Oceanside Inn in Daytona Beach Shores. Market SnapshotJanuary is traditionally the time when we look at the year before in an attempt to figure the year ahead. How is the market changing in the area, or in the neighborhood? What to expect? To sell or not to sell? To buy or not to buy? Oceanside Inn, an oceanfront condo-hotel in Daytona Beach Shores is the unique property in that it is the nicest among the least expensive, and it is the least expensive among the nicest. And though I love how thhis sounds, I have to note that it is when we are talking about "normal" sales, not foreclosures and short sales. Those can distort any picture, and they terribly do. Why it is unique? Timing, timing, and timing.It is more important for condo-hotels than Location, Location, Location. because they a... 01/28/2010

The end of the year and the beginning of the new year always brings changes to the condo-hotel plateau in Daytona Beach area. I mean a direct Oceanfront Plateau (LOL) Elections of the Board of Directors, new budgets, changed Assocation fees. How much do they go up? And when you suddenly see that the fees go down, when every other Association had to increase to offset expenses, wy could that happe?. But where the expenses can increase? One of the ways to end up paying way more is when the Insurance company reappraises the building and comes up with the appraisal that is to about $200 per sq. ft. for a simple boxy multi-level building. The builder say they can be replaced at costs way less than even $100 psf, but Boards are not effective in fighting rising costs and rather just increase t... 01/24/2010

Hawaiian Inn 2301 South Atlantic Ave.Daytona Beach Shores, FL 32118 Hawaiian Inn is a popular Daytona Beach Shores condo-hotel. Considered to be family friendly resort, it is maybe the only resort in the area where families are coming year after year. Not surprising considering its 400' on the ocean, great pool area. Built in 1965 as a 4-story building, they later added another floor in 1974. It's horseshoe layout allows for the overwhelming majority of units being direct oceanfront. However, age was taking its toll and they had no choice but to start the concrete restoration, which could not come at a worse time. The north wing(you see it in the photo) has been completed. The work is now on the south wing. They are planning to wrap it up before the busiest time comes with the speedweek... 01/17/2010

Buying a Condo-Hotel in Daytona Beach Area. Interview With GM This question comes so often that I should have written the explanation a long time ago, but better late than never. "If I buy a unit here, can the Front Desk play games with renting the unit. Can they favor one owner over another?' The answer is "Yes & No". Why "yes"? Because you can't exclude something completely. Theoretically there is a way to screw everything, and fair rental are not the exception. However, if you ask me to weigh and give the value to "yes" and "no", "No" will have the value of 99.9% with only 0.1% to "Yes". Why? Is it that only honest people work behind the Front Desk? Nice thought... I thought that it would be best to talk to people who know that from the inside. My guest is the General Manager of Ocea... 01/16/2010

Hawaiian Inn2301 S Atlantic Ave.,Daytona Beach Shores, FL 32118  Hawaiian Inn is going  through roubled times with their major concrete restoration, which could not happen at a worse time.  Economy is suffering. Daytona is empty, and with it the hotels and condo-hotels hardly have many cars in the parking lots.  The restoration takes additional toll when you have to pay special assessments and there is no income coming both because of the economy, and the construction, blocking access to sizable number of units at any given time.   Hence the prices, unseen after units were sold by the developer in 1999. $35,000 asking for a direct Oceanfront unit (the practically competed part of the resort) is an exceptional value, well below what we were selling them for before. Actually, I never sold... 01/12/2010

Its cold outside but I had some fun this morning...its not everyday the State of Florida sees snow.  I couldn't resist and had to make a little snow man but really its the ice man. Ice Ice baby....stay warm folks..and today it snowed in Daytona Beach, Florida! 01/09/2010

 Daytona Beach Shores Info for Real Estate Buyers and Sellers: On Lisa Hill's Real Estate Blog Hello fellow Daytona Beach area home owners. This post is just to provide some basic information for residents, and buyers of real estate in Daytona Beach Shores. If you've never checked out the web site for the city of Daytona Beach Shores, you should take the time to do so. Each city in this area is loaded with useful information. But if you check the site for Daytona Beach Shores right now, you'll find more than just the usual historical data (which is pretty interesting, no matter what city web site you're reading). Right now, the Daytona Beach Shores web site has extra information on (example) where you can get your flu shots right... information on Medicare Part B... and plenty of other... 01/05/2010

