Duval Square Townhome - Key West - Short Sale

Key West Townhome Short Sale. That's not news, you say. But take a look to see what might be a good investment opportunity.

The recently listed 1325 sq ft two story, 2 1/2 bath townhome located in the Duval Square Condominiums (1075 Duval Street in Key West, Florida) is offered as at the short sale price of $479,000 or $362 per sq ft. This is how the Listing Realtor describes this property: "Transient License - Turn-Key Income Condo on Duval St! This Mediterranean Style condo has Mexican Tile downstairs and oak floors upstairs. Downstairs features the kitchen, a half bath, laundry and a dining room with seating for six. French doors open to your own private outdoor patio. Upstairs, the master bedroom has French doors opening onto a private porch with seating. An in-suite bath with large Jacuzzi tub, vanity & skylight completes this spacious bedroom. The second bedroom features a bed, large walk-in closet and private bath. Secure covered garage with dedicated parking. Being sold fully furnished with an excellent rental history."

CLICK HERE for more detailed information on this unit and a lot more photos. The complex was built in 1987 and has undergone some cosmetic updates in the past few years. There are several restaurants and small stores on the ground level. All of the residential units are on the second and third floors. (All units are two story.) There is covered parking for each unit with controlled access. There is a lovely second floor rooftop pool that overlooks Duval Street.

This property may appeal to the second home buyer who is looking for a property that can be legally rented as a transient rental to produce income to offset the cost of ownership.

I would suggest potential buyers compare this property to others similarly priced at 1800 Atlantic and The Shipyard in Truman Annex. 1800 Atlantic has that oceanfront location and tennis courts and the units are similarly sized. The Shipyard units are about half the size of either 1800 Atlantic or Duval Square but have a popular location with tourists. This unit is definitely worth a look. It will not last long at this price.

If you are looking for a condo or townhome with a transient license that permits you to rent the unit on a daily basis every day of the year all year long, please call me, Gary Thomas, 305-766-2642 or e-mail me at kw1101v@aol.com. CLICK HERE to search the Key West mls database to find comparable units and prices to do your own comparison shopping.

Bank Owned Properties - Key West

It's that time again to list the current single family houses and multi-units that are bank owned and offered for sale. CLICK HERE to checkout the current inventory. If you have been following my little blog for some time,you will note that some of the properties are no longer available. Some actually get sold. Some sales take forever to occur, and others can occur very quickly. You may see that several of the properties have had the asking prices reduced.

Some buyers mistakenly think banks are so over-whelmed with the inventory of foreclosed homes that the banks are aching for offers just to sell the houses. Not true. I used to work for a couple of major Denver banks and one of my duties was the management and sale of bank owned real estate. Banks are methodical and make business decisions based on appraised value of the asset, holding costs (taxes, utilities, fees, etc.), real estate commissions, final closing costs, and date of closing. All of those factors are used to determine the "bottom line".

Banks rely on Broker Price Opinions and appraisals to set the asking price and to determine the acceptability of an offer. Appraisals are backward looking. The appraisal uses sales data from prior sales to help determine the present market value. This can be really difficult in a declining market such as the one we are experiencing in Key West.

Banks are adverse risk takers. I recommend that buyers write simple offers with limited contingencies. The less complicated the offer and the quicker the closing, the more likely the offer is to be accepted or countered. Ridiculous offers (price, terms, delayed closing, contingencies on selling other properties, etc.) generally will not be considered.

A lot of the properties banks acquire through foreclosure end up in the bank's portfolio because the prior owner could not sell the property. Key West buyers know that some blocks or areas are not as desirable as other areas. Busy streets are almost always a hard sell. Some houses have structural issues, deferred maintenance, prior flooding, bad neighbors, etc. Those factors can significantly impact the ability to sell in any market but make sales in a depressed market really difficult.

There are two commercial bank owned properties currently available. One is a combination of commercial Duval Street frontage and transient rental accommodations. The second property is a condominium development on Stock Island that went astray. CLICK HERE to checkout those two commercial properties.

Some bank owned properties come with sales incentives or even bank financing offered by the bank owner. Read the fine print on each listing shown on the links to see what incentives may make your purchase more attractive.

If you see a property you like please cal me, Gary Thomas, 305-766-2642 or e-mail me at kw1101v@aol.com to arrange a showing or to request more information.

