Blog Northwest Florida

Vacant Homes? How does the number of vacant homes impact your pricing strategies? One of our broker associates just sent me some research she has conducted on the Pensacola Multiple Listing Service (MLS). The numbers show 26% of the Pensacola residential detached resales are vacant. Mind you, this does not count new construction, homes under construction or homes about to be constructed, that are also listed on the MLS. To be specific, of 4,063 resales actively listed, 1052 are vacant and another 832 are in some stage of construction.

My friend attached a "daily tip" from real estate coach Rick DeLuca noting that vacant homes mean motivated sellers.

Do you know how many vacant homes are in your market? If not, perhaps it's time to take a look. We need to get the facts in the hands of the sellers, many of whom have - you guessed it - a vacant home on the market so understand motivation.

We need to get our housing stock priced right or we need to get it off the market until the market catches up with the "potential seller's" expectations. Until we get this done we will continue to be in a saturated buyer's market.

Vacant Homes in the Pensacola real estate market . . . what about your market?

Crab Jubilee - Okay, I'll admit it. I'm 50. Fifty is the new 40 you know (But, of course, in my case it's the new 30). Since I'm being honest about my age I have no problem telling you some of the things I remember about the Old Florida. That's the Florida that came WAY before the internet . . . heck that's the Florida that came WAY before Cable television and the 8-Track (if you don't remember 8-tracks, they came WAY before CDs).

When I was a kid we would finish our hastily prepared dinner, load the Igloo cooler with snacks and head to Santa Rosa Island (Pensacola Beach). We would pull the battery out of the car - no kidding - plunk it in a galvanized tub sitting in an inner tube and connect it to lights we floated on the water. My grandfather would tie the inner tube to his belt loop with a rope and pull the entire contraption behind him as we walked through the Santa Rosa Sound (Intracoastal Waterway), nets in hand. What in God's name were we doing you ask? CRABBING - this is the way you caught your fill of Blue Crab in those days and as a kid, it was more fun that Halloween and the Interstate Fair all wrapped into one.

Now, this is a thing most people have never witnessed, but I count myself among the lucky few (relatively speaking) who have been on the beach at the height of a Jubilee. The biologists will tell you a Jubilee occurs when there is too little oxygen in the water and the crabs make their way to the shore. I will tell you that a Jubilee is a CRAZY TEAMING MASS of Blue Crab making their way to shore by the hundreds of thousands come hell or high water.

I have only seen one Jubilee in my adult life (a small one at that), so I suspect we have done something to alter our environment in such a way as to eliminate this amazing phenomenon. But I cherish the memory of being a child, dozing off in the back seat of a Ford Fairlane, surrounded by buckets of Blue Crab, bubbling their last breaths as we trundled down the highway toward a backyard overflowing with aunts, uncles and cousins all gathered around a bonfire prepared just for one of our southern crab boil get-togethers.

Crab Jubilee - The Florida Panhandle

For More Articles like this:

Blue Crab Jubilee - Wild Delaware

Alabama - Great Days Outdoor Magazine

Mobile Bay Jubilee - Wikipedia

Five Things to Love about Pensacola, FL - What? Only five? I'll have to make them REALLY Good!

1. The Beach - Where else can you find miles and miles of accessible Gulf front bordered by white sand beaches?

Of the 1,474 acres of Santa Rosa Island controlled by Escambia County, about 77 acres are approved for hotel development - a little more than 5 % of the total acreage. By contrast, more than 600 acres are reserved for preservation, conservation, recreation and beaches.  That's in addition to the 1,742 acres of Gulf Islands National Seashoreland preserved to the west of Pensacola Beach toward Fort Pickens and the 1,598 acres of National Seashore that will remain undeveloped to the east. Hotels are built along a central stretch a little more than a mile long.

2. The Blue Angels - Pensacola is home to the Navy's Flight Demonstration Team, the Blue Angels. The Blues call Sherman Field at Naval Air Station Pensacola home, so Pensacola residents are lucky enough to have two official Blue Angels Show, the July show on Pensacola Beach (usually the second week in July) and the Homecoming Show in November when the show season ends. But the best part is all the "unofficial shows" as the Blue Angels practice on Tuesday and Thursday mornings when they are between shows and in off season.

