All condos for sale in each complex

Beacon Reef

Buttonwood Bay

Coral Harbor

Executive Bay Club

Future Yacht Club

Harbor92

Kawama Tower


Landigs of Largo

Mariners Club


Moon Bay


Ocean Harbor


Ocean Pointe


Port of call


Rock Harbor

Seagulls


Sunset Hammock

Tamarind Bay


The Palms
The Sanctuary

Incredible Deal REO

If you don't mind having to do work and can spend 700K; this is the one! A DIRECT bayfront property with a cut in canal with protected dockage.
Sorry, I won't give out the link/adress on this property; if you are not working with another agent please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com and I'll provide you with more info.
Thanks and have a great day!

May Sales Summary

Upper Keys

New Listings
Price Reductions
Pending
Sold


Middle and Lower Keys:

New Listings
Price reductions
Pending
Sold

If you are looking to buy or sell please call me at 305-393-0923 or you can e-mail me at Wiebkewestedt@aol.com

Deals Deals Deals

This is the lowest priced piece of Real Estate in the Upper Keys, a condo for 56K:
Click here

A great deal in Venetian Shores; this is the lowest priced CBS house on an opem canal VS:
Click here
Under Contract!

Here are the three lowest priced canal front homes: Click here

Canal front homes under 700K: Click here

Lowest priced direct bayfront homes: Click here

Lowest priced Ocean Front Listing: Click here

Best Value/deal Condos/townhouses: Click here

If you are interested in Real Estate please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com

New listing in Buttonwood Bay

Please take a look at this beautiful new Buttonwood Bay Unit:



Also take a look at these listings as well:

Ocean Harbor

Gulfview Dr.

Harbor92

The Sanctuary

If you have any questions regarding Real Estate in the Keys please call me at
305-393-00923 or e-mail me at Wiebkewestedt@aol.com

What's for sale

Following links to all properties listed in that category:

Canal Front houses under 800K: Click here

Canal front houses from 800K to 1 Million: Click here

1 Bedroom condo: Click here

Condos/townhouses up to 400K: Click here

Condo Townhouses from 400 to 800K: Click here

Open water front homes under 2 Million: Click here

If you are looking to buy or sell in the Keys please call me at 305-393-0923 or Wiebkewestedt@aol.com
Have a great day!

Going once ... going twice .... sold

It is a buyers market! True! The deals are selling! Also true!
If you are seriously looking to buy: this is the time to make offers! Almost every property that I have featured as a great deal is under contract.
I do not feature all properties that are great deals on my blog because I give my customers first bid on them. Some buyers will search the internet for listings, then drive by and if they like the property they call the listing agent (whose sign is in the front yard). There is no benefit to the buyer to work with the listing agent. The seller pays the same commission. When I see a great deal I contact MY customers first. If none of my customers are ready to make an offer on the property I feature the listing on my blog. Sometimes I don't feature a great deal because the asking price is not that great of a deal but I know that the seller is very motivated. (Inside info)
There are great deals in the current market and they are listed by many agents.
All Realtors in Monroe County have access to all listings in the MLS (Multiple listing system). I gather the deals from that source and not just from my listings.
If you choose to work me as your Real Estate agent you can rest assured that you will know first about the best deals. Right now it is especially important that you work with a seasoned local Realtor who knows the market inside out and who is as involved in the market today as they were 5 years ago. It is essential that your Realtor knows off the top of their head what is selling NOW. Not 6 months ago, not 2 years ago but NOW. An involved Realtors will know figures that are not published yet and in this market that knowledge can save you a lot of money!
I have three properties under contract and just closed on one that came directly from readers of this blog. All of them are purchasing properties below the current market value! If you are ready to buy NOW this is the time to contact me at 305-393-0923 or Wiebkewestedt@aol.com If you are watching the market for a while before making a purchase please continue to read my blog; I provide you with all the facts and data to become an educated buyer. Thanks for reading my blog!

Finance info by Frank

The Home Valuation Code of Conduct

As of May 1st 2009 the mortgage industry has experienced major changes in the way we conduct business. The HVCC reqiuirement for conventional loans reads as follows.
No employee, director, officer or agent of the lender or any other third party acting as joint venture partner , independent contractor, appraisal management company or partner on behalf of the lender shall influence or attempt to influence the development , reporting, result or review of an appraisal through coercion, extortion, collusion, compensation, instruction, inducement, intimidation, bribery, or any other manner.
Basically the lender or broker can no longer have direct contact with an appraiser but can only order an appraisal through a management company that will then contact the appraiser and place the order.
The purpose is to avoid any potential fraud. Here are the basic changes:
*CMA's and Comp Requests will not be allowed.
*Mortgage brokers will not be allowed to order appraisals.
*Mortgage brokers or loan officers cannot request specific appraisers.
*COD payment for appraisals will not be allowed.
*Value pressure on appraisers will not be allowed.
*Owner's values or hoped for values cannot be communicated
*Blacklisting" cannot be done without notice to the appraiser
*"Value Shopping" by the lender is not allowed.
*Withholding timely payment is prohibited.
*Borrowers must be supplied a copy of any appraisal.
*Required 10% re-appraisal or review of reports.
*Lenders will be held accountable for appraisal quality.
*LENDERS will be REQUIRED to report appraisers to State Boards of Real Estate Appraisers if appraiser misconduct is suspected.
And, finally, the lender MUST provide a copy of the appraisal to the borrower not less than 3 (three) BUSINESS days prior to closing.
Should you need a copy of the HVCC requirements please email me at frank@equityoptionscorp.com

What is selling and what to buy

If you check my daily updates on the right hand side you already know that Real Estate is really starting to move in the Keys.The best deals are selling of course.
Inventory is slowly starting to decrease. A lot of buyers I am working with have been watching the RE market for quiete some time and are confident that this is the right time to buy.