Just Listed 1212 Olivia Street - Key West

Just Listed -- well, last week it was. This unusual property was the carriage house that was part of a much larger home adjacent to the east. This property was listed in 2008 at $1,375,000. CLICK HERE to see what it looked like then. It did not sell. The bank foreclosed and now this property is Bank Owned. The new asking price is $599,900 or $358 per sq ft.

The property is located at 1212 Olivia Street in The Meadows Area. It is just a step away from White Street to help out of town buyers place it. The house has 1676 sq feet of space and sits on a large lot of 4275 sq ft. The house has 3 bedrooms (none of which are large, but they are not small either). There are two bathrooms, but they are definitely not as large as we are custom to seeing in new renovations. The kitchen pictured above in the photos when the house was listed last year is missing. Somehow the the appliances went away. The bathroom vanity is gone from one bath and the sink is missing from another. The pool pump and air conditioner and all of the light fixtures are missing as well. Some of the exterior shutters are gone for good.

But if you get past the things that are wrong with the design or things that are missing, you still see a good sized house in a very good location with a terrific pool and rear yard, an interesting design, and a cute front yard with off street parking. The house next door is for sale and it is offered at well over $4 million. The neighbor to the west is an apartment building that fronts onto White. But the block and location is great nonetheless.

This property would be a good project property for someone with design and construction skills. CLICK HERE to read what the listing realtor says about the house and view more photos.

It is easy to see this house at 1212 Olivia. Please call me, Gary Thomas, 305-766-2642.

1118 Olivia Street - Old Town - Key West Cottage

This is how the listing Realtor describes the Key West cottage located at 1118 Olivia Street: "Bank Owned. REO. Bank Foreclosure. Easy to see! One of a 7 unit condo compound on Olivia Street in Old Town Key West. It is a stand alone structure with vaulted ceilings, tiled floors, stained glass, and a covered rear deck. Brick walkways, large heated pool, landscaping, and a great entertainment area pool side add to the charm of this compound . It is located within biking distance to the beach and the downtown area. Located less than one block off White St where you will find restaurants, gym, galleries, food stores, many local shops and the famous, monthly Walk on White. Parking! Qualified Buyers may be eligible for Seller financing at below market rates, FHA, and other incentives available where applicable. Fast response from Bank."

The cottage is located in the Lionsgate Condominium Compound. The compound is a group of five houses that share a common pool, a small common area, and off-street parking. With the exception of two buildings that are "duplexes", the other properties were single family homes that were incorporated into the compound.

This house has 851 sq ft of living space under roof and has two bedrooms and one bath. However, one of the bedrooms is on the second level and would be more appropriately called a bonus room rather than a bedroom. French doors lead from the living area onto a private covered read deck and orchid garden. There is an enclosure for the washer and dryer. The house also has hurricane shutters. CLICK HERE for more information and photos of this house and the common area and pool. CLICK HERE for a rear view of 1118 Olivia and the house next door to the east. CLICK HERE to see the front view of the other homes that make up the Lionsgate compound.

The property is five minute walk due west to Duval Street and maybe five minutes to the Historic Seaport. Nearby neighborhood hangouts include the Coffee Mill studio, Key West Island Gym, Faustos Food Palace, Dion's Gas Station and purveyor of great fried chicken (no kidding!), Dog 30 (pet store for pampered pups), a fresh fish place, a bike shop, some Realtors, and lots of small restaurants and Cuban coffee joints. It is a real Key West neighborhood.

1118 Olivia Street has what many second home owners dream of owning: a charming Key West cottage in a good location and a pool. The asking price on this charmer is only $359,000 or $422 per sq ft. This property will not last long, not at that price.

Please call me, Gary Thomas, 305-766-2642 or e-mail me at kw1101v@aol.com to arrange a showing or to provide more information.

The Elegance of Living Well...

La Casa Roja is the kind of home that you would expect to see featured in Architectural Digest or Coastal Living magazine. It is of that caliber. But you lucky readers get to see it here in my little blog instead, keywestproperties.

CLICK HERE to see the before photo of this historic 992 square front home as it appeared five years ago with its white clapboard siding and chain link fence. If fit right into the neighborhood. But a very creative young architect and his partner bought the house and transformed it into a work of art. CLICK HERE to see the renovated property as it now appears. The six room house consists of the living room, kitchen, guest bedroom, guest bath, and master bedroom with en-suite bath. Other living areas include the outdoor lounge off the master bedroom, the open-air dining alcove near the pool, the bar off the kitchen, and the two story carriage house with upstairs loft. Each room or area is rich in architectural detail and quality construction. There is nothing "undone".

