Today's photo shoot takes me to the waterfront community of Innerarity Point, on Pensacola's west side. As you turn off of Perdido Key Drive and travel down Innerarity Point Road, there is a distinct change in atmosphere.

The feel is relaxed, and time seems to slow down a little. The tree lined streets lead me to an elevated home located on Callaway Pond at 14264 Massey Drive, Pensacola, FL.  This pond is about one acre in area, which provides great waterfront views. Many trees give you the impression of a forest lacustrine setting.

The open floor plan of this home showcases the great room which has wonderful forest and water views from the two sliding glass doors and windows.  There is a food bar that merges with the kitchen and a wood burning stove for the cool fall nights.  There are two bedrooms and two bathrooms. See the Youtube video for this property

The home is raised construction, with decks on three sides and has with plenty of covered parking and storage below.

This homes is for sale, to schedule a tour contact Kim Gibbons, Broker at Emerald Coast Realty, 850-437-5618.

Kim Gibbons of Emerald Coast Realty was lucky enough to be invited to the Portofino Home Owners Meeting today at the Crown Plaza Hotel in Pensacola.  One of the items on the agenda was the development of the remaining 12 Acres available at Portofino Condominiums on Pensacola Beach.

The speaker, Robert Rinke, Owner/Broker of Levin & Rinke, discussed the planned development but made it clear these plans are preliminary at this stage. He showed drawings depicting two new towers oriented towards the gulf and the Gulf Islands National Seashore.  Range Point is to the north of this new development and will not be affected.

The proposed new Portofino towers, six and seven will maintain the triangular design that the other towers have, but will only have six condo units per floor.  This proposed expansion will add 234 homes to Pensacola Beach.  The speaker stated that Pensacola Beach has a cap on building that will be maxed out with this new development.

Beach to Bay was that the theme speaker kept returning to during his presentation.

The preliminary plans included a massive terraced pool, conference center, and plenty of room to cater to local events including weddings. Several new options were discussed including promoting a wellness aspect to the facility and teaming with doctors from the Mayo Clinic/Baptist Hospital. Other ideas under consideration include an Eco Spa, an upscale grocer on site and a ballroom. 

These plans are very exciting news for Pensacola Beach!

I ventured out to the west side of Pensacola today to photograph a new real estate listing. When I say "west side," this is the furthest west you can go in Pensacola without being in Alabama.

There are not many houses on this relatively short stretch of highway along Perdido Bay and has great waterfront views.This property is located at 9919 Lillian Hwy and is a three bedroom and two bathrooms house with a two car garage.

The house itself is in great shape and photographs well, but the I loved the waterfront views in the front and the stands of pine trees that can seen from the back deck.

More than just views here - this property has water access, a pier, dock and covered boat lift. This house is currently for sale with a list price for sale at $135,000. Get a good view of the property from this YouTube Video.

If you would like to see the inside of this house call Kim Gibbons, Broker at Emerald Coast Realty, she will make the arrangements. (850) 437-5618

Today I photographed a waterfront home in Milton, FL at 8017 Virginia Lane. This property is ideal for the sportsman that wants direct access to Blackwater Bay the Yellow River Marsh Aquatic Preserve from a private canal.

The house has a boat lift and pier, which allows you to walk out your back door directly to your boat. What a great location for fishing or boating enthusiasts, all just five minutes from Interstate10.

What I found most appealing was how quite this location is, and the sound of birds in a serene pine forest setting was most relaxing.

The house is elevated and has three bed rooms, two bath rooms with decks to enjoy the woodland setting, and the master bed room even has a private deck.

You can see the photos I took at 8017 Virginia Lane and the YouTube video gallery I created.

This home is currently for sale, to get more details about this house call Kim Gibbons, Broker at Emerald Coast Realty in Pensacola, (850) 437-5618.

In 1947, the Department of Interior relinquished the portion of Santa Rosa Island (Navarre Beach and Pensacola Beach) back to Escambia County. Subsequently, in 1956, Escambia County began leasing Navarre Beach to Santa Rosa County for a period 99 years.

Ever since 1947, the beach residents paid no property taxes to the respective counties. This policy changed on March 20, 2014 when the Florida State Supreme Court ruled unanimously that both condo and house owners in Navarre Beach and Pensacola Beach were subject to county property taxes. There were several attempts to appeal, but the decision to tax prevailed.

Congress has passed legislation in the House of Representatives and now requires approval by the Senate before the way will be clear for leaseholders in Navarre Beach fee simple title to their property (this would also apply to Pensacola Beach).

Fee simple title would alleviate the apprehension that some prospective buyers have about buying lease property on the beach. While the sale of leasehold property is not an uncommon practice, most properties sold in this country are fee simple, not leasehold. This change will also in some cases make it easier to secure a loan to purchase a property there.

