Anna Maria Island News

Newsletter January 2014 Alan Galletto * Anna Maria Island, FL; Real Estate

6923 Holmes Blvd ANNA MARIA Island FL for sale

6923 Holmes Blvd ANNA MARIA Island FL for sale

Happy New Year- 2013 turned out to be one of only 4 years in the past 11 years where sales 

exceeded 400 and was just as good a year as 2012 with sales of property on the island at 427 just behind
2012 which were 431.
Sales in 2013 were strong among all property types and showed average and median sales prices
significantly up from 2012. December 2013 sales were 34 (SF-13, Con-10, Dup-6 & Lot-5) down 10%
over December 2012 at 38 (SF-27, Con-9, Dup-1 & Lot-1). December 31, 2013 Y-T-D sales were 427 (SF-
237, Con-138, Dup-27, Lot-25) down 1% over December 31, 2012 at 431 (SF-245, Con-126, Dup-27 &
Lot-33). Of the 2013 sales only 9% or 39 (SF-16, Con-16, Dup-7 & Lot-0) were distressed properties
(bank owned or short sales) compared to 13% or 56 (SF-25, Con-27, Dup-4 & Lot-0) in 2012. Inventory on
the island continues to remain low at 311 (SF-167, Con-95, Dup-26 & Lot-23). The inventory last month
was 321 and for the last six months the inventory has ranged between 263 and 321.

If you’re looking for some very good properties to buy check out Frank, Larry’s & Al’s Great Buys
this month.

2916 Ave E Renovated and Redecorated Close to Anna Maria beach

2916 Ave E Renovated and Redecorated Close to Anna Maria beach

Again the best investment buy in the whole inventory is still 2916 Avenue E. It has averaged 
$60K in gross annual rental income for the past five years and did $66,778 in 2012 which makes it a 9.4 ratio (purchase price/Gross annual rental income) at list price. No other  property has that low a ratio which is why it’s the best investment property currently for sale on the island. Check out the Cost of Ownership Analysis attached.

 

Another property close to the beach (2 blocks to the beach) is 6923 Holmes Blvd priced at $369K (Click on first picture of the blog for details). There is plenty of room for a pool which would make it a great 2nd home or a very good investment property. One of the nicest new Gulf front condos currently for sale on the island is 108 36th St (Palm Gables).  This unit was custom built, has been impeccably decorated with Robb & Stucki furniture and hand painted island murals and has never been a rental although it can be rented weekly. Check out the other great buys this month.
The strong Canadian dollar and the attractive real estate prices in south Florida have pushed Canadian snowbirds to south Florida in large numbers because of a perfect storm. Canadian baby boomers can find great real estate deals in Florida and the strong dollar buys more in the U.S. then it could in recent years (Source: Ft. Lauderdale Sun Sentinel). We have been seeing more Canadians come into the Island market in the last year than any time since most Canadians who owned property here sold out in the 1990’s when the U.S. dollar was very strong against the Canadian dollar. Keep on coming….Ah.
To summarize the market, 2013 was as great a year for sales on the island as 2012. Both years were the
first time, since the MLS has been recording sales except for 2005 & 2004, where sales were over 400
properties ( 2013-427, 2012-431, 2004-435 and 2005-438). The one number that really jumps out at you is the number of single family homes sold in 2012 (244) and 2013 (237). If you look at the Marketing Stats graph you can see that there were more single family sales in 2012 & 2013 than any other year ever. In the peak year of 2005 only 182 , 2006 – 74, 2007 – 111, 2008 – 121, 2009 – 118, 2010 – 187, 2011 – 175, 2012 – 245 and 2013 – 237. Distressed properties remain low and will continue to do so into the future. They are currently at 5 (SF-1, Con-3, Dup-1 & Lot-0) 2% of the inventory. Pended properties (properties under contract) are above average at 41 (SF-18, Con-11, Dup-8 & Lot-4). The distribution of the sales in 2013 is also very healthy with 52% <$500K, 80% <750K, 10% between $750K and $1 million and 10% over $1 million. In
2010-2012 the sales over $1 million were only 2%-3% of the market. The average is 6%-7%, so the high end
has really ramped up in 2013 which is very good for the whole market. Looking at the charts you can see that
single family and condo average & median sales prices for 2013 are up significantly over 2012. The bottom
line is that the current market is as good as the island market has ever been.

January 1 – December 31 ’2013 Real Estate SALES ON ANNA MARIA ISLAND FL

Ask Alan Galletto-THE Realtor for real estate on Anna Maria Island, FL. 941.232.2216

Real Estate Newsletter November 2013 ALan Galletto Anna Maria Island, FL.

