Key West Beachside Ocean Front Condo

Attention Maties! There is treasure to be found in this sweet listing of Unit 421 in the new Beachside Resort. People that read my blog know I don't just hype things. I try to get people to consider options when they are looking at purchasing a permanent home or a second home or income property in Key West. Not all jewels are located in Old Town. If you are looking for a condo with two transient licenses, this gem may pique your interest.

Here are the details: Unit 421 Beachside Resort is a 1357 sq ft a 2 Bedroom 2.5 Bath, type A floor plan with lockout feature & 2 transient licenses for optimal rental potential. All of the finest amenities including designer furniture package grace this 2nd floor luxury condominium situated in building 4 with a pool and courtyard view. Beautifully appointed floor plan with gourmet kitchen overlooking comfortable living room and spacious covered balcony. Endless on-site resort amenities include private beach (inviting hammock supplied), heated waterfront pool, spa, poolside bar and grill, valet parking, concierge, optional on-site management, gourmet restaurant; and the island's largest conference center.

CLICK HERE for more detailed info on Unit 421 and additional photos. This place is super high end. You walk in the front door and it is like walking into an ante room of a Ritz Carlton. High ceilings, crown molding, massive wood doors, polished brass fixtures, marble floors, high tech kitchen, elegant bathrooms, luxurious bedrooms, quiet: these are among the features of this and every unit with the designer furnishings that are included in the asking price.

There are two transient licenses. One bedroom is entered right off the formal entry. It can be legally rented as a "hotel room" on a nightly basis or as part of the entire unit as a two bedroom condo. Or both units could be rented separately.

Unit 421 is priced at $599,000. That is $441 per sq ft. Experienced lookers know the price of everything in Key West. You know that $599,000 is an incredible price. But for those who are not so familiar with prices, CLICK HERE to see the list prices on the remaining units at Beachside. Unit 421 beats every property offered. When this unit sells, and it will, there will be no more priced like it. This is a deal limited to one buyer only. When it is sold, there will be no more--at that price. That does not mean the other units are priced too high. Every unit is different in size, layout, and location.

I suggest that seasoned shoppers look at this unit and compare what you will get for your dollar versus a similarly sized unit at 1800 Atlantic or a much small unit at Truman Annex that is priced similarly. There is no comparison. This property wins. True units at Truman Annex are very close to the rock and roll of Duval. And 1800 Atlantic has a loyal group of vacationers that return year after year. But Beachside is new and far from the madding crowd.

Would you like to see the Beachside Resort and test my theory of value? Please call me, Gary Thomas, 305-766-2642 or e-mail me at kw1101v@aol.com. This is an exceptional property at an exceptional price. Maybe you are the exceptional buyer who will grab this little gem.

8 Passover Lane - Key West - Story Book Cottage

I have often written about the virtues of living life on one of the slow lanes of Key West. Well, 8 Passover Lane is about the slowest of the slow lanes as possible. It is so slow that it is really just walkway about 6' wide that provides access to the three cottages on the lane. I can see some readers thinking Gary must be nuts. But read on.

This is how the listing Realtor describes the home: "Absolutely perfect story book cottage in one of the most desirable locations in Old Town. Step onto the rocking chair front porch and open the front door to the main level open floor plan with a large living/dining room and beautiful kitchen with custom cabinetry, granite counter tops and stainless steel appliances. Also on the first floor is the master suite w/vaulted ceiling, master bath and French doors to the rear deck,a cozy study/bedroom with built-in day bed and adjoining full bath with French door to private outdoor shower. Upstairs is a large guest bedroom with sitting area and half bath. Outdoors is a nice sized yard with heated small dipping pool and tropical landscaping. Beautiful turnkey property in absolute pristine condition."

Every once in a while a listing Realtor will refer to a new listing as a "quintessential Key West cottage" and that is exactly what this property is: the most perfect embodiment of the Key West cottage. I describe it this way: you walk down the little lane and spy the mystical mailbox notifying you that you have arrived at 8 Passover Lane. You look to the front porch where you see the sign that you have indeed arrived "Paradise Found". Then you see the rocker on the front porch inviting you to seat yourself. Then you open the front door and enter into another world. A world far from the madness that has become the daily life up north in America. The place is done to a Tee, but not over-done. You just feel at ease. At home. In fact there is a sweet little sign over one of the doors that says it all Home Sweet Home. There isn't anything cookie cutter about this cottage. Everything, every view, every last detail is unique.

