1217 Petronia Street - Short Sale - Key West

This listing Realtor describes the charming home at 1217 Petronia Street this way:

"This beautifully renovated two bedroom Classic Conch home is located in The Meadows of Key West. The main living area features a cathedral ceiling, hardwood floors and a spiral staircase that leads you to a large sleeping loft with room for an office or sitting area. The very private yard includes a wraparound deck, heated pool and a separate pool cabana. This is a potential short sale transaction subject to lender approval. Owner is a licensed Florida Real Estate Salesperson."

This home 1507 sq ft home has two official bedrooms (downstairs at front of house), the second floor loft (quiet large), and the pool house which could be used as a guest bedroom and 2 1/2 baths. This home could function as a full time family home with room for the grown-ups and kids or as a great getaway house for buyers who want a place where they can relax with their friends and family. The main living area is at the rear half of the house where French doors open onto the covered patio. The pool and pool house lure the people on the inside to come outside.

This property was renovated in 1999. I'm not a builder or home inspector but the workmanship looked pretty thorough to me. The front of the house is very Key Westy cute but it is the pool area that really awes the viewer. This property is a short sale. It has been under contract twice before and unfortunate events prevented the first buyer from completing the purchase. A second buyer decided he could not wait for the lender to move as quickly as the buyer wanted. So now this property is back on the market.This is a lot of house for the asking price of $575,000 or $382 per sq ft. CLICK HERE to review the mls data sheet and to view photos supplied by the listing agent.

Please call me, Gary Thomas, 305-766-2642 or email me at kw1101v@aol.com for more information. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West.

The Plight of the Living Dead

I don't want to start something that I cannot finish. Whenever you talk about religion, politics, race, and other sensitive issues on which almost everyone has an opinion, you open yourself up to criticism and maybe more. But what the heck, this is America where everybody is entitled to his or her opinion. As long as you are not a Commie.

I grew up in the 1950s when Commies were everywhere. We knew they had to be stopped or they would takeover the world. We saw menacing photos of millions of Commies and their missiles that threatened our very existence.


If you are an original baby boomer like me you must remember "duck and cover" as a way of avoiding total nuclear annihilation by diving under your wooden school desk and waiting for the nuclear bomb to explode and clear so that you could return to normal life.

I may be wrong but I think the horror movies of the 1950s were an allegory of our collective fear of the Commies. We watched monsters mutate and take on horrible existences that threatened our way of life. These monsters were seemingly unstoppable. It was as if nature had turned against us. We became the prey of the dead and the near dead. Animals and insects mutated into hideous creatures that tried to eat us. And just plain natural crud like "The Blob" oozed out of nowhere and slimed its way into our small towns and engulfed everything in its path. Our lives were doomed, forever. But at the end of the second reel a hero would emerge and save the day and kill all the monsters.


I was at the gym on the morning of 9/11. The guy at the front desk yelled out two planes had hit the World Trade Center. I knew instantly that accidents like that do not happen. I jumped on my bike and sped home talking to God all the way. I was home in a couple of minutes where I turned on the TODAY Show where I watched in disbelief as the first tower collapsed and then the second. As I think back on the images I saw then, I remember similar images from the movie "Armageddon" when New York City was being destroyed. It was like life was imitating art only it was not a movie. It was really real. It was unbelievable. It was like the worst nightmare I ever had, but I couldn't wake up from it because I wasn't asleep.

I saw with my own eyes but listened to the talking heads trying to give meaning to what we had all just witnessed. Life as we knew it was over. But this time there would be no hero at the end of the second reel.

If you are like me and have become so accustomed to hearing news reports of wildfires, earthquakes, hurricanes, mine collapses, mass shootings, you may have been de-sensitized by the initial BP oil rig explosion. But as the days wore on and the oil kept gushing out of the ocean and wildlife started dying, I finally realized we have a huge mess on our hands. I thought for sure it would be over by now. I was confident someone would do something heroic. Where is Superman when we really need him?

