Memorial Day at Mexico Beach

WOW what a weekend!    This had to be the busiest weekend on record for Mexico Beach!!
It's always great to see homes that are usually vacant occupied with families enjoying the gorgeous weather we had!!!     The picture below says it all!!!      Of course, please realize, this is ATYPICAL!  It is only this crowded because its Memorial Day...the only other weekend it will be this crazy is 4th of July!!!

And speaking of the brave men and women who serve in the armed forces.....

THE EVENT COMMITTEE of the  FORGOTTEN COAST WARRIOR WEEKEND
on behalf of Port St. Joe and the surrounding communities will host 20 (Twenty) wounded Warriors
and their companions from the Iraq and Afghanistan wars the weekend of May 3...0 thru June 2. We will honor them with a PATRIOTIC BANQUET, A FISHING TOURNAMENT EVENT , LOTS OF FUN AND A GRAND PARADE/Motorcade.

THE GRAND PARADE WILL BEGIN AT 5: 30 P.M. on Thursday May 31 from WINDMARK BEACH where they will be staying and end at the Centennial Bldg where they will be honored and enjoy a patriotic banquet.

THE EVENT COMMITTEE WANTS TO URGE OUR COMMUNITY TO LINE THE PARADE ROUTE, WAVE AMERICAN FLAGS AND GIVE THESE WARRIORS, WHO HAVE SACRIFICED SO MUCH FOR US A RESOUNDING PORT ST. JOE WELCOME.

 

The City of Mexico Beach has, within the last few years,  done some great things for the town.....#1. The sidewalks!     It's so great to see the strollers, runners, walkers, bikers up and down the sidewalks starting early in the morning all day long until after the sunsets!!!    #2.  Golf carts...we are a golf cart friendly area and more and more people are taking advantage of this fun transportation mode!    It makes it so much easier for people several blocks back to haul all the kids and beach paraphernailia to the beach without having to get in the car!    It's become a form of entertainment around here!  It's a lot easier to stop and talk to somebody in their yard or riding on their bike, or taking a walk when you are in a golf cart than if you are in a car....so its also become a social thing!!!!

Memorial weekend is typically not a big weekend for real estate.  Families are too busy having fun!    Of course, we all showed property and a few offers thrown out and even a few accepted.  I'll update you later on those!

Suffice it to say.....inventory is still low......if you are serious about buying this year.....don't hesitate too long........I think we are at the bottom of the market and we just don't have a lot to choose from!

Interest rates are ridiculously low!!!!      Just make sure you have 20% to put down if you are buying a 2nd home/investment!

Snapper season starts June 1!!!!    I know Chip's calendar is filling up so if you want to catch some snapper this year...you better call and schedule it!!!    The season is only about 40 days long...limit of 2 per person.  But they are PLENTIFUL AND LARGE!!!!

www.charterboat-missmary.com 

850-527-6272

The MBARA Kingfish Tournament is August 25, as it is every year!!!!     It's a great fishing tournament and this year we are excited to have the Captain's party at the Beacon Hill Park!!!   Lots of room for even more folks!!!

The T-Shirts are out and the tournament book is out!!!    Below is our Sundance Realty Ad---As you can see......we take our jobs VERY seriously!

We have the tournament books in our office....stop by and get one!!!

Have a blessed week!

Don't hesitate to call me if you are interested in buying or selling!!!

Remember....I can help you with ANY property!!

Mary

850-896-5222

A Memorial Day Prayer

Dear Heavenly Father,

As we remember those who have made the ultimate sacrifice for the freedoms we enjoy every day, we think of how they have followed in the footsteps of your son, our Savior, Jesus Christ.
 Please hold our servicemen and women in your strong arms. Cover them with your sheltering grace and your presence as they stand in the gap for our protection.
We also remember the families of our troops. We ask for your unique blessings to fill their homes, and we pray your peace, provision, and strength will fill their lives.
May the members of our armed forces be supplied with courage to face each day and may they trust in the Lord's mighty power to accomplish each task. Let our military brothers and sisters feel our love and support.
In the name of Jesus. Amen.

Absolute Condo Auction at Paradise Shores

Paradise Shores had an absolute auction of 14 condos Saturday in Mexico Beach.
This complex is across the street from the beach and directly across from Toucan's Restaurant.

Very nice units, spacious, all have a water view albeit some better than others!

The auction was well attended!!!     High bidders had their choice of any of the 28 units owned by the seller.  Below is the list of units SOLD at auction.    All winning bids had to add 10% to the purchase price.  
The prices below have that 10% already added in.

#200  3BR/3BA  $220,000
#408  3BR/3BA $214,500
#405 (furn) 2BR/2BA $214,500
#206 (furn) 2BR/2BA $187,000
#308  3BR/3BA $181,500
#406  2BR/2BA $181,500
#306  2BR/2BA $168,300
#301  2BR/2BA $168,300
#309  2BR/2BA $168,300
#401  2BR/2BA $162,800
#402  2BR/2BA $162,800

Bids were also taken BEFORE the auction and 3 units below were sold PRIOR TO AUCTION.

#211  3BR/3BA $245,000
#203  3BR/3BA $215,000
#210  2BR/2BA $195,000

The RE Market is HOT in Mexico Beach

As typical, I met several people this week who have come to Mexico Beach recently and just fallen in love with the area!   You really can't help it!!   We are a unique area!   Gorgeous white sand beaches, blue green water, no high rises...no super sizing in Mexico Beach!   

This is the perfect place to escape the hustle bustle of everyday life----or at least the every day of life of people who don't live HERE!

We've had an exceptional year in real estate thus far and the only thing slowing us down is our slim inventory!!    

Click here to see the properties put under contract since my blog last week.
Properties put under contract in the last week.   In Mexico Beach to St. Joe Beach.

Cape san Blas had a little slower week with only Five properties put under contract last week.
Click here to see them!

Port St. Joe had a fantastic week with Seven properties going under contract in the last week.
Click here to see.

