Florida Homes and Condos for Sale: Florida: Viera

I had a closing this week for a very nice buyer who has several pets.  She had taken so much care for them as she traveled from New York to her new home in central Florida.  After our closing on Monday one of the final bits of information I passed along was the location of a veterinarian's office near her Rockledge, Florida home.

Below is a listing of several veterinarian related services in the central Brevard County, Florida area.  My dogs have been a client of several of these over the past 15+ years and continue to use them.

Full service veterinary providers convenient to Rockledge, Viera and Suntree, Florida.

Viera East Veterinary Center

Rockledge Animal Clinic

Coastal Animal Hospital Wellness Center

Emergency Pet Care in Viera, Rockledge and Suntree

Animal Specialty and Emergency Hospital – A referral-only specialty hospital and an emergency hospital on nights, weekend and holidays.

For boarding needs consider…

Barkingham Palace – off US 1 in Rockledge, Florida.

Riverview Pet Spa – in the Pineda Causeway area of Suntree, convenient to Viera as well.

Dog Spot Hotel – in the Suntree area.

Pet sitters who provide in home, custom tailored care should not be left out as well…

Viera Pet Sitters

Short Sale Activity in Viera Suntree and Rockledge Florida–September 2011

Less than 19% of all active single family home listings in Brevard County, Florida's Viera, Suntree and Rockledge, areas are short sale listings.  To hear some folks talk you would think the entire market is distressed which is far from the truth!

Of all the residential units currently under contract 58% are short sales however many have been under contract for some time.   The reason, of course, is the short sale approval process can be so long - months!

The short sales closed in August 2011 in Viera, Suntree and Rockledge (18) represent just over 20% of the closings.   Another 8% of the closings were foreclosures.   Put another way - almost three of four closings are standard sales. 

Viera East area includes Suntree area north of Wickham Road

For information on buying and selling a house or condo in Viera, Suntree or Rockledge, Florida, call me at 321-693-3850 or email me.

The Ryan Moore Memorial Golf Tournament will be held on Saturday October 1, 2011 at the Viera East Golf Course in Viera, Florida.

This shotgun start tournament is being hosted to benefit the Harmony Farms, Inc. (Equine Assisted Therapy and Activities) in Viera.

Ryan Moore was a five year old Angel with Autism who rode at Harmony Farms.  He loved his pony “Star” and she loved him back.  Sadly, Ryan died in an accident in 2009 but his family continues to support Harmony Farms.

The $75 entry fee per player includes green fees, golf cart, driving range, lunch, beverages, goody bag, prizes and an event golf shirt.

Harmony Farms is a not-for-profit charity providing equine assisted therapy and activities to disabled individuals of all ages.

For information on participating or donating prizes, contact Pam Morrison at 321-472-0162.

There is a lot of wisdom in this short article.  Taking a second look is often the smartest approach - even if it has only been a few days since the initial visit.

Properties can (and do) get vandalized.  Properties can be neglected.  Properties can be stripped by owners.

It just makes sense to take a second look...and then a thorough inspection later.  One can never be too cautious on such a major investment!

I have disabled comments. Please stop by Sandy's original post to comment.

Heritage Isle in Viera – Market Activity in July 2011

On August 1, 2011 there are thirty-three active listings in Heritage Isle, Viera Florida's premier 55+ gated community.

There are two active patio styled homes (1353-1538 sq.ft. with single car garages) priced from $127,500 to $139,900 (short sale).

The thirty one active single family detached units are priced from $159,000 to $322,500.  Four of these listings are short sales.

Although the price range for single family home in Heritage Isle runs over $163,000 the reality is there are eighteen of the listings below $200,000.   Most of the homes for sale in Heritage Isle are three bedroom two bath units with two car garages with sq.ft. under air around 1,800-2000 sq.ft.

Currently there are seven properties in Heritage Isle under contract – four of them short sales.

Seven properties sold in July 2011 -  four single family detached homes and three patio style/villa homes.

The villa style homes selling in July 2011 went for prices ranging from $110,000 (a short sale at 2820 Camberly Circle) to $122,100 (2540 Camberly Circle).   The other patio style home was 2960 Le Conte Street which sold for $120,000.  Over the past several months it appears these patio style, one car garage attached units have settled the price around $110-120,000 mark.

The single family detached homes selling in July sold for prices from $152,000 (2872 Boddington Way) to $282,500 (3121 Camberly Circle).   The average selling price for single family detached homes in Heritage Isle last month was about $204,000.

For information on homes for sale in Heritage Isle, including new construction, give me a call at 321-693-3850 or email me.

Cost of Living in Heritage Isle (and Master Planned Communities)

While discussing costs associated with living in Viera's premier 55+ community Heritage Isle with a caller yesterday afternoon, I realized many prospective buyers fail to understand all the costs associated with living in a master planned community.

