Baytree Golf Course Home - $459,900

Absolutely wonderful home located on the 10th fairway of the gated Baytree National Golf Links in Melbourne, Florida - $459,900.

Conveniently located near great shopping, restaurants, beaches, Orlando (45 minutes), Viera recreational areas, great schools, and more! Custom built in 2000 by Joyal Builders, this home features almost 2,200 square feet of living area under air conditioning, three bedrooms (plus an office), two baths, two-car garage and features all the touches you expect in a Baytree home!

Hurricane ready with electric shutters, even the screened porch has electric shutters, this home is move in ready! You will be impressed from the moment you pull into the circular driveway all the way to the spacious screened porch.

Located only a few houses down the street from the community pool, playground, tennis courts and club house, this home offers the Florida golf course lifestyle you seek!
With a presevervation area view across the street and the 10th fairway out back, you will enjoy your privacy on this .31 acre homesite.

Inside you will find a split bedroom plan that has it all! With three sets of glass doors leading to the porch (from master bedroom, second bedroom and living room), the views are tremendous. Enjoy the view from the glass three-sided windows in the breakfast nook over looking the golf course!

The kitchen features white 42 inch cabinets with ornate molding, solid surface counters, plenty of pantry area and storage, and more. Lots of nice touches such as chair rails that adorn the great room and dining room, decorative molding over the kitchen cabbinets, easy to maintain laminate flooring in kitchen, laundry room and bathrooms.

The master suite features his and her walk-in closets, a master bath with handicap accessible shower, dual vanities and separate water closet. This home was built so that you can access the laundry room from the master suite! This home promotes carefree living!

This home has it all...

• All appliances including washer and gas dryer stay,
• Sprinkler system,
• Gated community, golf course living at its best!
• Ceiling fans in most rooms,
• Recessed lighting in kitchen and living room,
• Plantation shutters throughout,
• Built in cabinets in laundry room,
• Triple sliding glass doors from living room to porch,
• Solid surface counters in kitchen and bathrooms,
• 10 ft ceilings in living and dining rooms.

Offered for sale by Gary Waters, FLorida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. To view the MLS entry, please click here. For more information on this property, please contact me at agent@moving2brevard.com or by phone at 321-255-2600.

You Build Relationships - Not Advertise them!

I read a very interesting blog this morning. The point of the author was the overuse of the descriptors "trust" and "honesty" in the real estate advertising world.

I believe it goes beyond the real estate profession and extends to many others. Heard that car sales ad from "Honest" John the auto salesman telling you that he will give you a great deal? Famous last words "Trust me!" I see real estate ads that purport honesty and trust as the reason to call them. The overuse of "trust" and "honesty" transcends all professions!

I will be the first to admit honesty and trust are necessary characteristics to living a fruitful, happy life. That may be my naivete showing. Anyway, I see them as required human character traits.

And how does one advertise those traits? You don't!

Your actions, your results, your satisfied customers will spread the word. I, as a real estate professional, am in the relationship business. I want the results of my efforts to make my clients want to spread the word about me!

Looking for real estate in Viera, Suntree or Rockledge Florida? Give me a call. Looking to sell you Rockledge, Viera, Suntree or Cocoa, Florida home? Give me a call. I want your business!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. I can be reached by phone at 321-255-2600 or by email to agent@moving2brevard.com .

There is no Cookie Cutter Short Sale Recipe

I attended another "short sale" training session yesterday. Why? Because every session I attend gives me insight into the process. And it reaffirms my existing opinion that there is no cookie cutter recipe for a short sale.

I have heard so many different things as well as read various expert opinions on the short sale process. Likewise, my experience has been different than some I have heard or read about.

Some lenders say they will not consider a short sale unless the borrower is behind in mortgage payments. Some apparently will consider short sales even before the borrower is delinquent. Some lenders will not consider a short sale option until an offer/contract from a buyer is presented with the request. Apparently some lenders will consider the request before the property is listed for sale.

Who knows for sure? Each lender is different. I even heard the staunch anti-short sale lenders such as SunTrust will now consider short sales. At least that is the rumor.

