About Volusia County, FL

Ormond By The Sea Florida 4th Quarter home sales analysis

This table shows in the October(1st) to December (31st) quarter by year for 11 years to analyze the Ormond By The Sea Florida home sales and make year by year comparisons.
4th Quarter home sales

Ormond By The Sea Florida market trends

The average days on the market has been coming down the past few years as the inventory of available homes is reduced. The number of sales was lower in 2011 than the previous 2 years but higher than the other years going back to 2005.
This graphic shows in the 4th quarter average sales prices by year for 11 years to analyze the Ormond By The Sea Florida home sales and make year by year comparisons. Sales prices are relatively stable over the past 4 years and I expect that to continue through 2012.

For information about Ormond Beach and Ormond by the Sea Florida homes and condos for sale and for rent call 386-441-8245 or visit the Ocean view Realty Group web site at www.ovrealty.com where you can also search the Daytona Beach area multiple listing service (MLS) anonymously

Real Estate Values.

After half day of showing we have a winner, and we are ready to right an offer. I usually call Listing agent before writing the offer, as devil is in the details.

Yes, the agent is thrilled but... this 2 bdr/2 bath condo is listed at $63K. Not a short sale. It is in the trust name. Trustee is out of state, and family members are out of state, not much interest in this property, want to sell.

However, the Board of Director for the Association tell agents that they would not allow any sale if the price is less than $75K. Why? Because they are trying to protect the values… But how can they force the Sellers to price the units higher, and how can they force the Buyer to agree to this arrangement?

It is stunningly simple. The Board has the right of first refusal, and they will disapprove any buyer if... the contract is penny short of $75K.

I can't believe it. So, I call the Association. Explain why I am calling, and they confirm it. They do not find any problem with it. All they want is that in the county record it shows $75K, and they can’t care less if there is a provision in the contract kicking back money to the Buyer for invented repairs.

Actually they are quite open about it. There are two units right now in this situation. There is no financing involved with both sales, so there would not be any mortgage fraud. It still does not sound kosher.

The Trustee is the attorney, and I learned that there was another attorney involved, and nothing happened. You want it, you write $75K…

This is the first time I deal with this, and I am really lost at this juncture. When the board decides what people should charge for their property, would they dictate what time they are allowed to pee…

Of course, this is their unit… but there is a legislative board

Did you have this experience and what did you do?

* Photo by CarbonNYC via Flickr.com

Daytona beach is filled with sounds of Harley Davidsons. It is this time in March when hundreds of thousand of bikers flock to Daytona Beach for their annual Bike Week event.

And while it busy, smelly, bikey and noisy in Daytona Beach, it is perfect time to visit the quietest place in Greater Daytona – Ponce Inlet.

Ponce Inlet is the southern tip of the barrier island. It ends with the Lighthouse Park and the inlet itself. No through roads, no hotels/motels, a quiet residential small town in Paradise.

Of course, during the Bike Week you will see bikers in Ponce Inlet, you will see them 50 miles from Daytona. They rent condos and houses in Ponce Inlet, but there are quite a number of bikers/owners, who either live there full time, or come for vacation and event.

But it is nothing to compare with other places, and, while I have no problems with bikers, some people prefer quieter living. People sometimes have strange priorities (LOL).

Here is a list of 2 bedr/2 baths condos for sale in Ponce Inlet.

There are only 35 two-bedroom units for sale in Ponce Inlet. Inventory is at its lowest, but the prices are still very good, even though they are slightly higher than they were two years ago.

I left only one unit in those building where there are more than onle for sale, so you see only 18 least exopensive units in 18 buildings.

If you need more information, or interested in a particular building, call me 386-405-4408

I have posted about Oceanside Inn, a premium condo-hotel in Daytona Beach Shores, on March 9, just 2 days ago. At this moment I knew about a big change for Oceanside Inn, but did not know the details, and, what is even more important, what it means for the owners of condo-hotel units in Oceanside Inn.

Several months ago Integra Resorts, owner of commercial units in Oceanside Inn, and who were running the Front Desk operations, have sold their Orlando holdings to Wyndham Resorts.

Wyndham did not want to include Oceanside Inn in the purchase. They tried to sell on their own, the price was mentioned, some inquiries were made, some talks took place... the first deal fell apart...

I knew of a potential company for this property, and, before going and talking to them, I asked Integra’s CEO whether they were selling. To my big surprise, after repeated e-mails, the message that I received was that they did not want to sell it at that time.

Neither I, not Oceanside Inn's GM James Dion believed it for a moment. We were waiting.

And on the 6^th of March 2012 they did sell it to SunStream, Inc from Fort Meyers. Every owner has received a nice e-mail from the new owner and Front Desk operator.

The price was far less than what Integra paid for it in September 2006. Why Integra chose to sell behind the scenes without even trying to get the best price by letting the world know about the sale is already water under the bridge. Of course, it is nice when people and companies do not need money and a quarter of a million dollars is just a change in the pocket…

I spoke to James Dion, the GM at Oceanside Inn. I was glad to see him there after the change of ownership, as often this change comes with replacing of all key figures. Not the case here. Everybody is working, and there is no hysteria, no panic…

James is very impressed with the new company and thinks it is many times better than Integra, and that owners and the association will be happy with SunStream’s strengths.

Well, this was very good news. I followed the link to SunStream’s website and I liked what I saw. Looks like the company is expanding, and this is the best indication that even in troubled economy they have the vision and money.

Welcome, SunStream!

Welcome to Oceanside Inn.

Welcome to Daytona Beach Shores.

Oceanside Inn. 1909 South Atlantic Ave., Daytona Beach Shores, FL 32118

Oceanside Inn in Daytona Beach Shores is on my list of preferred condo-hotels in Daytona Beach area. You run into people here who are genuinely nice and – a big plus - professional. In my opinion this is one of the best conversions from a old rundown hotel to a decent condo-hotel.

The company, that runs the Front Desk, owns the first floor commercial space and has vested interest in the success of operations (unless they decide to sell their interest). This is supposed to add stability to the longevity of the condo-hotel.

The company is running hotel rentals, they operate the Front Desk, so when you walk in the lobby, these are the people that greet you.

The resort is a 9-story building with 191 rooms, everything from a studio to triple units. The majority of units are double units. Double and triple units you can only buy and sell as a package, but they can be rented either separately, or together.

Double units are two side-by-side hotel rooms with a connecting door. Each room with its own bathroom. Triple unit is just one more studio with a connecting door.

One has a kitchenette with a counter, cabinets, sink, under counter fridge, microwave and coffeemaker... The other does not have a kitchenette but all owners put here small fridge, microwave and coffee- maker. In Triple units only the central unit has a kitchenette.

Resort amenities include heated oceanfront pool, conference room, which can be divided in two, small exercise room, breakfast area and Tiki Bar. No pets policy and no long term renting/living in the resort.

Call me 386-405-4408. It is not too late to get a very good deal in Oceanside Inn in Daytona Beach Shores or any other condo or condo-hotel in Daytona Beach Shores or in any other area, and it is easier to shop when you do not have to compete with too many buyers. It's coming.