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Baldwin County Open House Blitz! Visit and Win! So Many Houses!!

BCAR Open House Blitz Dec. 2nd, 2017 12-4pm

Don’t miss out! If you are in the market for a home or property in Baldwin County Alabama! The Baldwin County Association of Realtors is holding an “Open House Blitz”- There will be more properties (Houses and Condos) open than one person could possibly make it to in a 4 hour period!

So, pick your favorites from the list below, map out at least 5 and be prepared to go in an drawing to win all kinds of great prizes right in time for Christmas. Up for grabs: Yeti Cooler, Smart TV, Ipad, all kinds of gift cards, an Atari Gaming system and more!

I will be holding down the fort at Cayden Circle in Stapleton.  A great 5 Bedroom, 3 Bath home with 3216 square feet and 2.33 Acres! If you want room to roam- this may be the home for you! Come see me and let’s write up an offer!

Baldwin County Open House Blitz Homes and Condos List:

16 Audubon Place, Fairhope AL 36532
160 Fairway Drive, Daphne AL 36526
14774 Cayden Circle, Stapleton AL 36578
379 Ridgewood Drive, Daphne AL 36526
9424 Neumann Drive, Elberta AL 36530
30463 D’Olive Ridge, Daphne AL 36526
914 Abelia Court, Fairhope AL 36532
22088 Sutherland Circle, Fairhope AL 36532
31641 Spoonbill Road, Spanish Fort AL 36527
26217 St. Lucia Drive, Orange Beach, AL 36561
10478 Orkney Way, Spanish Fort AL 36527
20544 Catamaran Drive, Robertsdale AL 36567
17282 Lewis Smith Drive, Foley AL 36535
24533 Kipling Court, Daphne AL 36526
26220 Montelucia Way, Daphne AL 36526
10009 Wexford Drive, Daphne, AL 36526
25806 Pollard Road, Daphne AL 36526
6986 Crimson Ridge Street, Gulf Shores AL 36542
677 Parish Lakes Drive, Foley AL 36535
19873 Chestnut Drive, Foley AL 36535
7259 Raintree Lane, Gulf Shores AL 36542
110 Buena Vista Drive, Daphne AL 36526
222 Rolling Hill Drive, Daphne AL 36526
10971 Warrenton Road, Daphne AL 36526
22151 Broad Street, Silverhill AL 36576
14093 Woodland Drive, Magnolia Springs AL 36555
113 Washington Boulevard, Foley AL 36535
467 Boulder Creek Avenue, Fairhope AL 36532
2100 Westchester Drive, Daphne AL 36526
23094 Harbour Place, Unit 312, Orange Beach AL 36561
440 Magnolia Drive, Gulf Shores AL 36542
4634 Spinnaker Way, Orange Beach AL 36561
305 Royal Drive, Gulf Shores AL 36542
205 Atwater Avenue, Fairhope AL 36532
18988 Briarwood Lane, Robertsdale AL 36567
116 Boosketuh Circle, Daphne AL 36526
202 S. Bradbury Circle, Daphne AL 36526
9610 Kingfisher Court, Spanish Fort AL 36527
101 Marikesh Drive, Daphne AL 36526
30165 Loblolly Circle, Spanish Fort AL 36527
31488 Hoot Owl, Spanish Fort AL 36527
170 Athene Street, Fairhope AL 36532
289 Clubhouse Drive #B2, Gulf Shores AL 36542
23601 Perdido Beach Blvd., Buena Vista RV Resort, Orange Beach AL 36561
312 Poplar Place, Fairhope AL 36532
143 Old Mill Road, Fairhope AL 36532
35560 Coach Run, Spanish Fort AL 36527
7191 Wilkins Creek Court, Spanish Fort AL 36527
9901 Volterra Avenue, Daphne AL 36526
522 Retreat Lane, Gulf Shores AL 36542
14573 Silvermere Drive, Foley AL 36535
1679 Abbey Loop, Foley AL 36535
2520 Parkford Drive, Foley AL 36535
15348 Paddington Drive, Foley AL 36535
27580 Canal Road, Unit 2305, Orange Beach AL 36561
13565 Chartres Street, Foley AL 36535
7065 Carson Lane, Spanish Fort AL 36527
750 Whittington Avenue, Fairhope AL 36532
13772 Trident Gum Lane, Foley AL 36535
19 Bugle Retreat, Spanish Fort AL 36527
9099 Brookshire Loop, Daphne AL 36526
19171 Fairfield Drive, Fairhope AL 36532
500 Hand Avenue, Bay Minette AL 36507
37052 Cheval Aire Road, Bay Minette AL 36507
12280 Venice Boulevard, Foley AL 36535
119 Orleans Way, Daphne AL 36526
9845 Alder Avenue North, Spanish Fort AL 36527
30578 Middle Creek Circle, Spanish Fort AL 36527
154 Plantation Circle, Summerdale AL 36580
10137 Emmanuel Street, Daphne AL 36526
12035 Balsam Court, Spanish Fort AL 36527
6840 Battles Road, Fairhope AL 36532
9549 Woolrich Avenue, Fairhope AL 36532
22557 Adams Drive, Robertsdale AL 36567
1753 Toulouse Lane, Foley AL 36535
462 Satsuma Street, Fairhope AL 36532
31311 Oakridge Court, Spanish Fort AL 36527
16468 Beasley Road, Foley AL 36535
628 Pinehurst Drive, Gulf Shores AL 36542
3853 Illinois Street, Orange Beach AL 36561
19800 O’Grady Avenue, Robertsdale AL 36567
27559 Claiborne Circle, Daphne AL 36526
14 Wildlife Court, Gulf Shores AL 36542
541 Retreat Lane, Gulf Shores AL 36542
24693 Austin Road, Daphne AL 36526
1249 W. Lagoon Avenue, Gulf Shores AL 36542
32491 E. Waterview Drive #8-D, Steelwood, Loxley, AL 36551
440 Old Lodge Boulevard, Fairhope AL 36532
24007 Trowbridge Court, Daphne AL 36526
419 Miller Avenue, Fairhope AL 36532
8257 Carmel Circle, Foley AL 36535
128 Majors Run, Fairhope AL 36532
102 Creekside Drive, Daphne AL 36526
31593 Spoonbill Road, Spanish Fort AL 36527
2045 Norman Lane, Gulf Shores AL 36542
550 East Oak Ridge Drive, Orange Beach AL 36561
52 North Church Street, Unit B, Fairhope AL 36532
7270 Dairy Road, Fairhope AL 36532
822 West Canal Drive, Gulf Shores AL 36542
100 Tower Drive, Unit 201, Daphne AL 36526
8987 Timbercreek Boulevard, Daphne AL 36526
203 Pinecrest Land, Fairhope AL 36532
11415 St. Ives Court, Daphne AL 36526
30291 Green Court, Daphne, AL 36527
9272 Ottawa Drive, Daphne, AL 36526
12366 Lone Eagle Drive, Spanish Fort AL 36527

