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Facts: Selling Your South Beach Condo 30% over Market Value

Selling your South Beach Condos | Sand Key – Clearwater Beach FL

Clearwater Beach Florida -  Do you decided to sell your Clearwater Beach condo this year?  Well today I’m going talk specifically to those that want to sell their South Beach condo on Sand Key. We are in a dynamic real estate market and you need that facts and if no one’s giving them to you – we always will!

The good news is:

So it must be a Seller’s Market on Sand Key now right?

And if you want to sell your South Beach condo now you can dance the happy dance and start jacking up your asking price, Right?

IMG 8559 300x225 Facts: Selling Your South Beach Condo 30% over Market Value

Well let me share some of our analysis regarding what’s really happening today with the standard 2 bedroom 2 bath  units – specifically the 1341 and 1404 sq ft models (not direct gulf front ones) I also want to share my recent experience selling a South Beach condo which may is a wake up call for some Clearwater Beach condo buyers and sellers – since some are asking 30% over what’s sold this year. Then get insulted when someone offers 70-80% of their asking price.

We had a buyer here in February who could close in 30 days or less here to purchase one of these a South Beach condos - they were open to any of these similar condos in the South Beach condo buildings  I, II, III or IV – especially since they have seen the major renovations all the South Beach condominiums have done in recent years. They were strong buyers, pre-approved and wanted to make a wise investment but they were in no way the “low ball offer” people we’ve all seen in the past few years. As someone who wants to sell their South Beach condominium – sounds great, right?

What’s Selling? South Beach Condos on Sand Key Clearwater Beach Florida

Well let’s look at the facts – for the last 2 years only 1 to 1.5  South beach condominiums a month are getting sold. This is sounding better and better for the buyer since you’d think this wouldn’t be difficult at all. We saw every unit that was updated and met their criteria (which was about 10 condos) and here’s what we experienced – we had one seller’s agent actually tell us “We dont care if it appraises for that price – that’s why my buyer prefer’s cash” – ok, HELLO!!!  When was the last time you met someone with almost $400,000 in cash that would just overpay because they could – this isn’t 2006 folks!!!  We work with savvy buyers and whoever we’re working with we make sure they have all the facts to make informed decisions based on what’s happening today. We also encourage our  buyers make a list of their top 5 South Beach condos they be interested in buying (normally we’d shoot for 3 but you’ll see why 5 was necessary). Now again, you think it would be easy right – NOT!

Ok so let’s start with the facts…here’s what those that are serious about selling their South Beach Condo this year are missing out on…We are in the end of our “winter season” now and there are still  24 units for sale in the South Beach condominiums and when we look at the last 2 years where typically ONLY one South Beach condominium a month is selling it will take 2 years or more to sell all the condos for sale at this rate:

South Beach Condos that Sold Lower were Short Sales or Bank Owned

Another Myth is South Beach condos that SOLD for a low price are distressed, however, this year none of the sales were short sales or Bank Owned / REOs. It appears they were motivated South Beach seller’s who really wanted to sell (of course some had been on the market 9+ months too). If you want to sell your South Beach condo this year,  you can’t just ignore these numbers. None of these units were in bad shape or  ”original” condition (aka 70′s & 80′s vintage). All varied in their upgrades and views but the cold hard truth is they did sell this year for $296,000, $312,500 and $355,000 respectively and ranged from 92-95% of the price sellers asked for at the time of the sale. The problem is, the ones we liked that were for sale were priced at $399,000 – $425,000 which is 25-30% more than what others have sold for.  So ask yourself – Are you really serious about selling? Our winter season aka “prime Clearwater Beach condo buying season” has one month to go because Easter is early this year  - if you’re trying to sell your condo you have to ask yourself…

>>>  Continued – Get the YTD South Beach Condos SOLD facts  and more

And remember if you are looking to buy or sell  Clearwater Florida homes or condos, Jack and I welcome the opportunity to discuss the market with you and your particular situation. Just give us a call for the most up today information that’s happening in the Beach real estate markets along our 26 miles of beaches.