This simple little house is simply just that: a simple little house. But that is an understatement of grand proportion. It is elegant in its simplicity. The new wide oak plank floors were custom milled as were the extra-large crown molding and the extra-wide baseboards. New cedar doors were custom made. The original windows were restored to retain their character.

Doors and floor patterns in the original house were reworked to make the house flow efficiently. The relocated kitchen for example opens onto the hallway adjacent to the living room. The kitchen windows tilt and provide access to the covered outside veranda bar. I would not call this home a "party house", but it was certainly designed for an owner who loves to entertain in style. The kitchen is the heart of this home. And the several social gathering spots flow from or toward the heart of this home.

What was once the kitchen is now the master bedroom with its own private covered porch with hot tub. The master bedroom features two sets of pocketing French doors and screens which allow the room to open up to the back yard. Mirrored pocket doors conceal the generous ten foot long closet. Paneled wainscoting and coffered ceiling add depth and interest to this cozy retreat.

And then there is the two story carriage house. It's the perfect place to house your classic Key West car or the perfect place for your own gym, workshop, or studio. Upstairs there is a secret retreat that is just as simple and just as elegant as the rest of the main house. Some people skimp on things that are barely seen. Here, the barely seen is treated as a treasure for the very few.

I dare the reader to walk around the outside of this property and find something amiss or something not done. Every place you look you see solutions to everyday issues. Here is a "for instance": the front door hurricane panel was turned into a whimsical work of art and greets guests near the cocktail bar.

This is the kind of house a second home buyer should consider because the present owner designed the house and all of its components to standout from the crowd and function properly. It does. Indeed. Some readers may say "I could do that." Perhaps. But most of us see a home like this and admire it with awe. That is why I discerning buyer will seize the opportunity to own a property of this quality.

La Casa Roja is offered at $1,299,000. If you would like to see this simply elegant property, please call me, Gary Thomas, at 305-766-2642 or my associate, Cory Held at 305-240-0355. Some very lucky person is going to buy this little treasure and experience the elegance of living well...in Paradise.

623 Fleming Street - Old Town - Key West

It had to happen. The "For Sale By Owner" attempt did not work. The house located at 623 Fleming Street was offered for sale by the owner for the better part of last year. The house won the Debbie Award in 2004 for Rehabilitation (Tom Pope was the architect). I showed it several times during the year. I like the house and the location a lot. It does not have off street parking. It does not have a pool, but the owner told me he had HARC approved plans (which may have expired) that would permit a small pool. Nothing in Key West is assured unless it is in writing! And then it may be negotiable.

Here is how the new listing Realtor describes this Key West property: "Great Old Town location! Renovated two bedroom and two and one half bath Conch house. Loaded with coveted Dade Co. pine and also featuring many modern details such as a beautiful kitchen with granite counter tops, crown molding and a central vacuum. Awarded the HARC Excellence Award in 2000. The exterior features the quintessential front porch, a side yard, and decked back yard."

The house has a really attractive street presence. There is a big grand old dame of a house located just next door to the east that is currently on the market. CLICK HERE to see the house next door at 426 Elizabeth Street offered at $2,495,000. Next door the the west is The Campbell Courtyard Condominiums. This property was developed in the early 1990s and is a mix of renovation and new construction. The Ambrosia Guest House is located directly across the street. And The Marquesa Hotel is located at the corner of Fleming and Simonton Streets. I mention the neighbors to help the reader appreciate the prime location.

623 Fleming Street is offered at $895,000 or $509 per sq ft. The house is a 2 bedroom 2 bath with a generous 1760 sq ft of living space -- all in good condition and very livable. It sits on a nicely landscaped lot of 2060 sq ft lot in a prime location. It has just about every bell and whistle most second home buyers want (except the off street parking and pool).

If you are in the market for a second home, please call me, Gary Thomas, 305-766-2642 to schedule a showing on this prime property. It is worth your time to take a look.

