Just Listed 723 Southard St - Old Town - Key West

Just Listed (but not by me!) 723 Southard Street - right in the Heart of Old Town Key West, Florida. This is how the listing Realtor describes this most charming cottage: "Totally renovated Old Town cottage located in the most desirable location atop Solares Hill. Absolutely stunning 2 bedroom, 2 bath home with a large family room with 3 walls of sliding glass doors opening onto the tropically landscaped yard, large deck and in-ground jacuzzi/dip pool. The gourmet kitchen has granite counter tops, Bosch stainless steel appliances, vaulted ceiling and a dining area with a wall of glass. Crown molding, designer lighting and beautiful heart of pine floors throughout make this one of the most appealing homes available."

723 Southard Street has 1100 sq ft of living space and sits on a 2228 sq ft lot(24'.75 X 90') midway between William and Elizabeth Streets. It sits in an eclectic block of similar conch cottages and larger conch houses. The location is a three minute walk to Duval and five minutes to the Historic Key West Seaport. If you run out of bread and milk, Faustos Food Palace is a five minute walk. Of course you could just walk to any of the dozens of cafes and restaurants within minutes. 723 Southard is offered at $899,000 or $817 per sq ft. CLICK HERE to see more photos and obtain detailed information on this cottage.

If you are looking for a place in Key West, now is a good time to buy. Prices are way down from their historic highs on all types of properties. I am a firm believer that any property that is listed for sale in today's market is listed because the owner wants or needs to sell it. I think all prices are negotiable. Please CLICK HERE to checkout the Key West mls database. If you see something you like please call me, Gary Thomas, or e-mail me at kw1101v@aol.com.

Like a Virgin -- 522 Grinnell St. Key West

I love old houses. I've spent years watching This Old House as the hosts and professionals restored neglected homes from another era. The end product was almost always very appealing and seemed to fit nicely into today's lifestyle.

One of the first houses I "almost" bought was the Croke Patterson Mansion at 428 East 11th Avenue in Denver. Like a lot of large older properties it was converted into apartments and deteriorated somewhat. Click HERE and HERE to see what I almost bought for $90,000 in 1974 or 1975. I was a young lawyer at the time and needed to borrow some of the down payment money from my mother. She didn't say "No" but instead said it was too much work for me to handle. Same thing. So I didn't buy it. Someone else bought it, fixed it up, and resold it a couple of years later for a little over $1,000,000.

A lot of the old houses in Key West got "bought up" in the 1970s and early 1980s. They got restored and the price of real estate in Key West exploded. Some of the very large houses were converted into apartments and others in guest houses (bed and breakfasts). And a few of the big houses just sat there, neglected. They sat for decades and nobody did anything to them. The exteriors did not painted or the gutters repaired. The facades were untouched. The interiors were un-fooled around with.

It invariably happens when I am driving clients around Old Town they spot one of the virgin houses and ask "How much does that cost?" thinking it must be cheap since it looks so run down. Nothing in Key West is cheap. So properties are just priced more affordably than others. And most of the old virgins are not priced affordably. But that may not make them expensive.

The new listing at 522 Grinnell Street belonged to the same family since it was built in the late 1800s. It was purchased from the original owners a couple of years ago. The house now sits vacant and awaits new owners. Potential buyers can look around this great hulk of a house without feeling like you are intruding. (The previous owner insisted that only she could show the house. She always re-told her family's history room by room. I actually enjoyed her showing the house because buyers got a real appreciation for the property.)

As I recall the story the former owner told this house, like so many of the grand old homes in Key West, was built by ship chandlers. That means the house was built to withstand strong winds and the elements. I would not call this house "grand", but I do think it has a very simple beauty that could just shine after a careful restoration. The house is big (2754 sq ft) and sits on a 55' x 100'lot.

There are bay windows on both the south and north sides. There is a large inviting formal entry. The living room and dining room are formal by design. The other rooms are just basically large rooms with tall ceilings. There is a wrap-around front porch on both the main and second floors. You can see so much of the Key West skyline from the second floor.