Clearwater Beach Real Estate

 Facts: Selling Your South Beach Condo 30% over Market Valueclearwater home search now button Facts: Selling Your South Beach Condo 30% over Market Value

We are passionate about being your real estate advocate. We’re committed to delivering Results daily based on Integrity, Knowledge & Experience – helping you buy or sell your Beach condos in Clearwater Beach Florida.

jknge Facts: Selling Your South Beach Condo 30% over Market Value

We’d like to be YOUR Clearwater Beach Real Estate Team!
Call Cyndee @ 727-710-8035 or Jack @ 727-710-8036

Warmly,
Cyndee and Jack Haydon, Realtors
Charles Rutenberg Realty
1545 S. Belcher Rd
Clearwater Florida 33764
727-710-8035 (Cyndee’s cell)
727-710-8036 (Jack’s cell)

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 Facts: Selling Your South Beach Condo 30% over Market Value

About Cyndee Haydon

Cyndee Haydon, Future Home Realty - Realtor | Estate Agent specializing in selling Luxury homes and beach condos from Clearwater Beach to St Pete Beach - 26 miles of paradise. (727) 710-8035 Cyndee's Google Profile

Posted by Cyndee Haydon | Currently 20 Comments »

South Beach Condominiums on Sand Key FL 33767- What’s Selling

South Beach Condominiums of Sand Key Fl – What’s Selling? (Part 2)

Clearwater Beach Florida – If you found this article on What’s Selling at South Beach Condominiums then you  may want to see Part 1 – Selling Your South Beach Condo for 30% over Sand Key Market first. Ok so let’s start with the facts…here’s what some owners that are serious about selling their South Beach Condo “this year” are missing out on…there are currently 22 units for sale in the South Beach condominiums and based on the last 26 months of condos sold and…

ONLY about 1 South Beach condominium a month is selling on average - Do you really want to sell your South Beach Condo Now?

IMG 8612 300x225 South Beach Condominiums on Sand Key FL 33767  Whats Selling

South Beach Condominiums Prices and Impate of  Short Sales – Bank Owned – Foreclosures

This year none of the South Beach Condominiums that SOLD were short sales or Bank Owned / REOs / Foreclosures – so if want to sell your South Beach Condo today you can’t just ignore these numbers even if you think they’re low – which I feel some of them are based on what I’m seeing for sale on the beaches, however, none of these condominiums were in bad shape or in completely original condition. All varied in upgrades and views and the reality is these South Beach Condominiums did sell this year for $296,000, $312,500 and $355,000 respectively and ranged from 92-95% of the price sellers asked for at the time of the sale.

As of March 9th 2012 only 3 condos have sold in South Beach condominiums

(1) 1480 Gulf Blvd Unit 306 Clearwater Beach FL 33767 – Sold for $296,000 – 95%+ of it’s list price in 349 days on 1/13/2012 

So Jack and I know the inventory and realize that Unit 306 which sold for $296,000 was on a lower floor, no hurricane shutters, no underground parking and while the kitchen was opened up the pink laminate kitchen counters and laminate cabinates definitely contributed to it take a year to sell and for the lower end of the price range. Let’s face it – renovations and upgrades all add up and savvy Clearwater beach condo buyers understand this. For example electric hurricane shutters on these large lovely balconies could run your $25,000 alone, I’ve seen under building parking given $10-$20,000 by appraisers, lower floors typically sell for less and we’ve seen custom kitchens this month their that were over $50,000 originally so again in my experience that was a good price for that seller and a fair price for that buyer.

(2) 1480 Gulf Blvd Unit 709 Clearwater Beach FL 33767 – Sold for $312,500 – 92% of list price in 50 days on 1/6/2012

This unit had a kitchen that was updated but not opened up however they made a smart move and installed new granite countertops in December and then went under contract in January – sometimes investing a little in your property can make yours be the one sold when there are 29 other choices right now. So the granite was a big plus however not having a kitchen opened up, which is a strong preference of today’s buyers I think is reflected in the sold price. Ironically doing this costs less than you might think to do – we recently had a client that opened up kitchen, refaced cabinets, installed new lighting, crown molding, granite counter tops, new granite / wood fixtures in 2 both bathrooms, new lighting thoughout and removed the popcorn ceiling for @$13,000 working with a contractor we recommended to our client. Of course we all know you can spend an unlimited about too if you’re not careful. This unit while on a higher floor overlooks the parking structures and is on the north side of the building which are usually not buyer’s first choices. Still these seller’s priced their unit to sell this season.