As for closings...........ELEVEN closings in Mexico Beach since last Thursday!   Click here.
The best deal was a move in ready house beach side of Hwy 98.  Sold for $235,000.

Twelve closings between Port St. Joe and The Cape.....the majority of them are vacant lots.  Vacant lots have taken the largest decrease in value and its now a great time to buy a lot and build that custom house!!!!

Click here to see the closings in Port St. Joe and Cape San Blas

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Here is a new listing in the beaches area.....2bed/2bath townhouse a little over a mile to the beach.

It's a short sale for $99,900!     Let me know if you are interested!!!

Here is another newer listing....GULF FRONT!

Older, 2 bed/2bath asking $259,900

The Paradise Shores Auction is this Saturday----should be interesting!    I'll blog on the outcome Monday!!!

If you are interested in buying or selling.....I'D LOVE TO HELP YOU!!!

Mary Blackburn

850-896-5222

www.maryblackburn.com

Sundance Realty

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Below is a song I've just recently fallen in love with.   Hope it blesses you!



Super Moon in Mexico Beach

The super moon in Mexico Beach.   (photo by Bill Fauth)
Absolutely gorgeous!!

Our weather has been fantastic...still coolish in the morning and evenings and wonderfully warm, even hot in the middle of the day!!   

We just had a little flurry of activity in the beaches area!   See the link below to see what's been going on!!    
Real Estate Activity in Mexico Beach and St. Joe Beach

Buyers definitely feel this is the bottom of the market and while interest rates are still so low......they are eager to buy!     

This is going to be short and sweet!

I'm actually on vacation this week.....all my sisters (6 of them) have flown down here to Florida.....so it's "sister" week and it is WONDERFUL!!!  

I'll elaborate more next week!!!
Mary
850-896-5222
www.maryblackburn.com
sundance realty

Nationwide Inventory is Decreasing

Below is an article that confirms there is a change in the market!!!!!     We have been experiencing these 'bidding wars' on quite a few properties within the last year.   Properties priced aggressively often have multiple bids within a few days of listing!!!!

The supply in Mexico Beach to St. Joe Beach is low and we are all searching for properties to sell!!!
We've got the buyers!!!     Sellers who are serious about selling this year......YOUR PROPERTY WILL SELL THIS YEAR......it's all about.....LOCATION, CONDITION, PRICE! 
If you have a property you'd like to get rid of this year...call me!   Mary 850-896-5222



Bidding wars catch buyers off guard

SEATTLE – May 1, 2012 – Homebuyers are unexpectedly finding more competition this spring in landing their dream home. Bidding wars are increasingly being reported in markets across the country, from California to Florida, The Wall Street Journal reports.

“It’s a little surprising because we thought bidding wars were done with,” Andy Aley, a home shopper in Seattle said. Aley says he was outbid on a home earlier this year, even though he offered to pay $23,000 above the listing price and also waive inspections and other closing conditions.

Homebuyers are frustrated and caught off-guard about the bidding wars re-emerging, real estate professionals report.

“We’re writing a record number of offers, but we’re not seeing a record number of closings and that’s because it’s so competitive,” Glenn Kelman, chief executive of Redfin Corp., told The Wall Street Journal.

Why are things getting so competitive? Many housing markets are seeing a drastic decrease in the number of homes listed for sale, leaving homebuyers with fewer options and more bidding on the same house. Housing analysts say the shortage in supply is from sellers unwilling to take much less for their home than what they originally paid for it and pulling homes off the market. Also, a surge in investors who snatch up homes in bulk in all-cash deals has made the market competitive.

“The bidding wars caused by tight inventory provide the latest evidence that housing demand is starting to pick up after a six-year-long slump,” The Wall Street Journal reports.

National Association of Realtors® latest pending sales report seems to confirm the trend. Pending sales in March reached their highest level in nearly two years and are up 12.8 percent from one year earlier.

Source: “Stunned Home Buyers Find the Bidding Wars Are Back,” The Wall Street Journal (April 27, 2012)

© Copyright 2012 INFORMATION, INC. Bethesda, MD (301) 215-4688

Insurance at the Beach

There's a saying around here "You have to pay to play at the beach!"     

 We say that for several reasons.....#1.  The new 4,000 sq ft brick house with a pool  you can get for $150,000 in Ohio or Kentucky or Alabama....is not what you are going to get here for $150,000.  Our homes are smaller here for one thing (cuz dirt is at a premium) and because you have the white sand beaches and blue green waters of the Gulf of Mexico at your door step, you are probably going to get a small home that needs some work for that $150,000.  But the peace, serenity, and gorgeous scenery are all free!!!!

#2.  Insurance, which brings me to my topic today.   I went to a very informative class on insurance the other day.  I wanted to share what I learned.    I am not an insurance expert....so please take what I say below as just a starting point to learn about insurance----I'm going on what I already knew, my notes and memory from the class I attended!!!

All properties here at the coast need "windstorm" insurance.     As our insurance expert stated...this is not HURRICANE insurance....to be protected in case of a hurricance you really need windstorm + flood + homeowners. 

Not all properties here in Florida are required to have flood insurance.   If your property is in an X zone, you are not required (by your mortgagor) to have flood insurance.

In Mexico Beach, flood insurance is federally subsidized through FEMA, making it extremely affordable. 

Our insurance expert stated that Hurricane Katrina caused a storm surge SIX MILES inland in Mississippi.   Well........that certainly put things into perspective for me.....Mexico Beach is only about 1.5 miles deep!!!      You bet I will be encouraging ALL my customers to purchase flood insurance from now on!


The cost of insurance is based on the following items:
Location,
Construction--roof, siding, windows
Date of construction
Mitigation discounts
Type of ownership:  individual or LLC
Usage:  rental or primary
Claims history of buyer
Insured value

A house built prior to 1985 probably needs a new roof in order to get affordable windstorm insurance. 
A roof inspection must verify a roof has 3 years of life left and no leaks.  

