Viera, FL Real Estate News

By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
As a real estate agent who has been working in the Viera and Suntree areas of Brevard County, Florida I wanted to share this link to the Viera East Community Association web site. This newly revised web site offers information on the local area, events, the various communities within Viera East, the Board of Directors, maps, association documents and more!  If you are in the market for a new home and Viera is a consideration, then take a look at this site as you do your research. Then, when you are ready to buy in Viera (or neighboring Rockledge and Suntree), call me.  If you have questions on Brevard County real estate, I want to be your resource. Gary Waters, Century 21 Baytree Realty, Rockledge, Florida.  Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
While walking my dog, Diesel, this morning I noticed a couple of town houses on the Rockledge Country Club that had new real estate signs out front. They have been for sale for a long time!  Not sure exactly the months (years?) but a long time!  I wondered... where is the issue? Why have these not sold yet?  After all, they are in a reasonably nice location. I wondered if the real estate agent(s) had marketed over the Internet.  I hear that is very effective!  I wondered if the agent(s) ever conducted an open house?  They sometimes work although rarely. I wondered if the agent(s) had spent a lot of money on mostly ineffective print advertising? I wondered what problems these properties had lurking behind the front door?  After all, everyone knows if it does not sell right away, there mu...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
I perform Broker Price Opinions (BPOs) for lenders who are deciding whether tp accept an offer, re-negotiate a loan or whatever.  I have been doing these BPOs for a couple of years in my specific farming area.  I know the values here. Now, my beef.... When I see a home listed for $100,000 more than the comparables I cringe.  Where do these agents get these prices?  I use the comparables that are the closest, most similar and sold within the past 2-3 months. Are these agents doing the comparative market analysis or just using the bigger idiot theory.  Sales are up in Brevard County Florida. Prices are down in Brevard County Florida.  Your listing may be nice but it ain't that nice!  Get real! Gary Waters, Century 21 Baytree Realty, Rockledge Florida, serving buyers and sellers in the Vie...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
Where is this? OK, it is not in the Viera Florida area where I market real estate? I will say it is closer to a Ray Charles' song title, a place where they grow good onions, and where Phil Niekro pitched! Gary Waters, Florida liocensed real state agent, Century 21 Baytree Realty, Rockledge, Florida.
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
I was out this morning early to take photos of a property in the Capron Ridge subdivision of Viera, Florida. This was for a broker price opinion (BPO) – an opinion of value. As I was returning to the office I noticed a buzzard as we call them in Florida feasting on a diet of carrion (from the Latin caro, meaning meat).  In some places, especially down south, it is known as road kill - the carcass of a dead animal! I thought…this is not a pretty site but it must be done.  The housing market has a bit of carrion itself – carcasses of dead deals (foreclosures and short sales). And it is not a pretty site but it must be done. Enter the real estate investor. By metaphorically referring to investors as Turkey Vultures, I do it with respect for the task that must be done. So, as the prices hav...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
This morning as I was returning from my early morning visit to my dental hygienist at The Dental Health Professionals at Viera, I drove by a condo complex with about 6 real estate agent "for sale" signs. Then, in the midst of all these brightly colored (black and gold, red and blue with a balloon, and the like) signs, was a very humble looking red and white sign dwarfed by all the others. It was a very small FSBO sign. Initially I thought maybe the seller was very smart...his price would be lower so his sign would be lower to the ground. Nah...not so. So, I thought that maybe he was targeting a special group...only short people.  Nah...not so. [Can't discriminate against short people or even the "big boned" crowd like me.] These particular condo units are now selling way under $100,000....