 

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Sales Soar in 2017 for Property Valued Over 1 Million in Baldwin County

Million Dollar Property Sales, Last Five Years | Orange Beach | Gulf Shores | Eastern Shore  Alabama  {11.1.17}

Million Dollar Property Sales in Lower Alabama, specifically Gulf Shores, Orange Beach, Eastern Shore and surrounding area is showing a dramatic increase in demand and closed sales in 2017.

While demand is up for average priced homes and condos along the Alabama Gulf Coast- is the Million dollar real estate market up? Below are the closings for Million + Dollar Property in Baldwin County Alabama since 2012.

Below are a list of sales in Baldwin County Alabama over 1 Million Dollars- for the Last 5 years.

  • 2012:  87 Homes or Condos Sold over the $1,000,000 price.  The median days on the Market were: 58.  The total dollar amount sold was $114,000,000.  Making the average sales price: $1.3M.  

Drilling these numbers down further, I can tell you- the Million dollar real estate market in Gulf Shores and Orange Beach for 2012, 2013 and 2014 are skewed.  I discussed the amazing discounts that were given by the developer of Turquoise Place during those years in a past post.  Of the numbers referenced above- 57 of the 87 Million dollar and above closings- were from Turquoise Place Condo in Orange Beach.  Without these closings- there would have only been 30 Homes and Condos to sell in Lower Alabama over the million dollar mark in 2012.

  • 2013: 78 Homes or Condos Sold in Baldwin County Alabama over the Million dollar price tag. The median days on the market were 64, and the total combined sales amount was $ 95 Million dollars.  The average sales price: $1.2 Million.

Once again, in 2013 the numbers are not an accurate reflection with 50 of the 78 closings over 1 Million Dollars belonging to Turquoise Place Condos in Orange Beach.

  • 2014: 64 Total Sales over 1 Million Dollars, Median Days on the Market : 86 and a total combined sales amount of $81 Million Dollars.  (40 of the 64 Closings that year were from Turquoise Place.) Average Sales Price: $1.3M
  • 2015: 60 Total Sales over $1 Million Dollars. Median Days on the Market: 257. Total combines sales of: $80 Million Dollars.  (Only 10 of the 60 closings are reflected by TP in this year, which also explains the larger Days on the Market Median number). Average Sales Price: $1.3M
  • 2016: 65 Total Sales over $1 Million Dollars. Median Days on the Market: 190. Total combined sales: $91 Million. (Again 10 TP Sales this year) Average Sales Price: $1.4M
  • 2017: (As of 10/30/2017- A whole year is not yet reflected in these numbers).  So far already 92 Properties selling Gulf Shores, Orange Beach, Eastern Shore and surrounding areas in Baldwin County Alabama over the 1 Million dollar price tag.  The Median DOM: 147, with the combined sales total of $125 Million dollars so far in 2017!  Average Sales Price: $1.4 Million

UPDATED {03/01/2018}  After 2017 closed out- the total number of Million dollar homes or condos that sold in Baldwin County Alabama was: 108, almost as many as the previous two years combined.  So far in 2018- there have been 21 Million Dollar + Properties to close.  If the market follows this same momentum for the remaining 10 months of 2018, we will be on track to close 126 Million dollar listings! 