The rear yard has a small building that might allow you to "renovate" and turn it into a pool house. Yes, there is room for a good sized pool as well. I'd ask for permission to tear off the existing kitchen addition at the back and reconfigure the main rooms downstairs into spaces that meet our current lifestyle. That would mean creating indoor-outdoor living space. Perhaps you could add a first and second floor rear porches overlooking the pool and garden. Certainly you would want to redo the second floor and have the master suite at the rear to take advantage of the pool views. The nice thing is that this house is so large and so sound that you could dream up all kinds of creative ways to renovate it in style and yet retain that simple architecture that we can see under the peeling paint.

Cornish Lane (it's so small there isn't even room for a car) flanks the south side of the property. There are four cottages on Cornish Lane and a good sized house next door to the north. There are a couple of beautiful restorations on the opposite side of the street. And Five Brothers Grocery is on the corner at Southard Street. The Historic Key West Seaport is a three minute walk to the north and Duval is a five minute walk to the west.

CLICK HERE to see more photos and more details on the grand old virgin at 522 Grinnell Street in Old Town Key West. They don't make virgins like her any more.

If you are in the market for a virgin, or maybe a place that's been abused and needs some TLC, please call me, Gary Thomas, 305-766-2642 or e-mail me at kw1101@aol.com.

Believe in Change

That freckle faced 17 year old kid on the right side of the photo is me way back in 1964. The guy next to me is now an attorney in Denver, and the girl on the end was my first love interest. We were at the old Stapleton Airport in Denver at a rally for President Lyndon Johnson.

I was president of the Jeffco Teen Dems (Denver's western suburbs). We had a crew of about 120 teenagers that had been inspired by JFK who wanted to see his legacy continue under the new President. (That was before Johnson took us to the dark side in Viet Nam.) We were true believers in all that is good. We helped as best we could to see that LBJ won Colorado in 1964 election. He won that race by a landslide. Big time.

My view is that Johnson's landslide victory was a ratification by the American people to extend the promise of President Kennedy. The Republican candidate, Senator Barry Goldwater, was portrayed as a demon and a war monger. Looking back more than 40 years later I don't know if anybody could have beat LBJ.

Ronald Reagan pulled off a similar landslide in 1980 when he decimated sitting President Jimmy Carter. Reagan's entrance into the White House was the beginning of a shift to the right in public policy. There was to be less government than envisioned by JFK & LBJ. Twenty-eight years have passed. Our world has been shaken by the events of September 11th, our involvement in a war without end in Iraq, the pernicious partisanship on both side of the aisle in Congress that keeps the peoples business from getting done, and the near collapse many segments of our economy. Everywhere people want change. It's not even about who is to blame. It is just to change the way things are done.

After his election as President, LBJ got a lot of programs through Congress that President Kennedy had been unable to do including the Voting Rights Act and the Civil Rights Act of 1964. The Civil Rights Act prohibited discrimination in public facilities (restaurants and hotels), in government, and in employment, and it invalidated the Jim Crow laws in the southern U.S. It became illegal to compel segregation of the races in schools, housing, or hiring. It also created the Equal Employment Opportunity Commission. Prior to its passage I remember getting into screaming matches with white adult men who were opposed to this legislation. They are all old men now, if they are still living. I wonder if they are afraid of having a black man as President. They were afraid of having a black man having civil rights back then.

I remember the collective sense of loss all Americans felt after September 11th. It was the worst day in my life, and I wasn't even there. I was in Key West. I knew things would never be the same again.

I recall that later that day Republicans and Democrats stood in front of the US Capitol as the Speaker of the House said "Senators and House members, Democrats and Republicans will stand shoulder to shoulder to fight this evil that has perpetrated on this nation. We will stand together to make sure that those who have brought forth this evil deed will pay the price." And they did. For a while.

I remember watching President Bush climb atop a pile of rubble at the site of the World Trade Center on September the 14th. He spoke with determination into the megaphone and said "I can hear you, the rest of the world hears you, and the people who knocked these buildings down will hear all of us soon!" No matter how much many of us disliked him or his policies or how he became President, he was our President. We stood behind him. We were one.

