Cheap Seats

One of the good things to occur as a result of the downturn in the real estate market in Key West is that single family homes in Old Town are more affordable. I just did a search of homes priced under $600,000. CLICK HERE to view the details on the homes. I used the strict criteria as to boundary lines: Duval East to White and Truman North to the Gulf of Mexico. No Bahama Village, Meadows or quasi-Casa Marina.

There are six homes that made the cut. The least expensive is a 1 bed, 1 bath 594 sq ft home priced at$450,000. The median home is a 3bed, 1 bath with 717 sq ft priced at $539,000. The most expensive is a 3bed, 2 bath with 1,638 sq ft priced at $599,900.

The house at 405 Frances needs lots of work. It is located across the street from a guest house, and it is just off Eaton Street. At $296 per sq ft it may seem a bargain to some. I think the price is still too high given the negatives.

I previously wrote about 730 Passover Lane. It is a cute little cottage just off the Key West Cemetery. It is priced at $1010 per sq ft. There is no pool and no room for a pool. It doesn't have off street parking, but that is not an issue since parking is not a problem given the location. I like the location, but the market does not.

630 Olivia Street is a cute cigar maker's cottage with a good sized backyard that has been updated. It is priced at $838 per sq ft. There is room for a pool. It is two blocks off Duval and the neighborhood is a mix of high and low priced properties. The house is situated on a one way street that is mostly used by locals. There are some absolutely charming homes in the area, but the area has never performed as well as other parts of Old Town as far as sales go.

The house at 5 Hunts Lane is priced at $499,000 or $412 per sq ft. Cheap yes, deal no. House needs lots of work. I love lane life, but this is a walking lane meaning you cannot drive your can down it to unpack groceries, etc. Everything you do in life has to be carted from some other location to the house. So your cost to remodel will be higher than other locations. There is no room for a pool so whatever outside life you want will be diminished.

527 Bahama Street is another problem property. It was tremendously overpriced when I showed it 3 years ago. You are basically buying the right to spend a fortune of renovate a small house on a 744 sq ft lot. Not a lot of space. And the location is worse. The house is basically adjacent to the downtown Faustos' parking lot.

Then there is 1116 Eaton Street. It is the little charmer located across the street from Strunk Ace Hardware. Price reduced to $450,000 or $670 per sq ft. And it is listed below appraised value. Cute 2 bedroom 1 bath Conch house with heated swimming pool. Perfect Key West retreat in Old Town. This little cottage has a rooftop sunning deck to get that perfect tan! The house did flood during Wilma.

At least two of the above properties are in or near foreclosure so there may be some flexibility on pricing. I know you can buy a bigger house in better condition in some other location. But then you would not be buying that house in Key West.

The weather here is absolutely wonderful right now. The days are warm but not horrible. The nights are cool, but not cold. The trees that flower are starting to bloom again. The recent rains have made everything come alive. Yes, you can buy cheap seats elsewhere, but who wants to live elsewhere?

You can perform your own search of all Key West homes by CLICKING HERE to search the Key West mls real estate listings. If you see something that strikes your fancy, please call Gary Thomas at 305-766-2642 to schedule a showing.

Key West Waterfront Single Family Home

Key West Waterfront Single Family Home. Imagine that. Do you have any idea how many people dream of owning such an animal. But they don't exist. Well, there are a few, but only a few. There are lots of condos and some town homes with water views, but very few homes. That is one reason I decided to mention this one at 100-2 Eaton Street in Truman Annex and just steps away from the Historic Old Town area.

Rare opportunity to own a freestanding single family waterfront home in Key West in the gated community of Truman Annex. This two story home has classic Key West style architecture, 3 or 4 bedrooms, 3 baths, private heated pool with spa/waterfall and spectacular unobstructed views of the Gulf of Mexico and those famous Key West sunsets. Additional features include recently installed hurricane resistant windows & doors, elevator, whole house sound system & parking for 2 cars including a carport with storage. The second floor living area has an open floor plan with vaulted ceilings & multiple sets of French doors to a deck with incredible water views. CLICK HERE for more info and photos.

