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Royal Stewart Arms, Dunedin, FL

by Doug & Gwen Campbell at Sun Bay Associates

Royal Stewart Arms, Dunedin, FL is a 55+ condo community with spectacular views of the Gulf of Mexico and the intracoastal waterway.  This community has it all, including tennis courts, shuffleboard, fishing pier and an active community association.  Royal Stewart Arms, Dunedin, FL is on the Dunedin Causeway and is the last development before entering Honeymoon Island state part.  

Today's 30 day real estate update for Royal Stewart Arms will cover the latest real estate listing and sales activity for this 55+ condo community.

Currently, there are 21 active listings in Royal Stewart Arms.  Of these 21 listings, 7 are one bedroom one bath condo units.  The other 14 listings are 2 bedroom units.  All together, the average days on market for all 21 condos is 201 days on market.  For the one bedroom units, the average days on market is 177 days on market.  Five of these listings have more than 120 days on market, which is a sure indicator that the price is higher than the market is willing to pay.  

The average price for all the condos in Royal Stewart Arms, Dunedin is $148,643 and coupled with the average of 201 days on market certainly indicates the market is rejecting these list prices.

There are only 3 condos under contract, 2 listed at $129,900 - both of which are 2 bedroom 2 bath units.  The other unit under contract is listed for just under $175,000 and has been updated, with stainless steel appliances, granite countertops, newer A/C and water heater, and much more.

There was no sale in Royal Stewart Arms in the last 30 days.  If you are looking for a great location for a very competitive price, Royal Stewart Arms is definitely worth a look.  It is not a landlease complex.  Pets are not allowed.  What is allowed is the Florida lifestyle of a 55+ condo community, including the beaches, easy access to Honeymoon Island, fishing, and the benefits of being so close to charming downtown Dunedin.  

Keller Williams Gives Back to the Community

by Doug & Gwen Campbell at Sun Bay Associates

Keller Williams real estate agents in Palm Harbor volunteered their talents for a makeover of a home in Dunedin, FL.  The project was for a family that has adopted children and taken in dozens of foster children, many with handicaps. 

This was a large community service project by these real estate agents and several other groups that provided donations of time and equipment to help us make this a success.  Working strictly on a volunteer basis, the agents, along with the appropriate licensed professional electricians, installed a new air conditioner, new windows, a new sliding glass door, a clothes dryer, and insulated the ceiling and walls of a very large, unfinished play room for the children.  The Keller Williams real estate agents then painted the inside of the newly redone playroom, painted the outside of the addition, repaired outdoor playsets, swings and basketball net, and the fence in the yard.

Another group of agents then procured lawn services to mow the grass, trim it and blow off the debris.  The agents then weeded the flower beds and placed over a dozen bags of mulch in the flower beds.  The memorial garden on the patio in the backyard was cleaned up and mulched.  When the project was over, the playroom had a new air conditioner, new carpet, fresh paint inside and out, repaired playground equipment and freshly landscaped flower beds.

The Palm Harbor Keller Williams real estate agents all contributed large chunks of time away from their businesses to give back in community service to the wonderful blended family of natural, adopted and foster children in Dunedin.  All were tired, and all felt good about giving back.  To learn more, visit the St. Pete Times link about the Keller Williams Red Day of community service.

Dunedin's 2nd Friday

by Doug & Gwen Campbell at Sun Bay Associates

Looking for something that is fun to do in Dunedin, FL.  Plan to take part in the Dunedin 2nd Friday wine and art walk.  This is a regular event, happening on the 2nd Friday - go figure - of the month.  There are more than 30 merchants offering prizes, drawings and other give-aways throughout the event.  Wine tasting begins at 5:30 PM.

There will be a fashion show hourly on the Pioneer Park Stage, beginning at 5:30 until 8:30.  So come on out to historic downtown Dunedin on the 2nd Friday of the month for an art walk, wine and fun.  Great restaurants and shops, all on a beautiful waterfront setting in Dunedin will make this an evening of fun.  Much better than watching TV reruns.

If you would like to get an idea of the value of your home, especially in the Dunedin area, simply complete request below.  No one will call you unless you ask us to. 

Has the Dunedin, FL Real Estate Market Stabilized

by Doug & Gwen Campbell at Sun Bay Associates

Has the Dunedin, FL real estate market stabilized?  It is beginning to look like the price freefall is over or at the very least slowed.  In the past 90 days, in 30 day increments, we review the Dunedin, FL real estate market and the following is what we see.

From January 26 thru February 26, 2010, there were 191 single family houses actively listed for sale.  In that period, there were 56 houses listed as Active with Contract and 38 houses listed as Pending Sales.  The critical number is that 32 houses in Dunedin sold in that period, with an average sales price of $183,788 and the average Days on Market, or DOM, of 80.  The list price to sales price ratio is 0.93, or average list price of $201,426 to average sale price of $183,788.