Following are the lowest priced properties in each category from MM74 to MM110:

Canal Front homes under 700K: Click here

Condos under 300K: Click here

Lowest priced condos with a view: Click here

Lowest priced condos/townhouses with deeded/assigned dockage: Click here

Dry lot homes under 300K: Click here

If you are interested in property in the Keys please give me call: 305-393-0923 or e-mail me: Wiebkewestedt@aol.com
I look forward to working with you!

Ocean Harbor

Please take a look at my new listing in Ocean Harbor. Ocean Harbor has it all:
Dockage, Tennis Courts, Pool, Beach, Fuel on site, Trailer storage, play ground, Tiki huts ...... please take a look:

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For info on this or any other property please contact Veepka at 305-393-0923 or Wiebkewestedt@ao.com

Financing Info By Frank

Frank is a Mortgage broker many of my cutsomers have used. He is good, competetive and communicates extremely well with all involved parties during a Transaction. I asked Frank to contribute some Finacing facts to my blog every so often.

Here is Frank:
Second Homes
In order to qualify for a second home loan there are a few parameters to look at. Lenders look at three main factors :Capacity, Credit, and Collateral.
Capacity
One needs to show the income or capacity to repay the loan. Present mortgage, credit debts such as credit cards, car loans and the new mortgage for the second home must not exceed 36% of your income. There is some flexibility if your credit and liquid assets are strong compensating factors. Also one needs to show assets sufficient for the down payment as well as monthly reserves of at least 3 months.
Credit
The credit score requirements on most second home loans are at a minimum of 680. After checking all 3 credit repositories the lender drops the high and the low score and uses the middle score. Apart from the score being good there must not be any recent lates ,especially not on your current mortgage. The higher the score the better the terms.
Collateral
If the property your are buying is in fairly good shape and has no outstanding violations this should not be a problem.
An appraisal report will indicate most of what the property entails and give the bank the collateral it needs. The lender requires a condo questionnaire form from the condo association to find out if there is any pending litigation or poor mismanagement that could cause the values to be affected.
The lenders do have plenty of money to lend and will do so gladly if the borrower qualifies correctly.
Frank Lazcos is a mortgage broker with Equity Option. If you have any questions regarding financing please give Frank a call: 305-525-258
or visit his website: Click here

Canal front home in Islamorada under 440K If I could I'd buy it! Under Contract!

Wow this is a great deal! This property is an REO located in Plantation Key Colony on an oversized lot on a wide canal. If I could buy something right now: This would be it!
It is a three bedroom, 2 baths Concrete home listed at $435,900
If you have any questions regarding this property or would like to make an appointment to view it please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com .
Don't wait too long. This won't last!

Summary of April Activity

Here is the proof: Real Estate is picking up in the Keys!

Upper Key:
Sold
Pendings
Price reduction
New listings

Middle and Upper Keys
Sold
Pending
Price changes
New listings

If you are looking to buy or sell Real Estate in the Keys please call me at 305-393-0923 or Wiebkewestedt@aol.com

Happy first of May!

Another great tool!

I have been in Real Estate long enough to appreciate all the great tools that are available to us Realtors thanks to the internet. When I started in Real Estate we had MLS (Multipe listing) books that came out once a month. Each property had one black and white picture and very limtied info about the property.
15 years later and this is how I can 'show' a new listings to the whole world within a few minutes:






How cool is that?
If you are looking to buy or sell Real Estate in the Keys please choose me as your Realtor. YOu can reach me at 305-393-0923 or Wiebkewestedt@aol.com

What is selling right now

If you have been following my blog for a while and check what is selling and going under contract, you already know that properties are moving! The Real Estate market has picked up tremendously over the past couple of months and if you are in the market to buy this is the time to get serious about it. There are still many great deals out there and sellers are aware that this is a buyers market; but the great deals are going .... rather quickly.
Don't take my word for it check out the following facts. Here is what is currently under contract in the uper Keys (This is only for the upper Keys).
Condos that are under contract
Condos that sold in the past 60 days
Canal front homes under contract
Canal front homes that sold over the past 60 days
Dry lot homes under contract
Dry lot homes that sold over the past 60 days

If you are looking for Real Estate in the Keys please call me at 305-393-0923 or e-mail me Wiebkewestedt@aol.com Thank you

All condos for sale in the upper Keys - by complex and MM

Tamarind Bay

Moon Bay

Kawama Tower

Kawama Villas and Kawama Yacht Club

Mariners Club

Landings of Largo

Rock Harbor

Buttonwood Bay

The Sanctuary

Ocean Pointe

Harbor92

Seagulls

Futura Yacht Club

Summer Sea

Port of call

Coral Harbor

Ocean Harbor

Plantation by the sea

Future Yacht Club

Executive Bay Club

Beacon Reef

Sandpebbles

The Palms

If you have any questions regarding any of these or other properties please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com

What I would buy if I could.