Seven years later the list of woes is endless: the two wars, the housing market collapse, the bailout, the recession or whatever you want to call what "it" is that we are living through, the loss of American jobs, the high cost of gas and its impact on everything we consume or use, the mounting national debt and the impending social security surge, the lack of affordable health care, the decline of American education, the loss of America's prestige in the world, the illegal aliens, and so on.

The polls and pundits are predicting a landslide for both Obama and the Democrats in the House and Senate in tomorrow's election. I do not know a single person who wants our current way of living to continue. Everybody wants change. If the American public gives the new President a chance and stands behind him, like we did with President Bush after 911, maybe we will see the change we all want.

Key West Old Town Sales Report - October 2008

Last month a reader suggested that I report on the sales of just the Old Town area as opposed to all of Key West. I thought his request had real merit since that is the area that is most popular with out of town buyers looking to purchase a property here. So here is my spin on current Key West real estate sales.

I gathered the sales info for the years 2004 through 2008. Pretty simple stuff. And the results are not surprising. The fall months historically are slow months. It usually takes a good 30 to 60 days for a contract to evolve into a closed sale. A contract signed around July 4th might take until late September or early October to close if the buyer is relying on borrowed funds. (Bank approval of the loan application, appraisal, survey, title work, etc. Each item takes time and time enlarges the date for final closing.)

2004 was the base year. We had 9 single family homes close for a total of $7,612,000 or sales at $699 per sq ft in Old Town. There were 8 condo and townhome sales totaling $4,745,000 or $866 per sq ft. Remember there were a lot of "conversions" of larger buildings into condos back then. Interestingly, I counted 7 of the total 17 sales in 2004 as being short sales or foreclosures as of today. The number could be higher because I relied just on properties I know from memory that are in foreclosure.

2005 marked the end of the housing bubble and sales had already started to tighten. In 2006 Key West was still reeling from Hurricane Wilma and the downturn in the real estate market. We did not know then that Key West was only a microcosm of what was transpiring nationally. And I don't think any of us understood the world wide importance of the burst of the housing bubble until late summer in 2008. Sales of single family homes in 2005 dropped to only 3 with a sales volume of $4,590,000 or $876 per sq ft. There were 9 condo sales that year at $8,061,750 or $951 per sq ft.

In 2006 the single family sales increased to 6 with a total of $6,047,500 or $683 per sq ft. There were 4 condo and townhome sales totaling $2,017,500 or $703 per sq ft. Condo prices were dropping more as compared to single family homes.

In 2007 there were 5 single family home sales totaling $5,290,000 at $647 per sq ft. Condo and townhome sales dropped to $640 per sq ft as there were only 4 such sales that totaled only $2,198,000.

And this year, 2008, sales have nose dived. There were only two single family home sales in Old Town. One was in Bahama Village and the other was a brand new house at 408 Grinnell Street that I wrote about on May 21st. I referred to it as a half price sale. Well, it went for less than half of the original asking price of $2,750,000 because it sold for just $1,325,000 or $535 per sq ft. Statistically our two single family solds in 2008 amounted to a whopping $1,700,000 or $398 per sq ft. And condo sales were down as well. There were only two sales in Old Town that totaled a mere $1,310,000 or $724 per sq ft. Interestingly, the larger unit (at Harbour Place) sold for $396,000 less than the seller paid for it four years earlier.

There are currently only 7 single family homes in Old Town shown in our mls as contingent or pending. Several of those are short sales. And there are only 5 condo or townhomes shown as contingent or pending. To make matters worse, 3 of those contracts are for units at Harbour House (the yet to be constructed condo development at the foot of Margaret Street).

I have maintained my optimism that Old Town will recover sooner and more strongly than other areas of Key West. I believe Key West will recover as a whole much more strongly than other areas in South Florida. This is because there is still a demand for homes in Old Town. Buyers are waiting to buy the deals. They are waiting for sellers to get more realistic with the asking and selling prices. To borrow and mangle a line from "Field of Dreams" If you price it right, they will buy.

There are a few really nice properties on the market right now in Old Town. Some are priced correctly as compared to previous prices on a per sq ft basis. Some properties are priced high and some low price per sq ft basis. It is not just the price per sq ft that buyers should consider. Some of the distressed properties cost a whole lot more to build than the asking price. And some of the properties enjoy an excellent location which means to me that they will be worth more long term than other properties that may cost less now on a per sq ft basis.

