Delightful Key West Conch Cottage - 813 Frances Street

Just listed the delightful Key West Conch Cottage located at 813 Frances Street is the ideal home everyone longs for. This 1450 sq ft home has two bedrooms, two bathrooms, living area that opens onto the pool and tiki hut plus off street parking. The master suite is on the first floor. There is even one of those Key West step-through showers to the pool. This home is listed at $995,000 or $686 per sq ft. The listing Realtor describes this cottage home this way:

"Elegant and beautiful historic home on one of the most desirable streets in Old Town Key West. Bright and airy rooms with open floor plan from kitchen to spacious family room overlooking tropical yard and pool. Home to a champion Lingum Vitae tree and other tropical flora, the yard is private and lush and boasts a cozy outdoor covered lanai. Hardwood floors, downstairs master bedroom, chef's kitchen including gas cooktop and stainless steel appliances. Off-street parking and wonderful front porch add to this Key West Historic Gem in the Heart of Old Town Key West.

This property is located directly across the street from the Key West cemetery. So there will be some fraidy cats who will not even consider this charming house. What a pity! Aside from the fact that the "neighbors" are exceedingly quiet, there is no parking on the opposite side of the street. The City of Key West erected new six foot wrought iron fences around the cemetery just a few years ago. So all that is inside is visible from the outside. Yes, you will have killer views of the graves and tombs. But you also see the green grass, trees, and walkways. You get to see the vast Key West sky and watch it as it changes. Trust me on this. There are no vampires and no ghouls will creep into your house. But you will see the amazing Key West sky as it changes and you can sit on your front porch like folks did in the olden days and watch neighbors walking their dogs and tourists pedaling past on their bikes.

The house is a five or six minute walk to Duval and perhaps four minutes to the Historic Seaport. Jose's Cantina is two blocks to the east, The Coffee Mill a block to the southeast, Old Town gym a block directly south, and the Citgo gas station at the Corner of Truman and White where you can buy the best fried chicken in town at Dion's Quick Mart.

CLICK HERE to read more about this house and to view photos. Better yet, call me, Gary Thomas, 305-766-2642, to schedule a showing. There just are not that many single family homes in Old Town priced under $1,000,000. This delightful conch cottage may sell pretty quickly. Don't get spooked by the location and pass up a real buying opportunity. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. Our office is the Exclusive Lower Florida Keys affiliate of Christie's Great Estates.

Maybe the present owner is trying to tell the denizens across the street something...

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1012 James Street - Old Town - Key West

Just Listed (but not by me) 1012 James Street which is located a little over one block from the Historic Key West Seaport. This is how the listing Realtor describes this special home:

"This is a magical cottage with an open floor plan, saltillo tile floors, wonderful screened porch overlooking the 10 X 20 foot pool (7 feet deep with swim jets) and gardens. In addition, two sets of French doors from the living area open to a beautifully designed side porch which also opens from the kitchen and has access to the pool and gardens. There are two bedrooms upstairs each with private half baths and a full bathroom on the ground floor. Off street parking."

1012 James Street is offered at $625,000 or $661 per sq ft. CLICK HERE for more detailed information on this home and to view photos of the interior and pool. There is also off street parking and a white picket fence. If you are unfamiliar with James Street look at the MAP. This home is located across the street from the Keys Energy building and about one half block away from Finnegan's Wake. The Seaport is just one block further north. There you will find Harpoon Harry's, Pepe's, the Key West Waterfront Market, Key Accents, Half-Buck Freddies and many more shops and places to eat and drink. Duval Street is five blocks to the west.

There are still some fixers left in the area. They will eventually get purchased and remodeled. What there are not a lot of are cute houses like this with a pool and parking that are priced within the reach of many second home buyers. If you are coming to Key West in the near future, you need to schedule an appointment to see this house. Please call me, Gary Thomas, 305-766-2642. Let me help you find your place in Paradise. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida.