(3) 1430 Gulf Blvd Unit 611 Clearwater Beach FL 33767 – Sold for $355,000 – 95% of list price in 302 days on 2/10/2012

This is definitely the best comparable South Beach condo sale for sellers right now. This unit was updated but very basically – meaning they opened up the kitchen however it was done with laminate counters and cabinets however the nice clean lines definitely added to the appeal. Also overall the unit was at a good height on the six floor and had underground parking.  This is also the smaller of the 2 floor plans at 1341 square feet so a case could be made that the 1404 units updated could have a market value of say $365-$375K depending on condition in my opinion however as we all know, appraiser’s have their own math and it’s an art not a science – especially in today’s market.

Thoughts on Selling your South Beach Condo:

The problem is, the South Beach Condos for sale that we saw were priced at $399,000 – $425,000 based on recent solds. Now past sales are only one part, actives can factor in and the 22 units for sale is deceiving because I would say that 25% of those are significantly more upgraded than the other 75% so we may see some sell for more than the $355,000 high water mark as of now. There are now 2 units under contract – one was asking $369,000 and one was asking $399,000 – so time will tell what that does to the comparable sales.  Still if you are you really serious about selling now during our winter season aka “prime beach buying season”with  one month to go then you’ve got to be asking yourself how do I get mine sold out of the 22 South Beach condominiums for sale ? Our advice is better to price in a range that buyers can visualize and stand firmer on the price than to price it  up 30+% over what things have sold for in the last 90 days to 6 months.

 So if you are a South Beach Condominium owner and have a South Beach condo you want to sell read > Part 3 Why 4 South Beach Condos for Sale did NOT Sell this Month!

Clearwater Beach Real Estate

 South Beach Condominiums on Sand Key FL 33767  Whats Sellingclearwater home search now button South Beach Condominiums on Sand Key FL 33767  Whats Selling

We know the market and educate our buyers and sellers so they can make good decisions. We are passionate about being your real estate advocate. We’re committed to delivering Results daily based on Integrity, Knowledge & Experience – helping you buy or sell your Beach condos in Clearwater Beach to St Pete Beach.

jknge South Beach Condominiums on Sand Key FL 33767  Whats Selling

We’d like to be YOUR Clearwater Beach Real Estate Team!
Call Cyndee @ 727-710-8035 or Jack @ 727-710-8036

Warmly,
Cyndee and Jack Haydon, Realtors
Charles Rutenberg Realty
1545 S. Belcher Rd
Clearwater Florida 33764
727-710-8035 (Cyndee’s cell)
727-710-8036 (Jack’s cell)

We're sorry, but it seems that we're having some problems loading MLS data from our database. Please check back soon.

 South Beach Condominiums on Sand Key FL 33767  Whats Selling

About Cyndee Haydon

Cyndee Haydon, Future Home Realty - Realtor | Estate Agent specializing in selling Luxury homes and beach condos from Clearwater Beach to St Pete Beach - 26 miles of paradise. (727) 710-8035 Cyndee's Google Profile

Posted by Cyndee Haydon | Currently 5 Comments »

Clearwater Florida Homes – 10 Things You Need for Homestead Exemption

Clearwater Florida – Just wanted to remind everyone who purchased Clearwater Florida homes or changed your status’s last year (i.e if you purchased a new primary residence in 2011) then you have until March 1st to apply for Florida’s Homestead Exemption. This exemptions saves the typical Clearwater home owner $500 to $800 however most people are excited that it caps how much taxes can rise in a given year.

I was showing a Clearwater Beach condo for sale at Mandalay Beach Club last week and because units at the Sandpearl Residences had sold for over $2 million last year this condo saw it’s “just market value” (the amout the Pinellas County Property Appraiser calculates your property taxes) go up 30% – YIKES!!!

