DID YOU KNOW

Most of you have noticed that I haven't blogged in a very long time.  For those of you who enjoy reading what is going on in Cocoa Beach, I do apologize.

There are a lot of Real Estate blogs out there and of course most are self serving.  When I started my blog it was my intention to educate buyers and sellers in Florida Real Estate.  Each state is different in the ways of Real Estate and with a lot of people coming to our state it becomes a little scary entering a transaction.

DID YOU KNOW
A large Real Estate company has entered the Cocoa Beach market and is spending a lot of money on print advertising.  One of their main points is when you list with them your listing goes to all the national web sites.  Did you know that with a 1 man company working out of his house your listing goes to the same web sites.

DID YOU KNOW

Recently a closing statement came across my desk in which one of our agents had the buyer.  On the commission disclosure the listing company in addition to their commission had added a $345 Broker fee to their commission.  When you list you should ask the large company if there are additional fees in addition to the commission.  To me this cost is part of the cost of doing business and we would never pass it along to our client.

That is all I have today.  The picture is on Curacao, for some reason Ada and I ending up there for a long weekend, interesting.

Jim Bagwell   

"She's got a ticket to ride"

"and she don't care"  The Beatles  Great program by the Grammy's honoring The Beatles

This squirrel picked a precarious place to rest!

A lot of news in Cocoa Beach lately.

The court finally ruled that the glass bank could be demolished but it came with some sad news since the long time resident and former city attorney took his own life since he was the last hold out opposing this decision.

A huge water slide is coming to Fisher park, it is inflatable so it is not a permanent structure.

The city has approved the city beautification which will be a tremendous help for downtown Cocoa Beach.  This will include pavers, palm trees and the drawings look really good.  This should be a boom toward the mixed use in Cocoa Beach.

The huge drawback to this is the Space Coast Art Committee has ruled that the fall art show will be moved to the Port even though the city agreed to delay construction until after the festival.  I don't think the art show will be the same in the Port. 

Windward East

There are now three townhomes in the front on the market.  The latest is priced and $199,900 which is priced much more toward the market.  The other two have lowered their price to $210,000 and $215,900 respectively.  It goes to show you can either be the market or you can follow the market.

A little trivia, Walker Bagwell Properties have participated in 57% of sales in Windward East since the start of 2013.

Jim Bagwell

"It's the work we avoid"

"And we're all self-employed"
"We love to work at nothing all day"
"And we be"  Taking care of business  B.T.O.

Not much new going on in our paradise so far this year.

Windward East unit 105 will close today for a price of $205,000.  The people of Windward East should be very happy that they are getting some great neighbors.

Ownership of listings

This listing above reminded me of something that drives me crazy.  There are many listing agents who have a lot of listings and after awhile it becomes a mundane process in their daily routine.  Since this listing is closing in about 1/2 hour, I will tell you that the unit has a 2 car garage instead of a 1 car garage.  Now if the agent had even gone into the garage or talked to the association she would have known this.  This is a huge factor for a condo listing on the beach.

Another client the other day brought in a huge flower arrangement for one of our agents and the unit has not even closed as yet simply because the agent is on top of everything.  They listed their home in another city and received no follow up from their listing agent who was the top listing agent in their area.    

In some cases you don't get superior service because of the size of the company.

Jim Bagwell

"Don't wanna turn that car around"

"I gotta turn this thing around"  O.A.R.

Yucky day in Cocoa Beach, had to cancel golf so sitting in the office listening to the ITunes Matchbox 20 station.  Picture is of London where I never saw the sun either.  It turns out my father was ahead of his time because he used to always say "don't make me turn this car around".  It was always my sister's fault.

Not much new during the holidays.

Our company does have 3 new listings in Cocoa Beach.
1.  A very cute 2/2 in Cape Canaveral with a side view of the ocean.  The unit has 1036 sq ft and priced at $174,900.  The HOA fees are only $233 monthly.

2.  Direct ocean condo in south Cocoa beach in Water's Edge.  the unit has been totally updated with 2 bedrooms 2 baths, 1350 Square feet and priced at $349,900.  Great place for primary home or 2nd home.

