"I need this here old train to breakdown"

"oh please just let me breakdown" Jack Johnson You could take this song a couple of ways.

Ada and I had a short get away to Vegas this weekend. The pic is the ceiling of the Le Paris casino. For some reason it amazes me.

There is one new listing in Windrush and it is priced at $230,000. Side view with 2 bedrooms 2 baths, updated with granite, stainless and all that. 3 pictures in the listing and no pictures of the interior or upgrades. Hmmmm!

The Diplomat front unit that was under contract and listed at $119,900 closed for $110,000. This was a good deal for the seller. It was a cash deal so it didn't have to appraise which was a good thing.

Our listing in Windward East listed at $225,000 and closed for $210,000. This was a win win transaction. Listed and closed in 90 days so it can be done.

A unit in the Sun Club condo in south Cocoa Beach was originally listed at $349,000. The unit was reduced to $289,900 and closed for $255,000. This unit was on the market for 4 years before being reduced. I especially liked this sale since Walker Bagwell agents' had the buyers and sellers.

Enjoy your Sunday.

Jim Bagwell

"Long ago, when men cursed and beat the ground with sticks"

"it was called witchcraft. Today it's called golf." Will Rogers

No 4 tee box on CB river course.

The condo inventory is down all over the beach and the same for our complexes. In Windward,Windrush,2100 and The Diplomat are 12 active listings. 4 in Windward, 3 in Windrush, 4 in 2100 and 1 in The Diplomat. There are also 3 under contract with 1 in Windward,1 in 2100 Towers and 1 in The Diplomat.

One good reason to investigate the location of a condo is what happended to the Shorewood in Cape Canaveral. Shorewood is a very nice complex with great amenities. When Mystic Vistas was built next door, the setback between the 2 complexes was very short. Several of the buildings in Shorewood ended up with a view of the ocean if you leaned over your balcony. 2 units closed recently and one in the G building closed for $240,000 with 2104 sq. ft. but blocked view from Mystic and another closed in the E building for $318,000 with 1663 sq. ft. but not blocked by Mystic. Something to keep in mind.

There is a 3/2 in Stonewood on the 1st floor that is under contract with a list price of $239,000. We 1st floor owners are taking a beating.

Happy Fathers day to all the Dads!

Jim Bagwell

"In every life we have some trouble"

"When we worry you make it double" Bob Marley
I love to listen to reggae in the office but it always makes me want to be in the islands.

Windward East
The side sand dollar unit was reduced to $225,000. There were multiple offers and is now under contract. Market price is still the key. The association is also very important to every buyer or should be. The monthly dues in Windward were just raised to $330 and that takes care of the balcony restoration. There is a unit in Champanade that is on the market and the complex has always intriqued me. Very large units with all the mac daddy features but the monthlies are $799. This puts it out of reach for most buyers.

Beach Winds
If you are looking for a deal! There is a foreclosure in Beach Winds on the 1st floor priced at $209,900. This is a 3/2 and the complex is well maintained monthlies are $405.

Short Sales
There are 2 short sales under contract that if closed will change the game for the complexes. The 1st is in Wavecrest that is a 2/2 with 1568 sq. ft. List price of $255,000. The 2nd is in Sol Y Mar and features 3/3 with 2310 sq. ft. and listed at $447,000. This complex was built in 2004 with 2 car garages under the building. I can't complain since Walker Bagwell Properties have both contracts.

Enjoy the day, friends and family!

Jim Bagwell

"There are two theories to arguing with a woman"

"Neither one works" Will Rogers We have 9 female agents so I know of what I speak!

Boat races on Cocoa Beach! Now why would anyone live in a quaint little prison town like Auburn NY?

Activity

There has been a lot of activity in our comlexes. Windrush, the front unit that is a 2/2 with 1240 sq ft closed for $97,000, that is a good deal for the buyer considering the amenities and monthly rentals.

The diplomat, 2 front units sold for the list price of $89,000 and $91,000 respectively. The other front unit is under contract with a list price of $119,900.

2100 Towers, direct ocean unit went under contract with a list price of $179,000 after 46 days on the market. Mmmmmm, maybe list price does matter.

Food for thought
A lot of you have noticed and inquired about the homes that were built in S. Cocoa Beach between S. Orlando and S. Atlantic. They were originally listed for over $1M then put back on the market for $799,900. These are called single detached homes since you have 6' between homes and they all average about 3500 sq. ft., a very small pool and either a 2 car or 3 car garage. 4 just closed for prices between $480,000 and $500,000, I do believe an investor saw an opportunity.

Have a good Sunday!

Jim Bagwell