3603 4th Ave Holmes Beach FL 34217 FOR SALE

3603 4th Ave Holmes Beach FL 34217 FOR SALE

            Sales for October 2013 were 32 (SF-17, Con-11, Dup-2 & Lot-2) about even with October of 2012 at 33 (SF-18, Con-8, Dup-2 & Lot-5).  Sales for October 31, 2013 Y-T-D were 341 (SF-204, Con-100, Dup-19 & Lot-18) compared to October 31, 2012 Y-T-D at 362 (SF-196, Con-113, Dup-22 & Lot-31) still down only 6% from a banner sales year.  Based on where we are in the year and the healthy pending sales activity it looks like we will again go over 400 sales for 2013.  Sales for the last 12 months were 410 (SF-253, Con-113, Dup-24 & Lot-20) which included 35 distressed properties (SF-14, Con-14, Dup-7 & Lot-0) still only 8% of the sales.  Inventory on the island continues to be at an historic low due to the strong sales activity and is currently at 279 (SF-137, Con-95, Dup-27 & Lot-20).  Pended properties (properties under contract) continue to remain strong at 62 (SF-28, Con-12, Dup-12 & Lot-10) which continues to bode well for strong sales over the next few months.  Distressed properties (short sales & bank owned) remain at 2% of the inventory at 7 (SF-2, Con-3, Dup-2 & Lot-0). 

            For the tenth month in a row, sales for 2013 continue to show an increase in average and median prices in all types of properties as well as increased activity in the higher price ranges.  Of the sales for 2013 Y-T-D 50% of the sales were under $500K compared to 52% last month, 30% were between $500K and $750K compared to 31% last month, 11% were between $750K and $1 million compared to 10% last month and 9% were over $1 million compared to 7% last month.  As I mentioned in last month’s newsletter, in the last couple years although sales activity was at record levels only 2%-3% were over $1 million.  You can see that this year the number of sales over $1 million has more than tripled to 9%.  That percentage is going to go up by the end of the year with quite a few high end properties closing in December.  The three Gulf Front lots in Banyan Tree Estates listed at $2,690,000 are under contract and will close in December.  The condo at 3716 Gulf Drive Unit A listed at $2,999,900 is under contract and will close in December and 95 52nd St listed at $3,250,000 is under contract and due to close in December.  There are also three other pended properties over one Million due to close in December.  These sales will drive the percent of over $1 million properties sold to over 10%.

This month Frank, Larry & Al’s Great Buys remain the same from last month.  Although none of the West of Gulf Drive properties has sold since last month they have gotten quite a few showings.  Both 3603 4thAve and 117 Peppertree Ave 

117 Peppertree Lane Anna MAria FL For SALE

117 Peppertree Lane Anna MAria FL For SALE

are due for offers.  The Palm Gable gulf fronts have also been getting more showing over the last month.  The property at 2916 Ave E continues to get a large number of showings and is just waiting for an investor to scoop it up.  These are all properties with great locations.

Distressed properties on the island continue to be almost nonexistent standing currently at 7 (2 single families, 3 condos and 2 duplexes).  Even on the mainland in Bradenton the number of distressed properties is fairly small.  At its peak, the number of distressed properties in Bradenton were 60%-70% of the property for sale.  Currently they stand at 20% of the properties for sale in Bradenton ( 276 out of 1,363 for sale).  When dealing with Bank Owned properties I always recommend that my buyer be represented by an attorney because the banks make no warranty’s and in many cases require you to use their contracts and forms.  At the end of this newsletter is a list of 15 issues to consider when buying Bank Owned property which was published by the Berlin-Patten, PLLC Law Firm.  If you are looking at Bank Owned property these will be helpful.

In summary, last year at this time I was saying sales for 2012 would be over 400 for the first time since 2005 and we ended the year at 430.  Here we are again with only two months left in the year and we again are poised to record sales for 2013 over 400.  If we only match sales for November and December last year at 68 we will end 2013 with sales at 409.   

 

 

For detailed charts see the entire newsletter on my web site; www.Alangalletto.com

Anna Maria Island, FL; Real Estate Newsletter October 2013 Alan Galletto

Anna Maria Gulf Drive Commercial Lots

Commercial opportunity in Anna Maria City

           Sales for September 2013 were 39 (SF-24, Con-8, Dup-3 & Lot-4) up 15% over September of 2012 at 34 (SF-13, Con-13, Dup-1 & Lot-7).  Sales for September 30, 2013 Y-T-D were 309 (SF-187, Con-89, Dup-17 & Lot-16) compared to September 30, 2012 Y-T-D at 328 (SF-178, Con-105, Dup-19 & Lot-26) down only 6% from a banner sales year.  Based on where we are in the year and the healthy sales activity I think we will again go over 400 sales for 2013.  Sales for the last 12 months were 411 (SF-254, Con-110, Dup-24 & Lot-23) which included 33 distressed properties (SF-14, Con-12, Dup-6 & Lot-0) only 8% of the sales.  Inventory on the island continues to shrink due to the strong sales activity and is currently at 263 (SF-131, Con-90, Dup-22 & Lot-20).  Pended properties (properties under contract) remain strong at 56 (SF-27, Con-13, Dup-7 & Lot-9) which bodes well for strong sales over the next few months.  Distressed properties (short sales & bank owned) are 2% of the inventory at 6 (SF-2, Con-4, Dup-0 & Lot-0).  