3. Historic Downtown Pensacola - How many U.S. towns can say their downtown dates back to 1559? Only one! Spanish Explorer Don Tristen DeLuna arrived in Pensacola with several ships and over 1500 colonists only to be met a few days after making landfall with a horrendous storm. Had it not been for the storm Pensacola would carry the title of oldest continuous settlement in the Untied States (an honor that now belongs to St. Augustine. However, Pensacola's historic downtown still maintains the Spanish influence. A day touring sites like Plaza Ferdinand, Seville Square and Christ Church make Pensacola a SUPER vacation spot.

4. Festivals - I think Pensacola must hold some kind of record for festivals. You can't find a weekend in the Summer (and many in the Spring and Fall) without a festival on tap. From the Fiesta of Five Flags, to Mardi Gras and the Greater Gulf Coast Arts and Crafts Festival . . . and all manner of festivals in between, this is the place for entertainment. And . . . every Tuesday through the summer there is a free concert on Pensacola Beach as well as a free concert at Seville Square. HOOOO . . . I'm getting tired just thinking about all of them.

5. Fabulous Housing . . . and friendly people to make your day! When it comes to housing inventory, we have an incredible variety. Do you want to sip your ice tea (sweet, of course) on the front porch of a 100 year old Victorian cottage or is a state-of-the-art beach condo more your style? We've got them both and MORE. With over 6,000 homes currently on the market in the Greater Pensacola Bay area . . . we've got the perfect home for you!

Five things to Love about Pensacola - shoot . . . heck, I've just gotten started . . .

Gulf Coast Vacation Rentals - Friends and fellow Realtors (Not that you're two separate groups . . . we're all friends here!) Here's my truly Shameless Plug for my lovely vacation rental on beautiful Pensacola Beach:

Imagine lounging on your wrap-around balcony, sipping your beverage of choice while you watch the waves roll in from the Gulf of Mexico . . . white sand beaches . . . emerald green water . . . deep sea fishing . . . sea shell scavenging . . . river canoe trips . . .

Well, enough of the ad talk. I have a great, new, three bedroom, three bath condo that I rent on a short term basis. It's pretty busy during the season, but there's lots of availability after Labor Day - when the weather is really perfect (in my humble opinion).

Mention Active Rain for a Special Discount Just for You!

Just click to see Robin's Beach Condo

Bands on the Beach - Pensacola . . . Grab your lawn chairs, the cooler and blankets, get some sand in your shoes! There's no better way to wind down from a hectic day at work than to enjoy the sunset and music at the Gulfside Pavilion at Casino Beach overlooking the amazing white sand beaches of the Gulf of Mexico. Every Tuesday evening from 7 to 9pm a local band wows the crowds at the Bands on the Beach event. 

Everyone is invited - it's free - and, trust me, the people watching is second to none. We've got grannies and grand dads swing dancing, children doing handstands and, well, you name it you will probably see it (All G-rated for sure!).

The event is sponsored by the Santa Rosa Island Authority. Here's the line-up for the remainder of the year:

• May 27: Wildwood
• June 3: A Touch of Gray
• June 10: Midnight Confessions
• June 17: Tin Feet
• June 24: Civilized Natives
• July 1: Local Hero
• July 8: The Dinosaurs
• July 15: The Kyle Parker Bankd
• July 22: The Reunion Band
• July 29: Nashville Country Night
• Aug. 5: Dr. Breeze
• Aug. 12: Mass Kunfuzion
• Aug. 19: The Fort Morgan Slammers
• Aug. 26: Crosstown
• Sept. 2: DMTs
• Sept. 9: Not Quite Fab
• Sept. 16: The Kee Creek Band
• Sept. 23 Big Muddy
• Sept. 30: Wildwood

Downtown Pensacola - Aragon Tour and Wine Tasting - What's a Realtor girl to do on a sunny spring day in Pensacola? Well if you're lucky enough to be me you head to a home tour and wine tasting combo!

The downtown neighborhood of Aragon held their fifth annual tour and wine tasting today and - wow - was there a good crowd! The neighborhood is a planned urban community that integrates Pensacola's rich history and it's varied architectural past. Aragon is pedestrian-oriented; lots of nice sidewalks, pocket parks, a community garden and a central park with a large gazebo.

Seven homes were on the tour today, with styles ranging from Federal to Florida Vernacular. Several of the architects were on hand to give visitors a fact-filled tour. One of the things I loved best about the tour was the opportunity to view the "secret gardents." Aragon homes have their garages in the rear of the home so each home has a courtyard.

