Emerald Coast Real Estate Update

Trusted Real Estate News Blog

Nov. 3, 2015

1612 Smugglers Cove Circle, Gulf Breeze

Featured Amazing Home for Sale

1612 Smugglers Cove Circle
Gulf Breeze, FL 32563

MLS #459507  $1,390,000

Home for Sale at 1612 Smugglers Cove Circle

We have listed a home for sale in Gulf Breeze that is so unique, so special, and so loaded with amenities that we decided it needed a page just to describe all the special things it offers. Built in 2007, this elevated single-level, 3 bedroom - 4 bath luxury beach home sprawls over 4513 square feet on a private, half acre lot. It stands alone overlooking the Santa Rosa Sound, with a pier, boat lift, and floor to ceiling glass that offers a waterfront view to die for. Homes and Gardens Magazine even featured this beautiful property in a twelve-page article, emphasizing all the upgrades and design.

Smugglers Cove Home Living Room

This is an Mediterranean style custom-built home, with modern options that are made to take full advantage of the views, as well as providing convenience and comfort for guests when entertaining. Every part of the home feels like luxury and soothing open space, from the large designer kitchen with granite counter tops, a wet bar, wine closet, and so much more; to the master bedroom and exquisite bath that speak of paradise found.

Home Theater in 1610 Smugglers Cove Circle

Extra high ceilings with crown molding, beveled glass doors, and an amazing home theater room will make you never want to leave.

Smugglers Cove Home Bath

But you will have to walk out the glass doors and drink in the huge deck along the back of the house. Outdoor entertaining is complete with plenty of grilling area and a beautiful suspended lanai, with steps leading down to the pier and boat dock. It will be a hard decision as to whether you want to wrap yourself in the indoor luxury, or fill your senses with waterfront sun or sparkling moonlight that waits outside. The Smuggler's Cove community also offers a pool and clubhouse just a block up the street. HOA fees on this home are quite low - just $60 a month.

Smugglers Cove Deck/Lanai

The upgrades and special design features are endless. To see them all, download this Amenities Document. For more photos, see the listing at the end of the page.


Kitchen in Home in Smugglers Cove

The city of Gulf Breeze is a waterfront community located on the Fairpoint Peninsula in Santa Rosa County. Over half of Gulf Breeze has been set aside for 15 public parks. There are 18 miles of waterfront in the city, including the Santa Rosa Sound, the Bay, and some inlet channels. Schools are conveniently nearby any point in the city and are some of the most outstanding in the state.

aerial photo of waterfront home

The town of Navarre, which is even closer to this community, is one of the fastest growing unincorporated communities in the state, with excellent schools, a recreational park, boardwalk, water park, duck pond, and a butterfly house. It is also near Hurlbert Field and Eglin Air Force Base.

Santa Rosa Sound

The community of Smuggler's Cove is located in an area known as Midway - in between Gulf Breeze and Navarre. This is a small private community of established custom built homes. This unique property is the only house located directly on the sound, and has a much higher market value than any of the others. The nearest neighbor is across the street, although another waterfront home is being built on the western lot. You'll feel like you're almost in your own private island paradise when you look out over the sparkling water of the sound.

This home truly must be seen to be appreciated for all the amazing features it offers. If you're looking for a waterfront home with every amenity, this is the one. Call us for a tour of this one-of-a-kind property!  

See listing flyer | Youtube Video or see the listing detail below.

Posted in Gulf Breeze
Sept. 14, 2015

Boardwalk Condo For Sale, Pensacola Beach

Boardwalk condo living room

This town home style two bedroom 2 1/2 bath Boardwalk condo in Pensacola Beach has been updated from top to bottom. The entire home has been freshly painted in a complimentary beach hue that is set off with the beautiful laminate flooring.  Downstairs foyer has a large closet for extra storage.

The second floor houses the living room and kitchen that has been updated with granite and stainless appliances. Upstairs features the two bedrooms, each with it's own updated bath and balcony access. All of the bathrooms have been remodeled and the tile work is terrific.

