FLORIDA’S SPACE COAST IS ONE of the most desirable vacation areas in the state, featuring fabulous beaches, a world of activities and a tropical climate. It is also one of the best places to live year-round. As Dr. Ted Carrick, a new homeowner at Mystic Vistas says, The area is phenomenal.

The same can be said of Mystic Vistas. This is the last major oceanfront project in Cape Canaveral, and, as such, is in extremely high demand. With spectacular views of the ocean, space launches and cruise ships, there s always something new to enjoy.

A private gated community built in the Mediterranean design, Mystic Vistas offers six different luxurious three-bedroom, two-bathroom floor plans. These condos have the little extras that make a big difference: high ceilings to create a feeling of spaciousness and the added detail of crown molding in the living and dining areas.

The master bedroom suite is especially nice, with his and hers air-conditioned walk-in closets, oversized tub and shower, custom wood cabinetry and ceramic tile. In some units, the master bedroom is separated from the other bedrooms, providing extra privacy.

Kitchens have been designed to be both stylish and efficient, with extra touches such as granite counter tops. A full appliance package, including smooth cooktops and self-cleaning ovens, is a standard feature. In addition, all units have high-efficiency air conditioning and heating systems, and they are pre-wired for ceiling fans. There are also cable and telephone outlets in all major living areas.

Other important amenities include a secured access lobby with a telephone door-answering system, a master fire alert system and automatic sprinkler systems. Storm shutters are added for extra safety. And all windows facing the ocean have a special tint to prevent interior lights from shining on the beach, ensuring that newly hatched sea turtles head to the sea once they emerge from their nests.

Add a few heated pools, tennis and racquetball courts, private beach access plus nearby activities such as world class fishing, and you ll see that Mystic Vistas is truly a gem. In spite of all the extras, however, Mystic Vistas offers some of the best prices in the market. In fact, if you find better pricing on a comparable property, bring it to the attention of McCoy-Freeman Real Estate Group.

We ve lived at the beach for the last six years, said Dr. Carrick, and we ve bought a lot of properties. Usually we buy them and turn them around. But we bought in Mystic Vistas, and we decided to stay.

Dr. Carrick went on to say that Mystic Vistas is the newest place on the beach featuring a nice mix of town homes, villas and condos-and that the construction quality is high. Aesthetically, the whole area is pleasing, with beautifully landscaped grounds.

Our beach is rather private, Carrick says, noting that even during the busiest times, it is not crowded. We can walk to the port or take a trolley to enjoy the restaurants and nightlife. It s the ideal place to be.

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Active Mystic Vistas Cape Canaveral Condos For Sale

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JUST REDUCED $209,900

4th FLOOR DIRECT OCEAN! Want to own a piece of Florida paradise? Relax and enjoy views of the Atlantic Ocean from this 2 bedroom 2 bath fully furnished Ambassador Shores condo. The original owner has kept this unit clean and ready for someone to enjoy for sunny weekend get-aways or a permanent home. Sit on the balcony and enjoy the ocean breeze or relax by the pool.

Call 321-720-6654 or 321-693-1694

In today?s real estate market, you deserve all the support you can get. That means strong traditional advertising and an effective, meaningful Web presence.

RE/MAX dominates the industry in national U.S. TV Share of Voice and radio spending, reaching more consumers than any of our competitors. That builds brand awareness that translates into consumer confidence.

This advertising complements Web-based strategies and drives traffic to remax.com, which in turn delivers millions of leads to RE/MAX offices and agents.

Watch an overview video of the RE/MAX Brand Marketing campaign.

RE/MAX has helped Associates lead their local market share in Brevard County with over 30%* of closed sales in 2009!? This equates to nearly 1 out of every 3 Buyers or Sellers being represented by a RE/MAX Professional.

*Source:? Brevard County MLS (01/01/2009-12/31/2009)

Picture this: On April 10 & 11, 2010, more than 35,000 blue balloons featuring the Realtor? logo will be flying above mailboxes at open houses from the Panhandle to Key West. It?s all part of the first-ever statewide open house weekend! But Florida Realtors aren?t the only ones showcasing properties during that weekend. State and local associations across the country have also designated April 10 & 11 as Open House Weekend. From coast to coast, the signature blue balloons will showcase thousands of open houses. It?s a buyer?s dream!

The timing couldn?t be better for buyers. Interest rates are low. There?s a supply of homes at all price points. And the Florida Open House Weekend is two weeks before the April 30 deadline for the homebuyer tax credit. Take time now to prime move-up and first-time buyers to go to contract that weekend.

Contact us for details at www.FloridaBeachHomesAndCondos.com or call 321-693-1694

ORLANDO, Fla. ? March 23, 2010 ? Florida?s existing home sales rose in February, which means that sales activity has increased in the year-to-year comparison for the past year and a half (18 months), according to the latest housing data released by Florida Realtors?.

Existing home sales increased 21 percent last month with a total of 11,890 homes sold statewide compared to 9,867 homes sold in February 2009, according to Florida Realtors. Statewide existing home sales last month increased 13.6 percent over statewide sales activity in January.

