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Oak Tree Plaza in Dunedin, a New Park

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The Tampa Bay Times reported that a new park in Dunedin will be officially opened on Thursday, Sept. 13 at 11 AM.

The public is invited to the Thursday grand opening of Oak Tree Plaza, a new park at the intersection of Main Street and the Pinellas Trail in downtown Dunedin. Once a driveway, the plaza now features a linear brick-paved walkway highlighting access to storefronts, benches and landscaping intended to preserve a vintage oak tree that serves as the plaza's focal point. Thursday's 11 a.m. ceremony will include speeches by city and community leaders, as well as the dedication of a commemorative plaque at the base of the 150-year-old tree.

Dunedin has numerous parks that take advantage of the Pinellas bike trail, or the beautiful waterfront along the Gulf of Mexico, or a combination.  Living in Dunedin can be a unique lifestyle, with historic homes, the proximity to beaches, fishing and all sorts of water related recreation, and the vibrant downtown of Dunedin on Main Street.

Pinellas County Real Estate - Did We Hit Bottom Yet??

by Doug Campbell at Sun Bay Associates with Keller Wi

What a conundrum (also the name of a good wine) the real estate market in Pinellas County is. This includes Clearwater, Dunedin, Oldsmar, Tarpon Springs and the various beaches among other communities.  Sales are up. Even prices are up!! The number of listings is down. And distressed property was less than 20% of the active inventory in our area of Tampa Bay for the month of May. Better yet, bank owned (foreclosed) property was only 5% of active listings.

The median prices for non-distressed (short sale and bank-owned) properties in the Tampa Bay real estate market were 16% higher than the distressed property prices. The best news is that total sales for this year are up almost 12% compared to last year.

So why is the media still talking about the bad Tampa Bay real estate market? The short answer is, "I don't know." Today when a house in good condition comes on the market and the price is close to market value, it seems these properties are flying off the shelves. Of course, there are still those sellers who "need" to get XX dollars from the sale of their house, and their Realtor does not do a very good job of presenting the true market value, thus the house goes on the market too far above market value, sits there for months with no activity, and ends up sitting on the market after turning into a stale listing that no one even wants to see.

The best way to maximize your profits when selling a house is to price it at the market value.  In the current market for Pinellas County, when a house is priced right, buyers who  have been following the market and know the inventory is low, look at it immediately. The buyers then determine the market value by showing up to look at the house, and make offers.  The seller has the opportunity then to either sell the house at the offer price, negotiate a deal, or hold fast to a price that is too high, thus re-buying their own home. In this environment, it is not rare for the house to actually sell a little above the list price. When there is not a lot of selection, buyers get more eager when a good property comes available.

In our Tampa Bay market (St. Petersburg, Madeira Beach, Ozona, Clearwater Beach and others), houses that are currently in the $120,000 to $140,000 price range are selling fastest, making up just about 10% of the market. The number of active listings in Pinellas County in May 2012 was 3,217, a decrease of more than 34% from May of 2011. This appears to be the lowest level of active listings since before January of 2007. That is the lowest level of listings in over 5 years!! This is telling the buyers who are looking for further price drops that there probably won't be any, as the law of Supply and Demand is kicking in.

One last little statistic, in the Pinellas County real estate market, 60% of residential transactions year to date (thru May) have been cash, 24% are conventional, and 11% FHA.

The message is clear, if you are a buyer, don't wait or it will cost you more money for the same house. The other way to look at that is you will get less house for the same money. Look at the above info and you can determine if the Tampa Bay real estate market has hit bottom yet.

Rare Find

by Doug & Gwen Campbell at Sun Bay Associates

Every once in a while there comes along a rare find in real estate.  This is one of those.  This is an original Victorian home, built in 1892 in Dunedin, FL.  It has spectacular Gulf front vistas of Honeymoon Island.  It has a private fishing dock.  All told, there are 10 bedrooms, a couple of fireplaces, original wood floors throughout this incredible home.

The craftsmanship in this Victorian home is rarely seen today, mostly due to the cost to create the added features, hand-carved woodwork on the stairways, stained glass windows and more.

