Real Estate Market Status • April 24, 2025

Are Foreclosure on the Horizon for 2025?

by Cindy Zimmermann

With the current cost of homeowners insurance, property taxes, and even groceries, you might wonder if we can expect to see the number of foreclosures increase in 2025. As a real estate agent who’s passionate about our beautiful Okaloosa County, I wanted to share some insights into the housing market trends for 2025. Whether you’re a first-time homebuyer, a seasoned investor, or just keeping an eye on your property’s value, here’s what’s happening in our area.

Okaloosa County at a Glance

The county’s housing market is leaning towards a buyer’s market this year. That means there are more homes available than buyers—a silver lining for those in the market for a new place to call home. The median home price in Okaloosa is hovering around $359,158, showing a slight decrease compared to last year. According to the latest March 2025 home sales report, the median sold price in Okaloosa County was $359,158, with a median price per square foot of $211. This represents a 0.2% decrease compared to March 2024.

Foreclosures are present but not overwhelming, with a total of 478 properties in distress. While primary residences are more vulnerable due to financial challenges like rising mortgage rates and insurance premiums, secondary homes—like vacation properties—are faring better thanks to their owners’ financial stability.

Spotlight on Key Cities

Niceville

Niceville remains a gem in our county, with a balanced market and approximately 151 foreclosures available. The median sales price in March 2025 was $450,000, equal to the previous month and -17.81% lower than $547,500 from March 2024. The Days on Market (DOM) for March 2025 was 53 days, down -1.85% from 54 days from the previous month and equal to March 2024. The Months Supply of Inventory (MSI) is an indicator of a buyers’ vs a sellers’ market. Around 6 months is considered a balanced market. Less than 6 is typically a sellers’ market and more than 6 a buyers’ market. The March 2025 MSI of 6.83 months was at its highest level compared with March 2024 and 2023.Its proximity to Eglin Air Force Base makes it a popular choice for military families and personnel.

Crestview

Crestview is the leader in foreclosure activity, contributing the most to the county’s total. This city is becoming a hot spot for investors and first-time buyers, thanks to its affordability. While the properties may require some TLC, Crestview offers an entry point for those looking to break into the housing market or expand their real estate portfolio. Its location near Eglin Air Force Base also makes it a convenient and desirable area for military families. The median sales price in March 2025 was $321,355, up 1.20% from $317,550 from the previous month and 2.08% higher than $314,800 from March 2024. The Days on Market (DOM) for March 2025 was 109 days, down -9.92% from 121 days from the previous month and 49.32% higher than 73 days from March 2024. The March 2025 MSI of 5.28 months was at its highest level compared with March 2024 and 2023.

Fort Walton Beach

Fort Walton Beach boasts a competitive market with foreclosure properties priced between $203,300 and $224,900. The median sales price in March 2025 was $337,500, down -11.18% from $380,000 from the previous month and 5.47% higher than $320,000 from March 2024. The DOM for March 2025 was 90 days, down -12.62% from 103 days from the previous month and 57.89% higher than 57 days from March 2024. The March 2025 MSI of 7.67 months was at its highest level compared with March 2024 and 2023.

Destin

Ah, Destin—a favorite among vacationers and investors alike. Foreclosures are less common here, with properties starting at $275,000. The high demand for homes in this area keeps prices stable and the market competitive. If you’re eyeing a vacation property or an investment with long-term value, Destin should be on your radar. The median sales price in March 2025 was $665,000, up 18.33% from $562,000 from the previous month and equal to March 2024. The DOM for March 2025 was 123 days, up 2.50% from 120 days from the previous month and 28.12% higher than 96 days from March 2024. The March 2025 MSI of 11.26 months was at its highest level compared with March 2024 and 2023.

Final Thoughts

Okaloosa County’s housing market in 2025 is full of opportunities, whether you’re a buyer, seller, or investor. The current buyer’s market is a rare moment to find good deals, especially in areas like Crestview and Niceville.

If you’re curious about specific neighborhoods or want personalized advice, feel free to reach out. Let’s navigate this market together and find the perfect home or investment for you!

A Word of Caution: Purchasing Condos

If you’re considering purchasing a condominium, it’s important to be aware of the latest laws enacted after the tragic 2021 collapse of the Champlain Towers South in Surfside. Florida now requires milestone inspections for older buildings and structural integrity reserve studies to ensure funds are set aside for major repairs. While these measures are crucial for safety, they’ve led to increased costs for condo owners, including higher association fees and special assessments. Buyers should carefully review the financial health of the condo association and the results of any recent inspections before making a decision.