This two story dream house can be yours for $749,000. It is 1120 sq ft and sits on a lot that is 2349 sq ft. So the asking price equates to $669 per sq ft. They didn't make a lot of these cottages. In fact this is the only one. That's why it is so special. So desirable.
CLICK HERE for more detailed information on this charming two story cottage and additional photos. But understand you must see this living doll house to appreciate it. There is not another like it in Key West. Not at this price, anyway. There are some equally charming homes, but they are all priced much, much higher.

Want to see this property? Please call me, Gary Thomas, 305-766-2642, or e-mail me at kw1101v@aol.com. This is the place everybody dreams about. But only one person gets to own it. Maybe that person will be you.

For the Disbelievers

I like it when people make comments on the blog. I know people are reading that way. But I wonder how many individual commentators there are. Sometimes a post of mine will generate several comments that all agree we are in a world of doom and gloom and that only fools would buy in today's real estate market. They declare that asking prices are way too high, sales are way too weak, and that disaster is on the horizon.

I have heard many fellow Realtors predict that we only have a few more months of slow sales before the market turns around.

I do not believe in the doomsday theory of real estate. And I don't think we are nearly over the hurdle, at least nationally. I read the Monroe County Clerk's website and I can see that attorneys for foreclosing lenders continue to post lis pendens against borrowers every day. So I know that the foreclosures are not about to stop.

Some disbelievers argue that prices in Old Town, the area that historically drives the real estate market in Key West, are too high for locals to afford. That has been true for about two decades. It is not going to change. But the same disbelievers disregard the fact that a lot of houses that are selling are very well priced.

I just created a list CLICK HERE of single family homes in Key West with at least two bedrooms that are offered at $400,000 or below. Checkout the list. There are some nice houses there. And the offering price is just that. Any reasonable seller expects to negotiate a price or terms acceptable to both the seller and buyer.

At least six of the houses on the list are bank owned properties. That means that the emotion of selling is gone and that the person making the price decision is looking at numbers. Sometimes the bank asset managers get it right. Sometimes they don't. If property sits around too long, somebody is not doing their job correctly or there is something dreadfully wrong with the property.

Local buyers looking for a family home in Key West that want to take advantage of some of the perks some bank owners are offering should specifically look at these houses: 1026 12th Street, 1008 18th Terrace, 3041 Flagler Avenue (it's a great deal), 1617 Duncan Street, 2918 Flagler Avenue, and 309 Julia Street.

Most second home buyers prefer the Old Town, Casa Marina, and The Meadows areas over Mid Town and New Town. Let the second home owners pay more per square foot for a smaller home and a small lot. Locals can then buy the larger properties with bigger lots at cheaper prices. Prices are down and interest rates are now at about 5.5% or less for 30 year fixed rate loan. (Source: Quicken Loans Dec.3, 2008)

If you are thinking of buying a house in Key West, now is a good time to look. There are a lot of desperate sellers. Banks are looking to move assets off the books by the end of December. Remember, with banks it is only numbers. CLICK HERE to search the Key West mls and find the house that you want to make into a home, and then, please call me, Gary Thomas, 305-766-2642 or e-mail me at kw1101v@aol.com. Let me help you find your place in Paradise. Remember, the Disbelieves don't believe in Santa Claus either.

Key West November 2008 Sale Report

Key West November Sale Report - 2008. That was not a typo. There was one single family home sale in the Old Town area of Key West in November. It was a cute little house on Southard Street that was listed at $599,000 and sold for $575,000. It has a pool and a great Old Town location. The price per square foot was $765. There are those who say a price that "high" is irrational in today's market. Hooey! There are only a few really cute well located single family homes for sale in Old Town. Now there is one less.

I did a quick survey of single family home sales in Old Town during November from 2004 through 2007 to see if the small number of sales this year was an anomaly. You decide: 2004 - 2 average price $710 per sq ft; 2005 - 2 average price $463 per sq ft; 2006 - 3 average price $678 per sq ft; 2007 - 4 average price $524 per sq ft.

I also did a quick survey of contingent and pending single family home sales in Old Town. This includes properties that are shown as "short sales". there are 10 homes in these classifications with an average price of $594 per sq ft.

I share the frustration of some of my readers about pricing. Some readers see the asking prices as being too high and out of touch with reality. Some criticize me for calling some properties good buying opportunities--especially houses in Old Town that may be priced high on a per square foot basis.

