15April2010
Posted by admin under: Key Colony Beach.
Key Colony Beach is located in the Heart of the Florida Keys at mile marker 53.5 on US Highway 1 which is known locally as the Overseas Highway. Driving south from Miami on US 1, the Keys begin about mile marker 106 in Key Largo and extend to mile marker 0 in Key West. The city, called the “Gem of the Florida Keys,” is a on an island just south of the Overseas Highway connected via a causeway with a very small bridge.
Most residences are on canals with quick access to the Gulf or Atlantic Ocean or have ocean views which make the city ideal for fishing and boating activities. In addition to the residences, there are many businesses in the city, including restaurants, a charter fishing fleet, marina, boat rentals, clothing store, hair salon, dive and tackle shop, liquor store, gas station, convenience store, hotels, real estate offices and a 9-hole par-3 golf course.
Key Colony Beach is located in the Heart of the Florida Keys at mile marker 53.5 on US Highway 1 which is known locally as the Overseas Highway. Driving south from Miami on US 1, the Keys begin about mile marker 106 in Key Largo and extend to mile marker 0 in Key West. The city, called the “Gem of the Florida Keys,” is a on an island just south of the Overseas Highway connected via a causeway with a very small bridge.
Most residences are on canals with quick access to the Gulf or Atlantic Ocean or have ocean views which make the city ideal for fishing and boating activities. In addition to the residences, there are many businesses in the city, including restaurants, a charter fishing fleet, marina, boat rentals, clothing store, hair salon, dive and tackle shop, liquor store, gas station, convenience store, hotels, real estate offices and a 9-hole par-3 golf course.
15April2010
Posted by admin under: Florida Keys All Waterfront homes for sale.
If you want more information on any of these properties please Contact Me
15April2010
Posted by admin under: Duck Key; Hawks Cay.
Florida Keys Duck Key-Hawks Cay
If you want more information on any of these properties please Contact Me
Duck Key is a small islet located at mile marker 61 off the Overseas Highway in the Florida Keys. The Hawk’s Cay Resort and Village can be seen in the foreground with the homes of the residential Duck Key community behind. Vehicles cross over the island’s canals by way of picturesque arched bridges. In the distance is Grassy Key which is part of Marathon. Sixty miles further south is Key West.
DUCK KEY ISLAND LODGING
A number of different sources of lodging on Duck Key are available. The list starts with the destination resort, Hawk’s Cay. This is the largest resort in the Florida Keys. To see the entire list go to Duck Key Accommodations.
10March2010
Posted by admin under: Grassy Key Homes for sale.
VERY CLEAN 2 BED / 2 BATH. Refrigerator and diswasher replaced in 2007. Intercom System,Security System, Sprinkler System,Beautiful Screened in Porch, Storm Shutters and Updated Kitchen. Wood Flooring in Living Room, Kitchen, and Hall Way. A/C serviced in 2007 also. Nice Downstairs Enclosure owners used this space for a In Home Business.
Directions: Heading East on US-1 from Marathon, turn left onto Guava Avenue at Mile Marker 58.5(4th road after road curves) across from Manatee Bay Restaurant. House on Left approx. 1/2 way down Guava.549043 Residential Pending $230,000
Sam Williams REALTOR®
Coldwell Banker Schmitt11050 Overseas Hwy
Marathon, FL 33050-3459
Office: 305-289-6559
Cell:305-942-6069
Fax: 305-946-0172
E-Mail me
www.bestfloridakeysproperty.com
10March2010
Posted by admin under: Marathon Fl short sales.
Beautifully done with granite counters and very well maintained. This is a very clean unit. You must see this. Keyless entry finished downstairs. Their is NOTHING that was built in 2005 on stilts with a pool and a metal roof for this price in Marathon. Please call listing agent for details. This is a shortsale. All contracts are subject to lender approval.