If you have been following my blog you know that my featured best deals usually go under contract rather quickly (I think that's a pretty good indicator that the properties indeed were good deals). "What would you buy if you were in the market?"
I am asked fairly often by buyers.
Here are the properties I'd buy if I could.
If I were in the market for a condo/townhouse:
Click here
For a canal front home in Islamorada:
Click here
A canal front home in Key Largo:
Click here
Open bay front under 1,5 Million:
Click here
Open Ocean front under 1,5 Million:
Click here
Dry lot houses:
Click here

There are some other properties which are great deals but the listing price does not reflect that fact. Call me and tell me what you are looking for and I'll tell you what properties are the best deal. Also: Make an offer on the property you love .... you never know how much a seller will take.
Have a happy Easter and please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com if you are looking to buy or sell Real estate in the Keys.

549K in Buttonwood Bay!

If you have been watching Buttonwood Bay, waiting for pricing to come down:
Here is your opportunity! An end unit (Extra Window), 2 bedrooms and 2, 5 baths.
This is by 50K the lowest price unit in BB.
See more info here: Click here

Please call me 305-393-0923 or e-mail me Wiebkewestedt@aol.com if you are interested in Real Estate in the Keys.

March Sales Activity Summary

Upper Keys

New listing

Sold

Under Contract

Price Changes


Middle Keys to Lower Keys

New listings

Sold

Pending

Price reduction

If you have any questions regarding any of these or other properties please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com

Lowest priced canal front, open water, dry lot homes and condos

The links in my blog stop working after 30 days. It is highly annoying but there is nothing I can do about it. Therefor here is a new post with the lowest priced of everything.

Canal Front homes under 600K

Canal front homes from 600K to 700K

Open water front houses under one Million

Open water Homes from 1 to 1,3 Million

Condos/townhomes under 250K

Condos/Townhomes from 250K to 350K

Condos with a view under 500K

Tomorrow will be the monthly summary. If you have any questions regarding any of these or other properties in the Keys please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com

249K for the perfect 'fishing getaway'

It does not happen often after 12 years in Real Estate in the Keys but today it did: I was at a condo complex I had never been to before and I was impressed!
This is such a perfect place for the avid Angler to whom fishing criteria are the single most important factor when choosing a piece of Real Estate in the Keys. This compex is located on the Ocean side on Lower Matecume. Common elements of the complex are: very protected dockage for a boat up to 26 feet, a boat yard for trailer storage, a garage (Yes! A Garage!), a heated pool, tennis courts, a large pretty vacant lot on a canal for barbecues etc.., two fish cleaning tables all right across from your one bedroom unit across the very quiet street! The unit is turn key: This means you do not have to bring anything: Everything stays from furniture to pots and pans!
See more info here
Depending on the price this boat can be included in the sale: a 2001 (purchased new in 2002) 22 foot Angler Grande Bay with T-top, rod holders, etc. It is powered by a 150 hp Yamaha Saltwater Series II engine with less than 300 hrs usage. The boat is equipped with VHF radio, GPS and depth finder, trim tabs and swim platform. Comes with all Coast Guard equipment and just passed a Coast Guard Safety Check for 2009. An aluminum tandem trailer is included. Considerable fishing gear can also be included if desired.

If you are interested in this or any other properties in the Keys please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com

This is the one to buy! Under Contract!

It is an open ocean property on 'Millionaire's row' in Islamorada. The lot is 1.7 acres with dockage and a boat ramp. Zoned 'Residential Estate' which City says allows for new estate-style home with separate guest cottage or caretaker's home up to 1200 sf. Current home is 2/2 down & large 1/1 up with open ocean views. Gated entrance. Rare oceanfront acreage.

You can find more pictures and info here: Click here

Please call 305-393-0923 or e-mail me: Wiebkewestedt@aol.com with any questions or for a showing!
This is a great investment opportunity!

Lowest priced canal front homes and condos/townhomes

generated from MLS:

Canal front homes under 700K from Mile Marker 60 to MM 90:
Click here

Canal front homes under 7000K from Mile Marker 90 To MM110:
Click here

Open water front homes under 1,5 Million:
Click here

One bedroom condos under 300K from MM74 to MM110:
Click here

Two bedroom condos under 300K from MM74 to MM110:
Click here

Condos/townhouses with dockage (including first come first serve dockage) under 500K:
Click here

If you have questions regarding any of these properties please e-mail me at Wiebkewestedt@aol.com or call me at 305-393-0923

March Sales Activity Summary

As usual here is all Sales activity for the month of February.