Oceans Grand Condo Daytona Beach Shores For Sale Overview Maps Photos Features Description $299,000 Single Family HomeFor Sale Main Features 3 Bedrooms3 Bathrooms500 UnitsInterior: 2480 sqftLot: 2,777 sqft Location Oceans West Blvd 2Unit 500Daytona Beach Shores, FL 32118 Janis Gagliardi (386) 316-5968janis@Teamgagliardi.comhttp://www.PortOrangeJuice.com Listed by: Martin Gagliardi See more Daytona Beach Shores, FL real estate for sale 01/03/2010

Hawaiian Inn Resort2301 S Atlantic AveDaytona Beach Shores, FL 32118Hawaiian Inn is a very popular family resort in Daytona Beach Shores with guests coming year after year for over a decade or more. Of  course, there are newer or nicer resorts, but it holds its grounds ... or held it pretty well until recently.A popular Daytona Beach Shores condo-hotel is undergoing major renovations, and in the recession we have now, you really can't find a worse time that this. Hawaiian Inn, converted to condo-hotel about 10 years ago, was showing its age. It was built in 1965, and this is a serious age for a direct oceanfront building. The Ocean is both the blessing and the curse. There is nothing more beatiful, but the beauty comes with the price. Salt and humidity are the enemies. Rusting rebars us... 12/14/2009

Oceans Grand Condominiums2 Oceans West Blvd.,Daytona Beach Shores, FL 32118This 21-story condominium, the last in the Oceans series and the last condo over 12-stories in Daytona Beach Shores. 189 units, 9' ceilings, terrific views with ocean, Halifax River or both from every unit higher than 3rd -4th floor. Large units, six 2 bdr/ 2 baths plus den units on the floor, and four 3 bdr/3 baths units on each floor. All rooms having water view, very light and airy. Very spacious units, granite countertops. All amenities, assigned underground parking, pets allowed.The condominium buildingis not directly on the ocean, it is actually closer to the river, and is about 300 yards from the gorgeous white sandy beach. While some may think that being not directly on the ocean is a minus, for me it act... 12/13/2009

Sunglow Beach Resort3647 S Atlantic AveDaytona Beach Shores, Fl 32118 I never wrote about Sunglow Beach Resort before. Technically it is a condo-hotel, and they do not allow homestead, so it is a transient facility only, however it was built in 1985, much later than all of the condo-hotel conversions, which were built in the mid 60s to late 70s. It is in Daytona Beach Shores, but it is too far south and, as many hoteliers say, there is no life south of Dunlawton Ave, and Sunglow Beach Resortis right there, south of Dunlawton Ave, the last road to the mainland, making the whole south piece of the barrier island a big dead end so much loved by residents. It is directly north of Sunglow Pier with a popular Crabby Joes Restaurant. Recently on the South side of the pier one of the  best and ... 12/09/2009

Can we put together the offer? That's what the customer on the other end of the phone line asked me today. He saw the condo on Trulia. Of course.. And in no time we e-mail the Contract with Addenda for this lovely direct Oceanfront condo unit in Oceans One in Daytona Beach Shores. Best priced unit, and not even on MLS, but we are lucky to know about it. No, we do not represent the Seller in this short sale. We, as usual, are working with buyers. In a long instruction accompanying the Contract and addenda I suggest that if there are any questions, we are here to answer the phone or the e-mail. And yes, there is a question: "What the heck is CCCL?" Good question. Short answer is: Coastal Construction Control Line. Coastal Construction Control Line Disclosure requires the Seller to provide... 12/04/2009

The most well known complex of Condominiums in Daytona Beach Shores is the Oceans. Today we make a short stop at Oceans One at 3051 South Atlantic Ave. This is a 21-story Condominium oceanfront building completed in 1974. 120 two-bedroom / two baths units, ranging in size from 1,112 sq. ft. to 1,247 sq. ft.   Of course, this is not a really luxury building, ceiling height is 8', coin laundry on each floor. There is a pool outside, it is heated, but because we, Floridians, are spoiled and not really use pool in winter, it is not going to be heated through the winter, and when the temperatures drop, they will turn them off, and will keep it heated for weekends only to save on the electricity. Maintenance fee depends on the size of the unit and ranges from $399 to $427. There is a social r... 12/04/2009

Time to update on the Condo Deals in the Oceans - Daytona Beach Shores, a popular Oceans complex. In the last months the market has changed: there are fewer units remaining for sale, the prices are somewhat higher, and multiple offers can happen... I have clients who are still waiting to see how it changes. Well, just 5-6 months ago there were quite a few units in the 140K-$170K range. Look at the table below. There are now only 3 units for under $170K. 4-5 months ago there were 3 units for under $170K just in Oceans One, and now there are 3 in all 11 oceanfront Oceans buildings. "Real' price is over $190K. The table below includes all 9 units for sale in all of the Oceans buildings for under $200K, 9 out of 22 total units for sale. It is also good to remember that at the height of the ... 11/17/2009