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Another One Bites the Dust - Key West

I was driving east on Fleming yesterday afternoon. I had my windows down as I enjoyed another sunny day in Paradise. I heard a big boom on my right as I passed across Elizabeth Street. A big old bull dozer was knocking down the Universal (Gentle Touch) Cleaners.

510 Elizabeth Street - Key West -as it appeared in 1965

510 Elizabeth Street - Key West - February 2010

Normally it is pretty difficult to knock down anything in our town. In 1971 a good portion of the Old Town area of Key West was designated a U.S. historic district - historically or architecturally significant buildings. A few years later that area was expanded and more buildings were added. Guidelines were established to help control changes to existing structures. Those guidelines have made it nearly impossible to tear down old buildings to construct new ones. So when an old building does come down, it is worth noting.

The more things change elsewhere in the world, little Key West stays pretty true to its roots. Maybe that is why so many people fall in love with this place. When you have been here a few times you know exactly what to expect the next time. The architecture is timeless. The people are laid back. The booze is endless. And the chickens do not sleep. Key West is not Boca, or Ft. Lauderdale, or Miami (Thank God!) It takes a lot of effort to get here by car, plane, or boat. But once you arrive and unwind, it is pretty damned difficult to really want to leave. That may be why so many people dream about owning a place in Key West.

The demolition of the old Gentle Touch Dry Cleaners building made the front page of The Key West Citizen today.The news article reported that the new owner intends to build a family home on the site. Maybe that is why the owner got permission to knock down the old building. The dry cleaning business was out of character for the area. I think a new house will improve the property values for the neighborhood. CLICK HERE to see a photo of the nearly vacant lot.

The owner of 514 Elizabeth Street advises "The new house is designed by Tom Pope in the Key West style of mid-19th-century wooden houses. It is 2 1/2 stories with gable ends as in our house, but much larger. It has a two-story porch across the 5-bay front with French doors rather than windows, a 2 1/2 story ell to within 20 feet of the rear property line and a 1 1/2 story apartment along Artic Lane. It will certainly be more in the residential and architectural nature of Old Town than the dry cleaners."

The sale of this property did not go through the mls. I did some real estate detective work. It looks like the new owner paid $714,000 for the 5150 sq ft lot (51.5" x 100') or $139 per sq ft. That's a pretty good price for a great location in the heart of Old Town.

The first house I sold in Key West is located next door at 514 Elizabeth Street. It was built in 1855. The photo directly below shows that house in 1965. Below that is a photo I took a couple of years ago. The present owner reports "It is typical of the conch or Bahamian house built in the Bahamas from the 1780s and in Key West prior to the Civil War. The original architectural moldings that survive are typical of the 1835-1860 period." The more things change elsewhere, the more they stay the same in Key West.

CLICK HERE to search the Key West mls data base. If you are thinking about buying a place in Key West please think about using me, Gary Thomas, as your buyer agent. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. Contact me by phone at 305.766.2642 or by email at kw1101v@aol.com.

What a Difference a Year and a Gay Make !

1212 Olivia Street - Key West - January 2009

Way back on January 12, 2009 I wrote a new blog entry on 1212 Olivia Street. CLICK HERE to read what I said then. The property was a newly listed bank owned house in Old Town Key West that was priced to sell at $599,900. I showed that house twice the day it was listed, and other agents were there right along with me at both showings. Someone had removed the kitchen and did some minor damage by removing bathroom sinks. But that house had a wonderful rear yard and large pool that more than made up for the inconvenience and cost to repair and replace things that were missing. That house went under contract within seven days of being listed and closed within 3 months for just $540,000. CLICK to see sold listing data.

The new owners engaged a local gay duo that "do" houses very well. Within a matter of months the place was spiffed up and made even better than before.

I received a phone call yesterday about this house. The gentleman mistakenly thought I wrote the blog in 2010, not 2009. I explained the house sold within days of being listed and told him know what a good deal he missed. I later recalled that I had received several other phone calls and emails on this particular property during the past few months.