Most Realtors I know are showing properties and offers are being written. There are not any high end properties in the contingent or pending categories mentioned above (except for a sale of a U.S. government owned house on Sunset Key priced over $5 million that I excluded from consideration). Most of the high end properties are still priced high on a per sq ft basis. I went through the active and active short sale single family homes priced over $1.2 million. Some are price in the the low $400s per sq ft while some are well over $1100 per sq ft. There are 74 such homes listed for sale with an average asking price of $838 per sq ft.

The very recent reduction in mortgage rates to under 6% is making home purchasing even more affordable when you couple that reduction with the reduce prices we are seeing in Key West. People who are sitting on the fence waiting for the ultimate price/rate meltdown may mis-time the market and miss a great opportunity to buy when they can know exactly what they can get as opposed to waiting until some intervening event changes things again.

If you are looking to buy a place in Paradise, please call me, Gary Thomas, 305-766-2642 or e-mail me at kw1101v@aol.com. Let me help you take advantage of today's bargain prices.

Memorable Moments in the Theater

My introduction to the theater perhaps should go unmentioned. But I'll throw political correctness aside to share a very innocent little boy's first appearance on the stage. I think I was in the second grade at Mountain View Elementary in Wheat Ridge, Colorado. (That's the lily white suburb I previously wrote about.) The year would have been around 1955. If I recall correctly I was playing an orphan at Christmas. I remember the play took place at Christmas because Santa was the main character and he was played by an adult.

My part required intensive practice on my dialect. I'm not sure who taught me the phraseology, and I cannot remember the line. I think I had only one line. But it brought down the house as I recall.

I also remember one of the teachers taking the time to apply my makeup. Yep, an eight year old boy wearing makeup.

The play took place right after school and the audience was filled with kids from each grade along with their parents. The play was short. My part was shorter. The teacher had applied burnt cork all over my hands, neck, and face. I was supposed to be a little black boy. I got my line out and the audience roared.

Key West has a very active theater crowd. There is always something going on at The Red Barn Theater, The Waterfront Playhouse, or The Tennessee Williams Theater. And there are occasional performances at The San Carlos Institute and the Key West High School. I just received a pamphlet in the mail announcing the 2008-2009 schedule at The Tennessee Williams Theater and was reminded of another memorable moment in the theater.

Like most towns and cities that have active theaters, The Nutcracker is a annual tradition in Key West. I remember a very special performance that will never fade from my memory. What I write is true. You can't make up a performance like this. It was 1994 or 1995 as I recall. The performance was the first night at The Tennessee Williams Theater and the Founders' Society party took place afterward. The Nutcracker's production company was from Miami.

The music began, the curtain went up, and several ballerina maids with feather dusters started "dusting" a sofa in the middle of the stage. They dusted and dusted for eons and eons. Tedium set they dusted so long. Finally, some other character appeared on the stage and the performance got started. But after a few minutes the music started to roll out as if in slow motion. You see, the music was on tape. And the tape recorder was not playing properly. The music eventually stopped and someone wearing a suit walked onto the stage and announced there was a mechanical malfunction that would require some time to repair. There was a break of maybe fifteen minutes or so.

The tape was repaired and the performance started anew, right from the very tedious beginning with all that feather dusting. Everything went like clockwork for the rest of the performance. That is until the very end. In the last scene the handsome prince lifts the principal ballerina up above his head. Well, he did. But he was standing on a piece of her costume. It ripped. And that brought down the house. It was like something in the movies, except it was not scripted or intended. It was just a most excellent end to a mediocre production of a Christmas tradition.

This has absolutely nothing to do with real estate other than the fact that if you live in Key West you can see great community theater and some wonderful road shows at The Tennessee Williams Theater all year long. CLICK HERE to see what's happening in Key West this season.

After Thanksgiving - Open House Saturday - 4:00 to 6:00 PM

Preferred Properties CRI is hosting an Open House on Saturday between 4:00 P.M. and 6:00 P.M. Stop by 416 Elizabeth Street and 712 Southard Street and 1110 Curry Lane to view four beautiful Conch homes with great Old Town locations.

416 Elizabeth Street is a rather unassuming property consisting of two houses and one cottage with six en suite bedrooms and seven baths. Built circa 1873, the historic main house features a peerless restoration, with details such as polished hardwood floors, with the original windows and doors restored. A veranda overlooking the swimming pool and lush grounds is carefully built around an ancient Spanish lime tree. A galley kitchen includes stainless-steel counter tops and appliances and custom cabinets. This historic gem is a classic example of the casual, yet elegant, indoor and outdoor living lifestyle for which Key West is famous. Thomas McGuane, known for his "92 in the Shade" and "Panama", resided at 416 Elizabeth St. CLICK HERE for more photos and info on this elegant property.

