1800 Atlantic Condo -- Let's Make a Deal

Just Listed: 1800 Atlantic Unit C129. These are the basics: List price is $469,900 or $358 per sq ft. It is the lowest priced unit at 1800 Atlantic with a transient license which means you can legally rent the unit on a nightly basis to help cover your mortgage cost. CLICK HERE for more info and photos.

The unit has 1357 sq ft of space so it is identical to about 90% of the other units there. A couple are larger because they are located directly on the ocean; one is a 3 bedroom, and there is a smaller unit with one bedroom. Otherwise, the units are the same. The difference is the location and whether the unit has an ocean view, street view, or mangrove view. But the units basically rent for the same price.

The unit is not furnished and the kitchen has not been updated since the unit was built. If you are not buying the unit to live in, that is not a big deal and it certainly is not going to effect the average daily rate you charge renters.

1800 Atlantic is located directly on the ocean and has a private beach, huge pool, spa, covered parking, and tennis courts. There is a good solid base of people who return to 1800 Atlantic year after year because it offers them value. Click the following links to checkout a few comparable units that are rented nightly to see their pricing and availability. Rent Key West has a couple of units: Unit 228 and Unit 435. I sold unit 435 a couple of years ago. The buyer paid just under $1million for it. At Home in Key West has several units are varying price points. Papaya Place is the cheapest. Or go to 1800 Atlantic webpage to watch a virtual tour and checkout a variety of units, availability, and pricing. I think you will see that the unit mentioned here has some real upside to it as a long term investment.

This particular unit is Bank Owned. The prior owner purchased it in April 2005 and paid $742,000. The unit is priced today at $469,900 and reflects the new reality. I have sold and listed & sold units there and I tell my customers that they must treat their investment as an investment to make money. They need to hire the right management company and keep the unit rented as much as possible. A lot of people buy a property like this and then spend valuable prime season time in the unit or let their friends or family use the unit for free. Wrong idea. The unit is there to pay for itself, not to give your friends a free Key West vacation.

So if you think you might be interested in buying a nice unit at 1800 Atlantic give me a call at 305-766-2642 to schedule a showing. Don't wait. I really think this unit will sell fairly quickly.

Won't You Be My Neighbor?

You have be an unsentimental and crotchy old curmudgeon not to remember the lyrics and more importantly the message of Mr. Rogers' opening song to his daily program: "Won't You Be My Neighbor?". If you have forgotten, however, CLICK HERE to jog your memory.

The message to me was that as a neighbor you belong to a place, a special place, that you share with people with common values. And when Mr. Rogers sang "It's a beautiful day in this neighborhood,A beautiful day for a neighbor" you just knew that he was singing to you.

I have written many times about the Casa Marina Neighborhood as an attractive alternative to the Old Town area of Key West. And each time I wrote about houses or condos for sale in the area. But today I am suggesting that you consider buying a vacant lot and build your own dream home in a great neighborhood. My neighborhood. The Casa Marina area.

The 1000 block of Washington is probably the best single lot in Key West. Look at the photo at the top right to see for yourself. It is the corner of Washington and Whalton and looks like a park. The lot is 12,700 sq ft and is priced at $3,000,000. There ain't another one like it on the island. CLICK HERE for more info and beautiful photos. I live across the street. So if you buy, please don't make too much noise when you build your new dream home.

Property number two is located at 1426 Reynolds just a stone's through from the famous Casa Marina Hotel and the Atlantic Ocean. The historic R.J. Reynold's home is across the street to the east and there are numerous multi-million dollar homes in the surrounding blocks. This property has HARC (Historic Architectural Review Commission) approval for a new residence to be built on the 11,500 sq ft lot that is priced at $1,350,000. A second ROGO building permit is available at additional cost. (This property was previously a legal duplex, so the lot can be subdivided into 2 parcels or a second home (guest unit) could be built together with the main residence.) Since a good part of the building approval process has already been completed, this lot could make the construction of your dream home even speedier. CLICK HERE for more info and photos on this property.

Finally, there is an opportunity to buy a 5376 sq ft lot with approved plans for the construction of a 2572 sq ft home at 906 South Street. This property is now listed at $595,000. The owner bought this property in May 2004 and paid $1,200,000. So this property is on sale. CLICK HERE for more info and pics.

