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Agent Alisha’s Weekly Real Estate Deals in Gulf Shores & Orange Beach (2.23.18)

Waterfront Deals and Price Reductions!

This week, I have sifted through the 700+ listings in the Baldwin County MLS in Gulf Shores, Orange Beach, Elberta and Lillian that are considered waterfront properties in search of huge price reductions.  Obviously, a large reduction is asking price doesn’t necessarily constitute a good deal.  Oftentimes it just means that the seller was hoping to get more, wanted to give it a shot at a higher price at first, or maybe even was misled by their agent and encouraged a higher list price….OR the agent wanted the listing so badly they didn’t have the guts to tell the owner that the price they were wanting to list at wasn’t justifiable by current comps.  (This is topic for a whole other blog post…but in short- sometimes the truth hurts- but holding costs of a property over the course of a year is a larger loss than if the seller just got the price right from the beginning! Especially down here with insurance and HOA fees!) …Moving on 🙂

Sometimes- a large reduction can mean the seller is ready to move the property! I cannot speculate the motives behind the reductions I am going to spotlight in my post today.  But I will give some comps and see if the seller is now on the right path as far as market price to give you, the reader, a good idea if it is now a good deal or not.

Caribe C-811, Orange Beach, AL. MLS# 255720

Listing provided by Century 21 Meyer Real Estate

Caribe C-811 was listed (as of this writing) 228 Days ago.  The original list price for this 3 bedroom, 3 bath, 1796 square foot unit was $575,000.   As of 1/31/2018 the listing has been reduced to $540,000 making this condo the lowest priced C building unit at The Caribe Resort in Orange Beach, AL.

The Caribe Resort has 3 buildings, B, C, and D.  (I know…I always wonder about “A” also…)  Currently the lowest priced unit in the complex are 2 bedroom “B” units, starting at:  $449,000 for a 1400 sf unit.

The most recent comparable unit to C-811 closed for: $586,000 after 82 Days on the market.  This was a penthouse unit with the same floor-plan, originally listed at $639,000.

While the Penthouse unit that sold overlooked the bay side and Robinson and Bird Islands, the C-811 unit is on the opposite side of the building overlooking the lazy river and pool areas with unobstructed views of the Gulf.

You can find complete listing information on Caribe C-811 HERE.

Phoenix VII #1401, Orange Beach, AL. MLS#257688

 

Listing Provided by: Better Homes and Gardens RE Main

Since being listed 175 days ago, this Phoenix VII condominium unit in Orange Beach Alabama has been reduced a whopping $100,000.  Unit #1401 originally listed for $649,000.  It is apparent from the photos in the Baldwin County MLS that the owner has put a considerable amount of renovations into this unit, which is likely where the original list price came from.

I have been in hundreds of condos in Orange Beach and Gulf Shores, and have never seen one quite like this.  The brick walls and wood accents give this condo the feel of a city studio- but with awesome beach views!  While this look may not be what everyone is looking for in a Gulf Front condo, I really like it and I believe its unique style will help sell this unit.

 

Now, what do the comps say?  Currently, there are only 2 other units in Phoenix VII for sale, a ground floor and 8th floor unit.  Our subject property is located on the 14th floor.  The other two units are both 2 bedroom and 1064 sq ft. currently listed right at about $398/sq. ft.  While the subject unit #1401 is a 3 bedroom unit with 1394 square feet listed now at $393/sq ft. after the price correction.  Both of the other two units available are furnished and would be considered rent ready.  A buyer could easily spend $20-$30,000 furnishing a 3 bedroom unit (with high end furnishings that would match the beautiful upgrades already done to this unit).

There have been Four 3 bedroom units to close in Phoenix VII in Orange Beach since January of 2018.  Each of these closed between $303-$350/sq. ft. and were furnished.

Although there has been a drastic price reduction of $100,000 on this unit, it will probably still need to correct further.  Check out the full listing info HERE.

30400 Ono Blvd, Orange Beach, AL. MLS #253013

Listing provided by Bellator Real Estate- Ono

This Canal Front home located on Ono island has been listed for sale for 300 days now.  It started at $625,000 when originally listed but has since reduced the asking price to $535,000.  This home sits on the canal waterway through Ono Island that will lead to bays and bigger water.  If you are a boater you can certainly appreciate the convenience of owning a little piece of waterway!  This home is 3 beds and 2 baths and 1564 sq. ft.  For Listing info go HERE.

Although the price has been reduced 90,000- a neighboring canal front home on Ono Island has recently joined the market just 11 days ago at $469,900 (Also 3/2 and 1664 sq. ft- a very close comparable for an active listing). This newly listed home will likely put pressure on our subject to lower further should they be serious in selling.