Sellers who need to sell in this market ought to price their properties based on what they are worth today--not on what the sellers wish they are worth. My advice to sellers is to get an appraisal from a good appraiser. Don't list your property based on what you think it is worth or what your Realtor will list it at simply to get your listing. Don't believe the hype being spread around town that short sales and bank foreclosure sales do not count in valuing property. Those sales are a good percentage of the current sales in Key West. They count. Those are the sales that happened. Don't let your life spin out of control and end up losing your property or your equity by irrationally believing that your property is worth more than it is.

Open House Sunday 927 - 929 United -- Key West

Open House Sunday November 2nd
11:30 AM to 3:00 PM
927 & 929 United Street

Attention all of you Parrot Heads and others in Key West. This is your opportunity to preview two beautiful new homes located nest to each other at 927 United Street and 929 United Street on Sunday between 11:30 AM and 3:00 PM.

I wrote about these two homes on September 30th. CLICK HERE to see what I wrote. Better yet, come see for yourself. Cory Held (the listing Realtor) and I will be present to answer your questions regarding these exciting homes.

Stop by after church or brunch. Take a break before the football games start. Avoid stark raving reality on CNN & MSNBC or repeats on the FOOD NETWORK or the omnipresent LAW & ORDER.

CLICK HERE to see the beautiful two story corner lot home located at 929 United Street.

And CLICK HERE to see 927 United Street, the smaller, but so sweet counterpoint to 929 United Street.

405 William St. Old Town Key West - Short Sale

The two story house located at 405 William Street is located on one of the very best blocks in Old Town Key West. Some of the most historic and architecturally significant homes are located on this block. And this home is one for the books.
CLICK HERE to see the house next door at 409 William Street that is currently offered at $2,194,000 or $770 per sq ft; CLICK HERE to see the Richard Roberts House at 408 William Street that is priced at $1,075,000 or $$573 per sq ft; and CLICK HERE to see 421 William Street that is priced at $2,495,000 or $756 per sq ft.

405 William Street is a two-story renovated duplex. That will cause half the readers to stop reading. But wait. There is more. Before it was made into a duplex it was an awesome single family home with truly unique and grand features that would lend itself to being taken back to single family. Or, the home would make a great second home with legal year round guaranteed rental income from the nicely appointed second floor two bedroom apartment.

The main living level is totally unique to Key West and any other house I have ever seen. You enter through a formal entry hall that leads to either of the two bedrooms or two baths or to the living room, dining area and kitchen beyond. The master bedroom has larger than normal crown molding that set off the high ceilings and formality of the room. Two sets of French doors provide passage to the front porch to watch the denizens of Key West pass by. There is a large master closet and en-suite bath. The second bedroom is also large so you do not get that squeezed in feeling so typical in many older Old Town homes. Another set of French doors opens to the front porch as well. But it is the living room with its arched ceiling that will make you stop and look in awe. The petite French doors in the dining area lead to the exterior porch that overlooks the bricked courtyard and spa area. The recently updated kitchen is at the far end of the house in a saw tooth addition so familiar to Key Westers. The vaulted ceiling and designer touches yank the kitchen right into the 21st Century.

CLICK HERE to read what the listing broker says about this property and see more photos. 405 William was originally listed at $1,595,000. The property was just re-priced as a Short Sale and the new asking price is $899,000 or $328 per sq ft.

If you are seriously considering buying a large home in Old Town, you really must look at this property. It is a large 2740 sq ft home on a very large 4642 sq ft lot. The existing rooms are good sized and efficiently laid out. If you were to convert the property back into a single family home, the renovation would eat up part of the existing space configuration, but the location of the house and the size of the house could justify such a renovation. There is room for a substantial swimming pool in the lightly landscaped rear and fenced yard. I like to tell prospective buyers that you cannot "grow" property. You normally have to try to buy land from a neighbor. That can be tricky and expensive. But 405 William Street has this huge unused space behind the kitchen waiting to have a pool added. And there is off street parking to boot.

