Staging properties for sale in Sea Isle City

These photos are of a home I listed for sale where I did the staging as part of the service I provide my clients.

Staging a property to list for sale is tantamount to pricing it properly.     A well staged property becomes a home that a perspective buyer can see themselves occupying.    Any time and money invested into preparing your property to be listed usually brings you the return of more money and a quicker sale.

I offer to do the staging for my clients but if you’d rather do it yourself, here are some suggestions I  recommend:

  1.  The number one thing to do is to de-clutter.     Clear all unnecessary objects from furniture throughout the house.  Keep accessories and objects on the furniture restricted to groups of 1 – 3 items.  In general, a de-cluttered home helps a buyer mentally “move in” with their own things.  Rearrange or remove some of the furniture in your home.   Thin out overcrowded rooms to make the rooms appear larger.  If there is artwork you are taking with you, remove it and replace it with something else.
  2. Extra cleaning focus should be on kitchens and bathrooms.   All personal items should be stored away leaving only a few personal items on the counter.  Keep toilet seats down in the bathrooms because it looks better.  Put kitchen and bathroom rugs away unless they are decorative.  Remove trash from cans and containers.   Included in the deep clean if needed are carpets, windows, sliders, ceiling fans and trim.  I recommend hiring a professional cleaner.
  3. If there is anything cracked or broken, fix it if possible.
  4. A fresh coat of paint can work wonders in the living area or any room that needs it.
  5. Be sure there are no odors!  If you have a grade level bonus room, you may need to get a humidifier to remove the moisture that causes an unpleasant odor.
  6. Curb appeal is very important.   Take whatever steps you can to make the exterior look its best.  Tidy up plants, shrubbery, etc.    Repair broken items if possible.  I suggest power washing if there is build of black stuff on vinyl which is quite common at the shore especially on the soffits.
  7. Make sure all your lights work and any safety issues are addressed.
  8. Where ever possible, a little decorative touch is nice such has a centerpiece on a table.    Find great ideas at Home Goods or Cape May Wicker.
  9. Lastly as a helpful exercise to test your efforts, take a look at your property through the eyes of a buyer as though you have never seen it before.  You will notice if there is a anything left to be addressed.    Good luck!

Sea Isle City Monster Houses & The Monstrosity of Confusion They Created

The subject of Monster Houses in Sea Isle City just won’t go away.    The huge amount of time and effort by everyone involved with this issue was nothing but a dumpster fire.    The changes made won’t make any difference in Sea Isle City’s landscape.  Buildings will be just as high as before but a little bit smaller in floor area, which aspect I doubt the human eye will even notice.  But a small minority of residents are happy now as they thought they won but really, they only succeeded in causing unnecessary havoc in the city they claim to love and care for so much.

Now at issue in the building Ordinance is its vagueness in the definition of “Floor Area.”  See below as copied and pasted from Sea Isle Ordinance 1591.    In its content, the words “horizontal areas” and what that includes is the problem.    Apparently it needs to be defined more clearly because some people can’t see that a “horizontal area” does not include stairwells and elevator shafts.  I don’t know, call me crazy but the word “vertical” comes to my mind when I think of these two things.  Or, “open space” more accurately describes them than does “horizontal.”     I would think a”horizontal area” ends when it meets the stairwell and the elevator shaft and becomes becomes something else.   I can’t walk across a stairwell or an elevator shaft, this I am sure, without needing someone to call 911 from my injuries of “falling through” the “horizontal area.”    Elevator shafts and interior stairwells should be included with the other items below the Definitions that count as “0%.”    It is a no brainer to me but City Official(s) don’t see it this way.    I hope they come to their senses soon and correct this problem.

26-11 Definitions.

