1. Trouble logging in? Send a message with your username & email address for help.
    Dismiss Notice

Developer marketing observations

Discussion in 'Real Estate' started by ecopal, Aug 19, 2014.

  1. ecopal

    ecopal Beach Fanatic

    Joined:
    Apr 26, 2005
    Messages:
    261
    Likes Received:
    7
    New corporate developments are being very effective in promotional marketing.

    Their high priced marketing agencies should be congratulated.

    "Back lot" properties that advertise "easy access" to Grayton Park and a "few minutes to beach" sound attractive to many naive buyers.

    In fact these developments are miles from the beach and will require owners to get into a car or golf cart and battle traffic.

    They will have to drive to crowded beach accesses with inadequate parking. If they go to Grayton Beach park whey will have to pay admission.

    In the evening they will again have to fight traffic to restaurants and need a designated driver to get them home safely.

    These new "back lot " houses are built on land of much less value than lots that are actually walkable to beaches and restaurants.

    The new houses are very enticing with their"up to date" all stainless steel kitchens ( omly orth about $6k-and granite counter tops.

    Developers also throw in a few thousand dollars for closing costs.

    Real estate agents get incentives to refer clients to the developers.

    This sugar coating distracts the unwary buyer from the importance of a location that is a convenient walkable distance to beach.

    In Seagrove Beach there are some less promoted good values that are actually walking distance to beach.

    This would include any properties with in 1/4 mile of beach from Eastern Lake to Seaside. This would include such hidden neighborhoods as Grove By the Sea, Sugarwood Beach, Cassine Village, and Dalton Subdivision.
     
  2. Mike Jones

    Mike Jones Beach Fanatic

    Joined:
    Dec 24, 2008
    Messages:
    306
    Likes Received:
    125
    At first I thought you meant properties north of 98. I'm sure the same tactics will be used. Pretty soon being south of the bay will be the hot ticket.

    "Homes in the high $300's" - have been seeing this a lot lately which shows a definitie shift in - the market.
     
  3. seabythegrove

    seabythegrove Beach Fanatic

    Joined:
    Nov 16, 2012
    Messages:
    462
    Likes Received:
    100
    Buyer beware...
     
  4. steel1man

    steel1man Beach Fanatic

    Joined:
    Jan 10, 2013
    Messages:
    2,174
    Likes Received:
    456
    So how much increase has there been for South of 30A properties? Especially BMB, and sanctuary at the Sea and sanctuary at redfish which both basically have Private ( very low beach numbers uncrowded)Gulf beaches?
     
  5. jhanes

    jhanes Beach Lover

    Joined:
    Jun 16, 2009
    Messages:
    59
    Likes Received:
    11
    Location:
    Bowling Green, KY
    As far as I know, Sanctuary at Redfish does NOT have a beach! They use beachfront owned by the big house at the end of Redfish a Lake.
     
  6. Matt J

    Matt J SWGB

    Joined:
    May 9, 2007
    Messages:
    21,910
    Likes Received:
    2,201
    Check the property appraiser, that beach is simply titled beach and does not list an owner. Hurry and find a shady title company you could own the beach!
     
  7. geezer392002

    geezer392002 Beach Comber

    Joined:
    Feb 9, 2010
    Messages:
    47
    Likes Received:
    1
    homes in the high 300's

    Hi Mike,

    We own a condo at Seacrest Beach and are considering selling and buying one of the "Homes in the high 300's" you mention at Watersound Origins.
    I am reading a lot of cautionary advice concerning St Joe and that is one of their latest
    developments. St Joe is waiving joining fees for their Beach club at Watersound which seems like a good deal. We currently rent our condo out during the season but we are getting tired of all the hassles associated with renting and are attracted to the single family bungalow style homes in Origins.
    Do you have an opinion on the Origins development or other St Joe home developments in the area?
     
  8. Mike Jones

    Mike Jones Beach Fanatic

    Joined:
    Dec 24, 2008
    Messages:
    306
    Likes Received:
    125
    St. Joe has a lot of positives - their communities and amenities are first rate and done right. I am very thankful they have enough land to keep big buffers and protect lakes, dunes and wetlands.They aslo do a lot for the general community through their foundation and helping to build schools and hospitals.