Want to know more about Aragon and similar communities? Just check out my article:

Aragon Tour and Wine Tasting

Downtown Pensacola - Aragon Tour and Wine Tasting

East Hill Pensacola - Quaint, charming, historic, and vibrant all describe East Hill, one of Pensacola's largest and most popular neighborhoods. East Hill is one of two garden districts (the other - North Hill) that developed in the early 1900s as the City of Pensacola, fueled by the burgeoning logging industry and increasing imports through the Port of Pensacola, expanded north up the hill.

East Hill homes encompass a wide variety of styles and tend to be a bit smaller than those in North Hill, with the exception of the homes bordering Bayou Texar and overlooking Pensacola Bay.

The borders of the neighborhood (roughly) are Fairfield Avenue to the north, Scenic Highway to the east, Bay front Parkway to the south and 9^th Avenue to the west.

Today the neighborhoods' shady tree lined streets, variety of home styles, proximity to parks, restaurants, shops and water access make East Hill an in demand address.

Residents of East Hill can easily walk or bike to one of the many festivals held in Seville Square or Bartram Park or take in the Pensacola cultural scene by visiting art galleries, the Pensacola Symphony, the Pensacola Opera or a variety of theater and concert venues.

The vision of the early city planners has provided residents with eleven neighborhood parks, most of which encompass at least an entire city block. (Like Lakeview Park - Photo Right) 

The sprawling Bayview park on Bayou Texar covers 28 acres. As a little girl, my family spent many a Sunday afternoon picnicking at Bayview Park and I can still remember the difficulty I always had in deciding between swinging on the jungle gym or splashing in the water!

The park boasts the following amenities: boat launch, picnic shelters, bocce court, tennis courts, playground equipment, dog park, recreation center, restrooms, senior center, and soccer field.  

East Hill Pensacola  - A Pensacola neighborhood worth getting to know!

Emerald Dolphin condominiums - Pensacola Beach Bargains! It's opportunity time on Pensacola Beach. Emerald Dolphin is a SUPER condo project (so SUPER that I had to buy one myself . . . ) There are currently eight listings in the Emerald Dolphin. This is one of the newer condos on Pensacola Beach - completed in December of '06 - and truly one of the better buys on the beach.

Here's why:

1. Superior Construction - built to the latest hurricane codes and with three levels of parking below the first floor (blow through), the building is built to last.
2. While on the beach - See Photo - this building is built far enough behind the dune line to be protected from the storms.
3. FABULOUS VIEWS - views from the end units with wrap around balconies take in both the white sand beaches of the Gulf of Mexico, the Santa Rosa Sound and Pensacola Bay. WOW!
4. State of the Art Exercise Facility - Work out with a view to the Gulf. Doesn't get much better . . .
5. Short walk to Peg Leg Pete's restaurant and Lafite's Marina.
6. Pensacola Beach is a true gem. This barrier island has only 8.2 miles of beach in development, bordered by 15 miles of state parks and National Seashore. 
7. There's only so much white sand Gulf out there!

Here are the units currently available at the Emerald Dolphin:

Four two bedroom/two bath units at 1235 square feet. Prices range from $449,800 to $625,000.

Two two bedroom/two bath units with a bunk room at 1345 square feet. Prices range from $$495,000 to $499,900.

One three bedroom/three bath unit at 1691 square feet priced at - NO KIDDING - $625,000.

One four bedroom/three bath unit at 1986 square feet priced at $695,000.

Want more information? As an owner, I know all the ins and outs and would be happy to share everything about these fabulous condos. The Emerald Dolphin on Pensacola Beach - SUPER time to buy!

Silver Lining to the Harsh Realty Reality - Just got off the phone with a truly lovely lady. She bought her house in '06, not at the height of our local market, but before it started it's big slide. She has a beautiful, large home in a much sought-after downtown neighborhood walking distance from great restaurants, the symphony, shopping, etc. What's more, this lovely home has a full apartment over the garage. Heaven. But, as you know heaven is a relative thing.

The owners plans have changed a bit. Things happen. The grandkids are on the other side of town. They don't need quite so much home. It makes sense to downsize a bit. But what about that sliding market? What about the money they will lose?

Here's the thing . . . as one of my mentors once said, "The best time to sell is when you need to." Sounds like they need to - for comfort, for convenience, for love of the grandkids.

And here's the other thing . . . the Silver Lining to the Harsh Realty Reality - they'll do FINE. They'll buy for less on their downsize than they would have just a year ago. It will all work out. But we have to get there. And we get there by letting it sink in and then putting one foot in front of the other. And pricing for the market - truly pricing for the market.