You Just Gotta See 1106 Packer - Key West

It's been 26 years since my first trip to Key West. Back then I would just marvel at some of the "Key Westy" houses. These were places the gays and left over hippies bought and redid on a shoestring and a lot of imagination. They were testaments to thrift, ingenuity, and art, but not necessarily in that order. As the lore of Key West became the lure of Key West and the masses started to come here to see what the fuss was all about, more people started to buy up the old houses and redo them except for many "shoestring" budgets were replaced by gobs and wads of moola, and, unfortunately, many redos lacked ingenuity and certainly were not artistic.

A couple of days ago I got the chance to see an absolute Key West Original that just rocks. It is located at 1106 Packer Street on the South of Truman area of Old Town Key West. The listing Realtor (from Preferred Properties) describes his listing this way:

"Naturally beautiful home with two bedrooms and two full baths down. Upstairs are additional guest quarters with an adjoining artist's studio loft. An extra-high front fence provides great privacy, hiding a wonderful, inviting front porch. There is ample off-street parking on two sides of the property. High ceilings and an open floor plan provide a natural indoor outdoor flow to porches and a private pool with tropical gardens. A romantic master suite with charming bath has multiple French doors leading out to a totally unique free-formed swimming pool with coral rock waterfall. There are many architectural and artistic surprises in every corner of this property. Come for a visit and you will want to stay for a lifetime!"

Looks can be deceiving. Oh the facade at 1106 Packer Street is very pleasant to look at, but you have absolutely no idea how wonderful the inside is. There is nothing normal or expected here. But everything here is terribly irresistible. This 1789 sq ft home has 3 bedrooms and 2 bathrooms (that's what the mls listing says). And it sits on a 4000 sq ft (40' x 100') lot. When you enter the front door you step0 into the livingroom that has an unexpectedly high vaulted ceiling. Your eyes are immediately drawn to the rear of the past the ingenious kitchen and dinging area where the pool and garden beckon you. But getting there is pretty difficult because every square foot of the space has something so interesting to see, that you can't just breeze through.

If you watch all of those HGTV shows that tell you the heart of any home is the kitchen, well, it's true, at least here. The kitchen and dinging area sit midway between the front and rear. It's as if the house and yard are flipped upward and the livingroom is the feet and legs, the trunk of the house if you will. The pool and garden are at the top and are more like the head or cerebral area of the house where all of the important thinking and pleasure thoughts are created. The kitchen and dinging sit in the middle and this is the area that literally feeds the body and makes it content. On the Food Network they teach us that the way food looks makes us want to eat it. Well, this kitchen is so original it wins the Iron Chef competition for being spot on.



If you follow me on TWITTER you can see the photos I took of this home. And if you CLICK HERE you can read the mls listing info and see more photos for 1106 Packer Street.

Better than clicking, why don't you call me, Gary Thomas, 305-766-2642, and let's set up a showing of this really great home. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida. 1106 Packer Street is offered at $785,500. You just gotta see it!

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1012 Southard Street - Old Town Premier Location - Key West

1012 Southard Street - Old Town - Key West - Short Sale

I have previously written about 1012 Southard Street extolling the many reasons why I think this property is a great buy. Now there is an additional reason: the asking price has been reduced to just $699,000 and the property is now offered as a short sale. The three bedroom and three bath home has the makings of true wish fulfillment for those who are willing to do a little work in exchange for getting a lot in return.

Just below you will see photos of 1012 and 1014 Southard Street as they appeared when photographed in 1965 with new photos taken this week.

1012 Southard Street was built in 1899

1012 Southard Street - December 2011

1014 Southard Street built in 1895 - 1012 Southard St is adjacent to right

The same location in December 2011

The listing broker at Preferred Properties, that is where I work but this is not my listing, describes the property this way:

"Renovation project in a most sought after location in historic old town! This charming property features a 3/2 home that could be a show place plus a move in ready 1/1 guest cottage. Both houses open to the covered lanai and spacious, sunny decked pool area. The large lot features off-street parking. This is a great opportunity!"