Floor area shall mean the sum of the gross horizontal areas of the several floors of the building, or buildings, measured from the exterior faces of exterior walls, or from the center line of party walls separating two (2) buildings. The calculation of the “floor area” of the building shall be based on the following standards: Enclosed floor area on the first floor or above 100%
Glass enclosed and covered porches 100%
Screened or otherwise enclosed covered porches or breezeways 50%
Enclosed attached or detached garage or open carports 0%
Basement space 0%
On-grade patios, terraces and uncovered or covered steps 0%
Open balconies, open attached covered or uncovered decks including roof decks, open covered porches, open breezeways 0%
Projections in compliance with 26-27.6 Encroachments 0%

 

Sea Isle City Summer Rental in the Beach Block with an Elevator

 

 

13 72nd St., East is a brand new south end beach block condo/townhouse available for summer rental most weeks this season.  This home was finished being built early in May 2016 and has 5/6 bedrooms, 5 full bathrooms and a half bath.   It has a 4 stop elevator beginning in the garage for loading convenience.  There are 3 master bedrooms en suite with decks and 2 middle hall bedrooms sharing a bathroom.   There is a possible 6th bedroom set up as a family room with a sleeper sofa and full bathroom.  This is a gorgeous home with an ocean view.   There are five (5) decks with the main deck off the Great Room perfect for al fresco dining.     This home has 2 level HVAC, 5 ceiling fans and is soundproofed well for privacy and comfort.  It is on steps to the beach being only 4 houses away.     Perfect for large family gatherings where parents, children and grandchildren can all get together to enjoy the sand, sun and surf.   Also works well for friends and there families to share with 3 private bedroom suites.  This homes sleeps 13 people.  There are 2 off street parking spots and all the amenities you would expect in a luxury home.  Please call for availability, rates and more details on this property.

Sea Isle City New Construction, Builders, Floor Area Ratio and Parking

This blog refers to buildings that are the standard, side-by-side condo/townhouse on a standard lot of 50 ft. by 110 ft.

The ongoing parking and Floor Area Ratio (F.A.R.) issue being discussed by Sea Isle’s City Council, its residents and builders continues. The last amendments to Ordinance 1584 that passed this year limiting F.A.R. to .8% of the total lot size may change again.

In 2010, F.A.R. was eliminated. It was .7% but that did not include the grade level bonus room.  The 2010 ordinance allowed homes to be built higher to raise the bonus rooms from off the grade level to above Base Flood Elevation (B.F.E).   The building height limit was increased to 32 ft. above B.F.E. from 30 ft.    Before the 2010 ordinance took effect, bonus rooms were on the grade level and being used as living space but not insurable.  F.A.R. should never have been totally eliminated.  The building footprint did not need to change and shouldn’t have.  Raising the building height and, in essence adding another level for the bonus room, brought the F.A.R. to about .9%.  However, some developers took advantage of the no limit to F.A.R. and were building duplexes whose F.A.R. was over .10% and higher.  These are what I believe are the true “monster houses.”  The homes that were built to the intended translation of the 2010 Ordinance were not bigger, per se, just higher.  The intention of the 2010 amendments to Ordinance 1584 was to give Sea Isle City a better rating with F.E.M.A. and allow the much in demand bonus room to be legal and insurable.

It is important to understand that the increased building height to 32 ft. above B.F.E. has not been amended in the recent 2016 Ordinance 1584 which limited F.A.R. to .8%.    The reason I doubt it will ever change is because it adheres to F.E.M.A. rules.  There is a popular demand for this style home.  By meeting the demand, overall property values are sustained and have increased over time.  New construction is selling for higher prices now than it did before the bubble burst.

On Saturday, May 21, 2016 at 9:00 a.m., City Council convenes to address F.A.R. and a new Ordinance is forthcoming allowing F.A.R. to be changed from .8%.   I heard it may be .85% and I’ve also heard .87%.  Everybody is trying to figure out a way to create more parking by again changing F.A.R.  I’m afraid the cow has left the barn (and moved into a bigger home).   There are not many standard lots left prime for redevelopment to make a difference.  What City Council and all concerned may need to do is to stop wasting time trying to please those that view progress made in Sea Isle City as negative.  Instead it may be more useful to attack the real issue which is lack of parking and too many cars.   Here are a couple of ideas.   More parking areas could be provided for excess cars to park long term and only allow 1-3 cars per residence, depending on off street parking spots that residence has.  Maybe the cars can be parked at a remote location and Golf carts implemented that don’t take up much space.    Maybe they can be rented for a minimal fee at the remote parking locations.   It may need to become part of the rental lease that only 1-3 cars are allowed per residence and make it mandatory that guests or additional renters will need to carpool or be picked up at a remote location, especially on weekends.  The Jitney can be made available during the day. Maybe a bike path on the dunes would help. Lastly, let’s face it.  We are a resort town and for about 8 weeks, the population swells.  I have lived in the center of town for 25 years so I have an idea of what it is like.  I’ve used a bike to get around a lot.