Real Estate Tips • April 8, 2025

How Homeowners Insurance is Affecting Real Estate in Florida

by Cindy Zimmermann

Even if you don’t pay much attention to real estate, you’ve likely noticed your homeowner’s insurance premiums rising over the past few years. This increase is having a direct impact on the real estate market in Florida, affecting both sellers and buyers alike.

Rising Insurance Costs

Homeowners insurance premiums in Florida are among the highest in the nation, averaging around $2,030 annually for a typical house with $350,000 in dwelling coverage. This high cost is primarily due to the state’s vulnerability to hurricanes, flooding, and other natural disasters. As a result, many homeowners find themselves paying substantial amounts for insurance, which can affect their overall housing budget.

Impact on Home Prices

The high cost of insurance can influence home prices in several ways. Sellers may need to lower their asking prices to attract buyers who are wary of the additional financial burden of high insurance premiums. Conversely, homes in areas less prone to natural disasters may see a rise in demand and prices, as buyers seek more affordable insurance options.

Influence on Investment Decisions

For real estate investors, the cost and availability of homeowners insurance are critical factors. High insurance premiums can eat into rental income and overall returns, making some properties less attractive investments. Investors must carefully consider insurance costs when evaluating potential properties, especially in high-risk areas.

Challenges for Homeowners

Homeowners in Florida face unique challenges due to the state’s insurance landscape. Some insurers have stopped offering coverage in the state, forcing homeowners to seek alternatives, often at higher costs. Additionally, the complexity of navigating insurance claims after a disaster can be daunting, adding another layer of stress for homeowners.

Roof Age and Insurance

Let’s talk about roofs. We have all seen how the age of our home’s roof has had a huge impact on the cost of our homeowner’s insurance. The age of your roof can also have a significant impact on the sale of a home as well. Often, a seller will have an asphalt shingle roof that is 15 years or older. They will have homeowners’ insurance. Then a buyer comes along and makes an offer on their home and wants the seller to replace the roof. Sellers often balk because they are of the mind that there is nothing wrong with the roof. This is a regular conversation that I have with sellers. Just because the seller has insurance does not guarantee that the new buyer will be able to obtain insurance. If a buyer can’t get insurance, then lenders are not likely to give them a loan to purchase your home.

Other Factors Affecting Insurance

Beyond the roof, several other factors can impact a buyer’s ability to obtain homeowners insurance. The age of the hot water heater is one such factor; if it’s more than 15 years old, it can be an issue, even if it’s located in the garage. Other significant items include aluminum or cloth-covered wiring, the age of the HVAC system, and the type of plumbing in the home. Sellers need to be aware of these issues before putting their home on the market, and buyers should ask questions about the age and type of these systems. In some cases, it’s highly recommended to get an insurance quote before making an offer on a home. Even if the seller tells you how much they are currently paying, that does not guarantee your insurance rate will be similar.

Future Outlook

The future of Florida’s real estate market will continue to be influenced by homeowners’ insurance. As the state implements more reforms and insurers adjust their strategies, we may see further stabilization and potentially lower premiums. However, the ongoing threat of natural disasters means that insurance will remain a significant factor in the real estate equation.

Conclusion

Homeowners insurance is a critical component of the real estate market in Florida. Its high costs and the challenges associated with obtaining coverage can significantly impact home prices, market stability, and investment decisions. As the state continues to navigate these issues, both buyers and sellers must stay informed and prepared to adapt to the evolving landscape.

Looking for an agent who stays on top of what is happening in all aspects of real estate? Call me!

Real Estate Tips • March 27, 2025

The Secret to Selling Your Home Faster and for More Money

by Cindy Zimmermann

When it comes to selling your home, first impressions are everything! Buyers often decide whether they’re interested in a property within moments of stepping inside—or even just by looking at photos online. I had many buyers walk in a door and walk right back out due to a bad smell or dirt or clutter. While there are many factors that contribute to a successful sale, the most impactful thing you can do is ensure your home is immaculately clean. Better yet, have it cleaned professionally. I know what you’re thinking, really? Trust me, the secret to selling your home faster and for more money is cleaning! Everyone wants to move into a shiny “new”‘ home. I tell sellers to image that your home was a nice hotel room that you were walking into. Would you be impressed or would you be asking management for a room not covered in someone else’s dirt?

Here’s why cleanliness is a game changer:

1. Buyers Associate Cleanliness with Care

A meticulously clean home suggests that it has been well-maintained, boosting buyers’ confidence in the property’s condition. On the flip side, stains, odors, and dusty corners can raise red flags, even if they’re superficial issues. Professional cleaning ensures there’s nothing distracting buyers from appreciating your home’s true value.