Mitigation discounts are credits for things like...hurricane clips on your roof trusses, hurricane shutters on all doors and windows, roof construction.....These items reduce your insurance costs!

Hurricane shutters can range from a certain thickness of plywood that is cut and numbered for every door and window (every opening) kept on site to the manufactured shutters!

There are only 48 independent companies that write insurance policies in Florida!

Let's talk condos.    HOA fees pay for insurance for the building, it does not cover anything on the inside of your condo though, so you would want additional condo insurance. 
Comprehensive Condo policies would insure from the "paint in"..... contents, loss of use, liability, medical payments, Flood insurance would only cover contents.  This is not an expensive policy and definitely well worth the cost!!!

No company will 'knowingly' write any insurance policy if the dwelling is used for a vacation rental of less than one week.    If you rent your place for just 3-4 nights it would qualify for hotel-motel rates!    

Just to throw out some ball park numbers......1800 sq ft house, 1 mile from the beach, built in 2003, insurance costs were $963/year.  
A 1700 sq ft house built in 1981, a block from the beach...insurance costs were $1900. 

One way to ball park...big ball park...is to estimate cost this way:
Homes built in 2002 or newer...1/2 of 1% of the value.
Homes built prior to 2002...1% of the value. 

www.coastalcoverage.com    was the insurance company that taught this class.   

Thanks to Grant and Denise for a great class and I know I'll be calling to ask a lot more questions!!!

Mary
850-896-5222
www.maryblackburn.com
sundance realty

Mexico Beach!

The weather has been FANTASTICAL the last week!   Sometimes I seem to take where I live for granted.........and then I take my 3 minute commute to work along the beach and IT HITS ME!   I live and work in paradise!!!  (Thank you Lord!)   Unfortunately though, I've been really busy and just haven't had any time to enjoy this weather!      I want to go kayaking so bad I can't stand it....but I just haven't had a chance.    Soon, very soon!!!   I really need to get some sun on these legs of mine too!!!!
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We've had lots and lots of visitors last week.....Minnesota, Arkansas, New Mexico and of course our good ole' Georgia and Alabama folks as well!!!

If you are going to be in town this weekend below is an activity you may want to participate in or at the very least attend!     Always fun to play in the sand!!!

http://www.sandcastlesofstjoseph.com/

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Here's the link to see the real estate activity in the area.

http://www.rafsg.net/RAFSGReports/ListitLib/show_report.aspx?ID=3561522352

Just to review......Contingent means there is an accepted offer on the property but still some hoops to jump through.......inspections, financing....before it is actually a done deal!!

Pending means all those contengencies have been met and they are just waiting to write the check and transfer the deed!!!!

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Here are some of the new properties put on the open market this past week!!

New Listings

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Have a great week!    
Don't hesitate to call me any time if you have questions about real estate in the area!
Mary
850-896-5222
www.maryblackburn.com
sundance realty

Spring Break in Mexico Beach Fl

Lots of spring breakers last week and probably for the next couple of weeks in Mexico Beach.
They have had PERFECT WEATHER!!!      Cooling down at night to mid 60's...warming up to high 70's low 80's.    Absolutely gorgeous!

Water temp is a little too chilly for me (high 60's low 70's)  but there were quite a few people who didn't mind at all!!!

It's always fun to see all the golf carts, runners, walkers, people working in their yards,  just milling about the beach area!!!      Not that we had any kind of winter at all this year....but its just so nice to see everybody enjoying getting out and about when spring springs!!!!

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Fifteen residential properties have been put under contract since March 1!!!    Its been BUSY!
Inventory is dwindling, multiple offers on properties, some going above the list price!

AND ITS ONLY MARCH!!!

Click here to see what's been put under contract so far in Mexico Beach to St. Joe Beach.

Ten residential closings so far in March.   Click here to see what has just sold.

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I finally got to work in my yard yesterday.....it was glorious!!!!      Mowed the grass, trimmed the palms, got all the dead wintery stuff out, planted flowers, put down fresh mulch..........I love working in the yard!!!!    Didn't get it all done so hopefully will get another chance some time this week!!!
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Chip has been busy booking fishing trips....he's on his first one today!   Spanish mackeral are out and about  + cobia are starting to show up!

He is headed to Washington DC for the fisherman's rally tomorrow.    He and the other fisherman in the area have been extremely dedicated in trying to fight all these unnecessary regulations on the fishing industry!!!        
They've given us 40 days to fish for Snapper this year!    Don't ask me why!!!!    There's enough snapper out there for everybody to fish 365 days!!!!         Fisherman who make their living fishing are the environmentalists......they don't want to overfish....that would be shooting themselves in the foot.        This over regulation has hurt all industries associated with fishing....the boating industry, tourist industry, even just the vacationer who wants to try and catch a fish on their vacation!!!

Another example of over reach by our government!
Okay.........I'm getting off my soap box now.
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DON'T HESITATE TO CALL OR EMAIL ME ANYTIME if you are interested in buying or selling in the area!!!

Mary

850-896-5222

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I pray everyone has a fantastic week!!!  
⁹ This is my command—be strong and courageous! Do not be afraid or discouraged. For the LORD your God is with you wherever you go.”  Joshua 1:9
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Where is the sun in Florida???

Well, since my last blog I think it has rained EVERY SINGLE DAY!     I have lived here over 25 years and can't remember this many days in a row without sunshine.   I'm beginning to mildew!!! 

I'm really really really missing that sunshine!

That being said though......the real estate market is VERY SUNNY!!
Eight residential properties have been put under contract in the last week!!!    Click here to see.

I'm just hoping we aren't going to run completely out of properties to sell!!

While I don't think prices are going to escalate----with the inventory as low as it is....sellers may be able to hold to a price a little more!!!  

Interest rates are still unbelievably low....the last 3 loans I've done have been at 3.75% for 2nd homes!
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I've had a couple of people ask me what 'under contract' means so......let me just take a minute to explain this real estate lingo!