Beach at Boardwalk condominiums in Pensacola Beach

Lovely water views are available from the master balcony. Boardwalk has covered parking and loads of storage inside and out.  This sound side complex offers a community pool and clubhouse,  a sandy beach on the sound and allows short term rentals. Truly the best of both worlds!

 To schedule a tour or make and offer contact Kim Gibbons, Broker at Emerald Coast Realty 850-437-5618.

Posted in Pensacola Beach
Sept. 13, 2015

3530 Dunwody Dr, Pensacola Homes For Sale

Home for sale at 3035 Dunwody Dr Pensacola FL

Here is your opportunity to find a nice Pensacola house with a garage at 3530 Dunwody Drive in the Cordova Park neighborhood.

This move-in-ready home is ready for you to apply your own personal touches and upgrades. The bedrooms are good sized with windows and hardwood flooring which is under the carpet in two of the rooms. There is a spacious formal living room/dining room combo off the foyer and a nice family room in the back that opens to the back deck.

 Deck and backyard

The yard has mature trees and bushes that offer privacy in the back yard and curb appeal to the front of the home.  We have this home priced to move so come see it soon.

Contact Kim Gibbons 850-437-5618, Emerald Coast Realty to arrange a showing.

Property detail for 3530 Dunwoody Dr., Pensacola FL 2503

Posted in Pensacola
Sept. 2, 2015

3325 Linger Ct - West Pensacola Home for Sale

3325 Linger kichen

This meticulously maintained home is located at 3325 Linger Court in West Pensacola.  Sellers have lovely upgraded and improved the home and their pride of ownership shines through out.  The foyer leads you to a generously sized great room that has beautiful laminate floors, wall to wall windows, new lighting and ceiling fans.  The kitchen features granite counter tops, a lovely tiled back splash and a breakfast bar perfect for snack time or homework.  Upstairs you will find an oasis in the master bedroom with a bath en suite.  

Backyard at Linger Ct

There are an additional two bedrooms, a second full bath and a bonus office space.  All three bathrooms have granite and the entire house has been freshly painted. 

The back yard feels enormous and includes a nice size patio and large shade trees for those warm summer afternoons.  Come see the nicest home in the neighborhood. To schedule a tour of this property contact: Kim Gibbons, Emerald Coast Realty (850) 437-5618

Details for 3325 Linger Ct. Pensacola or view the Property Detail.

Posted in West Pensacola
Aug. 24, 2015

4725 Anchor Lane Home For Sale, Pensacola

4725 Anchor Lane, Pensacola, FL

Hands down this is the nicest home in the Harbour Square subdivision. Freshly painted with a modern color palate that perfectly complements the beautiful new laminate floors.

The owner’s updates and abundant windows thru out the home give the formal living room and formal dining an open airy quality. Built in 1974 this home has new cooper wiring, and updated heating and cooling system will give you peace of mind.

Kitchen at Anchor Ln

Nicely apportioned family room features a fireplace and an updated glass door with access to the backyard. Galley kitchen has upgraded tile back splash, new Silestone countertops, new hardware on cabinets and includes large windows overlooking the back yard.

The master bedroom has master bath on suite and overlooks the back and side yard. All the bedrooms are generously sized and have new carpets. This lovely home is a short walk to Regency Park for you and your family.

4725 Anchor Lane is a full brick home that’s move in ready and shows the pride of ownership your family deserves.

To arrange a tour call Kim Gibbons, Broker/Realtor at (850) 437-5618 Emerald Coast Realty.

Listing Details for 4725 Anchor Ln, Pensacola or view the Property Flyer

Posted in Pensacola
Aug. 21, 2015

456 Ft Pickens Rd Townhome for Sale - Pensacola Beach

456 Fort Pickens Road

This lovely town home located at 456 Ft. Pickens Road beckons you to come live the Pensacola Beach lifestyle. Snorkeling, paddle boarding, sailing, fishing and more are at your back door. The open floor plans design features wonderful water views of the Little Sabine Bay. The master suite is spacious, inviting and includes a balcony over-looking this serene bay. This town home is fully furnished and has two bedrooms town, two and a half baths, four balconies, porcelain tile floors and was recently repainted in a pleasant beachy hue.