2. A Clean Home Feels Bigger and Brighter

Dust, dirt, and clutter can make rooms feel smaller and less inviting. Professional cleaners have the expertise and tools to remove grime you might overlook, leaving surfaces gleaming and spaces feeling more open. Sparkling windows, polished floors, and spotless kitchens all amplify natural light, which creates a welcoming atmosphere that buyers love.

3. Professional Touches Make a Difference

While DIY cleaning can be effective, professional services go beyond what most homeowners can achieve on their own. They tackle deep cleaning tasks like carpet shampooing, tile and grout restoration, and eliminating stubborn odors, leaving your home looking fresh and flawless.

4. It’s a Cost-Effective Investment

The cost of professional cleaning pales in comparison to the potential financial benefits. A cleaner home can sell faster and often for a higher price, as buyers see greater value in a property that’s move-in ready.

5. Your Online Listing Will Shine

Most buyers start their search online, and photos are often the first impression. A professionally cleaned home photographs better, showing off its features without distractions. Clean spaces elevate the appeal of your listing, increasing the chances of attracting serious buyers.

Bonus Tip: Get Recommendations from Your Realtor

Your realtor is a valuable resource throughout the selling process, and they likely have excellent recommendations for trusted professional cleaning services. Realtors often work with cleaning companies that specialize in preparing homes for sale, so you can be confident you’re hiring someone with the right expertise.

Tips for Choosing a Cleaning Service

Look for Experience: Hire a team with a solid track record in real estate cleaning.
Ask for Reviews: Check testimonials to ensure the service meets high standards.
Focus on Deep Cleaning: Prioritize services that include carpets, baseboards, bathrooms, and kitchens.

In the competitive world of real estate, standing out is crucial—and cleanliness is a simple yet powerful way to do so. Whether you’re just starting to prepare your home for the market or aiming to boost its appeal, investing in professional cleaning is a step that pays dividends. A spotless home doesn’t just sell faster; it sells better. So, let the magic of cleanliness take center stage and watch your property shine! The secret to selling your home faster and for more money is cleaning!

Real Estate Tips • March 17, 2025

Understanding Homeowners Insurance and Home Warranties

by Cindy Zimmermann

When it comes to protecting your home, it’s essential to understand homeowners’ insurance and home warranties. Both provide valuable coverage, but they serve different purposes and cover different aspects of your home. Let’s dive into what each one offers and how they work.

Homeowners Insurance

Homeowners insurance is a policy that provides financial protection against unexpected events that can cause damage to your home or personal belongings. It typically covers:

Dwelling Coverage: This protects the structure of your home, including the roof, walls, and foundation, against risks like fire, windstorms, and vandalism.
Personal Property Coverage: This covers your personal belongings, such as furniture, electronics, and clothing, if they are damaged or stolen.
Liability Protection: This provides coverage if someone is injured on your property, and you are found legally responsible. It can help pay for medical expenses and legal fees.
Additional Living Expenses (ALE): If your home is uninhabitable due to a covered event, ALE can help pay for temporary living expenses, such as hotel stays and meals.

Homeowners insurance is typically required by mortgage lenders and is essential for protecting your investment in your home.

Home Warranty

A home warranty is a service contract that covers the repair or replacement of major home systems and appliances that break down due to normal wear and tear. It usually includes:

Systems Coverage: This covers essential home systems like heating, ventilation, and air conditioning (HVAC), plumbing, and electrical systems.
Appliance Coverage: This includes major household appliances such as refrigerators, dishwashers, ovens, and washing machines.
Optional Add-Ons: Some home warranty plans offer additional coverage for items like pool equipment, septic systems, and roof leaks.

Home warranties are not typically required but can provide peace of mind by covering the cost of repairs or replacements for covered items, helping to avoid unexpected expenses.

How They Work

Homeowners Insurance:

Claims Process: If you experience a covered event, you file a claim with your insurance company. An adjuster will assess the damage, and if approved, the insurance company will provide funds to repair or replace the damaged property.
Premiums and Deductibles: You pay an annual premium for your policy, and in the event of a claim, you may need to pay a deductible before the insurance coverage kicks in. In Florida, we typically have a different deductible in the case of damage related to a hurricane.

Home Warranty:

Service Requests: When a covered system or appliance breaks down, you contact your home warranty provider. They will arrange for a qualified technician to assess and repair the issue.
Service Fees: You pay an annual or monthly fee for the warranty, and each time you request service, you may need to pay a service fee or deductible.