This is one of the sweetest homes in Key West. The location is about a two minute walk to the historic Key West Seaport and perhaps five minutes to Duval Street. Please call me, Gary Thomas, 305-766-2642 to schedule an appointment to see this property. Since it is tenant occupied at least 24 hours notice is required. The tenants are on month to month rental agreements.

More Single Family Home Short Sales - Key West

CLICK HERE to review a list of single family "short sales" in Key West. This list is not thorough because not all short sale properties are on it. Some local Realtors have failed to identify their short sale properties correctly in the mls database as "short sales" and that prevents the inclusion of those listings in easy searches of our mls.

I have been seeing some very nice and quite expensive houses start to creep into the mix of houses being offered as short sales. Some of the houses on the above list are pretty pitiful. But there are some real nice ones as well. Take the house at 222 Golf Club Drive listed at $450,000. This single family home (not a townhouse) located in The Sanctuary has two bedrooms, two and a half baths and a screened in patio and dip pool. This property was built in 2000 and is in great condition according to listing agent.

A while back I wrote about 707 Washington. It is on this list and the asking price has been reduced to $1,499,000. The surrounding homes are all in the multi-million dollar range. The Washington street property was totally rebuilt in 2004 (basically a brand new house). I think it will likely sell at a much lower price, and this could be a real deal for a contractor with enough cash to take out the existing lender and fund the cost of some minor improvements to the property.

Please checkout the list of short sales and if you see something that interest you, please call me, Gary Thomas, 305-766-2642, or e-mail me at kw1101v@aol.com. If you have a specific type of property that you are looking for, feel free to contact me and let's see if I can find that for you.

716 Olivia Street - Key West - Short Sale

The Arts & Crafts house at 716 Olivia Street is sitting vacant and looks a little forlorn. The county records say it was built in 1938 but those records have been known to be wrong because the Great Key West Fire destroyed the county records. So many buildings were given approximate dates of construction. Be that is it may, this house has been basically rebuilt with all of the features we require in the first decade of the 21st Century.

The renovation to this 2352 sq. ft house of 4 bedroom and 3 bath house is nearly complete. Interior finishes include Walker-Zanger stone baths and kitchen, Omega custom cabinetry, pre-wired multi-zoned sound system, Dade County pine, mahogany and maple floors with walnut inlays. Don't overlook the custom designed wrought iron stair rails. Outside features include attached carport, cabana with half-bath, storage and entertainment area bordering a 35'x13' heated pool with lap-lane and spa lined with imported English glass and Jerusalem stone coping. The lot is 5146 sq ft. The house is about 90% finished which means the buyer gets to complete the tiling of the pool, the cabana, the landscaping, and the installation of the kitchen appliances.

Everything that has been done or installed was done correctly and with attention to detail. The finishes and materials are first rate. The master bedroom suite takes up the entire rear of the house and it features a large balcony overlooking the pool and gardens (to be) below. The masterbath is bright, elegant, and appointed. The other bedrooms and baths are equally well appointed, but not quite as large.

The first floor has a formal living room, study, bath, dining room with french doors that open onto one of the decks, laundry room, and a very large and bright eat-in kitchen.

The house is located about a 3 minute walk to Duval. But its only one minute to Seven Fish Restaurant. You're close to everything, but far enough removed to enjoy the quiet neighborhood.

CLICK HERE for more information on this one of a kind Key West home. If you like what you see, please call me, Gary Thomas, 305-766-2642 to schedule an appointment to see this property. It is priced at $1,995,000 and it is a Short Sale. This is not my listing. And this is just my opinion: this house will most likely sell at a price way below the asking price. I encourage realistic buyers to look at this property. I think this property will require a Cash Offer to get approved.

915 Washington - Casa Marina Area - Key West - Short Sale

I have lived in the Casa Marina Area of Key West since 1995. I have watched the fall and rise of many structures over those years. I have seen the explosive growth of the early 2000s and the decline over the last three years.

Ever since I moved to the area I could be assured to hear some contractor's electric power tools buzzing from 8:00 AM until around 5:00 PM. There was always somebody doing something to their house. Until this year. The number of projects has dwindled to a trickle as the market in Key West turns on its head. There are still some projects going on. But not like before. Some of the big projects are nearing completion such as the Key West Steamplant and the new hotel rooms at the Southernmost Resort (where Atlantic Shores used to be located).