If you are the type who loves history and restoring homes, this is the house for you.  Some tender loving care and this house will be the crown jewel of Victorian homes in the entire area.  On top of its stunning location with the unparalleled Gulf front views of Honeymoon Island, not to mention the daily nature show of sunset over the Gulf, this home is located just a short walk from historic downtown Dunedin.  This means lots of festivals, crafts fairs, good restaurants, and many, many activities for all interests.

You really have to see this house to believe it.  Come, feel the Gulf breezes, admire the craftsmanship, and most of all, re-live the lifestyle of a bygone era. 

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.  

Country Woods, Palm Harbor

by Doug & Gwen Campbell at Sun Bay Associates

There are currently only two homes listed in the Multiple Listing Service for Country Woods, Palm Harbor.  These are executive home values.  One is 2894 Turtle Terrace, is a 3,200 square foot home with 3 car garage and is listed for $425,000.  The list price per square foot is $133.  The other home in Country Woods, Palm Harbor is on 2713 Beagle Path Way, is a 3,246 square foot home with a 3 car garage and is listed for $329,900.  The list price per square foot for this executive home is $102. 

For entry into one of the most desirable neighborhoods in the Palm Harbor and Dunedin area, the home on 2713 Beagle Path Way seems to be an exciting bargain.  To learn more about this home, which is listed for nearly $100,000 less than its competition, and has a list price per square foot of $31 less, visit www.2713beaglepath.com.

Country Woods, Palm Harbor is actually in Dunedin, thus has access to the Dunedin boat ramp and the other amenities available to Dunedin residents.  Country Woods also is zoned for the Palm Harbor University High School.  To learn more about the schools in the area, visit Sun Bay Associates recommended links page and find information on schools, recreation, taxes and much, much more. 

Come, check out Country Woods, Palm Harbor.  Live in an executive neighborhood, near to the Pinellas County bike trail, and the fabulous beaches on our coast, including Clearwater Beach, Caladesi Island and Honeymoon Island state park.

Fairway Estates, Dunedin a Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Fairway Estates, Dunedin, FL is a golf course community within the city of Dunedin and on the Dunedin Country Club.  The neighborhood is close to downtown Dunedin and the Pinellas bike trail.  Of course there are the world famous beaches of Clearwater and Honeymoon Island and Caladesi Island.  The Gulf of Mexico offers outstanding fishing and boating and is minutes away from Fairway Estates, Dunedin.

For the last 30 day reporting period for real estate in Fairway Estates, Dunedin, there are 15 houses listed for sale, 3 houses under contract and 2 houses sold.  Three houses have been listed in Fairway Estates, Dunedin in the last 30 days and none of these are distressed properties.  There are three houses in Fairway Estates, Dunedin that are Dunedin short sales. One, on Armour Drive has 90 days on market, one on Watrous Drive has 47 days on market and the third Dunedin short sale on Fairway Drive has  279 days on market.

For information on houses available in Dunedin or any other community within the greater Tampa Bay area, visit Sun Bay Associates FREE home search and build your own personal real estate search.

Prices range from a low of $124,900 with 90 days on market to $499,900 with 581 days on market.  The average list price for houses for sale in Fairway Estates, Dunedin is $239,973 and 140 days on market.

Of the three houses in Fairway Estates, Dunedin that are under contract, one is a Dunedin short sale.  This house is on 2340 Armour Drive, is a 2 bedroom/2bath home listed for $150,000 and has 215 days on market.

If you are interested in finding out about the Dunedin area and all that it has to offer, visit Sun Bay Associates favorite links page and see the goings on in the area.  Also, you can access the school system site for Pinellas County, as well as many other valuable websites.  Mark this as a favorite to get info on the entire Pinellas County area.