3.  For those familiar with The Constellation in south Cocoa beach, this complex has fantastic river and ocean views.  The unit on the market is  on the 4th floor with 3 bedrooms 2 baths  and 2419 square feet.  Shows like a home and priced at $524,900.

Enjoy this gloomy day.

Jim Bagwell

Christmas Surfing!!

For all our northern friends, clients and family!  80 degrees with plentiful sunshine on the day before Christmas Eve.  Keep on shoveling!

Walker Bagwell Properties are finishing up our 8th year in business.  I am proud to say 2013 has been our best year to date.  Even in the tough times I have totally enjoyed our company.  After being with ERA and Coldwell Banker, we have became like a large family.  We have added 4 new agents this year to our family.
Welcome to the following;
Celeste Van Ewyke
Morgan Campbell
Jim Holloway
Diane Holloway

Windward East

Still the most active complex but we are making progress;
Units 105 and 305 are under contract, these are the units with the extra room and square footage.  105 was listed at $209,900 when it went under contract and 305 was listed at $329,900 at the time of contract, both of these units were updated.  The two front townhomes are still active and one side unit.  The 3 units are overpriced but looking for offers.

Windrush 

Unit 201 is back on the market.  This is a 3/2 SE corner unit with 1623 square feet.  We had this unit listed last year and were unable to bring a buyer.  The owners are great people and the unit always shows good.  The only negative comments we received were choice of tile.  Listed at $345,000.

Unit 501 is on the market and I wish I could tell you where the price came from.  Basically the same unit as 201, 3 floors up and priced at $535,000.  Now there have been many newer units with more square footage sell for this price or less.  Good Luck!

Happy Holidays!

Jim Bagwell

The big biscuit

Its official The Big Biscuit is open and has big biscuits.  Food is rather down home with generous servings and a rather good lunch menu.  Give it a try.

It was just Ada and I for Thanksgiving so we went to The Mango Tree for their special menu.  It was great food and I think a lot of people had the same idea as they had to turn away 50+ people.

Windward East is still the most active complex with 5 active listings.  There is now another townhome up front on the market for $225,900.  That makes one at $230,000 and this one, they are still pushing the price limit as these 2 units are priced at the point at the height  of the market.  Prices are coming back but not this quickly.

The 1st floor unit that has the extra room and upgraded is still on the market and priced at $229,900.  This unit has the same square footage as the townhomes but you can walk out your back door to the beach and have a view.

Unit 305 is still on the market and also has the extra room with 1482 square feet, upgraded, fantastic views and a 2 car garage.  Priced at $339,000, this may be a little high but could be a very good buy.  You can comp it to unit 207 with closed for $325,000.

Sorry I have been so inactive but I had a little accident but I will be back on the course next week.

Jim Bagwell 

"Well butter my butt and call me a biscuit"

unknown in Carolina

Coming to Cocoa Beach, I assume this will be a home style restaurant.  It is located in the old Rum Runners restaurant.  Rum Runners used to be one of my favorite places with great fish sandwiches, it was never the same when it changed owners.

We would like to welcome our newest agent Celeste Van Ewyk.  Celeste is a Cocoa Beach resident and will prove to be a great addition.

Celeste has already ran into a phenomenon that every Real Estate agent will run into at one time or another and if you haven't already experienced this, you certainly will. 

The phenomenon is as follows; You get a new listing and you put it on the market after you have gone over the CMA with the seller and you list it at the top of price range.  You quickly receive an offer that is very fair and if they wouldn't pay cash it probably wouldn't appraise.  Since it happens so quickly the seller thinks "I should have listed it for more money".  I guess this is human nature but what it really is that the inventory is at a all time low so there are buyers waiting on a particular property to come on the market in a certain complex or neighborhood.  Once a property appears then they quickly make a offer.  When this happens the wisest thing to do is count your blessings and your money.  When a agent has a listing on the market they never want to sell for a price below market value.  Not only is it bad for your reputation it is bad for your commission.

The same thing happens with buyers when a seller takes their first offer without countering, they think I should have offered less.  I recently represented a couple who purchased a home in Melbourne.  We did a CMA and offered $2000 less than list price, $2500 in closing cost assistance from the seller.  We came to an agreement and when we did then the buyer thought they should have offered less even though the property appraised at our price not including closing cost assistance.

Stay thirsty my friend!

Jim Bagwell