From February 26 thru March 26, 2010, the number of active listings was 191, 56 houses were listed as Active with Contract and 38 houses listed as Pending Sales.  In this time frame, 21 single family houses sold, at an average sales price of $171,748 and an average DOM of 44.  The list price to sales price ratio was 0.91, or an average list price of $184,675 to average sale price of $171,748.

From March 27 thru April 26, 2010, the number of active listings was 191, 56 houses were listed as Active with Contract and 38 houses listed as Pending Sales.  The stability of the active listings, under contract and pending sales is remarkable.  The number of single family homes in Dunedin that sold in this period was 28, at an average sales price of $178,984 and DOM of 66.  The list price to sales price ratio was 0.95, with an average list price of $188,624 to an average sales price of $178,984.

You can see that the number of listings in Dunedin has apparently stabilized, with 191 active listings and an average of 27 houses selling in any 30 day period.  This means that for every one house sold, 7 remain on the market.  Thus, if you, the seller, want to sell your home, you must be in the top 14% of houses on the market or you will most likely not get an offer.  The good news is that the prices for this 90 day window did not plummet for Dunedin, FL.  The number of houses on the market in Dunedin is holding steady, and the number being sold is also relatively steady.  This indicates that the Dunedin real estate market may be stabilizing.  If this is the case, and we will know more in the next 90 days, it is possible that prices will remain at least steady (read stabilized) for the next several months before there is any indication of an upward tic. 

If you are a buyer, this is clearly the best time to buy.  Prices are not going to get much lower, and with the impending increase in interest rates, the buyer will be getting less house for the same monthly payment

Baywood Village Update-Palm Harbor, FL

by Doug & Gwen Campbell at Sun Bay Associates

Baywood Village in Palm Harbor, FL is an active waterfront community.  Here is an update on activities in Baywood Village for the month of April.

Easter Saturday is an Easter egg hunt at the community clubhouse for the kids.  This is always a family friendly event and a big it with the kids.  After the Easter egg hunt, the guest of honor, the Easter Bunny will make an appearance for photos with the kids.  Then everyone can have lunch with hot dogs and sodas.

Then the Baywood Village annual fishing tourney gets underway the same day.  Boats leave in the morning and end the day with laughter and a meal in the evening.

The board of directors has arranged for a hazardous materials disposal for April 28.  Bring your hazmat stuff to the Baywood Village clubhouse and Pinellas County will pick up these hazardous materials for disposal, at no cost. 

Finally, in March, the Women's Club collected over 360 items of food to donate to the local F.E.A.S.T.  The people who live here give back to the community of Palm Harbor.  Baywood Village is a great place to live.  As a waterfront community, there are real benefits, like being able to go fishing at a moment's notice, grill dinner on your deck overlooking the canal that leads to the Gulf of Mexico in just minutes.  Those who live here enjoy the life, and also give back to their community.

Real Estate Sales in Oldsmar, FL

by Doug & Gwen Campbell at Sun Bay Associates

Oldsmar, FL is a wonderful community in the Tampa Bay area.  The following data can help you determine the current situation of the real estate market, especially in Oldsmar, FL.  Here are some pertinent statistics for real estate activity in Oldsmar for the first two months of 2010.

Price range $300,000 - $500,000:  Active listings 40; Under contract 5; Pending sale 3; Sold 2;  Expired listings 7; Average days on market 238

Price range $175,000 - $300,000:  Active listings 44; Under contract 4; Pending sale 8; Sold 4; Expired listings 12; Average days on market 69

Price range up to $175,000:  Active listings 33; Under contract 10; Pending sale 11; Sold 12; Expired listings 5; Average days on market 67

In most cases, houses that expire are priced too high, although there can be other causes, such as poor condition.  However, if priced correctly, just about anything will sell.  Higher priced houses simply take longer to sell since there are fewer buyers as price increases.  The numbers show that there are fewer listings in Oldsmar for $175,000 or less and more houses sold in that same price range, so the most activity is in the under $175,000 price range.  Also, these houses sold quicker than the higher ranges.  The Oldsmar real estate market is very active under $175,000, and this is typical for the greater Tampa Bay area.  Higher priced houses have fewer qualified buyers available so the sales numbers for the higher priced houses are a bit less encouraging. 

With interest rates at historic lows, and home prices at ten year lows, this is a terrific time for qualified buyers to find outstanding value when looking for their new home.

Real Estate Sales Activity in Palm Harbor, FL

by Doug & Gwen Campbell at Sun Bay Associates

Baywood Village in Palm Harbor,FL is a waterfront community on the Gulf of Mexico with a canal system that connects many homes in the neighborhood to the Gulf.  There is a wide range of home prices in Baywood Village, since the neighborhood was first started in the early 1960s.  The first homes in Baywood Village were built in the early 1960s and various phases were added over the years, with Baywood 5 being the final phase built in the late 1980s.    The phases of construction account for much of the range of home prices.  The real estate sales activity for the first two months of 2010 are below.