        The sales for 2013 continue to show an increase in average and median prices in all types of properties as well as more activity in the higher price ranges.  Of the sales for 2013 Y-T-D 52% of the sales were under $500K, 31% were between $500K and $750K, 10% were between $750K and $1 million and 7% were over $1 million.  In the last couple years although sales activity was at record levels only 2%-3% were over $1 million.  You can see that this year the number of sales over $1 million has more than doubled to $7%.  Another interesting figure is the number of showings per price range and I’ve attached a chart which shows the number of showings for Island Real Estate listings this year by price range.  It shows, by price range, the total number of showings, the percentage of the total showings and the weekly and monthly average.  Since Island Real Estate has about 25% of the listings on the island it’s a good reflection of the market.  You can see the percentage of showings per price range follow pretty closely the sales by price range noted above.  So far in 2013 Y-T-D, under $500K had 49% of the showings and 52% of the sales, $500K-$750K had 29% of the showings and 31% of the sales, $750K-$1 million had 13% of the showings and 10% of the sales and over $1 million had 9% of the showings and 7% of the sales. 

            This month, Frank, Larry & Al’s Great Buys haven’t changed from the September Newsletter.  Check them out again.  There are some great direct gulf front condos, a couple building lots close to the beach and the best investment buy on the island, 2916 Avenue E which just had a makeover, still available.  The three direct gulf front lots in Banyan Tree Estates listed at $2,650,000 each are under contract and will close by the end of the year.

In summary September 30, 2013 Year–to-Date sales has closed the gap to within 6% of the 2012 sales for the same period.  As mentioned last month 2012 sales of 430 was the only year sales were above 400 since MLS records have been kept except for 2004 at 434 and 2005 at 438.  As you can see, sales for 2013 are very healthy as compared to the peak years.  The inventory absorption chart reflects the continued low inventory of properties for sale on the island and we continue to have only about 7 months of inventory based on current sales rates.  Single family sales also continue to be at their highest levels ever even compared to the peak years of 2003-2005.  Distressed properties also remain almost non-existent currently at 6 properties.  Distressed properties sold so far in 2013 were only 7% of sales compared to the same period in 2012 when they were 13% of sales.  The days of picking up distressed properties on the island are long gone.  The good buys now are value buys, that is property in good locations that if already not remodeled have the capability to be remodel and still be sold for a profit.  The good locations continue to be direct gulf front, west of gulf drive and on water in that order.  The bottom line is the island market is as good as it has ever been and continues to trend in that direction.

For detailed charts see the entire newsletter on my web site; www.Alangalletto.com

Anna Maria Island homes for sale; July 2013 newsletter

308 55th St  Love this Master Bath!

Love this Master Bath! Anna Maria Island

                           JULY NEWSLETTER 2013 

            Sales for June 2013 at 43 (SF-22, Con-18, Dup-2 & Lot-1) was the first month this year we were above the same month last year of June 2012 at 36 (SF-23, Con-9, Dup-2 & Lot-2) up 20%.  As I mentioned last month I felt, although sales for last year were one of the highest in the last 30 years, that even though we were lagging behind we would begin to catch up and that is the case. Sales for June 30, 2013 Y-T-D were 194 (SF-110, Con-63, Dup-11 & Lot-10) compared to June 30, 2012 at 228 (SF-133, Con-67, Dup-14 & Lot-14) only 15% below last year’s record pace.  Sales for the last 12 months at 397 (SF-222, Con-122, Dup-24 & Lot-29) were 11% above the previous 12 months at 374 (SF-218, Con-108, Dup-22 & Lot-26).  Of the sales for the last 12 months the distressed properties (bank owned or short sales) were 42 (SF-20, Con-17, Dup-5 & Lot-0) only 11% of sales compared to the previous 12 month at 50 (SF-18, Con-26, Dup-4 & Lot-2) or 13% of the sales.  Inventory on the island continues to remain low at 291 (SF-131, Con-94, Dup-22 & Lot-44) about the same as June at 287 and down from 321 in May, 344 in April, 351 in March and 366 in February.  Currently there are only 8 (SF-1, Con-6, Dup-1 & Lot-0) distressed properties or 2% of the current inventory.  Pended properties (properties under contract) remain strong at 64 (SF-44, Con-9, Dup-9 & Lot-2) compared to 84 in June, 73 in May and 67 in April. 

            This month’s Frank, Larry & Al’s Great Buy’s haven’t changed much from last month except that 109 Cedar went under contract on 7-15-2013 with an expected closing on 8-30-2013.  Replacing it this month is 771 Jacaranda Rd listed at $745,900 it’s a 3 bedroom/2bath elevated pool home within steps to the beach.  This would be a very good investment property or a great second home.  At the expense of being redundant 2916 Avenue E is still the best investment buy on the island.  Listed at $629,000 and four houses to the beach this property has consistently brought in $65,000 a year and with 20% down and a 30 year mortgage at 5% it pays all the operating cost and just about all the mortgage.  This is ideal for an investor who wants to have an investment property for 8-10 years in a great location and then tear it down or remodel it to live in.  Check out all of the great properties on the list.