Florida Realtors also reported a 59 percent increase in statewide sales of existing condos in February compared to the previous year?s sales figure; statewide existing condo sales last month rose 9.8 percent over the total units sold in January.

?Homebuyers should take advantage of favorable conditions in the current housing market,? said 2010 Florida Realtors? President Wendell Davis, a broker with Watson Realty Corp. in Jacksonville. ?Mortgage rates remain near historic lows at just under 5 percent, but they won?t stay at that level forever. Plus, only six weeks are left before the extended and expanded homebuyer tax credit expires. First-time buyers and current homeowners who want to buy their next home in time to use the tax credit must have a purchase contract signed before the April 30 deadline ? then they?ll have until June 30 to close the transaction.?

Seventeen of Florida?s metropolitan statistical areas (MSAs) reported increased existing home sales in January, while all but one MSA had higher condo sales. A majority of the state?s MSAs have reported increased sales for 20 consecutive months.

Florida?s median sales price for existing homes last month was $131,300; a year ago, it was $141,800 for a 7 percent decrease. Analysts with the National Association of Realtors? (NAR) note that sales of foreclosures and other distressed properties continue to downwardly distort the median price because they generally sell at a discount relative to traditional homes. The median is the midpoint; half the homes sold for more, half for less.

The national median sales price for existing single-family homes in January 2010 was $163,600, down 0.4 percent from a year earlier, according to NAR. In Massachusetts, the statewide median resales price was $300,000 in January; in California, it was $287,440; in New York, it was $242,750; and in Maryland, it was $234,894.

NAR?s latest outlook predicts a surge in late spring home sales. ?Activity should be picking up strongly in late spring as buyers take advantage of the tax credit, which is critical to absorb distressed properties reaching the market and to continually chip away at inventory levels,? said NAR Chief Economist Lawrence Yun. ?If there is sufficient job creation, housing can become self-sustaining with stable to modestly rising home prices.?

In Florida?s year-to-year comparison for condos, 5,085 units sold statewide last month compared to 3,190 units in February 2009 for an increase of 59 percent. The statewide existing condo median sales price last month was $92,200; in February 2009 it was $109,100 for a 15 percent decrease. The national median existing condo price was $172,400 in January, according to NAR.

Interest rates for a 30-year fixed-rate mortgage averaged 4.99 percent last month, even lower than the average rate of 5.13 percent in February 2009, according to Freddie Mac. Florida Realtors? sales figures reflect closings, which typically occur 30 to 90 days after sales contracts are written.

Among the state?s smaller markets, the Punta Gorda MSA reported a total of 239 homes sold in February compared to 216 homes a year earlier for an 11 percent increase. The market?s existing home median sales price last month was $96,600, slightly higher than the year-ago median price of $96,400. A total of 43 condos sold in the MSA in February compared to 33 units sold the same month a year earlier for an increase of 30 percent. The existing condo median price last month was $95,000; a year earlier, it was $88,300 for a gain of 8 percent.

? 2010 Florida Realtors?

Recently RE/MAX Elite took over the marketing of Magnolia Bay Condominiums in Cocoa Beach, Florida.

One of the biggest selling points was our connections within our organization.

One of the tasks that we do when we have a listing is make sure agents/brokers that have similar listings are aware of what we are marketing.

Almost half of the agents/brokers that have visited our models in the past month have said this…………..

“I thought this project was in trouble because it looks empty”

“I have driven by it many times, I heard the bank was taking it back”

Here are the facts………

The developers of Magnolia Bay are financially strong and OWN THE PROPERTY FREE AND CLEAR.

There is very few cars parked in front of the buildings because you get a 2 car garage under the building.

Magnolia Bay has superb construction and developer financing with 20% down.

Prices start at $339,900

PRE-REGISTER WITH US AND RECEIVE UP TO $1,000 CASH BACK AT CLOSING

Contact the McCoy-Freeman Group for details at info@brevardrealtyconnetion.com or call 321-720-6654

MAGNOLIA BAY COCOA BEACH VIDEO

Check out this great deal our buyer from Canada got at the Emerald Seas Condo in beautiful Cocoa Beach, Florida.

Voted Best Realtor in Brevard County by Florida Today readers OVER $150 MILLION CLOSED

McCoy-Freeman Group info@BrevardRealtyConnection.com 877-452-3884 Toll Free 321-720-6654 Jennifer McCoy 321-693-1694 Bobby Freeman 321-537-2291 Nikki McCoy Freeman

If you haven’t already heard there is a debate on whether or not to send astronauts back to the moon.

The truth is we have many people already there! I’m talking about a few dozen or more real estate sellers and Realtors trying to sell properties at a much higher price in today’s market.

Here is usually how they get to the moon.

Our group recently went on a listing appointment. We explained our very effective marketing, presented the facts about our sales experience and presented comparable sales/actives. Then we recommended an asking price of $449,900.

The seller then explained he needs get $599,900 in order to pay some bills, have some money for his next real estate purchase and needs to pick up his new Road Ranger SUV that is parked on the moon. (actually the vehicle is parked at a local car dealership)

He then told me another Realtor said $599,900 was an excellent price. In order to help the seller get to moon, the Realtor said he would cut the listing and buyer agent’s commissions. Apparently that Realtor was opening the hatch on his space rocket to take the seller to the moon.