Casa Palmera - Grand Casa Marina Estate - Key West

Preferred Properties Christies Great Estates is the listing office of this one of a kind Key West estate. This is how the listing Realtor describes this property:
"Casa Palmera is truly one of Key West's Grand Estates, located in the heart of the Casa Marina just 2 blocks from the Ocean. The owner is a noted designer who has spent many years fine tuning this home into a residential masterpiece, with rich wood flooring and European details throughout. The exterior gardens and pool area, are what Key West Living is about. To the Southeast of the property is the Casita which is a home onto itself. Off to the Southwest end of the home is a Writer's cottage or office with it's own bath. The main home includes 3 guest rooms, a complete mother-in-law suite, formal dining area, two living areas, wonderful large galley kitchen, breakfast room, and Laundry room, well designed with abundant storage."

Here's the rest: I've always described the house as being a Beverly Hills type house. The south wall in both the living room on the first floor and the master bedroom on the second dramatically bow outward. Unlike so many modern houses that are built for present day trendy living, this property has many areas for entertaining or living very privately. And each space whether public or private is exquisitely detailed. You just don't see that kind of detail in new construction--not in Key West, anyway.

There is an outdoor kitchen by the pool. A really sweet balcony overlooks the pool from the second floor front bedroom with en-suite bath. You can see the Atlantic Ocean from both the master bedroom and master bath. And what a view it is. But it is when you are at ground level and walking through the beautiful gardens that you really appreciate this property. Every direction you look, you see something enchanting. You feel like you have arrived in Paradise and don't want to leave.

The guest cottage is absolutely a delight. It is stunning. Each room is simple but rich in design. Your guests will never leave. And of course there is the writer's cottage on the far west end of the property. I have a writer friend that's been written up in the New York Times and featured on National Public Radio. If you are reading this: buy this house!

If you are in the market for a grand Key West property such as Casa Palmera, please call me, Gary Thomas, 305-766-2642 to schedule a showing. Casa Palmera is offered at $3,495,000. CLICK HERE for more detailed information and many photos. If you are looking for a home in this price range, you must see this house. You will not be disappointed.

Even Bert's Looking in Key West

Last week I reported the real estate sales data for 2008 and suggested that would-be buyers should not wait too long to find a property. There is and always has been a limited supply of single family homes in Old Town. Some of the larger old homes were converted into apartments or guest houses in past decades so that reduced the number of houses. And recently a few properties were converted into condominiums so that reduced the number as well.

I just did a search of single family homes in Old Town (and The Meadows) from Truman Annex on the west, Truman Avenue on the south, east to the Garrison Bight. I only selected houses over $1,000,000 whose prices have been reduced from the original asking price. CLICK HERE to see what is left.

If you take the time to look at the list you will see a good comparison of features such as qualitiy of construction, architecture, and location that help set the asking price. Some of the sellers have been more aggressive than others in adjusting the asking price downwards. Some prices still may seem very high on a per square foot basis. But some of the properties have features or locations that may command the higher asking prices.

As the supply of houses under $1,000,000 shrinks in Old Town, the question to me becomes will some of the houses listed above be reduced in price (or through price negotiation) to meet the market (meet the demand for homes under one million dollars)? I don't know the answer. This CLICK HERE is a compilation of houses priced over one million that sold in 2008 in the Old Town area.

If you are searching for a home in Key West please consider using me, Gary Thomas, as your buyers agent. Call me at 305-766-2642 or e-mail me at kw1101v@aol.com. The island of Key West isn't getting any bigger and the number of homes isn't increasing. So if you want to buy, buy smart. CLICK HERE to search the Key West mls database.

912 Fleming Street - Old Town - Key West

912 Fleming Street is a really big house with a beautiful pool on a big lot on a great street with really expensive neighbors. And it is priced to sell.

Here's the skinny. The previous owner was a designer who renovated numerous properties in Key West for himself and clients for several years. He purchased and renovated 912 Fleming in the late 1990s. Later he purchased the house next door at 916 Fleming and was renovating it when he passed away in early 2006. His estate sold the project house at 916 Fleming for $1.5 million (the house was gutted and was basically a very expensive "shell" situated in a first class location).

The house at 912 Fleming is fairly large for Old Town. It has 4 licenses. The owner rented two apartments located at the front of the home and he lived in the rear--most of which was newly constructed by him during his renovation in 1997-98.

The home is perfectly livable "as is", but a new purchaser may want to eliminate the rentals and expand the living space to include the entire house. And here is why: the neighborhood.

