it.  

You will have to provide your Realtor with your account number, financial information (tax returns, savings, checking account statements, list of expenses, paycheck stubs...) and your Realtor can be the middleman between you and the bank to negotiate the deal.    It is a frustrating and time consuming process for the seller, so let us do that work for you!!   

You will also have to write a hardship letter stating why this mortgage payment has become difficult.

If the lender approves the short sale they can either release you from the mortgage completely marking the mortgage paid in full OR they can ask you to sign a promissory note for the balance or portion of the balance, OR they can ask you to bring some cash to the closing, OR they can just retain the right to file a judgement against you for the deficient amount.     Of course, the first option is the best!!!!

A short sale for a buyer is different than a regular transaction in a couple of ways...........The offer is first submitted and approved by the homeowner--this is usually done in the typical 48 hour time frame.   Then the offer is submitted to the bank for lender approval----the buyer must just be patient and wait........and wait........and wait.     During this time the offer is going through the lender approval process.   The lender can accept the offer, they can counter back at a different amount, they can reject the short sale. 

So, yes, after all that waiting, the deal may not work out.    Most of the time it is worth the wait.
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I have worked many short sales successfully.  If you are experiencing difficulty, don't wait....give me a call and let us work together to resolve the problem!!!
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Have a great week everybody.........................tell someone you love them!!!!!!

Mary
850-896-5222
http://www.maryblackburn.com/
sundance realty


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Don't forget our annual Gumbo Cook off the 19th!!!

Be sure to try the WINNING gumbo at our tent "Mexico Beach Sundance Realty"

and the WINNING brunswick stew at my brother-in -law's tent (Mike Blackburn).

Everybody is seeking Florida Sunshine

It's been extremely active for this time of year especially with all the bad weather.    I actually think the bad weather has pushed some buyers to pull the trigger----buyers from up north are tired of digging out of the snow and know our prices are down so they've decided to buy that 2nd home, that home for future retirement!!

What is really amazing is the multiple offers on properties!    I know the two properties below had multiple offers within days if not hours of being publicized. 

Waterside condo at $156,000

8 Hwy 98

Both properties were at drop dead awesome prices and are probably going to be purchased above those list prices!!
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I've been preaching for a while now, that if you find a place you like, you better make a move because it will be gone---------if you think its a good property at a good price, chances are several other people do too!!!!

If you are considering making an offer, it is best to have all your paperwork in order before making that offer---if its a cash offer:  have proof of funds ready---this can be a letter from a bank that says you have the money available, it could be some kind of banking statement.

If you need financing, be sure to have a pre-approval letter from a bank.  This does not obligate you to use that bank but it does give the seller a little bit of confidence that you won't have problems getting financed. 

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Properties that are listed at exceptional prices are of course being snapped up quickly.   However, it doesn't cost you anything except a little time to MAKE offers, and this is the time to make offers no matter what the list price is...............offers do need to be close to market value.   If a house next door sold at $400,000, then you can't make an offer of $200,000, but you can make an offer of $375K  for a similar home and see what happens!!!!

You need to make offers based on what similar properties have sold.  Your Realtor has that information!!!!
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Don't forget the Gumbo cookoff February 19th in Mexico Beach.

Check out my calendar for other upcoming events!!

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Sorry this is short and sweet but......................I'm busy!!!!!!!!!!!!!!!
Have a great week!!!

http://www.maryblackburn.com/
850-896-5222
sundance realty

A Cold January in Mexico Beach,Fl

We, like everyone else, have experienced a colder than average January but as much as it pains me to say this................at least we didn't have snow!!

It warmed up beautifully this past weekend, sun shining!    We are anticipating some rain this week though!
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Pretty dull week in real estate last week!   I imagine everyone was dealing with the effects of the weather!

Nothing new went under contract last week and there were only 2 closings in the Mexico Beach to St. Joe Beach area.  
Residential closing
Lot closing


I'll be sending out my monthly newsletter this week.  I give an overview and analysis of the past month in real estate as well as the deals, foreclosures and other interesting properties.   If you want to be included in that database and aren't yet, send me an email!!   maryblackburn@mchsi.com
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Several new listings came on the market last week, which is great since our inventory is really low right now!!
New listings

My favorite would be the little house pictured below.  I love the neighborhood.  Easy walk to the beach, Sunset Park, Tennis courts and I think its priced pretty good  (159,900) although I'm sure there is wiggle room.   Its a short sale so all offers have to be approved by the seller's lender.  

If you want to take a look, send me an email or give me a call!!

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Don't forget to check out my calendar of events.   There are several Snowbird events planned----
The Biloxi Trip in February,  Snowbird Luncheon and Wakulla Trip in March.

If you want something to keep you busy during the week, check out the link below for weekly activities!

http://mexico-beach.com/calendar-of-events

Of course the much anticipated GUMBO COOK OFF is February 19.    Sundance Realty will be sponsoring a gumbo entry  AND my brother in law will be entering his famous BRUNSWICK STEW. 