In summary June 30, 2013 Y-T-D sales are still behind last year, which was a peak year, but by only 15% compared to last month where we were lagging 2012 Y-T-D by 22%.  June 2013 sales, which were up 20% over 2012, allowed us to close that gap.  Inventory on the island remains at historic lows and as you can see from the inventory absorption chart it is at 2005 levels with only 7 months of inventory available.  If you look at the Market Stats chart you can see that single family home transactions in 2012 and 2013 are higher than they have ever been including the peak year of 2005.  Some of that has to do with conforming duplex’s being torn down and new single family home land condos built in their place.  That is also reflected in the low duplex inventory with only 22 currently for sale or 8% of the current inventory.  You can see from the charts that average and median single family sales prices are the highest they have been since 2008 and duplex average and median sales prices are the highest they have been since 2007.  While pended properties are still high at 64, there are quite a few distressed properties (13) in that number which is 20% of the current pended properties.  Of the 13 distressed pended properties 8 are short sales and 5 are bank owned.  That takes quite a few distressed properties out of the market which is why there are only 8 or 2% in the current inventory.  In the macro market median prices on single family homes in Manatee County are up 11% from a year ago and median prices on condos in Manatee County are up 19% from a year ago.  Increase in prices on the mainland continues to bode well for the island market since the island market prices tends to increase at a much higher rate.

Alan Galletto 941-232-2216

Alan@AlanGalletto.com

ALAN GALLETTO, Anna Maria Island FL. Realtor; Real Estate Newsletter June 2013

95 52nd Yellow house On the beach in Holmes Beach

Anna Maria House for sale ON the beach

JUNE NEWSLETTER 2013

            Sales for May 2013 at 35 (SF-24, Con-7, Dup-3 & Lot-1) were well under May 2012 at 53 (SF-31, Con-16, Dup-3 & Lot-3).  Of course, sales in May 2012 were the highest sales in any month since 2004.  Sales for May 31, Y-T-D were 151 (SF-88, Con-45, Dup-9 & Lot-9) compared to May 31, Y-T-D at 192 (SF-110, Con-58, Dup-12 & Lot-12).  Sales for the last 12 months at 390 (SF-223, Con-113, Dup-24 & Lot-30) were up 10% over sales for the previous 12 months at 370 (SF-209, Con-114, Dup-21 & Lot-26).  Of the sales for the last 12 months the distressed properties (bank owned or short sales) were 41 (SF-19, Con-17, Dup-5 & Lot-0) only 10% of sales compared to the previous 12 months at 54 (SF-18, Con-29, Dup-5 & Lot-2) or 15% of the sales.  Currently there are only 6 (SF-1, Con-4, Dup-1 & Lot-0) distressed properties or 2% of the inventory.  Pended properties, (properties under contract) continue to grow each month and is currently at 84 (SF-39, Con-18, Dup-11 & Lot-16) up from 73 in April, 67 in March and 51 in February.  This continues to bode well for future sales this year.  Inventory on the island is at its lowest level since 2003, 2004 & 2005.  It currently is at 287 (SF-138, Con-90, Dup-25 & Lot-34) down from 321 in May, 344 in April, 351 in March and 366 in February. 

            This month’s Frank, Larry & Al’s Great Buy’s haven’t changed from last month.  I mentioned last month that 7314 Gulf Drive (LCC #7) went under contract and it closed at the end of the month for $982,000 (it was listed at $999,900).  The best investment buy on the whole island continues to be 2916 Avenue E at $629,000.  It has consistently done about $65K in gross annual rentals and pays all operating cost and just about all the mortgage with 20% down.  There is not another property for sale on the island that can do the same.  Frank and I have always advised buyers to buy the best location for the amount of money they want to spend because you can always improve the improvement but you can’t improve the location.  It’s the location (or dirt) that increases in value but the improvement goes down in value unless you put more money into it.  The good news is the land is 2/3rds to 3/4rs of your investment on the island or any waterfront property.  With the inventory the lowest it’s been since 2003-2005 the good properties are few and we’re seeing a lot of multiple offers on those properties.  Other than direct gulf front the best locations for investment property are west of gulf drive.  Currently there are only 17 properties west of gulf drive.  Eleven of them are greater than $ 1 million, three are $800K – $1 million and only three are less than $800K.  You can see there are not very many great locations currently for sale.

In summary May 31, 2013 Y-T-D is still lagging behind the 2012 banner year but pended properties remain very high and that tells me demand is still very high.  The fact that the inventory is at historic lows could slow sales volume because there won’t be enough on the market to satisfy demand.  If you look at the inventory absorption chart you can see that in 2005 the inventory level dropped to 6-7 months of inventory based on the demand.  You can see that we are currently at 7 months of inventory based on current demand which is the lowest it’s been since 2005.  To give you an idea of the demand in this market a week ago a 2 bedroom, 1,100 sq ft, 1980’s interior, one level up home went on the market for $450K in the city of Anna Maria 5 blocks from the beach.  In 5 days it had 6 offers and went under contract.  As I mentioned in last month’s newsletter, the market has swung to a seller’s market.  Sales in single family homes in 2012 were the highest ever recorded in MLS in the last 30 years and they continue to be robust in 2013.  The macro market (Manatee and Sarasota Counties) has begun to turn around as well according to the Herald-Tribune “Taxable values also increased in every local city except Palmetto.  The largest increase was 9% in Anna Maria, followed by 6% in Holmes Beach, 5% in North Port and 4% in the city of Sarasota”.  Because the island is always well ahead of values on the mainland market the increase in mainland market values bodes well for the future values on the island.

See www.Alangalletto.com for detailed charts and facts.

Call me, Realtor ALAN GALLETTO 941.232.2216 of Island Real Estate.