Doors from the living room open out to the covered veranda

The main house at 1012 Southard Street was built in 1899. The home was renovated sometime after 1981 and has remained pretty much unchanged since then. The renovations of that era now seem a bit dated, but the house is perfectly livable as is. The house currently has three bedrooms, two baths, a small sleeping loft which would be great for the grand kids. The kitchen and the wonderful covered veranda overlook the large and inviting pool. The adjacent guest cottage with a mini kitchen and bath was added was built a few years ago.

Guest Cottage Exterior

Guest Cottage Interior

Main home living room

Main home kitchen

The Property Appraiser's records show the house has 1676 sq ft of living space situated on a 5,000 sq ft lot (50' x `100') on one of the very best blocks in Old Town Key West. I have included photos of the cottage and the pool area. I always tell potential buyers to use their imaginations and plan to reconfigure existing spaces inside the big empty box that are the initial start of any renovation project. Existing interior walls, cabinets, and fixtures are often moved, sometimes replaced, and typically improve what was in the property for years. CLICK HERE to view the Key West mls datasheet on this property.

I held an open house at this property a couple of years ago. I remember a lady from Miami with a large family studied every aspect of the property. She then told me that if she bought the property she would paint the interiors but would then live with the house the way it is for several months. She said she could then figure out how what really needed to be renovated. I think that makes sense with a lot of houses, but it makes a huge amount of sense with this property. We have become so accustomed to granite, marble, and stainless steel that we often miss the simple elements of good design that make some spaces so very comfortable and inviting.

The Gingerbread Man house is located at 1020 Southard Street

1022 Southard Street has been totally dolled up for Christmas

Notice 1022 has the same basic design and roof line as 1012 Southard St

Jan George Design is located at the corner of Southard & Frances Sts.

Cafe Sole is on the opposite corner

1013 Southard St is directly across the street

1015 Southard Street - one of the great homes of Key West

Every time I have shown 1012 Southard Street I have tried to get buyers to sit down and take in the pure beauty of the pool and garden area. The house next door at 1014 Southard Street was the cover feature in Architectural Digest a few years back and it shares the same excellent location. I also walk potential buyers down Southard Street to see similar one story houses like 1016 and 1020 Southard Street that have undergone some magical transformations of their own.

Now that 1012 Southard Street is priced at just $699,000, someone will snap up this short sale in a snap. The real estate maximum "location, location, location" was never more true than it is with 1012 Southard Street in Old Town Key West.

Time waits for no one. Act quick before this Key West short sale is snapped up by someone else. Please contact me, Gary Thomas, 305-766-2642 and let me you buy your place in Paradise. I am a buyer's agent and a full time Realtor at Preferred Properties Coastal Realty, Inc.

April 2010 Real Estate Sales in Key West

Don't get left behind wondering "If"

April did not bring Key West many showers but it did bring lots of sales to cheer the Realtors and Buyers who took the plunge to buy Key West properties once again.

You may have noticed I have written my blog very much this past month. There is good reason: I have been swamped with work. And every Realtor I know is equally busy. April has been an extremely good month for real estate sales in Key West. I am posting raw results that I culled from our mls data base. More sales will likely get posted by other Realtors that occurred in April but that did not get posted by yesterday.

There were 26 single family home sales in Key West for the month of April. Three were bank owned properties and seven were shown as "short sales" although I am convinced more were sold that way because the sellers either brought money to the closing table or part of a loan was forgiven. The average sales price per sq ft for all 26 homes was $393. However, the more important item of note is that there were five home sales with prices above $1,000,000. The average sales price of those five homes was $793. And even more heartening was the sale of one of those quintessential Key West cottages on a lovely quiet lane. The cottage at 3 Hibiscus Lane sold in just six days on the market for $800,000 or $855 per sq ft. CLICK HERE to see what sold in April 2010.

During April 2009 there were just 13 single family home sale in Key West. The average price per sq ft in 2009 was $378 as compared to $393 in 2010. That is a 9.6% price increase over 2009. There were but two single family homes that sold over $1,000,000 last year and they sold for an average price per ft of $612. In 2010 the million plus homes sold at $793.

