Sarasota Real Estate News

Team Dunn’s Siesta Key gulf-side listing in Excelsior Bay has new carpet and new furniture—and the furniture stays (6266 Midnight Pass Road, Unit 404).    The beach and gulf-side pool are just a few steps away, and what a fabulous gulf view from the lanai!  New pictures are coming (See below photo of Excelsior Bay gulf-side pool).   
5302 Cape Leyte in Siesta Isles sold for $580,000, or $352 per sq ft. Comps in this subdivision sold for $343 per sq ft, so we were pleased with this great cash offer.  When I was new to real estate in Atlanta, Rick Brinkman, VP of Harry Norman, Realtors in Atlanta, told his new agents that one of the most rewarding benefits of selling real estate would be the friends we make in this business.  He was correct. It was truly a pleasure working with this lovely couple.  This house was under contract in 74 days, which is average for Siesta Isles.  The Sellers did everything right: the kitchen was updated, the roof and HVAC were newer, flooring and paint looked great, and it was in tip-top condition.  They also listened.  We asked them to get it appraised--and they did.  After 30 days, we asked them to reduce the price--and they did.  We asked them to give us a list of furniture and furnishings that would stay--and they graciously took the time to do this.  We were all frustrated when a couple of lowball offers came in, but we waited for the right offer—and it came!  Siesta Isles is a short walk or bike ride to Siesta Key public beach and there are a variety of single family homes on the market today, some of which are on the canal.       

Siesta Beach - Excelsior condo under contract!  6266 Midnight Pass, Unit 403, is being sold “As-Is” with no contingencies to a cash buyer, $50,000 below market price.   Like many investors, the Buyers put this under contract with their Realtor and THEN flew down to see it.   I saw it for the first time on our Michael Saunders & Company tour,  called the Buyers and told them what they needed to offer and they should move quickly to get it under contract, and next please book their tickets.  And they listened!  I knew it was priced to sell and it would not last with the ocean view and updated kitchen, under $800k.  The Seller was in the process of negotiating another offer when we came in immediately with a deal they could not refuse.  I later learned that the other agent negotiating with the other Buyer works in my office--and he is one of Siesta Key’s top Realtors….Ai-Yi-Yi!  However, this is an example of a Buyer overthinking a Seller’s counteroffer;  I always tell Buyers not to play around with the last $5,000, and risk losing the property, it’s just not worth it. 

If you did not know, Sarasota and Siesta Key had a tornado in January 2016.  Excelsior and Crystal Sands on Siesta beach were hit, and nothing sold while the repairs were under way.  All repairs at Excelsior were completed expeditiously, and properties are selling once again; but it’s a different story next door in Crystal Sands.  Their insurance company questioned liability, so the owners had a fight on their hands.  I just don’t understand…a tornado is an “act of God,” right?  Last I heard, the insurance may or may not pay for the repairs, and owners could be assessed $18,000 - $24,000 each for balcony repairs, and there may be additional work to be done on the concrete.   The homeowner’s association borrowed the money for the repairs and the work is now under way. 

Tornado damage in Excelsior was handled with no assessments.  In Unit #403, the windows that were broken by the tornado were replaced by the association, and that included the sliding glass door off the lanai.  However, the Buyers’ home inspection in #403 this week revealed that the laminate flooring was buckling in front of the sliding glass doors and the Seller agreed to replace the damaged wood; but then I began to wonder what caused the buckling.   I remembered that a Buyer and I worked through this issue when I sold a waterfront property in Grand Bay on Longboat Key a few months ago, and Mark Smith from Window Panes came out and offered a free assessment.  He poured water in the door track, and the water did not leak into the Grand Bay condo, so the door track was not leaking inside the unit. 

Thursday, I called Mark Smith once again and asked him for another free assessment – this time for the Excelsior #403 sliding glass door and…the water leaked from both sides of the door track—outside to the lanai and  inside onto the floor.  Fortunately, the property manager was there and he saw that the bad calking job on the lanai was allowing the water back into the condo and preventing it from draining to the outside.  This issue will be fixed by the homeowner’s association before the Buyers take possession next month.  Yes, this was an As-Is deal and the Seller did not have to take care of the floor repair, but they agreed to.  I am very impressed with the property management, on-site rental manager, and the homeowner’s association at Excelsior Bay.  It is my understanding that the unit next door, #404, did not have broken glass or windows replaced, but anytime a Buyer puts in an offer in on a waterfront property, I recommend that they test the sliding glass door track for leaking – because we do have some strong storms in Sarasota and leaks can lead to mold. 