Upper Keys
Sold
Pending
Reduced in Price
New on the market

Middle and Lower Keys
Sold
Pending
Reduced in Price
New on the market

If you are looking to buy property in the Keys please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com

What is available in the neighborhoods you like

A lot of buyers know the Keys and know what neighborhoods they like. If you are one of them: here is a post for you where you can see what is available in what neighborhood. I am doing the largest most commonly searched ones; If you have a neighborhood you like please e-mail me and I will send you all listings availablle there.

Venetian Shores
(This includes houses on plugged canals hence the lower priced homes)

Buccaneer Pointe

Port Largo

Winston Waterways

Pirates Cove

Rock Harbor Estates

Silver Shores
(55 and over community)

Hammar Pointe

Indian Harbor and Indian Waterways

Kahiki Harbor

Tavernaero

Plantation Key Colony

Plantation Lake Estate and Plantation Yacht Harbor

If you are interested in any of these or other properties in the Keys please contact me at 305-393-0923 or Wiebkewestedt@aol.com

All condos for sale in each comlex from MM74 to MM110

Here is an updated list generated from the MLS. This list includes all listings by all agents/brokers.


Tamarind Bay

Moon Bay

Kawama Tower

Kawama Villas

Mariners Club

Landings of Largo

Rock Harbor

Buttonwood Bay

Sunset Hammock

The Sanctuary

Ocean Pointe

Harbor 92

Seagulls

Futura Yacht Club

Summer Sea

Port of call

Coral Harbor

Ocean Harbor

Plantation by the sea

Executive Bay Club

Beacon Reef

Sandpebbles

The Palms

Bay Harbor

If you are interested in any of these or other properties please contact me at Wiebkewestedt@aol.com or 305-393-0923

Two Good Deals - both of them are REOs

In case you do not know what an REO is: It abbreviates Real Estate owned which means that the property has been foreclosed on, was already at auction did not sell and now belongs to the bank. REOs can be great deals as long as the banks work with agents who are local and know the market. REO do not stay on the market long because they are good buys.

Both oh these properties are canal front homes. The house on Coconut Palm is on an oversized lot.
If you'd like more information:
Cocoe Plum
Coconut Palm

If you are intrested in these or any other property in the Keys please contact me at Wiebkewestedt@aol.com or 305-393-0923
Have a great Sunday!

Back at Buttonwood Bay on Thursdays

Hello everybody! You can now find me every Thursday back at Buttonwood Bay. I am still at the Islamorada office at MM86 the rest of the week but Thursdays you find me at BB. I used to be on site daily until I became too busy with outside sales. I wanted to make sure to keep some presence at this beautiful complex, so here I am.
Please stop by and see me if you are driving by on a Thursday.
In case you are interested what is for sale at BB:
these are all units currently listed.

But please don't forget: I can assist you with every property that is for sale.You can reach me at 305-393-0923 or WiebkeWestedt@aol.com

Incredible deal - Under Contract!

If you have been waiting for a great deal in a condo: Here it is:
Click here
This is not a foreclosure and not a short sale just a seller eager to sell which proves my point that short sales and foreclosures are not always the best deal.
A 2 bedroom, 2 baths condo with an Ocean view for 299K!
The Palms are in the heart of Islamorada and are a great rental property.
If you are interested please contact me as soon as you can. I garantee you that this will be gone very quickly. You can reach me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com
These are all 2 bedroom units for sale in the Palms: Click here

Sales Activity in January

Hello everybody, as usual here is the summary of new listings, price reductions, solds etc. for last month.

First the Upper Keys (MM74 to MM110):
Sold
Pending
New on the market
Price changes

The rest of the Keys (MM0 to MM74):
Sold
Price changes
Pending
New listings

Please contact me at Wiebkewestedt@aol.com or 305-393-0923 with any questions or if you are looking for Real Estate or want to sell your property.
Have a great Sunday!

Best deals in dry lot homes and condos/townhouses

Here is an update on what I consider to be the best deals in each category.

Dry lot homes under 500K from MM74 to MM110:
Click here

These are ALL CBS dry lot homes listed under 300K:
Click here

Best condo/townhouse deals under 400K:
Click here

Best Condo/townhous deals from 400K to 800K:
Click here

Please contact me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com
Have a great day!

Best deals in canal front homes

I am sorry that it has been a while since my last post; it has been so busy! Thank you so much to the people who have found me through my blog, are reading it and decided to work with me. I put a lot of work into this blog; but what I enjoy the most is actually finding the perfect property for my customers.
In the current market it is especially important that you work with a Realtor who works in his/her profession full time and knows what is new on a daily basis.
Even when I do not write a new post, I do update my site every day with all new listings, price reductions, solds and pendings. You find that information on the right hand side of this blog; I update every morning between 7 and 8 AM.
If you are wondering why you do not see a lot of pendings if there is so much activity: Most agents wait until all contingenies have been removed in a contract before they change the status to pending. (Most often those are financing contingencies and they take ca. 30 days to be removed). You will see a lot of properties going pending in the next few weeks.
The current best sellers are low priced canal front homes and low priced dry lot single family homes.

