Posts Tagged ‘Houses for sale’

How much is this property worth? – From the Seller’s point of view.

March 5, 2012 1 comment

This age-old question Sellers are asking is never easy to answer!

Each property has its own unique situation and features, but there are some main factors that will affect the value of any property:

  • Property Condition: A well-maintained, CLEAN, safe (no exposed wires, trip hazards, etc), and livable property with working appliances will get a higher price than a total fixer-upper. Beautifully upgraded houses or condos often get a premium price, but not always. Staging helps many tired or bland looking properties to shine!
  • Location, Location, Location! Some locations are better than others. Even within the same subdivision of homes, or the same condo complex, not all condos or homes are the same. Talk to a Real Estate Professional like me that knows your subdivision. For Florida, the most significant preference I observe for condos is that seasonal residents like to soak up the sun while in Florida, so “sunny side is best” for them. Buyers for single family homes don’t seem to feel as strongly about the sun.
  • Waterview? Boat Slip? Water access? This feature is really covered under “location”, but if your property has a water view, boat slip or water access, the value is naturally higher than the same property without these features. But not all water is the same, how deep the waterway is, if there are bridges to go under, if deeded boat slips or putting in a dock are allowed, are all factors affecting your property value.
  • Pets: Pets are often a problem in condos or even townhomes. If your complex is “pet friendly” per the deed restrictions, a higher price might be attainable. Works though only if your specific Buyer is a pet owner and lover!
  • Gated: Comparable units in gated versus non-gated communities normally get a higher price.
  • Deed Restrictions: Age-restricted communities typically sell for less than non-age restricted properties. Age restrictions limit the pool of potential Buyers, so a smaller number of people are competing to buy your property.
  • Seller’s Situation: It is still true, there are some desperate Sellers out there, and some great deals can be picked up right now! Contact me to get started on finding your perfect property TODAY!

Harbourside Condos in South Pasadena, FL are a very practical example (and a favorite community of mine!), how sales prices can vary greatly even within the same subdivision or complex, and even the same floor plan!!

In all of 2011, 16  condos with the “Biscayne” floor plan of 1,145 sq ft were sold in Harbourside. The HIGHEST sold price was $279,000.-, my partner Denise Hobbs and I were the listing agents on this sale. The LOWEST sales price was $190,000.-. WHAT A CRAZY DIFFERENCE!!

If you have any questions or would like to talk about specific factors affecting the value of your property, please call me at 727-480-4155 or contact me!

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Tanja Cisliek|Realtor     cell 727-480-4155      fax 727-498-5656                                 South Beaches Real Estate Professionals Inc.

What happened to all the properties for sale?

March 2, 2012 2 comments

As I am typing this text in March of 2012, my thoughts go back to 2007 and 08 where at any given moment there were over 30 units for sale in one of my favorite condo communities. Considering there are over 800 condos there, this number always was pleasantly low, even when the market was very slow.

Today, I ran a search, and there are 17 condos listed in the MLS for sale (source: MyFloridaRegionalMLS). I don’t have hard facts to back this up, because there is no way to go back and search the MLS by “how many condos were listed for sale at any given point in time”, but I think this is a record low in a long, long, long time. Like several years long.

I have Buyers that I am working with, that just can’t seem to find that perfect condo for sale that they are looking for. It’s either not in their preferred building, too high up, not high enough, not the floor plan they like best, needs to be updated, updated but not quite their taste, just not the perfect one for them.  For a long time now it has been more like “Which one of these fabulous choices do I like best?”. – But it seems that the times of a huge selection of properties to choose from is over!

Maybe one day we’ll all look back at the winter of 2012 and realize, that this was when prices started to climb up again? I have again no hard facts to back my feeling up with, but if the laws of economics still work, then it seems like the demand is higher than the supply, and that is indeed the factor that will lead to price increases. Some of the reports in the news are supporting my feelings, but I am not sure yet about this new and changing real estate market. It will be interesting to re-visit the SOLD prices at the end of 2012 versus the prior years!

If you have similar of different thoughts on this topic, I would love to hear from you and discuss this further! You can reach me at 727-480-4155 or via

If you are thinking about buying or selling real estate in our area, call me today!

Tanja Cisliek | Realtor   cell 727-480-4155