My blog is about Key West real estate. I try to give potential buyers good, real time information on various types of properties for sale in Key West. Sometimes I reminisce about life as it used to be when we were a kinder, gentler nation. We were, you know.
And sometimes I try to impart a little perspective that whatever the catastrophe du jour is, there will always be a better tomorrow. It does workout that way in the end. Well, at least the turmoil goes away and we get on with our lives. Sometimes we get so caught up in the moment with constant "Breaking News" flashes of things that really are not news but merely re-hashed images and often conjecture created by talking heads trying to be first as opposed to being correct. Sometimes the "Breaking News" is just garbage "content" between commercials.


The mess in the Gulf is slowing tourism along Florida's Gulf Coast. Some local weatherman irresponsibly predicted the oil will get caught up in the Loop Current and will send oil toward the Florida Keys. Some other talking heads spread rumors that the oil will wind its way into the Bahamas and or up the eastern coast where it will bring further calamity. I guess anything is possible. I don't know what will ultimately happen. Nobody knows. Making predictions and scarring the hell out of people is so wrong. But I do feel comfortable in predicting that things will be okay in the end. The Russians did not attack us with nuclear weapons. The North Viet Namese did not take over all of Asia after we left. The oil spill will be dealt with. The American Economy will surge again.

Every summer real estate sales in Key West slow to a trickle. The buyers go back up north where it is cooler. The sellers who were greedy and didn't sell when the buyers were here either fire their Realtors or reduce the asking price on their over-priced trophy houses (or over-priced shacks). Hurricane season just started. You can bet that CNN and all the rest of the news channels will have satellite trucks here as soon as a named storm heads this direction. Some bonehead weatherman will be standing in our streets or pointing to his map warning of our impending doom. Bet on it.


Use the current uncertainty of the stock market, the oil mess, the bank mess, the economic mess, or hurricane season to be your catalyst to purchasing a place in Key West. Sellers who need to sell their houses need to have buyers. Use the collective calamities to your advantage.

I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West. Call me, Gary Thomas, 305-766-2642 or send me an email at kw1101v@al.com. Let me help you take advantage of the plight of the living dead.

Key West Dream House

"First comes thought; then organization of that thought, into ideas and plans; then transformation of those plans into reality. The beginning, as you will observe, is in your imagination."
Napoleon Hill

The pic immediately below was taken about three years ago. It is a pic of a smallish eyebrow house in Old Town Key West. The house had a For Sale sign on it for quite a while, but it eventually sold. I showed it twice. The listing agent would not go inside because of the stench and filth. Owners lived there, trapped inside this house of hoarding. Paper and plastic bags everywhere saving God knows what or why. On one showing my buyer started to proceed up the narrow stairway to the second floor. He paused and turned back to me and said "Gary, I can't do it! The smell is so awful." I told him to breath through his mouth. We were up and then out in a flash. A nice house in a great location, but too much work and cost, he thought. The house had two licenses, meaning it could be used legally as a duplex. Again, only God could understand why someone might even consider that. Yet, the well worn look of that house intrigued so many potential buyers who dreamed of what they could do with it. One person acted and the old reality is transforming into a new one.


I took some photos to show what is going on at present. I have used the term staple gun decorating to describe some of the cheesy redos I have seen in Key West. Those redos usually consist of cleaning a place up, a good paint job, floor replacement (often with a floating floor which I hate), replacing kitchens and baths with stylish new cabinets, nice lighting, cheaper stainless steel appliances, and granite. The things that are visible are the features that get attended to. What is not seen is often not attended to.

I remember one developer(who is also a real estate broker) who renovated a house on a little lane a few years ago. The place looked so cute. I remember showing it on New Years Eve in 2004. As we stood inside I looked back at the entry door and noticed a big gap underneath where sunlight was shining through. When we went into the kitchen we saw an expensive Italian light fixture that looked just great. But when I asked how somebody was supposed to actually cook in the kitchen at night with that cute little solitary light, the developer-agent scowled at me. The developer had not attended to the foundation of the house which meant the floors were uneven. But what do you expect for a million bucks?

The photos shown below are illustrative of what a thoughtful renovation must entail. I haven't seen the plans and I don't know the architect or owner. A very respected local builder is apparently doing the renovation. I'll check back in a few months to give you an update. Take some time and look at the pics. They may be helpful in seeing what is sometimes necessary to do to fix an old house that was neglected for too long. Understand that most houses do not have to go through this kind of a renovation process. This is extreme home makeover, for sure. By looking at the lengths that someone is willing to pursue to pursue to transform their dream into a new reality for this old house.