    Origins is very nice and so are the homes. As for the stuff on paper and deals and such I have no knowledge. Anyone making such big omelet is going to break some eggs. I know some folks have been unhappy with changes in the past regarding the beach club. Just go in with your eyes wide open and have a real estate attorney on your side. Good advice for any transaction.
     
  9. chicagosanfran

    chicagosanfran Beach Comber

    Joined:
    Mar 21, 2013
    Messages:
    12
    Likes Received:
    3
    I live in Watersound West Beach and have been very pleased thus far, however i did not join the beach club, it was 10k when i bought my house and now they are giving it away for free with Origin home purchase, i think Origins would be a good buy especially getting the beach club for free along with golf courses, the Huffs build a great home, i only get compliments, and would recommend them as builders to everyone, they have a foreman named Johnny, absolutely hands down the best foreman on 98 and 30a. I think Origins will be great, you just have to get use to living with construction around you.
     
  10. geezer392002

    geezer392002 Beach Comber

    Joined:
    Feb 9, 2010
    Messages:
    47
    Likes Received:
    1
    Mike,
    Thanks so much for your comments and advice, I will certainly retain an attorney which is something I had not thought of and much wiser than putting all our trust in a Realtor or the developer.
     
  11. geezer392002

    geezer392002 Beach Comber

    Joined:
    Feb 9, 2010
    Messages:
    47
    Likes Received:
    1
    Hey Chicagosanfran,
    Thanks for your comments and recommendations, it's good to hear that overall you are pleased.
    I know when we first visited the area in 2009 Camp Creek golf was private, then during the recession they opened
    up for public play, now they are private again. I guess St Joe offer incentives based on market forces and
    the free beach club access is one worth considering right now. I understand how it would be frustrating to see
    the memberships offered for free after you purchased your home though.
     
  12. mbo222

    mbo222 Beach Comber

    Joined:
    Oct 23, 2009
    Messages:
    27
    Likes Received:
    4
    We have a home in WS West. Absolutely wonderful location and has beach access. JOE is a mixed bag. On one hand, the properties are beautiful, and in general property managment has been responsive and effective. On the other hand there is always some JOE meddling with lots, builders, and beach club which gets quite tiresome. One of our biggest complaints is the lack of diverisity of homes in their packages. The package builders were able to simply cookie cutter most of the homes in WSWB. This was finally recognized by JOE and new styles were mandated. This probably happened because now the lots are scarce and the "deal packages" are gone. We really like North and Origins in general. However, unless JOE allowed custom design/building we wouldn't do it. Very hard to ever resell a home when it looks like all its neighbors. But if future sale is not an issue and you have to go with a package design builder, Regal (and maybe Huff) would be our choice. If Beach Club is free...take it! We paid $20k years ago...Obviously we are not happy about it, but it is what it is. Just wait another year. JOE will change the Beach Club rules again....
     
  13. carson

    carson Beach Fanatic

    Joined:
    Jan 15, 2014
    Messages:
    1,045
    Likes Received:
    316
    Location:
    Seagrove
    I like Origins a lot. We looked at West Beach and have friends there who are on home number 2 so Joe is doing something right. I think their rental business and access to the amenities is the biggest wild card. We got an amazing cash deal in the cottages at eastern lake so we are just behind the development. Call my wife Marilyn at Rosemary Beach Realty. They have a staff attorney you can consult with, they do many deals with Joe and have two people in the office that live or are building in Origins. They have good insight. Mcarson@rosemarybeachrealty.com 832 274 3800.
     
  14. ecopal

    ecopal Beach Fanatic

    Joined:
    Apr 26, 2005
    Messages:
    261
    Likes Received:
    7
    The cost for a "beach cottage" now is running from half a million dollars and up.

    Most people in that price range are going to be turned off by "cookie cutter assembly line built" homes-whether built in a factory or in a "Levitt type mass-production" development package deal.
     
  15. Matt J

    Matt J SWGB

    Joined:
    May 9, 2007
    Messages:
    21,910
    Likes Received:
    2,201
    Yep, lots of beer budgets with champagne tastes running around.
     
  16. ecopal

    ecopal Beach Fanatic

    Joined:
    Apr 26, 2005
    Messages:
    261
    Likes Received:
    7
    "seabythegrove" pretty much sums it up.
     

Share This Page