It’s “Overpriced” They Said!

The home at 125 Plantation Way, Palmetto Plantation, Santa Rosa Beach, Florida 32459 sold for the highest price per square foot in the subdivision. Naysayers lost, as real estate agents and home buyers erroneously thought that “price per square foot” was the only way to price the house. Wrong. This two bedroom home in South Walton County, sold for $335 per square foot for a sale price of $322,000. Shocker? Not to this Santa Rosa Beach-Destin real estate agent. It even appraised at $330,000, which is $343 per square foot. The highest other sale in Palmetto Plantation was $315 per square foot for an 1126 SF home.

What gives? Agent feedback was “concern” that the house was overpriced. The entire extent of their analyses, and that of their buyers, was “price per square foot”. Please read my previous blog post about “Justifying Your Low Offer?” I outline factors commonly used by appraisers to value a property for a real estate sale, apart from “price per square foot”.

Price Per Square Foot Is Not The Whole Story

Here’s another way to think about the “big picture”. Smaller homes, other things being equal or similar, generally sell for more per square foot compared to larger homes. We are not talking thousands of square feet (or hundreds) in difference, but a moderate amount. Remember, a house that’s 1000 square feet has an air conditioner, hot water heater, roof coverings, a kitchen, plumbing, etc. High priced items will cost close to the same for a larger home and a slightly smaller home. Add-ons to simply increase the square footage, may cost less per square foot than the main items in the home that substantiate overall price. In other words, adding 200 square feet to a house is cheap, so it lowers the price per square foot. Here’s a short article from a builder who explains price per square foot fallacies well.

Finally, rely on common sense, intuition and a test of reasonableness when making an offer for a home in Santa Rosa Beach, Florida. If you are thinking of selling, contact an experienced agent whose price analysis of your property goes beyond the simple price per square foot.

The post Price per square foot? Not the whole story first appeared on Rulnick Realty.

SOLD! A new home on Lot 8 Euvino Way, Church Street Landing, Santa Rosa Beach, Florida 32459.

This is a new construction home that will be built similar to the photo.  My buyers were impressed with the quality offered by Martelle Builders when they previewed this home in the Ivy subdivision, Inlet Beach, Florida.

The builder representative, Logan Horne, made the whole process a delight. Logan offered to meet with my clients while our area was hit with the fringes of Hurricane Ida.  Afterward, Logan graciously came to my office, toting her laptop and contract paperwork.  She told me she would be brief, and one hour later, we had a signed contract and happy buyer.

The Ruth model is about 1800 square feet, with three bedrooms and two bathrooms, and a base price below $500,000.  This home will be built in the new Church Street Landing subdivision off Church St. on Euvino Way in Santa Rosa Beach, FL. The lot backs up to woodlands.  The Gulf of Mexico is 2.8 miles away directly down Scenic 393 on Scenic 30A, at the Ed Walline Beach Access.  Adjacent is Gulf Place Town Center with dining, shopping, artists, and vibrant concerts.

The first steps and selections of colors and upgrades are complete. We will be getting weekly updates about the progress of construction from the builder.

Stay tuned for new photos as the plans become reality.

Meanwhile, if you are looking for a new construction home in Santa Rosa Beach, 30A, or the surrounding towns on the Emerald Coast of Florida, give me a call.

Search New Construction Homes for Sale – Santa Rosa Beach, Florida

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.

Parlo italiano.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.

Parlo italiano.

The post SOLD! Lot 8 Euvino Way, Church Street Landing, Santa Rosa Beach, Florida 32459 first appeared on Rulnick Realty.

JUST SOLD – 167 Starlight Ln., West Hewett Rd., Santa Rosa Beach FL 32459

Case Study:

The home at 167 Starlight Ln. was in excellent condition. Features included trendy décor, bamboo floors, upscale light fixtures, and substantial outdoor living areas.  The Florida room was 30 x 15, with wood ceilings, screens, shades, ceiling fans and an outdoor fireplace.

The price point was going to be attractive for Santa Rosa Beach, because the property was a manufactured home. That would place it on the more reasonable end of available offerings and likely contribute to a faster sale.

Marketing Challenges:

The property was located on a dirt portion of a road off West Hewett.  The lot for the subject property began just after the paved road ended.  It was red clay and in bad condition, with a few large pot holes you had to maneuver your car around. It was a mess.  I called Walton County and confirmed that the portion of the road where this property began was not county maintained.

I emphasized to the seller that the property would be more marketable, i.e. we could head off objections about the road, if it were smoothed out and the holes filled in. This was not an easy task, as my seller contacted numerous contractors and everyone was backed up. I researched what could be done and found out that Walton County has a “Pay to Grade” program offered by Public Works.  With “Pay to Grade”, a road that’s not county maintained can be graded for $50 per half-hour. The property owner had to supply the dirt.

This process of fixing the road took two months due to contractor delays, but only cost few hundred dollars. I feel the work probably reaped the seller an 8-10% higher sales price.

