Kathleen Floryan

For an update, Ocean Grande has had some recent activity as the market is picking up. A second floor 3/3 2036 sq ft condo had an initial list price of $555,000, the last list price was $498,000 and it sold for $445,000 on 7/18/2008 after 151 days on market. A ground floor unit, a 3/3 with 2236 sq ft. (previously the developers unit and never lived in) with waterviews and lots of upgrades was on the market for $635,000. After 209 days, it sold for $485,000 on 7/2/2008. There are currently 19 units for sale (less than 10% for the whole community which is about average). The lowest price for a 3/3 is $327,750 . The highest price is $ 875,000 for a 3/3 with 2239 sq ft located on the third floor and includes an incentive for purchasing with a Serenata Beach Club (ocean side) membership included (valued at around $8000+/- )The average days on market for all condos in St Johns County is running about 180 days. The Last List Price to Sale Price Ratio is averaging 90.8% overall. (From ST JOHNS CTY MLS REPORTS FOR JULY 2008). Ocean Grande is a beautiful condo community located in S Ponte Vedra across the street from the Serenata Beach Club. Many of the units are exceptional and have features desired by many including views of both the intracoastal waterway and the ocean. You can see from these sales numbers, it is a buyers market for sure. So don't wait too much longer if you are going to buy. Call me at 904-687-5146 to set an appointment to see the condo you prefer. I look forward to hearing from you soon. - Thu Aug 21 2008, 23:31

Dear Tim, I am from NY and definitely can tell you this is a place that you will absolutely enjoy. As a relocation specialist I can also share with you that there are many communities and seemingly more every month. Go to www. newhomeguide.com for many of the newer developments and their pricing. I love to show new construction and resales to all of the relocating folks that I help. A couple of simple Google searches with the just the names of the subdivisions will help eg. SeaGrove, St Johns Forest etc. Follow that by a google maps search at http://www.maps.google.com When there type in an address obtained from your MLS search results and click on "street level". You can virtually "drive through" the neighborhood as if you were in a car. (if you need an MLS search with your specific criteria for specific communities - just let me know-no obligation-email me at kathleen@kathfloryan.com). Some of the street level searches are not on line yet but many are if they are not "gated" like Marsh Creek. Gated communities will only have google earth working. Also, a consideration for many newer communities are the CDD fees attached to the purchase of your new home. Go to my web site to find out more about CDD fees and how they work. Nocatee, Palencia, Heritage Landing, St Johns Forest, and other areas have those CDD fees attached. In some cases, as an incentive, builders are paying for the CDD fee (doesn't cover the operations and maintenance fees also thrown into the annual costs in addition to your property taxes). I am unsure of how long that type of incentive will be available. But if you like the community it is well worth getting that 30 years of CDD fee paid off. Some communities have facilities (pool, tennis, basketball, etc) as part of the Home Owners Association Fee (varies from community to community). Some have the facilities attached to a Country Club (Marsh Creek, St Johns Golf & CC etc) where you have to join the Country Club as a separate entity although to live in that community you do not have to join the Club. For the best in school information go to http://www.educationguide.net and click on the Northeast Florida Education Guide for School Grades and Test Scores for local area schools. That will help you decide what will work best for your children. Call me at 904-687-5146 when you are ready to make your move. - Tue Aug 19 2008, 20:22

Hi Beverly,
Perhaps other REALTORs have not seen this recent article yet but things have definitely improved in the Cascades and they are definitely selling properties in there now. Go to this Jacksonville business journal article for more information. http://www.bizjournals.com/jacksonville/stories/2008/07/14/d… I think it will give you an unbiased viewpoint. Call me at 904-687-5146 when you are ready to make that decision. You may already have a relationship with a REALTOR, but just in case you do not, I will be happy to show you the Cascades and Anastasia Island. Both have their pros and cons and are unique. You may find out more information about me, the area, and other informative links by going to my personal web site. I look forward to hearing from you. - Tue Aug 19 2008, 18:46

Thanks John, but I wouldn't think twice about the other side if it was directly on the lake. However, one interesting tidbit is that the east side of Washington Street is in the City of St Augustine and the West side of the Street is in Lincolnville. Let either of us know, Catherine, if we can help you further. 904-687-5146 - Mon Jul 28 2008, 04:55

Hi Catherine,
Waterfront in Fl is incrementally valued based on location...oceanfront being most desirable and obviously carrying a higher price tag. Following is oceanview, then Intracoastal Front, Intracoastal View, MarshFront, Marshview and Lake Front, and Lake View...except in the historic district which is what you are referring to.
It depends on which side of Maria Sanchez Lake you are referring to. On the East side of the Lake, those homes typically on Cordova , Charlotte, or St George Street are in the historic district and have waterviews. These houses hold significant value (historical as well as $) and maintain it and will always have appreciation if kept well. Many of these homes have been lovingly restored. On the Western side of the Lake, along Washington Street, some of those homes have not been kept up well and some are in need of remodeling. Because they are more of a "direct" waterfront property in a historic area (bordering Lincolnville) they command more $ than those say on a lake in a subdivision. For instance 314 St George Street built in 1917 with 2359 sq ft sold in Jan of this year for $675K after being on the market for 212 days and last list price of $698K. The restoration of that home was spectacular and true to the architectural elements of the orgininal home. There is a house at 145 Washington Street that is in need of total gutting and remodeling and probably would be worth the $500K price tag and more if it were restored to its original quality given the sq ft. and the direct frontage on the lake. 153 Washington Street sold for $709,000 with 2295 sq ft in 2006 and 143 Washinton St sold for $858,000 in 2007 with 3055 sq ft. You can do the math based on sq ft and sold price to get price/sq ft. But roughly it is av $286 to $290/sq ft. If you take that number an multiply times the sq ft of the house you are looking at and couple that with the condition of the house and the repairs you'll need to do ....It very well would be worth it!
I hope this helps you. If you are working with a REALTOR that person can confirm what I have shared with you. If you are not working with a REALTOR, let me help you buy that house! I would. - Thu Jul 24 2008, 22:39

It is interesting to me that some people feel that "staging" a house is best. Perhaps its because they make extra income from the staging services they provide. I have actually sold more houses vacant than with furniture. Some of the responses I have received from potential buyers is that the personal tastes in furniture, even when a house has minimal furniture, gets "in the way" of the buyer being able to visualize their own furniture in the new house. If you have very nice furniture, and the home is not necessarily "high end", I have had responses where people are hesitant to purchase the house because their furniture is not as "nice" and "wouldn't fit the decor" . Or worse, the nice furniture adds to the opinion that the house is "overpriced". When a house is void of furniture, but is clean, painted and has that "ready to move into" look with little to no work associated, the house is easier to sell in my opinion. Your REALTOR who has been working with you and knows the house will be able to be honest and tell you that it would be best to clear out everything or leave the nicest furniture behind. - Wed Jul 23 2008, 21:27