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.

Great opportunity for a waterfront compound off Mack Bayou Rd. in Santa Rosa Beach, Florida. 28 E. Wild Briar consists of two homes that need updating, remodeling and a happy, creative owner that can make this a dream complex. Built on three lots with 150 feet on the water, the canal will take you right out to the Choctawhatchee Bay! Along the canal, there are two private boat ramps and boat storage. Lovely grounds with large gazebo, two homes and more. The main house has 3 bedrooms, 2 baths, was built in 1968-1978. Fireplaced living room, large tiled eat-in kitchen. Walk out to the covered in-ground pool, deck or the whirlpool tub. Second building houses guest quarters, laundry, one bedroom, kitchen, separate living room, directly on the water. Main house a/c new 2012, dishwasher 2013. Total square footage is 2808, adding main house – 1968 square feet,  guest house – 840 square feet. Large outbuilding has an oversized two car garage and huge storage for workshop or another boat. RV parking, circle drive. Minutes to the beaches on 30A, shopping and dining in Sandestin, Grand Boulevard, Baytowne Wharf, Sacred Heart hospital, Publix, Destin Commons.

28 E. Wild Briar, Santa Rosa Beach Florida, is offered for $349,900.

“It’s Wendy… It’s Sold!”

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call toll-free 1-877-487-9639 or local 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Destin real estate broker, has helped hundreds of families buy and sell homes along the Emerald Coast of Florida. Wendy Rulnick is knowledgeable in all aspects of short sale.  Wendy Rulnick sells real estate in Destin, Santa Rosa Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Seagrove Beach, Watercolor, Sandestin, Seaside, Crestview, Rosemary Beach, Mary Esther, Shalimar, Panama City Beach, Eglin AFB, Hurlburt Field. 

The post Waterfront Homes on Canal, Santa Rosa Beach Florida 32459 first appeared on Rulnick Realty.

This weekend I received an offer on a Santa Rosa Beach Florida short sale lot listing.  In my area on the Emerald Coast, lots are not easy to sell.  In fact, there is a 36 month absorption rate in South Walton County in the 30-A area. Yikes!  A normal market may have a 6-7 month absorption rate.  So it would take almost three years to sell the current inventory of Santa Rosa Beach lots at the current rate of sales. 

For the sake of illustration, I listed the lot at $82,000.  The last sale in the subdivision was in December, almost six months ago, for $85,000.  There is another lot under contract listed at $79,000.  There are three lots listed for sale in the $200’s (OVERPRICED) and two expired listings at $99,900 and in the $100’s.

AMAZINGLY, I received a full price offer within one day of listing this Santa Rosa Beach short sale.  The seller accepted it.   I  also received a back-up offer for over list price. 

What is happening here?  Is there gold on the lot or an oil field? No!

Did I underprice the lot? No!  The comparable sale and property under contract were right in line with my listing.  In fact, the absorption rate of my market makes the lot price seemed overpriced. 

Why did I sell this Santa Rosa Beach lot  sell so quickly?  Curious, I asked the buyer’s agent.  He said the buyer wanted THAT subdivision and had written an offer on the other lot under contract, but lost his bid.  He was just waiting for another lot to come on the market.  When it did, he jumped.  I suspect the other offer was for the same reason.

So, what does it mean, when your property sells quickly, and for full price?  It means two things. It was priced right, and you were lucky!

It’s Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Santa Rosa Beach Florida Real Estate

Santa Rosa Beach Short Sales & Pre Foreclosure Help.

Read Wendy’s Santa Rosa Beach Real Estate Blog

The post Did You Sell Your Santa Rosa Beach Short Sale Too Fast? first appeared on Rulnick Realty.

This weekend I received an offer on a Santa Rosa Beach Florida short sale lot listing.  In my area on the Emerald Coast, lots are not easy to sell.  In fact, there is a 36 month absorption rate in South Walton County in the 30-A area. Yikes!  A normal market may have a 6-7 month absorption rate.  So it would take almost three years to sell the current inventory of Santa Rosa Beach lots at the current rate of sales. 

For the sake of illustration, I listed the lot at $82,000.  The last sale in the subdivision was in December, almost six months ago, for $85,000.  There is another lot under contract listed at $79,000.  There are three lots listed for sale in the $200’s (OVERPRICED) and two expired listings at $99,900 and in the $100’s.

