Key West Short Sale - Prime Location -1012 Southard Street

1012 Southard Street - Old Town - Key West - Short Sale

I have previously written about 1012 Southard Street extolling the many reasons why I think this property is a great buy. Now there is an additional reason: the asking price has been reduced to just $699,000 and the property is now offered as a short sale. The three bedroom and three bath home has the makings of true wish fulfillment for those who are willing to do a little work in exchange for getting a lot in return.

Just below you will see photos of 1012 and 1014 Southard Street as they appeared when photographed in 1965 with new photos taken this week.

1012 Southard Street was built in 1899

1012 Southard Street - December 2011

1014 Southard Street built in 1895 - 1012 Southard St is adjacent to right

The same location in December 2011

The listing broker at Preferred Properties, that is where I work but this is not my listing, describes the property this way:

"Renovation project in a most sought after location in historic old town! This charming property features a 3/2 home that could be a show place plus a move in ready 1/1 guest cottage. Both houses open to the covered lanai and spacious, sunny decked pool area. The large lot features off-street parking. This is a great opportunity!"

Doors from the living room open out to the covered veranda

The main house at 1012 Southard Street was built in 1899. The home was renovated sometime after 1981 and has remained pretty much unchanged since then. The renovations of that era now seem a bit dated, but the house is perfectly livable as is. The house currently has three bedrooms, two baths, a small sleeping loft which would be great for the grand kids. The kitchen and the wonderful covered veranda overlook the large and inviting pool. The adjacent guest cottage with a mini kitchen and bath was added was built a few years ago.

Guest Cottage Exterior

Guest Cottage Interior

Main home living room

Main home kitchen

The Property Appraiser's records show the house has 1676 sq ft of living space situated on a 5,000 sq ft lot (50' x `100') on one of the very best blocks in Old Town Key West. I have included photos of the cottage and the pool area. I always tell potential buyers to use their imaginations and plan to reconfigure existing spaces inside the big empty box that are the initial start of any renovation project. Existing interior walls, cabinets, and fixtures are often moved, sometimes replaced, and typically improve what was in the property for years. CLICK HERE to view the Key West mls datasheet on this property.

I held an open house at this property a couple of years ago. I remember a lady from Miami with a large family studied every aspect of the property. She then told me that if she bought the property she would paint the interiors but would then live with the house the way it is for several months. She said she could then figure out how what really needed to be renovated. I think that makes sense with a lot of houses, but it makes a huge amount of sense with this property. We have become so accustomed to granite, marble, and stainless steel that we often miss the simple elements of good design that make some spaces so very comfortable and inviting.

The Gingerbread Man house is located at 1020 Southard Street

1022 Southard Street has been totally dolled up for Christmas

Notice 1022 has the same basic design and roof line as 1012 Southard St

Jan George Design is located at the corner of Southard & Frances Sts.

Cafe Sole is on the opposite corner

1013 Southard St is directly across the street

1015 Southard Street - one of the great homes of Key West

Every time I have shown 1012 Southard Street I have tried to get buyers to sit down and take in the pure beauty of the pool and garden area. The house next door at 1014 Southard Street was the cover feature in Architectural Digest a few years back and it shares the same excellent location. I also walk potential buyers down Southard Street to see similar one story houses like 1016 and 1020 Southard Street that have undergone some magical transformations of their own.

Now that 1012 Southard Street is priced at just $699,000, someone will snap up this short sale in a snap. The real estate maximum "location, location, location" was never more true than it is with 1012 Southard Street in Old Town Key West.

Time waits for no one. Act quick before this Key West short sale is snapped up by someone else. Please contact me, Gary Thomas, 305-766-2642 and let me you buy your place in Paradise. I am a buyer's agent and a full time Realtor at Preferred Properties Coastal Realty, Inc.

630 Elizabeth Street - Open House - Sunday - Key West

I will be hosting an OPEN HOUSE on Sunday, December 18th at 630 Elizabeth Street between 12:00 to 2:00 PM. I will be providing hard hat tours of this wonderful old Key West property that is ready for renovation. This property has received HARC approval to convert this current "legal duplex" into a 2300 sq ft single family residence.