View of Little Sabine Bay at Pensacola Beach

This great property has a garage and it has lots of built in storage. This 2007 town home was built to the latest hurricane codes and provides reinforced concrete floors and walls, hardie plank siding, a metal roof, and hurricane rated windows and sliders. The common areas are beautifully maintained by the home owners association so all you have to do is enjoy. Start packing and make your appointment to see your new home today.

Call Kim Gibbons (850) 437-5618, Emerald Coast Realty.

Details for 456 Ft Pickens Rd, Pensacola Beach or view the Property Flyer

More Pensacola Beach Properties

Posted in Pensacola Beach
July 26, 2015

Real Estate Sales Way Up On The Florida Gulf Coast

Pensacola residential sales 2015

The first half of 2015 has produced striking gains in real estate sales along the Florida Gulf Coast. When we look at the official residential sales MLS data provided by the Pensacola Association of Realtors, 2015 first half year-over-year sales are up by 18.6%. If this were not impressive enough, 2015 June year-over-year sales are up by 18.5% as well. This makes 2015 the third highest half year ever.

So, what is causing this dramatic surge in property sales?

Simply put, this is the result of "pent-up demand". The real estate sales from 2008 - 2011 were slow as this was the bottom of the market, but in each year since 2011 we have seen significant and continued improvement.  We are also seeing the effects of looseing credit standards which is allowing more buyers to get loans.

Real estate sales are gaining momentum and pricing is trending upwards, but the amount of appreciation varies by area and neighborhoods.

The small investor

Small investors continue to buy multiple properties to place on the rental programs or use as second homes with the added value of rental income. We see this for both long term and vacation rentals. Inventory on units that produce good rental revenue are now in short supply in many complexes.

Flippers are targeting homes with with good potential values in desirable neighborhoods to renovate then resell at a profit.  It is getting harder all the time to secure these good valued properties before someone else does due to the competition here.

How should a buyer approach the market?

Properties that are priced to market value sell quickly so today's buyer must be prepared to act quickly when these opportunities are discovered. Good opportunities are being lost by buyers who procrastinate. Buyers need to be proactive in anticipation of making an offer by getting pre-approved for a loan. This shows the seller that the buyer is serious and qualified to proceed with the offer being made.

What if you have a property to sell first?

Most sellers now days will not agree to a contract that is contingent upon the buyer selling their property, unless that home is already under contract. The key is first preparing your home for sale and getting it listed. Once you have your house on the market, you can begin to explore the homes available in the neighborhoods you like. The good news is, properties are selling quickly virtually everywhere. Plan your move strategically and can save a lot of headaches and to avoid the perception of lost opportunities during the process.

What should sellers do?

The biggest mistake sellers make is listing their house or condo above market value. Sellers often want to base the sales price on personal needs "This is what I need to get", "I was once told my home would sell for this price " or thinking that the price they paid for a property should factor into the amount they should get for it now. None of these things factor into the price for which a property will sell. A property is worth what the current market dictates its value to be.

In conclusion:

We expect to see the second half of 2015 continuing the trend of growth in sales. We anticipate pricing for residential properties to increase in the second half of 2015.

If you are interested in buying, selling or would like more specific market information about your neighborhood or condominium it is important to contact me so I can help guide you through this changing market place. 

Kim Gibbons
Emerald Coast Realty

Additional real estate market information:

June 2015 Market Snapshot

Pensacola Market Home Sales Trends

Posted in Real Estate News
July 15, 2015

821 Sterling Way House for Sale - West Pensacola

 There is so much to love about this well maintained home it is hard to know where to begin.  The great room concept of this home offers a spacious and airy living room, dining room, kitchen and breakfast area that flow but are still well defined.  The living room offers vaulted ceilings, a fireplace, ceiling fan and tile floors.  The dining room is cozy and family friendly yet polished enough to impress any discriminating buyer.  The kitchen features granite counter-tops, a center island and an overhead pot rack with lighting.  The split floor plan allows privacy and the master suite is truly an oasis for the home owner.