The property was originally listed in December 2006 at $2,395,000 and has been just reduced to the asking price of $1,995,000 or $1086 per sq ft for the 1819 sq ft house. The lot is 3688 sq ft and like I said, it has dead-on water views.

CLICK HERE to see what else is available in the price range of $1,875,000 to $1,999,000. You will see other homes that are more architecturally interesting or more historic, but you will not find any with a better view. So if waterfront view is in your search criteria, this home may interest you.

You can perform your own search of all Key West homes by CLICKING HERE to search the Key West mls real estate listings. If you see something that strikes your fancy, please call Gary Thomas at 305-766-2642 to schedule a showing.

1110 Curry Lane

I have often recommended that second home buyers purchase a home on one of Key West's quiet lanes. GO HERE to read about Key West lane life.

This delightful Conch Cottage tucked away on at 1110 Curry Lane in Old Town Key West just got more affordable. The seller has reduced the asking price to $1,095,000 or $907 per sq ft. The 2 bed, 2 bath home has 1207 sq ft of living space and sits on a 2321 sq ft lot. Curry Lane runs east-west between Frances and White Streets. The homes are compact and the lane is ultra-charming. There are two corner grocery stores within two blocks. And Duval is but a 7 minute walk.

The cottage has been lovingly restored to maintain all the character and charm you'd expect to find such as Dade pine walls, Georgia heart pine floors and beautiful attention to detail. The floor plan is open and spacious and offers indoor/outdoor living amid privacy. There are two bedrooms and two full baths plus a chef friendly kitchen with soapstone countertop and generous amenities. Outdoors you can enjoy the river rock lagoon pool, outdoor shower and lush landscaping. Relax on the front porch with a cool beverage and a good book. Off-street parking for small car. CLICK HERE for more info and photos.

If you have read this blog for very long you know that certain words signify things I think make a Key West home a good buy. The paragraph above is overflowing with those words. This is a home worth your inspection. Give me a call to arrange a showing: 305-766-2642.

chutzpa

"chutzpa" noun
(Yiddish) unbelievable gall; insolence; audacity

The house at 1224 Duval Street was just listed at $5.9 million. I don't know who has more chutzpa the owner or the listing Realtor. I watched the renovation of this house since 2003. It was a long and arduous process. The property appears from the street and the attached photos to be very special. But I cannot fathom how anyone could justify an asking price of $2,657.66 per square foot for a house on Duval. CLICK HERE for the full details.

These are the facts as told by the listing office "Stately home with transient license on world famous Duval Street, just completely restored to its former grandeur. Viva on Duval also includes two homes, 1227 and 1229 Duval Street, one, is a two bedroom two bath with transient license and the 2nd on the corner of United and Duval, is a commercial space, with possible conversion to a home with two bedrooms, two baths and transient license. This grand property is being offered turnkey with all new well appointed furniture/furnishings and the web site for Viva on Duval. Two pools, lots of off street parking, and a separate office with storage complete this is a one of a kind property in Old Town Key West."

There are bunch of photos at VIVA ON DUVAL.

Back on January 16th I wrote about Home Ego-Nomics Key West Style. I think what I wrote back then is right on when you look at the price for this property. I'd love to sell you or anybody else this property. The commission would be great. But there is no rational way to justify this kind of price for a single family home on a busy street that may be used for transient rental purposes. If you have $6 million that you want to spend, give me a call.

Sweet William Cottage

The sweetest cottage in the very best Old town location!!! This circa 1887 conch classic has a wonderful outdoor covered porch with private garden and bricked driveway. There are extensive architectural plans for the renovation of this home which are included in this price.

The cottage is only 753 square feet at present, but it sits on a large 4560 square foot lot (46' x 100') so there is ample room for expansion. The present cottage has 2 bedrooms and one bath and is priced at $879,000 or $1,167 per sq ft. That price may seem high for today's market, but this cottage at 608 William Street really has what second home buyers look for in a Key West home: location, charm, and room to expand. CLICK HERE for more info and pictures.