This photo shows the house elevated several feet off the ground. The main floor is gone and all that remains is the "eyebrow" or second floor portion.

This is what remains of the underside of the house. Big holes have been bored into the ground for placement of new concrete piers.

Look carefully at the top of this photo where you will see a window that is actually hidden from street view. Placement of windows like that allow the windows to remain open during the day and even during storms. These windows allow some light and cooling ventilation inside the house.

This photos shows what was the second floor of the old house. Now that all of the clutter and cramped living spaces are gone, the new house has a fresh start on re-imagining what this house can become.

The two above photos are taken from Elgin Lane looking at the underside of the house as it temporarily sits awaiting new piers on which it will be transformed into its new reality.

CLICK HERE to search the Key West Association of Realtors mls database. If you see a property that interests you, please call me, Gary Thomas, 305-766-2642 or email me at kw1101v@aol.com. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida. Not all "fixers" have to go through such a process. We are in the summer lull right now. There are still some good nice homes that are affordably priced. Please give me a call and let's find your new place in Paradise.

824 Shavers Lane - Key West

A little over two years ago the little house on the big lot (50' x110' or 5500 sq ft) at 824 Shavers Lane was offered for sale at $735,000. It did not sell. The price was recently reduced to $297,500 which is still $488 per sq ft, but now the price may make the property worth a look-see.

The listing agent describes this property this way:

"An opportunity! Total renovation/demo. Rarely can you build your dream home on a small quiet lane steps off Duval.What a location..steps away from the Hemingway House and the Lighthouse Only five short blocks to the Southernmost Point!Recent appraisal and priced accordingly."

Click the MAP to locate 824 Shavers Lane. You probably have walked near or biked or drove by but never even knew the lane, let alone the house, ever existed. It is a one block long lane that is sandwiched between Duval Street to the east and Whitehead to the west. Olivia Street (the Hemingway House is at the corner of Olivia and Whitehead) provides entry to Shavers Lane from the south and Petronia Street (Bourbon Street Pub near the corner of Duval and Petronia) is at the north. Shavers Lane is narrow and few people go there without a reason. So if you are looking for a secret hideaway, Shavers Lane may be worth considering.

The listing agent suggests the property may be demolished. Renovations normally cost more than new construction so it might make good economic sense to remove the existing structure and build all new. I'm not a builder and I can't and will not cite construction costs. But I do believe it would be economically feasible to buy this property and construct a very nice new home with off street parking for two cars and put in a real pool for less than it would cost to purchase a three bedroom home with a pool and parking on one of the tonier streets in Old Town. (I'm not talking about a million dollar house either.)

CLICK HERE to review the mls listing info. The existing house sits rather close to the street. The lot is very deep and quite wide. I think a new home that sits further back would make better sense than trying to use the existing house and current configuration. Of course using the existing house makes it easy for the new owner not to use current building code setbacks. It may make sense to utilize the existing structure in some portion of the overall design of the revamped property.

I found an old photo of 824 Shavers Lane (old as in 1965 and shown above in black & white). The house looks pretty much the same today. The depth of the lot and the absence of any protected trees that would prohibit building give this property great development potential.

South Beach is a five minute walk (if you can avoid slow moving tourists). La Te Da, the Bourbon Street Pub, the 801 Bar, and The Monkey Bar are all within a five minute walk. Camille's, Santiago's Bodega, and Antonia's Restaurant are also located within five minutes of the front door. CVS Pharmacy and Bobby Shop (that's where I get my hair cut) are within a five minute walk as well. You can ride your bike at Ft Zach Taylor in about seven minutes.

If this property looks like something that may interest you, please call me, Gary Thomas, 305-766-2642 or contact me by email at kw1101v@aol.com. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in sunny Key West, Florida. Let me help you find your place in Paradise.

2327 Harris Street - Key West - Short Sale

Just listed 2327 Harris Avenue in the midtown area of Key West. I don't do many listings, but when I do, I sell them. Usually quickly. We shall see if this APPROVED SHORT SALE is an easy sale.