These are all canal front homes currently listed under 500K: Click here

From 500K to 600K: Click here

From 600K to 700K: Click here

If you are looking for a beatiful house with an open bay view in Islamorada then this is the one:
Click here

If you have any questions regarding any of these properties or any other Real Estate in the Keys please contact me at: Wiebkewestedt@aol.com or 305-393-0923
I look forward to working with you!

Great tool to keep you up to date!

Hello everybody!
Did you know that I can set you up to receive automatic e-mails when something new that fits your criteria comes on the market, has a price reduction, sold or went pending? I check every day what activity there has been in the Real Estate market over the past 24 hours and I post it here for you to follow but I must admit: The computer automatic e-mail alert is fantastic! I receive a copy of whatever alert was sent to you; that way I am alerted as well.
Please e-mail or call me if you'd like me to set you up to receive these automatic alerts; you will be send a link to the property so you can actually view the property and more info about it. If you like, you can copy these questions into an e-mail, answer them and I will set you up:
Mile Marker to and from or Island you prefer
Price range (The top number is more important, I always search from 0 to)
Condo or House
How many bedrooms?
Are views essential?
Bay or Ocean side or both?
Dockage Yes or no and if yes, how large is the boat?
Canal front, Bay front, Ocean Front or dry lot?
Construction: CBS (Concrete Block) or Frame or is either ok?
Is rentability important?
If there is other criteria you'd like to add just let me know.
If you'd prefer to tell me on the phone what you are looking for you can call me anytime at 305-393-0923 or e-mail me. If you'd prefer I can e-mail you the above list or you can just copy it into your e-mail and answer the questions.
My e-mail is Wiebkewestedt@aol.com
Thanks for reading my blog!

Which condos are for sale in each complex ?

As promised here are the Condos today.

Tamarind Bay

Moon Bay

Kawama Tower

Kawama Villas

Mariners Club

Landings of Largo

Rock Harbor

Buttonwood Bay

Sunset Hammock

The Sanctuary

Ocean Pointe

Harbor 92

Seagulls

Futura Yacht Club

Summer Sea

Port of call

Coral Harbor

Ocean Harbor

Plantation by the sea

Executive Bay Club

Beacon Reef

Sandpebbles

The Palms

Bay Harbor

I think I covered them all. Please call me 305-393-0923 or e-mail me at: Wiebkewestedt@aol.com if you have any questions regarding any property in the Keys.

Check out what is available in the neighborhoods you like

A lot of buyers know the Keys and know what neighborhoods they like. If you are one of them: here is a post for you where you can see what is available in what neighborhood. I am doing the largest most commonly searched ones; If you have a neighborhood you like please e-mail me and I will send you all listings availablle there.

Venetian Shores
(This includes houses on plugged canals hence the lower priced homes)

Buccaneer Pointe

Port Largo

Pirates Cove

Rock Harbor Estates

Silver Shores
(55 and over community)

Hammar Pointe

Indian Harbor and Indian Waterways

Kahiki Harbor

Tavernaero

Plantation Key Colony

Plantation Lake Estate and Plantation Yacht Harbor

Condos will follow tomorrow.
Any questions: Please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com
Thank you for reading my blog!

Real Estate activity in December 2008

Happy new year everybody!
I hope you all had a great New Years Eve and will have a healthy happy 2009.

The Cheeca Lodge had a very unfortunate start into the new year: There was a fire last night and it did quite a bit of damage in the main lodge from what I heard. I'll update you on that in the next few days. I am just glad that nobody was hurt.

Here is the monthly summary for sales activity in the Keys.

In the upper Keys
Sold
Pending
Price changes
New listings

The rest of the Keys:

Sold
Pending
Price changes
New listings

If you are looking for Real Estate in the Keys please let me assist you. You can e-mail me at Wiebkewestedt@aol.com or call me at 305-393-0923

Why are so many properties for sale in the complex/neighborhood?

First off: My apologies to everybody who has subscribed to my blog and received an e-mail announcing my change back to Century21. That was an old post (I have been back with C21 now for several months) and somehow that post was automatically resent to all subscribers. I have no idea how that happened.

Now to this post: I have been out showing a lot of property lately and one of the most common questions is :How many properties are for sale in this neighborhood/complex? When I answer, this question follows: "Why so many?".
Because not much has sold over the past two years. Properties have come on the market and just sat; meanwhile more properties come on the market and they just sit too because sellers continue to ask too much money for their property.
Real Estate Value has significantly dropped in the Keys over the past 2 years and that is a bitter pill to swallow for property owners in the Keys.
The Keys are a very unique and desirable area; we do not have as many distress sellers as there are in most other areas. Most distress sales in the Keys are by owners who purchased their property at the top of the market with creative financing. Many of these owners had the intention to flip the property and not hold onto it for a long time. Then the market changed and all over sudden flipping was no longer an option. Those are most of the short sales and foreclosures.