CLICK HERE to see the next door neighbor's house. This house is a Key West landmark and has been in the same family for ages. The owner is an older woman who has no intention in selling, and the house will pass to her son at some future time. Broadway impresario Jerry Herman renovated a neighboring home a few years back. CLICK HERE to view.


CLICK HERE to search the Key West Association of Realtor's mls listings. Then call Gary Thomas at 305-766-2642 to schedule a showing of 608 William or any other property in Key West. There may be cute little conch cottage in your future.

Harbour Place

There are seven distinct communities at Truman Annex, and the one with the Million Dollar View is Harbour Place.

This third floor 2 bed, 2 1/2 bath unit with 1260 sq ft of living space is affordably priced at $899,000 or $713 per sq. ft. CLICK HERE for more info and photographs.

You can view radiant sunsets and the famous Key West waterfront from your personal balcony. This beautiful unit has been tastefully furnished so you can move right in and enjoy everything this property has to offer. Harbour Place is a secure building located directly on the Key West waterfront. There is a large pool, beautifully maintained grounds, and designated covered parking and storage. One more thing: this unit can be transiently rented as part of an agreement with the City of Key West.

You can search all of the Key West and Lower Florida Keys mls listings by CLICKING HERE. Then call Gary Thomas, yours truly, at 305-766-2642 to schedule a showing. Who knows you may find a cool condo at an affordable price just ripe for the picking. Don't miss an opportunity to buy at a good price before the market takes off again.

510 Fleming Street -- Commercial Deal

Do you remember the old days when you could leave the door to your house unlocked all the time and not worry about somebody committing a Home Invasion? I do. And for the most part Key West is still the kind of place where you can leave your house unlocked and not worry about somebody coming inside without an invitation. A friend recently entered her teenage son in a New England Prep School and told him that he would have to start locking his door to protect his things. This, she said, came as a total shock to her son. He had never thought of anybody needing to lock something up.

Remember the old days when a merchant lived above his store. I actually do. There was a small grocery called Eddie's Red & White a corner from my grandmother's house. Eddie and the Mrs. lived upstairs. I want to write a book about that memory someday. But that is another story.

Anyway, there is a nifty little commercial and residential duplex just steps off Duval at 510 Fleming Street. The commercial space downstairs is about 390 square feet. The upstairs residential is a 410 square foot apartment. The property is now listed at $595,000 or just $735 per sq ft. The zoning is HRCC3. CLICK HERE for more pics and info on this little piece of yesteryear.

730 Passover Lane Key West, Florida

730 Passover Lane is another sweet little Key West treasure just waiting for a new owner. This one bedroom one bath home is situated on a quiet Old Town lane with a delightful front porch, private rear garden with a pond and an outdoor shower, skylights, vaulted ceilings, sleeping loft, built-in cabinetry, pickled hardwood floors, and an airy and open kitchen featuring granite counter tops and stainless steel appliances.

In case you can't tell from the photos, 730 Passover Lane is located across the street from the Key West Cemetery. I swear I'm not being cheeky, but you couldn't ask for a quieter location or one with more long term stability. The cemetery is not going anywhere--ever. So the view is preserved. There will be no tall condos or hotel going in there. There won't be any late night parties with noisy neighbors or loud music. There will never be a parking issue either since the other residences on this block all have their own parking.

I love the bright sunny sky that shines on this little house. So many areas of Old Town are enclosed by huge trees. Not this little casa. It looks onto the bright skies and exudes a genuine bright and open feeling to all who enter. The rear area on the other hand is very contained and private.

This little treasure is offered at $599,900.

CLICK HERE to checkout all current Key West mls listings./ Then call Gary Thomas at 305-766-2642 to see 730 Passover Lane or any other little treasure in Key West.

Pessimism Be Damned!

The Bush administration has got so many things fouled up (the war, the economy, the environment, Katrina-gate, truth-in-government) that I sometimes slip into a state of severe pessimism. And that is not my normal attitude about life.