2327 Harris Avenue was constructed in 1979 and has 1920 sq ft of living space on two floors. The houses sits on a nice 4758 sq ft corner lot at Harris Avenue and Sixth Street. Click on the MAP. The yard is framed with a nice white picket fence in the front and a higher privacy fence on the sides and rear. There is a beautiful 30' x 12' free form pool surrounded by slate tile deck. The front, side and rear yards are nicely landscaped with a variety of tropical foliage.

The house has three normal sized bedrooms on the second floor plus a large master bedroom with en-suite bath (Jacuzzi included). French doors open off the master bedroom to a second floor front balcony that wraps around the house.

The main level has an inviting entry that opens into the large combined great room with adjacent dining and kitchen. There are two sets of French doors at the rear that beckon yo out to the covered patio and the inviting pool. There is a built-in grill off to the side and a hot tub.

CLICK HERE to read the mls data sheet and if you follow me on TWITTER you can see more exterior and interior photos.

Better yet, please call me to schedule a showing of this family home that is priced to sell at $345,000. Remember that bank has approved the sale at $345,000. Don't delay. Call me, Gary Thomas, 305-766-2642. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West.

Cover Girl - Key West Style

Key West Cover Girl featured in Traditional Home Magazine June-July 2010

I wrote a blog about a Key West cover girl many months ago. That same dame is at it again-big time. She is featured in the June - July 2010 issue of Traditional Home Magazine CLICK HERE.You really must click that link and then double click on each page to see the stunning photos and read the text that describes this chic chick. (Double click and use the back button on each successive page to read the text and appreciate the great photography.)

I remember riding my bike past the eyebrow house on William Street many times. Then one day I noticed that construction workers were there ripping things apart. Later I noticed renovations were in progress. Months passed and the old eyebrow house that had look so much in disrepair looked like it had been on one of those extreme home makeover shows except that it wasn't made over. It was restored with grace. Four years have passed since the redo. And boy does this dame look swell.

But that's not the end of the story, no pun intended. (Read the click.) I just got back from trying to take some present day pics of the front of this lovely home. Today is overcast and a new group of construction workers are finishing up on a new storm sewer project that has been going on for months. Traffic diversions, noise, and nasty cement air has messed up our quiet little town. So the photos I hoped to take did not come out as intended.

Last year the owners of the above home featured in the article in Traditional Home purchased the house directly behind them on Pinder Lane. It got snapped up as soon as it went on the market. So when I went over to take my pics I needed to see what, if anything, had happened to the Pinder Lane house. Voila! To see, you must TWITTER.

I have been told the Pinder Lane property will become the guest cottage for the main house. The pool featured in the magazine story is gone. The backyard is gone for that matter. I can't wait to see the next chapter in what the owners and their very sophisticated designer and architects (and builders, too) create. Stay tuned.

You don't have to be rich and spend a kagillion dollars to have a charming house in Key West. I've seen a lot of very chabby chic houses that rely more on "how to" more than "how much". There are some great little houses and some big ones as well that are for sale. We are in the summer slump even though summer has not officially started. The serious buyers have gone home for season.

CLICK HERE to search the Key West mls database. If you see a property you like, please contact me, Gary Thomas, 305-766-2642. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. Our office is the exclusive Lower Florida Keys affiliate of Christie's Great Estates. Is there a Key West cover girl in your future?

715 Emma Street - Old Town - Key West

Just listed, but not by me, 715 Emma Street #2, in the Bahama Village area of Old Town Key West. The listing Realtor describes this 1243 sq ft condominium this way:

"Beautiful recently built two story home located in a small community of four homes with a shared pool. This luxurious home has two bedrooms, two and one half baths plus a den and is finished beautifully - gourmet kitchen with Sub-Zero and Viking appliances, Brazilian Cherry hardwood floors, multiple balconies, walk-in-closets, GE Smart home wiring and off-street parking. Located adjacent to Truman Annex and near the proposed new waterfront park this gated compound is surrounded by lush tropical landscaping."

