Florida Keys Absorption Rates ... No We're Not Talking About The Quicker Picker Upper

Florida Keys Absorption Rates  - No were not talking about the Quicker Picker Upper,
and Rosie the Diner Waitress (RIP Nancy Walker), cleaning up your spilled Margaritas.

We're talking about Property Absorption Rates. What the heck are Absorption Rates?? Glad you asked.

Absorption Rates give us an indication of the Market's current. Where the Market's been and most importantly where its going.  To distill it down, an absorption rate is considered the quantity of months a specified inventory of property would take to sell out if there were no more properties coming on the market. This gives a perspective as to whether it is a Buyer or Seller's Market or if it Balanced.  This can be valued and critical information if you are considering buying or selling property. The formula is the quantity of Sold Properties of a certain criteria over the course of a year, divided by 365.  That number is then multiplied by the number of Active Properties and then divided by 30, giving you the quantity of months it would take to sell out.

EG: 150 Sold Properties and 250 Active Properties:  150/365=.4109,  multiplied by 250 = 102.7, divided by 30 = 3.4.  Therefore, the rate to sell all of the Active Properties is 3.4 months.  Yes, yes, I know those of you not keen on math are having your heads spin like Linda Blair in the Exorcist, but its important information to have.

Our Keys Rate is similar, though 5-7 month is our "Even"

Different Real Estate Markets have different ratios as to what is seen as a "Par" market. In the Keys, an Absorption Rate of  5-7 months is seen as basically par.  Under that it is seen as a Seller's Market, above it is a Buyer's Market.

Below are some graphs that your Conchquistador uses to track various Absorption Rates for various Neighborhoods, Keys, and Price Ranges.  This comes in VERY handy when negotiating price.

Click on Chart to see larger

Click on Chart to see larger - Rate among neighborhoods

Click on Chart to see larger - Rate by Price Range

Click on Chart to see larger - Rate by Upper. Middle and Lower Keys

So as you can see some really cool info (especially for a stat freak like me!).

I would be delighted to explain further, just give me a call, text, email, send up a smoke signal, or blow a Conch Horn.

Work with an agent who KNOWS the Numbers!  Put the experience and expertise of The Conchquistador to work for you! For more information on the outstanding real estate opportunities that exist in the Keys, call me at 305.439.7730 or email me at DropAnchor@TheRealEstateConch.com.

Numbers, The Keys Real Estate Market, and Dirty Hands.

What's in a Number?
They say that numbers don't lie.  But in truth, that can depend on what numbers, and who's showing them to you. 
Statistics can be funny things.  Supposedly empirical evidence and ... yet, they can me manipulated by the criteria used to garner them.

That's why it's so important, as an agent, to have your hands in the dirt, so to speak of the real estate market.
Really get in there and till the soil, actually see the genesis of roots sprouting of a particular movement or shift in the market.

Also, that is why it is so very important to work with real estate professionals who work full time in a given market.  Certainly not trying to diminish the efforts of those in my profession that do not have the opportunity to peruse this line of work full time, but rather want to convey the importance of intimate knowledge of a given market.

Especially here in the Florida Keys, one of the most unique Real estate Markets there is, with a multitude of sub markets that change by the Key, water side, and Mile Marker.  To paint a picture of our entire Market with broad brushstrokes can give a very incomplete rendering of information, that can be critical to your determination of what is and isn't a great real estate value.

With all the incredible existing and burgeoning technology out there, its easy to get caught up in its supposed simplicity, and let automated apps, each with their unique algorithms, think for us and determine what a particular property is worth.  These are great tools, but they are no match for an experienced agent with really dirty hands.

Let me put it this way.  If both me and my friend Captain Matt Bellinger had the same GPS coordinates for a great fishing spot, I

can almost guarantee you that he will out-fish me every day of the week and Twice on Sundays!  Why?  Because this is what he does, day in and day out.  He has amassed years of knowledge and know how, and is keen to minute and major adaptations that need to be made. Because he is a PROFESSIONAL with really dirty fishy hands...No Offense Matt!  His hands are dirty in the field of what he does. And he loves it.

Numbers are great, and with the revived health of the Real Estate Market, many homeowners are once again telling themselves, "I can do it myself" or  "I can do it with the agent who will cost me least".  Be careful, those numbers just might steer you into a critical mistake.  It is essential to realize that this may not be what you do everyday or that agent might not have the background needed to assist you.

When you meet with an agent ask them if they know what the absorption rate for your area is, how did they come to your valuation?  Did they go back six months or a year? How does a particular property compare to what has sold (past), what is under contract (present), and what is actively on the market (future). 

What... Numbers...did they use?

Then ... look at their hands...and see if they're Real Estate Dirty.

Work with an Agent whose hands are Real Estate Filthy.  Put the experience and expertise of The Conchquistador to work for you! For more information on the outstanding real estate opportunities that exist in the Keys, call me at 305.439.7730 or email me at DropAnchor@TheRealEstateConch.com.

Florida Keys Profanity-Yep...It's That Time of Year!

Forget George Carlin's 7 dirty words. Forget the F, S, C, P, D, and just about any other A thru Z words....When it comes to June 1st in the Florida Keys, one word is MOST Profane!!!! Wash your mouth out with bad Zest Profane..and that is The H-Word....Hurricane.