Anna Maria Island, FL. ALAN GALLETTO, Realtor; Real Estate Newsletter May 2013

                           MAY  NEWSLETTER  2013 

            Sales for April 2013 at 44 (SF-23, Con-15, Dup-4 & Lot-2) just beat April 2012 at 43 (SF-24, Con-10, Dup-5 & Lot-4).  Sales for April 30, 2013 Y-T-D were 116 (SF-64, Con-38, Dup-6 & Lot-8) compared to April 30, 2012 Y-T-D at 139 (SF-79, Con-42, Dup-9 & Lot-9).  Although still down 17% from 2012 sales, 2013 Y-T-D sales are catching up to last year’s banner year of 430 properties sold.  Sales for the last 12 months at 408 (SF-230, Con-122, Dup-24 & Lot-32) were up 16% over sales for the previous 12 months at 352 (SF-193, Con-114, Dup-19 & Lot-26).  Of sales for the last 12 months the distressed properties (bank owned or short sales) were 41 (SF-19, Con-17, Dup-5 & Lot-0) only 10% of the sales compared to the previous 12 months at 61 (SF-20, Con-33, Dup-5 & Lot-3) or 17% of the sales.  Currently there are only 12 (SF-5, Con-5, Dup-2 & Lot-0) or 3% distressed properties in the inventory.  Pended properties (properties under contract) continue to grow each month and is currently at 73 (SF-40, Con-20, Dup-10 & Lot-3) up from 67 in April, 61 in March and 51 in February.  This continues to bode very well for sales to continue at a record pace.  Inventory on the island continues to shrink and is currently at 321 (SF-157, Con-90, Dup-23 & Lot-51) down from 344 in April, 351 in March and 366 in February. 

             Another one of Frank, Larry & Al’s Great Buys has gone under contract since my last newsletter.  The property at 7314 Gulf Drive (La Casa Costiera Unit 7) went under contract April 24th and is due to close May 31st.  Currently there are 15 single family homes for sale west of gulf drive and 6 of them are direct gulf front homes and of the 9 homes left only 6 are under $1 Million.  West of gulf drive is the best location to maximize rentals and is the location that appreciates the most.  There has been a lot of showings and interest in 2916 Avenue E which continues to be the best investment, buy by the numbers, on the island.  This property is 4 houses from the gulf and does $65K in annual rentals year after year.  For you investors out there you won’t find a better investment property on the island currently for sale.  It pays all operating cost and the mortgage with 20% down.  The second best buy close to the beach under $1 Million is 109 Cedar Ave at $879,000 (3 houses from the beach) a 4 bedroom/2 bath home that could do $65K-$75K in gross annual income.  Third again is 3603 4th Ave listed at $959,000 is 2,376 sq ft, 3 bedroom/3 bath townhouse style home with pool and roof top deck with views of the gulf, inter-coastal and skyway bridge.  Check out the virtual tours on these and other properties.

          To summarize the island market, although 2013 started off slower than 2012, we are starting to catch up and build steam for another banner year of sales.  The year with the highest number of sales in the last 30 years was 2005 with 438 properties sold, then 2004 with 434 properties sold and then, last year, 2012 with 430 properties sold.  To put that in perspective, the average number of properties sold in a year is 250.  You can see that although were a little behind 2012 sales we’re still having another great year.  At the same time the island inventory is at the lowest level since 2005 and sales continue to outpace listings each month which continues to drive the inventory lower.  Distressed properties continue to remain very low and are almost non-existent and I expect this to continue since prices are rising.  I’ve seen a bump up in sales prices since last month and that trend will continue as long as sales remain high and inventory low.  Single family 2013 Y-T-D average and median sale prices were $643,154 & $535,000 compared to 2012 Y-T-D at $580,047 & $515,000 up 11% & 4% in 2013. Average and median condo sales for 2013 Y-T-D were $317,543 & $315,500 compared to 2012 Y-T-D at $275,752 & $285,000 up 15% & 11% in 2013.  In April there were 44 properties sold on the island and that is 88 sides (buyer’s side and listing side).  Island Real Estate had 27 sides of the sales in April or 31% of the sales, well above out average share of 25%.  We were involved in 24 of the 44 properties sold or 55% of the sales for April.  Island Real Estate listed 11 properties in April and put 19 properties under contract.  Island Real Estate currently has about 20% of the listings on the island and I have 55% of the IRE listings.  As you can see the market is good and we are getting more than our fair share of the market.