While the average sales price has remained steady over the last 5 years for property sales over 1 Million dollars, the total number of sales has been steadily increasing over the last several years with a much more dramatic increase in 2017 suggesting an increase in overall consumer confidence.

If you have a property in Gulf Shores, Orange Beach, or Surrounding Baldwin County that is valued over 1 million dollars, now may be the time to consider putting that property on the market.  I have a very detailed plan for listing luxury and high dollar properties.  The high end buyer isn’t just sitting around searching Zillow.  Putting a luxury listing on the MLS and wishing it luck just isn’t going to cut it.  I would love to go over the professional marketing tactics and strategies I will put in to place for your high end home. The market and demographic is much different when seeking out the Million dollar buyer and cannot be handled the same as an average priced property.

Let me put my decade of real estate marketing to work for you!

Give me a call today to discuss,

Alisha

251-609-4434

Ready to Professionally Market and List Your Home? If you answered YES- Fill out the Form Below and I will Contact you.

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Gulf Shores Waterfront Estate and Acreage for Sale

Over 10 Acres for Sale on the Water in Gulf Shores

This Estate for Sale in Gulf Shores, Alabama is truly a One of a Kind:

This Estate in Gulf Shores for sale is one of a kind for many reasons.  Acreages in Gulf Shores are few and far between.  Acreages with water access, not to mention deep water access in Gulf Shores is unheard of.

This Estate on 10 Acres in Gulf Shores, is set back in it’s own private getaway- with a total of 4 homes located throughout the property!  The homes are as follows:

Main Home:  3 beds, 3.5 baths and 3800 +/- sq. ft

2nd House: 5 beds, 3.5 baths, 2 car carport with additional storage

3rd House: 2 beds, 2 baths, 2 car carport with additional storage

4th House: Barn Style Home with 2 bedrooms and 2 baths in the upper level, complete with a gym and additional bath down, plus additional storage.

2 story boathouse with 4 deep water boatslips

In Ground Pool and Hot tub

Campfire area

Wonderful back porch for dining and relaxing overlooking the pool

I cannot imagine a better property to invest in for the perfect family or corporate retreat! Only a few miles to the beautiful beaches of Gulf Shores- but why would you ever want to leave? Unless it was to take your boat from your Gulf Shores Estate on the Bon Secour River, to the Bon Secour bay, which opens into Mobile Bay or the Gulf. Or just leisurely kayak through the Bon Secour River on a day of Southern Alabama Ecological wonder!

6001 Stardance Trail, Gulf Shores Alabama 36542

Current List Price: $3,400,000

Access Full Listing Information HERE.

Listing and Photos provided by Baldwin County MLS c/o EXIT Realty Gulf Shores.

To Qualify for and view this Estate Home for sale in Gulf Shores Alabama, Give me a Call: 251-609-4434 or email me for more information: alisha@myagentalisha.com

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Southern Antebellum Bay Front Luxury Estate for Sale on Mobile Bay

The Bay Front Home for Generations…

If you are dreaming of the perfect estate to invest in for your family and future generations to enjoy for years to come, this may be the one.  Imagine kayaking, fishing, boating in the spring and summer with your whole family. (And with over 8,000 sq feet- I mean your WHOLE family), and then sipping sweet tea (or your favorite Cabernet, Black Label…you get the idea) at the boat house in the evening as the sun sets gloriously over Mobile Bay.

 This sprawling estate elegantly framed in southern charm and swaying mossy oaks is in no shortage of gathering areas both inside and out.  Imagine family holidays where everyone is able to stretch out, kick their feet up, enjoy the scenery and each other.

This beautiful luxury estate home is located in historic district of Point Clear just past The Grande Hotel.  To find out how this one of a kind property could be in your family for generations, Give me a call.

~Alisha, Elite Real Estate Solutions LLC. 251-609-4434

17725 Scenic Hwy 98, Fairhope AL 36532

5 Beds, 6.5 Baths

8804 +/- Sq. Feet

Current List Price: $6,500,000

Photos and listing provided by Courtney and Morris Inc.

To Qualify and View this Luxury Estate Home in Point Clear contact Alisha Hileman, REALTOR- Elite Real Estate Solutions, LLC.  +1 (251) 609-4434 or email: alisha@myagentalisha.com


Additional Listing information for this Luxury Home in Point Clear Alabama can be found HERE.

 

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Turquoise Place Penthouse for Sale

Turquoise Place Penthouse for Sale

Updated 7/1/2020 — Unit is still for sale, List price: $3,299,000

(Updated 9/5/2019)— Unit is still available! If you don’t care to read all the history and fluff, you can go ahead and CLICK HERE to see all of the details of this awesome Turquoise Place Penthouse listed for sale below!

