Gulfview Heights - Back to Back Lots

[2bohemians]

BUY BOTH LOTS & SAVE! No Build Out Time. No Homeowners Fees. Each lot is individually priced at $271,400. If you purchase both lots together, not only do you get more room to grow, but you will get a discount of $3,000. These 2 lovely wooded lots sit back to back in a prime location. One lot is actually located on Birch Street while the other lot backs up to it on Maple Street. The lots are across the street from the Scenic 30A and also abut the northside of the lovely new coastal subdivision of Draper Lake.

These 2 lots are just a short walk or bike ride down to the Gulfview Heights Deeded Beach Access where you will find a boardwalk leading to the beautiful beaches, an outside shower for rinsing off the sand, picnic tables and restrooms. The neighborhood also offers easy access to the 30A Bike Path and is within walking distance to many local restaurants such as Amore Pizza, Café Tango, and Goatfeathers. Right down the road is Gulf Place, which offers shopping, dining, artists, live concerts and festivals throughout the year. For the nature enthusiasts, there are state parks to the East and West along the 30A and a few blocks North of the lots, you can find a biking/walking path called the Longleaf Pine Greenway Trail.

Thanks for looking

[2bohemians]

Lots 9 & 10 Birch & Maple Street

[robertsondavies]

I think those asking prices are too high, seriously

hate to be a downer, but if I was advising the sellers (and I'm not even close to qualified) I'd be asking something closer to $125K a-piece, to unload those insurance/tax liabilities.

if u let the seller know what the real market is, perhaps they won't be interested in listing the property today, and that would alleviate some of this current pressure we're under here -

no recessions!!!

seriously, 125 though - north of 30-eh

[2bohemians]

robertsondavies ----

thank you so much for sharing your opinion -- we really do appreciate it.
we are almost in agreement with your pricing recommendations.
although we think it may get to a point where $150 or less might be the magic number for selling lots north of 30a, at this time -- this property is still priced on the lower end of the currently available lots on the northside of Gulfview Heights. if you look at the comps below, you will see the average listed price is around $325,000 a lot. our seller would like to sell his lots but is not desperate to sell at this point. he is fully aware of market conditions today. however, if someone were to make an offer, you never know what he might accept. we agree with you that sellers with overpriced properties should take their listings off the market. trying to sell overpriced properties is a waste of everyone's time and energy.

MLS#
Ar
S
Location


Price


4644291703ALOT 6 BRAMBLE ST $189,0003929071703ALOT 12 MAPLE ST $245,0004203541703A00 ACACIA $249,9004689201703A7 MAPLE ST $249,9004426551703ALOT 15 BIRCH ST $275,0003893921703ALOT 10 WALNUT ST $288,5004563801703A000 WALNUT ST $290,0004025031703ALOT 7 WOODLAND DR $298,0004087051703ALOT 5 ASH ST $324,9504549991703ALOT 1 MAPLE ST $325,0004435211701ALOT 2 WALNUT STREET $335,0003957481703ALOT 4 BRAMBLE ST $350,0003957511703ALOT 5 BRAMBLE ST $350,0003788171703ALOT11 WALNUT ST $355,0004248671703ALOT 9 WOODLAND DR $395,0004304571703ALOT 8 WOODLAND DR $395,0004177571703A000 ACACIA $499,8004714311705A3320 W. HWY. 30A $500,000StatusTotalAvg Price$/AcreMedianLowHighAvg DOMACT/CNT18$328,614$1,128,224.84$324,975$189,000$500,000 485Pending0$0$0.00$0$0$00SLD/RNT/LSE0$0$0.00$0$0$00
Total18$328,614$1,128,224.84$324,975$189,000$500,000485
All information in this listing, including but not limited to square footage, room dimensions and lot size is approximate and not exact. Buyers are expected to verify any specific information prior to signing any contract. Neither the Emerald Coast Association of Realtors nor any Realtor is liable for any inaccuracies herein.Copyright: 2007 by the Emerald Coast Association of Realtors

[2bohemians]

robertsondavies ----


4644291703ALOT 6 BRAMBLE ST $189,0003929071703ALOT 12 MAPLE ST $245,0004203541703A00 ACACIA $249,9004689201703A7 MAPLE ST $249,9004426551703ALOT 15 BIRCH ST $275,0003893921703ALOT 10 WALNUT ST $288,5004563801703A000 WALNUT ST $290,0004025031703ALOT 7 WOODLAND DR $298,0004087051703ALOT 5 ASH ST $324,9504549991703ALOT 1 MAPLE ST $325,0004435211701ALOT 2 WALNUT STREET $335,0003957481703ALOT 4 BRAMBLE ST $350,0003957511703ALOT 5 BRAMBLE ST $350,0003788171703ALOT11 WALNUT ST $355,0004248671703ALOT 9 WOODLAND DR $395,0004304571703ALOT 8 WOODLAND DR $395,0004177571703A000 ACACIA $499,8004714311705A3320 W. HWY. 30A $500,000StatusTotalAvg Price$/AcreMedianLowHighAvg DOMACT/CNT18$328,614$1,128,224.84$324,975$189,000$500,000 485Pending0$0$0.00$0$0$00SLD/RNT/LSE0$0$0.00$0$0$00
Total18$328,614$1,128,224.84$324,975$189,000$500,000485
All information in this listing, including but not limited to square footage, room dimensions and lot size is approximate and not exact. Buyers are expected to verify any specific information prior to signing any contract. Neither the Emerald Coast Association of Realtors nor any Realtor is liable for any inaccuracies herein.Copyright: 2007 by the Emerald Coast Association of Realtors

Ugh, that didn't work out so well --- sorry everyone ...
basically what we were trying to show was that:

• there are currently 18 active lots on the northside of gulfview heights
• Lowest Asking Price is $189,000
• Highest Asking Price is $500,000
• Average Asking Price is around $330,000

Given that information, our sellers are asking less than the average asking price at $271,400 per lot with a discount if you purchase both lots toghether.