Listing provided by Bellator Real Estate Ono- 32486 Sandpiper Drive, recently listed $469,900

Recent sold homes on the canal on Ono Island suggest the same.  There have been two recent Canal Front homes to sell on Ono.  Both of these comps are much larger and newer.  In December 2017 one of these homes sold at $243/sq ft (2790 sq ft.), while the most recent closed only 4 days ago after being on the market just at 100 days.  This home was 3320 sq foot with a pool and closed at $295/sq ft.  Given these numbers, the home recently listed on Sandpiper is right on the mark and should have no problem selling soon.

15698 Ft. Morgan Hwy, Gulf Shores, AL MLS# 252536

After being listed over 300 days, this raised Little Lagoon front home in Gulf Shores has made some serious price reductions.  The home originally listed at $535,000.  This is a recently remodeled 5 bedroom 4 bath home on 1.6 Acres with 3217 sq. ft.  As of today this property has been reduced $110,000 and now asking $425,500.  Full Listing Info can be found HERE.

Listing provided by RE/MAX of Orange Beach

Of the other homes that are currently listed for sale on Little Lagoon in Gulf Shores, this is by far the best priced per square foot, coming in at only $132 per sq. ft.  The next closest is $189/sq.  It is also the lowest priced period.  The next lowest priced home on Little Lagoon in Gulf Shores is $439,900 and 1200 sq. ft smaller. To see the homes currently available on little lagoon for sale go HERE.

As far as recent  Little Lagoon front homes to sell, the comps also deem this home located at 15698 Ft. Morgan Hwy a good deal!  There have been 3 true Lagoon front single family homes to sell in the last 90 days.  When I say “true” I am eliminating the new construction “Cottages” on the other side of the Lagoon, as they are not a good comp for a few reasons. 1) because they are new construction and not resale, and 2) because the “cottages” are not true waterfront (I believe two of them are). The rest line up perpendicular from the lagoon to the beach road which does not give them the beautiful unobstructed view that this home has.  Down here- the view is everything!

The last 3 sold comps on Little Lagoon sold for between $240/sf and $312/sf.  Remember! This guy is for sale for $132/sq ft and completely remodeled AND 1.6 Acres waterfront.  A good deal!

The Grander #12C , Orange Beach, AL MLS # 255714

The Grander is a complex located along the back bay area in Orange Beach.  The units sit on multiple levels, stretching their space up.  This unit now listed for $350,000, once had an asking price of $399,00 only 143 short days ago.  A $50,000 reduction in less than 6 months may suggest the owner wants to move this thing!  If you are a boating enthusiast you may find this to be a good deal, as this gated community not only has a beautiful pool on its bayfront grounds, but you will also have an assigned slip with boat lift with this unit as well!

Anyone who knows what the cost of JUST a boatslip is down here- know’s this is a pretty good deal for the size, ammenities, location and slip!  HERE are the 3 available boatslips for sale in Orange Beach currently.

Listing Provided by Realty Executives Gulf Coast

Full Listing details can be found HERE for The Grander Condo #12C.

Now for the comps. There are currently 3 other units for sale in The Grander Condos in Orange Beach.  All 4 of the units are 3 bedroom units.  The other 3 are ranging from $409,000-$428,000 list price.

There have not been any recent sales in this complex since the crash when most of these units were scooped up in 2011.  So as you can imagine- should the owners decide to list and are able to sell now that the prices are up- it will be a great deal for them!

Recent bayside condo sales in Orange Beach with amenities and boat slips have ranged in the $230-$325/sq foot range, so give me a call and  scoop this one up at $172 a square today!

If any of these waterfront deals interest you, or you have any questions- please don’t hesitate to call!

 

 

 

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Agent Alisha’s Weekly Real Estate Deals in Gulf Shores & Orange Beach (2.16.18)

 

24993 Pompano Dr, Elberta, AL 36530

Maybe it’s because it is my listing and perhaps I am a bit biased, but in my opinion this Mobile Home on Miflin Creek is a great deal!  While there are 2 true bedrooms in this home, there is also a bonus room and a fantastic sun room overlooking the water and your shared dock.  This property is only a short boat trip to Wolf Bay!

While getting the property ready to list, neighbors that have come by to chat with me have told me stories of how Mama dolphin bring their babies into this little cove off the creek, and pelicans put on quite the show dive bombing into the water to capture their next meal.

Ready to have a place at the beach where you can bring your boat?  Don’t want to spend thousands of dollars a week for beach prices?  This property is for you, listed at $119,500.  The owner has rented this property for $1100 per month- so it is also a great investment potential.  Full Listing info HERE.

Listing provided by Elite at the Gulf

Homes in Gulf Shores Under $100k

Looking to relocate to Gulf Shores?  There are currently 3 Mobile homes for sale in Gulf Shores for just under $100,000.  These are located on Lemontree Lane and are 3 beds and 2 bath homes.  These homes are currently your lowest priced housing option for sale in the city of Gulf Shores.