712 Southard Street is a beautifully appointed shotgun style Conch Cottage on the best block in Key West. The house has two nice size bedrooms and bathrooms, a great new kitchen with cathedral ceiling that opens onto the glass tiled kidney shaped heated pool surrounded by tropical landscaping. And it is located only two blocks from world famous Duval Street. CLICK HERE for more info and photos of 712 Southard Street.

804 Elizabeth Street is a classic Eyebrow house with sawtooth additions has two driveways. It has been recently renovated with new kitchen, baths, ac/heating systems, and upgraded plumbing and electrical systems. The ceilings have been vaulted in the dining room and den and there is a new heated swimming pool. And there are two off street parking spots. CLICK HERE for more info and photos of this beautiful home.

1110 Curry Lane is located on one of Key West's hidden lanes between Fleming and Southard Streets and sandwiched between White and Frances Streets. The lane is only one block long and it has several ultra sweet homes like this one.

Please join me, Gary Thomas, at 712 Southard Street and my fellow Realtors at 416 Elizabeth Street to view both of these charming Key West homes just before the sun sets and the evening begins. You will get a chance to see how wonderful life can be in your own Key West Conch House, whether it is a cottage or a great house.

Another Missed Boat in Key West

I don't want to be an "I told you so!" Wait a minute, that's exactly what I want to be.

Back on August 28th I notified my dear readers about one heck of a house at 1601 Patricia Street that had been previously listed for $1,195,000 whose owner dropped the price to only $695,000 and was offering the house as a short sale. I showed the house the same day to two different potential buyers both of whom loved the house and the price. But they could not decide that day. READ what I wrote then.

Good deals do not last long in Key West. The house went under contract a couple of days later. Something went astray and the property went back on the market On September 29th. I notified everyone again that this particular house was a genuine buying opportunity. That was two weeks after the Wall Street "bailout" was the "crisis" du jour. However, there was one smart shopper who anted up and made an offer that the seller accepted. The beautiful house at 1601 Patricia closed yesterday for $650,000 or $378 per sq ft for a super clean 3 bedroom, 2 bath home, livingroom, dining room, office, new kitchen, separate pantry, beautiful landscaped yard, pool, spa, storm shutters, and a real nice neighborhood near the beach. CLICK HERE to see what you missed.

I know just about everybody is really nervous about the economy right now. The talking heads on TV do their best to keep everybody worked up all the time. They have to feed the need to watch their channel for "BREAKING NEWS". Fix the damned news, I say. Stop scarring the crap out of everybody. The world is not going to end. We will get through this mess.

Remember three years ago after Hurricane Wilma when us Key Westers all shared in the misery of our fellow neighbors. It's all better now. The junk got hauled away. The green came back. The island is more beautiful than ever. The weather is still great. And the tourists come back every year to give us their money.

Right around the same time the talking heads on TV were scarring us about Avian Flu. Remember? Whatever happened to the dire forecast? Why aren't we all dead, or at least sick?

Don't miss the opportunity to buy while prices are very low and some people are selling their places at sacrifice prices. CLICK HERE to search the Key West mls to find your place in Paradise. Then, please call me, Gary Thomas, 305-766-2642, or e-mail me at kw1101v@aol.com.

1209 Olivia Street - The Meadows - Key West - Short Sale

Back on the market: 1209 Olivia Street located in The Meadows Area of Key West, Florida. The new and reduced asking price is now just $749,000 for this 1522 sq ft story and one-half 2 bedroom 2 bath home with a pool and off-street parking. There is even a small pool side cottage to boot. The lot is 3589 sq ft. The house sits on a block with some very nice (and expensive neighbors). The house across the street is on the market for $4,490,000. CLICK HERE, HERE, & HERE to see photos of the neighboring homes.

This is how the listing Realtor describes the house at 1209 Olivia now: "Desirable Meadows single family home totalling 2 bedrooms/ 2 bathrooms plus small pool house. Heated concrete pool, off-street parking, resurfaced wood floors, new bathrooms, central a/c, Chicago brick patio, new decking around pool & recently painted both inside and out. Enjoy covered outdoor dining, laundry room/ pantry off updated kitchen and an open floor plan. Strong monthly vacation rental history at $6300.00 per month. Property needs some TLC as house has been vacant for several months."

1209 Olivia is priced at $492 per sq ft. I can report that a nearby bank owned house sold in August 2008 for $576 per sq ft. It was a smaller house and was nowhere as near as nice as this house. So I think the pricing on 1209 Olivia ought to entice some bargain hunter. CLICK HERE to see more photos and written info from the listing Realtor on this house.