There also appears to have been a rebound in condo and town home sales in April 2010 as compared to the same period in 2009. This past month there were 22 condo and town home sales in Key West that had an average sales price of $332 per sq ft. Three of those sales were for bank owned properties and nine were short sales. The average price for condos and town homes in Old Town was $459. A bank owned unit at Santa Marie sold for just $414,900. That same unit sold new in May 2007 for $1,300,000. Ouch! Somebody either got a very good deal or a lot of other owners in that complex better watch out!

In April 2009 there were 12 condo and town home sales. Of those, six were bank owned properties and five were designated as short sales. The average price per sq ft in 2009 was $273. The average price for condos in 2010 was $332 in all condos. That is a 18% increase in price per sq ft over last year.

The really interesting thing to report is all of the sales activity or new properties that went under contract this past month. It is incredible. Houses are selling again. So are condos and town homes. A year ago there were few sales at the Golf Course. Now buyers are waiting to make offers. There are only a few homes left for sale in Old Town and Casa Marina area under one million dollars. Nice homes in good Old Town locations are going under contract within days of getting listed.

I don't have the statistics to back up this statement, but I am noticing a lot of new construction activity. Things are picking up, Dear Readers. If you are thinking of buying your place in Paradise, CLICK HERE to search the Key West mls database. If you see something you like, 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. Our office is the Lower Florida Keys exclusive affiliate of Christie's Great Estates.

2301 Linda Avenue - Bank Owned - Key West

2301 Linda Avenue is the large corner property above with huge pool

2301 Linda Avenue is a Bank Owned house located on a very large lot just off Flagler Avenue in the New Town are of Key West. You can't miss seeing this property. It's distinctive profile is a testament to the hip 60's architecture that can still be seen all over the land. In Key West the architecture is just more in your face!

This property was listed previously and then some flaws in the legal description were found. Those issues are now corrected and this property has just been re-listed at a very attractive asking price of $359,900 or $121 per sq ft. The house has 2980 sq ft of living space and sits of a huge but irregularly shaped lot of 11,930 sq ft.

The listing Realtor at Preferred Properties describes this property this way:

"Huge lot! Incredible buy! Unique A frame architecture in midtown Key West. Great potential for a large estate style home. Lofted ceilings, pool, covered parking. Being sold as is. Bank owned."

This property has covered off street parking, a huge sunny pool, and is priced to sell quickly.'
CLICK HERE to checkout the mls listing sheet and to view more photos of 2301 Linda Avenue. The home is zoned Single Family-2.

If you are one of the many bargain basement lookers that want a good deal on a bank owned property, this may be your baby. Please call me, Gary Thomas, 305-766-2642 or email me at kw1101v@aol.com if you would like to see this property. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida. This property ought to sell very quickly.

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Open House - Sunday - Key West

Preferred Properties Coastal Realty, Inc. is hosting an Open House at five locations in Key West. If you are looking for your place in Paradise, checkout any one or all of the locations below. These homes will be Open Sunday from 1:00 to 3:00 PM. Come by and see us at:

712 Southard Street CLICK HERE This two bedroom, two bath home with a beautiful pool is offered at $795,000.


416 Elizabeth Street CLICK HERE This grand home was built circa 1873 and it is unlike any other Old Town home. The interiors are rich and warm but unpretentious. The grounds are expansive. The main house, two guest cottages, verandas, pool, and grounds will surely make you wish you could afford the $3.2 million price. I'll be hosting this house.


1502 Petronia Street was constructed in 2007. CLICK HERE It is a bank owned property that is a real show stopper. This two bedroom, three bath unit has travertine marble and hardwood floors throughout. All rooms feature high ceilings, crown moldings, and top of the line finishes. It has its own private pool and covered parking. This 1717 sq ft residence us offered at $975,000.


1407 Patricia Street CLICK HERE is a starter home and is priced at $499,000. It is located about one block form the Atlantic Ocean and near the White Street Pier and Higgs Beach. Buy now and renovate later by perhaps adding a second floor where you could have ocean views.