I love this neighborhood. I am close to the beach and Old Town. I can be at the shopping centers in about 5 minutes--even when the tourists are in town. The area has big streets, big skies, beautiful yards and mature, lush trees. And it is quiet. Won't you be my neighbor. Give me a call for more info on any of these properties. 305-766-2642 or email at kw1101v@aol.com .

728 Love Lane

Just Listed: 728 Love Lane, Old Town, Key West is located down a quiet lane in the heart of Old Town and is an exceptional 3 bedroom, 3 bath home. The locations is an easy stroll to the center of Duval Street. This residence is a must see for anyone who desires the best in location, privacy, security, top notch construction, and superb attention to EVERY detail. Some features include: Off street parking, heated, custom reverse infinity edge pool, two zone A/C, whole house back up generator, professional chef's kitchen built by a custom furniture maker with Wolf/SubZero/Bosch Appliances, spacious loft to accommodate extra guests, extensive storage, covered veranda with wet bar, ice maker and under counter refrigerator, impact windows and skylights, floor to ceiling marble and decorative tile in all baths.

Anyone who has read my blog knows how fond I am of homes located on almost any of the Old Town lanes. This particular lane has the added pizazz of being Love Lane. Now what kind if passionless and frigid individual would not want to live on Love Lane?

This house is a re-do of a re-do of a re-do. But from the pics, I think this renovation got it right. The renovator is also a Realtor who has done several projects in Old Town. And he uses top quality materials and lots of imagination to achieve a project that is both practical and romantic.

CLICK HERE for more photos and additional info on this cute little abode. The home is 2100 sq ft and is priced at $2,250,000 or $1.071 per sq. ft. Now that is quite a bit in any market but when you consider what you are getting for your money, this house is just plain practically magic.

Let's go take a look together. Call me, Gary Thomas, 305-766-2642 to schedule a showing. If you have the money, this really is a house to consider. And if you can't quite afford this property, CLICK HERE to checkout the other homes available in Key West. Again, give me a call to help you find your new home in Paradise. Just think, if you bought now, you could be at home in Key West for Christmas.

November Sales Report

The November single home sales report for Key West improved over the prior month. But more importantly, there is a perception that the real estate market in Key West is on the up-tick.

There were 9 single family homes sold in Key West in November 2007 with a total sales volume of $8,615,000. The least expensive home was a one bed one bath listed at $390,000 and sold for $380,000. The most expensive home was a massive two home assemblage in the 1200 block of Washington Street that had been on the market for several years. It did not sell during the boom years but surprisingly did sell in November. Asking price was $2,990,000 and sold for $2,655,000 to an English buyer. My sources told me that the devalued dollar played greatly in the purchase price. And even though the home had a fantastic kitchen, the new owner is going to put his touch in a new one. (Perhaps the old days really are returning!)

Eleven single family homes sold in 2006 totaling $8,081,000. The lowest priced home sold for $359,000 and the highest priced was listed at $1,850,000 sold for $1,630,000. In 2005 there were 5 single sales total $5,135,000 with the lowest $485,000 and the highest asked $2,875,000 sold at $2,687,000. But in 2004 there were 19 single sales totaling $15,321,500 with the lowest selling at $490,000 and the highest selling at $1,450,000.

Eight condos or town homes were sold during November 2007 with sales totaling $6,645,800. The least expensive unit sold for $285,000. This sale is most troubling because the owner bought the unit in 2005 for $585,000. That is a $300,000 loss. The unit was located at Santa Clara and was a 2 bed one bath unit with 980 sq ft. That sale is very depressing. The highest price sale was at the Beachside Condos sold at $1,711,000. In 2004 23 condos sold totaling $14,464,706 with the lowest priced unit selling at $362,690 and the highest at $985,001. In 2005 only 6 condos sold totaling $5,315,500 with the lowest selling at $299,000 and the highest at $1,650,000. And in 2006 3 (yes only 3)sold totaling 2,199,000 with the lowest at $520,000 and the highest at $1,000,000.

So it appears the sales reports support the positive and upbeat feeling I am getting from fellow Realtors that the market is on the upturn, be it ever so slight. The summer and fall market are always the worst for Key West. But the sales for November 2007 were the best since the banner year 2005. So even though the numbers in total sales or dollar amount are not as high as me might want, they are certainly better than they have been for the prior two years.