For detailed charts see the entire newsletter on my web site; www.Alangalletto.com
Ask Alan Galletto-THE Realtor for real estate on Anna Maria Island, FL. 941.232.2216

ALAN GALLETTO, Anna Maria Island FL. Realtor; Real Estate Newsletter April 2013

April  NEWSLETTER  2013 

            Sales for April 2013 at 29 (SF-21, Con-3, Dup-2 & Lot-3) were only 29% of April 2012 at 41 (SF-26, Con-13, Dup-0 & Lot-2).  Sales for the first Quarter of 2013 were 72 (SF-41, Con-23, Dup-2 & Lot-6) down 25% from the first Quarter of 2012 at 96 (SF-55, Con-32, Dup-4 & Lot-5).  The first quarter of 2013 was a much slower start then 2012Sales for the last 12 months at 407 (SF-231, Con-117, Dup-25 & Lot-34) were up 14% over the previous 12 months at 358 (SF-197, Con-123, Dup-15 & Lot-23).  Of the sales for the last 12 months, the distressed properties were 10% or 41 (SF-19, Con-19, Dup-3 & Lot-0) compared to the distressed properties for the previous 12 months at 17% or 61 (SF-21, Con-32, Dup-5 & Lot-3).  Currently there are only 14 distressed properties in the inventory or 4% of the inventory.  Five are single families with 2 being bank owned and 3 being short sales; 6 are condos with 2 being bank owned and 4 being short sales; 3 are duplex’s with 2 being bank owned and 1 a short sale.  Pended properties (properties under contract) continue to be strong at 67 (SF-35, Con-18, Dup-11 & Lot-3) up from last month’s 61 and the previous months 51.  Inventory on the island continues to shrink at 344 (SF-160, Con-103, Dup-32 & Lot-49) down from 351 last month and 366 the previous month.

            Two of the properties in last month’s Frank, Larry and Al’s Great Buys have gone under contract.  The property at 115 36th Street (west of gulf drive) just went under contract and is due to close in May.  The property at 313 64th St (a townhouse condo with private pool) also went under contract and just closed for $515,000.  Currently there are only 8 properties for sale west of Gulf Drive under $1 million and we have seen a spike up in the sale prices of these properties.  West of Gulf drive is the prime location for renting.  A pool home with at least 3 bedrooms will do between $60K and $100K depending on the location, amenities and number of bedrooms.  Again the best investment buy on the island is 2916 Avenue E (4 houses from the beach) listed at $629,000 and does gross annual rental of $67,000.  Number two again this month is 109 Cedar Ave (3 houses from the beach) which could do $65K-$75K in rental income.  The third investment buy is 3603 4th Ave listed at $959,000 a great 3bedroom 3 bath townhouse style home with pool and roof top deck with views of the Gulf and inter-coastal waterway.  Check out the virtual tours on these 3 properties.

            To summarize the Island market the year has started off about 25% below the first quarter of 2012 and 2012 was the third highest year of sales in the last 30 years.  Based on the activity we are seeing and the strong enthusiasm in the market place I expect that gap to narrow as we continue through the year.  For example in March there were 29 properties sold on the island or 58 sides (buyer side and seller’s side).  In March, Island Real Estate sold 19 properties and 12 of them were on the island and on 2 of them we had both sides so we sold 14 sides in March.  In March we sold 24% of the properties sold on the island, just about our normal share of the market.  Also in March Island Real Estate put 20 properties under contract, 14 of them on the island.  You can see the sales are still coming strong.

In the broader regional market while the national market is slightly down, the median list price of homes for sale is up 3.73% in Sarasota-Bradenton and 11.17% in the Punta Gorda-Charlotte County markets from a year ago, according to the National Association of Realtors.  In Sarasota, the median home price is $250,000.  The national median is $187,900, down 0.05% from a year ago.  Meanwhile, inventories of homes in the Sarasota-Bradenton market, listed for sale by Realtors continue to shrink.  Sarasota-Bradenton’s 6,640 listings represent a 20.25% year-over-year decline but is 1.44% more than the previous month.  Days-on- market, the time it takes listings to sell is down 22% in both local markets and 9% nationally.  That can be borne out by many mainland Real Estate customers I’ve talk to have been in multiple offer situations.  In short the Island and regional markets are continuing to heat up.

Call me, Realtor ALAN GALLETTO  941.232.2216 of Island Real Estate. www.Alangalletto.com

ALAN GALLETTO, Anna Maria Island FL. Realtor; Real Estate Newsletter February 2013