32 Hilton Haven Road #2 CLICK HERE is a two bedroom, two bath condo with spectacular open water views priced at only $499,000.


Preferred Properties Coastal Realty, Inc. is the exclusive Lower Florida Keys affiliate of Christie's Great Estates. Remember to come by 416 Elizabeth Street and guess how old my photo is. See you Sunday.

1019 Flagler Avenue - The Big House - Key West

The listing Realtor describes 1019 Flagler Avenue this way:

"This large 3bd/3ba house is situated on 2 lots totaling 9100 sq. ft. The home has multiple entrances which allows this property a wide variety of uses. Corporate retreat, large family home or a very stately single family residence. Each bedroom has its own bath and the living room and kitchen open onto a very large covered lanai which overlooks the very private pool and back yard. There is off-street covered parking and a detached garage. There is also a commercial rental (Doctor's office)downstairs for additional income."

I have shown this property to several potential buyers. I think this property would make a wonderful renovation project for someone that wants a really large house on a very large lot in the Casa Marina area that has the potential of becoming an estate type of property. Here is my take on this house.

The Monroe County Property Appraiser shows this house as having 3256 sq ft of living space (this is in conflict with the mls listing) and sits on a 9160 sq ft lot (90.25' frontage X 101.5' depth). Records show the house was built in 1938. The house was originally built of Indian Block, a man made material used in several of the larger Key West houses. There is a newer addition to the front where it appears the original first and second floor porches were enclosed with concrete blocks and 1960's or 1970's era windows and door were installed. There is also an addition on the east side with a "disco" bedroom and bath. The Florida room on the ground level has iron bars on the sliding glass doors that open on three sides. All of the windows are shuttered. The downstairs front portion of the house is now used as a doctor's office. The second floor space includes a sitting room, bedroom, large bath, nanny suite, and an office.

This house is the kind of place where the buyer could rip out the interior and rebuild from the exterior walls inward. Designers and architects do this all the time in Old Town where cute but cramped cottages are converted into comfortable living spaces.

The Monroe County Library (Historical Department) does not have any historic photos of 1019 Flagler that show what the property looked like before the porches were encased in concrete. The Indian Blocks are no longer visible on the west side of the house, but it is visible on the east side. That makes me think a new owner might have wide latitude in developing a design plan for this property. One plan might be to re-interpret the house with Indian Block and retro fit front porches on the main and second floors giving the house a traditional look. Or perhaps one could use the existing CBS stuccoed facade CLICK HERE and create a contemporary structure that would also fit into this eclectic neighborhood. HARC will definitely have a say in whatever design gets approved, but I can't see how they could dictate one style over another given what has happened to this house already. That is just my opinion, however.

The listing Realtor only has a couple of photos of the pool area. CLICK HERE and CLICK HERE. The courtyard has brick pavers and mature landscaping. There is even a 1930's vintage garage CLICK HERE at the rear corner of the property. The pool and landscaping are beautiful, but dated. There is a flagstone barbeque for example. That's a relic of the fabulous fifties. CLICK HERE to see the details submitted by the listing Realtor as well as other photos of this property.

Our office recently sold the house across the street at 1028 Flagler Avenue. CLICK HERE. It is in the process of a getting a major face lift. The sales price before face lift was $1,637,500. I understand the face lift is going to take over a year to accomplish. A very well known Key West architect lives in the houses immediately to the west of 1019 Flagler Avenue. CLICK HERE. A famous writer lives across the street on the corner. CLICK HERE.

1019 Flagler Avenue is located just a couple of blocks from the Atlantic Ocean. There are neighborhood stores about six blocks away. The Casa Marina Resort is two blocks to the west. Old Town is an easy bike ride. The Key West International Airport (I just love that name) is five minutes away. The area is quite at night. And like all of Key West, it is clean and safe.

1019 Flagler Avenue is offered at $899,000. It has been listed for sale for 582 days. If you are looking for a renovation project and would like to see this property, please call me, Gary Thomas, 305-766-2642. I am a full time Realtor at Preferred Properties Coastal Realty Inc. I live in this neighborhood and I love it.