Despite what some readers may think, the number of really nice and affordable townhomes and condominiums is shrinking. This new listing may be one that a serious buyer might want to consider. Only four units were built in this uber-trendy development. The spaces were carefully crafted so that it did not have the cookie-cutter layout so common in most condos. This unit is offered at $599,000.

CLICK HERE to checkout the mls listing info on this property. And if you follow me on TWITTER you can see photos I took of the surrounding properties on this block. If and when the city fathers ever get the final plans approved and actually start construction of the proposed waterfront development a couple of blocks to the west, look for this property to become very much in demand as will be many of the surrounding homes. Until then be content with knowing you can walk around the corner and eat at such lovely places as Santiago's Bodega, Le Creperie, Blue Heaven, Better Than Sex, or any of the other fooderies nearby. The Green Parrot and lots of other watering holes are also nearby. Ft Zach Taylor is a couple of blocks and all of Old Town Key West is within easy walking or biking distance.

If 715 Emma Street looks like it might appeal to you and your budget, please contact me, Gary Thomas, 305-766-2642, to schedule a showing. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida.

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GLEE Club - Key West

Do you watch GLEE? If you do you know it is okay to be whoever you want to be. You can be the boss of you. You can sing and dance and wear strange clothes. You can be a boy and like other boys. You can be fat and pretty and gifted all at the same time.


There is a lot of GLEE in Key West. It was here before the TV show first aired. It will be here after the show goes off the air. If you have dreamed of owning a small nightspot in Key West where you can let your inner-glee out, you may want to take a look at the new listing at 1114 Duval Street. The listing Realtor describes the property this way:

"The Keys, a Piano Bar, now available. Currently operated as a piano bar with light food service. 5COP liquor license with lease hold to convey. All equipment included, business sold turn key. Continue operations as is or develop into full service restaurant. Lease to convey expires July, 2013 with 5 year option to renew. Extensive improvements made to property within past year. Please do not disturb business. Leasehold and liquor license only, no real estate to convey."

Some readers may remember the space when it was Alice's on Duval. If you have been there under any of its incarnations you will recall that the corner building has large windows that open onto Duval Street to let the music out and the fresh air in. Patrons can watch thousands parade by each evening. The world famous La Te Da is right across the street.

CLICK HERE to see the mls listing info and agent provided interior photos. I took some street shots. You can see those pics if you follow me on TWITTER.

Seriously, if you have been thinking about fulfilling a lifelong dream of opening a small place in Key West that is either food or food and beverage oriented, you may want to consider taking a look at this business opportunity that includes ownership of a very valuable 5 COP Liquor License. This is a listing of Preferred Properties Coastal Realty, Inc. (That's where I work.)

If you would like more info on this property please call me, Gary Thomas, 305-766-2642 or send me an email at kw1101v@aol.com. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida. Let your inner GLEE out!

May 2010 Key West Real Estate Sale Report

The Key West Association of Realtors sent out the May Real Estate Sales Report yesterday. It confirms what I have been citing anecdotally about real estate sales increasing in the numbers of units sold and in the sales price appreciation since 2009. CLICK HERE to review the May Sales Reports for the Key West area only.

I won't bore you to tears with what sold but you can CLICK HERE to see the single family home sales for Key West during May. My search varies a bit from that of the Key West Association of Realtors . Mine shows that there were 19 single family home sales in Key West during May. Three were noted by the listing agent as short sales and four were bank owned properties. The average price per sq ft was $388. This marks a little improvement over the same time in 2009 when there were 15 sales four of which were bank owned houses and three were shown as short sales. (One of the flaws of our mls system is that some agents (or their sellers) do not want to show that a short sale actually occurred. )

There were 18 townhome and condominium sales during May 2010. Three of the sale weRe bank owned properties and six were shown as short sales. The average price per sq ft was $365 during May 2010. Compare that with 2009 sales figures which showed 14 total sales of which 8 were bank owned condos/townhomes and 3 short sales that had an average sales price of $251 per sq ft. That is a price increase of 68% over the same time last year. Compare also the number of bank owned units was down to 3 in 2010 as opposed to 8 in 2009. Don't tell me that bank sales don't depress the market. They brutalize it. CLICK HERE to see what sold in May 2010.