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
Sometimes you just have to take a break. Sometimes you have to let someone else take the lead. Such was the case today. I met with a For Sale By Owner who found me on the Internet. Actually, he found me as a result of my offer to assist FSBOs in the Viera Florida area. He wants me to list his home.  His price was a bit high.  The curb appeal was not that bad.  His problem - competing with short sales in the same neighborhood ( as well as no exposure except for a sign). Something we did discuss was his need for selling.  He has no real urgency rather than he wants to move to a 55+ community like Heritage Isle in Viera. I will be meeting with him again this weekend to review my price right analysis and marketing plan. Hopefully, he will let me take the lead and he can take a break. If you...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
Here, as I sit sipping a glass of Cabernet,  I make such a bold statement. Perhaps the title was concocted as I put the bottle(empty) in the recycling bin. Actually, the truth is... Suppose I was walking my dog Diesel, in my fictional neighborhood, on the afternoon before recycling bins get picked up. Suppose my idle mind notices that many of the bins contain wine bottles - empty, of course! Suppose I then, based on my small sampling of recycling bins, conclude that wine drinkers recycle more than others. That is a totally ridiculous conclusion. But it is no different than sellers who base their list price on the few "fair market listings" in their neighborhood while ignoring the "short sale" or "foreclosure" listings around the corner. In order to make a valid conclusion, one must cons...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
A balanced diet...one burger in each hand? There was a time when that was my thinking. A balanced conversation...interviews on CNN? There was a time when that was my thinking. A balanced budget....raise taxes enough and get there? There was a time when I believed ...that is a stretch even for me! This post is not about any of those...it is about blogging. I just noticed I only have 188 posts to my Activerain blog. Not bad although I am not a prolific writer like most on here. Then I looked at my other blogs. Yes, I do have a couple of other blogs. My blog Florida Homes For Sale - Melbourne, Viera, Rockledge, Suntree   has over 600 posts. I even started another blog for this book I have been writing for several years. Who has not written a book?Besides I have had this on my hard drive fo...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
This is not some religious right or left or whatever rant. Is there a religious left? Oh well... Satan is a dog - a real dog.  And he will lead you to pray! I was showing properties some time ago and the showing instructions were simple. The owners are moving. There is a pit bull named Satan still in the house but he is in a crate. Pulled up, looked inside as the window treatments were already removed and, sure enough, Satan was running loose! We did not show this property. On another occasion the showing instructions were "vacant, on an electronic lock box." Then the agent added "there are two pit bulls but they should be in their crate." I was young(er), (more) energetic, and not as smart. Rang he doorbell, entered cautiously while yelling my usual "Realtor!"  Relief - no dogs anywher...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
Selling in Viera Florida? Are you "Searchin' for a Rainbow"? I was discussing listing a Viera home with a caller today. He started the conversation by stating he hoped I would tell him what he wanted to hear. Apparently I was not the first Viera Florida real estate agent he had spoken with over the past few days. He was searching. There was an old song in the 1970s called "Searchin' for a Rainbow" by The Marshall Tucker Band. I asked what he wanted to hear. His response indeed revealed he was searching. You see, he had purchased his home two years ago. He wanted to sell it and walk away with cash in his pocket. Not unrealistic if he had some equity in the property. However, he had obtained 100% financing with an interest only loan. Not only had his property value decreased but he also h...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
Heritage Isle, the premier 55+ community in Viera Florida, has lots to offer buyers! If you are looking for a retirement community in central Florida, Viera deserves a look!The community offers condo living, villa (patio style duplexes) and single family homes. With its 21,000 square feet club house, community pool. tennis courts, concierge services, fitness center, and more, Heritage Isle offers quality Florida living. Nearby shopping, golf, restaurants and medical facilities make the location extremely desirable! As of today there are 45 properties listed for sale with prices from about $160,000 to $430,000. During September there were 4 properties that closed and another 4 went under contract. A word about short sales.... There are 11 short sale properties in Heritage Isle. Of these ...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
Another weekend is here and I am in my football mode. Flipping (no pun intended) through the channels to warm up my remote control I noticed real estate related infomercial. Hey, it is the weekend. A lot of folks that work hard all week are home and seeing how easy it is to get rich in real estate.   Get rich quick in real estate- sign me up! I did a search on this system...tax certificate sales.  Some folks are not happy with this program.  Some are according to the infomercial's web site  If this is the way to get rich why am I working with buyers and sellers in Viera and Rockledge, Florida??? Who is the dummy? Oh well, the ball games are coming on... Which ones to watch today? Michigan vs Wisconsin, Alabama vs Georgia, Free Shoes U [FSU] vs Colorado. Heck, there are almost as many ch...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
I listed a town house for sale yesterday. The price is very, very attractive. The price is less than the competing (albeit newer) properties nearby. Actually my property is listed only $7 thousand dollars more than the 1 bedroom with 530 less square feet down the street!  Still, the price is very attractive. The price is necessary.In the Viera and Rockledge market within 2 miles of my new listing there are 65 properties for sale that are either  short sales or REO/ bank owned properties. That is a lot of competition. In order to compete, although my listing is not a short sale, the price had to be awfully attractive. If you are selling your home, town house or condo in the Rockledge and Viera area, prepare yourself to compete with short sales and REO - bank owned listings. That is just ...
