Flipping or Building New in Key West - Be Aware of Lipstick on a Pig

This past Sunday I watched several episodes of house flipping tv show. I thought the woman had horrible taste in design that was only exceeded by her cheapness. Today's blog is not about that show, but about what a lot of people do in Key West when they renovate or build new.  They buy and build as cheap as they can but sell at market price. I think they think the buying public is none the wiser.

I have told this little story a couple of times in this blog. I remember it well. One New Year's Eve day maybe a decade ago I showed a recently renovated home located at the end of a picturesque Old Town lane. The lane dead-ended at this property. The listing broker was also the owner and also the guy who remodeled this house. I could tell he took a lot of short cuts in the renovation of the house just by standing and looking around. He had converted a former garage into a bedroom. He put tiles on what used to be the garage floor and enclosed the garage door opening. The floor sloped to one side and there was a large step-up into the main entry hall. Standing in the entry hall, I looked back at the new double wood door entry. I could see two things: light coming in under both doors and also that the doors were not even on the underside. When we moved to the kitchen there was only one light, a gaudy chandelier complimented by  black granite counter tops, and a shiny brass or gold kitchen faucet. I specifically remember calling out the absurdity of the chandelier which looked okay during the daytime. I said something like "How are you supposed to cook by this at night?"

This same real estate agent-developer had renovated a large apartment house in Old Town and converted it into five or six condos. They all shared the same black granite and gaudy brass faucets. Those cheap condos were competitively priced to a much better conversion a block to the south. I cringed every time I showed one of those cheap condos. I would always point out the flaws to my buyers, most of whom were shopping by price.

Another customer of mine who was a Conch (native Key Wester) purchased a single family home on Stock Island a few years ago. The mid-century one story house was quite large. They created an illegal second unit (rental unit) using the former side door as the new apartment entry door. I was invited over to admire the renovation. As I stood in the new and illegal kitchen, the lady said something about not understanding why it had been so difficult to rent the unit. About the same time she pointed out the light fixture they purchased for $2.98 at Home Depot. She was so proud of that puny little light which may have cost her at least a month's loss of income because the room was so dimly lit. Even poor renters have standards.

Several years ago I wrote a blog about the house owned by a friend from my old gym. His house was located across the street from a half-way house and in an area that had not shared in the rising prices of other areas of Key West. They tried realtor after realtor to sell their house. Finally, one of the reality tv make-over shows offered to help. They painted part of the house and installed some cheap gimmick. It did not work. The house finally sold after the owner left town and reduced the asking price to fit the real value of the less-than- perfect neighborhood.

The flipping tv lady said d something like "I don't care what people think" (about her decorating style).  She should.  And buyers should care even more. They may find odd paint colors and closeout tiles compatible with their lifestyle. But they will have to sell that place someday. After the luster of a has-been tv makeover wears off, the owner may find it difficult to sell a gimmick. In Key West and elsewhere quality endures.

1022 Flagler Avenue, Key West - Just Listed

Just Listed, but not by me, 1022 Flagler Avenue, Key West, Florida. If you are familiar with Key West, but have been away for a few years, you need to know there has been a lot of developed going on. I know one of the things that draws people back to town year after year is the priceless collection of old homes that make up our historic district. The general rule is you can't tear down a house in Old Town.  And there are many restrictions on what you can do to renovate the old homes as well. Restrictions apply in other areas like the Casa Marina and the Meadows. That is why when some houses in those neighborhoods can be razed and a new house built. The brand new home at 1022 Flagler Avenue is perfect example of  new construction in a prime residential neighborhood.

 1022 Flagler Avenue in 1965

 1022 Flagler Avenue in 2016

1022 Flagler Avenue April 2017

The All New 1022 Flagler Avenue, December 2017

Before we see the new, let's look back at the former house that sat on this 5041 sq ft lot. I wrote about the house when it was purchased in April 2016. The original concrete block house was built in 1958. It was a two bedroom house with 1103 sq ft of living space. It had a covered carport and a pool at the rear. It was typical of many homes in the area, but also note there are many larger lots with much larger homes. The trend has been to remodel larger older homes and to razed smaller houses and build larger structures as permitted by code. Prices in the Casa Marina generally sell equal to or higher than the premium homes in the very best locations of Old Town.

The new four bedroom three and one-half bath has 2,000 square feet of interior living space. The architect was Tom Pope, the dean of architects in Old Town. I prided myself in walking into a restoration or new building and being able to distinguish his design from others. But I had to ask the listing agent on this home. The agent allowed me to use professional shot photos that unfortunately make the rooms look a bit beige. The walls are all pure white, the Italian concrete floors are gray; all of the cabinets and closet doors are white; the distressed oak floors are a light brown that compliment the gray toned concrete floors. The owner designed tiles used in the kitchen. They were made in Colombia and compliment the Caesarstone  counter-tops. Other construction materials used throughout the house include opaque entrance doors and privacy doors; tall baseboards; high-end stainless steel fans; and LED lighting.

The main floor bedroom and bath could be used as a master suite later in life when climbing stairs can become difficult. All four bedrooms have Juliet balconies that span the width of the impact glass sliding doors which bring so much light into each room. Italian concrete floors flow seamlessly from the entry foyer on into the space which winds its way through the hall of lighted closets through the double vanity to the shower which has one of those opaque privacy doors I mentioned. This bath doubles as a pool shower. By the way there is a separate pool bathroom.

The wide staircase lands on the mezzanine level where there are two guest bedrooms which share a large bath. Note the floors has changed to distress oak.  The stairs turn and land at the upper or master suite level.