I have reported about the closing of many businesses on Duval and on the huge inventory of unsold homes and condos in all price ranges. And I have reported the monthly and quarterly sales during this past year as compared to 2005 and 2006. I have tried to be optimistic, but like I said I sometimes slip into a pessimistic state.

So I pleased to report that there seems to be an up tic in the real estate market. Our office finally has several deals in the works. Commercial and residential and in all price ranges. And other offices are doing much better as well. Fourteen homes and condos have gone "contingent" (under contract subject to contingencies) so far this month. And we have had two significant high priced closings this month ($2.655 million and $3.3million).

Other Realtors are reporting that they are getting busy as well. Perhaps the tide is about to turn.

On that optimistic note I wanted to share a new listing of a great home in the Casa Marina Area. I refer to the house as a Beverly Hills home because it looks like so many of the homes I have seen there. Casa Palmera is located at 906 Johnson, a block of the classic Casa Marina Hotel and the ocean. The 3700 sq ft home has 5 bedrooms and 6 baths. The house was completely restored from top to bottom. The main house features Dade County pine floors, walls and even ceilings and has a smart open and airy design. Most of the expected improvements and finishes have have been included with more notable enhancements of rated hurricane shutters, exterior kitchen, sun porch, and downstairs office/den/bedroom suite. There are two guest cottages. One Casita has a full living room, bedroom, bath & kitchenette, and the second is a study/writer's house with a full bath and outside shower. The lush tropical grounds open to all sides of the home and adjoining entertaining spaces, pool, and Casita via old brick pathways. This property is incredible. And it is priced at only $3.7 million. CLICK HERE for more info on this home. There is a great virtual tour that you can access from this page.

If that price is a little beyond your budget, don't fret. There are many homes available in all sizes and price ranges. Take a look a the Key West mls CLICK HERE. Then give me a call 305-766-2642.

Kill all the lawyers

Yesterday afternoon I attended a class that discussed the 9/07 Revisions to the FAR/BAR (Florida Association of Realtors and the Florida Bar) forms used by Realtors (and attorneys) to memorialize agreements to buy and sell real estate. Local real estate attorney Wayne Larue Smith taught the class.

Wayne aptly pointed out that virtually every contract for sale and purchase of real estate in Key West is made via an "AS IS" contract for the simple reason that our real estate is unique. Our homes are not of the cookie-cutter variety up north where you will see block after block of the same style house. Many of the homes in Old Town have "special" easement or restriction issues. Thus a Buyer of real property in Key West typically takes the property on an "AS IS" basis and has the right to inspect the property to determine if it is suitable to his needs. This would include determining if there are any structural, mechanical, environmental, or legal impediments, or any governmental, building, , safety codes, restrictions or requirements that may effect the real property. If after completing his inspection process a Buyer "accepts" the real property, he gets the benefit of his bargain. If he finds fault with an issue, he can try to re-negotiate the contract to achieve a better resolution of the issue. If he can't renegotiate, he can walk and get his earnest money deposit refunded.

Here's the rub: the new revision contains language that says after an inspection "Unless Buyer exercises the right to cancel granted herein, Buyer accepts the Property in its present physical condition, subject to any violation of governmental, building, environmental, and safety codes,restrictions or requirements and shall be responsible for any and all repairs and improvements required by Buyer's lender." So if a buyer misses something or relies on a false statement by a seller or an erroneous statement by a Realtor, the Buyer is stuck.

Another provision in the SELLER'S DISCLOSURE paragraph adds this language: "Seller has no knowledge of any repairs or improvements made to the Property without compliance with governmental regulation which have not been disclosed to Buyer." Many sales are not accompanied by Seller's Disclosure statements. I think this language may cause many a deal to go south.

One Realtor pointed out that much of the discussion suggested that the process of buying and selling seemed to be adversarial. He said it does not have to be that way. I agree. The fewer number of issues between buyers and sellers the better. Reduce the opportunity to disagree.

It will be interesting to see if any of the September 2007 Revisions lead to more (or less) litigation between disgruntled Buyers, Sellers, and/or Realtors.