In my opinion why would any lender not be willing to consider a short sale?

• Given the choice between a short sale and a foreclosure why not cut your losses? A foreclosure costs money.
• A foreclosed property has the potential of being vandalized or damaged in some way.
• Foreclosure properties have the reputation of being distressed properties which sell for less.
• When a homeowner is not making payments, the lender has to cover tax payments. Banks are in the business of lending money...not owning real estate.

So, why not accept a short sale?

Although the time period for completion of a short sale is very often from one to three months or more, they are an available option for sellers and buyers. So, patience is required in a short sale transaction!

Desire information on short sales in Brevard County, either as a buyer or seller? Please feel free to contact me to discuss your circumstances. Be aware that I am a real estate agent and not an attorney or accountant. For that type of advice, please consult the appropriate professional.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida.

Sellers - This is not the time to be "Short"Sighted

This post started out as a brief article on sellers who have priced their homes outside of the competitive range for their market. We all should know that real estate markets are local. What a home is selling for in Atlanta, Georgia or Newport, Rhode Island does not impact the prices in Melbourne, Florida.

Deciding to sell your home is a significant decision. It is a time for honesty - with yourself and your real estate agent. It is a time to examine your motivation and necessity for selling. If you really want or need to sell, look at some of the critical issues surrounding your market.

What are some of these issues?

• Time Frame. Selling a home takes time. In the Melbourne (Brevard County), Florida market, the average days on the market (DOM) is hovering around 120 days. Usually the closing takes place about 30-45 days after the parties to the sale agree on a price so that leaves about 75-90 days on the market before you get that contract.


• Pricing. I have written previously about what I call a real estate listing's "golden period." This has nothing to do with the fact that I am a Century 21 real estate agent, really! When a listing is first placed on the multiple listing system it generates interest. These first few weeks are critical. Once a listing sits for a while folks begin to wonder why the home has not sold. My buyer clients always ask how many days a property has been on the market. Right or wrong there is a perception that a stagnant listing compromises a seller's bargaining position. (That is what a buyer believes.)


• Selling is work - hard work. Even with a professional real estate agent out there marketing your home, there is substantial work on the seller's shoulders! Getting a home prepared is work. Starting with the outside and curb appeal. No major investment, just make it appealing. Touch up paint. Get inside and declutter. Do the Feng Shui thing. (Actually there are many professional home stagers who are the experts out there - use them!) Always keeping the home "show ready" requires careful attention. Lots of work that pays dividends!

Now, finally, getting to the "short"sighted reference in the title. I am seeing more and more homes that are now "short sales."

Why? Some of the sellers were greedy and overpriced. Some real estate agents failed their clients by not being honest with them. Some sellers priced through the rearview mirror, making changes after the market dropped. Now, the market has decreased and the market is commanding a price which is less than owed. Thus, a "short sale."

Don't get caught "short."

• Plan your timeline early.
• Price it right.
• Prepare it right.

Considering selling in Viera, Suntree or Rockledge, please contact me for a free price right analysis. Planning on buying a home in Viera, Suntree or Rockledge, call me. I know the market!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, FLorida. Contact me by phone at 1-321-693-3850 or by email to agent@moving2brevard.com .

Buyers are surfacing in the Viera, Suntree and Rockledge area!

Like any other hard working real estate agent these days, I am always on the look out for buyers. After all, if I don't sell real estate, I don't have an income!

Over the past several days I have had a couple of potential buyers contact me about 55+ communities in Brevard County. Actually another potential buyer referral showed up today in my email.

Anyone who knows the Viera, Suntree and Rockledge market is aware that it is a buyer's market right now. Prices are very attractive and sellers are motivated!

As a full-time Realtor, the news that there are buyers actively searching gives me renewed optimism! I must admit that even in the slower market I have not lost my optimism! Some may think that strange, however my clients appreciate optimism and results!

Where are the buyers coming from? I can attest to the fact they are searching the Internet. The Internet is such a great resource any seller today must have their home marketed extensively over the "net" by a technologically savvy agent.