If you are thinking about getting into the Key West real estate market before it goes on the rebound, you can checkout all of the mls listings by CLICKING HERE. Then please give me a call at 305-766-2642 so I can set up a showing for you. There is mortgage money available and the market is still a buyer's market. So don't procrastinate.

Don't Ask. Don't Tell. Doesn't Apply in Key West

During Wednesday night's CNN-YouTube Republican Presidential Debate Retired Brig. Gen. Keith Kerr created quite a ruckus. He prefaced his video question by saying: “I’m a retired brigadier general with 43 years of service. And I’m a graduate of the Special Forces Officer Course, the Commanding General Staff Course and the Army War College. And I’m an openly gay man.” Then said: “I want to know why you think that American men and women in uniform are not professional enough to serve with gays and lesbians.”

The candidates responded and you can read what they said elsewhere. But his question and the fact that he had not disclosed that he was an adviser to the Hilary Clinton Campaign caused a media stir and lots of finger pointing at CNN for not doing its homework in learning about the general's affiliation with the Clinton Campaign.

Yesterday morning the general was on the CNN's "American Morning" program and John Roberts, the newsman, not the Chief Justice, questioned him about his motivation in asking the question. It was when John Roberts asked the general about his experience as a gay man in the military, the general said “because of the generation in which I grew up, one could not reveal their sexuality.”

I knew exactly what he was saying. Men who grew up in the 1950's and 1960's just were not gay, but had secret sex with other men. Many of them married and had families and lived in denial of their sexual orientation. Those that never married were just "bachelors". Have not heard that term in years...

But in June 1969 there were a series of public disturbances that became known as the Stonewall Riots in New York City when gays stood up against police harassment. And that act of defiance made it possible for so many millions of gay people to later acknowledge that they are in fact gay. And happy.

I added the "And happy" for a reason: the perception was that a gay life was actually a life filled with tragedy. That may have been true before Stonewall, because as the general pointed out that in his generation people could not reveal their sexuality. But 38 1/2 years after Stonewall people all over the world are openly gay to some extent or another. Some places are more receptive to gay people like large cosmopolitan cities such as New York, Los Angeles, San Francisco, London, Paris,and Berlin. But gays are in rural areas as well. They are probably just less visible.

Key West is a small town with a cosmopolitan attitude if there ever was one. It is not necessary for a gay man or woman to create any illusion about his or her sexual identity here. If you are a gay man living in Key West you do not have to keep your sexual orientation a secret. The City of Key West has five separate ordinances dealing with non discrimination based on sexual orientation, equality of human rights, discrimination in employment, housing, and AIDs discrimination. So it is okay to be gay in Key West. And beyond Public Policy there is the plain sense of community that we are one family that pervades our little town. I think there are as many straight people with the famous "One Human Family" sticker on their cars or scooters as gays or lesbians.


But in Key West it does not matter. To those of you who are looking to move to some place where it is okay to be gay consider Key West as your possible new home. My only regret about moving to Key West is that it took me so long to get here.

What you can buy for $500,000 or less

Up north, in America, you can buy a pretty fancy home or condo if you have $500,000 to spend.

Since the housing market in Key West has taken its downward turn the prices on some single family homes and condos have become more affordable. So I thought I would share my search of homes and condos in the Old Town, Casa Marina, and Meadows Area with you.

To be concise: there ain't much. CLICK HERE to see the single family homes under $500,000. I have omitted some that are just plain awful or have really bad locations.

CLICK HERE to checkout the condos and townhomes in the same areas referenced above. There are two condos worth mentioning. Unit #298 at Shipyard in the Truman Annex is priced at $500,000 or $735 per sq ft. It is a 2 bedroom, 1 bath second floor unit with 680 sq. ft. and looks typical of the units available there. It can be legally rented on a transient basis. Other units have recently sold between $550,000 and $580,000 so this price is fairly good. CLICK HERE for the full info on this unit.

The townhome at Lionsgate 1118 Olivia CLICK HERE looks very interesting. This is a free standing single family home that is integrated into The Lionsgate Compound of similar homes that share a common pool and community area. CLICK HERE for more photos and info. This unit is priced at $485,000 or $700 per sq ft. (for basically a single family home in a great Old Town location with parking and the the use of a pool).