However, financing is often tough to obtain for Mobile homes.  It is very likely these would need to be cash deals. (But we will need to check with the seller to find out for sure).  If the properties are on a permanent foundation, there are financing possibilities.

To check out these properties, click HERE.

Listings provided by Doug Jacobs Real Estate and RE/MAX of Gulf Shores

 

Over 6 Acres for Sale in Gulf Shores- Calling all Flip Investors!

My next Real Estate deal in Gulf Shores is the property listed for sale at 23130 Russian Road.  This 3 bedroom 2 bath fixer upper located on 6.6 Acres is something you don’t see in Gulf Shores very often!  Don’t get me wrong there are many acreages in Gulf Shores, but generally these are Estate Homes and will COST YOU!  HERE are the only other 2 properties currently listed in Gulf Shores with 5-10 Acres.

While this listing does state that there are some major repairs needed, for the right buyer- This property could bring a great ROI with a current list price of : $156,000.  Fix this property up and add on and VOILA! Check out this listing (For Inspiration) also on Russian Road on 3 Acres with a $699,000 price tag.   Click HERE for full Listing info on this Gulf Shores deal.

 

Listing provided by Avast Realty Orange Beach

Lowest Priced Move- In Ready Home in Gulf Shores (Not Mobile Home)

Not looking for a fixer upper or a property that needs work before move in?  Just wanting to move to Gulf Shores and looking for the best deal?  This home located north of the Intra-Coastal Waterway at 3705 Highland St, in Gulf Shores is currently the lowest priced home for sale that is not a fixer upper and not needing work.  This home is 3 beds and 2 baths, 1477 sq.ft and listed for $174,900.

If you are wanting to relocate to Gulf Shores, this may be a good fit for you.  Check out full listing info HERE.

Listing Provided by Kaiser Sothebys Intl

New Construction in Gulf Shores Under 200k

Also North of the ICW in Gulf Shores, there is new construction homes available in the Granite Cove subdivision.  This neighborhood is conveniently located off of Co Rd 8 and close to the Hwy 59 main thoroughfare.

These brand new Adams homes may be a great deal for you if you don’t want to have to worry about maintenance issues- (10 year builder warranty).  These homes (as well as many locations in Gulf Shores) are USDA eligible which will allow you to potentially qualify for a zero money down loan- if you qualify.

Currently, there are 4 homes listed as move in ready in Granite Cove, listed between $196,900 and $216,900.  These homes are ranging from 1600-1900 sq ft.  You can find listing information on those homes HERE.

Listings provided by Adams Homes

Subscribe below to receive email notification of new weekly blogs as they are posted!  Next week, I will be digging up the homes and condos listed for sale in Gulf Shores and Orange Beach that have had the largest price reductions!  When the prices are drastically slashed, it usually means the seller is MOTIVATED an ready to sell, sometimes becoming a great deal for you!

Can’t wait til next week?  Give me a call, text or email- I’ll pull those properties for you now!

Agent Alisha

251-609-4434

 

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Agent Alisha’s Weekly Real Estate Deals in Gulf Shores, Orange Beach

 

 

Agent Alisha’s Weekly Real Estate Deals in Gulf Shores,

Orange Beach

While prices continue to increase and condos and homes along the coast in Gulf Shores and Orange Beach are being bought up quicker than inventory can be replaced, rest assured you can still find Real Estate Deals in Gulf Shores, Orange Beach!  But because of market conditions be prepared to act quick! When a deal is spotted they don’t last long.

Below are new listings in Gulf Shores and Orange Beach that have arrived on the market in the last week (with the exception of one!), and are considered good deals in my opinion.

If you see anything you are interested in- don’t hesitate to call or text and I will make sure it is still available and obtain any information you would like!

35064 Boykin Blvd. Lillian, AL | Affordable  Wolf Bay

Front Home

While not technically in Gulf Shores or Orange Beach, this real estate deal is a short boat trip to Orange Beach and because it’s a waterfront home for sale you could easily have your boat with you at this home!  I have placed this property located at 35064 Boykin Blvd. in Lillian on my weekly Gulf Shores and Orange Beach Real Estate Deals list, because- although the home will need some updating- at $275,000 for this waterfront property, it is a great price with a 2 bedroom 2 bath home on the lot.  There are other vacant lots similar in size on this same road priced for $275,000 without a structure on the lot.  This is a great opportunity to own “big” waterfront! Upgrade or add on to the home and have the perfect boater’s dream and weekend getaway!  I have no doubt this property will go fast. For full listing information click HERE.

listing provided by: Key Concepts Realty Inc.