Key Differences

Coverage Scope: Homeowners insurance covers damage from unexpected events, while a home warranty covers breakdowns due to normal wear and tear.
Requirement: Homeowners insurance is often required by mortgage lenders, whereas a home warranty is optional.
Claims vs. Service Requests: Homeowners insurance involves filing claims for covered events, while a home warranty involves service requests for repairs or replacements.

Current State of Homeowners Insurance in Florida

The homeowner’s insurance market in Florida is currently facing significant challenges. Due to the high risk of hurricanes and other natural disasters, insurance premiums in Florida are among the highest in the nation. Many insurers have either left the market or increased their rates substantially.

Several factors can influence the cost of homeowners insurance in Florida, including:

Age of the Roof: Older roofs are more susceptible to damage, leading to higher premiums. Insurers often require roofs to be replaced after a certain number of years to maintain coverage. Rule of thumb for a new buyer – if an asphalt single roof is 15 years or older, it will need to be replaced.
HVAC System: The age and condition of your HVAC system can affect your insurance costs. Newer, well-maintained systems are less likely to fail and cause damage.
Hot Water Heater: Similar to HVAC systems, the age and condition of your hot water heater can impact your premiums. Older units are more prone to leaks and failures. Insurance companies have also been requiring that these be replaced if they are older than 15 years old (especially if they are located in the house as opposed to the garage). I had 2 sales this month where hot water heaters had to be replaced. In one case it dropped the cost of the insurance by almost 50%!
Electrical and Plumbing Systems: The type and condition of your home’s electrical and plumbing systems play a significant role in determining your insurance costs. Homes with outdated or faulty wiring and plumbing are at a higher risk of fire and water damage, leading to higher premiums. If your home has cloth covered copper wiring or aluminum wiring, you may not be able to even get insurance.

Understanding these factors can help you take steps to potentially lower your insurance costs by maintaining and updating critical home systems.

Whether you are looking to sell your home, buy a home or just stay where you are, understanding homeowners’ insurance and home warranties is key. If you are working with a knowledgeable real estate, they can help ensure that you are aware of these and other key factors.

Real Estate Market Status • March 7, 2025

The 5 Most Expensive Homes Currently For Sale in Niceville

by Cindy Zimmermann

So, if you have over a Million dollars to spend on a home in Niceville, there are currently 13 actively for sale. Let’s talk about the 5 most expensive and what you get for your money.

1363 Windward Lane 5 Bed 4 ½ Bath 6,230 Sq Ft Asking $2,499,900

This lovely home offers stunning waterfront views and gorgeous sunsets right on Choctawhatchee Bay. This home is located in the gated community of Windward in Bluewater Bay. This home was built in 1993 and has loads of architectural details and character to offer. This is not a cookie cutter home. How about 22-foot ceiling when you enter! Out back you will find a dock with a cover boat lift – nothing like hoping in a boat right from your backyard. With this home you will own 96 Feet on the Bay. Days on Market – 140

4400 Windlake Dr 4 Bed 2 ½ Bath 3,546 Sq Ft Asking $1,650,000

While not directly on the Bay, you can still enjoy some lovely bay views and sunsets. This home is located on Grass Lake. The tradeoff for a slightly less grand bay view is the peace of mind that comes from living on a more protected waterfront. This home was built in 1994 and is located in the gated community of Southwind in Bluewater Bay. Outside you will find an updated dock, covered boat slip and a screened pool. With this home you will own 86 feet on Grass Lake with direct access to the Bay. Days on Market – 34

1802 23rd St 4 Bed 3 ½ Bath 3,107 Sq Ft Asking $1,600,000

This waterfront home has been on the market less than a week. Stepping into this home you will appreciate the beautiful views that come from its high elevation. This home offers 166 feet on Rocky Bayou. This home had some lovely renovations done in 2015. With just a little bit of effort the remaining portion of the house could be updated to a fabulous space. The original home was built in 1985. This home is located in Niceville. Days on Market – 5

305 Osceola Court 4 Bed 3 Bath 4,227 Sq Ft Asking $1,575,000

This lovely home built in 1989 offers a beautiful Southern Living Feel. It offers 100n feet on Shirk’s Bayou which is another protected bayou in Niceville that offers bay access. My husband would be happy to know that this home offers a 3 car garage! This home has a deep-water dock with slips that can accommodate a large boat. You will also enjoy the privacy that comes with owning almost ¾ of an acre. Days on Market – 76

908 Trout Creek 4 Bed 4 Bath 3,312 Sq Ft Asking $1,300,000

Despite the name of the street, this home is not on the water (not even a creek). This gorgeous home was built in 2003 and has been completely updated. It offers a beautiful screened in pool. It is located in the Niceville neighborhood of Swift Creek. This neighborhood has a resort style pool and clubhouse, pickleball courts, basketball courts and a playground. You will enjoy the almost ½ acre lot. Days on Market – 110

Looking to get on the water, but don’t have a million to spend then check out the condo near the Bluewater Bay Marina or the popular Water Oaks townhomes in Niceville.