I have been selling Real Estate in the Keys for a long time; here is an example how prices changed over the years: This is not an isolated or extreme example:
I sold a condo to customers for 220K in 2001 (I think it was 2001) and sold it three years later for 850K! You can imagine that many people started to invest in the Keys; the Keys no longer were just a great place to own a vacation home but also a great area for investment. Money was easy to get especially in high appreciating areas such as the Keys and a lot of people bought as much property as they could get financing for. It was a sellers market!
Here is where the problem in the Keys started (In my opinion): Sellers became greedy. I recall going on listing appointments telling the seller what would be a marketable price for their property and not getting the listing because another Realtor had told them a much higher (unreasonable) price for which they would list the property. Needless to say the listing went to the agent who listed the property at a much higher price. That property would sit because overpriced properties don't sell - even in a sellers market. Now the next door neighbor wants to sell their home and uses the asking price of his neighbor as a comparable and so on. Before we knew it the majority of listings were overpriced and did not sell.
Supply and demand governs if it is a sellers or buyers market; as supply grew, demand grew smaller.
This actually happened before Real Estate starting doing poorly everywhere else in the US.
We all know what happened next.

Activity in the Keys has picked up greatly over the last few months.
The Keys will always be a desirable place and continue to be a good area for an investment for that reason. That is one of the reasons why many people are looking for Real Estate now: they know that it is a buyers market and the really good deals are flying off tbe shelf.
This is not the best time to sell but there will always be owners who are ready to sell their property. Some are old and no longer use the property, some inherited the property and are not interested in it, some want to buy something somewhere else ...

You can sell everything in any market for the right price.
Here is the problem in the Keys: Most sellers are not willing to realize that the value of their property is not what it was 3 years ago; not even close!
When I told a seller not too long ago what would be a marketable price for his property he was not very happy with me and told me that he appreciated my honesty but he is not desperate. Selling something at market price is not desperate!
The value of something is what somebody is willing to pay for it.

That is the reason why so many properties are on the market in the Keys: Because at least 80% of them are overpriced.
Personally I do not understand why every owner who does not need to sell and is not willing to price their property at a marketable price does not take their property off the market. It's not going to sell anyway; the property just floods the market.
BUT there are those sellers who really want to sell and there are buyers ready to buy at the right price and that is the sales activity reflected in the Keys right now.
If you are a buyer: don't pay any attention to how many properties are for sale in a neighborhood/complex. It does not indicate that it is non desirable area; it reflects that most properties are overpriced! When determining the value of a neighborhood or complex don't look at other listed properties for sale, ask for comparable actual sales! That is what an appraiser goes by! An appraiser is not permitted to use other asking prices for compatibles.

This is a great time to pick up a good deal.
If you work with me you can rest assured that I am aware of all recent sales and will advice you with the knowledge you need to be educated about the current Real Estate market in the Keys.

Noteworthy properties - good deals

Hello everybody. Apparentely none of you are looking for 3 Million and over ... I received no requests for showings on that.
This post will be a mix of all kinds of properties that I consider to be a good deal in the current market.

Great condo deals under 600:
Click here

If you must have dockage and a view, of the above; these have it:
Click here
Some of the others have dockage facilities but they are not assigned or deeded.

Best condo deals from 600K to 800K:
Click here


Canal front houses under 700K:
Click here

Best canal front deals under a Million:
Click here

Best open water front deals:
click here

By the way: if you go back in my posts you will find that many of the properties I featured as good deals are under contract now. Good deals are moving and I will gladly assist you in finding a great deal for you.
Please call 305-393-0923 or e-mail me at Wiebkewestedt@aol.com if you are looking for Real Estate in the Keys.

It's Sunday - check out what you can buy if you have 4 Million to spend and more

Hey, I realize most don't have 4 Million and more to spend but sometimes it's just fun to window shop a little to see what's out there just in case you do win the lottery:
So click here and dream a litte

If you do not need to win the lottery to purchase one of these homes and are interested please call me 305-393-0923 or e-mail me Wiebkewestedt@aol.com

500K price reduction on this Venetian Shores house! Under contract!

999K for a CBS, 5 bedroom home on Leoni Drive. If you know Venetian Shores I don't have to tell you what a great deal this is!
Venetian Shores is THE prime boating community in Islamorada! It has the widest and deepest canals in Islamorada and the canals are very deep. You can dock a sailboat or a yacht! Venetian Shores is located on the bayside at MM86, right by Snake Creek: this means very quick ocean access! The house is superior CBS construction (this keeps your insurance low) with 5 bedrooms and three baths. The sellers are looking for a quick sale and have reduced the price accordingly.
Find more info on the property here

For more info or a showing please call me at: 305-393-0923 or e-mail me at Wiebkewestedt@aol.com

Best deal houses in the upper Keys

Finally, here is the new 'best deal house' blog:
CBS stands for Concrete Block construction by the way.
SF - Single Family home, dry lot means that the property is not on the water.