Under contract means an offer has been accepted by the seller and the transaction is progressing.  There may be some hoops the buyer has to jump through like financing, home inspection, survey...so there are some ways the deal can fall apart.     When you look on some websites these listing may still appear as active or 'contingent'.     If you are seriously interested, have your Realtor contact the listing agent and perhaps it would be worth putting in a back up offer.

A Back up offer is just a '2nd in line' contract if the first offer falls through for some reason.

Pending means the transaction is on its way to closing and there are no more hoops to jump through just waiting for the day for all parties involved to sign their documents!

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If you are in the market to buy or sell.....don't hesitate to call me....and yes...I work weekends!
850-896-5222

Have a fantastic week!
Love the Lord your God with all your heart and with all your soul and with all your mind and with all your strength.   The 2nd is this: love your neighbor as yourself.  There is no greater command than these.
Mark 12:30-32

Mid February Already???

I've had several people 'remind' me that I've not blogged for a long time!   I apologize!    While there is no good excuse at least let me TRY!!!!

Real estate has been busy!!     Below is a link that shows all the activity in our area...Mexico Beach to the Cape.    I believe there's 72 properties either put under contract and/or sold in the last month and a half.   That's VERY BUSY for this time of year!!!!!   

Click Here to go view all listings at once.

We (meaning all of us Realtors) have been busy....that's my first excuse.
My 2nd excuse........when I'm not working........I've been helping with the renovation of my kitchen!!!

I've been living in squallor now for going on 6 weeks.   My cabinets are 2 weeks late!!! 
We have the floors down (strand bamboo....love them!), the baseboards replaced and painted, repainted the ceiling.   The electrical is done....new pantry doors installed....Just waiting on the cabinets....did I mention they are TWO WEEKS LATE?        They are supposed to be here Wednesday...the granite templater Thursday!    I CAN'T WAIT!!!!

So.......while I have been slacking on the blogging...it certainly isn't because I've been having fun!!!

We've actually had some fantastic kayaking weather in January....but NO....I've had no time for that.  

It's been FREEZING the last couple of days though.  This too shall pass.

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One really great thing is now happening..........The purchase and finishing of the gulf front concrete eyesore in Mexico Beach.

The new owners are working feverishly on it and are projected to have it done by JUNE of this year!!!!     We are ALL looking forward to it. 

The new name is THE VUE  and prices start at $222,880.    Give me a call if you are interested!
850-896-5222

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I'll try do get back to blogging every week!!!!

Thanks for you patience!!!
Mary
850-896-5222
sundance realty

Happy 2012

I can't believe another year has flown by...........I'm not old.........so why is time speeding by so fast.  My mother always told me it gets faster as you get older.......it can't possibly get any faster than what the last few years have sped by!  

But....since I can't slow it down........I'll just continue to try to keep up!!!

I know there are lots of areas in the country that are having very few real estate sales.   The beach is NOT such an area!      We had a great year in 2010, even better in 2011, and it looks as if 2012 is going to be great as well!!!!      We will always have buyers for beach property......when our prices are as low as they are now......we have LOTS OF BUYERS!!!  

Our little area is quite unique..........lots of public beach access, beautiful white sand, uncrowded beaches, every house within a 10-20 minute walk to the beach.....no red lights, no high rises, no tattoo parlors........................just sun, sand, surf and lots of friendly folks!!!      It REALLY CAN'T GET MUCH BETTER THAN THIS!!

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Speaking of buyers.........Five properties have been put under contract in the first 10 days of 2012 and one closed so far.   Click on link to see..........Click Here to go view all listings at once.

Our inventory is pretty low..........below are a few of my favorite properties on the market right now, starting from the lowest price point to the highest.....something for everybody.    I'm accounting for negotiating room in these when I say they are my favorites!

My picks............don't hesitate to call/email/text/skype me if you want any more info on any of these properties------or if you want to know why I chose them!!!!!

This kitchen/living area is in an older but renovated home in Mexico Beach.  Foreclosure, listed at $149,900, about 1/2 mile to the beach!    Let me know if you'd like more info.   maryblackburn@mchsi.com

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Our weather has been all over the place!!    A few days of cold, a few days of really warm and everything in between!    This is the time of year you dress in layers!!!!

January is typically our coldest month----but....so far its been pretty warm!    I will never complain about walking around in shorts in January!!!

A friend's grandson playing on the beach a couple of days ago!!!

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I'm in the process of overhauling my kitchen.....Chip has the time to work on it.........and we've been meaning to do it for the last few years......we finally decided to bite the bullet and get it started!!!
Of course, we are living here while the renovation is taking place.....NO FUN! 
Since I work from home 3-4 days a week......its a LITTLE distracting........so much NOISE and DIRT......it will be worth it...........gotta keep your eye on the prize!!!!!
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Again, thanks to all my customers, buyers and sellers alike, who have given me another successful year!!!      There's nothing better than handing the keys over to a new buyer who is sooooo looking forward to many sunny days here at the beach!!!!     The same when it comes to sellers, who have had their time at the beach and are now going to new adventures  (most of them to be closer to kids/grandkids!!!). 

My new year's prayer for my friends, my family, my buyers, sellers, my acquaintences, and even those who do not wish the best to me.........John 3: 1:2....I wish above all things that you may prosper and be in health, even as your soul prospers!

Please don't hesitate to call/email/text me anytime.........I pretty much work 24/7/365....holidays, evenings, weekend!!!

Have a great weekend!!
Mary
www.maryblackburn.com
850-896-5222
sundance realty

Small Town with Big Attitude

While waiting for Santa to come down our street yesterday, I was talking to some neighbors who come from a larger city.    They thought it was just sooo cool that Santa takes the time to ride the fire truck UP AND DOWN EVERY CITY STREET waving, passing out candy, stopping and talking to all the children!!!!      

I guess I've just become accustomed to living in the small town atmosphere where (literally) "everyone knows your name!!!"