Looking for a big house that is brand new – call me and let me tell you about the homes in Addie’s Place.

I would love to hear your thoughts on the 5 most expensive homes for sale in Niceville.

Niceville Market Status

So how are things currently looking for the Niceville Real Estate Market. For the month of February 2025, the average sales price was $564,328 and the average home sold for 96.5% of the asking price. Homes that sold in February took 54 days on average to sell. There are currently 177 single family homes for sale in the 32578 zip code. Sales are slow but steady. We are just getting ready to enter PCS season, so I would expect to see a lot more home come on the market over the next 2 months. That means more choices but usually also means more buyers.

If you are just curious how much your home is worth, give me a call. I’m happy to provide a no obligation value analysis. I can also tell you what I think you need to do to get the most money for your home and sell quickly.

Favorite Local Places • February 13, 2025

Why Move to Niceville?

by Cindy Zimmermann

Moving to a new place can be both exciting and overwhelming. If you’re considering making Niceville your new home, let me tell you “Why Move to Niceville”! This charming city is known for its friendly community, low crime rates and excellent schools. Niceville, FL, offers a variety of benefits that make it an attractive place to live:

Community Events

Niceville has a strong sense of community, and you’ll quickly feel at home with the friendly residents. Don’t be surprised when people say Hello to you at the local grocery. The city hosts numerous events throughout the year. These events are a great way to meet new people and get involved in the community. Here are just a few:

Veteran’s Day Parade: This parade was a welcome addition in 2024 as a way to recognize and honor our Veterans.
Christmas Parade: The Niceville Christmas Parade is a festive event that brings the community together to celebrate the holiday season with floats, music, and Santa Claus.
Easter Egg Hunt: Held at the Niceville Children’s Park, this event is a fun-filled day for families with children, featuring egg hunts, games, and prizes.
Fourth of July Fireworks: The Independence Day celebration includes a spectacular fireworks display over Boggy Bayou, along with family-friendly activities and live entertainment.
Niceville Farmers Market: Held regularly, the farmers market offers fresh produce, local honey, handmade goods, and local crafts. It’s a great place to support local vendors and enjoy the community atmosphere. You can even pick up some fresh steaks for dinner.
Concerts in the Park: During the summer months, the city hosts free concerts in the park, featuring local bands and musicians. It’s a perfect way to enjoy a relaxing evening outdoors.
Library Events: The Niceville Public Library hosts various events, including book clubs, movie matinees, and educational workshops. It’s a great resource for residents of all ages.
Mattie Kelly Arts Center Events: This performing arts venue hosts a variety of events, from Broadway shows to concerts and art exhibits.

Top-Rated Schools

Niceville is known for its excellent school system. The Okaloosa County School District boasts some of the top-rated schools in the state. Whether you have young children or teenagers, you’ll find quality education options that cater to all age groups. The local college, Northwest Florida State College, offers a collegiate high school where high schoolers can earn the AA and high school degree at the same time!

Low Crime Rates

Niceville was ranked as the safest city in Florida by SafeWise in 2022 and 2023/

Recreational Activities

One of the best things about living in Niceville is the abundance of recreational activities. From the beautiful parks and nature trails to the stunning beaches just a short drive away, there’s always something to do. There are plenty of opportunities for outdoor activities such as hiking, fishing, boating, tennis, pickleball and golfing. The Turkey Creek Nature Trail is a local favorite for hiking and birdwatching. The Niceville Children’s Park is a popular place to play and picnic. Rocky Bayou State Park is popular for the trails, camping and water activities. There are several places in town to launch a boat and plenty of bayous and the Choctawhatchee Bay to enjoy.

Location

Niceville’s location is another major perk. You’re just a short drive away from the beautiful beaches of Destin. This proximity allows you to enjoy the best of both worlds – a peaceful, small-town atmosphere with easy access to bustling coastal cities. Niceville is also convenient to Duke Field, Eglin Air Force Base and Hurlburt Field

New Development

Niceville is on the cusp of an exciting transformation with the new “Old Town Landing” project. This six-acre waterfront area will feature a New Orleans/Mobile/Old Pensacola-inspired design, focusing on wind resistance and energy efficiency. The development will include a mix of commercial spaces, boutique stores, and an events center, creating a vibrant downtown area for residents to enjoy.