Lowest priced CBS dry lot homes in Key Largo:
Click here
Frame, dry lot homes in Key Largo:
Click here
Lowest priced CBS dry lot homes from MM74 to MM90:
Click here
Frame homes: :
Click here

Lowest priced canal front CBS homes in Key Largo:
Click here
Frame houses::
Click here
Lowest priced canal front CBS homes from MM74 to MM90::
Click here
Frame homes: :
Click here

Lowest priced open water front homes in Key Largo:
Click here
Lowest priced open water front homes from MM74 to MM90:
Click here

If you have any questions regarding any of these or other properties please contact me at 305-393-0923 or e-mail me: Wiebkewestedt@aol.com

Best condo deals

Today I will tell you what I consider to be the best deals in condos currently on the market in the upper Keys.
Tomorrow I'll post houses.
Upper Keys are from Mile Marker 74 to Mile Market 110 (Islamorada to Key Largo).

When looking for condos it is important to decide what your priorities are. Do you need dockage, are you planning to rent out your property, is a view the most important issue, etc. ?).

There are only two complexes that permit daily rentals in the upper Keys: Mariners Club and Ocean Pointe. Both complexes have on site rental management but you do not have to use the management company on site. Needless to say: these properties generate the most rental income.
These are all units currently listed in
Mariners Club
Ocean Pointe

These are the best deals in condos that permit weekly rentals:
Click here

These are the best deals with a water view::
Click here

The best deals with some kind of dockage (First come first serve or the possibility of renting a slip on site): :
Click here

Best deals with deeded or assigned dockage:
Click here

The best deals with deeded or assigned dockage AND view:
http://www.flexmls.com/link.html?m7l4n3crhp9,6,1

The best deals in three bedroom condos:
Click here

The easiest way to search for the prefect condo that fits your criteria is to contact me and tell me exactly what you are looking for. I have been selling property in the Keys for 12 years and know every condo complex in the upper Keys inside out. Please call me at 305-393-0923 or e-mail me at Wiebkewestedt@aol.com
I look forward to working with you!

Lowest priced condos, canal front and open water homes in the entire Keys

All canal front homes in the entire Keys under 450K:
Click here

All condos in the entire Keys for less than 275K:
Click here

Open water front homes in the entire Keys up to 1 Million:
Click here

If you are interested in any of these properties or any Real Estate in the Keys please e-mail me at Wiebkewestedt@aol.com 305-393-0923

November Sales Activity Summary

Upper Keys

Sold
Pending
New on market
Price reductions

Middle and Lower Keys:
Sold
Pending
New on market
Price reductions

If you are interested in any of these or other properties please contact me at:
Wiebkewestedt@aol.com or 305-393-0923

Happy Thanksgiving!

to everybody!
Even though I did not grow up with Thanksgiving (We have the Erntedankfest in Germany, which is the same idea as Thanksgiving but executed in a much less fun and enjoyable way.) it is my favorite Holiday. No gifts, no stress ... just family and/or friends around a table with good food!
I hope you will have a pleasant day and plenty of reason to be thankful.

Bank owned properties

We have a new feature in the MLS that lets us search for bank owned properties.
I searched for all Bank owned properties which are not under contract yet and here they are: Bank owned/Foreclosed
These are houses that are in pre foreclosure: Click here

There are not a lot of them; I will keep you updated as they come on the market.
If you would like any more info on any of these properties please contact me at 305-393-0923 or Wiebkewestedt@aol.com

599K in Buttonwood Bay!

This unit in Buttonwood Bay was just reduced to 599K! Buttonwood Bay is known as the boaters paradise! Eeach units comes with a deeded boat slip! There is on site bait and tackle shop and fuel dock, three swimming pools, five tennis courts, a clubhouse, a fitness studio, a game room, on site management, beach, swimming platform, 'Martini' Decks, on site boat trailer storage, kayak launching areas - Ammenities galore!


Find more info here

Please call me: 305-393-0923 or e-mail me at Wiebkewestedt@aol.com with questions or if you'd like to view the unit.

Fantastic Deal! 199K for a 2 bedroom condo in an Ocean front complex! Under Contract!

This is not a short sale nor a foreclosure;the seller is just ready to sell now!
Plantation by the sea is located next to Ocean Harbor (The most prestigious condo complex in Islamorada) on 'Millionaires row' (the old road). Founders Park is almost directly across the street; there is a pool that overlooks the ocean and there is a great fishing pier.
Find more info here: Please click here

Best deals after they had price reductions

Sometimes the best deals are not brand new on the market but a listing that has been on the market for some time and the price has been reduced. Those listings get sometimes overlooked; most realtors check daily what is new on the market but not so often which properties have been reduced in asking price.
These properties have been reduced in price over the past two weeks and are now good deals: Please click here

Please contact me if you would like any more information on any of these properties or if you are looking to buy or sell any Real Estate in the Keys.
305-393-0923 Wiebkewestedt@aol.com

Best deals currently on the market

Here are what are the best deals (In my opinion) currently on the market.
FYI I include listings from the entire MLS in these deals and not just my listings.

These are the best condo deals under 400K:
Click here

Best condo deals over 400K:
Click here

These are the best deals in condos with a view:
Click here

Best condo deal with dockage:
(This includes first come, first serve dockage):
Click here

Best deals with a view and dockage:
Click here

Best canal front home deals:
Click here

Best open waterfront homes:
Click here

There are other potential good deals that I have not included here because the listing price is not a great deal but the sellers are very motivated.
If you are interested in any of these properties please contact me at 305-393-0923 or Wiebkewestedt@aol.com

New listing in Venetian Shores

If you have a large boat or a sailboat and need a deep water canal; Venetian Shores is the neighborhood for you! Venetian Shores is located at MM86 on Tavernier Creek = excellent quick ocean access!
Find out more about this 5 bedroom, 3 baths house here.