As the real estate market has largely normalized after the last decade's crash, home sales have increased. New construction has started again and prices on existing property are getting back to the levels before the boom, if not higher. Foreclosures are no longer the best way to get a deal, and are even rare in some places. So what should you do to get the most home for the money now?

When the bubble burst back in the mid 2000's, the first areas to be hit were outside of the major cities. During the growth spurt, builders ran out of places to build in Pensacola. So they had moved out of the cities, marching further and further away to build new subdivisions with high-medium to very high-priced homes with their own amenities. Golf course developments, communities near equine facilities, and finally just agricultural areas provided developers with space to build exceptional homes with community pools, clubhouses, and parks.

Buyers seemed to jump on the chance to own a home that was really more than they could afford, but the banks were handing out mortgage loans to anybody at the time...so many took the leap and the chance to live large or buy at pre-construction prices and re-sell for even more.

When it all came to a grinding halt, the trouble began. Those who had previous homes for sale couldn't sell them. Speculators who bought above their means to flip and make quick and easy money were caught with property they couldn't flip and bank notes coming due. Jobs started to suffer, which made it even harder for the new buyers to make the higher house payments.

While there will always be a market for beach property or ritzy downtown condos, it is not so when it comes to communities that are 10 or 20 miles from the business office and commuting prices are even higher. These beautiful suburban neighborhoods often were the first to suffer from foreclosures and short sales. Home prices fell like bricks, and what was a coveted luxury property ended up as a reduced-price white elephant.

The first to fall has become of the first to recover, with prices lower and mortgage loans still manageable. Down payment percentages might be higher, but the price can be half of the original, so the requirements are still about the same. Rates are still extremely low, payments are more reasonable, and buying a home outside of the city or the beach is proving to be an easy way to have the home you've always wanted. Take a look at the communities of:
Gulf Breeze, Pace and West Pensacola. Also try looking a little further to the north in Beulah, and  Northeast Pensacola you will more great deals.

During the boom, builders were swamped. Supply versus demand allowed builders to increase their prices while developers designed higher-end homes to cover the higher costs of building. New home prices got higher and higher, especially near the beach or inside the city limits. Existing home prices were high, but not in the price range of the new ones. When the crash came, many half-built subdivisions and homes were left unfinished, or developing plans had to be scrapped and left to wait for better times.

Well, better times are coming back, and new subdivisions are actively under construction. If you're in the market to choose your lot, choose your home style, choose your interiors, and live in a brand new house - this is the time to do it. We can direct you to new developments in the suburbs. You won't be plagued with replacing the roof or decaying wood, an old air conditioning system going out, or even replacing old appliances. Choose an inexpensive new subdivision or a lavish lifestyle community. Buying a new or resale home in the suburbs is now not only possible, but may possibly be the best investment you can make!

For more information about buying a home in or around the Pensacola area, browse around our website or give us a call. We're here to find the perfect home for you!

NW Florida Real Estate Sales Are Up, Way Up!

The first half of 2014 has produced impressive gains in real estate sales here on the Florida Gulf Coast.

When we look at the official MLS residential sales data provided by the Pensacola Association of Realtors, 2014 1st half year-over-year sales are up by 11.9%. If this were not impressive enough, 2014 June year-over-year sales are up by 18.8%.

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

Simply put, this is the result of "pent-up demand." The real estate market here had experienced a lower level of sales from 2008 - 2011, but in each year since 2011 we have seen significant and continued improvement. Real estate sales are gaining momentum and pricing is trending upwards in many neighborhoods.

The small Investor

There is a resurgence of small investors buying multiple properties to place on the rental programs. We see this for both long term and vacation rentals. Inventory on units that produce good rental revenue are now in short supply in some complexes.

Investors have been back in business for several years now buying lower end houses to renovate then rent. Flippers continue to target distressed homes in a desirable neighborhood to renovate then resell at a profit.

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. Opportunities are 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 in today's market will not accept a contract contingent upon the buyer selling their property unless that home is already under contract. Focus on preparing your home for sale and getting it listed first. Once you have your house on the market, you can begin to explore the homes available in the neighborhoods you like. Planning your move strategically can save a lot of headaches and 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 told in 2005 it would sell for $$$" or the idea that the price they paid for the home should be factored into the equation "I paid that much for it in 2004." None of these things factor into the price for which a property will sell. A property is worth what the current market dictates its worth.

In conclusion:

We expect to see the second half of 2014 continuing the trend of growth in sales. We anticipate pricing for residential properties to increase in the second half of 2014.

If you are interested in buying, selling or would like more specific market information about your neighborhood or condominium, contact me.