In addition to the downtown development, Niceville is also planning a new waterfront park on Bayshore Drive. The park will feature a pier, seven boat slips, a pavilion, and a variety of amenities such as a splash pad and a small beach area. This new park will provide a beautiful space for families and individuals to relax and enjoy the waterfront.

Senior Life

Niceville has a fabulous Senior Center that provides health, social connection, and support services. There are also both independent and assisted living facilities.

Real Estate Market

The Niceville real estate market offers a variety of options, from cozy single-family homes to luxurious waterfront properties. Whether you’re looking to buy or rent, you’ll find something that fits your needs and budget. Niceville is historically a stable market which makes it a great place to purchase a home. (If you’re thinking about buying then give me call – I’ve lived in Niceville for 25 years and along with my husband, raised our 5 children here.)

Final Thoughts

So, why move to Niceville? Moving to Niceville is a decision you won’t regret. With its welcoming community, excellent amenities, and beautiful surroundings, it’s a place where you can truly thrive. You don’t have to just take my word for it: According to Niche, it is ranked as the #1 Best Place to Raise a Family in Okaloosa County. If you have any questions or need assistance with your move, feel free to reach out. Welcome to your new home!

Real Estate Tips • January 27, 2025

Top Tips for Homebuyers: Making Smart Moves in Today’s Market

by Cindy Zimmermann

Whether you’re a first-time buyer or a seasoned home hunter, navigating the real estate market can be challenging. Here are some Top Tips for Homebuyers for Making Smart Moves in Today’s Market:

**Research the Market**

Stay informed about current market conditions in your desired area. Look at recent sale prices, market trends, and future growth prospects. Knowledge is power, and understanding the market will give you an edge during negotiations. A good realtor will be able to help guide you on a fair price.

**Define Your Budget**

Determine your budget before you start house hunting. Consider all expenses, including down payments, closing costs, moving expenses, and potential renovations. Stick to your budget to avoid financial stress down the line.

**Get Pre-Approved for a Mortgage**

A pre-approval letter from a lender shows sellers that you are serious and financially ready to buy. It also gives you a clear idea of how much you can borrow, narrowing down your search to homes within your price range. Most home sellers in our area ask for this to accompany any offer. Again, reach out to your realtor to recommend some great local lenders.

**Prioritize Location**

Location is key when buying a home. Consider proximity to work, schools, public transport, amenities, and future development plans in the area. A great location often means better investment value over time.

**Consider Your Future Needs**

Think about your long-term plans and how this home will fit into those. Are you planning to start a family? Will you need a home office? Make sure the property you choose can accommodate your future needs.

**Work With a Real Estate Agent**

An experienced real estate agent can provide valuable insight and support throughout the buying process. They can help you find properties, negotiate deals, and navigate the paperwork, ensuring a smoother experience. Even if you are a seasoned buyer, realtors do this on a daily basis and stay up on the latest laws, contracts, and market trends.

**Inspect the Property Thoroughly**

A comprehensive home inspection is crucial! It can uncover potential issues that might cost you later. Hire a professional inspector and be present during the inspection to ask questions and get a clear understanding of the property’s condition. The cost of an inspection is usually way less than what it can save you. Often times you can negotiate to have the seller complete repairs for items found on the home inspection. Not to mention, you may be eligible for home insurance discounts based on the home inspection.

**Stay Patient and Flexible**

The process of buying a home can take time. Stay patient and be prepared to compromise. If a deal falls through, keep looking. The right home is out there waiting for you. Make sure you decide which items are “must haves” and which ones are “would like to have”.

**Plan for Closing Costs and Moving Expenses**

Don’t forget to budget for closing costs, which can include legal fees, taxes, and lender charges. Additionally, plan for the cost of moving, setting up utilities, and any immediate repairs or renovations needed. Let your agent know if you will need to negotiate with the seller to assist you with closing costs.

**Look for Assumable Mortgages**

In our area, there are a lot of sellers who managed to score a loan while interest rates were historically low. It may be possible for you to score by assuming their loan and low interest along with it. Ask your real estate agent for details on this process.

Armed with these top tips, you’ll be well-prepared to make a smart move into today’s market. Happy house hunting! 🏡🔑

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Local Charity Spotlight • January 16, 2025

Things We Take for Granted

by Cindy Zimmermann

In our daily lives there are so many things we take for granted. One of those things is having a bed to sleep in every night. Several years ago, as I was scrolling through Facebook, I started to see posts from an organization called “A Bed 4 Me”. These posts were of children receiving a new bed. I continued to see these posts over the next several months and I thought to myself, “How is it possible that so many children in our area don’t have a bed?”

