We have not seen any sizable residential construction in Daytona Beach area since 2007, and when DiMucci started building a 6-story oceanfront condo, then the developer started clearing the lot for Aruba, and construction should start any day now… and Max Daytona, the latest addition to condo developments in Daytona Beach Shores. And this latest condo in Daytona Beach Shores is actually the first building in Daytona Beach Shores if you come from Daytona. This one is worth talking about. It is a 12-story condominium with 72 2-bedroom units. “A new landmark in sophisticated oceanfront living” how they position themselves on their website.Prices will be from the $400 on the city side with a limited view of the ocean on the lower levels, $500s for units on the south and north side of the co... 02/21/2018

  Move to Florida?What to do before you make the Move     Have you ever wondered what it might be like to live in Central Florida?  I’m sure many people are, especially after this past winter with record snow falls and long periods of record low temperatures.  We live in Central Florida and love the climate and lifestyle here.  We love what the Central Florida lifestyle has to offer.  But making a decision to move is a major life changing decision.  We have been receiving many calls from people all around the country telling us they are considering relocating and making a move to Florida, but have so many questions about what they can expect, how to start planning such a major move, and where to start? Obviously this is a major decision, and one that requires a great detail of research ... 02/11/2018

Oceans Four Condominium Oceans Four is a 20-story condominium building with 114 condo units in Daytona Beach Shores. It is one of 15 condominium buildings in the Oceans group of condos. Yet on MLS there is only 1 unit for sale as of today, February 5, 2018. Less than 1% inventory is a sign of a crazy market, and it isn’t. Seasonally this is the slowest time of the year, and usually the time of the biggest inventory, yet we are extremely low on inventory and yet… prices are still not crazy, which they should be under all these circumstances.If you check Daytona Beach Shores market on Zillow, it is good, with 50/50 meaning that it is neither the Buyers’ market, and yet not the Sellers’ market. Theoretically it is ideal stable market, but it is nowhere near stable. We are either fall back ... 02/04/2018

   BEAUTIFUL DAYTONA BEACH SHORESCONDOMINIUM ROW"Golden Strand of Daytona"   Daytona Beach Shores, FloridaDaytona Shores Condominium News.  Condominium row in Daytona Beach Shores is one of the most popular locations for condominium owners, and the beach is known as "golden strand" of  the Daytona Beach area. Buyer demand is high and inventory is low for Daytona Beach Shores Condominiums. If you are thinking about selling, we offer a no obligation market analysis. Living in Daytona Beach Shores, you will enjoy the beach as well as boatin, fishing, parks near by.  Shopping and Restaurants are within walking distance.  Golf and tennis at The Oceans.  If you are considering buying or selling your condo, luxury home, investment property, please contact Joyce Marsh at JoyceMarshHomes@gmail.c... 01/31/2018

Daytona Beach Shores Condo Market It is the end of the year, and it is time to look at statistical data related to Daytona Beach Shores Condo Market. Do not confuse with Daytona Beach condo market. These are two neighboring cities, but they are separate municipalities. Click here to read the Summary about the status and the trends of condominium market in the area. This is a glimpse at Daytona Beach Shores Condo Market. ZIP Code 32118. While this ZIP is shared with Daytona Beach, we excluded Daytona Beach data from this statistical report, so it only includes condominiums in Daytona Beach Shores. There are total of 68 condominium Buildings in Daytona Beach Shores with 5,221 condo units. Area Daytona Beach Shores Active Listings 167 Active Condo Listings from $139,000 to $1,125,000 in G... 01/02/2018

I posted I Want Top Floor…It is about living in a high-rise condo. It is one of those “what if” situations. Comments proved that these things rarely even being considered. Not because they are not important, but because buyers do not know about it. And too often agents, who are not condo people and never lived in a high-rise, do not talk about it because of the same reason: they do not know about it.If I were a boss, I would force agents, who sell condos, to get certified in condos, so that at least they know the issues. The assumption is that there is no difference between selling a house, and selling a condo, can’t be further from the truth.Coming back to living in a high-rise.Take fire rescue. In Daytona Beach Shores, where we have the most highrises on  a 23 mile stretch of the beac... 11/29/2017

– I want top floorI hear it quite often. We live on the 10th floor of a 17-story oceanfront condominium. Gorgeous view of the ocean to the east and the Halifax River to the west. We have it all.Newcomers usually want the top floor. Many people believe that the higher you are, the better the view.But view is not the only thing to think of when you are choosing a condo in Daytona Beach area. There are other important considerations.Example:There is a project in our condo – refurbishing the elevators. This is a big job, and takes a long of time. We have been with one working elevator for several months now.Elevators are designed so that they communicate with each other, and this communication is now severed. So, while it was very rare occasion before, now we time from time have the elevato... 11/28/2017