The Mack-Daddy of all Orange Beach Penthouses!

It is no secret that my favorite condo complex is Turquoise Place in Orange Beach!  I write about it a lot, I’ve studied it a lot.  When I found this particular luxury penthouse condo available for sale in Orange Beach, I had to share it!

But first a little back story and history on Turquoise Place Condos in Orange Beach Alabama…

 Although Turquoise Place is flourishing now- the complex had a rough go at the beginning as construction was just being completed (2008) when the Real Estate market was about to crash.

Sales were slow, and many of the people who had put deposits down on these pre-construction units were finding they were having to forfeit their units as financing was no longer available or they could no longer afford the unit at the 1-2 million dollar price tag.

BP Oil Spill Effects on the Alabama Gulf Coast:

Then… the BP Gulf Horizon Oil Spill happened.  And it spilled….and spilled and spilled.  Oh what kind of cruel timing was this?  If it weren’t enough that the housing bubble burst on a national level, NOW- on a local level we were dealt the worst hand possible.  It was like BP just came and took a big old dump on all of us.  And they pretty much did.

The beach communities of Gulf Shores and Orange Beach are almost entirely dependent on travel and tourism for revenue.  The majority of employment is hospitality driven.  Without tourists to eat, shop and stay- there is no money to pay for employees.

Suddenly there were hundreds of foreclosures in our area.  Thousands of jobs lost.  Businesses were going belly up.  These issues don’t even hit on the environmental destruction- the loss of life, ecosystems destroyed.  It was a sad and difficult time for everyone on this little stretch of sand in Alabama.

The Rich get Richer.

BUT- the investors who were still able to get their hands on the cash to invest in our area bought up the foreclosures, and the distressed properties left and right.  A lot of great deals were picked up during that dicey time in Gulf Shores and Orange Beach.  But the deal that the Turquoise Place was offering on its developer units takes the cake.

Turquoise Place Developer units were listed at $925,000 during that time. The list price of $925,000 was slashed by $200,000 in the form of a tax credit on the HUD.  I’m no accountant, but a $200,000 tax credit sounds like a pretty good deal.  In addition to that remarkable price other incentives were offered to buyers including deals on HOA dues, furniture packages, guaranteed annual rental incomes etc. Read more about it here…
So. Here we sit only 8 years later.  These Turquoise Place owners can only be grinning from ear to ear now, as prices have went back up over 1 Million dollars to own a luxurious Turquoise Place Condo in Orange Beach.

My post took a turn down a rabbit hole…

But I thought some background for anyone who didn’t know would be nice to share.  Back on track.  I found this unit the other week while researching the most current sales in Turquoise Place.  Out of all of my years of research of these two magnificent towers, I never knew this insanely awesome Penthouse unit in Turquoise Place even existed.

Behold, in all of it’s glory:

26302 Perdido Beach Blvd. #PH2304

Current List Price: $3,299,000

5 bedroom, 5 1/2 baths

5700 sq. ft. with 8,000 sq ft Balcony

Click below for complete MLS details on the Turquoise Place Penthouse for sale:


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Sidenote: Clearly, THIS WAS NOT one of the investors that purchased their Turquoise Place condo at the $725,000 list price.  That price was specific to a particular couple of stacks in the 3 bedroom floorplan.  I just thought it would be a fun piece of information to share.  

Okay… So Where are all my High Rollers? If this 3.2M Turquoise Place Penthouse is Right up your Alley, Let’s Chat!

To Qualify and Schedule a Showing for this Luxury Penthouse condo in Turquoise Place in Orange Beach Alabama give me a call: 251-609-4434 or email: alisha@myagentalisha.com

Search all Turquoise Place Condos for Sale Below:


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Looking for something else?  Here are a couple more popular Orange Beach Real Estate Searches:

 

ALL Orange Beach Condos for Sale
Orange Beach Condos Gulf Front
Orange Beach Condos Near the Beach
Orange Beach Condos with Boat Slips
Orange Beach Condos with Lazy Rivers

Looking for something else altogether? Have questions? I’d love to help. Reach out anytime via phone, email, or text!

 

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Ultimate Guide: Income Producing Condos | Gulf Shores and Orange Beach | Part III

The Guide to the Alabama Gulf Coast Top Income Producing Condos

Now for the Top Dogs!  The Highest Income Producing Condos in Gulf Shores & Orange Beach:

In the first part of my series: The Ultimate Guide to: Top Income Producing Condos in Gulf Shores Orange Beach Parts One and Two– I went over Top Income Producing 1 Bedroom Condos.  1 Bedroom condos that are used as rentals and as an investment are often a good start.  People who have never invested in a vacation rental or who may be looking to build of portfolio, or own a number of units in different buildings and different areas along the beach.  Any good investor knows about diversification right?