February NEWSLETTER 2013

Sales for January 2013 got off to a slower start at 18 ( SF-8, Con-7, Dup-0 & Lot-3) compared to January 2012 at 28 ( SF-13, Con-11, Dup-2 & Lot-2) . Sales for the last 12 months were 420 ( SF-239, Con-122, Dup-25 & Lot-34) up 19% over the previous 12 months at 352 ( SF-179, Con-131, Dup-17 & Lot-25). Of the sales for the last 12 months distressed properties were only 11% of the sales at 46 ( SF-23, Con-19, Dup-4 & Lot-0) compared to the previous 12 months where 17% or 60 ( SF-19, Con-32, Dup-6 & Lot-3) were distressed. Currently there are only 9 distressed properties or 2% of the inventory of 366 (SF-177, Con-108, Dup-35 & Lot-46). Pended properties (properties under contract) continue to be strong at 51 (SF-28, Con-13, Dup-9 & Lot-1) up from 38 last month and well above the average. Inventory on the island has ticked up a little this month to 366 ( SF-177, Con-108, Dup-35 & Lot-46) but for the last six months has been in the mid to low 300’s.
Another one of Frank, Larry & Al’s Great Buy’s went under contract since the last newsletter. The single family property at 309 64th St. listed at $699,900 went under contract and is scheduled to close on March 26, 2013. There are again a couple very strong investment buys with 2916 Avenue E leading the pack. This property is ideal for someone who wants a property in a great location (four houses to the beach) and that pays for itself with 30% down and wants to hold it for 5-10 years and then move down here permanently. At that point there are a set of plans available by Emily Smith to tear down the house and build a new home there. Check out the rest of the Great Buy’s attached.
To summarize the island market, although we only have sales for one month of 2013, it looks like the strong sales activity we have had over the last couple years will continue. The amount of people who are looking at property is as strong as I’ve seen it in the last 20 years. That’s the prime reason that the inventory has been at the low levels they have been this year. Another reason is, for example, in 2012 there were 381 condos and single families sold while there were only 300 new single family and condo properties listed on the market. January sales tend to start off slow. If you look at January 2013 sales at 18 compared to January 2012 sales of 28 it looks like a slow start but if you look at January sales over the last nine years (2005-2013) there are only two January’s where sales have been higher than the January 2013 number of 18. Single family sales continue to remain the highest in the last 30 years with 239 single families sold in the last 12 months compared to 179 for the previous 12 months. Single family and condo sales historically make up 2/3rds of the total sales on the island with sales of each being about even and duplex’s and lots make up the other third. Over the last 12 months single family and condo sales accounted for 85% of the total sales and single families were 57% of the total and condos 29% of the total. As far as sales prices go in the last 12 months, 80% of single family sales were under $700K, 93% were under $1 Million and 7% were over 1 Million. Of condo sales on the island in the last 12 months, 77% were under 400K, 93% were under 500K and there was only one sale over a Million dollars. This gives you an idea of where the sweet spot of the market is on the island.
I’ve added a new chart this month which shows what’s happening in the National Housing Market which comes from Standard & Poors. It shows the National home prices, 10-City Composite and 20 City Composite from 1988 to 2012. You can see that home prices nationally are starting to rise and approaching 2003 prices. This again confirms that prices are starting to approach the pre-bubble level and with interest rates at over a 100 year low now is the time to buy.

Call me, Realtor ALAN GALLETTO  941.232.2216 of Island Real Estate. www.Alangalletto.com

Anna Maria Island, FL ALAN GALLETTO, Realtor; Real Estate Newsletter January 2013

                             JANUARY  NEWSLETTE 2013

           Happy New Year- Last January I started the Newsletter by saying “With 2009 the year of stabilization and improvement, 2010 was the year of the market poised to turn up, 2011 will be the year of a modest increase in prices” which it was and predicted 2012 would continue with modest increase in values which it did.

Sales in 2012 were the highest in the last 30 years except for 2005 & 2004.  It was a record breaking year on Anna Maria.  December 2012 sales were 38 (SF-27, Con-9, Dup-1 & Lot-1) up 46% over December 2011 at 26 (SF-14, Con-9, Dup-3 & Lot-0).  December 31, 2012 Y-T-D sales were 430 (SF-244, Con-126, Dup-27, Lot-33) up 26% over December 31, 2011 at 340 (SF-174, Con-126, Dup-16 & Lot-24).  Of the 2012 sales only 11% were distressed properties (bank owned or short sales) compared to 16% or 56 (SF-17, Con-30, Dup-6 & Lot-3) in 2011.  Inventory on the island continues to remain low at 321 (SF-155, Con-106, Dup-32 & Lot-28).  The inventory last month was 319 and for the last six months the inventory has ranged between 295 and 321.

If you’re looking for some very good properties to buy check out Frank, Larry’s & Al’s Great Buys this month.  The best investment buy in the whole inventory is still 2916 Avenue EIt has averaged $65K in gross annual rental income for the past five years and did $66,778 in 2012 which makes it a 9.4 ratio (purchase price/Gross annual rental income) at list priceNo other property has that low a ratio which is why it’s the best investment property currently for sale on the island.  Check out the Cost of Ownership Analysis attached.  Another property close to the beach (3 houses to the beach) is 115 36th St which has been recently reduced to $599K.  There is plenty of room for a pool which would make it a great 2nd home or a very good investment property.  One of the nicest new Gulf front condos currently for sale on the island is 108 36th St (Palm Gables).  This unit was custom built, has been impeccably decorated with Robb & Stucki furniture and hand painted island murals and has never been a rental although it can be rented weekly.  Check out the other great buys this month.

The strong Canadian dollar and the attractive real estate prices in south Florida have pushed Canadian snowbirds to south Florida in large numbers because of a perfect storm.  Canadian baby boomers can find great real estate deals in Florida and the strong dollar buys more in the U.S. then it could in recent years (Source: Ft. Lauderdale Sun Sentinel).  We have been seeing more Canadians come into the Island market in the last year than any time since most Canadians who owned property here sold out in the 1990’s when the U.S. dollar was very strong against the Canadian dollar.

To summarize the market, 2012 was a banner year with the first time since the MLS has been recording sales, except for 2005 & 2004, sales were over 400 properties (2012-430, 2004-435 and 2005-438).  The one number that really jumps out at you is the number of single family homes sold in 2012 (244).  If you look at the Marketing Stats graph you can see that there were more single family sales in 2012 than any other year ever.  In 2005 only 182 , 2006 – 74, 2007 – 111, 2008 – 121, 2009 – 118, 2010 – 187 and 2011 – 175.  Single family sales in 2012 were 30% higher than the next highest year which was 2011.  Distressed properties remain low and will continue to do so into the future.  They are currently at 6 (SF-4, Con-1, Dup-1 & Lot-0) 2% of the inventory.  Pended properties ( properties under contract) have dropped down to the average range at 38 (SF-20, Con-9, Dup-5 & Lot-4).