In the $125,000 to $175,000 price range, there are 4 houses listed and 3 sold.  The average Days on Market for the active listings is 226, the average Days on Market (DOM) for those that sold is 65.  For the three houses that sold, the average sales price was 91% of the average list price.

In the $175,000 to $300,000 price range, there are 5 houses listed, 2 under contract and 1 sold.  The average DOM for the active listings is 89 and for the one that sold is 379 and it sold for $$145,000.

In the $300,000 to $500,000 price range, there are 6 houses listed, 1 under contract and 0 sold.  The average DOM for the listed homes is 218.

In the $500,000 and above price range, there are 6 active listings, 1 under contract and 1 sold.  The average DOM for the listed homes is 165 and the 1 that sold was on the market for 147 days and was listed at $725,000 and sold for $650,000.

Generally, the longer a home is listed, it means that the list price is too high.  In some cases, especially in a short sale situation, a house may be listed for a long time because of the lengthy bank approval time for short sales. 

Naturally, home prices are down from the peak of 2005, in Baywood Village as just about everywhere else.  When houses are priced properly, sales move much quicker because the marketplace is accepting the prices.  The Days on Market or DOM is a very good indicator for homeowners to use to understand that a house that has no or very little activity in the first 30 days, or is on the market for more than 90 days, needs to have the price adjusted.  This is true in almost all cases, especially in today's market where price is the driver since there is still a lot of inventory.

Avoid Foreclosure in Palm Harbor, FL

by Doug & Gwen Campbell at Sun Bay Associates

Imagine that you live in Palm Harbor, FL, are behind on your mortgage, and facing foreclosure.  This is not an unusual scenario for people in Palm Harbor, FL, or almost anywhere else in Florida either.  On TV and the radio, you hear ads from attorneys telling people to extend the time they can live in their homes by not paying their mortgages and eventually declaring bankruptcy to avoid foreclosure.  In some cases this may actually benefit the homeowner, but not in most cases.  After foreclosure, the homeowner is, in almost all cases, still responsible for the TOTAL mortgage balance.  And if the homeowner goes to a lawyer, there is the up front fee that must be paid to that attorney.

A real alternative is to try the short sale route.  This is simply selling the home at market value.  When an offer comes in, the homeowner asks the bank to forgive the difference between the amount owed and the amount the house sells for.  In many cases, the bank will even forgive asking for a deficiency judgment.  If the short sale is successfully concluded and the deficiency judgment is negotiated away, the homeowner can then move on with his/her life without the cloud of a massive debt hanging over them. 

If you know someone who lives in Palm Harbor, FL and is upside down in their home, or someone in your community in that situation, give the short sale approach some thought.  It is far better than declaring bankruptcy or going through foreclosure.  Click here for additional information.

 

Baywood Village - a Waterfront Community in Palm Harbor, FL

by Doug & Gwen Campbell at Sun Bay Associates

Baywood Village in Palm Harbor, FL is a quiet, waterfront community that is one of the best kept secrets in  north Pinellas County.  The homes on the canal system have direct access to the Gulf of Mexico and most have docks with boat lifts right out the back door, although in Baywood Village, the dockside is considered the front door.  There is a mix of older homes and newly built homes - with all the upgrades one would expect in a waterfront community.

Of course the fishing in the Gulf of Mexico is excellent, only minutes from your dock.  Just a mile or two away from Baywood Village are Anclote Key and Three Rooker Bar, both boating destinations for the community, whether for a day trip at the beach, a weekend for fishing and partying, or for the outstanding fishing in the flats surrounding these islands.  Also, just a short ride by either car or boat is Howard Park in Tarpon Springs, just north of Palm Harbor.  Howard Park has wonderful beach and picnic facilities and is a very popular destination all year round.

Baywood Village is also a short drive from historic downtown Palm Harbor.  There are wonderful restaurants, such as the Thirsty Marlin, Peggy O'Neills Irish Eatery, and the Old Town Cafe which serves absolutely excellent coffee, coffee specialties and desserts.  Not to mention great lunches.

Palm Harbor also has excellent schools, with the jewel being Palm Harbor University High School.

One of the best features of living in Baywood Village is that it is still an affordable waterfront community.  And in the current real estate market, Baywood Village in Palm Harbor is a desirable and affordable place to live. 

Check it out.  The fish are waiting for you - right outside your "front" door.

Displaying blog entries 1-9 of 9

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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 S
Palm Harbor FL 34684
Doug's Cell 727-741-4189
Gwen's Cell 727-741-7260
Fax: 888-447-7908