Two houses sold in the last 30 days in Fairway Estates, Dunedin.  One at 1401 Hagen Ave. was listed for $175,000 and sold for $160,000 after only 4 days on market.  This is a 1,425 square foot home wiht 3 bedrooms and 2 baths.  Clearly, the market price for his home was just right.  The other home that sold in Fairway Estates, Dunedin is on 1195 Ford Ln.  This is a larger home, with 2,292 square feet, 3 bedrooms and 3 baths.  It had 137 days on market.

Investor Alert, Dunedin Isles 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Investor Alert!! Here is today's 30 day real estate update for Dunedin Isles, Dunedin, FL.  There are a good number of opportunities for investors to capitalize on in today's real estate sales market with quality houses in the highly desirable Dunedin area.

For the latest 30 day period, there are 25 properties listed for sale in Dunedin Isles.  Of these, 2 are bank owned, or REO distressed property.  There are six distressed property short sales.  With the pressure on sales from distressed property, the list prices of houses that are not distressed are being held down by the distressed property listings.  This is an interesting scenario in this area for the investor to purchase potentially excellent investment properties.

The average list price of the listed houses is $400,272, with three houses at or above $1,000,000 and none of the three are distressed.  The prices drop from there to the next lowest list price of $499,999 and $450,000 then down to $257,000.  The list price range is from $3,995,000 to $52,500.  The average list price for the 25 houses for sale is $400,272.  The range for days on market is from 22 to 482, and the average days on market is 153.

There are 6 houses under contract in Dunedin Isles for this 30 day period.  Of these 6, 5 are distressed property.  One is an REO, or bank owned property.  The other 4 distressed properties are short sales.  The list price range for these under contract houses is $69,040 to $375,000 and the range for days on market is 9 to 60.

For this 30 day period, the real estate sales reflected only one closed transaction.

322 Rowena Ln., Dunedin, listed for $99,000 and sold for $92,250 after only 21 days on market.  This is a 1,104 square foot house with 3 bedrooms and a one car garage.

For sellers interested in information on distressed property, visit Sun Bay Associates' distressed property site for information on short sales, foreclosures, deed in lieu and other distressed property issues.  All this information is free with no obligation.

To get information on a specific neighborhood, visit Sun Bay Associates' Market Snapshot and get real time real estate sales information on the neighborhood of your choice.

To get information on real estate sales in the greater Tampa Bay area, visit Sun Bay Associates' FREE home search and create your own unique real estate search for the perfecthome or investment vehicle.

Happy House Hunting!!

Fairway Estates, Dunedin - a 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Fairway Estates, Dunedin continues to have an active real estate market.  This wonderful community abuts the Dunedin Country Club and golf carts are the way to get around in this golf community.

For this 30 day period, there are 11 homes listed for sale in Fairway Estates, Dunedin, FL.  The average list price is $236,909 and the list prices range from $114,900 to $499,900 with the average days on market at 150.    Days on market is one gauge that real estate investors use to help determine if a property is priced correctly.  The more days on market a house is listed, that tells the real estate investor that the price is being rejected by the market of buyers.

One home in Fairway Estates is currently under contract, after only 4 days on market. 

1401 Hagen Ave. was listed for $175,000, has 1,425 square feet and a 2 car garage.

In this last 30 day period, 4 homes sold in Fairway Estates, Dunedin.  Two of these are distressed property, bank owned.

One of the distressed properties is:  1242 Taylor Ave., listed for $159,000 and sold for $168,000 after only 19 days on market.  The sale price reflects the current market value and as often happens when a house is priced correctly, the final sale price was higher than the list price.  This is especially true for bank owned distressed property since the banks want to price houses correctly so they can get them sold and off the books.

The other bank owned distressed property in Fairway Esates was 1310 Fairway Dr., listed for $165,338 and sold for $165,338 after only 49 days on market.

Two other homes in Fairway Esatates sold in the past month.

1159 Burke Ave., listed for $224,900 and sold for $211,000 after 142 days on market.  This is a 3 bedroom house with a 2 car garage.

2326 Armour Dr., listed for $268,000 and sold for $255,000 after only 47 days on market.  This also is a 3 bedroom home with a 2 car garage and has a pool.

For information on specific neighborhoods, visit Sun Bay Associates' Market Snapshot for real time information on real estate activity in the neighborhood your have interest in.