Respectfully I declined taking his way overpriced listing. Our group spends a lot of money every month on effective advertising. We work with many buyers and actually see, negotiate and close more properties compared to the average Realtor. We do save our own sellers money when we represent both sides of the transaction though.

Our budget does not allow for space rockets that will take sellers to the moon. Our buyers ask to see property in Cocoa Beach, Merritt Island, Port St. John, Melbourne, Satellite Beach and Titusville…..USUALLY NOT ANY ON THE MOON!

Below are a few sellers currently on the moon…..

570 Casa Bella Dr a very nice 2501 sq. ft. town home 2501 in the Bayport community in Cape Canaveral. The seller is asking $499,900! The market value, according to the Brevard County Property appraiser, is $239,860.

Our buyer recently closed a comparable Perlas Del Mar town home in Cape Canaveral for $136,000. The market value on that one was $194,400.

In popular Twin Towers in Cocoa Beach there is a one bedroom 672 sq. ft condo with an asking price of $239,000. This seller has been on the moon for over 970 days! The market value says $103,060.

A 1,654 sq. ft. town home in Canaveral Woods has been on the moon since Feb. 27, 2008. The asking price is $180,000. Market value says $133,890. I don’t believe the listing Realtor is helping to build a space ship to help get the seller back to earth. The photos in the listing are very old ugly under construction ones and definitely are not current. That town home was completed 5 years ago.

Also, properties have carrying costs like HOA fees, property taxes, power bills, and maintenance. These costs can add up quick.

Yes, it is the selling agent’s responsibility to get the seller the most money for their property in a reasonable amount of time. They shouldn’t be wasting time and money sending them to the moon. It could end up being a long and expensive trip back home.

Contact us at info@brevardrealtyconnection.com or call 321-720-6654 or 321-693-1694
McCoy-Freeman Group RE/MAX Elite www.BrevardRealtyConnection.com

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In today’s Cocoa Beach real estate market there are many properties for sale. Some are priced lower than market value, some priced above market value and there are a few that are priced way way above market value.

Why way above market value? I’m not too sure. Sometimes these sellers owe more than the property is worth and can’t grasp the reality that the Florida real estate market has gone down the last few years.

Are there some Realtors that will just take a listing at any price? Are there Realtors that price too high, have only one or even very old and outdated photos of their client’s property? Unfortunately the answer is yes. Here are three current examples:

Canaveral Woods in Cape Canaveral. This is a small complex just west of very popular Ocean Woods. These 3 bedroom and 2 1/2 bath town homes were built in 2004.

Currently there is one active listing in Canaveral Woods for $180,000. According to the Brevard County Property Appraiser’s website, the market value is $133,890. Strike one.

The property has been listed for 650 days and is still over priced, strike two.

The best part about this listing is the photos were taken in 2004 while the unit was still under construction. You would think after 5 years the listing agent could take a few current photos to back up her narrative that says, “shows brand new.” Strike three, you’re out of the selling game.

Another example is a complex in Cape Canaveral called Golden Gate Manor Condo. This complex has about 20 1 bedroom condos and is about 5 blocks from the Atlantic Ocean. I have an investor that just bought a bank-owned unit for $13,800. He put about $3,000 back into it and we just listed it for $29,900.

When setting the asking price, I closely looked at the comparable sales and actives. My client was also looking for a quick sale but didn’t want to “give it away.” Within a few days we had an accepted offer for just under the asking price. Home run.

Currently there are two active listings in this complex. One is asking $29,900 and is 390 square feet and the other is asking a whopping $67,500 and is 480 square feet. Mine was completely remodeled with 480 sq. ft. So why the $67,500 asking price?

The out-of-town listing agent who represents the bank sale priced at $67,500 doesn’t realize he is way overpriced. How could he not know? His excuse was that the appraisal came in at this amount. I guess we are now dealing with an appraiser and Realtor who believe the property is worth 2.5 times more than current market value will allow, I doubt any buyers will swing at this one at the current asking price.

Oh, I almost forgot, there is a ONE very nice and current outside photo. However, there are no inside photos.

At least the other listing has 7 photos but too bad they are all outside and most are out-of-focus photos.
The agent did say in the narrative, “REMODELED AND READY TO MOVE INTO. BEAUTIFUL WOOD FLOORS, TILED KITCHEN AND BATHS..” Wouldn’t a buyer want to view these new items in a photo before they actually see the property? This property has been playing the selling game for 713 days.

Finally, there is a one bedroom condo on the fifth floor in popular Twin Towers in Cocoa Beach asking $239,000. According to the Brevard Property Appraiser’s site, the condo has a market value of $103,060. This listing has been playing the selling game for 917 days now. At least there are 9 photos (MLS allows up to 12.) Lower the price and get back in the selling game.

Don’t sellers care about the marketing efforts of their listing agents, especially properties that have been sitting on the market for over a couple hundred days? How will these properties appraise if the buyer chooses to finance over cash?

I don’t know. Ask the listing agents.