I'm not sure if it was the real Santa, or one of Santa's many helpers...........but the guy on the fire truck was AWESOME!!!    I know he was tired, but he took as much time as it took to put every kid on his knee and wait for all the 10,000 pictures!!!   He hugged EVERYONE, including the big guys who didn't want hugging......even paid attention to the dogs!!!!

I can't imagine living anywhere else!     Not only can I walk on the beach every day, I get to live in a small town......with a big attitude....We do things right in Mexico Beach!!!!


Of course waiting for Santa in t-shirts and shorts isn't too bad either!

Sunset Park Mexico Beach

I'll be glad to help you find a house here at the beach, so you too can learn to appreciate the small town atmosphere----where you can walk to the beach from just about every house!!!!

Mary Blackburn

850-896-5222

www.maryblackburn.com

sundance realty

Merry Christmas

I pray everyone has a very blessed and Merry Christmas and hope that the "Reason for the Season" is always in your hearts and minds!!

I must say this is the only time (and it only lasts for a few moments) when I , sort of, miss snow.  Christmas is just different without snow.   Of course, I've been away from it so long, I'd probably go into an immediate panic attack if I had to drive in it....and I freeze when it drops below 60 now so....I guess I'll just "cherish the memories"!

Our weather at the beach has been up, down, hot, cold.   This time of year it can be 75 one day and 50 the next!     That drives me crazy!    However, since I am at the beach.....I really do enjoy riding around the neighborhood in the golf cart with just a light sweater on!!!

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Wiley at the El Governor does a super fantastic job of decorating Sunset Park every year.  He did not disappoint again this year!   Absolutely stunning!!!   I love driving by and seeing all the cars stopped and taking pictures.    It's really pretty awesome for a small town like us!!!

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It happened again this weekend.........I was talking with someone and they looked at me with a pitiful look and said.........So, Mary, are you selling ANYTHING?     That always cracks me up!!!

When I say..........WE HAD A GREAT YEAR, VERY BUSY, DID GREAT, SOLD LOTS......The look on their face is priceless!!!    

I know there are areas of the country where homes are just not selling.   But here at the beach, we have a very different market.......first of all.........WE ARE AT THE BEACH!    Every house in the area is walkable to the beach!!!!      The majority of our sales are to 2nd home owners......there will ALWAYS be buyers for beach property!    When prices have fallen to the prices we are at now.....there ARE LOTS OF BUYERS!!       Everybody's still looking for a good deal, but now....they are finding them!!!!    

In Fact, 11-13 properties were put under contract just in the first couple weeks of December!

So, we did have a fantastic sales year.    And I predict we will have another good year next year!!!!

Thank you to all my loyal customers!!!

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If you are in the market to buy...............please send me an email, give me a call ANYTIME and we'll find you that beach house!!!!

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This is a foreclosure.   Three bedroom, 2 bath, great contemporary kitchen, living area + den.
Listed now at $149,900.     About 1/2 mile to the beach.   Quiet neighborhood.    Call me for details!!!

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Mary Blackburn

850-896-5222

www.maryblackburn.com

maryblackburn@mchsi.com

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Merry Christmas and a prosperous and healthy new year!!!

Shopping For Real Estate in Mexico Beach, Fl

Mexico Beach had its annual Christmas Tree lighting ceremony last Sunday.  Sunset park is spectacular again as Wylie and his crew from the El Governor decorate every year!!!!   The golf cart parade was a huge crowd pleaser as well.
Last year it was FREEZING COLD, this year....you barely needed a light sweater!!!  

I think its supposed to turn a little cooler in the next few days though!!   Below are just a couple of the golf cart participants.   Check out my facebook page for more!!!

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As for real estate......it's been surprisingly busy, at least with the amount of email inquiries and showings.    We used to have "selling seasons", now...since most people start their search for homes on line....it just doesn't matter what season it is anymore.   Of course, we do get more inquires from the north pole (Minnesota, Missouri, New York....states way up there!!!) this time of year, simply because they are freezing to death and want to come south!!!!

However......if you are seriously looking, you better be ready to move fast!!!    Case in point....2 homes listed less than 2 weeks are now under contract.    Both homes had over 1700 sq ft and were priced to sell.   Both foreclosures. Listed between $159 and 177,000.  

Our inventory is really low right now!    Again, if you are seriously looking to buy now...its best to have all your ducks in a row....... financing, whether you need a pre-approval from a bank, or get your cash ready, get to know the area so you are familiar with location.   

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Everybody is looking for a deal.......a lot of people are only looking for steals!    Everyone wants a great property for a good price.......but I've seen many people give up a property perfectly suited for them because they weren't getting a steal.      And if I've said this once I've said this a thousand times....in this area we don't have 15 of the same kind of property----even our condos are limited and vary greatly with their view, location......So when you hesitate and pass up an opportunity.....it may gone forever and you may have to settle for a lesser property!!!!   
You have to be able to weigh in the "enjoyment factor".      If your plans are to hang on to this property and use it and enjoy it and make family memories for the next 10 years.....BUY THE GOOD DEAL!  Don't wait for the steal because it may not come!!!!   

With the inventory as low as it is right now.....supply and demand kicks in!!!

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Please don't hesitate to call me/email me/text me ANYTIME if you have questions about any property in the area.    I can help you with ANY property on the market...it does not have to be my listing.    The seller pays the commission not the buyer so choose a Realtor you like and trust and who will work hard for you and stick with them!!!   You will be rewarded for your loyalty!

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New Year's Eve is a big event here at the beach.    You can celebrate in eastern time zone and again in central time zone.   Trolleys will take you up and down the beach for free so NO DRINKING AND DRIVING!     Even if you are a tee totaler like me.....its fun to take a trolley ride up and down the beach!    

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Have a great week........please remember the "Reason for the Season"!

Mary

850-896-5222

www.maryblackburn.com

sundance realty

Don't Be Afraid to Buy a Short Sale

I've had a couple of customers show trepidation about making an offer on a "short sale".    So, I just thought I'd take a few lines to talk about short sales.