If you are considering selling your Viera, Suntree or Rockledge home, please give me a call. I work hard for my clients - every day! If you are considering purchasing a home in Brevard County, give me a call.

Just curious and want some listings emailed to you? I will gladly set you up with an automated search that will send you properties that meet your needs as they are entered into the MLS system.

Click here to search the Brevard County MLS system yourself. If you find a property of interest and would like additional information, please send me an email to agent@moving2brevard.com .

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida.

Looking for a mobile home in Viera or Suntree?

I was speaking with a lady today who was somewhat new to the area. She was complaining that there were no "family" mobile home parks in our immediate area. She was referring to the Suntree, Viera, Rockledge and north Melbourne area where my office is located.

I must say she is correct. Most of the mobile home communities are either south of us or to the north in Cocoa and other unincorporated areas. She indicated the only parks around were 55+ communities. I do know there are a few 55+ mobile home parks in the area although I must admit that I am not a mobile home park expert.

I have seen some really nice looking manufactured home communities over by the Tampa area. Some of these newer manufactured homes are being built to look just like "regular" construction.

She kept wanting to know why. My explanation to her was simple and based on my opinion.

Residents in any area determine the type of community and residential development they desire. Buyers choose the type of construction they want and developers provide it. Basic capitalism 101.

In Viera, Suntree and Rockledge there are mostly single family homes, several 55+ communities and condo/town home complexes. Some of these communities are golf course communities; some are gated; and most with deed restrictions and home owner associations.

Besides, in many areas, zoning does not allow mobile homes. You just can't buy a piece of land and put a mobile home on it. There was a time when that may have been true.

She was not happy with that explanation. She felt that it was not fair. I am not sure which part was unfair. I believe the community standards dictate the type and condition of local development.

As a Realtor who has only sold condos, town homes, duplexes and single family homes, I am not an expert on mobile homes and mobile home communities.

If you are in the Viera, Suntree and Rockledge market area and looking to purchase a home or condo, I would be more than happy to assist you in your efforts. If you would like listings emailed to you, just let me know.

Gary Waters, Century 21 Baytree Realty, Melbourne, Florida, 1-321-255-2600. Email me at agent@moving2brevard.com .

Phillips Landing Subdivision Rockledge Florida Market Report

We are now on day 58 of 2008. The real estate market in Brevard County, Florida seems to be hovering on the edge...not sure which way to go. Some days buyer activity appears to be strong. Some days the listings all seem to drop a little in price. Some days the market appears to be on the rebound. Some days I wonder. Such is the real estate market.

Have we hit bottom? Who knows. I heard a financial commentator say this morning you should never catch a falling knife. As for the market, if the time is right for you, then buy. If the time is right (or circumstances require, sell).

I want to devote a little time to what is happening in the Phillips Landing subdivision of Rockledge, Florida.

Phillips Landing is located off Fiske Blvd near Interstate 95 in Rockledge. Convenient to great shopping, entertainment, the beaches, excellent schools, it offers residents much!

Since January 1, 2008 there has been only one home sold in Phillips Landing. It was a 2500 plus square foot 4 bedroom, three bath home that sold for $250,000. It looks like there are three homes in the development under contract right now. So things may be looking up for sellers. After all, the prices have fallen to some very attractive levels with bargains to be found!

There are 13 properties listed as active in the Brevard County MLS system. The prices range form $200,000 to $309,900. Since most of the homes in Phillips Landing are only three years old or newer, these prices are attractive. And, the builders just completed the community pool. My opinion is the pool was put in sooner than planned to spur sales and compete with other newer developments in the Viera area.

As for the homes on the market, some are priced very nicely and some, again my opinion, are ...well...let me say I would have to see them to really feel good about the list price.

There are a couple of homes listed for sale as short sales. Short sales are situations where the lender is owed more than the probable sale price. These require approval by the lender and take time to close.

If you are interested in Rockledge properties for sale, including Phillips Landing homes, please feel free to contact me. I can be reached by email to agent@moving2brevard.com or by phone at 1-321-255-2600.