The cute little house at 915 Washington Street was redone several years ago. I watched as it was renovated and updated for today's lifestyle needs. Rooms were reconfigured, bathrooms updated, kitchen replaced, decks, pool and landscaping added. And now that house is offered as another Short Sale at the asking price of $719,000 or $594 per sq ft. I think the house will end up selling at a much lower price. This is how the listing Realtor describes the property: "This excellent Casa Marina value is a short sale and subject to lender approval. From the custom Conch shell gingerbread trim to the delectable tropical pool, this delightful Casa Marina gem will please one and all. Open kitchen, scrumptious tropical colors, and desirable Casa Marina location in addition to 3 bedrooms with baths en-suite plus powder room make this value stand out."

The house is 1211 sq ft and sits on a 3600 sq ft lot at the corner of Washington and Grinnell Street. The author Judy Blum used to own two separate houses on either end of the block just a few years back. The house directly across the street at 916 Washington Street. sold in March 2008 for $2.4 million or $600 per sq ft for the 4000 sq ft home on a large 7480 sq ft lot. That house was new and the new owner did what so many high end buyers do: he tore out much of what the prior owner had done and rebuilt the house to meet his needs. I heard he spent a cagillion on it. The point is that the neighbor hood is solid. And I can testify that it is quite.

CLICK HERE for more detailed information and photos of this cute house. I think this could be an excellent buy for someone who is willing to go through the waiting period to buy a short sale property. This house has so many of the features that second home owners look for in a Key West home. And this house is located about four blocks from the Atlantic Ocean.

Want to see this charmer? Please call me, Gary Thomas, 305-766-2642, or e-mail me at kw1101v@aol.com.

608 William - Old Town - Key West

Just Listed ( but not by me) 608 William Street, Old Town, Key West. I wrote about this house earlier this year when it was priced the same as it is in today's new listing. But there has been a big change. The owner has done some spiffy updating as well to tidy the property over until a new owner decides possibly to renovate the property.

This is how the listing broker describes 608 William: "The sweetest cottage in the very best Old Town location has just had a fabulous face lift! This circa 1887 conch classic has a wonderful outdoor covered screened porch with private garden and bricked driveway. The interior is newly painted, there is a new kitchen with new cabinets, appliances, and granite counter tops, and a remodeled bathroom. Although a very comfortable home, an additional up side to this property is the potential for further development. There are extensive HARC approved architectural plans which may be included in the sale of this unique offering" CLICK HERE for more details and additional photos of one of my favorite homes.

The house is a liveable 753 sq ft and sits on a 46.35 x 100.5 (4560 sq ft) lot right smack dab in the Heart of Old Town on one of the very best streets in Old Town. I'm not making this stuff up guys. This is a terrific location. Two days ago I wrote about the historic landmark listed just next door.

I got an email the other day from a blog reader who questioned my opinion on 529 Margaret Street that is priced up near $1000 per sq ft. I wrote her back and told her that "value" does not necessarily equate to "cheap". I told her that the house on Margaret has everything most second home owners want in an Old Town home: pool, at least 2 bedrooms, nicely done, good location, can move right in and not have to do a damned thing. That house does not have off street parking or central air and it only has one bath. So a lot of buyers probably wouldn't even look at it because their agent wouldn't find it in an automatic search. I think my reader would find the asking price on 608 William most objectionable: $799,000 or $1,061 per sq ft. And in this depressed real estate market to boot. The value dear reader is not in the price per sq ft but rather in the uniqueness of this property, its location and the ability to expand the property at some future time.

I seriously doubt that anyone will pay the asking price on the historic landmark next door (read blog below), but I have no doubt that when that house is purchased, it will be bought by someone with an awful lot of money and great vision. I think they buyer will restore and improve one of Key West's most beautiful old ladies. And I think whoever ends up buying 608 William will end up benefiting financially and aesthetically from the renovation next door.

Want to see 608 William or some other Key West property? Please call me, Gary Thomas, 305-766-2642 or email me at kw1101v@aol.com.