If you see something you like, give me a call. I'd love to help you find your affordable home in Paradise. Call Gary Thomas, 305.766.2642.

313 William Street -- Old Town Mansion

Just Listed: 313 William Street, Old Town Mansion. This award winning house was fully renovated/restored in 2005. The main house has 3 bedrooms 2 luxury bathrooms, library, an outstanding kitchen with gourmet appliances. Across the back of the house is a glorious covered porch that spans 34' X 16' with ample seating and views of the pool, outdoor kitchen and gardens. Beyond the pool is a cottage with sleeping loft and is kitchen ready.(Separate access and approved plans to enlarge). There are all new mechanical systems: plumbing, electrical, air conditioning. The house is wired for audio /visual, computer and cable and runs with efficiency. This is a one of a kind house that accommodates a garden party for 200 just as intimately as it welcomes a couple or family for a quiet evening on the front porch. CLICK HERE for more info on 313 William Street.

The house is on one of the best streets in Key West and it is located a stones throw from the Historic Key West Seaport. If you are a boater, you can be at your boat within a five minute walk from your front door. Likewise, you can walk to the restaurants and nightlife on Duval within a 5-7 minute walk.

Part of the Joy of living is Key West is the ability to take in as many of the events that make this little island such a joy. And this location and this historic house in particular, would make your life in Paradise just a little more joyous.

If you cannot afford the $4,275,000 asking price ($1497 per sq ft) there are lots of other homes that are not quite so expensive. CLICK HERE to checkout the Key West mls website to find the home or business that meets your needs. Then please call me, Gary Thomas, at 305-766-2642 to schedule a showing of properties that interest you.

Key West Investment Property

Just Listed: 513 Olivia Street Key West, Fl. Two story legal duplex in Old Town and just 1/2 block off of Duval Street.

Just a few steps from Duval sits this great conch house with a secluded pool and gardens. This historic duplex is an ideal income or owner-occupied property. The exposed Dade Pine walls accent a beautiful upstairs owner's unit with one bedroom and one bath. The downstairs unit has two bedrooms and one bath and opens to the rear gardens and pool. There are upstairs and downstairs porches that lend themselves to people watching or relaxing with a good book and your favorite beverage. This property is a possible transient rental license receiver location. CLICK HERE for more info and pics of this property.

The area is densely populated with other transient rental units. And its proximity to Duval lends itself to use as a transient rental operation. I would suggest any potential investor checkout the websites of several companies that rent units in the area to see what kind of income a new owner could expect to achieve after a couple of years in the business. THIS 2 BEDROOM ON OLIVIA rents for $6080 to $7500 per month during season. THIS ONE BEDROOM @ DUVAL SQUARE rents for $3320 to $4100 during season.

CLICK HERE to do your own search of the Key West MLS website where you can checkout all residential and commercial listings. Then call Gary Thomas at 305.766.2642 to schedule a showing.

Keys in the News--Again

The International Herald Tribune has an item in the November 21st issue entitled Florida Keys at a crossroad between locals and the rich. CLICK HERE to read the entire article. (About 5 minutes reading time.)

The author's main premise is that the character of island living has been changing as a result of Keys' population and popularity increases over the years which lead to more structures being built on limited amount of land. This in turn caused two social changes: (one) the demise of the Keys' laissez-faire lifestyle "where it once was possible for almost anyone — retirees and fishermen, hippies and lost souls — to move here with a little money, in search of paradise" and (two) the price of housing to rise disproportionately to the rest of South Florida. The author then reports about the loss of the egalitarian lifestyle of the Keys and the emergence of a class conflict between "the obscenely rich and their servants".

Read the article because most of what the author wrote is true. I have previously written about my dissatisfaction over the change in the character of Key West and the redevelopment of too many high priced hotel rooms and high end condos. A lot of us bemoan the loss of Atlantic Shores as an example. It will be reincarnated as an expensive oceanfront condo. I have also written about the number of over-priced new condos that have been built but not sold because they are priced too high for this market. I am not sure that I agree that there is a class conflict between the rich and their servant, however. But there most certainly is a financial disparity.