Daytona Condo-Hotels in NumbersThere are 14 condo-hotels with 2,448 condo-hotel in Daytona Beach area.A brief description of a typical condo-hotel would be a property built and operated as a hotel, which at some point converted it into condominiums with the goal of selling units to individual owners, however, the use is a hotel.Condominium means ownership, but usage is a hotel. So, they differ from residential (apartment condominiums) in how the owners may use it.Condo-hotels are ideally for people who come here once or few times a year and rent their units the rest of the time.In high market it is a viable alternative to more expensive oceanfront condos. In Buyers’ market buying a residential condo as a vacation property/second home may be a better idea.Here is area condo-hotels’ stati... 05/10/2017

Oceans Eight Market SnapshotOceans Eight Condominium was built in 1996. It is one of the latest built condominiums in the Oceans Family of 15 condos in Daytona Beach Shores. Built by Bellmead Development Corp, this 21-story 168-unit oceanfront condominium is a popular and generally more expensive together with Oceans Six, than a few other condominium buildings on the beach in the Oceans.It is a popular building and having an indoor pool in addition to an outdoor pool. It is sister building to a smaller oceans Six, but the amenities, the layout of the units, and even the look of the buildings are nearly identical.Sales in 2014  – 4Prices $290K, 2-bedr; $305K, 2-bdr; $310K, 3-bedr, and $350K, 3-bedr.Sales in 2015  – 14 units total2-bedr condos from $270K to $349K.3-bedr condos from $305,5... 04/22/2017

Oceans Six Condominium. 2967 S Atlantic Ave., Daytona Beach Shores. FL 32118 Oceans Six Market SnapshotOceans Six condominium, built in 1993, is one of the later built condominiums in the Oceans Family. This 17-story 120-unit oceanfront condominium in Daytona Beach Shores was developed by Bellmead Development Corp.It is a popular building partially because they have an indoor pool in addition to an outdoor pool. Even tough are winter are by far not cold, it still may be not enticing to swim under open air.It is sister building to a bigger Oceans Eight, but the amenities, the layout of the units, the look of the building are nearly identical.Active for sale on April 20, 2017 – 3 units totalThere are three active listings in Oceans Six as of April 22. The inventory is low, and it is one o... 04/22/2017

Palma Bella Market Snapshot. April 2017 There are 7 direct oceanfront condos for sale in Palma Bella in Daytona Beach Shores. Prices start from $657K for a 2nd floor unit and go to $733,950 for non-corner direct oceanfront units. There are also 3 direct oceanfront corner very large units (2,854 sf). One on the north east corner and 2 on the South-East corner. Their prices range from $835K to $899K A bit of history, as it helps to understand what we experience today. Doug Cook (Cook Develoment) built Bella Vista a few months earlier than Palma Bella. The market just started slowing down. Nearly sold Bella Vista got stuck with about a dozen of unsold units, but Palma Bella, which followed Bella Vista and came only a few months later, was hit hard. Some of the units there did not find the... 04/17/2017

We have St. Patrick’s day party ever year. Like in many other beachside condos, majority of residents in Oceans Six condominium came here after they retired, and there are only a few residents, like us, who are still working, so we are missing on some of the activities and beauties of busy retirement.We have about 50% of residents living here full-time, which is a great number for Daytona area, plus our renters are coming here year after year, so it is an excellent community with plenty of activities. We do not have too many Irishmen, but it didn't hurt us at all. We had the food, the drinks, and the fun...Here are a few photos from today’s party. 03/17/2017

The Buyer tells me that he is an engineer. It is supposed to mean that he is analytical, and it will all be done impartially and professionally… I run into engineers, or they run into me quite often. I do not believe in engineers, I do not believe in Excel buyers.It does not work. After all engineers do not buy condos. Women buy. And if a woman is leaving in the middle of the showing as she has other more important stuff to do with a friend, it means that she is not buying, no matter how well the engineer fills out the spreadsheet.I remember a customer, who called himself the Excel guy. I was showing him different condo buildings, and I was stunned by his inability to see anything beyond his spreadsheet. He would look at the unit in Ocean Vistas, and then I would show him the unit in Oc... 03/12/2017