This post will be going over the other end of the spectrum.  The TOP TOP Income Producing Condos.  Again my numbers are pulled from various area rental management companies and the income they have witnessed on their various programs.  Also- please remember: The numbers they have given me are BEFORE their management fees are taken out.  The varying rental companies have varying services, portfolios, and fees ranging from sometimes 15-25{21fd5c4e01e29521095b8da75d82adfac7b7b997f9f72aa45032cd25125086c0}.  That will be content for another post- Coming Soon!

But Before I go on, Let’s Recap on a Few important things to consider when investing in a condo at the beach:

Point to remember when investing in a condo

#4 and #5 both Show Approximately $70,000 Gross

Annual Income:

  • The Avalon at The Beach Club Gulf Shores
  • Legacy Condo in Gulf Shores

Both units contain 5 bedroom and 5 baths and sleep 10-13.  Although both condos are technically located in Gulf Shores, they could not be more different.  While Legacy is located not far from the heart of Gulf Shores, The Beach Club is located down towards the end of the Fort Morgan Peninsula- a good 30 minute drive from the public beach area of Gulf Shores.  Preference is completely based on personal wants and needs, and by the income producing potential of both- there are large numbers of vacationing families that see the value in both locations.

The Beach Club- Avalon Building, Gulf Shores (Fort Morgan)

The Beach Club consists of 3 buildings: A, C, & D.  Avalon, Catalina, and Doral.

There was a one bedroom unit highlighted in my blog post about top income producing 1 bedroom condos- You can find that post here.

The Beach Club is like it’s own self contained little community, and it almost has to be- since it is located so far off of the beaten path.  But many many people swear by this complex and wouldn’t go anywhere else.  Loads of amenities, restaurants, shops etc can be found at The Beach Club.

Unfortunately there are not currently any of these 5 bed 5 bath income producing machines available for sale.  But there have been 2 to exchange hands in 2017.  Avalon Unit # 2003 (2809 sq ft ) selling for $ 675,000 and Avalon Unit # 1905 ( 2636 sq. ft) selling for $700,000.  Fees on these units run around $860.

I like a good challenge.  If you want to get your hands on one of these units- don’t let the lack of availability stop you! Call me, email me- I will find you a seller!   You can also keep your eye on Beach Club units for sale here.

Legacy Condo – Gulf Shores:

Even more elusive than the 5 bedroom Avalon is the 5 bedroom Legacy Condo in Gulf Shores. A unicorn if you will.  Again, there are not currently any 5/5 units available for sale- in fact in this condominium there are only 2 units of this layout.  The Penthouse floor is shared on the 8th level by 2 units- each a 5 bedroom unit.  The last time a 5 bedroom Legacy exchanged hands (according to the Baldwin County MLS)- was 2011!  The unit was purchased with cash as a foreclosure. Sale price: $400,000.  Keep an eye out for Legacy listings here:

Sounds like another challenge to me!

 

#3: Phoenix West Orange Beach: $90,000 Gross

Income Potential.

 

 

Phoenix West in Orange Beach is a popular building for visiting families and the rental numbers show that.  With possible gross income of up to 90k for the 4 bedroom 4.5 bath units (2459 sq ft), there is good investment potential.  The amenities include indoor and outdoor pools, lazy river, kiddie pool, hot tub, sauna, waterslide, tennis and more.  The monthly fees are published at about $1100 for the 4 bedroom units, and $950 for the 3 bedroom (1958 sq ft unit).

At the time of this writing there were currently Four 3 bedroom units for sale ranging from $634,000 to $760,000. And one 4 bedroom 4.5 bath unit available for purchase: $959,900 which has now been on the market for the last 427 days.

There have been 17 units to close thus far in 2017. Of those, 16 Three bedroom units ranging from $634k – $760k.

1 Four bedroom unit: Selling at $964,000 after about 8 months.

Check current Phoenix West condos for sale HERE.

#2: Oceania Condo Gulf Shores: $105-110k Gross

Income Potential

Oceania is a very unique condominium complex in Gulf Shores.  It is very low density offering tremendous peace and tranquility over your higher traffic condos.  Oceania offers only one unit per floor with the elevator opening to your own private foyer- a personal code is required for the elevator to open up to your unit.

There is an indoor/outdoor pool and hot tub and fitness center and fees run approx: $1100.

With each floor your own private oasis, as you can imagine, the floor plans are quite expansive.  Typical floors  contain nearly 4000 sq feet, while the Penthouse boasts of over 5200 sq feet!

You can see a continually updated list of units for sale here.

But at the time of this writing there are currently Four 4 bedroom units for sale (3970 sq. ft floorplan): Prices Ranging from $1,150,000 – $1.3M.  The Penthouse unit is also currently for sale (5221 sq. ft, top level unit) Listed for: $2.2M.

There has been only one unit in Oceania to sell so far in 2017.  It was a standard 4 bedroom unit, listed and sold for the asking price of $1,115,000 after only 5 days on the market!