AMAZINGLY, I received a full price offer within one day of listing this Santa Rosa Beach short sale.  The seller accepted it.   I  also received a back-up offer for over list price. 

What is happening here?  Is there gold on the lot or an oil field? No!

Did I underprice the lot? No!  The comparable sale and property under contract were right in line with my listing.  In fact, the absorption rate of my market makes the lot price seemed overpriced. 

Why did I sell this Santa Rosa Beach lot  sell so quickly?  Curious, I asked the buyer’s agent.  He said the buyer wanted THAT subdivision and had written an offer on the other lot under contract, but lost his bid.  He was just waiting for another lot to come on the market.  When it did, he jumped.  I suspect the other offer was for the same reason.

So, what does it mean, when your property sells quickly, and for full price?  It means two things. It was priced right, and you were lucky!

It’s Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Santa Rosa Beach Florida Real Estate

Santa Rosa Beach Short Sales & Pre Foreclosure Help.

Read Wendy’s Santa Rosa Beach Real Estate Blog

Wendy is a short sale and pre-foreclosure specialist and has been featured in “Kiplinger Personal Finance Magazine” and “Florida Realtor Magazine”. Call Wendy Rulnick, Broker/Owner,to list and sell your home or condo on the Emerald Coast of Florida in Walton, Okaloosa and Santa Rosa County-  Destin, Santa Rosa Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Seagrove Beach, Watercolor, Sandestin, Seaside, Crestview, Rosemary Beach, Mary Esther, Shalimar, Eglin AFB, Hurlburt Field.

The post Did You Sell Your Santa Rosa Beach Short Sale Too Fast? first appeared on Rulnick Realty.

 Offered at $130,000.  The short sale lender, Selene, says short sale approval will be swift after offer.

 Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204 

Santa Rosa Beach Florida Real Estate 

Santa Rosa Beach Short Sales & Pre Foreclosure Help.

The post 11 N. 4th Street, Town of Santa Rosa, Santa Rosa Beach FL- 32459 – Short Sale first appeared on Rulnick Realty.

Very open and spacious home in Driftwood Estates, in Mack Bayou, Santa Rosa Beach, Florida.  

12″ ceramic tile throughout main living areas. 3 bedrooms with a 4th room that could either be used as a bedroom or office, of which has an entry door leading out to covered patio. Formal dining room, sitting room/office, large great room with fireplace, vaulted ceilings, plant ledges. Double french doors in living area leading out to covered patio. Kitchen has solid surface counter tops with a wrap around breakfast bar overlooking great-room. Large master bedroom with double french doors leading out to covered patio. Master bath with double vanities, 2 separate master closets, stand alone shower and jetted garden tub. Large utility room leading out to garage. Pull down stairs into attic. 6′ privacy fence, back yard. Covered front entrance. Long drive for extra parking space. Beautiful oaks in front yard. This Driftwood Estates, Mack Bayou short sale home is 15 minutes to the Gulf of Mexico Beach, Grande Boulevard, Baytowne Wharf and more. View the video of 66 Driftwood Point Rd. 

This Santa Rosa Beach short sale home is offered at $209,700.

It’s Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Santa Rosa Beach Florida Real Estate

Santa Rosa Beach Short Sales & Pre Foreclosure Help.

Read Wendy’s Santa Rosa Beach Real Estate Blog

The post 66 Driftwood Point Rd., Driftwood Estates, Mack Bayou, Santa Rosa Beach FL- 32459- Short Sale first appeared on Rulnick Realty.

This festive Grayton Beach Florida home is the perfect retreat in the “real beach” town, Old Grayton in the Seagrove Beach area. Fun and eclectic, it is a happy home. Wood floors, open floor plan and interesting room layout make it a great place to live full time, hang out on vacation, use as a second home or a rental investment.  Enjoy breezy beach and dune views from master deck. Walk down the street to the Gulf of Mexico (One of the neighborhood attributes is “no major road” to cross to get to the gulf!) Partake in the Grayton Beach lifestyle, including the famous Red Bar and more! Seaside and Watercolor are a bike ride away for shopping, dining, concerts and cosmopolitan lifestyle. For rental considerations, this Grayton Beach home sleeps 12 and grosses about $30,000 per year.   Watch the

Offered at $850,000. 

It’s Wendy!