If you are considering selling, please contact me as well! I know the central Brevard market area including golf course communities like Baytree golf links homes. (Baytree is in our name!)

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida.

Short Sales in Viera Rockledge and Suntree areas of Brevard County Florida

Since February is nearing its end I wanted to review the short sale market here in Brevard County Florida. As of today there are 773 properties (single family homes) listed in the Brevard County MLS listings as short sales.

For those unfamiliar with the term, a short sale is basically a situation where the proceeds form the sale will likely be less than the lender is owed. These sales involve negotiation with the lender after the potential buyer and the seller have agreed to a contract price. The thing about short sales...patience is required. There is usually no quick answer on the offer. But, if you have the time, the bargains are certainly available! Please read my post about short sale bargains.

Since I specialize in the Central Brevard County areas of Rockledge, Suntree, Viera, and North Melbourne, I looked more closely at the short sales in this area. About 10% of all the short sales listed for the County are in this area.

A breakdown of the "short sale" listings -

• 27 Rockledge
• 2 West Rockledge (Rockledge area west of I-95)
• 27 Viera East of I 95 13 Viera West of I-95
• 8 Suntree area South of Wickham Road

If you are familiar with the central county areas you will know that many of these homes are newer construction. Some have never been lived in! The price range for these properties go from a low of $89,000 to $1.3 million! If you are looking for a nice home in this area there are some excellent choices. In the short sale market there are 30 homes priced for $175,000 to $249,000.

If you are interested in receiving short sale information on Brevard County, please feel free to send me an email request to agent@moving2brevard.com .
Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida.

Do great slogans sell houses?

Do great slogans sell houses? What about being number 1? I was looking through a real estate magazine this morning, actually a couple of them, and noticed some of these catchy phrases.

Some of my favorites include:

• not just another pretty face
• artfully uniting extraordinary properties with extraordinary lives
• results you can count on
• real estate made easy
• exceeding your expectations
• personalized not franchised.

Every real estate agent I know is number one is their own mind. To be successful, one must be confident.

It has been written by some including Dr. Deming that slogans are not a good thing. I am not an expert but I guess slogans do help "brand" any business. And, in the real estate business, branding is critical.

So, do great slogans sell houses? Of course not. They help brand and branding is important. What sells houses? Hard work. Efficient, smart marketing. Property promotion. Having a slogan is great as long as you deliver! What is my motto? I don't have one but if I did it would be ...

"Make me your Viera, Suntree and Rockledge Realtor of Choice!"

Selling or purchasing a home in Viera, Suntree, Rockledge or Melbourne, Florida. Give me a call. I want to be your Realtor of Choice!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty,Melbourne, Florida. Call me at 321-255-2600 or email me at agent@moving2brevard.com . Please visit my other web log at www.activerain.com/blogs/gwatersc21 and my web site http://www.moving2brevard.com/ .

Some Materialize, Some Vaporize

I was reading an article today about how successful real estate agents develop long term relationships with clients. In today's high technology world we have the ability to communicate at a moment's notice. With cell phones, computers, Internet, email and old-fashioned snail mail, there are multiple ways to communicate.

And we all have our preference. I spoke with a potential client this week in New Jersey. He did not have email or a computer. He did have a fax machine. So I faxed him information and mailed a packet. He plans on coming to Florida one day, perhaps next month.

Been dealing by email with a couple of potential clients in the United Kingdom. Of course they found me on the Internet so they are knowledgeable in the "ways of the web." I have been researching property information and emailing the information. I hope to meet these folks one day.

I have been showing property to one couple off and on for a couple of years. They do a lot of traveling and when the automatically emailed listing that comes to them is of interest, they call. One day they will find that perfect property!

The bottom line is that I am in the people business. I develop relationships with potential clients over the long haul. It is not all a completed transaction in one day or month!

And, sometimes these long term (and long distance) efforts do not work out....Some materialize, Some vaporize!