Sadly, there are!

“A Bed 4 Me” started as a coffee shop conversation. Some women having a discussion and coming to the same realization that I had seeing those posts. Deciding that they needed to do something about the heartbreaking situation, they contacted a similar organization in another state. In 2016, they started a chapter of this organization in Okaloosa County. They credit the generosity of local people and a local business, Skipper’s Furniture Store, with their early success. They were on a mission to do something so simple, yet so important; provide beds for children who did not have an adequate space to sleep.

In 2018, they decided to step things up a notch and run the organization like a business. They incorporated and became their own 501(c)(3). They also started applying for grants. In 2019, they applied for and won $100,000 from Impact 100 (another local nonprofit). This grant allowed them to purchase a delivery van. Prior to the van purchase, they had to rely on volunteers who had a truck available to make deliveries.

In 2021, they felt they were ready to take on Walton County as well. Since they began, they have provided 3,200 beds. To me that is a staggering number of children without a bed in our local area. More applications come in on a regular basis as more people become aware of the Foundation.

So how does it all work? Sometimes “A Bed 4 Me” receives a referral or someone fills out an application on their website. They contact the family and make a visit to the home to verify the need. There is no income verification or qualification. Only a need qualification. During this visit they also talk to the child and find out what they like. Once verified, they deliver a new bedframe, mattress, pillow and bedding. The bedding selection is based on what they learn about the child’s interest.

A lot of thought has gone into what they do. Not only do they individually select bedding, but they also chose a bed frame that easily folds up. This allows a parent or guardian to take the bed without them if they have to move. This is important because a child can only receive a bed one time from “A Bed 4 Me”. Children ages 2 –18 living in Okaloosa or Walton County are eligible.

Diane Freeman is a founding member of this Foundation. I asked her to share a story with me that sticks out in her mind. She said that there were many, but she shared this one. She told me about a single mom with 2 boys. This mom was working 2 jobs to support them. They were sleeping on a mattress on the floor. This mattress was one that the mom found on the side of the road. I honestly cannot imagine picking up a mattress on the side of the road and taking it home for my children to sleep on. My only thought is that it must have been better than what they already had. When the boys’ beds were all set up, one of them started jumping on the bed saying, “I’m so happy!”. The mom said that he had never said anything like that before. Then the mom proceeded to move a chair between their beds and said that now she could sit between them and read them a bedtime story.

Again, things a lot of us take for granted.

These beds not only provide the children with a clean comfortable place to sleep. They provide them with a space that is theirs. Bedding picked just for them brings joy and excitement!

So, how can you help? Of course, monetary donations are always helpful. You can make a donation right on their website. You can also donate new standard size pillows. New Twin Sheets or Comforters in solid colors are also accepted. Only new bedding is acceptable. Every child deserves new. The reason for the solid colors is so that it can be paired with either sheets or a comforter picked specially based on each child’s interests.

Please join me in supporting this organization. Help those that do not even have simple things that we take for granted.

Uncategorized • January 2, 2025

What does the future hold for the 2025 Real Estate Market on the Emerald Coast?

by Cindy Zimmermann

What does the future hold for the 2025 Real Estate Market on the Emerald Coast? In order to answer this question, we need to first look at where we ended 2024. Caution: I’m about to hit you with some nerdy statistics. (If you want the summary – skip to the end). I’m going to look at single family home sales (including townhomes) in Okaloosa County and also Niceville. I will leave condos out of the data since they are a completely different animal.

Okaloosa County

The median sales price in December 2024 was $330,750, down -8.02% from $359,588 from the previous month and equal to December 2023. The average sales price in December 2024 was $410,328, down -10.46% from $458,284 from the previous month and -15.67% lower than $486,575 from December 2023.

The number of properties sold in December 2024 was 272, up 5.43% from 258 from the previous month and 9.24% higher than 249 from December 2023.

The average days on market (DOM) is the number of days a property is on the market before it sells. An upward trend in DOM tends to indicate a move towards a buyer’s
market, a downward trend tends to indicate a move towards seller’s market. The DOM for December 2024 was 84 days, down -9.68% from 93 days from the previous month and 37.70% higher than 61 days from December 2023. The December 2024 DOM was at its highest level compared with December 2023 and 2022.

The number of properties for sale in December 2024 was 1,019, down -14.15% from 1,187 from the previous month and equal to December 2023. The December 2024 inventory was at its highest level compared with December 2023 and 2022. A comparatively lower MSI is more beneficial for sellers while a higher MSI is better for
buyers.