The master suite show the finger-joint fir walls used throughout the house. These walls give a bit of a masculine feel to the rooms. I think the colors used in the hard surfaces and the simplicity of the overall design will work well with an owner who loves minimalism as well as an owner who will bring rich colored furnishings to contrast the simple spaces.

The landscaping around the pool is minimalist. A new owner can finish this off in a way works best for him or her or them. 

 1022 Flagler Avenue has a garage

A couple of months ago I wrote about 1023 Johnson Street (the home located behind 1022 Flagler Avenue). The asking price on that property is $3,495,000. It is under contract and is scheduled to close soon. The house across the street at 1019 Flagler Avenue sold earlier this year at $3,650,000.

CLICK HERE to view the Key West MLS datasheet on 1022 Flagler Avenue and then please call me, Gary Thomas, 305-766-2642, to set up a private showing of this really beautiful Casa Marina  home offered at $2,395,000. I am a buyers agent and a full time Realtor at Preferred Properties Key West. I live in the Casa Marina area. I would love to show you why the prices here compete with Old Town - its the location near the ocean and the distance from the madness of Duval Street.

1406 South Street, Key West - Just Listed

ATTENTION!  Just Listed, but not by me, 1406 South Street, Key West, Florida. This freshly updated house is now available just in time for Christmas.  The house is located in the Casa Marina east neighborhood near the beaches and within easy biking to all that goes on in the Duval Street and Old Town areas.

Like many of the homes in this neighborhood, 1406 South Street sits behind gated privacy fence with swaying palms beckoning passersby to wonder what kind of Key West magic might be beyond.  I had shown this house several years ago when it was owned by someone else. I was surprised to see the new front yard with a semi-circular walkway of carved coral rock which leads to either side of the home. The main entry is located mid-way on the west side of the property.

This 1967 sq ft contemporary home was built new in 1988.  It was designed with the main living area at the rear with numerous French doors that light the living areas by day and provide easy access to the large pool and spa beyond. The vaulted ceiling visually expands the already large space in the mind's eye. The light colored travertine marble floors work well to soften the feel of this large space. The home has been freshly painted throughout (inside and outside). New Viking appliances were recently added to the ample kitchen with multiple stations for food preparation and storage.

Not shown in the outdoor photos are storage closets on either side of the house where there is a place for everything. And in this house, everything is put away where it belongs. There is a pool bathroom located on the east side of the house near one of two storage closets. There is also a whole-house generator for those occasions we lose power from the mainland.

1406 South Street has three bedrooms, each with en-suite baths. The main floor guest bedroom is shown in the first photo directly above. The master suite is located at the front of the house. Part of this room has the same vaulted ceiling architecture which exists at the rear. The room is visually stunning when you enter. Plantation shutters provide filtered sunlight and privacy. However, nobody can see into the property from the street. The privacy thing is an issue many people bring with them from up north in America. Tall fences and tropical foliage usually provide all the privacy anyone needs in Key West. The master bath resembles something you might see in a suite at a Ritz Carlton.

Several years ago the Thompson Estate located directly across the street. Thompson was a friend of Ernest Hemingway. There was a giant head of a rhinoceros or some other huge dead beast brought back to Key West from Africa hanging on the wall. The grounds were huge but filled with palm trees to provide total privacy. As I reflect on this little part of the island, many of the lots, like 1406 South Street, had not been built upon before. Perhaps Papa Hemingway and Thompson stood on the grounds of 1406 South and practiced shooting a wild chicken or iguana. Who knows.

CLICK HERE to view the Key West MLS datasheet on this home offered at $1,399,000. Then please call me, Gary Thomas, 305-766-2642. to set up a private showing. I am a buyers agent and a full time Realtor at Preferred Properties Key West.

1403 Pine Street, Key West - Re-visited

I wrote about 1403 Pine Street, Key West, a few months ago just after it was listed for sale. To my surprise, this really interesting property has not sold. For first time readers and return loyal followers, let me share with you my thoughts about this place.

The property consists of the main house (visible front above) is a classic bungalow of 1283 sq ft which has two bedrooms and two baths. The house was updated with a new kitchen and baths several years ago. It works and functions fine. Buyers looking for a small project house that could be fun to renovate should definitely take a look at this place.

You can tell when you step up to the front porch that the people who live here love this home and this island. Tromp loi palm fronds adorn the arched porch that is set up like an outdoor living room. This is Key West casual living. I would point out that since this street is near the end of the Old Town and Meadows area, there is not a whole lot of commotion going on in this location.

There is a nice bricked rear and side yard for private outdoor living. There is a small shed being used as a potting shed and laundry combination. The yard wraps around the house and extends back to the large gated entry at the front of this 44.35' X 76..3' (3257 sq ft) lot. 

But that's not all. There is a two story guest cottage with about 460 sq ft of living space located at the right rear of the lot.  The ground consists of a living area and kitchen. The second floor is the bedroom and bathroom plus a large covered porch which overlooks the side yard.

 This place is as cute as all get-out.  I know some buyers want to re-do places and imprint their lifestyle into their home. While I am not a builder and have no particular knowledge as to structural condition or construction costs, I did not see any deterioration that requires repair. Rather the age of the amenities just dates the house a bit. CLICK HERE to view more photos of this home.

1403 Pine Street is offered for sale at $890,000. CLICK HERE to view the Key West MLS for more information. Then please call Gary Thomas, 305-766-2642, to set up a showing of this home. I am a buyers agent and a full time Realtor at Preferred Properties Key West.