Bring your Boat Lovers to see this St. Johns River Estate Home. Located on Beauclerc Bluff this 1.6 acre estate boast 200 feet of frontage on the St. Johns River.
RARE enclosed boathouse, 10,000# covered lift, 3,000# uncovered lift, jet ski lifts and pilings in place for larger vessels
http://www.palmvalleyrealty.com/…/2753-FOREST-CI…/968722/62/
#palmvalleyrealty #sanmarco #pontevedrabeach #mandarin #waterfrontrealestate

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As reported in Coastal Living 20 best places to live on the coast Ponte Vedra Beach is an Old Florida resort town with New Florida amenities. This growing seaside community on the Atlantic coast is like a rare jewel on a necklace that offers both luxury and leisure. Ponte Vedra Beach, which is well known for its place on the PGA Tour and The Players Championship, and tennis players have traditionally flocked here, as well. Paddleboarders love the streams, rivers, marshes, and lagoons, and surfers take advantage of the consistent reef break. And with historic St. Augustine just 26 miles to the south and Jacksonville 18 miles to the west, there’s plenty of access to city pleasures.

Perhaps less known, but just as important for couples and families relocating to the area, is Ponte Vedra Beach’s unique mix of nature, culture, athletics and high ranking public and private schools. Located 18 miles southeast of Jacksonville’s downtown, and bordered by the Atlantic Ocean to the east and the Intracoastal Waterway to the west, Ponte Vedra Beach offers a gracious lifestyle. Home to numerous athletes, artists and other notable residents, the area’s tree-lined avenues lead to boutique shops, while gated communities provide privacy and serenity.

The Guana Tolomato Matanzas (GTM) National Estuarine Research Reserve hosts public walks, talks, and more that will connect you to this wild and crucial part of the coastal environment.

Boutique firms are specialized businesses with a culture centered on customer service and professionalism.  As a client of a Boutique Real Estate Firm, you can expect above average representation in any transaction. You will rest assured knowing that not only the Broker/Owner but the entire office is working to support a smooth transaction. Boutique firms know that each client has different needs
and that your opinion has a more significant impact than at a larger company, and will strive for your satisfaction.

Your property will be well represented on the major home buying and selling sites equal to larger companies. Delivery, online offerings and search platforms such as the MLS are the same robust systems utilized by Boutique firms and Large companies alike.  Boutique Firms offer the same Multiple Listing Service (MLS) and representation as larger companies. Meaning, all companies have the same access level to the same properties whether representing a buyer or a seller.

Boutique firms have high quality marketing products, just like large Real Estate companies.
Boutique firms have the ability to create, adopt, modify and implement the latest marketing technologies more quickly in response to the market than do larger more unwieldy organizations often exceeding the quality expectation.

The small close-knit group that a Boutique Firm creates helps to facilitate the needs of each Agent and in turn the needs of their clients. By choosing a Boutique firm you can guarantee that the entire office is dedicated to your best interest. The Agent individually has a more personal, vested interest and pride as their actions directly affect their colleagues and the brand.

The owner is working to cultivate a small and professional environment only associating with select, qualified professionals that function compatibly with one another.  At a Boutique firm, you can expect each Agent to be proficient and dedicated to each client. Their primary cause is not to build a business empire but to build the value awareness one customer at a time.

Unlike a larger company, a Boutique firm has something to prove and doesn’t have a large brand name to use as a source of their worth.  Your Boutique firm is eager to show their ability to compete with a larger firm. You can expect a Boutique firm to be vigilant about cultivating and protecting the culture and reputation of the firms brand.

Large companies have more red tape and company regulations that restrict the ability of your broker to be innovative.  A Boutique firm offers instant communication with the company owner, allowing for quick and cutting edge customization in marketing your home.

With a focus on customer satisfaction, your Agent is less likely to give your contract to a closing coordinator.  Closing coordinators are typically used by larger companies so an agent can begin work with their next client often leaving them uninformed and unresponsive to your requests. Your Agent is your first and only point of contact from beginning to end. This also insures your Agent is aware of all the details and can answer your questions promptly and accurately. No paperwork or important information will be lost in the shuffle, so you can be assured that you are well represented throughout the entire process.