Despite what some naysayers say, the real estate market in Key West is on the rise once again. We have a small island with a limited supply of homes and condos. The State of Florida has imposed a very restrictive policy on new housing construction. As the "oversupply" of available houses (condos and townhomes) diminish, the prices on well located properties in good condition should increase. If you have been waiting for prices to go lower, you may be disappointed to see that prices are going up instead.

I took the photo at the top of today's blog a couple of weeks ago. I was driving home from Winn Dixie when I saw the BBQ Pampered Pet sign and screamed in delight. I had to turn around and go back to take a pic. CLICK HERE to see the rest of the sign. You already knew we don't eat our pets in Key West. Didn't you?

If you are looking to purchase a second home in Key West, please contact me, Gary Thomas, 305-766-2642 or send me an email at kw1101v@aol.com. I am a full time Realtor at Preferred Properties Coastal Realty, Inc.

1215 Duncan Street - Key West Sale - Duplex

It sometimes amazes me how fast some of my readers find new deals or resurrected deals. Do any of you actually work at your day jobs? For those that were away last week heading for a needed break, the short sale at 1215 Duncan Street just got re-activated after the longtime buyer decided to walk away. This property had been under contract for over 13 months and was theoretically awaiting lender approval of the deal struck between the seller and that buyer. The approval did not get declined; it just didn't do much of anything. The buyer backed out and the seller is still looking for a buyer.

The listing Realtor (my oldest friend in Key West, in fact my Realtor when I spent years trying to find the best deal) says this about 1215 Duncan Street:

"CBS Duplex on the corner of Duncan and Georgia St. in the Bayview Park area. Both units are one bedroom. The Georgia St. unit was remodeled several years ago with new kitchen, bath, tile floors and it opens from the living and bedroom to a private patio. The other unit has Cuban tile floors, and recently installed windows."

CLICK HERE to read the mls data sheet and see the accompanying listing photos. The facts are fairly simple: The duplex was built in 1963 and is of CBS (concrete block construction). It is solid. The owner redid the rear unit and removed the existing ceiling and vaulted the space. The kitchen was redone and an interior wall was removed which made the entire area more relevant to today's lifestyle. The bedroom got sexed up a bit as did the bath. The entire space would make a very comfortable owner's unit IMO.

Rear deck area provides wonderful outdoor living area

The front unit has lots of charm and space for an equally charming outdoor deck

The front unit is still pretty much today as it was when built. The Cuban tile floors hearken to a different time but that is among the charming features of this place. The rooms look like rooms with traditional ceilings and floor plan. One could do a w0w-wee renovation on this side, I guess. But I don't know that would generate that much more in actual rental income. But some fresh paint and a few tricks from one of those HGTV how to shows might add a couple of hundred dollars to the monthly rental. And that would be a good thing.

If you follow me on TWITTER you can see a bunch of photos I took of this property last week. I have two different buyer scenarios for this property. One, is for the dreamer who wants a place he or she or they can use during season and also have steady income to help defray the cost of ownership. My approach is simple. Live in the rear unit when you are in Key West and rent the front unit year round. The front should get $1200 per month as it sits and could get another $100 to $200 with some dolling up. The second scenario is even more simple and that is to treat this property like any other investment property in Key West: rent both sides long term.

1215 Duncan Street (MAP) is offered at $399,000 or $380 per sq ft for this 1050 sq ft duplex that sits on a comfortable 3086 sq ft corner lot in the Arts District just one block east of White Street. A white picket fence separates the property from the street. This must have previously been a showcase. It looks very nice now but it is also a bit neglected. The bones are there and the existing trees are just beautiful. There is a maturing Jacaranda tree located on the Duncan Street side. I was taking some buyers down Duncan a couple of weeks ago (before this property was reactivated) and my heart just popped when I saw the Jacaranda in full bloom. Then I looked a block ahead and saw a Royal Poinciana Tree also in full bloom. My God that was a beautiful sight. Is somebody is looking for an ideal location, this might just be the place.


If you would like to see 1215 Duncan Street please call me, Gary Thomas, 305-766-2642 or send me an email at kw1101v@aol.com. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida. Let me help you find your place in Paradise.