Directions: On US 1 going south, turn left on 25th ST Ocean. Take second right into the complex. Unit is 3rd on the right.549627 Residential Active $210,000
Sam Williams REALTOR®
Coldwell Banker Schmitt11050 Overseas Hwy
Marathon, FL 33050-3459
Office: 305-289-6559
Cell:305-942-6069
Fax: 305-946-0172
E-Mail me
www.bestfloridakeysproperty.com
10March2010
Posted by admin under: Marathon Fl short sales; Marathon fl homes for sale.
Very new townhome on stilts in gated community w/pool, very spacious w lots of storage room. Accordian shutters on every window. This is a short sale situation and offers are contingent upon lenders approval. Any commission adjustments will be split 50/50 between both LA/SA.
Directions: Go south on US 1 to 25th street and turn left. Then take your first right into the complex and it is the 2nd unit on your left. Right across the street from Tranquility Bay.
545161 Residential Active $175,000
Sam Williams REALTOR®
Coldwell Banker Schmitt11050 Overseas Hwy
Marathon, FL 33050-3459
Office: 305-289-6559
Cell:305-942-6069
Fax: 305-946-0172
E-Mail me
www.bestfloridakeysproperty.com
10March2010
Posted by admin under: Marathon fl homes for sale.
2bed 1 bath ground level home with sewers already hooked up. There is some very apparent spalling on the southeast corner of the house. It can be fixed and the home is definitely livable. Inside needs a little TLC but great square footage and nice fenced in lot on a great street.
Directions: turn oceanside down 96th st and house will be just a few down on the righthand side. #417 is marked on mailbox
551003 Residential Active $175,000
Sam Williams REALTOR®
Coldwell Banker Schmitt11050 Overseas Hwy
Marathon, FL 33050-3459
Office: 305-289-6559
Cell:305-942-6069
Fax: 305-946-0172
E-Mail me
www.bestfloridakeysproperty.com
11February2010
Posted by admin under: Real Estate Representation; Sam Williams Real Estate services.
About My Real Estate Services
If you want more information please Contact Me
Sam Williams, REALTOR® with Coldwell Banker Schmitt Real Estate company, specializes in the sale of fine Homes and Condos in The Middle Florida Keys. Sam moved to the keys in January of 2003 and placed his license with Coldwell Banker Schmitt.
He has since furthered his education by getting his green certification, e-marketing specialist certification, and completing the Coldwell Banker sales associate training.
He was top in buyer’s sales, the fifth month on the job for his entire office, and was top in listing sales for June of 09.
His inspiring and charismatic, contagious attitude have been two attributes of his success. If you or anyone you know, has any needs to buy or sell property in the Florida Keys, Call Sam.
Sam provides buyers and sellers with in-depth professional assistance in the sale and purchase of residential property. If you are interested in buying or selling a home, and want the professional assistance of a seasoned expert, who will work diligently in an effort to satisfy your needs, please call him anytime at 305-289-6559. Hopefully, you will find his website to be comprehensive, interesting, and informative.
To my Buyers: As a buyer of property, you will receive personalized, professional assistance in both locating the property that suits you, and in negotiating the deal. Before buying any property, you will be an educated buyer, having learned sales prices and asking prices of comparable properties in the area of your choice, so that you have the necessary information to make an educated decision.
To my Sellers: As a seller, your property will be marketed locally, nationally, and internationally. Your property will be featured on more than 20 real estate websites. In addition your home will have a professional photographic and virtual tour for exhibition on the Web. A full color brochure will also be produced and a targeted marketing campaign launched of your property to financially capable prospects.
Sam Williams is one of the Florida Keys Top Producers in Real Estate Sales. He is admired by his fellow realtors, and has earned the respect of buyers and sellers who have come to him, to seek the assistance of an expert in Florida Keys Real Estate.
Sam Williams REALTOR®
Coldwell Banker Schmitt11050 Overseas Hwy
Marathon, FL 33050-3459
Office: 305-289-6559
Cell:305-942-6069
Fax: 305-946-0172
E-Mail me
www.bestfloridakeysproperty.com
11February2010
Posted by admin under: Buying a Home in the Keys and using it as a Rental; Marathon Fl Investment opportunity.