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Wendy Rulnick, Broker, CRP, CRS, GRI, ABR Rulnick Realty, Inc.

Seagrove Beach FL Real Estate

Read Wendy’s Seagrove Beach Real Estate Blog

Email Wendy: itswendy@rulnickrealty.com

The post 244 Magnolia St., Grayton Beach Florida – Home for Sale first appeared on Rulnick Realty.

Bright, happy home at 42 Talon Way is a short sale located in quiet subdivision of Eagle Bay, in Santa Rosa Beach Florida. Wonderful outside spaces include front porch, patio and large balcony off master bedroom. Elegant landscaping with palm trees, brick pavered driveway. Impressive entry looking up to second floor. Ample great room with fireplace. Kitchen has granite counters and breakfast bar. This Santa Rosa Beach short sale home is near the local’s favorite, “Love Shack” restaurant with pool membership available.   10 minute drive to Grand Boulevard, Baytowne Wharf.  15 minutes to the beach, Destin Commons! Built in 2007, over 2100 square feet.

Santa Rosa Beach Short Sale Offered at $217,700.

It’s Wendy!

Wendy Rulnick, Broker, CRP, CRS, GRI, ABR     Rulnick Realty, Inc.

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Wendy’s Destin Real Estate Blog

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

The post 42 Talon Way, Eagle Bay, Santa Rosa Beach Florida – Short Sale first appeared on Rulnick Realty.

In the shade of historic Grayton Beach Florida surrounded by majestic oaks is the custom home designed by noted Architect John Geogan. Sitting on just under an acre of land in Grayton Beach and within walking distance to the Gulf of Mexico is the craftsman style home with metal roof, wrap-around porch, cement fiber siding freshly painted in 2009.It was the featured home in an Austrian design magazine and on the 2000 Library Guild Show of Homes.

Custom designed with lots of exciting features. Skilled craftsmanship is defined by the mahogany interior including the clear story windows with a “one of a kind” mahogany ceiling, kitchen cabinets, granite counters, breakfast bar, island, and in the great room, a display area with fireplace, and crown molding. The 3 bedroom plus study (office/guest room) with French doors offers a lot of usable space. The floors are oak hardwood and tile throughout the home. The master suite is large with access to the outdoors. The master bath features a separate shower with glass door, whirlpool bath, furniture designed double vanity with handmade glass tile. Lot size offers room to build guest home and pool. 

This magnificent home is in the Grayton Beach section Santa Rosa Beach, Florida near Seaside and Watercolor.

Offered at $699,000

Rulnick Realty, Inc.

Rulnick Team Listing 

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Destin Real Estate Blog

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy Rulnick, Broker: itswendy@rulnickrealty.com

The post 100 Grayton Trails, Santa Rosa Beach Florida – Grayton Beach Home for Sale first appeared on Rulnick Realty.

This refined Santa Rosa Beach Florida short sale home, adjacent to Redfish Village in the Lakeside at Blue Mountain Beach, is a wonderful design by a renowned architect. The first floor living area has warm wood flooring and old-fashioned built-ins. The breakfast bar is a mile-long custom slab of black granite with furniture spindle supports. Kitchen cooking beckons the gourmand in you with Jennaire stove and rows of bead-board cabinets, many open to display your wares. There is a built-in wine cuvee ready for your cabernets.

You can either cozy up to the fireplace in the living room or share your home with a grand party in the totally open living space. This home features two master suites, one upstairs and one down, both with exquisite bathrooms with upgraded fixtures and separate tubs. Upstairs also features a private sitting room with wetbar and refrigerator. Great location in Santa Rosa Beach– a few steps to the new upscale Redfish Village with direct walkover access. Two air conditioning systems and a Rinnai hot water heater.

This special Santa Rosa Beach short sale is close to Gulf of Mexico beaches, great shopping in Seaside, Watercolor, Rosemary Beach and Destin!

Offered at $549,900

 It’s Wendy!

Wendy Rulnick, Broker, CRP, CRS, GRI, ABR     Rulnick Realty, Inc.

Santa Rosa Beach FL Real Estate

Santa Rosa Beach Short Sales & Pre Foreclosure Help.

Read Wendy’s Destin Real Estate Blog

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

The post 110 Cabana Trail – Lakeside at Blue Mountain Beach – Santa Rosa Beach FL Short Sale first appeared on Rulnick Realty.