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30a’s newest homes for sale

Finding 30a’s newest homes for sale made easy.  With the real estate market back in full swing and the new construction starts up along hwy 30a, finding a brand new home is getting much easier. There are quite a few developments along the beach, all varying in price range, with great opportunities. Let’s cover West end of 30a through Blue Mtn Beach.

1) Cypress Dunes   is a gated community, on the far Western end of hwy 30a with prices ranging from $399,900 and up. There are 207 homesites in the community, a beautiful infinity edge community swimming pool overlooking topsail nature preserve and the Gulf of Mexico. This great neighborhood winds through cypress swamps and natural landscape but does not currently have a deeded beach access.

Cypress Dunes Pool                Cypress Dunes Homes             Cypress Dunes Interior

2) Forest Lakes  is a small planned community located in Blue Mtn Beach with prices ranging from $450,00 and up.The homes are smaller craftsman style situated perfectly on each homesite. A large community pool, large greenspace and community gathering spot are the main focal points and  located in the middle of the neighborhood for easy access. The Public Beach access is a few blocks away

Forest Lakes Cottage               Forest Lakes Home              forest lakes community lake and pool

3) Draper Lake   is a gated community located n Blue Mountain Beach on one of our famous Coastal Dune Lakes. Keeping with nature, the homes here are more rustic style. There are community pools, boat docks, bridges, parks and an observation tower for viewing wildlife and nature. You can walk, bike, fish or swim behind the gates of this fabulous new community. Rental golf carts are also available for a short ride to the beach access. There are no homes currently available for purchase but many lot opportunities

draper lake entry              draper lake views                draper lakes pool

4) The Retreat at Blue Mtn Beach  is a luxury gated community consisting of 90 home sites, with half of those fronting the Gulf of Mexico or Draper Lake. This planned development does not allow short term rentals and offers 3,000 feet of white sandy beaches. There are 4 dune walkovers to the beach and a luxurious beach front community pool. If you are looking for luxury and privacy then this community is for you. Prices range from $2.2 million and up

The Retreat Homes            the retreat luxury homes                  The Retreat Views

Check back soon for more information  about 30a’s newest homes.

 

Karen Holder
Broker Owner
850.687.1064
www.HomesOn30A.com
3092 W County Hwy 30A
Santa Rosa Beach, FL 32459

First Quarter Market Stats for Walton County

The Florida Association of Realtors has released the “First Quarter Market Stats for Walton County” 2014 ( Jan. Feb. Mar.) sales figures and all indicators point to a continuation of a strong and healthy market rebound. Total closed sales are up 16.4% over first quarter 2013!  One of the most telling statistics is the jump in the total of new listings over 2013 by 28.5% !  This increase in available inventory for sale should have a settling effect on the jump in prices we have seen over the last 18 months. Keep in mind, however, that these figures are for ALL of Walton County. The available inventory numbers for South Walton County are not nearly this high. The average sales price here is up by 11.6 percent over the same quarter last year from $489,547 to $546,433. We have watched the overall market shift more to the advantage of the sellers here after several years of favorable conditions strongly on the buyer’s side. I spoke of a “bounce” in the prices here on the beach due to the huge, historical drops in prices when the market crashed back in 2005 and that is what we have experienced lately but that should begin to moderate. A healthy market will show yearly appreciation of 4 to 6 percent. The 15 to 20 percent we have seen in the last year or so is simply unsustainable.

Other figures available show an increase in the percentage of closing price to original list price of 91.4 percent to 93.2 percent with the average days on market plummeting from 138 days down to 81 days.  As we enter the second quarter of 2014, available inventory for sale in Walton County was at 1,472 active listings, up by almost 30% over same time last year ( again, this is the entire county). One of the most important pieces of advice we are sharing with potential buyers is that the days of offering 75 to 85 percent of list price when making an offer are over. These kinds of offers will no longer even get a response in the form of a counter offer. What buyers need to keep in mind, however, is that we anticipate a further climb in prices over the next year and interest rates are still at historic lows so now is a great time to “jump in” and become a homeowner here on 30A.

30a Gulf Front 2 Bedroom Condos Under $500k

The 30a Gulf Front 2 bedroom Condos Under $500k inventory has been hot this year and has become super limited, in fact, there are only 2 available under $500k. With Summer just a couple of weeks away, we are not expecting to see any new ones hit the market any time soon b/c the seasonal rental market is so strong. The Fall could bring a few more options but we aren’t expecting to see many. After a few years of strict Financing Guidelines on condos, the banks have loosened up enough money to kick start the condo market again. Below is a Brief description of the 2 condo options avaialble:

Capistano Condos

1)  Capistano Condo #101           MLS#613981               $489,000

This 2 bedroom 2 bath 1,056 sq foot ground floor unit is located in the small Capistano Condo complex. With only 9 units and being located just 2 miles West of Rosemary Beach, this is a great opportunity to own in a quieter area that is still convenient to shopping and restaurants.This listing provided by 30a Realty

 

 

 

Gulf front condos 30a

2) Beachcrest Condo #501          MLS#610383            $385,000

This 5th floor 2 bedroom 2 bath condo is in one of only 2 high rises on 30a. This Southeast corner unit offers a Gulf Front master suite , tile floors throughout living, kithcne and dining areas and is being sold fully furnished .  Beachcrest Condos are located in the heart of Seagrove Beach and walkable to shopping and dining. This listing provided by Keller Williams. If 2 bedrooms are enough then more 30a condo options are available

 

 

Karen Holder

Best Home For Sale in Rosemary Beach South of 30a

Want to Own the Best Home for Sale in Rosemary Beach South of 30a?