Will be a delicious and fun time so plan on getting there early--I believe it starts around 10:00 cst. 
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To close I just want to give you a few thoughts to ponder:

•  If 4 out of 5 people SUFFER from diarrhea .....does that mean that one enjoys it?

• There are three religious truths:
  
  
  a. Jews do not recognize Jesus as the Messiah.
  
  
  b. Protestants do not recognize the Pope as the leader of the Christian faith.
  
  
  c. Baptists do not recognize each other in the liquor store or Hooters.

 

If people from Poland are called Poles, why aren't people from Holland called Holes?

• Why do croutons come in airtight packages? Aren't they just stale bread to begin with?

•  If Fed Ex and UPS were to merge, would they call it Fed UP?

• I thought about how mothers feed their babies with tiny little spoons and forks, so I wondered what do Chinese mothers use? Toothpicks?

• If a cow laughed, would she spew milk out of her nose?

Sun Shining in Mexico Beach Florida!

It's a gorgeous day today!   A little chilly for my thin blood (52 degrees) but the sun is shining and that makes everything okay!!!

I'm really trying hard not to complain about our colder than normal temps.  I've got customers who tell me its 1, yes that's ONE degree, others say "it warmed up to 20 today",  "had to start shoveling snow at 4:00 to get to work on time"..............so I guess I can't complain because I have a light layer of frost on my windshield!!

Just to let you know and yes, to rub it in a bit.......

• Our Average temps in January are highs in the low 60's and lows in the 40's.  
• Our Average temps in February (I can't wait) are highs in the high 60's and lows in the mid 40's.
• Our Average in March (I REALLY can't wait) are highs in the low 70's and lows in the 50's. 

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There are quite a few things happening in the area in late February.  Don't forget to check out my calendar to plan your schedule.     Local Events for February.

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As for real estate-----it wasn't super busy last week but below is the link to show what properties went under contract.   Amazingly, 5 of the 8 properties were vacant lots!!
Properties put under contract last week.   

In fact, there are just about as many vacant lots under contract as residential properties!    Perhaps that's because you can now buy a lot for $20,000!!! 

The problem with lots is if you have to finance.   Finance terms are terrible----if you can find a lender that will finance a lot, they are asking for at least 25% down  at sometimes 7-8% interest for only 3-5 years.   That's why cash is king when buying a lot!!!

There are some great lots available though.  Mexico Beach does not allow you to put a camper or mobile home on lots but St. Joe Beach does----so if you are interested in buying a lot, let me know what you plan on doing with it so I can send you properties that meet that criteria!!!
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Speaking of mobile homes in Mexico Beach----since you can no longer bring in a mobile home in Mexico Beach, they actually have a little more value here than anywhere else!!!
They are grandfathered in, so there is no problem in buying one that is already here.   Mobile homes have been here forever and have weathered all the storms we've had so far sooooo its my guess they will last many more!

They can, at the very least, allow you to have a bit more affordable weekend retreat at the beach and maybe later on build a nice home or sell when the values appreciate!!!
Mobile homes in Mexico Beach.     I believe all of these are negotiable--make an offer!!

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Our inventory is really down----so unless we get a bunch of new listings in the spring---the properties that are on the market now are going to sell!!!    Interest rates are holding around 5%.
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Have a great and WARM week and don't hesitate to call me with any questions about ANY property in the area!!!

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

Apalachicola Oyster Cook Off

Apalachicola had its 1st Annual Oyster Cook Off yesterday!    What a turn out!   I'm not sure how many entries they had or who won...........all I know is the food was G. O. O. D!    I'm sure they were thrilled with the turnout of folks...........there were sometimes as many as 20 people standing in line at some of the food booths, and that doesn't even begin to count the folks that were watching the entertainment!

I've posted some pictures below!

I love any excuse to go to Apalach---------great restaurants and love to go in the funky shops!!!  Its only about 30-40 minutes from Mexico Beach and always worth the drive!
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We've warmed up a little down here, although still colder than normal, and supposed to remain that way the rest of the month.   UGH.    However, I'm grateful I don't live in Alabama, Georgia, or Montana!!!!!

The average temps for this time of year here is around 60ish in the day and down to 40's at night.   

Amazingly, Florida was the only state in the Nation that didn't have snow last week!!!    So just one more REASON TO BUY!!!
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January 2011 has been pretty active for a cold month in the winter!!!
Click here to see the activity.  (properties put under contract in January and those that have closed in January)

Here are my choices for some good investments--starting at the lower end and not going over $230k.
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Please don't hesitate to call me if you have any questions about any of the properties above or any properties at all!    Remember, I can help you with any property on the market, not just those I have listed!

Have a great week and don't forget to check out the pictures of the Oyster cook off yesterday.  Make plans to come next year!!!

Mary
850-896-5222
http://www.maryblackburn.com/
sundance realty