Renting your home out as a seasonal(vacation rental)or long term.
Long term renters are easy to find as there is a shortage of homes for rent. So, if you want to buy something for retirement or a vacation home and rent it out to help your payments-this is typically the easiest way. (Long term rentals are considered to be anything over 6 months, as the tenants don’t pay the 11.5% Florida tax)
• Generally long term rentals should be unfurnished.
• Initially we do a credit check before submitting a lease to you, then with your approval of the lease, we collect the first and last months rent plus a security deposit which is typically a months rental amount. We are very proactive in this area and I assure you the home is handled professionally.
• As to utilities- The tenants take the lease to the water, electric, phone and cable people and have the utilities put in their name and of course they pay their own deposits. Garbage down here is included in your tax bill-so there is no garbage bill.
• Seasonal rentals. Currently we can only rent monthly or 28 days, meaning the owner can only rent the home out 12 times per year. This means about 5 months of income-Jan-Feb-Mar and July-August. There are some April and June monthlies.
• As to finding people to rent for the rest of the time! I deal a lot with navy transfers÷they generally need something for 2-3 months while they sell their home and buy another. So if it is the off season, I try to fill your home up this way. Another way to fill in the gaps is to Companies that come down here. Most of the major government and private building projects are done by outside firms. Their management people will generally want a nicer situation so they will generally rent homes at better than average rates.
• As to what is the best rental situation , that is size, which areas, views, pools, how water and boating accessibility affects rental amounts and the typical rental amounts for both long and short term, plus the fees involved, please contact me. As to extra costs and what is necessary to have a Home as a Rental.
• When you rent your home out you need to license it through the County. This costs $25.00 and we handle the paperwork for you. The County and the Tax people want the home licensed so they know where there may be tax dollars coming in. When your home is used as a rental, in effect you are operating the same as a hotel or motel and so come under their safety guidelines.
• Every bedroom and the main living area must have a hardwired smoke detector and there must also be an escape light. This light comes on in case of a power outage-this also must be hardwired. (About $350.00 installed smoke detectors and escape light for a 2/2)
• There also needs to be a professional quality refillable fire extinguisher that is approved by the fire department (about $55.00). This would be the same as you’d find in a restaurant or hotel room. There needs to be a dead bolt on the door that works from the inside and is a different key than the main door. All of these issues help protect your liability in cases of fire/break in.
• When the home complies with all of the above and we have the signed contract, then it can go into the rental pool.SPECIFICS OF THE AGREEMENT
1 Coldwell Banker agrees to manage the home for a period of one year with the contract automatically renewing unless either side gives 90 day notice.
2 Our fee for vacation rentals is 20%—what is really important here are the following points.
• There are no hidden fees-such as credit card charges etc.
• We typically send you the money within 2 weeks of receiving it÷we do NOT hold it until the first of each month or split it out each month. We always collect cashiers checks from the renters so when the money is received, it is quickly processed through our main office and sent to you.
• There are no charges for going up on our Web sites÷5 in all.
• There are no charges for the pictures that are taken.
• There are no charges for any specific flyers, brochures or ads that we run on our rental properties.
• Please go to www.rentalsfloridakeys.com
• We actively and aggressively manage your home. Meaning we get the best customers (qualified) We play by the 2 people per bedroom limit, and we work to keep it filled other than your personal usage
• All of the computers in the 6 Coldwell Banker Schmitt offices throughout the Keys are linked. If a customer inquires about a home, it will show up on the rental agents computers.
• We have Handymen, Electrical, Plumbing, Landscaping, Pest control and appliance people that respond when there is an emergency.BOOKING THE HOME FOR THE OWNER.
