Gulfport, MS

*Report by Suzi Gravenstuk, using research privileges of membership in the Gulf Coast MLS. This information is not a copy/paste. As MLS information is a collection of entries from many people, accuracy is not guaranteed. Also, keep in mind that a large groups of properties never touches the MLS figures (for sale by owners and new home builders that are not members of the MLS). Please contact me directly if you want a specific area researched, and/or photos taken of a neighborhood or specific property.

The Gulf Coast MLS active single family homes (homes for sale) for Gulfport as of January 25th, 2009 breaks down as follows:

Avail: SW Gulfport=80, SE Gulfport=288, N. Gulfport=405

Last 30 day Closings: SW Gulfport=3, SE Gulfport=5, N. Gulfport=28

Taking a closer look at SW Gulfport (because I have a listing in Original Gulfport--3214 12th St.)

The occupancy of the available homes in SW Gulfport breaks down as: 36 vacant, Owner Occupied, 11 Short term Tenant and 4 Long Term Tenant Occupied.

The lowest priced home is a 3 bed 894 sf for $18, 900 (Guttted and ready for rehab).

The high is $379,900. A Gorgeous 5 bedroom, 3 bath 3400 square foot home with in ground pool and hot tub.

3 Homes Sold in the last 30 days. All were cash closings.

*890 square foot, 2bedroom, original list: $29, 900 Close Price: $29,000 DOM: 88. Pend to Close: 18 days

*1200 square foot, 3 bedroom. Original List: $90,000 for a term of close to 6 months, then expired. Relisted with a different firm 3 months later at $65,000. Almost 2 months later reduced to $50,000. Dom: 156 Pend to close: 48 days This home also had an agent note: No FHA or VA Buyers. (Did they expect problems making appraisal criteria?)

*The last home was a bit odd in history as it went pending 5 times. It may have been used as a rental during that time, and the number of pendings represent different tenants. It originally went on the market January 30th of 2008 at $77, 500. The listing page shows the list date as 12/01/08 at $69,900 with a DOM of 39 days (hmmmm). When a listing expires and is relisted under a new MLS #, DOM starts over. The Final sale price was $65, 000. Pend to close: 12/18/08 to 01/09/09, or 22 days

The odd history home was a very cute 2004, 1216 square foot, 3 bedroom 2 bath home

*If you need to sell your home, and, if you are determined to sell your home during this highly competitive time--I may be able to assist you. We won't know until we communicate.

Test

I drive Hwy 90 (also known as Beach Boulevard) frequently. Each time I drove under the Sky Walk of the Island View Casino, I would think..."I want to go up there and walk across". Well, its not like the Island View charges to walk across Highway 90 using their Sky Walk. It was just one more of those things on my mental list that I wanted to do but seemed to never get around to actually doing it.

Finally, one day when I was working on listing preparation for 3214 12th St, just a couple of blocks away--I decided to take a break and stroll around the neighborhood a bit. I took some of my new listing cards with me to pass out. (Note a significant break through in 2009 for my marketing--focus is on the listing not the REALTOR:-).

The longer I am out on a gorgeous day, the bolder I seem to get. I actually went in the Island View and walked around a bit. Then I noticed a man in a suit whom I correctly assumed to be a casino manager. I gave him a small stack of cards -- just in case anyone mentioned to him that they were looking for a great home near the casino. He took them and said he would put them....

It struck me that this would be the perfect time to take the Sky Walk. This was a very pleasant experience. The Sky Walk is wide, and still has that fresh, recently built back feeling in a surreal climate controlled quiet environment. The Sky Walk is accented with interesting people; some of which coached me on how to take better photos through glass without showing my reflection.

I took time to watch the traffic on both sides. The photo below was looking West.

This photo was shot looking East.

The Island View can accomodate parking for most kinds of vessels (I think. Maybe you should contact them.)

The collage below is unrelated, just some of my favorite shots along HWY 90, the MS Gulf Coast, Harrison County.

Last but not least

Let me put my skills to work for you. Call Now.

The sellers agreed that a part of competitively positioning 3214 12th St. for the Jan 2009 market to work on curb appeal.

It may be useful to the future buyers to have Alley access. ESPECIALLY since this property is zoned T4L! Please consult with Gulfport Planning and Zoning. However the broad view is that this is a designated "Live/Work" property. So, you can legally run your business from home AND advertise it!

The last day of 2008 was gorgeous. A couple of things came together for me. The business cards respective to the listing at 3214 12th St in Gulfport, came in. I figured that I could use some exercise. Gee, what a perfect time and place for a "Walk About":-)

I chose 31st St. It doesn't look like much-but from the church to the beach are professional offices in homes and cottages from the early 1900's. It seems rationale to me that someone may know someone that really wants to move to this area. So I get permission from a person at each office to leave several cards. Wouldn't that be a hoot if the buyer came from property business cards and a walk about?