Comparable Sales: The best comparables were sales of about $250,000.  Given that those sales were a couple of months old, we were initially going to price around $289,000.  The delay in putting the home on the market to re-surface the dirt road was serendipitous, though, because prices had gone up further.  We listed for $299,000.

The property sold in one day with a cash, “as is” offer for $295,000.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.

Parlo italiano.

The post JUST SOLD – 167 Starlight Ln., West Hewett Rd., Santa Rosa Beach FL 32459 first appeared on Rulnick Realty.

Just Listed – 167 Starlight Ln., Santa Rosa Beach, Florida 32459

Plush, exquisite simplicity. This elegant manufactured home has bamboo floors, vaulted ceilings, enchanting lighting, and stylish design throughout. An angled breakfast bar overlooks the living room. The fireplace has a new surround that picks up the muted greys of the kitchen. There is a tile backsplash and new gas oven/range and hood.

The walk-in pantry maximizes storage. Surprises await in the master bathroom with soaking tub. Three bedrooms plus office with French doors with upscale feel.

The outdoor living area elevates lifestyle, with an enormous, captivating screened porch with wood ceiling, cooling shades, ceiling fans, and outdoor gas fireplace. The roof is metal. New air conditioner. The location is prime to enjoy Gulf of Mexico beaches, dining and shopping. Less than 3 miles to famous 30A Scenic Highway.

167 Starlight Ln., Santa Rosa Beach FL 32459 is offered for $299,900.

Watch the virtual tour.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.

The post 167 Starlight Ln., Santa Rosa Beach Florida Near 30A – For Sale first appeared on Rulnick Realty.

312 Pin Oak Loop, Driftwood Estates, Santa Rosa Beach Florida is sparkling clean with pristine paint and flooring. This four bedroom home has granite counters, cathedral and trey ceilings, recessed lighting, raised panel doors, brushed nickel hardware and more. The brick elegant exterior is refined and highlighted by a covered patio. The pond setting is relaxing – you’ll see diving osprey! Landscaped to attract butterflies and birds, there is also a new sprinkler system and lawn pump. The closets are oversized, the master bedroom has a huge walk-in.  The master bedroom is on the water side, wake up and soak in a fresh day. The master bathroom is luxurious. The kitchen has a plethora of cabinets and granite counters and offers water views. There is a laundry room adjacent, the washer and dryer are included. The neighborhood of Driftwood Estates has a community pool, playground and fishing.  Nearby, shop and dine at Grand Boulevard, Baytowne Wharf, Sandestin, Silver Sands outlets and Destin Commons.  There are medical facilities at Sacred Heart Hospital, five minutes away on Mack Bayou Road. The beaches of South Walton are close by, as are rare coastal dune lakes, Topsail Hill Preserve State Park, bike trails and the uniqueness of 30-A.

Virtual tour.

312 Pin Oak Loop, Driftwood Estates, Santa Rosa Beach Florida is offered for $312,900.

Want to get qualified? Want to see it?

Call Wendy Rulnick 850-259-0422.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post 312 Pin Oak Lp., Driftwood Estates, 4 Bedroom, Santa Rosa Beach FL first appeared on Rulnick Realty.

149 W. Wild Briar Rd., Mack Bayou, Santa Rosa Beach Florida sold in just 36 days! This unusual property with an apartment upstairs was on a canal that leads to Mack Bayou.  Offered for sale numerous times in the past and on and off the market, Wendy Rulnick, Broker, effected the final sale when the sellers listed with Rulnick Realty.  What factors cause a fast sale?

• Fair Pricing
• Excellent Marketing
• Great Communications with the property sellers
• Refined Negotiating
• Follow Through to successful closing

This Mack Bayou home was not an easy property to sell. It had a floor plan that appealed to a limited market and needing updating.  Wendy Rulnick accomplished the task.

If you have an “easy” property to sell, there are hundreds of real estate agents you can call.

If your property presents a sales challenge because of its floorplan, condition, high price, difficult sales circumstances, multiple owners, divorce or short sale, call Wendy.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post JUST SOLD – 149 W Wild Briar Rd., Santa Rosa Beach FL – House with Apartment first appeared on Rulnick Realty.

Investment opportunity in South Walton County! Waterfront home on canal with Apartment in Mack Bayou area at 149 W. Wild Briar Road, Santa Rosa Beach Florida is now for sale. Boat out to the Choctawhatchee Bay from the canal.  The second floor of this house has a separate studio apartment of 520 SF with kitchenette and full bathroom for rental income. The apartment is accessed from the rear with a separate entrance.  It has a granite kitchenette, bathroom and open concept floorplan.  This Mack Bayou home has 100′ feet on the water with room enough for a 19′ center console boat to jet out to the Choctawhatchee Bay. The main house has a welcoming porch, 9′ ceilings, recessed lighting and open kitchen with maple cabinets and stainless steel appliances. The airy floorplan has architectural details such as a barrel ceiling in the master bath. The canal front setting is framed by plentiful windows. The second floor deck off the apartment is a tree top retreat of seclusion.  Recently painted main house has 3 bedrooms, 2.5 baths. 100 feet on canal, second floor deck. Potential rental income $2000 for house or more, $800 to $1000 for studio apartment per month.