New foreclosure on the market! This will not last! 429,300 - under contract

This is the view from the unit! This is truly an unbelievable price for this unit!
Mariners Club has the largest lagoon/infinity pool in South Florida. There is also another pool, fitness center, on site rental office and on site restaurant.
You can find more pictures and info here.

In order to purchase in Mariners Club one must pay a 45K equity membership fee. When the unit is sold; the 45K are reimbursed. Total monthly fees (including Condo and Club Fees) are $1,260 per month. This unit is on the top floor = great views!
These are likewise units currently on the market in Mariners Club:Click here

These are likewise units that sold so far in 2008: Click here

Mariners Club permits daily rentals!

If you are interested in this property please contact me at 305-393-0923 or Wiebkewestedt@aol.com

Monthly summary

New thing!
I will do an end of the month summary with all activity in that month.

Upper Keys
Solds
New listings
Under contract
Price reductions

Middle and Lower Keys:
Sold
New listings
Pendings
Price redcutions

Any questions? Please call me at 305-393-0923 or e-mail me: Wiebkewestedt@aol.com

Sunset Hammock 1640 Square Feet for 325K! Under contract!

This is a beautiful updated unit in Sunset Hammock. Sunset Hammock is is a smaller complex with a serene lagoon in the center of the property and a great Marina. Boat slips are deeded, this particular unit does not have a boat slip but you can rent a slip from another owner. The units are townhomes with 1640 Square feet living space plus a screened patio. This unit looks over the lagoon. Each unit in Sunset Hammock has 3 balconies! This is a great deal in a very desired, beautifully landscaped complex. More info here

CBS home on double lot on a lagoon out to the Ocean with protected dockage for 799K - Under contract!

The property needs work but it's a CBS structure on a double lot. The lot is on a lagoon that feeds from the Atlantic. The house is situated directly across the opening/pathway to the ocean and therefore has an ocean view; ergo you have very protected dockage and an ocean view. The property is located less than a mile from Tavernier Creek; so you have quick bay access as well!
The owners bought the house in 2006 for 1,5 Million. This is an approved short sale which means that there is no wait to close. This is best waterfront value in the upper Keys! Please call me with any questions: 305-393-0923

Two great price reductions

Sometimes the greatest deals pop up when there is a price reduction. That is the case with two properties that had drastic price reductions yesterday.
There was a price a reduction to 649K in the Sanctuary and the sellers are motivated.
The Sanctuary is a secret to many in Key Largo. It is tugged away by the bay at MM100, it is the lowest density complex in the Keys: 34 units on 26 Acres! You can find out more info about the unit here
The pictures are bad! I wish I had some pictures to share with you; next time I'll take my camera when I show the Sanctuary. Nevertheless this 649K is a great price for a townhouse: 1700 Square feet, boat dockage and an open bay view. If you are looking in the Keys and like privacy and nature; this is it!

The other price reduction was on this house on Fontaine. This is a short sale but it has been approved by the bank and is ready to close! The previous asking price was 900K; the asking price now is 825K.
This is a CBS house, three bedrooms, on a double size lot. The best of both worlds: Great fishing because it's a straight shot out to the ocean, open water view yet very protective dockage. If you are looking for a waterfront house under 1 Million; this should be the one!
More info

What you cen get for less than 250K in the upper Keys

Two years ago I would have had to say: Nothing! But that is not the case now. There are actually some dry lot homes for sale in the 100 to 250K range:
Cick here to see a list of them


and if you prefer a condo:
Please click here to see a list of condos under 250K


These low priced properties are popular right now; see here which ones are currently under contract

Please let me know if you'd like further info or are looking to buy or sell Real Estate in the Keys

New foreclosure just came on the market - Canal Front home in Islamorada for 425K Under Contract!

This just came on the market:

Click here for more info on this property.

Best deals in every category

These are the best deals if you are looking for a condo that allows weekly rentals:
Click here

These are the best deals in condos under 500k:
Click here

Best deals in condos from 500 to 800K:
Click here

Best canal front home deals:
Click here

Best open water front deals:
Click here

These deals are already gone

This is an update to let you know that good deals go quickly. Goes to show that everything will sell for the right price even in a challenging Real Estate market.
I told you about these deals in my blog in the past two weeks and they are already under contract: Click here to see the two listings

If you are checking this blog to see the daily activity you will not always see eveything that went under contract in the past few days because many agents wait to change the status to pending in their listing until all contingencies have been removed and the sale is certain to go through.
I had a customer yesterday who wanted to make an offer on one of these properties but both of them are already under contract:
Click here to see them

There was already another offer on this property but it was too low and the bank did not take it; nevertheless there was an offer for over 700K on this property:

Tomorrow I will tell you about deals are still available.
Thanks for reading my blog!