For those that bought Clearwater Florida homes – you can apply for the exemption (1)online or (2) at any of the Pinellas County Offices.

homesteadexemptioninfo2.002 001 300x225 Clearwater Florida Homes   10 Things You Need for Homestead Exemption

homesteadexemptioninfo3.003 001 300x225 Clearwater Florida Homes   10 Things You Need for Homestead Exemption

10 Things you Need for Homestead Exemption

This is a list of items the Pinellas County Property Appraiser will want you to have when you appl:

  1. driver’s license number and expiration date,
  2. place of birth,
  3. where you lived prior to here,
  4. date you became a resident,
  5. date you purchased the property,
  6. social security number,
  7. are you employed and location,
  8. phone contact info and permission to gather information like phone or utility records to show you live here,
  9. also asked if you own or lease a vehicle
  10. The address you used on your last federal income tax return

And remember if you are looking to buy or sell  Clearwater Florida homes or condos, Jack and I welcome the opportunity to discuss the market with you and your particular situation. Just give us a call for the most up today information that’s happening in the Beach real estate markets along our 26 miles of beaches.

Clearwater Beach Real Estate

 Clearwater Florida Homes   10 Things You Need for Homestead Exemptionclearwater home search now button Clearwater Florida Homes   10 Things You Need for Homestead Exemption

We are passionate about being your real estate advocate. We’re committed to delivering Results daily based on Integrity, Knowledge & Experience – helping you buy or sell your Beach condos in Clearwater Beach to St Pete Beach.

jknge Clearwater Florida Homes   10 Things You Need for Homestead Exemption

We’d like to be YOUR Clearwater Beach Real Estate Team!
Call Cyndee @ 727-710-8035 or Jack @ 727-710-8036

Warmly,
Cyndee and Jack Haydon, Realtors
Charles Rutenberg Realty
1545 S. Belcher Rd
Clearwater Florida 33764
727-710-8035 (Cyndee’s cell)
727-710-8036 (Jack’s cell)

 Clearwater Florida Homes   10 Things You Need for Homestead Exemption

About Cyndee Haydon

Cyndee Haydon, Future Home Realty - Realtor | Estate Agent specializing in selling Luxury homes and beach condos from Clearwater Beach to St Pete Beach - 26 miles of paradise. (727) 710-8035 Cyndee's Google Profile

Posted by Cyndee Haydon | Currently 21 Comments »

Madeira Beach Florida | Service Does Not End with the Sale

Madeira Beach Florida - We have helped hundreds of people buy and sell beach houses and condos from including Madeira Beach area over the last 7 years. Our approach and philosophy has always been to treat our clients the way we like to be treated. To empower, educate and advocate for them when making one of the bigger financial decisions. We enjoy sharing the Florida beach lifestyle with others and our relationship and service doesn’t end at the “closing table”.

We appreciate when past clients like Frank and Sally  who now own a waterfront home in Madeira Beach Florida  and are comfortable sharing their experience with you because we know sometimes it’s hard to filter through all the “Realtor marketing” and decide who you can trust. We are equally excited that on March 5, 2012 we have clients that will be closing on their piece of paradise in Clearwater and we’ll be posting what they had to say about their experience of “shopping for the perfect  home”. They finally found it and it’s a lovely 2500+ sq ft custom pool home in Clearwater Florida.  While that’ may not sound like what Realtors do everyday – yes and no. One of the things that makes this one special is that we started helping them with their desire to relocate here from New York over four years ago. There were circumstances beyond their control that took a long to resolve but no worries because  we’ve been there keeping them updated on the market and what was available in their price range until the time was right.

Many people interested in buying or selling today want to understand their options and digest all the information on their schedule first and then when the time is right they move forward. We understand this, so you can be comfortable giving us a call or searching for beach condos and homes for sale on our site because we go at your pace with no pressure because when your focus is on customer service you know that if you do the right things day in  and day out – the rest will fall into place.

If you’d like to know more about buying or selling your Clearwater Beach condo (and surrounding beaches) give us a call at 727-710-8036 or email us at info@sandbarstosunsets.com


clearwater home search now button Madeira Beach Florida | Service Does Not End with the Sale

And if you’re looking for a Madeira Beach Realtor we’d like you to know that we are passionate about being your real estate advocate. We’re committed to delivering Results daily based on Integrity, Knowledge & Experience – If you are looking to sell your condo, today we have over 8768 buyers – ask us about how that helps you in today’s real estate market – And if you’re looking to buy then we can help you find the perfect Beach condos for sale.

jknge Madeira Beach Florida | Service Does Not End with the Sale

We’d like to be YOUR  Beach Real Estate Team!