 

Oceania Condo in Gulf Shores

#1: Turquoise Place Orange Beach: $80-140k Gross

Income!

Turquoise Place Condominiums in Orange Beach Alabama are certainly the Creme dela Creme of Condos along the Alabama Gulf Coast- Even though they were built in 2009, they are probably still the finest (IMO) around.

 

Turquoise Place Condos in Orange Beach For Sale

 

 Currently For Sale in Turquoise Place: (For an Updated and constantly

Current List, Click HERE& HERE).

10: 3 Bedroom, 3.5 Bath Units (2300 sq. ft) Ranging in price from: $1,075,000 – $1,300,000.  The Average Days on the Market for these units, also ranges greatly from 30 to 600.

There are also: 5: 4 Bedroom 4.5 bath Units (3500 sq ft) ranging in price from: $1,600,000- $2,199,000. Average days on the market from: 90 days to 604 days.

There are 2 Penthouse Interior units for sale (4756 sq ft)- Priced @ $2,650,000 and $3.2M.  The 900 sq. ft balcony on this bad boy is larger than most 1 bedroom beachside condos on the market!  But WAIT! If you think that’s impressive, what about a Turquoise Place condo with a balcony alone of 8,000 square feet?!!  You’ve got to see it to believe it-

Currently for sale: The D Tower Penthouse! Current list price: $3,728,500.  5 beds, 5 and a half baths- 5700 square feet inside and 8,000 sq ft balcony with an additional detached suite that conveys along with this unit! Below shows the location of the Penthouse unit in the D tower (West side tower) as well as the extraordinary balcony!  Click HERE for the full listing info and photos.

Turquoise Place has an outstanding amenities package with multiple outdoor pools with zero entry, lazy river, fountains, indoor pool, hot tubs, tennis courts, large fitness center, Life Size Chess, tiki bar and on and on.  Each individual balcony has its own hot tub and gas grill to accommodate even the most discriminate of guests!

Of course with a large amenities package, plush grounds and exquisite finishes, fees will be heftier than your normal everyday run of the mill condo association.  Turquoise Place fees range from: $1000-$2200.

What about Recent Sales at Turquoise Place?

As of this writing the most recent sales include:

11 total sales in 2017 thus far. Of those sales, 9 of them were the 3 bedroom 3.5 bath floorplan.  Selling prices range from $985,000 in Sept 2017 (Only 18 Days on the Market- because this one was priced to SELL!) to top sold price in 2017 for that 3504 sq ft floor plan being: $1,070,000.

The two 4 Bedroom units that sold in 2017 were in January and February. Selling prices of: $1,495,000 and $1,750,000.  The unit that closed for $1.7M had been on the market for 764 days and was originally listed for $1,895,000.  The other unit only sat on the market for 75 days before closing for it’s asking price.

Want more info? I have a sales packet of additional information I will gladly send.  Please email me and I will send you the digital package.

I have been researching the Turquoise Place condos in Orange Beach for 8 years now and would gladly help you with a purchase or sale of your unit, OR answer any questions you may have.

 

Ready to start looking for your very own TOP INCOME PRODUCING condo? Give me a call- Let’s see what we can dig up! Better yet, wanna be a rockstar? Let’s make an offer on that Turquoise Place Penthouse!

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Thinking of Buying your First Home? Consider these things First.

Buying your First Home is a BIG Decision.

The real estate market is constantly changing, so of course DO YOUR RESEARCH! DO NOT jump the gun on this one! Unbiased advice from family and peers may be kind, but you are the only one who knows what your needs are when it comes to buying a home.
WHAT MADE YOU CONSIDER OWNING A HOME?

Forget finances for a minute and focus on what made you consider even buying a home in the first place!

·      Is your family expanding?

·      Does your family feel safe?

·      Is there a STELLAR school system in the area so your     children can get the education they deserve?

·      How about that unbearable landlord?
WHICH WAY IS THE REAL ESTATE MARKET GOING?

DON’T SLEEP ON YOUR DECISION TOO LONG! Home prices are on the rise! Not only are they on their way back up, but these increases are happening monthly.

Don’t believe us? According to Existing Homes Sales Report from the National Association of Realtors (NAR), the average price of homes in May 2017 went up 5.8{21fd5c4e01e29521095b8da75d82adfac7b7b997f9f72aa45032cd25125086c0} from last year.

If you wait until next year to buy, you might be scrapping for change in the cushions to say the least! Not only will it cost you more to buy, but you will also need to increase your down payment to account for the higher price of the home.  The size of home you can afford to buy will decrease as the market prices increase.

 

WHAT IS THE MORTGAGE FORECAST?

The initial process of purchasing your home may seem easy and quick, but THERE IS MORE TOO IT! The ‘long term cost’ of buying a home WILL haunt you if you buy at the wrong time! Mortgage Bankers Association (MBA), and NAR have projected that mortgage interest rates will DEFINITLEY increase over the next twelve months. The smallest increase in mortgage rates can have a huge impact on a home owner.