I used to live in Denver and traveled up to Aspen frequently. I watched the same phenomenon occur there. The town is now almost entirely elite. The workers live down valley and commute everyday. And even the down valley towns such as Basalt have become high priced as well. The scenery and skiing in Aspen is one of a kind.

Key West used to be unique because of its' sub-tropical climate and laissez-faire lifestyle. The climate is still the same, but many of us fear that too much of Key West will turn into a Disney-like caricature of itself. And if that happens, well that would be a real shame.

The tourists are starting to return and Christmas decorations are appearing all over town. So in spite of high prices and the demise of our culture (lol) I'd like to end by saying Happy Thanksgiving to you readers.

Cujo OREO

  CUJO OREO, that's what I called the condo I foreclosed on about 25 years ago for a bank in Denver. I used to do commercial loan workouts, commercial litigation, and property acquired by the bank through foreclosure (OREO or "other real estate owned"). The homeowner defaulted on the loan a year earlier. Another asset manager in the same department had started to foreclose the property and then dropped the ball. He left the bank and I inherited some of his problem loans including this one. I reviewed the file and determined that the condo had been vacant for more than a year. 

I drove to the property to verify my suspicions but saw the place was fully furnished and I could see a dog moving about inside. I went back to my office and verified with the Public Service Company (the electric utility company) that service was terminated a year earlier. I called the condo association and learned that water had definitely been shut off a year earlier for non-payment of association fees. So I filed an a lawsuit in Denver District Court and got appointed as a Receiver to preserve the property during the foreclosure process. 

With Court Order in hand I went back to the condo with a locksmith who got me inside. There was a cat that disappeared from view as soon as we entered and the dog was not to be seen. But evidence of the dog's existence was everywhere as there was poop on all three floors of the condo. Poop and urine everywhere--even on the walls where the dog did his business. The house reeked. The smell was overwhelming. But the place was not vacant. There was a baby grand piano in the living room, a formal dining room table and breakfront, three fully furnished bedrooms, pots and pans in the kitchen, and clothes in all of the closets. There were remnants of burnt candles all over the place with candle wax on tabletops. There were empty plastic milk cartons that had been used to deliver water to the animals that got to live in the condo. 

I saw what I thought was a pool of dried blood in one of the second floor baths and called the police. It wasn't blood. Use your imagination. One of the officers refused to go into the basement. There was so much feces on the floor that it was disgusting beyond your wildest imagination. Stephen King could not have written a more horrific tale of a foreclosure from hell. In fact I named the "asset" CUJO OREO because if reminded me of King's novel of the dog from hell. Foreclosures are always named for the owner who was foreclosed upon, but this time the asset was named to commemorate a dog of a foreclosure. 

We literally had to tear our the bottom four feet of drywall throughout the condo to get rid of the urine. We had to remove the floors down to the floor joists because the urine had penetrated the plywood flooring. Banks often have no choice but to foreclose on a loan. In good times most properties sell, but not all. If they don't sell it is usually because the price is too high or there is something wrong with the property. Lenders typically don't get a chance to see what the inside of a property looks like until after the foreclosure is over. Cujo was the worst, but there were many that were almost as bad. Some people purposefully damage their former homes as much as possible just to make the resale more difficult. There were others, however, that cleaned their homes and even left notes on how to make things work. 

You are asking yourself why I wrote about a foreclosure in a distant place and a long time ago. Well if you happen to wake up in the middle of the night and watch some of the crap on TV about how you can make a bunch of money by buying foreclosed property without any effort you may think twice before you buy something unseen at a public auction. If the former owner could have sold the house he normally would have. The axiom "location, location, location" applies to the sale of foreclosed properties as much as it does to premium properties. Good sells. Crap does not sell. Want to buy a foreclosure? A bank owns THIS ONE. The former owner bought it 3 years ago for $555,000. It is priced at $345,000 today. It is located on Frances Street near Eaton. I've seen better construction, but the price is "affordable" by Key West standards. The 932 sq ft abode has 2 bedrooms,1 bath, and could be fixed up fairly economically. There is a little upside on this one. The bank is the loser for sure. If you are thinking of buying a foreclosed property, give me a call and let me help you. I know dogs. 305-766-2642.