I had also volunteered to collect funds for a women's counseling resource (Ok--its an organization that helps women find alternatives to abortion). So, for some reason I combined the two missions.

It seemed perfectly normal to me--but it may have seemed strange to others. A broker carrying a baby bottle, personally promoting a listing on New Year's Eve? My reception was great! Although, I did not collect much change. I probably need to do a specific mission for that.

So, after attending to that section of 31st Street, I decided to spend some time at the beach, It was low tide, so I figured it was time to work on my sandwriting.

Of course I had to get some photos. I decided for once to include some of the angles that we see daily that are not pretty. We still see a lot of construction going one. The Sand Beach department seems to be continually working on the beach. The buildings at the near front right and left are the Island view Casino. The building in the distance I believe is Mississippi Power.

Industry is never nice to look at. But, you know what? How about joining me in being grateful that we have industry and that the Gulfport Port is EXPANDING, and it is expanding South rather than East/West.

West End Pier, Low tide(Obviously:-)

Took a bit of a beating from Gustav and Ike.

My secret hobby. Sandwriting totally relaxes me. Well, I guess it could be the sounds of waves and birds combined with a blue sky day, 60 degree weather...

This is to remind me that when I am ready to stop--just one more call or visit can change things. Just 1 more... the problem with this attitude is: "What if you are already a work a holic?" My answer to that is using the 212 degree concept towards the goal of working smarter in 2009, not necessarily longer and harder.

OK, I admit I need to perfect my sandwriting hobby. Finding the right tool is important. So far I have restricted myself to finding the best stick that has washed up nearby (think about this statement--there is a parable in here somewhere). The beach felt good. Sand writing felt good. Just as I was signing off I received a call from an acquaintance who wanted to see the as yet "unadvertised" listing. So. I travel the approximate .20 mile, roughly 3 blocks back to the listing at 3214 12th Street.

Full Circle. Attracting the buyer is very important. However, I will miss this property a bit when it changes hands. Everytime I visit, I have a new understanding or appreciation of the specific property, the neighborhood, even local government.

The lot has a LOT of concrete. Less upkeep for sure. But, I can't help feeling that someone is really going to appreciate this property, partially for the concrete, the alley backyard gate to parking, the workshop--and the fact that the 3rd bedroom is located at the back of the house, has its own exterior door, 1/2 bath, HUGE walk in closet, and sliding glass doors. This is where I see the "live-Work" zoning concept being used to the fullest extent possible,

If you are relocating to Gulfport, MS --I encourage you to make a pit stop by Gulfport MS City Website .

Today I was reviewing the online zoning manual while coordinating different projects being done at 3214 12th St, Gulfport MS, Harrison County, Zip Code 39501, Area Code 228, Ward 2, Zoned T4L in preparation for the soon to come--Listing Launch.

It struck me that the City of Gulfport website is simply a great source for anything Gulfport.

...You might want to double check the zoning classification and flood rating of your property of interest. Especially with the recently Developed Smart Plans, 1 street can make a difference in the personal value of your property--simply by what you will have the "right" to do with it. For example:

What does T4L mean, and, how does it impact future buyers?

T4L (T4 “Limited”) – General Urban Zone “Limited”
Consists of primarily residential buildings, on lots typically smaller than T3,
with small (1,000 sf) mixed-used neighborhood retail limited to first story of
buildings at corners, not more than two corner stores per block. Buildings
are 2-4 stories max. Additional density is not allowed through transfers.

This zone allows a very limited level of mixed-use.

HMMM...What does that mean? P&Z ran through some scenarios with me...this particular property,for example could be a restaurant if the property complied with other applicable codes. It definitely seems that the Live-Work definition would apply to the T4L Smartcode zoning. Note below that there is an important difference between LIve-Work and Work-Live.

Gulfport Smartcode

Below are some Smartcode defintions that could be important to you:

Work-Live: A fee-simple mixed-use unit with a substantial Commercial component that may accommodate employees and walk-in trade. Work-Live units allow more intensive non-residential usage and are therefore allowed only in Zones T4, T5, and T6, subject to the combined requirements of both the residential and the non-residential uses. In particular this subjects Work-Live units to ADA requirements and parking requirements more stringent than those imposed on Live-Work units. See Live-Work.

Live-Work: A fee-simple dwelling unit that contains a Commercial component in the unit to accommodate a Home Occupation. Live-Work units are permitted in Zones T3, T4, T5, and T6, subject to Home Occupation requirements and to parking requirements in addition to those for the associated dwellings. Live-Work units constitute the only Restricted Office use. (Synonym: Flexhouse.)