Yep, It's THAT Time of Year Again.

Yes, like most of the Eastern states, The Florida Keys once again hold its collective breath as we start another dreaded Hurricane Season. Our little stretch of 118 miles of dust, gravel, and mangroves are prone to these suckers!

The Lovely, yet Somber,
Hurricane Memorial in Islamorada

All joking aside, Hurricanes have had an indelible effect on the Florida Keys. One visit to the lovely, yet somber Hurricane Memorial in Islamorada, quickly paints the image of the power and destructive capability these massive weather phenomena posses.

Who can deny the impact the 1935 Storm had. It virtually and literally collapsed the Overseas Railway. It fueled Hemingway's creative fires for several of his subsequent novels. Most people are not aware that Hemingway was quite an unsung hero of the 1935 storm, providing great assistance in relief efforts aboard his Boat, Pilar.

So, as we break out our shutters and refresh our mooring plans and search for that perfect hurricane hole for our boats. We get ready in true Keys fashion: We throw on Jimmy Buffett's "Tryin' to Reason with Hurricane Season", Mix up a batch of Margaritas, and give the H-word...the F-word.

Ready to find YOUR port in the storm??? Put the experience and expertise of The Conchquistador to work for you! For more information on the outstanding real estate opportunities that exist in the Keys, call me at 305.439.7730 or email me at DropAnchor@TheRealEstateConch.com.

Welcome to the Florida Keys Real Estate Conchquistador!

What can I say? I just LOVE the Keys! From the incredible waterways to the funkiness of Key West and Fantasy Fest, the Keys are one of this Country’s true treasures. Some of my fondest and earliest precious memories involve dining at the Coral Grill, fishing off the catwalk on the Cardsound Bridge, running in the inaugural 7 mile bridge run, my high school graduation party at the Cheeca Lodge and lobstering off Indian Key (and yes we only kept the legal ones...lol).

Now as an Adult, I am privileged to be able to market and sell stunning waterfront properties in the area that I love most!

Within this Blog, I aim to share with you pertinent real estate info as well as off the wall and irreverent items of interest for both residents and wishful residents of this incredible island chain.

Please visit my website Floridakeyswaterfrontexpert.com for a comprehensive listing of available properties throughout the Keys. There you can view available properties, view photos, see maps and even schedule an appointment to view your next dream home.

Thank you for visiting and

Welcome to the Conch Republic!!!

The Conchquistadore Deal of the Day 2/12/2009

Today's deal brings us way down south to Mile Marker 17.

A lovely waterfront home that was on the Market for almost 11 months with picturesque canal views.

17115 Allamanda Drive West, Sugarloaf Key

List Price: $539,000 - Sale Price: $520,000

2 Bedrooms-2 Bathrooms - 12,500 sf lot

Original Price: $649,000

Click here for mapped location

Description: Definitely a must see if you are looking for a well-maintained home that really captures the spirit of the Keys. Meticulous care has been taken with everything down to the claw foot tub in the master suite, the fireplace in the Great Room, & beautiful wood floors & ceilings. A new metal roof, new central AC, a large screened deck overlooking the clear tropical canal

Click Here for a Detailed Brochure.

Let me help you find your own slice of Paradise.

Put the expert to work for you!
Please visit FloridaKeysWaterfrontExpert.com for all of your Keys real estate needs!
Click here: FloridaKeysWaterfrontExpert.com
For a quick Search of available Properties in the Florida Keys, click here: Keys MLS Search.

The Conchquistador Deal of The Day 1.14.09

Today's Deal brings us a bit Southward down to picturesque Sugarloaf Key for a really stunning home.

This over 1/2 acre property has commanding waterfront views and everything one could want in a Keys retreat!

One of the things that I like about this area of Sugarloaf provides exceptional protected dockage while still offering spectacular wide-open waterfront views.

17115 Hibiscus Lane, Sugarloaf Key

List Price: $1,895,00,000 -

Sold price: $1,300,000
2 Bedrooms / 2 bathrooms -

Lot Size: 27,200 sf

Days on the Market: Just over 2 Years Mile Marker: 17

Original List Price: $2,197,000

Click Here For Mapped Location

Description: One of Sugarloaf's finest. Large open water point lot with sunset view overlooking Lower Sugarloaf Sound. Privacy wall, gated entry,brick pavers, tropical landscaping, protected canal dockage with davits, waterfront pool, beach area,and private guest cabana. Spacious living dining and kitchen areas opening onto big screen porch with sweeping water views.

Click Here for a Detailed Brochure.

So, here once again some prudent Buyers are making another very Opportunistic acquisition! This property was on and off the Market for the better part of 2 years and the sellers negotiated almost $900,000 (41%)off of their original price!

Let me help you find your outstanding opportunity. The Keys are loaded with them! Now is THE time to buy!

Put the expert to work for you!

Please visit FloridaKeysWaterfrontExpert.com for all of your Keys real estate needs!
Click here: FloridaKeysWaterfrontExpert.com
For a quick Search of available Properties in the Florida Keys, click here: Keys MLS Search.