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By JoAnn Young, Florida Real Estate
(Young & Young Properties )
The Avenue Mall in Viera, Florida  What town would be a fun spot without a mall? Viera, Florida has a wonderful outdoor mall located just due west of I-95 in Brevard County. It's called "THE AVENUE VIERA". There are over 80 stores and restaurants to choose from for your shopping & dining experience. Anchor stores include Kohl's, Belk Department Store, Bed, Bath & Beyond, Sport's Authority, Books A Million, Old Navy and World Market. For those less interested in shopping with you, they can be deposited at the Rave theatre in the same mall arena. There's also an array of restaurants and snack food stores such as Mimi's Cafe, Chili's, Longhorn Steakhouse, Cold Stone Creamery, Planet Smoothie, Shane's Rib Shack and much more!                                                                  ...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
I am a baby boomer. The title is a line from a song. I can't remember which one but, nevertheless, it does hold in it a real truth. If you have been around more than a day or so, you have learned that lesson already! [OK, I went back and researched the song. It was by the Rolling Stones in 1969. Now, they are older than I am!] As a real estate agent who work the Viera, Suntree and Rockledge area, I work pretty much evenly with buyers and sellers. This week seems to be the week of the seller. I enjoy opportunities to work with a seller, especially in an area I know very, very well. Such was the case this week. I had the opportunity to prepare a comparative market analysis(as an agent friend of mine says, a price right analysis) for a potential seller in Viera. Like many folks he had purc...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
Viera (the new "town" in Brevard County Florida) offers its residents lots of choices. A question I am frequently asked is "Which neighborhood is the best?" My response - "That depends..." Do you want a newly constructed neighborhood or one of the "older" neighborhoods?  Of course, the older neighborhoods were built from the early 1990s so they are not really considered old! There are gated neighborhoods (mostly locate west of I-95).These gated neighborhoods range from the Sonoma development built around 2004 or so to the "under construction gated neighborhoods. There is the gated 55+ community of Heritage Isle with its 21,000 square foot clubhouse, planned activities and more. Prices range from the low $200,000s upward. There are single family homes and condos in Heritage Isle! Do you ...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
Florida Homes for Sale - Viera, Suntree and Rockledge Florida Properties. Gary Waters, Realtor, Century 21 Baytree Realty" Having recently worked with several buyers in teh Viera and Suntree areas of Brevard County, I noticed how  their views on homeowner associations and deed restrictions were nowhere alike.  Some want rules to make sure things stay pretty much the way the neighborhood looks today.  Some want the freedom to do as they please. Not surprising as we all have an opinion of these entities. In the Viera and Suntree areas of Brevard County you will find no escape from HOA rules. Both of these areas are planned unit developments  consisting of many newer (and some older) developments with rules. A few of these have rules that sometimes throw up a roadblock for potential buyer...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
I have written about the Viera planned unit development in Brevard County, Florida quite a bit over the past year or so. After all, I work and live in the area.  My office, Century 21 Baytree Realty is at the exit off I-95 and we do have a huge billboard at the exit so...we sell a lot of homes in Viera and Suntree! In the office this Saturday morning I got a chance to read the newest issue of the "Viera Voice." This is a nice little local periodical that is all about Viera - nothing else. A great source for information on Viera and its resources. Sure you can read the local countywide paper, Florida Today but this is neighborhhod specific! If you are "out of the area," you can still acess the Viera Voice at www.vieravoice.com. Just another resource if you are considering a move to Viera...
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By Gary L. Waters Broker Associate, Bucci Realty, Eighteen Years Experience in Brevard County
(Bucci Realty, Inc.)
I have sold "short sales"  just as many real estate agents in today's market. This is a difficult and challenging process.  And, it does take patience - from the buyer and the seller! Buyers of short sale properties should  must have very flexible time lines.  Most agents tell me to give them 60 days. This seems like a long time if you are trying to purchase a home and get moved! I am not sure the banks understand they are losing sales because of the inefficient process.  Actually, I am sure they know it.  But, more importantly, I believe they do not care.  Seller's of these short sale properties want quick answers.  Sellers want the contracts, when offered, accepted. Buyers want the same. A lot of buyers would like to purchase that short sale but they have scheules.... What do the lend...
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