 

I believe that the F.A.R. should be capped at .9% to meet the popular demand (for homes with 5 bedrooms plus a family room/6th bedroom) and keep flood insurance rates down.   Many owners have children and grandchildren they want to have room for which is within the tradition of Sea Isle City being a family town.  If you support this and agree, please come to the City Council meeting on Saturday, May 21, 2016.  I hope to see you there.

Sea Isle City real estate deals in the south end

This is a continuation of my series on the best real estate deals in Sea Isle City.

Lowest priced 4 bedroom 2 bath townhouse south of 52nd  Street in Sea Isle City.   This spacious beauty located on 76th St. is priced to sell at $475,000.   The other 4 bedroom/2 bath properties range in price from $539,000 to $667,000.  If you like the big, quiet type, look no more.  This home is located on a very private, wide street with little traffic and family friendly.  The current owner never rented and enjoyed 15 years caring for this home which is immaculate.    The master bedroom is huge.  The other three bedrooms are spacious as well.    The entire home is well proportioned on 2 levels.    It has central air.   There are no condo fees.  Taxes are only $2,935.  Flood insurance is only $600/year because the base flood elevation is high at this location and this home is known not to flood.    It’s the perfect starter home or one to hold on to because it is has so much to offer.   See you on the beach soon.

 

Sea Isle City Properties for Sale in the Beach Block and at a Bargain Price

Welcome to my ongoing blog on bargains prices for prime real estate in Sea Isle City.  Take a look at this lovely beach block property listed for sale.

Here is a great example of the deals that can be found in Sea Isle.  This older home needs some improvements but it was well cared for and that is why it made my list.    With an asking price of $689,000 for this beach block location at 30 52nd St. South, it is one of the lowest around for a townhouse.  That is half the price one would pay for a new construction.   Albeit, it doesn’t have as many bedrooms and bathrooms but it does have plenty of space with a bright and cheerful interior with a living area equal to something new.  The unit has been rented and has a history of being rental machine although it doesn’t show.  Rent out the prime weeks which are about 6 or 7 weeks and enjoy it the rest of the time when it is not as crowded and the weather is prime.  Only 6 houses to the beach is incredible at this price.  Being sold furnished and equipped for you to move right in and enjoy.  Taxes are only $3,426/year.  There are no condo fees, only the property insurances.    This “middle island” location is becoming the new “south end.”  By living here you can walk to all of Sea Isle’s main attractions and the hassle of driving and finding parking doesn’t exist.  The beaches have all been replenished so you can enjoy our beautifully redone dunes, beach paths and big beaches.    AND OF GREAT CONCERN THESE DAYS, this property is located on high ground and has no history of flooding.  Please do not hesitate to contact me, LuAnn Mashura, Sea Isle City Real Estate Broker, at 609-374-0730, my cell.  Thanks for reading my blog.  Stay tuned….there are more to come.

Beach Block Home with Good Ocean View! Sea Isle City Real Estate Deals!

exterior side entrywayThis is another home I present to those looking to buy property in Sea Isle City, NJ.  This property, like others I’ve been posting, is an older home but has been well kept and this particular one has never been rented.   It is in the beach block in the south end of Sea Isle and the asking price is $769,000.00.    New construction in the beach block at a location like this property is selling for almost $1,200,000.00.  This beach block street has a wide beach access so the ocean view is good.  Also, this particular unit is the east unit which makes it better yet as you are not looking over your neighbor’s deck.  No matter where you are located on the island of Sea Isle, these bargains can be found.  I only present those properties that in my professional opinion are good deals because they offer unique details that make them valuable.