Master bedroom at Sterling Way, Pensacola

The three additional bedrooms are well proportioned and offer plenty of storage.  The entire home has custom painting and shows a tremendous pride of ownership.  This Sterling Way home is on a corner lot on with plenty of room for a pool in the large back yard.  Crown Point is a well a well cared for and quiet West Pensacola neighborhood.  A beautiful home in a great area makes for a perfect combo.

Living room at Crown Point subdivision

821 Sterling Way Listing Detail Page

For more information call Kim Gibbons, 850-437-5618 Emerald Coast Realty, Pensacola.

Posted in West Pensacola
May 25, 2015

Pensacola East Hill Home for Sale at 912 E Jordan St.

East Hill real estate for sale

What to live in East Hill but want a newer house in immaculate condition?

East Hill is a lovely, historic Pensacola neighborhood known for its quaint tree-lined streets, shops, small businesses, schools, and boutiques.

This three bedroom, two bathroom all brick house was built in 2005 and offers 1411 sq ft living space and a two-car garage.

This roomy home has a vaulted ceiling in the living room and a nine-foot trey ceiling in the master bedroom.

There are oak hardwood floors throughout with tile in the kitchen and bathrooms.

Living room at 912 E Jordan St

There is a covered patio in the back of the house with a large deck area, making the yard perfect for barbecues and entertaining.

Do not miss this opportunity to live in East Hill without the additional maintenance an older home requires.

Contact Kim Gibbons, Emerald Coast Realty, 850-437-5618 to arrange an appointment.

See video of 912 E Jordan St.    Learn more about East Hill real estate.

Posted in East Hill
April 9, 2015

Is an FHA Mortgage Really the Better Option?

Is an FHA Mortgage Really the Better Option?


Most everyone has been told that a mortgage loan through the Federal Housing Authority is the best thing since sliced bread, especially for first time home buyers. For the most part, FHA loans are available in resort areas like Pensacola or any beach, as long as you’re financing a primary residence. But is it always the best idea? Here are some reasons why a conventional loan might be better.

Down Payments:

One of the biggest reasons in years back to choose an FHA loan was the low down payment. Where conventional loans required as much as 5-10% down, FHA mortages will finance all but 3.5% for the down payment. But guess what? Times have changed, and now a conventional mortgage can actually accept as much as 97% financing - or a 3% down payment. So it pays to check both!

Interest Rates:

This one is tricky. While FHA loans will usually have a lower interest rate, there is a caveat involved. If you choose to put down less than 20% on either type of mortgage, you'll be required to purchase Mortgage Insurance, or PMI. This is an extra insurance policy to help protect the lender because a lower down payment means a bigger risk of default or foreclosure. The extra monthly payment amount to cover PMI can be significant if you're on a tight budget.

A conventional loan has the advantage here, though. Once you have made enough payments to equal having 25% down on your home or condo, you can petition the conventional mortgage holder to drop the PMI insurance. If your credit is good and you've made the payments on time, they will usually remove the requirements and your payment will be noticeably lowered. If you were required to purchase the PMI on an FHA loan, it remains in effect (and out of your pocket) permanently. Over the life of a 30 year loan, this can represent a large savings.

Debt to Income Ratio:

In this, the FHA loan has the decided advantage. The FHA allows you to have more debt in almost every case. If you've got a big car payment or student loan, you may need the extra leeway with your debt to income ratio requirements.

Qualifying for the Loan:

The FHA loan will be easier to qualify for than the conventional loan. If your credit or FICO score is not perfect, you may have to accept some of the less than optional requirements to overcome this. All credit requirements are less strict now than they were after the real estate crash in the 90's, but the FHA loan qualifications will be more forgiving of minor credit issues.

Speaking with a mortgage professional during the pre-approval process will address all these pros and cons and help you to decide which one is more beneficial to you. We can help with this. If you're looking to buy a home in Pensacola or a Destin condo as a primary residence, be sure and ask about this when getting pre-approved. As your Pensacola Realtor, we can refer you to a mortgage broker who will discuss these things and help you decide.