Royal Stewart Arms - 30 Day Real Estate Update

by Doug & Gwen Campbell at Sun Bay Associates

Today's Neighborhood Scoop 30 day real estate update is for Royal Stewart Arms, Dunedin.  This 55+ condo community is on the Dunedin Causeway at the entrance to Honeymoon Island and just a quick ferry ride to Caladesi Island, two of the best beaches in the United States.

For this 30 day update, Royal Stewart Arms has 25 condos listed for sale.  The average price is $164,077 with 152 days on market.  The average list price per square foot is $168.  Since our last update, 2 condos have come up for sale in this desirable 55+ condo community in Dunedin.

7 Dundoon Pl., #103 is listed for $157,900 and has only 2 days on market.  This is a 957 square foot 1 bedroom/1 bath condo.  The list price per square foot is $165.

9 Forbes Pl. #210 is listed for $189,900 and has 30 days on market.  This is a 975 square foot 2 bedroom/2 bath condo.  The list price per square foot is $195.

In the last 30 days, 3 condos have sold in Royal Stewart Arms.  The average selling price was $153,000, average days on market was 44 and the average price per square foot was $146.

The largest, at 1181 square feet is a 2 bedroom/2 bath condo and was completely renovated with new kitchen, bathrooms and tile floors in the last six months, and new air conditioner and air handler installed in 2009 too!!  The list price for this stunning condo was $199,950 and the sale price was $195,000, with a price per square foot of $165.  This unit had only 55 days on market.

The other two units sold were:

7 Elgin Pl., #308, listed for $129,900 and sold for $117,000 after only 25 days on market.  This is a 970 square foot 2 bedroom/1 bath condo with the sale price per square foot at $121.

7 Elgin Pl., #803, listed for $159,900 and sold for $147,000 after 51 days on market.  This is a 975 square foot 2 bedroom/2 bath condo and the sale price per square foot was $151.

If you are interested in the real estate activity in your or any specific neighborhood, check out our Sun Bay Associates' Market Snapshot for real time real estate listings and sales.

For real estate activity in the greater Tampa Bay area, check out Sun Bay Associates' FREE home search and design your own personal real estate search.

Fortunately, the real estate market in the 55+ condo community of Royal Stewart Arms does not currently have any distressed property listings.  If you would like to learn more about distressed property, short sales or foreclosures, check out Sun Bay Associates' distressed property site for information and free reports.

Happy House Hunting!!

Fairway Estates, Dunedin, 30 Day Update

by Doug & Gwen Campbell at Sun Bay Associates

Here is your 30 day update on real estate activity in Fairway Estates, Dunedin.  There are currently 10 houses actively listed in the MLS.  Three of these have come on the market in the last 30 days.  One of the new listings is a foreclosed property:

1242 Taylor Ave., listed for $159,000 and has only 8 days on market.  Two other listings in Fairway Estates are short sales and have 161 and 182 days on market.

There are four houses in Fairway Estates in Dunedin under contract.

1310 Fairway Dr., listed for $165,338 with 49 days on market.  This is a bank owned house.

1159 Burke Ave., listed for $224,900 with 142 days on market.

1301 Fairway Dr., listed for $264,900 with 119 days on market.

2326 Armour Dr., listed for $268,000 and 47 days on market.

One home sold in Fairway Estates in the last 30 days.

1440 Fairway Dr., a short sale and was listed for $180,000.  This sold for the bank accepted price of $175,000 after 261 days on market.

If you would like to follow the real estate market in Fairway Estates in Dunedin, click on Sun Bay Associates Neighborhood Scoop for Fairway Estates.

To find specific real estate information for your own neighborhood, visit Sun Bay Associates Market Snapshot.  For those who are more interested in searching the entire Tampa Bay real estate market, visit Sun Bay Associates FREE home search and create your own unique real estate search.

 

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Photo of Gwen and  Doug Campbell - The Campbell Team Real Estate
Gwen and Doug Campbell - The Campbell Team
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