Active ListingsThere are 16 units for sale at Oceanside Inn. Prices start from $39,900 for a nicely done unit #301. Highest priced condo is $189,900 for a direct oceanfront penthouse, full one bedroom  corner unit. While the price sounds like a lot, keep in mind that in 2005 the unit this unit has changed hands for $350K, and the seller did not agree to reduce the price even for a dollar.The asking prices have changed from a few months ago, pretty much this happened to all condo-hotels in Daytona Beach Shores. Only one unit is for sale for less than $40K, two in the $40s, 5 in the $50s, including 2 double units, one double unit in the $60s, two in the $70s (both studios, but one of them is direct oceanfront), 1 direct oceanfront, and the rest of unit are over $100K.SummaryWe are still i... 02/25/2017

In Real Estate We always talk about the location, market, timing, whatever… All things, which are open to inquisitive mind, things, which are predictable. And we forget about Lady Luck… For 4 years we were actively buying property at foreclosure auctions in two counties. Adrenaline packed auctions in the courthouse… In December 2011 we bought a 3 bedroom luxury condo in Palma Bella for just under $340K, which was an exceptional price. There were a few low priced sales at the beginning of 2010, but then a few units sold from $550K to $760K. In its sister property – Bella Vista, which is so similar to Palma Bella in so many ways, there were units for less than $400K, and in Bella Vista $340K would be a very good, but not exceptional price, while Palma Bella for some strange reason was mor... 02/15/2017

Condo-hotels are a very small niche market, and like with any very small niche, when you do not operate with big numbers, it is less the market and more a wild guess. Oceanside Inn is an excellent example. Just a few days ago there were 16 units for sale, and then one owner took 4 units and changed to "Temporary off the market", so now they have 12 units for sale.At 12 units for sale, they have about 10% of all units for sale. A bigger than "healthy" number, but still not disastrous. At 16 units it was 13%, which is borderline disastrous.Did the market really changed? Could just one Seller affect the market in Oceanside Inn?When you look at all condo-hotels units in the area, and we have today 125 units for sale, at least it gives you some perspective and the situation in particular con... 01/23/2017

I know that time from time I am going nuts. Yes, I want to do something crazy, or I don’t want, but still do something crazy. And when I am joined by my wife, whose tendency to go nuts is very different from mine, it becomes fun.We are condo people, and are looking for a long stay where we are now. So, we are part of the community, go to the parties, and socialize as much as a working couple can.A few months ago we were talking about world cuisines, and came up with the idea to organize a Russian Party in our condo. We live here, like our neighbors, we sold 4 condo units here, and we thought it would be fun to do it. Our parties are limited to 50 seats, so we thought we could manage it. Which tells you that we are really nuts (LOL). So, we put it on the Social Committee calendar.They al... 01/13/2017

It is end of the year, and it is common to look back at the year, which is ending soon, and see how condo-hotels in Daytona Beach Shores fared in 2016 and how the market changed since a year before. So we are comparing 2015 and 2016.There are 4 condo-hotels in Daytona Beach Shores, and we start with Oceanside Inn.If we look at the changes in average price per sold unit and compare sales in 2015 and 2016, you would notice that all metric shows growth. You may think that this is a good reason to have a glass of wine and celebrate. But numbers without a trend and without comparison lie.And this is the case with Oceanside Inn.If you compare it with other 3 condo-hotels in this small and beautiful city, you will notice that average price PSF in Oceanside Inn is less than half of the next con... 12/04/2016

I keep saying that radical very limiting owners policies of the Board of Directors of the Association in Oceanside Inn, a Daytona Beach Shores condo-hotel, adversley affect the value of units there, but words don't seem to convince the owners.Here is how you can look at numbers and understand and compare the value of units in Daytona Beach Shores condo-hotels. It is probably more convincing.There are 4 condo-hotels in Daytona Beach Shores. Let us look at each of them. See what is for sale in each of them today. We are going from north to south. The first condo-hotel is Oceanside Inn. 191 rooms. 16 condo-hotel units for sale in Oceanside Inn. Pay attention to average price per sq. ft. ————————————–————————————–   Next is Castaways Beach Resort. 156 rooms.  Only 2 units for sale. Again, p... 11/27/2016

I am getting a listing in Ocean Six in Daytona Beach Shores. I have been dreaming of a listing in this building for quite some time. We sold several condo units in this building, but we represented buyers, and I thought it would have been nice to take listing in a building, where we live.We were sending Sold postcards, attend all social functions, people know us and we know people so we knew it was coming, and it came. It is fun time preparing for this listing. Something that you know pretty well, something that we can show at any time on a short notice.I am going over the photos for this listings and this photo of our outdoor pool caught my attention. It is very dramatic. It is because of the dramatic sky reflecting in the pool. I thought it was cool and this photo is in the Listing Ph... 11/13/2016