If you are considering a move to Florida (Viera, Suntree, Melbourne or Rockledge) and would like information, just ask! Email me at agent@moving2brevard.com .

DC Nationals' Spring Training Starting in Viera

You know summer is on its way when the Major League Baseball teams start heading to spring training. The time has arrived for the Washington Nationals!

As the spring training home of the DC Nationals, you really see Viera spring (no pun intended) to life as the boys of summer start arriving. I was speaking with a member of the National's medical staff today and I believe he told me pitchers and catchers arrive next Friday or Saturday.

Although the spring training season is relatively short it is a great chance for fans of the Nationals to see their favorite players, get some great photos and really feel like a part of the team!

Space Coast Stadium, located in Viera right off I-95, is a great place to watch the games. Seating 8,100 fans fans, regardless of seat location, you are always near the action! Built in 1993 Space Coast Stadium is modern, comfortable, easily accessible, with a great atmosphere!

With home games on the schedule against the Braves, Mets, Dodgers Orioles, Cardinals and more...this is a great chance to see major league players up close! So, if you can make it to a game, take advantage of the opportunity. Ticket prices are really reasonable running for $8 to $24 behind home plate!

See you at the ballpark!

Gary Waters, Florida licensed real estate agent working with buyers and sellers in the Viera, Suntree, Rockledge and Melbourne areas of Brevard County Florida. Give me a call at 321-693-3850 or email me at agent@moving2brevard.com .

Wishing and Hoping - Marketing 101

Back in the day...yeah, a few years ago, it was a seller's market. Marketing real estate in that day was pretty easy - name your price and then wish and hope! And, you know what? Wishes very often did come true!

Today's environment is a little bit very different. Buyers have so many choices in the Viera, Suntree and Rockledge market of Brevard County, Florida. Regardless of property type - new construction, single family home, golf course home,condo, 55+ communities - you name it, the choices are bountiful.

So how does one sell in this market? It may be more difficult but I have found that clients who follow my "Four P's" find success. Although this not a comprehensive guide, just paying attention to these areas will get you on the right track!

1. Prepare. Make repairs and take care of the little maintenance issues before you place the home on the market. If your home is older, spend a couple of hundred dollars or so on a pre-listing inspection and address any issues. What about a new coat of paint? Little things but they will save you money!


2. Price. Price still sells. The market is competitive and you need to price competitively. After all, the buyer (market)will ultimately set the price. As a seller you have to decide what price you will accept.


3. Presentation. Clean. Staged. Excess furnishings removed. Uncluttered. A fresh look. You have a very short time to make a good impression - be ready!


4. Professional. As in professional representation by the real estate agent you choose to represent you. Your agent must know your area (market). Your agent must be a pro at marketing. Your agent must be available. Your agent must be accessible. Choose wisely! The Real Estate Marketing 101 course curriculum has been revised. Make sure your agent is current!

If you are considering selling your Viera, Suntree, Rockledge or Melbourne Florida home, please give me a call. Considering selling your Baytree National Golf Links home, give me a call. We are the Baytree experts. After all - it is in our name - Century 21 Baytree Realty, Melbourne Florida.

Gary Waters, Florida Licensed real estate agent. Email me at agent@moving2brevard.com .

You Want to be Remembered!

The Super Bowl is over. The New England Patriots got beaten! The New York Giants are the World Champions! Now, the day after, what do I remember?

I remember the game was great. What about the commercials? Advertisers pay a lot of money for the 30 second advertisement to the world audience. Now, the day after, which one, if any, do you remember?

I remember the one featuring the baby making a stock trade. It was for the electronic stock trader Etrade. It really was cute and stands out in my mind. There are a couple of others as well. How does this relate to real estate?

If you are a seller you want that potential buyer to remember your home when they view it. It is a buyer's market so they will be looking at a bunch of competive listings. So, if you want to be in the mix, you must be memorable!

Of course, being memorable can be good or bad. You want to be remembered because your curb appeal was so nice. You want to be remembered because your home showed so well. You want to be remembered because your price was competive. The bottom line - you want to be remembered because of something positive.