I drove past 1212 Olivia Street earlier today. Right below you will see a photo I took today that proves my point about what a difference a year and a gay (duo) make. The guys that did the interipr dod a terrific job. I'm sorry to report I don't have any photos, however.

1212 Olivia Street - Key West - February 2010

If you are thinking of buying a house in Key West You can search the official Key West Association of Realtors mls website by CLICKING HERE. If you see something you like, please call me, Gary Thomas, 305.766.2642 or contact me by email at kw1101v@aol.com. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. Our office is the exclusive lower Florida Keys affiliate of Christie's Great Estates.

Open House - Sunday - 1502 Petronia St. - Key West

1502 Petronia Street - The Meadows - Key West
Open Sunday 1:00 pm to 3:00 pm

Originally Priced $1,795,000 Now $975,000

1502 Petronia Street is priced at $975,000 or $568 per sq ft for this 1717 sq ft home. It is owned by a local bank in Key West. Come by and compare what you can get for your money. This property is one of eight completed in 2007. Four units are currently available. This unit is the only two bedroom unit available, and it is a doozy! This home is located on the corner and it has a lot of privacy and great view from the second floor front porch where you can sit and watch the incredible Key West sunsets every night. Only One house sits across the street. That house takes up the entire block. It is priced at $4,795,000. Nice neighborhood! (You will not need to worry about declining property values!)

The home at 1502 Petronia Street is part of The Meadows condo association which is comprised of eight homes. Each home is owned in fee simple and sits on an individually owned lot. The association exists to provide access to rear parking via gated driveway and storm water runoff.

The homes were newly built in 2007 with top of the line materials and craftsmanship. This home features soaring 11' ceilings in the living area and kitchen. The kitchen has top of the line stainless steel appliances, beautiful granite and solid wood cabinets. The kitchen area includes the lower portion of a two story turret. The turret portion of the kitchen is configured as an office or nook area of sorts. There are lots of windows in the kitchen so your cooking will not be a chore but a dream. There is also a wet bar in the living room. The floors on the first floor are travertine marble. The stairway and second floor bedrooms have wood floors. The master bedroom features a second turet. The ceiling is vaulted so that room has an especially large feel, yet the turret makes the space so very special. The master bath is just opulent. I challenge you to find any more luxurious bath in Key West for less than $2 million. You won't find one.

Architectural details including crown molding, high ceilings, porches and solid wood doors. The wood doors on the first and second floor front are massive and of the highest quality. The 8' sliding doors that separate the living area from the pool are hurricane impact resistant to 155 mph that open wide to let the outside become part of the inside. A private, gated drive leads to the carport and a separate entry to the private pool and spa area. Each home is completely fenced and beautifully landscaped. CLICK HERE to see more photos and listing information on 1502 Petronia Street.

This home is located in the Meadows area of Key West. Bayview Park, complete with an old fashioned bandstand and public tennis courts, is located three blocks to the south. The White Street arts district is a five minute walk. The Garrison Bight Marina is located one half block away. Duval Street and the Historic Seaport are each a five minute bike ride. The three large shopping centers (large by Key West standards) are five minutes by car. The Key West International Airport is five to seven minutes depending on traffic.



I think empty nesters or a gay couple would find this home to be just about perfect. Stop by on Sunday to check it out.

CLICK HERE to view a list of of town homes and condos with similar features that were built about the same time. Compare the prices (and the size, amenities, and location) to see why I think 1502 Petronia Street is such a really good buy.

1800 Atlantic Condominiums - Key West

Smathers Beach - Key West

If you lived at 1800 Atlantic you could walk your dog or jog by this beach every day for eternity and still never get over the beauty of the Atlantic Ocean and Smathers Beach.

