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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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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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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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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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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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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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