You do not want to be remembered because the home was dirty, the yard needing cut, the house was dirty, etc. No, you do not want to be remembered for the wrong reason. But - you do want to be remembered.

If you are selling your Viera, Suntree or Rockledge home and want to be remembered, market it right. And, prepare it right! From pricing to professionally staging, you want to be the one who gets remembered and bought! Looking to purchase a Brevard County Florida home? Call me.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida 32940. I can be reached at 321-255-2600 or by email to agent@moving2brevard.com .

Baytree Homes - Gated, Golf, Prestige

I have been fielding more inquiries recently about homes located within the Baytree National Golf Links golf course communty. This gated community located in Suntree (north Melbourne Florida, near Viera) offers a wonderful Florida lifestyle, privacy, and prestige.

Homes wihin Baytree are located in several different developments. These homes range from the maintenance-free communities such as the Isles of Baytree to the more expensive Balmoral planned development within Baytree.

At this time there are 28 properties listed for sale. Prices for these properties range from about $280,000 (1900 square feet) to a little over a million dollars (4300+ square feet). Some homes have as many as 6 bedrooms, some only 3. Some homes are direct golf course properties and some back to preservation areas. One thing you will notice about the Baytree area is that the homes have yards! An exception to this is in the Isles of Baytree section where the lots are smaller.

Of the 28 properties currently listed within Baytree some have been listed for only a week; some have been listed for 200 plus days. By the way, in this market the average number of days on the market is running around 120 days.

Baytree's location near great schools, great golf, 15 minutes to the beaches, 40 minutes to Orlando, make it a definite place to look if your budget is in the $300,000 to million dollar plus range!

If you are interested in receiving more information about Baytree golf course homes or Viera golf course homes, please let me know. I would be happy to send you listings and otehr area information. You will notice the name of the brokerage I am associated with - Century 21 Baytree Realty. We are Baytree experts!

Gary Waters, Florida licensed real estate agent, century 21 Baytree Realty, Melbourne, Florida. I can be contacted at the office 1-321-255-2600, 1-800-651-6940. Feel free to email me at agent@moving2brevard.com .

Looking for Sellers - not buyers - in Viera, Suntree and Rockledge, Florida

I am not looking under every rock searching for home buyers in Brevard County Florida. Why would a real estate agent who makes a living selling real estate not be looking for buyers? The answer is really simple.

I am looking for sellers in Viera, Suntree and Rockledge. It is a buyer's market and the best way to find a buyer is to work for sellers....not just any seller but the right sellers. How do I know if a seller is right?

Sellers, in a market such as this, need to have a real reason to sell. It may be a job transfer. It may be an empty nest situation. It may be a change in marital status. It may be the mortgage is just too much. It may be a desire to buy a smaller house with a smaller mortgage payment. It may be a "short sale" situation. It may be out of town owners who need to dispose of a deceased parent's estate. Regardless, these are the sellers I love to work with! Also, these are the kinds of sellers who attract buyers. Why?

Because they have a reason to sell. Sellers with no reason to sell will usually want to list their homes at an unreasonable or, at least, too high a price for the market. But, when you have a real reason to sell, the buyers will come.

If you have a reason to sell your Viera , Suntree or Rockledge home, give me a call at 1-255-2600 or email me at agent@moving2brevard.com . I would enjoy a chance to discuss your needs and how I can assist you. If you are a buyer, do call me! I know the market well and would love a chance to assist you. Need listings or general information emailed to you, please let me know.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida.

Buying a home in Brevard County Florida

Are you relocating to Florida's Space Coast, Brevard County? If so, I hope you are excited about this upcoming move. When I came here for a job interview 11 years ago I had no knowledge of the area.

All I knew was that I was from Florida, had retired from the Navy and it was cold and snowing in Maryland! I did not really give it too much thought. I had a decent job offer in my chosen field and there was no snow!

Turns out this was a great decision. After spending 20 years in the Navy I felt quickly at home in Brevard County. If you are considering the same thing, give us a try. You may be surprised at all that Brevard County has to offer.