The purchaser of the 916 Fleming Street property completed a masterful renovation of that property. 916 Fleming that is now offered for sale at $2,900,000. CLICK HERE to see the listing information and photos on 916 Fleming. It is stunning!)

The house next door at 908 Fleming sold in May 2006 for $3,600,000 ($1,158 per square foot) and is undergoing a massive remodel. That house is huge and has a huge lot. And the new house at 906 Fleming sold in May 2008 for $1,500,000 or $781 per sq ft. (It was not as large a house or as significant a structure.) The house across the street at 911 Fleming sold after 120 days on the market for $4,340,000 or $1401 per sq ft. That house also is huge and has a huge lot. See the trend: big houses and big bucks being spent.

912 Fleming Street is a stately, early 1900's home in the Key West Historic District, which is said to have the greatest and most important concentration of wooden structures in Florida. This is a stunning and unusual property - a wonderful two story owner's home with three bedrooms and 2.5 baths, and a wide veranda overlooking the delicious garden, spa and incredible pool. The front of this large house consists of 2 nice apartments - a 2 bedroom up and a 1 bedroom plus a small office down - either could easily be incorporated into the owner's home. Covered off-street parking. The listing agent says this house has 3228 Sq ft of living space and sits on a very large 5650 sq ft lot (50' wide X 113' deep). The asking price is now $1,499,000 or $664 per sq ft. CLICK HERE for more detailed information and photos of 912 Fleming Street.

I guess you can tell I really like 912 Fleming Street. I think it is a great buy even in today's down market because the house has so many positive features going for it. And the house next door at 916 Fleming Street is just extraordinary. If you would like to see either of the two houses mentioned, please call me, Gary Thomas. You can reach me at 305-766-2642 or by e-mail at kw1101v@aol.com. Let me help you find our new home in Paradise.

2008 - The Year in Real Estate in Key West, Florida

A couple of nights ago at the end of the CBS Evening News they ran a segment on people who passed away during 2008 like Paul Newman, Heath Ledger, Michael Crichton, Tim Russert, Jim McKay, George Carlin, Isaac Hayes, and so on. They were actors, authors, politicians, newsmen, and chess players extra-ordinaire. They were people who left a legacy of accomplishment through dedication to their art or profession. As I get older I have learned to really appreciate what others have done and what we all will miss because of their passing. For example, there are thousands of comedians, but only one George Carlin. So when we lose someone unique, we lose the promise of more from the one who passed.

I get emails and phone calls from people who are thinking of buying in Key West. Some people try to compare Key West with other areas of the country or narrow the focus to just other areas in Florida. I tell them Key West is unique. It is a part of Florida in name only. Key West is a place unto itself out in the middle of the ocean.

Our island is one mile wide and four miles long and there are about 25,000 full time residents. The size of the island and the population have remained pretty much the same for decades. Part of the island was "developed" by adding landfill to areas previously uninhabitable. That increased the land mass somewhat. That is not going to occur in the future. And the State of Florida has imposed a limitation on the population growth of the island (all of the Florida Keys actually). So it is not likely that the real population will ever increase to any significant amount.

Key West tends to get rebuilt from replacement or renovation of existing properties rather than following the models of growth in Miami and Ft. Lauderdale where developers purchase agricultural ground and build new subdivisions with houses that look like each other. Or where developers buy oceanfront ground and tear down existing structures and put up new ones. As a result, areas like Miami and Ft. Lauderdale have thousands of properties sitting vacant. If you want a real deal, go there. And you can live with hundreds of thousands of other people who drive on busy roads and go to shopping malls for fun.

During the past year I have commented on a lot of properties that I thought were good values. Many I called "bargains". Here are a few of the bargains that got sold in 2008, opportunities lost and sold at prices that we probably will not see again.

1101 Fleming Street is a sweet little house with a pool in a great location. Originally listed by another realtor at $850,000. It was re-listed by a new realtor at $599,000 and sold at $550,000. The buyer got an incredible deal in my opinion.

916 Washington Street is a major new home in the Casa Marina area. It was listed at $3,750,000. After over a year of marketing,the property last listed with another company at a new lower price and sold for $2,400,000.

1119 Olivia Street was a legal duplex in Old Town that had been newly renovated. It was originally listed at $1,149,000 and sold as a short sale for $550,000.

I wrote about 831 Johnson Lane after I showed it in the early part of the year. What an incredible Key West treasure it is. The property is made up of four separate cottages on a long and narrow parcel of land with a beautiful pool and enchanting gardens. It was offered at $1,295,000 and sold for $1,100,000.