 

FINAL THOUGHTS

If you and your family feel it is the right time to buy a home then GO FOR IT! Consider these points when making the final decision.

Don’t forget, this move is FOR YOU!

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Fall is the Season for SOLD

 

Summer is gone- Have you missed the “sell boat”?

Summer has come to an end and you probably are thinking you’ve lost the opportunity to sell, and need to wait till next summer. But that’s far from the truth! Although it’s not as hectic and crazy with the swarm of buyers on the market, the fall season brings out the most serious of lookers. They are the pool of buyers that waited out the summer frenzy to find their perfect home in the fall, and you don’t want to miss these buyers! They are ready to make a move, today! And selling in a slower period does not equate to less money. That’s a misconception that home owners have based on untrue data that floats around. With the right agent, and your home being priced correctly, you can get a great deal selling your home during the fall season. And might actually prefer it. Here are the top 3 benefits to listing during the fall season.

1. Serious Buyers

– Let’s be honest, if buyers are out during the busy season, looking for homes, they are serious and ready to buy. Although the summer brings in a large crowd, that crowd contains a lot of people that are excited by the season, and fall into the “trend” of house hunting. These people end up not really being serious about the process, and tend to hold off for another time. If people are investing time to look during the fall season, they are more likely to be interested in actually buying your home, instead of touring it.

2. Less Competition

– Selling in the fall isn’t something many families can accomplish due to personal schedules. That’s why a significant amount of homes get listed during the summer season. Which means that summer time brings in a lot of competition. Selling in the fall means the potential house next door that has slightly more perks that may have been listed during the summer, doesn’t make your home sit stagnant, since everyone wanted your neighbor’s house. It also doesn’t devalue your home because of the house that could go up next door that could be under-priced in your neighborhood, and draw all of the attention.

With a slower season, you get dedicated attention to your property, which increases the chance of a sale.

3. Easier to Find Your Dream Home

– Not only do you get to benefit from a slower season during the selling process, but you can also benefit on the buying side. With less competition on your dream house, you can get a better deal. The summer brings a lot of missed opportunities for buyers on their dream homes, because they go off the market instantly. This will give you the opportunity to get your home on the market and take your time to find the right one to resize into. A much calmer pace to the transaction will make it less stressful, and everyone all around happier. Don’t feel rushed into buying a home overnight during the summer, it could turn into a headache. If you want a far more peaceful transaction, that has calmer pace, then selling during the fall is perfect for you.

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Ultimate Guide To: Top Income Producing One Bedroom Condos in Gulf Shores & Orange Beach | Part 2

 

Without Further Ado…

Before we get started, it’s important to keep in mind- It is likely that the condo’s that produced the highest income, also had updated interior/ appliances etc.  Renters are spending anywhere from $200-$300 per night in some of these condos and expect to get what they are paying for.  This is not to say that a condo with average interior won’t rent well.  It will.  But your nightly rental rate will need to accommodate the interior condition accordingly.  The lower nightly rate will certainly garner renters who are not wanting to spend top dollar.  There are both positives and negatives for you to consider when thinking about your condo rental furnishings.  Either way, please remember these numbers are that of individual condos.  Not all condos are equal.

5). Caribbean: $29k

Caribbean Condo is located: 1057 West Beach Blvd. Gulf Shores.  This low density complex was built in 2000.  West Beach is convenient to the heart of Gulf Shores, with many shops and restaurants within walking distance.

There are not currently any 1 bedrooms listed for sale in the Caribbean complex.  The most recent one bedroom closed in February 2017.  The selling price at that time was $270,000.  This particular unit sold at 93{21fd5c4e01e29521095b8da75d82adfac7b7b997f9f72aa45032cd25125086c0} of list price after 170 Days on the market (DOM).

4). Lei Lani Tower: $29-30k

Lei Lani Tower is located: 28814 Perdido Beach Blvd, Orange Beach.

Again, at the time of this post there are two 1 bedroom condos currently available for sale in this Orange Beach Beach Front Complex.  This condo has 49 units units and was built in the Mid-1980’s.

Unit # 402: $279,900

Unit # 306: $283,500

Monthly COA Fee: $263

 

3.) Beach Club: $30-32k

The Beach Club which was built between 1998 and 2002 is located in the area of Gulf Shores known as Fort Morgan.  Fort Morgan is located west down Hwy 182.  The physical address to The Beach Club is 527 Beach Club Trail, Gulf Shores.  The Beach Club consists of 3 separate towers.  A, C, and D- also known as: Avalon, Catalina and Doral.  When first starting out in Real Estate in 2007, the Broker I worked for always said the best investment was 1 bedroom at The Beach Club.  This complex, although located down Fort Morgan, is a one stop shop.  There are multiple pools, fitness center, spa, tennis, restaurants, shops etc.

There is currently only one 1 bedroom unit listed for sale at The Beach club. It is located in the Catalina Tower.