Royal Gulf Beach & Racquet #5601 at The Plantation,

Fort Morgan Gulf Front Condo:

This studio condo with Gulf Front views down Fort Morgan is a real estate deal in my opinion for a couple of reasons. 1.) It is currently the LOWEST PRICED Gulf Front Condo available in both Gulf Shores and Orange Beach.  While Fort Morgan is a jaunt from the buzz of the Gulf Shores beach front, it is gaining popularity for this exact reason.  Many people want to come to our beautiful gulf coast in Gulf Shores and Orange Beach and enjoy it how they used to.  The Fort Morgan area is much more private, less crowded and a great opportunity for a beautiful beach getaway.  This condo is not desolate though, as it is located within The Plantation Condo complex.  The Plantation is packed full of amenities, boasting of a number of outdoor pools, and indoor pool, game room and fitness area for owner s and guests to enjoy.  Because of these reasons, these condos rent very well.

Whether it is an investment you are looking for, or your own private beach condo (or a little of both), Consider this studio sized condo listed at $139,900. Although the condo is small, it will sleep 5, making this a great fit for a family on a budget, or someone who wants to own Gulf Front without all of the dollar signs. With the Gulf Front view this condo is a great deal.  For complete listing info click HERE.

listing provided by RE/MAX of Orange Beach

6742 Beach Shore Dr., Gulf Shores, AL | Gulf Front

Home for Sale:

This direct Gulf Front Home for sale in Gulf Shores makes my weekly Gulf Shores and Orange Beach real estate steals and deals list because the asking price is under 1 Million dollars.  In fact, the owner is asking only $850,000 for this large 5 bedroom 3 and 1/2 bath direct Gulf Front home.  The owner rents this home 10 months out of the year and is able to pull just over $50,000 gross rental income.  The next lowest priced  5 bedroom Gulf Front home is priced at $1.2 Million.  This home is not available on MLS, for more information and more photos please email me directly: Alisha@MyAgentAlisha.com or text or call for more info: 251-609-4434

 

1288 Hwy 180, Fort Morgan | Gulf Front on 4 Acres:

An acreage on The Gulf?  For Under 1 Million? With a Home on it?  Yes! Yes! Yes!  Tell you more you say?

That is right, this Gulf Front home is located just before the historical Fort Morgan at the end of US State Hwy 180.  The home sits on an over-sized Gulf Front lot totaling 4 acres!  While you cannot walk down the steps and place your toes directly on the beach, you do have the stunning Gulf views and your own private walkway through the dunes to the beach, and all of the wonderful Gulf environment and wildlife that comes with it!

This home is 3 beds, 2 baths and 1600 sq ft.  The list price is a bargain at: $660,000!  Think this may just be the private oasis you have been searching for? Full listing details HERE.  Give me a call for more info today! 251-609-4434

listing provided by Re/Max of Gulf Shores

Moonraker #11, Gulf Shores Beach Side Condo For

Sale:

This 1 bedroom condo for sale in Gulf Shore is currently the lowest priced “beach” condo available at $109,500.  If a direct Gulf View isn’t a must, this conveniently located condo across the street from the beach may be just up your alley.  Moonraker is an easy walk to it’s own Gulf access across the street, or to any number of nearby shops, popular restaurants, and beach front festivals like The Hangout Festival or Annual Shrimp fest!

This complex is not only convenient to everything but also has assigned parking, laundry facilities, and a pool to enjoy while you aren’t at the beach!  Find full listing details HERE.

listing provided by Roberts Brothers Inc. Gulf Coast

Didn’t see what you were looking for?  I would love to help! Call, Text or Email!  Easily subscribe to receive new blog posts via email notification, just scroll to the bottom of the page and add your email to the blog subscription section.  Watch for new Gulf Shores and Orange Beach Deals and Steals blogs weekly.

~Alisha

 

 

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Affordable Waterfront Property | Near Gulf Shores and Orange Beach for Sale

Are you looking for Affordable Waterfront Property Near Gulf Shores and Orange Beach? Look no further!  You will not find a lower priced property with a boat dock and easy access to big water!  This newly listed Mobile Home on Miflin Creek is only a short boat ride to Wolf Bay, one of Baldwin County Alabama’s most popular bodies of water.

24993 Pompano Drive is a 2 bedroom 2 bath Mobile Home with a bonus room, a sun room with window to floor windows and views of the water, as well as deck, fenced yard, and boat dock!  You will NOT find even a vacant lot on this side of baldwin county that is directly on the water priced this low.  At $115,900 this is a steal and a great investment!

Virtual tour walk-through HERE.

See full listing information HERE.

Have questions? Call me! 251-609-4434

Property owner has 23′ Ski Boat style boat. Also, neighbor accommodates large pontoon. Your boat must be able to clear co. Rd. 20 bridge to make it this property.  Please also check with your lender on available financing (property does not meet fha permanent foundation requirements), or bring all reasonable cash offers!

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