This is very simple. You would call the rental manager and have him block out the home when you want to use it. We don’t charge a fee for any of that. Generally you would have us arrange for the home to be cleaned after you leave.FLORIDA BED TAX Florida charges a 11.5% tax on all hotel, motel, home rentals. We collect the money from the tenant and disperse it to the tax agency.CLEANING SERVICE The tenants pay this fee which varies based on the size of the home. On average a 2/2 is $100 and a 3/2 is $125.00.PETS AND SMOKING If the home is no smoking, that is put in the rental file and the tenants are informed before they book the home. If the home allows pets, we collect a pet deposit which is added to the standard security deposit of $500How are emergency repairs handled?
• We have handymen available that can take care of small emergencies or updates, as the owner requires. Since our company manages over 300 rentals, we also have a good working relationship with Plumbing, Electrical, Appliance and Carpet, Tile people.What about Hurricane preparation?
• In the event of an impending Hurricane, the handyman or someone else can be hired to put up the storm shutters, bring in the lawn and patio furniture, etc for a fee-as we have too many homes for us to do them individually. This agreement should be set up in advance by the homeowner and the handyman. We will help you find someone to do this.What makes a good Vacation Rental
• A clean, well-maintained home on a canal or open water.
• Typically one of the bedrooms should have a set of twin beds if the renters are bringing children.
• Good linens and towels and a backup set. This is especially important for monthly renters.
• The washer, dryer and refrigerator should be newer if possible.
• A good Television hooked up to cable (about $35.00 per month) and a CD or tape stereo system.
• The kitchen must be completely outfitted. A microwave is also very important for renters.
• Patio and/or Lawn-Deck furniture. If there is an upper deck, a table and chairs plus loungers.
• On the water side, below a set of loungers and chairs.We get a lot of repeat renters÷if the renters have a good experience, they will come back. We see this especially with people that book two to three months a year.
Where do our renters come from!
• If you’re reading this on my web site you have the answer. If not most of our renters come through the Internet and one of our sites.
• www.floridakeysrealestate.com www.rentalsfloridakeys.com www.fkren.com
• All of our sites are linked to Key West or www.flakeys.com which averages over 500,000 views per month. Basically if anyone looks at Key West they find our sites.
• The balance come through National Advertising placed in magazines such as Island Living, Florida Sportsmen, Salt Water fishing and Dive magazines as well as regional publications and our own buyers guide.
• Also all of our computers are networked meaning if someone is looking for a specific situation such as open water it will show up on the computer immediately as to area, availability and price plus all other details.Who handles the renters?
• All of our offices have a dedicated rental manager whose job is to rent the homes. In conclusion, there is a lot to discuss on rentals and this is used to just get you information regarding the main issues.BUYING RENTAL UNITS-DUPLEX-OR MORE UNITS
• There are Duplexes throughout the lower Keys and a few 3-4 unit complexes. The 3 to 4 units are generally in Key West or Marathon.In looking at the return, generally it runs around 10% in the Keys÷this includes the large guesthouses. When a return of 14% or more comes up they generally go very quickly.
DUPLEXOn the water generally start at $600,000. Nicer ones (maintained-updated appliances-tile) go for $775,000 and up. A dry lot duplex can start at about $550,000. These generally have the best return percentage.3 TO 4 UNITSGenerally in Key West or Marathon.
• In Key West, these can be good, especially if it’s located in Old Town and one or more of the units has a transient license, meaning it can legally rent weekly.
• These type of situations run from about $850,000 and up. In Marathon from about $750,000 and up.MOTELS-MULTIPLE UNITS
• These are generally found in upper keys, Marathon and of course Key West. The more affordable ones ( one to two Million dollars) are generally from Marathon north to Key Largo. See Commercial section of my site. If there is a specific situation you want please let me know.
Sam Williams REALTOR®
Coldwell Banker Schmitt11050 Overseas Hwy
Marathon, FL 33050-3459
Office: 305-289-6559
Cell:305-942-6069
Fax: 305-946-0172
E-Mail me
www.bestfloridakeysproperty.com