Watch the virtual tour.

149 W. Wild Briar Road is offered for sale for $429,900.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post Canal Front Home & Apartment – 149 W Wild Briar Rd. Mack Bayou Santa Rosa Beach FL 32459 first appeared on Rulnick Realty.

This Mack Bayou area home at 43 Shipwreck Rd. E in Driftwood Estates, Santa Rosa Beach, Florida, impresses with grand, open living spaces. Almost 3000 square feet, it has four bedrooms, three full bathrooms and a separate office.  New wood tile floors flow from room to room offering incredible lifestyle arrangements for multiple seating areas. Upgrades of almost $60,000 include the stand-out kitchen with an enormous granite center island. Two chefs could put on quite a show cooking here. The cabinetry is remodeled, all counters are granite and appliances stainless. The dream walk-in pantry will hold every exotic spice, canister and staple to plate meals of your imagination. This Driftwood Estates home has been newly painted, the bathrooms have updated granite and faucets. The eye-pleasing style with plant ledges, cathedral ceiling and light-bathed neutrals decorate this stunning Santa Rosa Beach home. Five minutes away find Sacred Heart Hospital, dining and shopping opportunities. Take a 15 minute drive to Grand Boulevard in Sandestin, which has a movie theater, famed Emeril’s Coastal Italian, Vin’tij restaurant and more, the Village of Baytowne Wharf, or the beaches of South Walton and the Gulf of Mexico. The more than half-acre estate sized lot is cleared and level, backing up to nature preserve with bird-filled woods. It invites relaxing, playing with children or pets, planting a garden and fenced privacy.

Watch the virtual tour.

43 E. Shipwreck Rd., Driftwood Estates in Santa Rosa Beach Florida is offered for sale for $429,900.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post 43 Shipwreck Rd. E., Mack Bayou, Driftwood Estates, Santa Rosa Beach Florida first appeared on Rulnick Realty.

Are you just itching for a new creative, potentially money-making real estate project in South Walton County? Here are two new listings in Santa Rosa Beach, Florida, on the canal, adjacent to each other, that can be an investor’s dream!

1. 10 Wild Briar Lane E. – $125,900 HANDY MAN SPECIAL
   1. 50 x 125 lot on the corner of Mack Bayou Rd. (Sacred Heart location)
   2. Canal Front
   3. 1447 SF home built in 1972
   4. Needs extensive remodel, but was recently occupied
   5. Owner wants OFFER – ready to sell!
2. 28 Wild Briar Lane E. – $425,000 HANDY MAN SPECIAL – Subdivide Opportunity
   1. ADJACENT to 10 Wild Briar E. (there is an opportunity there!)
   2. Canal Front
   3. Platted as three lots –  Walton County says the zone allows them to be separated (subject to approval)
   4. 2000 square foot home, needs extensive work, but some updating (new windows, some kitchen)
   5. Fixer Upper cottage that is on eastern portion of the lot – currently RENTED for $900 per month
   6. In-ground pool
   7. Owner wants OFFER – ready to sell!

Here are my thoughts on potential opportunity to make money:

1. Buy 10 Wild Briar E., (listed for $125,900) fix up, sell for profit
2. Buy 28 Wild Briar E. (listed for $425,000)
   1. Remodel all, sell as compound
   2. Separate cottage lot out, tear down, build new house, sell for profit
   3. Tear down Main House and cottage, build three houses, sell for profit
3. Buy both properties (10 and 28 E Wild Briar) – build four houses, or offer remodeled mix of existing
4. GREAT VISIBILITY RIGHT OFF MACK BAYOU!!!!!
5. Other creative – YOU?

   Contact me and let’s brainstorm…   It’s Wendy… It’s Sold!

   Wendy Rulnick, Broker, Rulnick Realty, Inc.
   Call 850-650-7883 ext 204
   Email Wendy: itswendy@rulnickrealty.com

   Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post Creative Investors! 4 Canal Front Lots – Homes – Need Work – Santa Rosa Beach FL first appeared on Rulnick Realty.

Seriously? Yes! This Mack Bayou home is a “handyman special”!  Inhabited as recently as last year, this 1970’s circa home needs a lot of work, but we all know it’s about… LOCATION!!  Set on a canal with 50 feet of frontage, you can be out to Mack Bayou and Choctawhatchee Bay in moments, with your fishing pole and sun block!

Imagine having a waterfront bungalow or fixing it up to re-sell. The canal front setting, affordable price, opportunity and location close to Sacred Heart Hospital, myriad shopping and dining venues, beach or boating out to Choctawhatchee Bay from your own property make this home ideal for an investor or ambitious homeowner. Seller wants offer!

10 Wild Briar Rd. E., Santa Rosa Beach Florida is offered for $131,900.

Virtual Tour.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post Mack Bayou Canal Front – 10 Wild Briar E. – Handyman Special – Santa Rosa Beach Florida first appeared on Rulnick Realty.