A couple of weeks ago I started to write a blog about a new listing at 1800 Atlantic that I thought was just incredible. I got distracted by real deals I was working on and did not finish the entry. It was priced at $1,235,000 and had a captivating direct ocean view. It went under contract within within three weeks of being listed. CLICK HERE to see what got away. Two other units (one offered at $579,000 and the other priced at $329,000) went under contract since mid January. It makes me wonder if we are at the start of another rush to buy at 1800 Atlantic just like the one that took over the Key West Golf Course late last summer. For a while there was an abundance of units at the Golf Course. Now there are nearly none.

CLICK HERE to checkout the twelve remaining units at 1800 Atlantic Condominiums. The aerial photo below shows the property and its proximity to the water. Every unit has a water view. Some have better views than others. The condominiums were built in 1987 and many have been remodeled. While most have the same square footage, each will be somewhat different than the others. Many of the units have Transient Rental Licenses which permit the owner to rent the unit on a daily basis. (Most are rented weekly, however.) Units without a transient license can rented as vacation rentals (monthly-once per month). Some of the units are offered fully furnished. None of the units I have included are short sales. Read the listing comments to make careful comparisons.



1800 Atlantic has its own private beach, but I must admit you would probably prefer to swim in the huge pool or take a dip in the giant spa. There are three tennis courts, a hidden and surprisingly beautiful interior courtyard, and covered parking with additional storage. Oh, Smathers Beach is located directly across the street from 1800 Atlantic.


If you would like to see any of the remaining condos at 1800 Atlantic, please call me, Gary Thomas, 305-766-2642. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida. These units are very popular and tend to stay rented continually through season. Advance notice is required to see any unit and some properties may not be available even with advance notice as some owners do not want to disturb their paying guests.

Don't Get Shut Out of Key West !

This has been one crazy winter so far. The weather has been uncharacteristically cool by Key West standards. We have had cold days, hot days, cool days, rainy days, and sunny days. But one thing for sure: we did not have one SNOW DAY!

People come back to Key West year after year after year. A lot of the buyers I work with have been coming to the Keys since the 1970's and 1980's. Most of my buyers are in their late 40's or older, and almost everyone is looking to purchase a place in Key West where they can retire at some future point in time. If you are among the many who want to buy a little piece of Paradise, my advice is simple: don't wait too long.

There were 23 single family home sales in Key West during January 2010. Four of those sales were bank owned properties and 11 were short sales. The average sales price was $305 per sq ft. But that sales data includes all of Key West whereas most second home buyers prefer properties located in Old Town, Casa Marina, and the Meadows. I refined my search to only those areas and excluded the one short sale at 1015 South Street (hell of a deal !). The result was four homes that sold for an average of $510 per sq ft.

The number of sales in January 2010 (23) more than doubles the number of single family sales in January 2009 (10). There are plenty of buyers for lower priced properties. We did not have any sales on larger, more expensive homes in the Old Town, Casa Marina or Meadows area.

Currently 145 single family homes are shown as contingent or pending in Key West. Thirteen of the 145 contingent or pending sales are priced above $1 million with an average list price of $787 per sq ft. Six of those properties went contingent or pending in January. A lot of short sales that have been hanging around and getting gray hair are starting to get approved and closed.

A couple of weeks ago I wrote about Key West has reached the bottom of the barrel. I stand by what I wrote. Within a couple of days a couple of nice houses priced under $500,000 were listed. One sold on the first day it was listed. CLICK HERE to see the 8 houses in the target area that are priced at $499,000 or below that I think most second home buyers might actually wan to buy. We have an abundant supply of homes priced over one million dollars, however. But that supply may be starting to shrink as well. The pickings, Dear Reader, are getting slim.

If you are looking to purchase a piece of Paradise and do not want to get shut out again, please call me, Gary Thomas, 305-766-2642 or contact me by email at kw1101v@aol.com. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida. We are the exclusive Lower Florida Keys for Christie's Great Estates. CLICK HERE to search the mls.

