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Agent Alisha’s Weekly Real Estate Deals| Foreclosures in Baldwin County (3.2.18)

Let’s Talk Foreclosures in Gulf Shores, Orange Beach and surrounding Baldwin County…

The days of hundreds of foreclosures to sift through are a thing of the past.  Although, it was not so long ago that we were able to have a fair amount to choose from in terms of the foreclosure availability in our area.  In fact, the variety of foreclosures was far and wide.  You wanted a beach condo foreclosure? No problem! You wanted a large tract of land- hold on let me send you the list.  Today however, not so much.

In fact, most recently when a distressed property or foreclosure hits the real estate market in Baldwin County the listing agent can pretty much expect to get in to a multiple offer scenario on day 1.  That is IF the price is right.  There have been a few foreclosures that I have noticed hanging around the market for longer than expected- which normally means the condition of the home is not worth the investment. With these properties, the buyer is looking at a complete rehab down the studs in some cases.

As of today the Baldwin County MLS is showing 25 foreclosures currently available out of over 6,000 listings.

There are two in particular that I believe will be a great purchase for someone.

210 Bay View Dr, Daphne {Lake Forest Foreclosure}

This home is currently listed at $149,000.  The home has 4 beds and 3 baths and 2050 sq ft.  This foreclosure has been listed for sale for 126 days.  I have personally showed this home a couple of times.  It is not in horrible condition at all.  However, I believe the draw back with this home is the 4th bedroom.  While this is the ONLY 4 bedroom in Daphne AL listed under $150k, (Next lowest priced 4 bedroom is currently listed by my Broker and is $169,000).  But the 4th bedroom in this foreclosure is more of a basement room.  There is a walk out to the back yard, and in my opinion- most people seeking a true 4 bedroom will not want small children to be so far away alone, and don’t want such an easy way for teenagers to sneak out! (Been there done that!)  Also- there is a bar-like area down there, which further makes this 4th bedroom much like a rec room.

HOWEVER, for an investor wanting to rent- this home will rent all day long in Lake Forest (My guess: $1400ish a month, maybe $1500).  Find the complete MLS listing info on this property HERE.

 

 

Listing Info Provided by Gulf Realty

4717 Osprey Drive, Orange Beach {Ono Island Foreclosure}

This beautiful foreclosure home on the exclusive Ono Island in Orange Beach has 3 bedrooms, 3.5 baths and 3105 sq. ft.  While the home might not be your flavor in terms of some of the interior paint choices, at $ 379k this is a great deal for an Ono home in otherwise good condition.  Like many Ono Island homes, this one is no different and also offers a pool – as an added bonus.

Currently there are 4 other homes on Ono Island priced lower than this one.  However, they are all AT LEAST 1000 sq ft smaller (and no pool).  There is one other 3 bedroom home with a pool currently listed at $497k (updated throughout!)

Because of these reasons- I believe this Foreclosure listing on Ono Island would be a great buy for someone! You can find the complete listing information for this foreclosure HERE.

Listing Proved by Orange Beach Sales Realty

Want the list of the other 23 Foreclosures currently listed for sale in the Baldwin County MLS? Want to have each Foreclosure listing sent to you as they hit the market?

CLICK HERE

(Pssssst…don’t worry! I won’t bug the mess out of you! I have a strict policy against that!)

 

 

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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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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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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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Are these Home Buying Myths Holding you Back?

So You are Ready to become a First Time Home-Buyer.

Congratulations!  This is a big and exciting step! Not only do you earn the Pride and Joy of owning your very own home, but you also get to start building on your future.  It is your first home, that often gives you the ability and equity to afford to grow in home ownership as your family grows.  But with buying a home, sometimes there are some misconceptions that should be cleared up:

1. The first step is searching for a home.

I know it’s exciting to get out and start the house hunting.  As your Realtor- I love nothing more!  It is fun to get out and see what is available.  It’s fantastic to find that perfect one.  But how frustrating would it be, if you thought you found that “perfect one” for $250,000, but later found out you only qualify for $200,000?  What a disappointing moment.  Because of this- it’s important that your first step in the home buying process is: To speak with a lender.  I can send you an online application that you can complete anytime day or night to get that ball rolling.  You can have your pre-approval letter in hand the very next day- and with that we will be armed to make an offer on the RIGHT home for you!

2. You don’t need a Real Estate Agent.

For starters, it is customary in our area of Alabama- Baldwin County- Both the buyer and seller agent fees are paid by the Seller.  So as the buyer, you are able to utilize the professional services of a real estate agent for free. Having a real estate agent working for you, you will have access to all of the latest real estate listings and newest price reductions as they occur.  The websites online like Zillow and Trulia may seem handy to a buyer, but oftentimes there are many inaccuracies like homes that are no longer on the market, erroneous prices, and sometimes even scam listing.  With a Realtor you will also have protection when it comes to writing and negotiating contracts.   There is no reason for a buyer NOT to use an Agent- For FREE!