Home Buy Christmas #7 - Historic Seaport Area - Key West

815 Sawyer Lane - December 2011

If you sent Santa a checklist of features you want in your Key West dream home, I'll bet that list includes three bedrooms, two baths, a pool, off street parking, cute as a button, located on a Key West lane, and reasonably priced. Preferred Properties Coastal Realty, Inc. (that's where I work but this is not my listing) just listed the near perfect Key West dream house. The listing Realtor described the new listing at 815 Sawyer Lane thus:

"This classic eyebrow home is located on a hidden lane in the heart of the Historic Key West Seaport District. The property features 3 bedrooms, 2 baths, and a great room with French doors that open to an enclosed patio area, lap pool, and lush tropical setting. The second floor master suite offers privacy, extensive storage, and a separate balcony with French doors that invite warm breezes from the Gulf. The bricked driveway, blooming hibiscus, and inviting front porch welcome you to this charming retreat in the heart of Old Town."

Sawyer Lane enters from William Street

815 Sawyer Lane was built circa 1889. The Key West seaport is just a block to the north. Many of the houses and commercial buildings of that era still exist but have been updated to meet the needs of modern living. This home was updated in the 1990's.


Downstairs you will find what appear to be the original wood floors which have been white washed. The kitchen is located up front on the right. Two guest bedrooms and a main floor bath are on the left side. A center hall lures you to the rear of the house where the new great room was added. This room has a high vaulted ceiling and several sets of doors that open onto the pool at the rear or the decks on the left and right side of this eyebrow home. The master suite is located on the second floor. It features a large bedroom and super huge bath plus a nice rear balcony that overlooks the seaport. You can see the water and some boats. The home has 1370 sq ft of living space.

815 Sawyer Lane is offered at $829,000. CLICK HERE to view the Key West mls datasheet.

If you would like to see this house or any other property in Key West, please contact me, Gary Thomas, 305-766-2642. I am a buyer's agent and a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West.

Home Buy Christmas #6 - Old Town - Key West

616 Caroline Street - December 2011

Your family and friends will be envious of you if you buy one of the four newly listed condos at 616 Caroline Street. The large old house was built in 1906 just a couple of blocks from the busy Key West seaport.

616 Caroline Street as it appeared in 2005

I found a photo (above) of the property as it appeared in 2005 when the property was offered for sale as a "fixer". The property was purchased and renovated into six condominiums. Today, four of the six units are available for purchase at discounted offering prices that make each unit a real "buy" in my opinion. The two other units went under contract within a couple of days of being listed. Time waits for no-one.

Each unit is offered fully furnished and includes Asian Teak hardwood floors, marble counter tops in the kitchen and bathrooms, high ceilings, crown molding, antique glass windows, Smart wired and digitally ready throughout, and a private balcony. There is a pool and spa surrounded by lush tropical gardens and the location is just one block to Duval Street. Interiors by award-winning designer, Pascal Delisse.

The pool and spa

Click on any unit number that follows for a more detailed description of that unit.

Unit #2 is a one bedroom in the rear offered at $345,000.

Unit #2 private deck is typical of materials and furnishings used

The bedroom in Unit #2

Unit #6 is a one bedroom priced at $360,000.

Unit #6 is located at the rear of the building

Unit #1 is located first floor front and the front porch for its outdoor sitting area. #1 is offered at $465,000.

Living room in Unit #1

The kitchen in Unit #1 is typical of the kitchen in all units

And this is the bedroom

Finally, Unit #5 is a two story unit located on the second and third floors offered at $450,000.


Compare the size, location, amenities, and historic and authentic Key West charm to similarly priced condos at Shipyard in Truman Annex. The kitchens and bathrooms are superior to most condos in all of Key West. The units seem a bit bigger, the pool is much more private, and the furnishings are more sophisticated than typical tropically decorated units in other condo developments. The location is an easy five minute walk to some of the best bars and restaurants at the Historic Key West Seaport. I like Truman Annex, and Shipyard offers a lot of value for first time buyers. These units offer a viable alternative at very competitive prices.

The Seaport is a two block walk east of 616 Caroline Street.

I think this property would make a most excellent vacation rental (30 days minimum) because of its size, location, and amenities. Returning guests love places like this that are near everything and have all the modern conveniences. These units are very nicely furnished and each unit has its own private outdoor area.

Harpoon Harry's is a couple of blocks down Caroline Street where you will be treated kindly and served very good food at an affordable price. Dances are cheap, too.

Friends and family can walk to the Historic Seaport for fun

Or for a good meal and a few drinks

If you would like to see this property or any other property in Key West, please contact me, Gary Thomas, 305-766-2642 or send me an email at kw1101v@aol.com. I am a buyer's agent and a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West. Don't wait too long because these units will sell quickly.