If you would like to see 1209 Olivia Street, please call me, Gary Thomas, 305-766-2642 to schedule a showing. The house is vacant so it is easy to see. But please see it with me.

518 William Street - Old Town - Key West -Short Sale

The house at 518 William Street is offered as a Short Sale at the asking price of $875,000 which amounts to about $515 per sq ft. The listing agent (not me) shows the square footage as 1700 s.f. The County Appraiser's Office shows the square footage as 1485. An actual survey or appraisal should provide a better statement as to the true size of the house. I mention this because errors in the size of a building can lead to errors in valuing it, even in a down market.

The house sits on a 2132 sq ft lot (20' frontage X 98' depth). The house has had several updates in the past few years and it appears to be in good condition, at least to my untrained eyes. The County property records show a new roof, new air conditioning, new floors in some rooms, and other improvements. There are two living rooms and two kitchens (that's odd!), two baths, three bedrooms plus a large sleeping loft. There is a great set of french doors that lead from the rear living room onto a deck. There is a spa and garden at the rear. There is no off street parking. And there is no room for a pool.

A Short Sale occurs where the seller tells prospective buyers that the seller may be willing to sell below the asking price of the house if the lender will accept less than payment in full of the mortgage held as security for the home and forgive any further indebtedness on the part of the borrower (seller).

I saw this property right after it went on the market. I have not been able to get anybody to go look at it. That's a shame. It is located on one of Key West's best blocks. The house across the street sold about 18 months ago for $3.5 million. The house across the street and down at the end of Pinder Lane is priced just under $4 million. Like many streets in Old Town there is a mix of condos, shotgun houses, and couple of great old Conch houses. I think the location would be great for a second home owner who does not need a car or a pool--just a place to relax and enjoy life. The home did not appear to need any repairs. If I am right on that, any extra money a buyer spends would be on fun stuff like Tommy Bahama Furniture or local art.

The listing agent is not located in Key West. But I can get interested folks inside to see the house at 518 William Street without too much advance notice. Please call me, Gary Thomas, 305-766-2642 to schedule a showing. You may be pleasantly surprised.

727 Waddell Street - Casa Marina - Key West

You can see the Atlantic Ocean from the third floor (5th bedroom) of the new house at 727 Waddell Street in Key West's Casa Marina area. It's only a partial view but that beats no view at all. The house is a one block walk to both public and private beaches in the area. The Casa Marina Hotel has a private beach club, tennis, and gym that you can join so your second home could almost seem like living at the resort itself.

727 Waddell Street is a newly constructed three story home with 2800 sq ft of living space that sits on a 5000 sq ft lot (50'x100'). There is a formal entry with an office/den/guest room and private bath adjacent to the right. The huge living room takes up the right rear half of the house and the kitchen on the left takes up the balance. The kitchen is very large, open, and bright and was built to accommodate more than two people at a time. You can tell that the architect designed the kitchen for some serious entertaining.

The master bedroom and en-suite bath take up the front half of the second floor. There is a second story front balcony where you can watch the world very slowly.
Two bedrooms share the rear half of that floor. Both have en-suite baths and separate doors opening onto a large second floor rear balcony that overlooks the pool and gardens.

Then there is "nosebleed", the third floor bedroom with en-suite bath and an adjacent ante-room. There is even a lighted storage area as well.

The heated pool is 16'x12' and it has a spa and waterfall. It is an auto clean pool. Mature plants and shrubs surround the pool, deck and patio. Other exterior features include Fencing, Irrigation System, Landscape Lighting, Outdoor Shower, Outdoor Kitchen, Patio, Storage, Water Display.

727 Waddell Street is priced at $1,925,000. That may sound like a lot of money. It is. The house was originally priced over $3 million. The builder has a house just like it available next door on the corner that is priced just a bit higher. I think the price is negotiable. In fact, I'm pretty sure of it. CLICK HERE to see the information provided by the listing broker.

CLICK HERE to see 32 photos I just took of the property. The house is beautifully furnished and the furniture and furnishings can be purchased separately.

The nice thing about this area is that you are close to everything, but you are far enough away not to be on top of everything. You can ride your bike to just about any place in Old Town in about 5 to 6 minutes. You can drive to the airport to pick up friends at the Key West International Airport in about 5 to 7 minutes. I live about 4 blocks away, and I love the area.

If you would like to schedule a private showing of either 727 or 731 Waddell Street, please call me, Gary Thomas, 305-766-2642.