3. If you have Bad Credit, you may as well forget it.

If you have a credit score anywhere from the low 500’s there is a chance home ownership may not be too far off for you.   I can help you connect with the right lender who may be able to get you approved. If an approval isn’t immediate for you, my lender can give you pointers and a roadmap after reviewing your credit, to allow for some quick credit fixes that can often raise your score within 60-90 days.  It is always in your best interest and will save your pocketbook some extra interest the higher your credit score is.

4. Be prepared to put at least 10{21fd5c4e01e29521095b8da75d82adfac7b7b997f9f72aa45032cd25125086c0} down.

Think you have to sell an arm and a leg to buy a home? Not at all! An FHA loan only requires 3.5{21fd5c4e01e29521095b8da75d82adfac7b7b997f9f72aa45032cd25125086c0} while a conventional historically only requires 5{21fd5c4e01e29521095b8da75d82adfac7b7b997f9f72aa45032cd25125086c0}, my lender JUST gave me some info on a new conventional loan he has available to buyers with good credit, for only 1{21fd5c4e01e29521095b8da75d82adfac7b7b997f9f72aa45032cd25125086c0} down!!  There are also programs that can potentially help you with down payment assistance, allowing low to No money down. USDA and VA loans are the most popular 0{21fd5c4e01e29521095b8da75d82adfac7b7b997f9f72aa45032cd25125086c0} down programs. If you qualify, this can take a big chunk off the amount of cash you have to bring to the closing table.

5. You only need enough money for a down payment at closing.

This is one of the biggest misconceptions. There is a lot of cost that goes into buying a home, and that includes upfront costs. One of the mandatory costs are a termite and appraisal. If you are getting a mortgage, the home will have to appraise as well as require a  letter stating there are no termites in the home. A termite letter can run around $200 in our area. An appraisal can range from $500-$700 dollars. Aside from your down payment, you then have to pay for closing costs. These are the costs incurred by the title and mortgage companies for doing the prep work involved in getting you to the closing table.  Closing costs can range anywhere between 3-6{21fd5c4e01e29521095b8da75d82adfac7b7b997f9f72aa45032cd25125086c0} of the purchase price.

Often times some of these costs  can be negotiated in the purchase contract.  You may be able to get the seller to agree to cover some of these costs if you bring a good enough offer to the table.  This can be discussed with your agent on a case by case agent and decided at the time of the offer it is wise or not.

One of my favorite things to do as a Realtor is to work with first time home buyers.  I once was a single Mom, and had a great agent work really hard to help me get in my first home.  I would love to be able to be that person for you.  If you are searching for your first home anywhere in Baldwin County Alabama, please give me a call, text or email today! 251-609-4434

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Your Pride and Joy | Your New Home

There is no Better Feeling than Buying your First

Home.

Everyone dreams of it.  It’s something everyone wants.  Home ownership.  If you have yet to experience owning your own home, I will be the first to tell you, there is no better feeling.  I will admit, it can be a bit overwhelming at the closing table.  The MOUND of paperwork you are facing may seem a bit like you are signing your life away.  But in all actuality, this is where life can really BEGIN.

So yes, you probably had to sign your name easily 100 times, but with each signature you know you are closer to having the keys to your new home- YOUR VERY OWN home handed to you.  The drive from the closing to your new home is filled with much awaited excitement- to turn the lock and have the door open, it is yours.  Bye- bye mean old landlord, bye bye astronomical pet fees, and see ya- wouldn’t want to be ya- to the stoner neighbor that played his music way too loud, way too late.

And then the  joy of looking at all of your boxes.  Those pain in the butt boxes that took forever to pack and seal, are now exciting.  Where to put all of your belongings? Choosing their new location ever so precisely- it’s all just a great great feeling.

While home ownership does come with added responsibilities and sometimes added costs (when the refrigerator breaks down or the AC isn’t cooling so well), you will also be building equity.  Each payment you make will be socking away just a little bit more than the previous.  As the years go on, your payment will be helping more and more towards your retirement.  Knowing that you are building towards your future, and not Mr. Landlord’s is so self satisfying.

Home ownership also means new and lasting memories.  Think back to when you were a child.  Think about your home.  Are your memories fond? I hope that they were.  I can remember the rust colored shag carpet and the long hallway to my bedroom, I remember how my childhood home smelled.  I remember laying in bed with the windows open at night, feeling the cool evening breeze and listening to the locusts hum.  There is just something about having a home that burns images deep into your memory.  Because it was yours and no one else’s. It feels safe, and most importantly (especially to a child) it feels secure.

If you have been yearning for the feeling of owning your very own little slice of security anywhere in Baldwin County Alabama- get in touch, I’d love nothing more than to be the person that helps make that dream come true.  If the thought of home ownership is a little scary, or you think there are reasons you can’t own a home, check out my post about how sometimes there are myths about buying a house that aren’t necessarily true- Home ownership is possible for everyone if it’s something you really want.

251-609-4434

 

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