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Palm Harbor Recreation

by Doug & Gwen Campbell at Sun Bay Associates

Finding recreation in Palm Harbor is really an easy thing to do.  Palm Harbor is an unincorporated community in north Pinellas County, FL with plenty of recreational activities.  There is the Palm Harbor Community Center, with a full calendar of recreation for everyone, from day trips to bus trips to distant locations, to dinners for the community and much more.

Of course, being on the Gulf of Mexico, Palm Harbor has terrific parks and water recreation.  The fishing in Palm Harbor, actually in the water off Palm Harbor, is great.  This time of year some of the fish being caught are spotted sea trout, redfish, sharks, BIG flounder, Spanish mackeral, kingfish and many more.  The boating this time of year is wonderful.  The weather is not too hot and the water is still pretty warm.  Many neighborhoods in Palm Harbor have direct access to the Gulf of Mexico, making all water recreation very convenient.  Baywood Village is one of several such neighborhoods.

Baywood Village in Palm Harbor

Golf seems to be a great recreation for our visitors from the north.  There are numerous golf courses in Palm Harbor, for all skill levels.  We even have one of the most beautiful, and toughest golf courses in the country, right here in Palm Harbor.  It is the Innisbrook Golf Resort.  This November 11-13, Innisbrook is hosting the LPGA Legends Tour Championship.  Not only can our golfing fans enjoy their golfing recreation, they can watch some of the best golfers in the world play right here in Palm Harbor.

Palm Harbor has its own YMCA, its own library, ball fields and so very much more.  The recreational opportunities are almost limitless.  Couple all of this with the current prices in Palm Harbor real estate and it is easy to see why so many people come to Palm Harbor as snowbirds, or as full time residents.

Royal Stewart Arms Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

This Royal Stewart Arms real estate update covers the last 60 days.  This is a very active 55+ community at the entrance to Honeymoon Island state park in Dunedin, FL.  There are several 55+ communities in Dunedin, however, this is the one on a beautiful island in the intracoastal waterway in the Gulf of Mexico.

Today there are 10 condos for sale in this 55+ community in the Dunedin real estate market.  Two of these are one bedroom condos and have 302 and 184 days on market.  This simply means that they have been listed for sale for that many days.  The prices for the 10 condos listed for sale range from $89,000 (with 316 days on market) to $209,000 with 240 days on market.  The longer a property is on the market, whether it is in Royal Stewart Arms or anywhere else, is a very good indicator in today's market that the price is too high for the buying market.

There are 2 condos under contract in Royal Stewart Arms.  Both have covered parking.  Of course all condos have ready access to Honeymoon Island state park as well as the amenities of Royal Stewart Arms, including the fishing pier, fitness center, tennis courts and more.

And in the last 60 days, 6 properties have sold in Royal Stewart Arms.  The average sale price per square foot for the three 2 bedroom/2 bath condos that sold is $109.  The sold prices for these condos were $155,000, $120,000 and $110,000.  There were three other condos that sold in Royal Stewart Arms, and these other three are one bedroom units.  The sold prices for the three one bedroom condos were $118,000, $100,000 and $92,000.

For more information on Royal Stewart Arms or other areas in Dunedin or elsewhere in the greater Tampa Bay area, visit our Sun Bay Associates web site and click on the search listings tab.

Happy House Hunting!

Palm Harbor Real Estate Update for Autumn Woods and Country Woods

by Doug & Gwen Campbell at Sun Bay Associates

It's time for another 60 day Palm Harbor real estate update.  Today we'll take a look at Autumn Woods Palm Harbor and Country Woods Palm Harbor.  Both of these communities are executive level neighborhoods with mature landscaping, sidewalks and in locations with access to the best schools, including Palm Harbor University High School.

For the past 60 days in Country Woods Palm Harbor there are two houses listed for sale.  One home on Beagle Path Way is listed for $329,900 and has 128 days on market at this price.  It is a beautiful home with a great layout for entertaining.  The other home in Country Woods Palm Harbor is on Turtle Terrace, is listed for $409,000 and has 364 days on market.  It too is a wonderful executive home and has a pool.

For the past 60 days in Autumn Woods Palm Harbor there are three houses listed for sale, one under contract and one sold.  All three listings for sale have pools.  One, priced at $799,500 has a 3 car garage, 4 bedrooms and 5,327 square feet of living space.  This house has 237 days on market.  Another listing at $389,900 is a 4 bedroom pool home with 2,850 square feet of living space and has 107 days on market.  The third listing in Autumn Woods Palm Harbor is listed for $330,420, has 2,292 square feet of living space and has only 56 days on market.

The one house under contract in Autumn Woods Palm Harbor is listed for $487,000, has a pool, 3 car gargae and 4,152 square feet of living space.  This house had a total of 712 days on market.

Finally, the one house that sold in the last 60 days in Autumn Woods is a pool home, with 2 car garage, 4 bedrooms and 4 baths, and has 4,120 square feet of living space.  This house had only 54 days on market.

So that's all for the last 60 days in Autumn Woods and Country Woods Palm Harbor real estate.  For additional information on these areas, visit our website, www.SunBayAssociates.com and click on our listings tab.  From there, you can search numerous communities and find the perfect home for you!

Happy House Hunting!!