Niceville 32578

The median sales price in December 2024 was $408,000, down -18.38% from $499,900 from the previous month and -18.38% lower than $499,900 from December 2023. The December 2024 median sales price was at its lowest level compared to December 2023 and 2022. The average sales price in December 2024 was $545,976, equal to the previous month and -4.18% lower than $569,805 from December 2023.

The number of properties sold in December 2024 was 38, down -2.56% from 39 from the previous month and 52.00% higher than 25 from December 2023.

The average days on market (DOM) is the number of days a property is on the market before it sells. An upward trend in DOM tends to indicate a move towards a buyer’s market, a downward trend tends to indicate a move towards seller’s market. The DOM for December 2024 was 54 days, down -34.94% from 83 days from the previous month and 50.0% higher than 36 days from December 2023. The December 2024 DOM was at its highest level compared with December 2023 and 2022.

The number of properties for sale in December 2024 was 111, down -15.91% from 132 from the previous month and 15.62% higher than 96 from December 2023. The December 2024 inventory was at its highest level compared with December 2023 and 2022. A comparatively lower MSI is more beneficial for sellers while a higher MSI is better for buyers. The December 2024 MSI of 2.92 months was at a mid-level compared with December 2023 and 2022.

The Bottom Line Summary

What does the future hold for the 2025 Real Estate Market on the Emerald Coast? Based on what happened post-election and based on the Fed pulling back on the number of predicted interest rate cuts for 2025, I would expect 2025 to be only slightly better than 2024. Home prices will see a slight increase (let’s face it, inventory is still low). Sellers will continue to offer concessions because of the days on market. Interest rates will be only slightly better than last year. Sellers should list sooner knowing that it may take longer to sell. They should also be realistic about pricing. Buyers should look for homes with an assumable mortgage with a nice low interest rate.

Real Estate Tips • Uncategorized • December 11, 2024

Tips to Sell Your Home in a Competitive Market

by Cindy Zimmermann

Selling a home in a competitive market can be challenging, but with the right strategies, you can make your property stand out and attract serious buyers. Here are some tips to sell your home in a competitive market:

1. Price It Right from the Start

Set the right price – not too high, not too low, but just right (Goldilocks would be proud). Overpricing can scare off buyers, while underpricing might leave you shortchanged. Do your homework and consider a professional appraisal to hit that sweet spot.

2. Enhance Curb Appeal

First impressions are everything! Make your home’s exterior so inviting that buyers will want to move in before they even step inside. Keep the lawn tidy, trim those bushes, and add some colorful plants. A fresh coat of paint on the front door and sparkling clean windows can work wonders. They say it takes only 8 seconds for a buyer to decide if they are attracted to your home or not. It will certainly take the agent at least that long to open the lockbox. Meanwhile the buyers are checking out your exterior!

3. Stage Your Home

Staging is like setting the scene for a blockbuster movie. Declutter, depersonalize, and arrange furniture to highlight your home’s best features. If you need help, a great real estate can guide you – they’re the directors of home presentation!

4. Professional Photography

High-quality photos are your home’s glamour shots. Good realtors will hire a professional photographer to capture your home in the best light. Make sure to include photos of key areas like the kitchen, living room, and master bedroom – the stars of the show.

5. Market Effectively

Get the word out! List your home on popular real estate websites, use social media, and consider virtual tours. Hosting open houses can also attract more potential buyers. I will do all that for you. I will do targeted advertising. Not to mention retargeting. Think of it as your home’s red carpet event.

6. Be Flexible with Showings

Make your home available for showings at various times, including evenings and weekends. The more accessible your home is, the more potential buyers can view it. Flexibility is key – think of it as your home’s open-door policy.

7. Highlight Unique Features

If your home has special features like a renovated kitchen, energy-efficient appliances, or a beautiful backyard, shout it from the rooftops! Make sure to highlight these in your listing and during showings. Unique features are your home’s secret weapons.

8. Work with a Real Estate Agent

A knowledgeable real estate agent is like your home-selling sidekick. They can provide valuable insights and help you navigate the selling process. From pricing to marketing, negotiations to closing the deal, they’ve got your back.

9. Make Necessary Repairs

Fix any obvious issues before listing your home. Small repairs like leaky faucets, broken tiles, or peeling paint can make a big difference in how buyers perceive your property. Think of it as giving your home a little TLC.

10. Be Prepared to Negotiate

In a competitive market, buyers may come with various offers. Be prepared to negotiate and consider all offers carefully. Your agent can help you evaluate each offer and decide on the best course of action. Negotiation is the final act – make it a good one!

Follow these tips to Sell Your Home in a Competitive Market!