The government passed the extension of the 1st Time Home Buyers Tax Credit last week. This was a long anticipated move and will certainly help more people buy homes in the months ahead. The interesting part of the extension was the inclusion of a $6500 tax credit for move up buyers that purchase a new primary residence. To qualify, a buyer would need to have lived in their current residence for 5 of the last 8 years. They are not required to sell their existing home, but must declare the new home as their primary residence. It will be interesting to see how many people take advantage of this. It may help break the sales slump of homes in the higher price points. Click Here to see The Florida Realtors issued this press release. There are many people that feel the economy will benefit in ... 11/13/2009

  Daytona Beach Shores Real Estate, by Lisa Hill "The Smart Choice" for all your real estate needs Well, it's that time again. It's time for a "Wordless Wednesday" photo. And as usual... my post is not wordless. lol. BUT, I'm not going to tell you about the photo ;-)  The photo is just a bonus, to show you a little something from the city of Daytona Beach Shores. The rest of this post is a Daytona Beach Shores real estate update, for anyone who's interested in buying real estate in beautiful Daytona Beach Shores... (or selling real estate in beautifu Daytona Beach Shores!) And now for the recent list of available Daytona Beach Shores MLS condos, houses and duplexes/townhouses (from the Daytona Beach area Multiple Listing Service-MLS). For each type of Daytona Beach Shores listing on th... 11/11/2009

Welcome Home!Welcome to Oceanside Inn - Daytona Beach Shores I had a closing today. One that was traditional and that we now do not have very often. Sitting at the table with the Closing agent and the Buyer felt like a thing from the past. We still did not have the Seller and seller's agent at the table, but this was REO and I did not expect the agent to come. The unit is direct oceanfront. It is the south east corner, so in addition to all the view directly to the ocean, it also has panoramic vistas south up to New Smyrna Beach. This is the largest studio floor plan in the resort and at 543 sf thee is enough room for my client. This is the only unit on that stack with full standard kitchen. I do not know who the original owner was, as they have put it there initially, instead of small ... 10/28/2009

What Would I Pay If I Buy A Condo in Daytona Beach Shores or in Ponce Inlet? Simple answer: Maintenance (Association) Fee, Unit Owner Insurance, and Property Tax. Maintenance fee does  not depend on whether you are renting the unit out or not. It usually covers everything outside of the unit (upkeep of the grounds, common electric, elevators, pool, security systems, basic cable) and it includes water, so you pay separately your electric, telephone, and cable if you add some extra programming. For a modest 2 bdr/2 baths condo expect it to be in mid $300 to $400+ a month. Insurance for the condo unit was not mandatory until just recently. Now you have to buy one, or the association will buy it and bill you for it. Because the major part is taken care by the association and the only goal i... 09/28/2009

Buying Condos In Daytona Beach Shores or in Ponce Inlet. What is new? Insurance In good old days of before January 1 this year, there were fewer laws in Florida than today. We used to say that to own a condo in Florida it would cost you a Monthly Maintenance Fee and annual Property Taxes (and we all know about Special Assessments, which are as predictable as major hurricanes that they follow closely.) The new law adds mandatory insurance requirement, and it is called Homeowners 6 Policy. It forces condo owners to purchase a policy on the interior of their unit in addition to the Master policy, maintained by the Association, and which covers the building. Here's how it is defined: "Homeowners Policy Unit Owners Form 6 (HO-6) Part of the Insurance Services Office, Inc. (ISO), homeowners f... 09/18/2009

Time for the update for Oceanside Inn in Daytona Beach Shores. Premier Condo-Hotel Resort Oceanside Inn is one of the best condo-hotels in Daytona Beach Shores. This 192-room oceanfront resort was the last conversion before the price hike, therefore it was holding the  ground pretty well, but economy sliding down caught up with it and today you can find deals for way less than what they were sold by the developer. The resort is well set up for a condo-hotel. It is not surprising. John Rainey, the developer, is probably the most experienced condo-hotel conversions developer with Oceanside Inn being his 4th project. It is a modest property with a heated outdoor inground pool, a Tiki Bar, a popular 6,000 SF sundeck on the South side of the building, plenty of parking on two-level garage. T... 09/15/2009