[seaside2]

2b,


UUUUHHHHHH, in TN comps are based on selling price, not asking price.

How does this thing look based on recent sales?
as a potential buyer, I would want to know that as well as days on market before sold, % sales price to original asking price, etc, before I could make a reasonable estimate of any potential "Worth". (Not that I am in the market, just saying...................)

[2bohemians]

2b,


UUUUHHHHHH, in TN comps are based on selling price, not asking price.

How does this thing look based on recent sales?
as a potential buyer, I would want to know that as well as days on market before sold, % sales price to original asking price, etc, before I could make a reasonable estimate of any potential "Worth". (Not that I am in the market, just saying...................)

Seaside2 ~ Thank you for your input as well.

We absolutely agree with you that if someone were looking to make an offer, they should consider all the things you mentioned when doing so. We did not go into great detail and only used what is active because we were just trying to make a simple point that our listing price was not crazy when compared to others on the market. Unfortunately there have not been many sales in this neighborhood to compare to, however, we have provided a link that will show all comps since January 2006 -- active, pending, contingent, sold, days on market ....

PLEASE CLICK HERE TO VIEW THE REPORT

Basically there have been (2) sales according to the MLS since January 2006 in Gulfview Heights on the north side of 30A. One sold in April 2006 for $230,000 and was on the market for 192 days. While the other lot sold for $174,900 in March 2007 and was on the market for 148 days --- which makes the average selling price around $200,000.

Hope this helps. Again, thanks for your thoughts. Kindest Regards

[Curtis]

So does the county base its property appraisals on "asking price" or what has actually sold? Based on what I see (property appraisers website), it is on list prices which makes no sense, unless your the county. Anyone out there clarify this for me?

I was told that if I found a listing price less than the current appraisal price they would consider re-evaluating the value. Does the county consider that nothing has sold recently at the current appraisal prices in this area?

Maybe I'm just missing something Please fill me in................if you don't mind.

[seaside2]

I don't know about FL, but in Shelby County TN, the re-appraisal takes place every three years and isbased on sales value, size, features, conditions,etc., of nearby properties, not listing/asking price.

If you don't think what you were appraised at the proper amount, you can file for a review and go up the beauocratic food chain from there. All reviews are made on sales price, etc for comps.

You cannot go for an itermediate reduction in appraised value.

[SON]

As a person involved (oh yeah) with real estate this looks like a pretty good deal.
And might I add your photo of the surfers is way cool..

[Curtis]

Basically there have been (2) sales according to the MLS since January 2006 in Gulfview Heights on the north side of 30A. One sold in April 2006 for $230,000 and was on the market for 192 days. While the other lot sold for $174,900 in March 2007 and was on the market for 148 days --- which makes the average selling price around $200,000.

So if I understand correctly, there have been 2 sales since 06 which should be the comps for determining land values by the county. How is it then that the majority of the county appraisals for Gulfview Heights (n. of 30-A) are mostly in the 250K to 300k range?

[2bohemians]

So does the county base its property appraisals on "asking price" or what has actually sold? Based on what I see (property appraisers website), it is on list prices which makes no sense, unless your the county. Anyone out there clarify this for me?

I was told that if I found a listing price less than the current appraisal price they would consider re-evaluating the value. Does the county consider that nothing has sold recently at the current appraisal prices in this area?

Maybe I'm just missing something Please fill me in................if you don't mind.

Curtis ~ thanks for your questions.
We have an answer for you from Mr. Pilcher, the Walton Co. Property Appraiser. Here is what he said:

"Thank you for contacting me.Market indicators from the prior year are used in determining the value as of January 1.This being said recorded sale prices from the prior year are the first choice in using a sales comparison approach (market approach) to value.List prices are sometimes used as supportive evidence but are not relied upon in making the value determination.This can be especially true when a lack of recorded sales exists.

The gentleman asking the question should notice the the values indicated on the website are 2006 appraised values.The 2007 assessment roll is not finalized at this time.Also he should contact our office if he feels the preliminary 2007 value is in excess of fair market value as of January 1,2007.We will gladly discuss our appraisal
with him.Hope I've answered your question"

[2bohemians]

As a person involved (oh yeah) with real estate this looks like a pretty good deal.
And might I add your photo of the surfers is way cool..

Son ~
Thanks for the positive comments,
Glad you enjoyed our surfer girls photo ...
It seemed like it was made for us ....
In fact, we just got out of the water ...
What a blissful day with clean little beautiful lines rolling in all day long.

[Curtis]

Curtis ~ thanks for your questions.
We have an answer for you from Mr. Pilcher, the Walton Co. Property Appraiser. Here is what he said:

"Thank you for contacting me.Market indicators from the prior year are used in determining the value as of January 1.This being said recorded sale prices from the prior year are the first choice in using a sales comparison approach (market approach) to value.List prices are sometimes used as supportive evidence but are not relied upon in making the value determination.This can be especially true when a lack of recorded sales exists.

The gentleman asking the question should notice the the values indicated on the website are 2006 appraised values.The 2007 assessment roll is not finalized at this time.Also he should contact our office if he feels the preliminary 2007 value is in excess of fair market value as of January 1,2007.We will gladly discuss our appraisal
with him.Hope I've answered your question"

Thank you much for the information and your time involved. I wish you the very best with the lots.

Curtis

[2bohemians]

Thank you much for the information and your time involved. I wish you the very best with the lots.

Curtis

Hello again neighbor Curtis ~

It was our pleasure --- that's what we are here for ...
Thanks for the well wishes and we wish you much prosperity and success with your new business ...