A short sale is when a buyer is trying to sell their property at a price LESS than what they OWE on the property.    The property is listed around market value determined by the current sales in the area.   When an offer is made, the seller (who still owns the property)  must agree to the price and terms of the of the offer.  Then the offer is submitted to the seller's bank.  Their bank must approve the price and terms as well since they are taking the loss!!    This process can take as long as several months.   However, the last one I did only took 30 days for approval!    The banks have finally come to the realization that they have to approve these short sales or foreclose.    Most banks really do not want to foreclose as it costs them more to take ownership and then they still have to sell it at a huge loss.

While the listing price of these short sales are negotiable the price offered must be in the "realm" of market value.   The first thing the seller's bank is going to do is order a "broker's price opinion" of the property giving it a value based on sales comps.  So, while buyers are still getting good deals on these properties......you aren't going to buy a house that is worth $300,000 in today's market for $150,000!!!
You might get it for $275,000 though!  

Once the offer is submitted to the bank, the bank will look at the financial situation of the seller to determine if they are going to approve the short sale.  The bank is the one to determine the final sales price....they can either accept the buyer's offer or counter back.    Once the final purchase price is determined then a closing date is set.    A buyer still has the right to do inspections on the house and, of course, a title search is completed to guarantee a clear title.  

The bank can approve the short sale waiving any deficiency judgement to the seller (the best scenario for the seller), they can ask the seller for a monetary contribution of a few thousand to tens of thousands, they can ask for a promissory note and set up a payment schedule for a reduced amount, or they can approve the short sale but just not waive the right to seek the balance owed.

A short sale will be recorded as mortgage paid in full if no judgement for the balance is sought.  A short sale, while it is a "ding" on your credit, is not as bad as a foreclosure.

That's it in a nutshell!! 

If you are considering a short sale on a property here at the beach, please let me know and I'll be glad to help you through the process.   


The difference between a short sale and a foreclosure is a foreclosure is a property that is now owned by the bank.  The foreclosure process has been completed and the bank has taken ownership.  The bank is now the seller (not the person who used to own and live in the house) and all negotiations are with the bank.  They still want to sell around market value, so the scenario of a $300,000 house is not going to be sold at $150,000 even as a foreclosure!!!  The process of buying a foreclosure is more streamlined in that negotiations usually are complete in a few days instead of waiting for a short sale approval.

I hope this clears up some confusion!

Don't hesitate to call or email me if you have any other questions!!!


Mary
850-896-5222
maryblackburn@mchsi.com

November in Mexico Beach FL

Wow!   We had a cold snap last weekend but this week is proving to be absolutely gorgeous!   60-70 at night and 80 in the day!   I love it when I don't have to have the AC on--just open the doors and windows, turn on those ceiling fans..........just about perfect!!!
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Lots of pre-holiday activities coming up so don't forget to keep an eye on my calendar so you don't miss anything!!!

Mexico Beach started a new tradition a couple of years ago----the Christmas Golf Cart Parade!
If you are in the neighborhood on December 4 (That's a Sunday) and you have a golf cart----come join us!!!    We decorate the carts with lights (lots and lots of lights)---and believe me.......THEY LOOK AWESOME!      We ride from the police station down to Sunset Park escorting Santa!
It really is a great time!     You have to register to be in the parade so we know how many carts to expect.   Give me a call/email and I'll send you the registration form.    I promise it will be one of those events you want to do every year!!!    
Mary: 850-896-5222/maryblackburn@mchsi.com
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As for real estate...............its still unusually busy! 

Click here for the new properties listed in Mexico Beach to St. Joe Beach since my last blog.

Click here for the ELEVEN properties put under contract  in the beaches area since my last blog. That's pretty amazing considering the time of year!!!!

Only had 2 residential closings in the last couple of weeks.

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If you are going to be here for Thanksgiving....Sunset Coastal Grill puts on a fantastic buffet!
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Please feel free to give me a call if you have ANY questions about real estate in the area......remember I can help you buy or sell ANY property in the area!!!

Have a great week!
Mary
850-896-5222
www.maryblackburn.com
sundance realty

The Perfect Sellers/ Mexico Beach Florida

In a market where the average days on the market is 271 days-----I have just had the pleasure of listing and selling a house that sat on the market a whopping 2 weeks before getting an offer of 96% of its list price.       This house was in a rural area, 30 minutes from the beach where very few houses are selling at all!  This young man (and his very smart girlfriend!) bought while the market was in decline.  It continued to decline since they bought it but........they sold for a profit!!!!! Not a lot of profit but....   They sold for a profit in a market where the majority of sellers in their situation lost lots of money!!!!

Why, you ask, did this house sell and sell quickly?   Because the sellers did everything right!!!
They got rid of all clutter---and yes they were still living there full time!  
They got rid of furniture that didn't fit and put in furniture that did.
The house was immaculate all the time.
They kept the house in tip top condition.
The garage was cleaned out as well.
THEY PRICED IT RIGHT!   They priced it at a point where we knew it would get interest.
They had the house ready to show at a moments notice.
They took the pets out with them when it was to be shown.
THEY WORKED WITH THE FIRST OFFER THAT CAME IN AND MADE IT WORK!

This young couple will be successful in life and I wish them all the very best!!!
Thanks Justin and Kimberly for being the perfect sellers!!!
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While things have certainly slowed down here at the beach, properties are still being shown and offers being made!
Below are the properties that went under contract in the last week.
Click here!

I just sold a house, primary home, 100% financing for 3.75%!   Holy Cow, 3.75%!!!!
Makes me want to borrow money!!!!
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Below is an unusual property.   Its actually 2 houses on one lot.   Now, this is a good thing and a bad thing-----Good, because you can use one house for yourself while you rent out the other, bad because financing is extremely difficult on such a property.   Cash is probably the best way to do on this one!
Both houses are nice though!!!     Call me for more information!   850-896-5222

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The Apalachicola Seafood Festival is coming up this weekend!   Always a good time!

Have a great week and please don't hesitate to call me anytime if you have any questions about real estate or the area in general!!