Rosemary Beach Real Estate continues to strengthen and inventories are still declining. If you are looking for a great family home South of 30a in Rosemary Beach then check out this one:

Rosemary Beach Home for sale72 New Providence Lane   MLS#700845    $2,595,000
4 Bedrooms
3.5 Baths

This 3600 Sq foot home located at 72 New Providence Lane offers some of the most unique features of any home in Rosemary Beach Florida. Architecturally Designed after a sea faring ship, this homes boasts antique ships lighting, wood clad walls, portals and wrap around porches offering Gulf Views. Some additional special features are a dumbwaiter, fabulous open kitchen/living/dining area with high beamed ceilings, a basement, a private courtyard as well as many other features. Enjoy outdoor living in a Courtyard that accommodates even your largest of Beach crowds with a grand wood burning fireplace amid the seating area and space that spans the entire length of the Lot to the Boardwalk. Don’t miss this opportunity to own what we think is the best home for sale in Rosemary Beach South of 30a. Rosemary real estate offers some of the finest architecture and custom homes on 30a

Karen Holder

Your Choice: Fixed or Adjustable Rate Mortgage When Buying on 30a

30a real estate martgagesShould You Choose Fixed or Adjustable Rate Mortgage when buying on 30a

During the happy days of the real estate boom in the early 2,000’s, along Scenic Hwy 30a, many people made the mistake of using adjustable rate loans to finance purchases in order to secure a lower, sometimes much lower, monthly payment. As the market began to crumble, interest rates climbed and many people found themselves with payments they could not afford. Unfortunately the result was distress sales at severely reduced prices, short sales or even foreclosures. Needless to say, adjustable rate mortgages got a bad rap after the housing bust on 30a!

In the years since, banks have tightened their lending standards to ensure that borrowers who apply for adjustable rate loans, or ARM’s, can qualify for, and afford, the rate reset and increase in monthly payments.  We are experiencing a slow climb in interest rates once again and the ARM’s are becoming attractive once again to buyers seeking the lower monthly payment.  Mortgage rates have risen almost a full percentage point from the rock bottom lows of a year ago.  At the same time, we are seeing the spread between adjustable rate loans and fixed rate loans widen. As of the end of April, 2014, the average rate on a 30 year fixed rate loan stood at 4.33%. By comparison, the average rate on a 5 year adjustable rate loan stood at 3.03%! This creates the temptation to pursue the ARM rate instead of a fixed rate loan.

Here are some things to consider when making your choice: Fixed or Adjustable Rate Mortgage when buying on 30a:

1) LENGTH OF OWNERSHIP… Banks typically offer adjustable rate mortgages for 5, 7 or 10 years.  After that initial period, the loans will reset at a higher rate (usually) and sometimes multiple times.  It can make good financial sense to use an ARM when you don’t plan on owning the property any longer than the initial rate period of 5, 7 or 10 years.  If you plan on owning for an extended period of time, the fixed rate mortgage is the way to go.

2) LENDING REQUIREMENTS… Banks typically don’t hold mortgage loans (in house) for very long.  They will sell them to private investors or on the open market to FANNIE MAY or FREDDY MAC but to do so they must follow strict standards when qualifying a borrower for an adjustable rate loan.  These standards were tightened even more when the market crashed and defaults on these loans skyrocketed !  Today, banks evaluate a persons ability to re- pay based on the higher “re set” rates instead of the rate when the loan is made. The standard debt-to-income ratio for most of these loans is set at no higher than 43%.  There are exceptions to this rule for borrowers with high levels of income or asset levels that can cover the amount of difference in the ratio.

3) PAYMENT PREFERENCES...ARM’s always offer the borrower a lower monthly payment than a fixed rate loan.  This gives you the option of using the difference to pay down other debt or gain a return by investing it.  Borrowers who are looking to secure a lower monthly payment just to qualify for the adjustable rate will almost always be denied in today’s lending markets.  The 30 year fixed rate will give you the security of a constant payment amount that will never increase during the life of the loan.

When making your choice: Fixed or Adjustable Rate Mortgage when buying on 30a, all of these options should be discussed with your lender.  A good, established mortgage lender will steer you toward the best loan package based on your financial situation and your intentions once the property becomes yours.  Here on 30A, we have great relationships with the best local lenders and are happy to get you together with the right lender for you.

Selling a property in today’s market

Why Selling a Property in Today’s Market can be Tricky

In a market where home inventories are low and demand is on the rise, such as the market along Highway 30A in Santa Rosa Beach, many potential sellers can get caught in the “trap” of expecting a price above what the market will bear  and an unrealistic expectation of how long it will take to secure a contract to purchase.  Yes, the market today is changing and is doing so to the advantage of the seller but the sudden euphoria that can take place needs to be tempered with some reality.

To begin with, most sellers are less than realistic when evaluating their own property objectively. It is not uncommon for sellers to overestimate what their property is worth and how long it is going to take to sell it.  A good real estate agent will guide you toward placing a fair price on your property based on comparable sales in your area and provide you with a CMA (comparative market analysis) in doing so. Always remember that nothing will drive the success of your partnership with your agent more so than price ! Here are some things to think about as you go through the mental mechanics of determining what your property is worth:

1. What another appraiser says your property is worth never affects the value.
2. What you paid for your property never affects it’s value.
3. The amount of cash you need from the sale of your property never affects it’s value.
4. What your friends and neighbors think your property is worth never affects it’s value.

Regardless of how well or poorly the real estate market is doing, there are buyers out there ready to buy your property.  Buyers never leave the market but you can certainly price yourself out of it.

The true value of your property is determined by what a buyer is ready, willing and able to pay in today’s market based on a direct comparison to what similar properties in your area have sold for within the last 6 months. The market will determine what the value of your property is.  It is our job as agents to find that right price and get it sold for you!