Welcome to 36 81st Street, East.   Located in Townsends Inlet, a true beach block with no streets to cross and only 5 houses from the beach. Good ocean views too. One of the most preferred locations on the island with protected bathing and rafting on 81st St. Surfing on 82nd and Kayaking on 79th. AVAILABLE FOR THE ENTIRE SUMMER. NO RENTALS IN PLACE.   SECOND floor spacious living area spans the entire length of the home with decks on each end and atrium windows in living area, this townhouse offers a light, bright and airy floor plan. Open the sliders on each end and enjoy the ocean air and sounds of the surf. Great area for all ages with few steps in and one flight up to living area. Entire top floor offers private master suite. Current owner never rented but could expect average of $35,000 to $40,000 for summer. With a little updating and a few improvements you can get into a prime location for less of an investment. Update as you go along or rent for a summer season and make improvements after the season!    No condo fees and taxes are only $4,200.    Call LuAnn at 609-374-0730 for location to see this very nice home and have your summer home ready for you to enjoy.

bedroom1 bedroom2.1 bedroom3 bedroom4.1 bedroom4.3 bathroom1 livingroom2 livingroom3 kitchen dining dining2 foyerdeck

Sea Isle City Single Family Home Under $400K

My ongoing series on “great deals” in Sea Isle City presents a single family home on a 32 x 100 lot.   How many different ways can you say “adorable?”    This lovely light blue cottage holds all the charms of yesteryear.  The box shelved wall is my favorite.  Or, is it the bright and cheerful sunny yellow porch that’s my favorite?  You won’t find too many of these around town anymore except maybe in Strathmere you will.   This home is situated on Landis Avenue where all the action is and where you can sit and watch the passer byers as they head into town for an evening out.  You have the option of taking advantage of this great location, which is very close to the beach,  by tearing this vintage cottage down and building a beautiful new single family home.     Enjoy the new vantage points by taking in the sights of the city from one of your decks on the second or third floors.  The lot size is big enough for a 2,500 square foot new construction.  Priced at $399,000, as is, you can’t beat it.   This property was very well cared for and obviously loved for decades.  Walk everywhere from this fine location and never worry about driving or parking.    Call me for more details on how you can buy this one-of-a-kind, well preserved home.    I also can provide you with specific information as to what you can build and everything involved with property redevelopment in Sea Isle City.

 

Real Estate Deals in Sea Isle City under $300,000

Here is another opportunity to own a place at the shore for under $300,000.  Matter of fact, this adorable free standing cottage is under $210,000.   Asking $208,900, it doesn’t get any better.   It’s private and has potential to be more than it already is.  It did not flood during Sandy or Jonas.  AND, there are no condo fees although it is considered a condominium as it shares the lot with the front but separate unit owner.inside3
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Take a look at Sea Isle’s “Tiny House” located in Townsends Inlet. This cute summer cottage features a modern kitchen with granite countertops. One bedroom and one full bath.   The second room is used as a living room/bedroom.  Also, there is a loft area for extra sleeping. Two wall air conditioners. Full size washer/dryer. A large private deck which is great for relaxing and sunning.   Steps away from Sunset Pier restaurant, grocery store, ice cream and new seafood restaurant, Doc MacGrogans.   About one and a half blocks to the beach this unit has been rented seasonally for the past few years.    Call LuAnn at 609-374-0730 for additional information.

Real Estate Deals in Sea Isle City

Sea Isle City is a charming, family sea shore resort that has changed dramatically over the last 40 years.  There are many types of homes here and in every price range.  Prices range from $150,000 to $2,000,000.     Style of home ranges from a small one bedroom condo to a large beach front single family home.  The real estate deals are the homes for sale that are a little older and don’t have all the bells and whistles.    Here is one currently for sale:

230 76th Street South, Sea Isle City, NJ

4 bedrooms and 2 bathrooms Asking $479,900

Pick #2Pick #2aPick #2b

BACK ON THE MARKET AT A REDUCED PRICE ! One of a kind design, 4 bedroom, 2 full bath townhouse. Located in the south end on a very private street with little traffic, this unit has a traditional layout with the living room, kitchen and dining area on the first floor. Two bedrooms and one bath on the first floor and two very large bedrooms and a bath on the second floor. At the entrance of the unit is a large sunny deck for major enjoyment and outdoor dining. The yard has partial fence and a peek at the bay. The property is on an extra wide street that is family friendly.    You will like this:  There are no condo fees!    You pay taxes and insurances just like you would on any other home.
Call me if you would like more information on this property or others like it.