Wikipedia indicates “Yin and yang can be thought of as complementary (rather than opposing) forces that interact to form a dynamic system in which the whole is greater than the assembled parts. According to this philosophy, everything has both yin and yang aspects (for instance, shadow cannot exist without light)”. Oddly but predictably I was prompted to think about the psychology that morphs in the minds of all participants in a Real Estate transaction.

Like light and shadow the market for old and new homes metaphorically exists in complement with one another not in opposition, competition or in a vacuum independent of each other. Absent the choice the typical buyer and seller would not have the opportunity to analyze the pros and cons of the other. In the void, certain imbalances and inevitable excesses would dominate and likely disadvantage one or more participants. The ability to compare the costs of renovating vs. new construction is integral in valuing both options (Yin and Yang). In our Ponte Vedra Beach, Florida market area new home prices are throttled by the availability of the alternative and used home prices are in turn influenced by the proliferation of new homes. When one option exceeds acceptable affordability thresholds the other presents as a clearer choice.

Sometimes referred to as the acid test, replacement cost is one reliable measure of the lowest likely price a willing buyer and willing seller would be agreeable too. This of course is a generality without regard to an exhaustive debate. That being said a buyer entertaining an older home in need of upgrades would be more motivated by a purchase price that allows for the necessary improvements (accounts for the tangible and intangible value of buying new) and in the aggregate reflects fair market value. This is especially true if the home is located within a market of predominately higher valued homes, areas with limited availability of developable vacant land and historically stable or increasing property values and that may also enjoy good proximity to a highly desirable amenity. So it is this relationship between the aggregate and the option to buy new that affects the marketability and price of both.

By another observation a new home in a more desirable area, as defined above, can sometimes present as an over-improvement (super-adequacy) and still be considered a calculable value. As well, a renovated home whose costs exceed fair market value may also satisfy the value equation for a particular user. Either way the relationship and economics between old and new still exists.

The current local market conditions in St. Johns County, Florida are particularly sensitive and influenced by and its participants are keenly focused on the science of these relationships. New homes have the edge at present largely due to adequate availability and much greater land banked developable parcels. Existing older home owners are feeling empowered pressuring the upper end of their value ranges. Additionally a critical lack of tradesmen available to developers is even more pronounced in the renovation/home improvement side of the equation further pressuring the older home option.  However the inevitable and persistent price increases by developers (largely in response to Wall Streets quarterly myopics) on new homes will tend to once again tip the scale and shed “light” on the alternatives.

Every plan large or small should recognize the value proposition outlined herein as to ignore it is to dismiss
the role it has influencing almost every Real Estate transaction. After all “money goes where it is treated best”.

1. Avoid converting a bedroom into a home office.

2. Wallpaper is hard to remove and bold patterns are more difficult to decorate around versus easily altered paint schemes.

3. Textured walls are also difficult to remove.It is more appropriate to consider wall art if the design warrants additional texture.

4. Highly personalized do it yourself projects with or without permits. These are prone to backfiring if not planned and executed well.

5. Unique, multiple or varied tiles and floor coverings.Less is more is the appropriate approach when choosing floor coverings.
Hardwood floors are taking over where carpet once ruled with the typical buyer. A popular solution in our immediate market area are the tiles that simulate wood planking.

6. Overly decorative light fixtures might be appealing to you but be a real turn off for someone else.

7. Bold, vibrant paint schemes usually turn off potential buyers.

8. Once believed to be the best investment was the high end kitchen however some studies now indicate a less then favorable 63% return on invested dollars spent. Best to only upgrade the bits and parts that need the most attention.

9. Whirlpool style tubs can be difficult to clean and use for some people. Walk-in showers present as a more appealing option for the typical buyer.

10. Removing valuable storage or closet space in order to expand another space. With a lack of basements in Florida storage is at a real premium.