Things Buyers must not overlook when buying a resale:  Roofs, HVAC, old pipes, and leaking windows and sliding glass doors.  Concrete block homes built in the 1950’s and 1960’s can be purchased at a good price here in Sarasota, but unless the roof, HVAC, and pipes have been replaced, beware: these are big ticket items.  Should you have the septic system checked and plumbing lines scoped in older homes?  Absolutely! Buyers need to know about the potential of upcoming repairs and that may affect the amount they are willing to offer for the property.  I like to use Addendum L (Right to Inspect and Right to Cancel) to the Florida FR/BAR contract, because if the age of the roof, plumbing, and HVAC are of concern, this Addendum gives Buyers the right to cancel.  Without Addendum L, a Buyer can terminate the contract for repair issues only if there are items that are not in “Working Condition,” which is defined as “operating in the manner in which the item was designed to operate.”  In other words, if the HVAC is 35 years old/rusty and dusty, but it’s still cooling the property, the Buyer does not have the right to cancel unless Addendum L is part of the contract. 

Realtors know to remind Buyers of future repairs that can affect the value of a home…and we can refer you to excellent companies who can inspect and re-inspect during due diligence until the Buyer is satisfied that they have all the facts to proceed with the sale.   But if you try to purchase a home that is advertised “For Sale by Owner,” and you are not using a Realtor to remind you of these things, it could cost you big bucks down the road.  Like my accountant says, “Pay me now or pay me later.”

Linda’s List – offered by Michael Saunders and Team Dunn:  

Excelsior Bay, 6266 Midnight Pass Road, #404, 2BR 2BA, 1,253 sq ft, washer/dryer, $749,000.  Gulf view, two heated pools, fishing pier, fitness center, tennis courts.  A4189950.

Siesta Towers, 4822 Ocean Blvd, 2BR 2BA, 1440 sq ft, eleventh floor, price to be determined.  Gulf and Big Pass view of Sarasota Bay, extensive remodel equivalent to new construction.   

Longboat Key – Listed by Michael Saunders & Company:

1770 Ben Franklin Drive, #104, Lido Harbour Towers, 1BR 1BA, $395,000  A4192418.

411 Pheasant Drive, Bird Key, 5BR 4-1/2 BA $2,250,000.  A4190335  (See Photo).

1750 Ben Franklin Drive #5G, Key Towers South, 2BR 2BA, $580,000.  A4192160  (See Photo).

Go to LindaHrealtor.com and enter the MLS number that begins with “A” to see more information about these properties. 

Thanks for reading my blog!  A total of 13,386 people have read my blog the past 30 days according to Google Analytics, and if it’s on the internet, it must be true, right? 

Please don’t text and drive, and call me at 941-914-4914 if I can assist you with your Sarasota, Siesta Key, Longboat Key, and Venice real estate needs.  

Ready to sell?  I have worldwide connections to the very best Realtors, and I also do business by referral.  Let me find the best agent in your city to assist you with your real estate needs!

Most sincerely yours,

Linda Holley. Realtor, GRI, Michael Saunders & Company

 
411 Pheasant Drive, Bird Key

1750 Ben Franklin Dr. #5G, Key Towers South

Good morning,

Thank you!  According to Google Analytics this morning, a total of 9,738 people read my blog the past 30 days, and 622 entered my website, LindaHrealtor.com, through my blog posts (under Home tab).  There are many pages with helpful real estate information, but my blogs are, by far, the most popular.  It shows what I’ve been up to in real estate the past 3 years, good or bad.

Good news!  I have joined Team Dunn with Siesta Key’s Michael Saunders and Co.  My teammates, Lin and Maurice, are among our company’s top agents and are THE BEST in marketing and negotiating; they have received the 5-Star Client Satisfaction Award for 8 years.   Together, Team Dunn offers of 50 years’ real estate expertise to the Sarasota community.   I’m very excited!