Home Buy Christmas # 5 - Old Town Key West

3B Nassau Lane - Old Town - Key West

The new listing at 3 B Nassau Lane in Old Town Key West ought excite buyers who want an affordable single family house in a great location: the asking price is just $439,000. The listing broker describes the listing like this:

"A perfect 1BR/1BA cottage located on a beautiful lane in the heart of the historic District. Completely renovated in 2001 (but it looks like it was done yesterday)with cedar siding, solid oak flooring, new kitchen with granite countertops, new bath, double glazed Marvin windows with plantation shutters. French doors lead to a side deck. In 2010 new metal shingle roof. Walking distance to everything Key West has to offer."

This comfy cottage home would make a great second home for the single or couple that want a getaway place in Key West. The cottage has been tweaked to near perfection. There is a welcoming front porch followed by the living area, the kitchen and then the bedroom. The bath is off to the left. All of the creature comforts in a compact space. The outdoor area is just 20' x 48' (940 sq ft) which means there is just enough outdoor space to enjoy while you are here but not enough to break you when you are back up north.

A few years ago I sold a bit larger one bedroom house located across Nassau Lane. The buyers fell in love with the lane and the house even before we walked in the front door. That house was the first and only place we looked at and the property was under contract in about an hour after our first and only visit. I mention this because small lanes offer second home owners something often not possible in Key West - affordability. Small places normally sell at a higher price per square foot but the price is also much less than a larger house on a bigger lot somewhere nearby. This particular cottage has been 'done' so a new owner can move in and not worry about having to renovate or spend more money. And smaller homes are usually less expensive to insure and maintain long term. One last thing: if you have lots of family or guests, there is a nearby guesthouse at the corner of Fleming Street.

For the reader who wants a pool may I suggest that you consider the cost of actually owning even a small pool and then consider the option of using an alternative such as the pool at Dante's for those actual days you want to swim or layout. A typical pool service will cost $75 to $150 per month. Add the cost of chemicals, electricity and propane to run the pump and heat the pool, and you have a couple of thousand dollar expense added to your budget. Alternatively, you could spend the sun and swim days at a place like Dante's where you could have a few cocktails and a nice lunch each day. You would probably be ahead of the game by doing so. I think it is a viable alternative.

I suspect this little doozy will sell quite quickly at this price. CLICK HERE to view the Key West mls datasheet and listing photos of this property. Better yet, please call me, Gary Thomas, 305-766-2642 to set up a showing before this place is gone. I am a buyer's agent and a full time Realtor at Preferred Properties Coastal Realty, Inc.

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Home Buy Christmas #4 - 626 Grinnell Street - Key West

626 Grinnell Street - old Town - Key West

Are you making a list and check it twice, trying to find a place that's comfy and nice? If so, consider 626 Grinnell Street which the the listing Realtor at Preferred Properties describes this way:

"Gracious home with large, comfortable living areas hidden behind the facade of a Conch cottage. Currently configured as a two bedroom/three full bath home, this property has the potential and square footage for reconfiguration to a three bedroom home. It is a superb renovation with plenty of spaces to live in and enjoy, located in a great area. Formal living and dining rooms, a master bedroom with private deck and a heated pool and spa in a secluded setting make this a property that should be seen by anyone interested in the Old Town area. No shortage of closets or storage areas which is unusual. Hurricane shutters all around, solar assisted hot water and four zone A/C are among the many convenience and green living features."

I dug deep into the old shoe box and found a photo of 626 Grinnell Street as it appeared in 1965. Compare the historic black and white photo with the current color pic and you will see that not much has changed. The house has newer windows and doors, shutters, and a white picket fence has also been added. But the house, otherwise, looks pretty much the same.

626 Grinnell Street - built circa 1906

626 Grinnel Street - December 2011

The house from the street appears deceptively small. It is not. This house as 2928 sq ft of living space divided between first and second floor. Inside, the house has been updated and expanded with renovations to the kitchen and bathrooms. There is a a pool in the rear and a second floor sundeck was added off the master bedroom suite. The house has a genuine old house feel and I mean that in the nicest of terms. This property is offered at $1,248,000, or just $426 per sq ft. CLICK HERE to view the Key West mls datasheet and to view listing photos.

Rear second floor deck off the master bedroom suite

626 Grinnell Street is located near the south end of Grinnell Street where dead ends into the Key West cemetery on Angela Street. Angela Street at that location is a one way street heading west to Margaret Street. The location is quiet not only because proximity to the cemetery but also because Conch Trains and trolleys don't traverse this street.

One of the darling Key West pocket parks is located across the street. The park is a nice respit for thinking or walking the doggies.


If you would like to see 626 Grinnell Street or any other house in Key West, please consider contacting me, Gary Thomas, 305-766-2642. I am a buyer's agent and a full time Realtor at Preferred Properties Coastal Realty, Inc.

410 Simonton Street - Old Town - Key West