Suzi Gravenstuk, REALTOR®, Broker

Are you in the business of helping buyers relocate or otherwise find new homes

listing below $100, 000.00?

Are you looking for a new home priced below $100, 000.?

Do you wonder what you can possibly get on the Gulf Coast for below $100, 000?

Well, then, it may be in your best interest to contact:

Ribbon Cutting at Bay Homes office located at 835 HWY 90, Bay St. Louis, MS.

Gathering at 5:00 Tuesday, April 22nd.

Drawings: $100 cash, a $50 Restaurant gift certificate. Enjoy!

To be completed soon.

The Bay Homes Team will be building in many Gulf Coast towns besides Waveland.

REALTORS, Lenders, Home Hunters, Title Companies--Let's network!

I am privileged to attend a church pastored by a dynamic couple. I used to fall asleep in church.

NO more, Yeah!!! They are such dynamic teachers that I literally absorb a lot of teaching (sorry, Pastors I have not acquired the ability to speak the scriptures as you do...).

Pastor Felix tends to end a spoken paragraph with a"hmph". Now I notice that when I am in a client meeting, at the end of a Real Estate train of thought, whether good or bad, I end with "hmph". The first time I heard myself do that it shocked me! Test me. See if I have overcome the idiosyncracy. Let's have a real estate meeting!

Pastor Jocelyne, will from time to time say, "Oh, MY God!" (Not in a bad way, but a joyous, praise kind of way--she is originally from Haiti, some of her mannerisms are a bit different:-)). So, now I catch myself saying, "Oh, MY God!" Then, I look around to see if I need to explain myself.

Have you picked up any habits lately that makes you feel like you've been invaded? If I'm that impressionable,

its a good thing I have good places and people to hang with....

This church has been instrumental in turning Gaston Point around, and mending relationships between residents and government officials--Cleaner, safer neighborhoods benefit all of us at some point. I actually was not aware how bad the reputation of Gaston Point was until a parent of one of my daughter's friends questioned the safety of us attending there. My, how things change with time and effort (TLC + elbow grease)

Of course living on the Gulf Coast and living in Long Beach I visit most towns in Harrison County frequently. Harrison County, whether Biloxi, Pass Christian, Long Beach, Gulfport, Diberville, Woolmarket--is just a great place to live spiced with the influences of people from -everywhere, anywhere, and -here-.

Biloxi Pals I cannot begin to tell you how PROUD I am of the new Long Beach signs! We are looking downright gorgeous! Courtesy of many volunteers.

Boat Slips are back! Yipee! REal Progress.

Quotation from the Fitness Trail at MS Gulf Coast Campus

Don't know why... Just thought I would share that with you. Do you have any quirky mannerisms? (I guess another of mine is the total lack of ability to stick to one subject. However, there is a reason for that).

PS: Don't want to offend anyone. Just because I have a church home I love, does't mean you have to. Just because I believe in God and Providence, doesn't mean you have to. Its a choice. I have successfully worked with clients and Associates who believe differently than I believe.

++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

While I have your attention, if you are looking for HUD listed properties, we have 2 in Gulfport now open to all bidders. Many REALTORS in the area are certified to show and develop bids. I happen to be one of them:-) To place a bid on one of these HUD properties you will need $1,000 Earnest money in a certifed check or money order, and you will need to pre-authorize before submitting the bid. Investors, expect to have a minimum of 25% down. REgards

Click my profile to contact me!

Good news! The market is not stagnant. Weird maybe, but not stagnant. Please keep in mind that the figures below do not include: Condos, shouldn't include mobile homes, and should include the criteria listed below. Remember too, that only takes a couple of MLS listings with data incorrectly listed for the figures to be skewed. However, this is the best guideline we have and I am grateful for the opportunity to dive into stats from time to time.

If you are potentially buying or selling property in the Gulf Coast MLS area and would like to see reports oriented around your more specific criteria, just give me a call or email and we will discuss your criteria and objectives.

Min 3bd, 2ba, Less than 10 acres, min $10K up (Mobile Homes and Condos not included). Search includes: Harrison County; Pass Christian, Long Beach, Gulfport, N. Gulfport,S E. Gulfport, SW. Gulfport, Biloxi, N. Biloxi, Woolmarket, East Harrison County, West Harrison County, Saucier/Lizana, Diberville.

Pending Breakdown by area: PC/1, LB/2, Saucier/Lizana/4, Gulfport08/2, Gulfport09/1, Gulfport10/1

W. Harrison Cty/3, Saucier/Liz/4

*DOM High is skewed. Original list date was 4/26/06. Then when seller split off acreage and reduced the listing from $899000 to $599000 the listing was given a new MLS#.

* A note about my banner. I showed it to one of the regular Pier Pals at Long Beach Harbor. He thinks I caught the "essence" of the MGC. If you are relocating here, just be ready for a great way of living. I did not capture casinos, or golfing which are also popular coast activities. Enjoying your environment is free, and a great gift. The only thing that can top the environment is the people of the Coast--which incidentally, is now made up of a lot of people from other places.

You may search the Gulf Coast MLS by clicking here.

I am starting 3 new blogs by town. If you have any past, present, or future interest in the following towns, please help me get them started by visiting and participating.

http://blog.msgulfport.com/

http://blog.mslongbeach.com/

http://blog.mspasschristian.com/

Thanks for stopping by.

Here's the Assignment: The assignment is open to the public at large as well as to Active Rain members. Please find a positive way to interpret any of the data, no sarcasm, and no backwards negativism disguised as positivism (I.e., Its a good thing you don't have a 3000-5000 sf home in West Harrison County). True Positives. We can do it!