11. Sunrooms can sometimes improve marketability but debatable as whether they positively affect value. Like pool tables their use wains over time and are very expensive.

12. Built in aquariums….need I say anything more.

13. Removing walls to combine two bedrooms into one is a sure fired way to reduce the value of your home. There had better be a cost effective plan for replacing it to suite the needs of a broader audience.

14. High end electronics and easily outdated high tech features and devices can confuse and turn a buyer off.

15. My personal preference for a pool in Florida is not necessarily on everyone else’s Christmas list.

16. The obligatory hot tub. Unless it’s a total write off and categorically necessary for therapeutic and mental health reasons these devices can be a real boat anchor on exit.

17. Converting or removing the garage option for other uses should also come with a plan to convert it back.

18. Highly elaborate, high maintenance landscape designs. It may be your passion but there are definitely fewer of you then there are people that don’t want to spend countless hours or money keeping it up. This also holds true of trees that generate large messes seasonally or otherwise.

After months of researching the internet, reviewing countless pictures and trying to visualize your furnishings in a home you finally are ready to call an agent to physically visit your final choices. Your persistent attention to the details of the inside of the house, those images that are most evident and marketed, are front and center in your mind when you arrive. That is when you have the first opportunity to judge how the architecture interacts and relates to the site it sits on. Is there any flow, visual or otherwise, from the inside to the outside. Is the interior environment dim as a result of the architecture or a refection of the siting and orientation of the home. Is the site heavily vegetated backing to preserve or is it on a pond, Golf Course, lake or water feature? Your first impression should actually be the most reliable, absent any other physical or safety concerns pertaining to either, as you narrow your choices.

Interestingly, Appraisers have indicated to me that they often apply no adjustments one way or the other when valuing a home situated on water, golf or preserve amenities. Their experience indicates that there are at least as many (approximately equal) number of homeowners that prefer one over the other. Based on this some feel, that if that is loosely or objectively accurate, that an adjustment is not warranted. I would argue that this is highly dependent on what is typical and expected of the the buyer in a given marketplace where there are clear cut choices. With all due respect Appraisers know this and do apply adjustments in these circumstances. That being said the value of treed preserve is higher if there is very little of it vice versa if water views are equally absent. In light of this logic and in one persons view and tainted by preference I believe there is a case for adjustments to opinions of value. It is generally expected and more typical in the northeast Florida market area (unless the practice of clear cutting was employed) that the average PUD has a generous tree cover affording more preserve lots then water or golf sites, typically. Accordingly, a water or golf view site by it’s relative scarcity should command a positive adjustment equal to the contributory market reaction derived from paired sales.

If that is all too much to digest think of it this way. In the absence of treed lots they become more desirable to the audience looking for treed lots and vice versa. With respect to personal preference some people like trees and privacy and others prefer broader views provided by sites adjacent to water and golf courses. Typical and expected are the operative terms influencing who is doing the valuing. As a buyer, as I have witnessed, it is true that the desire for each is about equally divided. The fact that water and golf views are typically in shorter supply leads me to believe they have greater value overall. You be the judge.

However you prefer to view it the Real Estate market more closely reflects a late cycle or peak value condition characterized by low inventory with more buyers than sellers. This doesn’t necessarily mean anything and can exist for long durations of time. It can easily be followed by a period of stability where the balance of demand moves more towards equilibrium followed by yet another tightening period. Despite the trends and without regard to soothsaying the future certain principles should always be heeded when shopping for Residential Real Estate.

Hopefully this has never happened to you however if you are not careful you will join the multitude that have made these common mistakes. You are searching the web for that perfect home disappointed that the offerings are limited. The market is good, buyers are plentiful and there are not enough houses to go around. Your emotions and frustrations are running high and reaching the limits of your ability to think rationally and therefore act pragmatically. You drop your guard, trim your list of “must-haves” and replace them with “it’ll dos”. Ultimately you compromise, abandoning your plan and settling for something you never dreamed of.