Size Matters - Key West - Short Sale

727 Waddell and 731 Waddell Avenue - Key West

731 Waddell Avenue Key West

Pool and deck behind 727 Waddell Avenue

Small and cute are often quaint. Quaint usually costs a lot of money. Quaint in a good location, with a pool, off street parking normally cost a whole lot of money in Key West. Even in today's tough market.

I've seen a lot of big houses and most are never equated with quaint. But that doesn't mean they don't matter, because we all know that Size Matters.

The two really big houses at 727 and 731 Waddell Avenue in the Casa Marina Area of Key West are now listed as short sales at a very affordable price of $1,299,000 and $1,199,000 respectively. I have written about both houses several times. Both houses are essentially the same. 731 Waddell Avenue is located on a corner lot. 727 Waddell is located next door to the west. In my opinion 727 Waddell is the superior property because the kitchen, floors, and some interior finishes show a bit better. I think the pool and rear grounds of 727 Waddell are also superior to 731 Waddell. But a corner location has a great appeal to many buyers.

This is how the listing Realtor describes 727 Waddell Avenue (pretty much ditto for 731):

"Custom built Casa Marina home newly constructed in 2008. Barely ever lived in with a spacious 4 or 5 bedrooms each featuring ensuite bath, great storage & large covered porches off 3 of the bedrooms on 2nd floor. Through the front door you will be graciously welcomed to a great room & light filled kitchen all overlooking spacious yard, custom pool/Jacuzzi w/ water feature & stone patio. Enjoy 11ft ceilings, granite countertops, stainless appliances, built in bar, custom marble & tile baths, hardie plank siding, impact windows & doors, fully fenced, irrigation & more. A comfortable & spacious home centrally located to beach, tennis, dining & famous Duval Street. This is a potential short sale transaction subject to lender approval."

Each of the five bedrooms has its own bath. All bedrooms except the third floor bedroom have balconies. The bedrooms actually were built to be bedrooms and have lots of good usable space. They have closets as well. I created a list of comparably priced homes in Key West that have at least three bedrooms. CLICK HERE to checkout the competition as far as size, location, and amenities. Not everything good comes in small packages.

If you are looking for a "big" house and a good value, either of the two houses at 727 or 731 Waddell Avenue deserve a look. CLICK HERE for more detailed info and mls photos ON 731 wADDELL. I have more photos that I can send to sincerely interested buyers. The Casa Marina Area is close to the beaches and within walking distance to upper Duval Street.

Please call me, Gary Thomas, 305.766.2642 or contact me by email at kw1101v@aol.com. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida. Our office is the exclusive Lower Florida Keys affiliate of Christie's Great Estates.

728 Windsor Lane - Old Town Renovation Project - Key West

728 Windsor Lane - Old Town - Key West

Room for a pool behind 728 Windsor Lane

728 Windsor Lane as it appeared in 1965 (above) and today (below)

728 Windsor Lane - Old Town - Key West

Similar home on Petronia Street undergoing remodel today

Similar home (but larger in size and with pool) on Carey Lane that is priced at $1,150,000

The listing Realtor describes 728 Windsor Lane thus:

"If you are a ready-to-act buyer who has been waiting for the chance to live in the charm district of Key West, this may be the house that causes you to take immediate action. While small, it is difficult to find a home in this area for under $300,000. The house has a great private shady yard with room for a small pool. On the weekends, you can look forward to Operation Recharge. Sleep in on Saturday morning, drink your coffee, and relax. In the afternoon, jump on your bike and ride around and enjoy the tropical ambiance. It's thrilling to live so close to the heart of Key West music and entertaining district. There is some work to be done but for the size the price is a fit!"

This two bedroom house has 654 sq ft of living space and sits on a 1279 sq ft lot 1/2 block from the top of Solares Hill, the highest point on the Island of Key West. 728 Windsor Lane is offered at $260,000 or $398 per sq ft. The property is tenant occupied and we need at least 24 hours advance notice to see this property. I'm neither an architect nor builder, but I came up with a plausible plan to renovate this house in such as keep the historic facade intact but that would allow a new owner to totally redo the inside to create new living spaces that meet today's lifestyle.