Buyers appear to look primarily at the taxes on the property which are based on the assessed value minus all the exemptions.  To understand property tax exemptions in Brevard County, check with the Brevard Property Appraisers Office.

Buyers in master planned communities and developments like Heritage Isle need to look at the other associated costs.

Most prospective buyers understand there will be association dues (around $300 a month in Heritage Isle as well as the other 55+ community in Viera, Grand Isle).

Heritage Isle residents pay an additional assessment with their annual taxes called a Heritage Isle Community Development District.  Property owners in Heritage Isle see this non-ad valorem assessment on their annual property tax bill.  Some of the things the CDD is responsible for are sidewalks, water management, conservation areas, common area landscaping, parks.

The current Heritage Isle CDD is around $866 (single family homes), $628 (villas), and $630 (condos).  There appears to be some variation so check the tax account for specific properties.  Also the CDD budgets annually so there is no permanent set amount.

Heritage Isle at Viera Community Development District (CDD)

What does the CDD offer its residents?

"The CDD’s business is conducted in the “Sunshine,” which means all meetings and records are open to the public. Public hearings are held on CDD assessments. and the CDD’s budget is subject to annual independent audit."


By the way, there are other assessments added to your tax bill.  These non-ad valorem fees include solid waste collection, an annual county fire assessment, solid waste disposal assessment, stormwater assessment, and likely others.

When you are ready to buy your Heritage Isle or Grand Isle home, call me at 321-693-3850 or email me.

***The above is presented as general information.  I am not a tax expert, CPA or attorney. 

Homes for Sale in Viera West (Viera area west of I-95 in Brevard County, Florida)

Heritage Isle Condos in Viera–Market Activity through June 8, 2011

Back on March 26,2011  I posted a market report about the Heritage Isle condos in Viera's popular gated 55+ community.

After reviewing the recent activity in the Heritage Isle condo market I chose to just edit the March 2011 report to emphasize the changes in the market.

The original text is in black print with the current status is the blue print.

I am not sure why - can't be the prices - the condos at Heritage Isle, Viera, Florida's premier 55+ community, seem to be taking forever to sell!
 
Presently there are fourteen fourteen condos listed for sale.  Of these, there are three four short sales.

Listing prices for the condos in Heritage Isle range from $99,950 $89,000 to $139,900 $135,000.  With seven eight of the active listings at Heritage Isle priced at or below $120,000, it is obvious the prices are going to stay down for a while. 

So what has happened in the previous several months…list prices have fallen and the last sale was on March 23, 2011 for $109,000. 

For information on homes and condos for sale in Heritage Isle (or Grand Isle – Viera’s other Lennar built 55+ community – call me directly at 321-693-3850 or email me.

Heritage Isle - Chosen one of America's top 50 Master Planned Communities in 2011!

Viera’s Heritage Isle Named One of USA’s Top 50 Best Master Planned Communities for 2011!

Heritage Isle in Viera in central Brevard County, Florida has been named one of the Nation’s top 50 Master Planned Communities by “Where to Retire” Magazine.  

The magazine’s upcoming July/August 2011 issue will acknowledge what those of us in central Florida already know – Viera’s Heritage Isle is among the very best 55+ communities in the United States!

I have been posting articles on this web site as well as Florida Homes For Sale for several years about Heritage Isle’s features including its

• gated entry (staffed 24 hours),

• wonderful 21,000 sq.ft. clubhouse (with library, fitness center, billiards, computer work stations, concierge services, ballroom),

• pool and jacuzzi, 

• tennis and boccie,
  

• location near the the new Viera Hospital, great shopping, restaurants, and more!

• Best of all - the residents are great and the prices are attractive

For information on Viera’s Heritage Isle, drop me an email or give me a call at 321-693-3850.  In the words of one of my past clients, “Viera is one of Florida's best kept secrets!”  Check us out!

By the way, I was interviewed by one of the magazine’s staffers several months ago while they were gathering background info for this article.   How did they find me? 

Sometimes you forget something and it costs…

Buying and selling real estate involves lots of details.   If you are not a detail oriented person, hopefully your real estate agent is one!

I am not going to list all the processes involved in a real estate transaction but suffice it to say there are many!

What brings this to mind this morning?

There is this house in my neighborhood.  I don’t know the owner as he just recently purchased this house.  He had mentioned he was going to get the landscaping in shape for the summer.  Sure there are some weeds but there is a good base of St. Augustine grass.

Then I see where he brings in a huge tiller (big tractor!) to rip up most of the grass.  I see sprinkler heads and PVC piping in the yard as well.  I wonder if this is one of those details he forgot?  Not sure but he did have an irrigation company over the next day!

Details...it is all about the details!

When you are ready to buy or sell in Viera, Florida, call me.  Let's talk about the details!