Let’s explore for a moment and examine some of the few specific conditions the typical buyer might compromise on.

1. Locations adjacent to a busy Through-fare or highway. In some parts of the country given the density of populations, lack of developable land and/or in close proximity to a highly desirable amenity this may be unavoidable. Under most circumstances however these properties are all that may be available due to low inventories and it almost always negatively impacts future marketability and value. A property with a poor location may sell promptly in a good market but be shunned in a market only slightly less favorable.

2. This can also hold true for external influences (external obsolescence) such as properties adjacent to commercial, mixed use zoning or any other use inconsistent with the best use of the subject property. The existence of cell towers, High voltage power lines, water tanks, other homes featuring unconventional architectural styles, junk yards, firehouses etc.

3. Poor layout or functionality (functional obsolescence). Access to the garage through a bedroom, lack of adequate egress/ingress, Narrow/steep staircases, limited height in finished attic spaces being passed off as square footage and poor circulation to name a few.

4. Do it yourself improvements performed without permits subject to a lack of professional expertise and supervision.Very common to give sellers a pass if it appears well done however most assuredly will return to haunt you in the future.

5. Deferred maintenance. Obvious lack of attention to typical chores necessary for the proper upkeep and functioning of a home. The cost of cumulative neglect can really add up.

There are innumerable additional conditions that are best avoided by keeping your cool and remaining patient and vigilant in the home buying process. One of my favorite mottos is “Just because it is cheap doesn’t make it a good deal”. You could get stuck with a “wooden tent” for many more years then you intended and lose a lot of money in the process.

Price per square foot is a common mistake made by the typical Realtor when valuing residential Real Estate.

Too often Realtors rely on the most basic of equations to determine the sale price of an asset. This is largely a result of a lack of understanding with respect to the elements and adjustments inherent in a proper opinion of value. An accurate value will spare participants the anguish later when an Appraiser arrives at a value that varies greatly from all parties’ expectations.

An Appraiser is engaged by a client, typically a lending institution, for an opinion of value. That value is the basis for terms of the finance transaction. This is where the rubber meets the road, so to speak, and is very serious business at this juncture. In this reality the Realtor and Sellers wishes and hopes are just that. You can dispute it with evidential supporting data or negotiate an amicable compromise. Either way this is better dealt with earlier in the process.

Relying solely on the average price per square foot without regard to an exhaustive “deep dive” into the material facts that define each comparable is naïve. The result is most typically an overpricing of the asset unearthing numerous unnecessary complexities. More importantly it will end up financially penalizing or disadvantaging your Customer.

Altogether Ponte Vedra Beach is experiencing a very robust year in Residential sales volume and value appreciation. Year to date we are experiencing a 10% increase in total active listings from 960 to 1059 units followed by a 17% increase in the number of units sold from 392 to 462 units. New Listings are up 9% from 680 to 743 homes over the same period last year. Total sold volume has increased 29% with the average sold price increasing from $677,457 to $744,094 with Residential properties closing at similar ratios to listing prices of 96-97%.

These figures fall in line with the general premise that the immediate market area has been rewarding most homeowners and investors with a generous rate of return continuing the theme of the past several years.

The Ponte Vedra Beach market, with respect to it intrinsic elements, is characterized by limited available parcels for development and superior proximity to the Atlantic Ocean. This condition creates the supply and demand formula directly contributing to upward pricing power. These intrinsic traits weighed against data over long periods of time contributes positively towards future marketability and value.

Neighboring communities offering new homes, where developers enjoy greater development opportunities, sometimes have difficulty raising prices infinitum. Resales in these areas often compete with the ever-increasing pressure from new offerings. There is however a very strong appeal to a new home largely offsetting the concerns over future value and marketability.

Currently there seems to be a willing buyer for every opportunity. The St. Johns County area continues to be a magnet for people and businesses seeking the lifestyle, educational experience and commerce that it affords all of its residents.

Property information is not guaranteed. © 2018 MLS and FBS.