Call Cyndee @ 727.710.8035 or Jack @ 727710.8036

Warmly,
Jack and Cyndee Haydon, Realtors (R)
Charles Rutenberg Realty

Clearwater Beach Real Estate
1545 S. Belcher Rd
Clearwater Florida 33764
727-710-8035 (Cyndee’s cell)
727-710-8036 (Jack’s cell)

 

 Madeira Beach Florida | Service Does Not End with the Sale

About Cyndee Haydon

Cyndee Haydon, Future Home Realty - Realtor | Estate Agent specializing in selling Luxury homes and beach condos from Clearwater Beach to St Pete Beach - 26 miles of paradise. (727) 710-8035 Cyndee's Google Profile

Posted by Cyndee Haydon | Currently 10 Comments »

Elegant Clearwater Music Jazz Series – An Evening with Eric Darius

Clearwater Florida - Clearwater is known for it’s Jazz and this past Saturday we had the pleasure of attending the dynamic Inaguaral Clear Music Jazz Series event to benefit youth music education in Pinellas County . It was held at the stunning Water’s Edge Condominiums on the waterfront in Downtown Clearwater. Jack and I were lucky enough to be guests of one of the leading local social media companies, Head of Lettuce Media (@HOLMedia on Twitter). A big shout out and Thank you goes to co-founders, Antony Francis and Amber Osborne (@Antony511 and @MissDestructo) who you can easily connect with on twitter when they’re not out helping local clients. Lucky for us, they practice what they teach and held contests on Facebook and Twitter to promote this unique event through social media…and guess who won – me!!! We had a wonderful time and wanted to share some of the fun with you – in the video below you’ll hear Top 10 Billboard Artist and Tampa Bay native, Eric Darius and get a feel of what a magical evening under the stars it was:

The evening kicked off at 5pm sharp at the Water’s Edge so we could all get prime spots for that evenings sunset.  We pulled up to see 3 beautiful red, black and silver Ferrari’s out front and beautiful majestic palms were painting artistic shadows onto the building, all of this was just foreshadowing of what was to come – an evening for the senses, nothing but the best including enjoying one of the best Clearwater sunsets I’ve seen in a long time.

IMG 8195 300x300 Elegant Clearwater Music Jazz Series   An Evening with Eric Darius

We actually got the VIP treatment which means we were personally escorted to the Water’s Edge Penthouse with breathtaking panaramic views overlooking Clearwater Harbor out to the Gulf of Mexico on one side and magical cityscape views of downtown Clearwater with vistas from St Pete all the way past Dunedin – what a great place the Water’s Edge would be to live. Eric Darius, Top 10 Billboard Jazz artist, arrived and mingled with the VIPS while hor’ derves and champagne were served – he was even kind enough to take a picture with Jack and me. We enjoyed the view, the people and the impressive art exhibited by local artists, Robert Neff (@5wa) and Scott Menual.

IMG 8002 225x300 Elegant Clearwater Music Jazz Series   An Evening with Eric Darius

At 6pm the party moved down to the Liquid Level on the 5th floor poolside for amazing food, a wonderful setting where the energetic and emotional Jazz music of Eric Darius filled the air as the palm trees danced in the wind and night lights. The plan is for this to be the first of many to help support local Jazz youth.

And as if this wasn’t all sweet enough, at 7:30pm on the ground floor in the community room was turned in to the “Sweet Spot” – complete decadence and no sweet tooth was left unsatisfied. Here take a quick peek at the video below…

Also going on this weekend was the Sea-Blues Festival which we missed this year – just not enough hours in the day but that’s definitely one of the things we love about living in Clearwater – there are so many fun things to do and what’s not to like about Clearwater in the winter. Thanks again to Antony and Amber for having us as their guests – it was a night to remember for sure.

 

 

 Elegant Clearwater Music Jazz Series   An Evening with Eric Darius

About Cyndee Haydon

Cyndee Haydon, Future Home Realty - Realtor | Estate Agent specializing in selling Luxury homes and beach condos from Clearwater Beach to St Pete Beach - 26 miles of paradise. (727) 710-8035 Cyndee's Google Profile

Posted by Cyndee Haydon | Currently 7 Comments »

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