In closing, even though your Real Estate Broker or Agent may be confirming zoning issues for you. Please, double clarify yourself, for yourself. This is advisable for every town and county in the MS Gulf Coast. Also, I have noticed that in the MLS subdivisions are sometimes wrong. You can also double check this by reading the legal description of the property.

If I have confused you in any way--feel confident that Gulfport Planning and Zoning has a great customer service attitude. Give them a call. It helps to have the address and/or parcel # available for them.

Coming soon...The Official Listing Launch for 3214 12th St., Gulfport, MS...

Personally, I believe that God, the Higher Power cares very much about real estate, where humans are at any given time, even who buys what. That's my belief. You do not have to believe so to be my client, customer, or associate. But, if you ever get the feeling there is a silent third party--you're probably right.

Following are a series of "I" statements minus the "I":

• set myself up to be mobile.
  
• licensed to work out of my home.
• don't like offices and avoid them until necessary.
• love the outdoors, whether its my front porch, a vacant listing front porch, or working with the beach spread in front of me.
• love soaking in the ambiance of the street my listing (s) are on.
• am compelled to make the most of my time; hence the reason why Verizon Wireless is a welcome and necessary mobile office expense. Anytime I am waiting; I am productive.

All of this to explain why my new, yet unmarketed listing at 3214 12th Street, Gulfport, MS is special. Incidentally, we are not actively marketing this property yet because it had been a rental unit. Our first inspection together as REALTOR®/Broker and sellers gave us a long laundry list of things that should be done before showing the property. So, technically, it is listed to give me the authority to assist them in getting it in shape. They also signed a temporary MLS waiver until we are ready for the critique of savvy buyers and Buyer Agents.

The sellers, thoughtfully have left the electric, gas, and water ON . We have stocked comfort items for buyer agents and home hunters (toilet paper, paper towels, chips, bottled water--hey, let's be real. If you have ever taken buyers on a tour of 6 to 8 homes and you have appointments set--sometimes you skip some important things, like pit stops until dire necessity).

I will also put my -Agent on Duty- sign out frequently and encourage anyone in the area in any field of business to drop by, leave business cards and network. HEY--call me: 228-229-9865. I live near by. I can meet you in ten minutes; or if I am task involved--we can make an appointment. I want to build my resource list of plumbers, electricians, handymen, landscaping, home inspectors, lenders, real estate associate licensees. Well, basically any time you meet a person, there's a good reason for it, even if it isn't now.

For fun, I'll let you in on the scene prior to the sellers and I beginning to talk about listing their home. I was sitting on my front porch working out my 2009 plan. I had moments ago made an irrevocable decision to focus with vacant listings under $150K. I further had made a decision to list homes by the quarter calendar period plus the remainder of the current quarter. (That could be anywhere between 1 day less than 6 months to 3 months exactly).

Of course that doesn't mean I won't accept an occupied home listing higher, I simply won't seek them out.

So, my phone rings and a young sounding woman is telling me about a home that she had used as a rental unit and now wanted to sell. I visit the home, ascertained the last renters had been a little tough on the home, snapped some pictures, worked some comps and got back with her.

To shorten the story a bit:-)--We are listing within comparable range and lower than the 2006 appraisal + they are putting a ton of work into it to bring the property back up to marketable condition. (...Please let me attract more sellers like this in 2009). She mentioned in passing that she wanted to turn her listing in 90 days. We agree that they will not have to go below a certain point to do so. (There is always a Plan B)My goodness--they answer my phone calls, emails and listen to me. I am convinced I am blessed!

Click here to visit the listing preview. Or, visit my mini website.

Part of my service for absentee owners is to help coordinate work on the property. So, I have had ample opportunity to work on the front porch at 3214 12th St., Gulfport, MS. I love this street, this neighborhood. Original Gulfport! I had reservations about the home being .15 if a mile from the Island View Casino .The street seems to be low traffic. The loudest sound is from the abundant bird population + the occasional sound of the train about a block north. Plus, you can hear the SeaBee Base's start of day music, including the Star Spangled Banner.

I have talked with several neighbors who claim that "you get used to it". Again, if you want to be near the beach and Beach Boulevard (.20 mile) the Island View Casino, plus being walking distance to banks, attorneys, and various other businesses, the train is a part of "near the beach" lifestyle.

Everyone has been friendly (I tend to wave and speak first:-)). If you want to test it yourself, give me a call.

I almost forgot--what's special about this place? I still can't explain it in a way that someone who hasn't visited will understand. It has quirks that will still be there after the ramp up is complete. Its not purrrfect. It's comfortable, attractive, appealing, inviting, homey.