(By the way, West Harrison County tends to have acreages, well and septic.)

*******************************************************************************************

Sometimes as Real Estate Professionals we are asked questions that requires a bit of REsearch. Well, it just so happens I am a REsearch fiend. As I was REsearching for a specific party I REalized that the REsearch could help others as well. The Gulf Coast MLS is my source of information which also means I am a due paying member of NAR, MAR, GCAR as well as the Gulf Coast MLS. (The MLS is not Free to REALTORS:-)

A very important consideration in evaluating this data is: Condos are not included. I would be happy to do a separate study if interest is indicated, or perhaps one of our other Mississippi REALTORS will do a condo REport... Condos are indeed a lucrative market on the Gulf Coast. This data does not include farms/ranches, land, or commercial, only MLS listed SF homes. Note also that the majority of this data is focused on single family homes in the 3,000-5,000 HC/SF range.

*It is extremely important to understand that the Gulf Coast has a huge inventory of FSBO properties on the market. I have not found a way to include FSBOs in REports. The simplest thing of course would be for all FSBOs to list with a REALTOR, then we would all have access to their data as well. Buyers, please understand that none of us would intentionally withhold information of for sale by owner properties (at least no one I know), but we could miss one, because we too have to be aware of FSBOs. Can you imagine each REALTOR trying to maintain an up to date, comprehensive list of FSBO property???

There is SO much inventory on the MLS it would be hard to imagine that a FSBO property could end up being the one property that a buyer would find satisfactory. However, if a Buyer is able to define an area and property criteria I will certainly endeavor to contact every FSBO as well. FSBO + MLS shopping definitely requires a defined relationship with the potential buyer (for me).

+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

Here's my positive outlook: Homes are still selling. There is a lot of choice. The market is not stagnant. Understanding that there is a large inventory and a ballpark selling period will help you prepare. Still these figures are general. If you are a seller, you need to be ready for a quick sell--as well as your market possibly being on the market as long or longer than the data indicates. So, the positive in that is that you can prepare yourself. Positive REality is good, False expectation is not. Your REALTOR can help you understand the competing properties as well as the recently sold properties.

For example, it does no good to list your home according to the sell price a few properties, (even from the last few months) if you find the comparable homes on the market are priced lower.

+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

As of March 17 and 18, 2008

The following Information is gained solely from Gulf Coast MLS statistics. This data does not include a huge inventory of condos and for sale by owner properties, nor are the differences between properties considered.

Please keep in mind that all data including and after MLS Homes 3000-5000 h/c SF only includes homes listed between that square footage.

Public Post March 1st, 2008

In making out my "Know My Surf and Turf" plan for the week, I decided focus on vacant homes first would be fun and enlightening, plus with vacant homes appointments are seldom required.

Some buyers I have worked with in the past prefer vacant homes over occupied, there's just less stress all around. Staging of course has merits, strong ones. Yet, some people prefer an unstaged, undisguised home--and prefer to use their imaginations.

Then, thanks to many new, easier to use functions on the agent side of the Gulf Coast MLS, hours later I came up with some interesting data, that may be helpful in drawing very general hypothetical trends for the MS Gulf Coast.

If you are not familiar with MLS data please keep in mind the following disclaimer:

• The data does not include a huge FSBO category, though many FSBO's look to MLS stats for pricing guidance (which requires the assistance of a REALTOR/MLS member:-)
• The data is only as good as the integrity and competence of those entering data.
• MLS stats are still the best tool available. If you know of market data that does not at some point rely on MLS, agent driven data--please enlighten me.
• Mississippi, or at least the Gulf Coast does not include the sale price in county records. Property is bought for a consideration of $10.00 Research That:-) !
• I love Harrison County and find all departments extremely helpful in answering questions. I am happy to my taxes! However, I often spot serious errors in county records. I would hypothesize that county records are scarcely more reliable than MLS records.
• I do not put much stock in the list price to sales price ratio. The list price can be changed right before a pending sale. To get a true LP/SP one still needs to go back to the original list price found in history, agent side.

Search Criteria, Long Beach, Pass Christian, North/SouthW/SouthE Gulfport, Biloxi, WoolMarket, Diberville, West Harrison County, Saucier/Lizana . 1546 Single Family Homes are available. 671 SF homes are vacant. (43% of homes listed are vacant)

The last 90 days, 53% of the homes closed were vacant.

90 Day Closing Results Vacant Homes: 161

Low List: $14, 900 to High List: $599,000. Low Closing: $10, 000 to High Closing: $516,000

Average DOM: 138 Median DOM: 121 Longest DOM: 552 days

90 day closing all single family homes: 304.

Average DOM: 136 Median DOM: 122 Longest DOM: Still at 552 days

The average closing price was $162, 890 Median: $150, 450 Low: $10,000 High: $595,000

Cash Sale Transaction Range: $10,000 to $569,000

Interesting change in statsJ . Cash sales high DOM were 286 days with an average of 100 and a median of 96. Average sq ft cash closing per sq ft: Low: $11 Average: $74 Median: $71 High $193

Show Me the Money:-) There is little difference in whether a home is occupied or not as to drawing transactions of a certain type. Financing in order of most popular (or successful): Conventional, Cash, VA, FHA.

Focus on Long Beach and Pass Christian:

Vacant Focus: Long Beach: 59 from $57, 500 to 398,000 Pass Christian: 83 from $47, 200 to $850K

Homes-All Occupancy

Long Beach: 155 from $57,500 to $669,500 (38% are vacant)

Pass Christian: 166 from $47,200 to $899,900 (50% ar vacant)