Mary

850-896-5222

www.maryblackburn.com

sundance realty

My facebook page

maryblackburn@mchsi.com

A few more things to think about........continued from last week!!!

6·  Health nuts are going to feel stupid someday, lying in hospitals dying of nothing.

7·  Have you noticed since everyone has a camcorder these days no one talks about seeing UFOs like they used to?

8·  Whenever I feel blue, I start breathing again.

9·  All of us could take a lesson from the weather. It pays no attention to criticism.

10·  In the 60's, people took acid to make the world weird. Now the world is weird and people take Prozac to make it normal.

11·  How is it one careless match can start a forest fire, but it takes a whole box to start a campfire?

12·  Who was the first person to look at a cow and say, 'I think I'll squeeze these dangly things and drink whatever comes out'?

13·  If Jimmy cracks corn and no one cares, why is there a song about him?

14·  Why does your OB-GYN leave the room when you get undressed if they are going to look up there anyway?

15·  If quizzes are quizzical, what are tests?

Great Weekend In Mexico Beach

We had a little cool snap this weekend---which was quite refreshing!   It's always nice to put on a sweatshirt after a hot summer!!!       It got down into the low 40's at night but was absolutely lovely in the middle of the day---mid to high 70's.

We are back to normal today...still EXTREMELY nice.....mid 50's at night, mid 70's in the day.   Of course, as November comes we'll get cooler and cooler!!!

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Rocktoberfest was Saturday night, outdoor concert to benefit the Covenant Hospice Program.

Good music, great food, and a good time, and a worthy cause!

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Mexico Beach is offering Flu Shots for anybody without insurance.  

$20   November 9th betwen 9-1 cst at the Civic Center.

Questions?  Call  the Welcome Center:   850-648-8196

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Three closings in the Mexico Beach/St. Joe Beach Area last week

Click here to see!

It's definitely slowed down but we still have plenty of buyers...they are just not in a hurry, willing to wait until a great deal comes along!   It's all about the price!!!

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Here is a little 3 bed/2 bath home about 1/2 mile or so from the beach.   Quiet little residential area.

It's a foreclosure, listed at $159,900, so I'm sure there is negotiating room.

It's been updated with a modern kitchen, wood flooring, has lots of living space.   The only 2 things I don't care for are, the bedrooms are a little small and there are lots of pine trees!!!!!

A short golf cart ride will get you to the beach!!!!   I think a buyer is going to get a good deal with this one!!!

Give me a call/email and I'll send you details!!

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Interest rates are still super duper low!!   (4-5%)

The ultimate question is.........are prices going to fall even more?     My crystal ball is broken but my answer has always been........if you have to finance, I don't think interest rates are going any lower....they only have to go up!!!     Even if sales prices fall a little bit more and that is going to be property specific, I don't think its going to be significant.   If you plan on holding on for 5-10 years...is 5-10K grand going to make a difference?   

Our inventory is low.....I don't think that means we are going to see any kind of appreciation but.....supply and demand has to kick in.....which is really why we can keep the values we have!

GOD ISN'T MAKING ANY MORE MEXICO BEACH!

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Please don't hesitate to call/email me anytime.    And yes, I work weekends!!!!

Have a great week.

Mary:  850-896-5222

maryblackburn@mchsi.com

Just a few thoughts to ponder:

1·  I used to eat a lot of natural foods until I learned that most people die of natural causes.

2·  There are two kinds of pedestrians: the quick and the dead.

3·  Life is sexually transmitted.

4·  Healthy is merely the slowest possible rate at which one can die.

5·  The only difference between a rut and a grave is the depth.

I want to invite everyone to join the fun this Saturday night, the 22nd, in Port St. Joe
http://www.psjrocktoberfest.com/index.html

Great music, great people, great food and all for a great cause!!!

Don't hesitate to call me for directions!!

I have tickets at my office if you want them....$5 suggested donation!

Please come and enjoy and donate to a worthy cause!!! 

See you there!!

Mary
850-896-5222

Great Turnout for the Art and Wine Festival in Mexico Beach

It was unusually WARM for the festival but we still had a great turnout!!!    I felt like a proud mama....I had 3 of my customers enter their art!!!

Below is Cindy and David Kiser.    Cindy is an awesome photographer who will take some amazing photos of you and your family!!!

David and Cindy live in Mexico Beach.   I sold them a lot so they can build their 2nd dream home!!!

http://dreamcatcher-photography.smugmug.com/

Marie Stephens is owner/operator of Emerald Coast Jewelry in Mexico Beach and she also is an AWESOME photographer......she's been photographing lots of the weddings on the beach lately!!!

Marie and Jimmy now live in St. Joe Beach....

http://mariesphotoart.com/default.aspx

Marjorie Schoelles is not only an artist but a writer as well!   She's written a children's book about a mermaid that lives off the beach in Mexico Beach---she throws in some geography and history as well!!!   http://mermaidsand.com/

Marjorie's 2 crazy sisters----Dianne and Joni!!   

Fall Has Arrived in Mexico Beach

A chilly 59 degrees this morning at the beach!!!    It feels great!!  Cool in the mornings, warming up to the mid 80's, cool in the evenings, gotta love it!!

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The Art and Wine festival is coming up next weekend!    This is always a good time!   It's hosted at the Driftwood Inn, right on the beach.   Artists, mostly local, display and sell their artwork.   There is a silent and live auction,  Food booths, and of course, wine booths!!!    Tickets this year are only 5$!  
Definitely worth it!!!
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There is a new event coming up----1st Annual ROCKTOBERFEST!!!    October 22nd starting at 5:00 est.  Located behind Emerson Cooling and Heating in the Industrial park.   Food, music, friends......donations are appreciated and all proceeds go to Covenant Hospice, so please be generous!!!!     
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It's been a great summer for real estate sales this year!!!!      There have been 169 sales, Mexico Beach to St. Joe Beach this year----compared to 124 last year for the same time frame!    Buyers finally came to the conclusion that if they want a property at the beach, this is the time to buy!!!