An update on the Holmes Beach building moratorium on R2 lots which went into place Dec, 25th 2012, anyone looking to build new on an R2 lot in Holmes Beach is pretty much in limbo until the city lifts the moratorium.  It will be lifted when they pass a floor to area ration on R2 lots.  They have been discussing a LAR of .31 which means on a 5000 sq ft lot your maximum footprint would be 1,550 sq ft so the maximum 2 level up home would be 3,100 sq ft…..More to come.

Ask Alan Galletto-THE Realtor for real estate on Anna Maria Island, FL. 941.232.2216

Anna Maria Island, FL. ALAN GALLETTO – Realtor; Real Estate Newsletter November 2012

                             NOVEMBER  NEWSLETTER  2012

           Sales continue at a record pace in October with 33 properties sold (SF-18, Con-8, Dup-2 & Lot-5) a 57% increase over October 2011 at 21 (SF-14, Con-3, Dup-3 & Lot-1).  October 31, 2012 Y-T-D sales were 362 (SF-196, Con-113, Dup-22 & Lot-31) up 22% over October 31, 2011 at 297 (SF-150, Con-112, Dup-12 & Lot-23).  Of the October 31, 2012 Y-T-D sales of 362 only 11% or 42 properties (SF-21, Con-17, Dup-4 & Lot-0) were distressed (bank owned or short sales) compared to October 31, 2011 Y-T-D in which 16% or 47 (SF-15, Con-25, Dup-12 & Lot-23) were distressed.  Sales for the last 12 months were 405 (SF-220, Con-127, Dup-26 & Lot-32) with 51 properties (SF-23, Con-22, Dup-5 & Lot-1) or 13% distressed.  Pended properties (properties under contract) continue to be very strong at 62 (SF-37, Con-14, Dup-7 & Lot-4) which bodes well for continued high sales for the next several months.  Due to the strong sales volume Inventory on the island continues to remain at historical lows at 302 (SF-148, Con-97, Dup-28 & Lot-29) up a tick from 298 last month but down from 315 in September. 

            Another two of Frank, Larry & Al’s Great Buy’s went under contract since the last newsletter.  The single family home with a pool west of Gulf Drive at 113 75th St listed at $629,000 and 5802 Imperiore, a single family 3BR/2bath with a pool listed at $449,000.  Both of these properties went close to their list price.  The best investment buy on the island out of the 149 single family properties for sale is still 2916 Avenue E listed at $629,000.  For someone looking for a great location (four houses to the gulf) to build a home but isn’t ready to build for a few years, this is the property to buy.  It does about $65,000 in gross annual rental income and with 30% down it pays all operating cost and the mortgage.  Just rent it for 4-5 years then tear it down and build a new elevated home which would have peaks of the gulf (Emily Smith, the local architect, has already done plans for this location).  Another sleeper is 108 36th St, a 3bedroom/2.5bath direct Gulf Front condo in Palm Gables, a seven unit condo association.  This owner bought it new and has never rented it but it would be a very good rental.

            To summarize the current market, with only a month and a half left to go, 2012 is shaping up to be as good a year as 2005 which was the best year for sales in the last 30 years on record.   We have been running about 20% ahead of last year in sales all year and if we only match 2011’s November and December sales we will end up over 400 for the year.  It will be the only year that sales were over 400 within the last 30 years except for 2005.  Another interesting fact is although sales for 2012 will come in just a little under the peak year of 2005, single family sales for 2012 will be higher than 2005 or any other year in the last 30 years.  Looking at the distribution of sales, with the end of the year close by, they are running at about what they have been running all year long.  The distribution of single family sales over the last 12 months were 49% <$500K, 69% <$600K, 80% <$700K and only 7% over 1 million.  The distribution of condo sales over the last 12 months were 80% <$400K, 90% <$500K, 96% <$700K and only 2% over 1 million.  The number of Distressed Properties (bank owned or short sales) continues to be extremely low as they have been all year at 5 (SF-3, Con-2, Dup-0 & Lot-0).  Of the sales over the last 12 months (405) only 13% (51) were distressed.  Of the October 31, 2012 Y-T-D sales (362) only 11% were distressed compared to October 31, 2011 sales (297) which had 16% (47) distressed properties.  As we have seen since the 2006 peak of almost 1,000 properties for sale the inventory has continued to come down to the normal of 450-500 properties for sale and now currently at the lowest it’s been since the peak years of 2003-2005.  The inventory on the island this month is at 302compared to 304 the previous month, 315 the month before that and 434 in October of 2011.  Pended properties (properties under contract) are currently at 62 (SF-37, Con-14, Dup-7 & Lot-4) which means sales will continue strong over the next couple months.  Currently the majority of properties are selling within 5% of list price with some selling at list.  The island market is strong and we should see modest appreciation again this year.

Call me, Realtor: ALAN GALLETTO

941.232.2216 of Island Real Estate.  www.AlanGalletto.com