Team Dunn and I worked together to market and sell 5302 Cape Leyte Drive in Siesta Isles, just a short walk to Siesta Key’s public beach.  That home is under contract today, and we close next month.  Friday, I pulled the neighborhood statistics for Siesta Isles, and here’s what I found:   This home was under contract in 76 days, and the average days on the market is 74 days.  It has some very nice updates, a newer roof and HVAC, plus it was very clean and clutter-free.  The Seller listened:  they got an appraisal, and we had a range for negotiating purposes.  Buyers saw this home at one of my open houses.   BUT current listings in Siesta Isles have been on the market 167 days, and if I were one of those Realtors, I would be very worried and talking to Sellers about price reductions, because most of these homes are much farther from the beach than our Cape Leyte listing.  My marketing material going out to that neighborhood this week will recommend getting an appraisal if a resident is thinking about selling.  It’s about location, location, location, and on Siesta, “How far do I have to walk before my tired toes are in that beautiful, warm white sand?”

Thinking about relocating to Sarasota?  I recommend it!  My family relocated here from Atlanta, and it’s simply an awesome place to raise a family.  The schools are excellent, and there are wonderful recreational facilities, parks, and performing arts.   Most of the jobs here are in education, the service industry or medical field.  When I first came to Sarasota, I could not sell real estate (because I was involved in a 3-year lawsuits, with contractors and realtors in the southwest over some ski condos that I invested in), so I did a variety of things until we settled the cases.   I was a Kelly Girl and had some cool assignments all over town, and in between, I “drove Miss Daisy” to medical appointments and did home health care at some very nice rehabilitation centers.  People should not tell me that they can’t find a job, because I worked during the recession in a new town.  Some of this will be in my book about my lawsuits, Motion to Intervene, that will be available in Barnes and Noble and Amazon this fall.  Thinking about buying a new home?  Wait for my book and you’ll know how to check out the contractors and Realtors and why I recommend using an attorney to review contracts and for closing.

Millennials are 34% of home buyers and over 66% plan to purchase a new home within the next 5 years.  They are better informed about their options than any other generation before them.  They will buy a $200 pair of jeans after they try on 67 different pairs. The way that they shop for homes is no different--and they prefer to work with real estate agents.   

Getting your home ready to sell?  Here’s how to make your home more attractive to Millennials:

Make all necessary repairs and upgrades before listing. 

Consider updating kitchens and baths - these have always sold homes, but now they are more important than ever. 

Do an energy efficiency audit and make upgrades anywhere you can, including solar panels. 

Consider upgrading any old appliances. 

Install smart home features like programmable thermostats. 

They prefer open floor plans, home offices, and good internet/cell services. 

Since more than three-quarters of Millennial home buyers find the listings online, good photography is everything.  They drive by first, and then contact a realtor to make an appointment.  

Most get their down payments from their parents, so negotiating a Seller credit to Buyers at closing will appeal to Mom and Dad—who will probably come along on the showings. 

(How Millennials Are Changing the Housing Market by John White, Founder and CMO, Social Marketing Solutions@juanblanco76)

Linda’s List!

Below are my picks for this week – to see photos, go to LindaHrealtor.com and enter the MLS number beginning with “A” in the Home Search field.  Call me if you are in town and want to see!

A4189950, Siesta condo – 6266 Midnight Pass Road, #404, Excelsior Condominiums, gulf view, 2 BR 2BA, $749,000, 1,253 sq ft, pet-friendly, furnished with washer/dryer.  Great rental!   Listed by Team Dunn.

A4169402, Whitfield Estates community near Sarasota Bradenton Airport – European charm: 1198 Longfellow Way, Shadybrook Village, 3 BR 2.5 BA, 1408 sq ft, price reduced to $139,000, updates, landscaped front entry, gated outdoor living area, furnished, new HVAC, pet-friendly (up to 100 pounds).  Listed by Team Dunn. 

Thinking about listing your home?  Now is an excellent time!  I hold Open Houses all year, but I meet local Sarasota residents this time of the year.   A local friend and customer pointed out that locals don’t get out as much during the winter when our seasonal residents are here.  We wait until there is less traffic and there’s a shorter wait time at restaurants.  So don’t be afraid to put your home on the market this summer or fall, because there’s a good chance your Buyer is already here. 

That’s all for today, please don’t text and drive, and do call me at 941-914-4914 if I can answer your questions about Sarasota real estate, Siesta condos, or homes in Venice, Florida.   “Check me out on Facebook”

https://www.facebook.com/LindaHolleyLLC/

Most sincerely yours,

Linda Holley, Realtor, GRI, Team Dunn, 5100 Ocean Blvd, Siesta Key, Florida  34242, Michael Saunders & Company