Over at 1021 Johnson Street in the Casa Marina area there was a big bank owned house previously listed before the lender took possession at the asking price of $2,599,000. The bank sold the house for $1,500,000. There were multiple bids on this house and for good reason. The new owner has spent a few bucks and the place looks fantastic from the outside. I wrote about the house next door (our listing at 1020 Johnson Street) a couple of weeks ago. It is another house worthy of consideration in my opinion.

716 Southard Street is a very recent sale right in the heart of Old Town. It is a smaller two bedroom home with a pool and no off-street parking located a couple of blocks from Duval. It was listed at $599,000 and sold at $550,000 within a few weeks. Some buyers know a really good deal when they see it.

730 Passover Lane is one of my favorite properties. It is a one bedroom one bath house across the street from the cemetery. So lots of people would never seriously consider the house because of the location. I loved the location because it is so quiet and the view from the front door is one-of-a-kind. Originally listed at $795,000 this little gem sold for $430,000.

408 Grinnell Street is another bank foreclosure. It was a new house built to replicate a grand Key West style house. I showed this house several times when it was originally offered at $2,750,000. It sold for $1,325,000. Another steal.

There was a short sale on another great house located at 405 William Street. I wrote about this property a couple of times. It was originally listed at $2,250,000. It recently sold for $815,000.

Most houses in Key West are unique because very few were constructed by the same builder as is typical up north in America. Most were stick built by the property owner for his or her needs during different years, even decades, but all in a tight geographic area. Even the traditional "shotgun house" or "Conch Cottage" as we call them, vary greatly not because of the initial construction (which is typically similar) but because of additions added or remodels done over the years.

Our incredible climate and our laid back lifestyle attract the population that create the real diversity in our little island city. That is what makes living in Key West so much different than living anyplace else. You either "Get" the concept of Key West, or you don't. If you "Get" it, you understand why living here is living your life in Paradise. If you don't get it, there is a big beautiful world out there waiting for you. I hope you find it.

So here is a brief recap of recent single family home sales in Key West. There were 277 single family home sales in Key West in 2005 with a total sales volume of $324,571,954. In 2006 the sales volume shrank to $218,951,400 with 214 single family homes sales. The year 2007 saw the number of single family homes sales shrink to 189 sales and only $173,321,760 in sales volume. And in 2008 there were 197 single family home sales with a sales volume of $154,219,813. So sales are up over 2007 but down in price volume.

There were 11 single family home sales in the Old Town area during December 2008 with a sales volume of $6,988,000 and an average price per square foot of $434.62 per square foot. All houses in Old Town are not equal, so I know that reporting the average price per square foot may suggest that some currently listed houses are priced too high. Well, some are. But not all are priced high just because they are priced higher than the recent price per square foot. If you are a potential buyer and you base your decision to buy solely upon the price per square foot, you may miss an opportunity to buy a great property in Key West at a good price. There are some houses for sale that are so incredible that they can be considered treasures. If you limit your prospective purchase to houses that fall within a numerical range, you will definitely miss the chance to own one of the truly unique treasures. If you are a "market timer" and believe you can predict the exact moment the real estate market in Key West will swing upward, well, good luck.

There are 1124 houses, condos, townhomes, and multiple unit properties for sale in Key West. I sorted the single family homes in Old Town, Bahama Village, Truman Annex, and the Meadows and the number of available houses shrank to only 140. The least expensive is listed at $199,000 and the highest at $14,400,000. There are a lot of high priced unsold homes in this area so the average priced home skews upward to $1,468,925. There have not been a lot of buyers for the higher priced homes. And there is low supply of nice homes under one million dollars.

The recent government cash infusion into the money market is making loan prices more affordable, but most of the second home buyers in the Old Town area are cash buyers. I think the current "down" market and the huge supply of properties has created a tremendous buying opportunity for people who dream of moving here.

If you are thinking of buying in Key West, please consider using me as your Realtor. I am a full time Realtor. I don't wait tables or have a real job someplace else. I'm either at my desk looking for deals or showing property to prospective buyers. Maybe 2009 will be your time to buy a home in Paradise. Please call me, Gary Thomas, 305-766-2642 or e-mail me at kw1101v@aol.com. Thanks, and Happy New Year!