Unit # 1002C : $318,500

Monthly Condo Fee: $310

 

2.) Tradewinds: $31-32k

Tradewinds Condo is located: 24568 Perdido Beach Blvd., Orange Beach.

This low density complex built in 1999, has an indoor/outdoor pool and like the rest of the units I have showcased is Gulf Front.  There is one, 1 bedroom available for sale- listed at $255,000 which is an incredible deal if you are able to pull an income of just over $30k.  Dues are reasonable at $349/mo.

Unit # 608 : $255,000  UPDATE: The Listing Agent REMOVED this listing from the market. 10/2/17.  If interested in this condo, contact me and I will try to contact the owner to see if they are still interested in selling.

 

 

1). The Lighthouse: $36-48k

The Lighthouse condo is located: 455 E Beach Blvd, Gulf Shores.

The new Lighthouse condo stands in place of the original Lighthouse Inn- which was much smaller, much like how Gulf Shores of the past used to be.  Our area has seen considerable growth, and with that growth many new and large condo complexes.  While our sleepy little beach town isn’t so sleepy anymore and many people miss the days of the “Lighthouse Inn,” the growth has been good for those wishing to invest in real estate in Gulf Shores and Orange Beach.

photo cred: Daryl Hogeland

Although your original investment price on a Lighthouse Condo is going to be higher than the aforementioned 1 bedroom units in Gulf Shores and Orange Beach, if you are able to turn almost $50k with a 1 bedroom- there is something to be said for that!  Even at 40k you are knocking the socks off of most other 1 bedroom units on the market.  The Lighthouse condo has a fantastic location and is in the heart of Gulf Shores.  You are in easy walking distance of the beach shops and popular beach side restaurants.  You are close to all of the beach “buzz.”

This complex has an indoor and outdoor beachside pools and a fitness center. There are 251 total units, 18 floors and it was completed in 2006.  The 1 bedroom units are spacious with 875 square feet- as compared to the typical 600 sq ft 1 bedroom.

There is currently ONE 1 bedroom Lighthouse Condo listed for sale.

Unit # 817 : $440,000

Condo Fee: $375

This unit has been on the market for over 400 days.  In our current market, Gulf Front Condos are not staying on the market long when priced right.  It is safe to say, due to this fact, that this condo is probably slightly overpriced at $440,000.  There have not been any price reductions since this property listed 440 days ago, which also leads me to believe the owner isn’t really in a hurry to sell.  But who knows? There is nothing lost in tossing an offer their way.  Email me if you are interested in finding out exactly how much this exact condo pulled in last year- and what’s on the books More Points to Consider in Buying a Condo as an Investment:

My Pick for Best Buy:

Considering all 10 of the 1 bedroom condo complexes showcased in both this post, and the previous– (without doing any research of the HOA, or having any knowledge of current or pending assessments), I think that The Tradewinds condo currently listed for $255,000 would be a great buy for anyone wanting to purchase for investment purposes.  The list price may be a bit high based on the following info: This condo has been on the market at just over a year.  The current median for Days on the Market for Gulf Front 1 bedroom Condos, that have closed over the last 6 months is : 72 days.  There are only 7 photos of this unit of which I can only gather that the unit has not been updated in some time.  The owner has not decreased their list price (in fact they increased it by 5,000 since listing it). The last 1 Bedroom unit to close in  the Tradewinds condo complex in Orange Beach, took place in May 2017 and closed for $236k.  The unit was updated with granite in the kitchen and bath and had up to date furnishings.

Should a buyer be able to make a reasonable offer on this unit, that is accepted and then update the unit with new bedding, and a few other cosmetic improvements- this unit could make a good rental.

Investors: If you would like me to get in to this unit, get some more (and better quality) photos- as well as some pricing on what it would take to spruce this unit up- let me know!

How Strong is the HOA?

When considering ANY condo for purchase, investment or private use- We will request condo docs.  We will be looking at the HOA or COA’s Financials.  Are there strong reserves?  Are there any known upcoming assessments?  Are there any recent assessment passed that will affect the new buyer?  If there are financial troubles with the HOA, it is probably a good idea to steer clear- Unless you have the financial means to offset any surprise expenses that could be thrown at you.

Will you be Obtaining Financing for your Investment Condo?

Getting a loan for an investment beach condo, is not the same as getting a loan for a primary residence.  The bank has many more stipulations.  Although I am not an expert in lending, My friend Devin at Gulf States Financial has a good post about some of the blips you may run into when trying to obtain Investment Condo Financing.  Check that post out for more info on those stipulations.

Also, in some cases you MAY be able to use the income of the condo that you are purchasing – to help with qualifying for your investment loan.

Are you Ready to Start Looking for your Beach Front Condo Investment?

Shoot me a message, call or text. Even if you just have more questions that I can help clear up for you, I’d be happy to do so.  I look forward to helping you build your Gulf Shores and Orange Beach Condo Investment portfolio!

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