Click here to see all the closings in September.

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I expect it to slow down a little now.  That being said, buyers do not have to be here to buy!   Buyers do most of their shopping on line now, even in real estate!    They "window" shop on line, then make plans to come for a week, week-end, to finalize their decision.   So, just because the folks aren't here, doesn't mean real estate comes to a standstill.    I predict we'll continue to have a great fall and winter season!!     

Properties priced right are definitely not staying on the market long, 30-60 days at the most!
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It's really great to see all the new construction in the area!    Vacant lots are a great deal now and make it an affordable choice for buyers who want a home here but haven't been able to find one that suits them!!!     Click here to see just a few of the lots now available.

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Have a great week!   Please don't hesitate to contact me anytime.    I always have to smile when people ask me if I work on the weekends-----just ask my customers who have already bought from me----they'll tell you.....YES!!

Mary
850-896-5222
www.maryblackburn.com
sundance realty
My facebook page, Mexico Beach, FL Real Estate

Real Estate in Mexico Beach Florida

Our water has been just so darn gorgeous the last few weeks.....I actually wish my commute to work was longer than 2 minutes!!!!

I did manage to take a few hours this weekend and go kayaking!!!    I haven't been able to do it for the last few months------been too busy!

I had a great time!   Of course, got a little too much sun.   I love to walk on the beach, take my dogs on the beach, but I don't typically just swim in the water.....but on this trip, I went west from the Mexico Beach canal, got past Tyndall Beach and decided to pull up on the beach, stretch my legs and take a dip to  cool off.   I was surprised by how cool it was at first dip.  It was so clear and refreshing.   I DID NOT WANT TO COME BACK!!!

Below is a picture of Mexico Beach as I was headed back to the canal!

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On the fishing front:   Gag grouper is now open, for a little while.   I've been hearing great reports...lots of them and good size!!!!

www.charterboat-missmary.com

Chip:  850-527-6272

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As for real estate.........It's been a great and busy year!!!!   It has slowed down a little just in the past week.   

Seven sales closed out in the last week.   Click here to see them.

Only a few properties put under contract in the last week.   Click here.

Our inventory is really low.   While I don't see values appreciating much....I do think sellers know the inventory is low and they can hold to their price a little more than in the past.    Of course, appraisals have ruined more than 1 deal recently!!      

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Don't forget the Art and Wine Festival is this month!

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If you've never used Google Earth---you have to check it out.   They just recently came through this area so we now have ............street view!!   You can see the houses from the ground perspective!!

It's  a free download.

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Below is an interesting link about home ownership.  

   http://insights.truliablog.com/2011/09/trulia-american-dream-survey-fall2011/

I'm not a fan of Trulia and Zillow....some of their values on their opinions of homes are not real accurate but if you take their information with a grain of salt it's okay!

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Have a great week!!!

Don't forget to count your blessings----in fact, don't forget to take some time everyday to think about how blessed you are!!!!

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Don't hesitate to call/email/text me anytime!!

Mary

850-896-5222

www.maryblackburn.com

Mexico Beach, FL Real Estate on facebook.



Feels Like Fall in Mexico Beach Fl

Wahoooooo!     Nothing like a little cool air to make you want to kick your heels up!!!    69 this morning, going to be mid 60's in the mornings all week, highs only in the low to mid 80's.  I LOVE THIS WEATHER!!

Our water has been just soooooooo clear and blue and gorgeous.     This is the perfect time of the year to show property------how can you NOT  buy here!!
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Speaking of buying.............The hot ticket item has been the Summerhouse condos on the corner of 22nd and Hwy 98.    The bank took over 21 units mid year and put them on the market at pretty much fire sale prices.    Half of them are already either sold or under contract....click here to see

There are still 10 available.    This complex is having some exterior repairs that should be starting today and it should take a few months to get this building completely up to speed!!   

The unfinished building gulf front....you know, that eye sore we've been driving by for years now.....
is now under contract with a company in Panama City!    Yahoooo, I'm sure the buyer is going to finish that building out and we'll have something pretty to drive by!!!    

Below is a picture of an alligator behind the Summerhouse Condos.  I think its pretty cool----I wouldn't be real worried....I don't think it will wander onto Summerhouse property and become a danger!!

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Mortgage rates are still low low low.      Our inventory is really low and honestly, sellers, since we have so many one of a kind properties here, can and are holding firm on some pricing!!

The old saying goes............God isn't making any more beach.........and he certainly isn't making any more Mexico Beach!!!
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I have a great house for a 1st time home buyer or perhaps someone looking to downsize!  It's in immaculate shape!
Check it out below.     Just to give you an idea of how affordable this property is.....Mortgaging the entire amount (which someone buying it as a primary home may be able to do) 125,000 for 30 years at 4.5%  your mortgage payment would only be $633.35.    Property tax and insurance would probably add another $150-$200/mth---bringing it up to still less than $900/mth!!! 

102 Angela Court Wewahitchka.

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The PoJo Festival was this past weekend.  The first Music Festival at Beacon Hill Park!   I believe they had a great turnout!!     I wish they had more festivals at this park...the location is perfect!
I forgot to take my camera with me so I only had my phone camera with me.

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Mexico Beach's next big event is the Art and Wine Festival October 15.  Always a good time, right on the beach, music, food, art.......can it get any better????

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We've had a great year in real estate so far!!!      There have been 155 sales thus far just in the Mexico Beach to Windmark Beach area (we are talking a very small area).   Click here to see our 2011 sales so far.      I'm sure there will be 10-15 more just by the end of this month!!!!!

We had a total of 120 sales in the same time frame in 2010......so YES WE ARE SELLING!!

Properties price right are under contract in 30-60 days!

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Have a great week!

If you have any questions/concerns about real estate ......give me a call!!!

Mary

850-896-5222

www.maryblackburn.com

sundance realty

maryblackburn@mchsi.com

"Life without GOD is like an unsharpened pencil.....It has no point!!!!!!!!