What Does a Realtor Do?

by Doug & Gwen Campbell at Sun Bay Associates

This morning, I had a conversation with the CEO of a company who honestly said: "You should have lots of time as a realtor since you can work when you want to."

He truly felt that realtors have lots of time and was taken aback when I told him just a little about a typical day.  Any realtor can show a house or write a contract.  How about the hours of studying the market so that when a customer asks for the value of her house the agent can actually respond with an informed opinion, instead of relying on what the neighbor sold his house for, two years ago.  Fully understanding the real estate market, whether it is in a specific neighborhood, or a town, or an entire county, takes a lot more than just reading the local papers and taking the opinion of a reporter for gospel.  How many non-realtors actually understand market dynamics, price fluctuation in micro markets, how many houses have sold in their specific areas in the last week, month or year?  This is serious research and can take hours. Driving customers around looking at houses does take time, however it is far from the most important part of a realtor's day.

Then there is the small detail of letting a buyer write an offer that is credible.  Should the buyer take a guess at the value of a house, or rely on an educated realtor who knows the current market value of that specific house, or at least that neighborhood?  Again, there can be hours of research into responsibly representing your buyers so that no one wastes time making offers that are ridiculously low, or high, and that banks will simply not consider when it comes time for financing.  As a professional realtor, our job is to protect our clients from making huge financial mistakes.  Whether that means protecting the buyer from over paying for a property, or protecting a seller from pricing their home incorrectly, whther it is too high or too low for the market, our job is to look out for the best interests of our clients.

Getting the offer is just the beginning of the job.  There are the ongoing negotiations with the other side, getting the proper documentation in order, making sure the right inspections are done in a timely and professional manner, lining up title companies, lenders, repair people when needed, and more.  All the while this has to be done in strict compliance with the realtor code of ethics and applicable local and state laws. 

In short, I would say to my CEO friend, a professional realtor is at least as diligent in performing his/her duties as the most responsible employee who works for that CEO. 

To Stage or Not to Stage - It's a No Brainer

by Doug & Gwen Campbell at Sun Bay Associates

In today's real estate market, every advantage counts.  When selling your home, the most important factor is, of course, price.  If a house is priced above the market value, even by just a few thousand dollars, it is very possible that the best buyer for that house will not even look at it because there are so many properties available in so many price ranges.  One of the very best seller advanatages you can use, and it is not very costly, is to have your house staged by a professional stager. 

As an example, in Clearwater, FL in Pinellas County, in the $200,000 to $25,000 price range there are 86 houses for sale.  According to the statistics published by the Pinellas Realtor Organization, in this price range county wide the absorption rate is 7.5%.  This means that for Clearwater, of the 86 houses for sale, 7 will sell in the next 30 days.  If you assume that the house is priced right, one of the next best advantages is to have the house staged by a professional stager.  Some interesting statistics, from houses in the greater Tampa Bay area, show that of 9 properties that recently sold, the average days on market was 150.  Of these, 6 were not staged for over 100 or more days.  Three were listed and staged at the outset.  The three that were staged from the beginning sold in 29, 3 and 28 days.  All told, the 9 houses averaged 150+ days on market, however the time to contract after each was staged by a professional stager was 20 days on market.  Even one house that had been on the market for 9 months went under contract in 21 days after being staged.

The bottom line is price your house right for the market and then to have an almost unfair advantage, have it staged by a professional stager.

Baywood Village 60 Day Update

by Doug & Gwen Campbell at Sun Bay Associates

Here is the Baywood Village 60 day update for real estate activity in this waterfront Palm Harbor community.  There presently are 9 homes listed for sale in Baywood Village, with 5 houses under contract and 2 houses sold in the last 60 days in Baywood Village, Palm Harbor.

Of the 9 homes for sale in Baywood Village, five have been on the market for more than 4 months, with four of these houses having 523, 709, 960 and 1010 days on market.  That amount of days on market is a strong indicator that the market is rejecting the list prices of these homes.  The prices for all nine homes on the market in Baywood Village, Palm Harbor range from $799,000 to $150,000.  The house listed for $799,000 has the 1010 days on market.

Of the five houses listed as under contract in Baywood Village, two are short sales and one is a foreclosed property. 

Two houses sold in Baywood Village in the last 60 days.  One, at 350 Westwinds, on the water sold in only 45 days.  This is an example of the market readily accepting the list price.  The other sale was sold in 164 days, a completely remodeled home on the water. 

As time allows, we'll look at the days on market for various neighborhoods to see how the numbers compare for active listings and houses that sell.  In the case of Baywood Village, Palm Harbor, the days on market for active listings is 392 and the days on market for houses that have sold is 105.  This indicator suggests that the sold houses were priced at market value and the houses that are active listings are still above the market value for the community.  Do yourself a favor if you are selling your home and price it at market value.  You will sell it quicker and realize more money in your pocket than if you list it high with "room to negotiate".  Listing your house too high for the market will only cost time and because of the still declining market, the value will continue to go down, as much as 1% a month.

Displaying blog entries 1-6 of 6

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Photo of Gwen and  Doug Campbell - Sun Bay Realty Group Real Estate
Gwen and Doug Campbell - Sun Bay Realty Group
at Keller Williams Realty
30522 US Hwy 19N, Suite 107
Palm Harbor FL 34684
Doug's Cell 727-741-4189
Gwen's Cell 727-741-7260
Fax: 888-447-7908