My idea is to remove all existing interior walls, doors, and windows. Repair the foundation as necessary and reconfigure the house with a large bedroom with ensuite bath at the front. Create a new side entrance on the west side of the house with entry into the new living-dining-kitchen areas at the rear. A door off the kitchen would permit guests to use the bath without going into the bedroom area. The existing structure is a double sawtooth with an addition at the rear. I would remove the existing ceiling and create new vaulted ceilings throughout. New French doors would be added to the rear of the house that would open onto the rear deck and pool. I have seen similarly sized and styled homes have been renovated in similar fashion. Local contractors have done lots of houses like this. I cannot say everything I suggest will work or would get approved by HARC or the city planning department. And I cannot guarantee the price of the work. But this only a 650 sq ft property. I just have difficulty believing construction could go beyond $150,000.

728 Windsor Lane is not a big house for starters, and you can't grow the house much larger. But you could immensely improve the structure and the space. The location is great. There is a neighborhood grocery 1/2 block away. Duval Street is three blocks to the west and the Historic Seaport is five blocks to the north. You could walk to just about any spot in Old Town in about ten minutes or less. There are two other houses in the Old Town area priced under $260,000. GO HERE to compare all three. Those two houses are both short sales. 728 Windsor Lane is not. That means you will know that you are getting the house for the price you negotiate and that you will not need months of waiting for some "negotiator" or should I say "procastinator" to decide if you get to buy your place in Paradise.

I did another comparison of single family homes under 800 sq ft in Old Town. I did not put any price limit on my search, but I did look for houses that have been renovated and that have pools. The only one is a house I wrote about a week ago at 812 Johnson Lane. CLICK HERE to see what you can get for $499,000.

The Red "X" marks the spot where 728 Windsor Lane is located

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CLICK HERE to read more about 728 Windsor Lane. Please call me, Gary Thomas, 305-766-2642 to arrange a showing on this special little house. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida.

The Incredible Shrunk ! Key West

113 Petronia Street - Key West - Re-created by Ronny Bailey

113 Petronia Street - Key West - Re-created by Ronny Bailey

113 Petronia Street - Key West - Re-created by Ronny Bailey

113 Petronia Street - Key West - Re-created by Ronny Bailey

Local artist Ronny Bailey came by our office yesterday and showed off his latest gem. Everybody had to stop work and go take a peek at portrayal of 113 Petronia Street that got shrunk to table top size.

You have to see Ronny's work in person. You cannot resist getting up close and personal with his art. You will be awed!

I wrote about Ronny before. CLICK HERE. He grew up in Key West and was a carpenter for 30 years. Recreation of Old Town Key West homes in miniature sizes is now his passion. He beams with pride as he talks about his work. This is a man in love with his life and his work. And his work is a testament to his love of the place that he has called home. He loves the Key West of yore and recreates houses the way they looked before the gentrification and HARCifornication.

Ronny told me he had discussed creating a piece about 113 Petronia Street with its owner. The owner had some of the original wood used in building the house and gave it to Ronny. Ronny cut, sawed, and carved the wood and created the incredible shrunk.

113 Petronia Street as it appeared in 1965

Ronny will be one of many artists showing their creations at The 25Th Annual Key West Craft Show January 30 to January 31 10:00 AM to 5:00 PM. Juried artisans and crafters display their talents at a popular show on lower Whitehead and Caroline Streets in historic Old Town.

Visit Ronny's website if you are not in town. CLICK HERE. But if you are here, stop by and see the Incredible Shrunk.

If you are looking for a life size house, please call me, Gary Thomas, 305-766-2642. I am a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West. I sell real houses. They sometimes cost a lot of money. But you can really live in them. CLICK HERE to search the Key West mls. If you see a place you like, please call me. Thanks.