New Port Richey, Florida Real Estate Blog: Florida: Hudson

Sunset on the Gulf of Mexico. Hudson Beach, Florida Memorial Day Weekend

I think I am really starting to get a feel for this and improving the quality. For instance due to the holiday weekend I am taking pictures from inside my car because there was NO PARKING. I am in 'cut through' in the middle of a parking lot 'loop' It is packed, but that is because of Sam's Waterfront Restaurant & Bar & Tiki Hut. There are maybe a couple dozen people on the beach, and you will see 2 with impeccable timing and just happen to step right in front in my line of sight, just as my timer counted down to snap the photo

I hope you enjoyed the Sunset as this is something most people 'on the East Coast of America' rarely get to see in person. I believe that is one of the attractive features of living in the Tampa Region. Take time for the simple things folks, its a great way to end a day

So what is there to do in Hudson, West Pasco County, Florida???? Well actually there is alot, starting with Live Music @ Sunset on the Gulf of Mexico @ Sam's Waterfront Restaurant & Bar

Sunset on the Gulf of Mexico.  Hudson Beach, Florida April 12th, 2010

Amazing where some people decide to stand, don'tcha think? LOL

And another person with impeccable timing.  But like I tell them all, with digital camera's it does not matter, because I just take another picture, unlike film.

Sunset on the Gulf of Mexico.  Hudson Beach, Florida March 16, 2010

Missed the actual sunset, but that does not diminish the spectacular colors seen at sunset tonight.  It is getting easier to make it to sunset since we set the clocks forward, and the colors this time were simply magnificent.  The weather left something to be desired though.  It was pretty breezy and < 60*F.  Having been raised on Long Island and wintering in Vermont, I grew up knowing how to dress for the elements, yet here I was in shorts and a t-shirt.  Should be warmer next time, in the meantime, here are some nice pictures

If you are interested in Full size full color original files of any of my pictures, feel free to contact me via ActiveRain, Email or Phone.  Hope you enjoyed them.

Spectacular Clouds at Sunset at Hudson Beach, Florida

I believe I have previously mentioned, that while I am trying to build my Real Estate presence in New Port Richey, that I was kicked out of New Port Richey Parks just before, or at, Sunset.  That is not very conducive to Sunset photos that really should contain videos of the span of time, or at least before during and after shots of sunrise.  

Afterall some of the most spectacular scenes I have personally viewed occured AFTER SUNSET.  The light of the set sun reflected back to earth (my eyes) off the clouds after sunset usually releases a much wider range of colors & contrasts.  So as the parking lot/beach empties I continue to shoot.

For this segment I must admit I had not planned on going to shoot sunset pics, but as I returned from the shopping plaza I could not help but notice the spectacular nuclear explosion of colors to the west.  I knew it was after sunset, but thought maybe, just maybe I would snake a few good pictures after sunset.  I will leave you to be the judge.  Enjoy, with my complments

I saw that I had to capture tonight on Film

thought this was amazing

lets point south and see what is going on

with Flash showing where I shoot from on Hudson Beach Pavillion (show stopper)

The Paviollions for the Best Pics in Hudson or West Pasco County

Let the Sunset Continue

Spectacular Colors

 

and what a spectacular view

In conclusion, and going forward, I want all to know that my pictures, unless otherwise stated are posted in order of time taken.  Blurry photos may be deleted, but they are always in proper sequence.  This fact I am using to learn how to better use my Camera.  In these situations, I use the Landscape Setting, with the flash turned on (which my camera determines whether it is used) and a 10 second countdown setting so I do not ruin the picture.

 

I saw a phenomenal picture of a scene in Ireland.  However what I learned is far above my education level.  The photographer stated she had taken the Same Picture 3 different times with 3 different settings to produce 1 picture with phenomenal foreground/background/picture in general.  Something that can not be achieved by the average Joe.   My pictures are of/by/for the Average Joe, so enjoy

I am also working on putting together the perfect video camera on a tripod with a room panning hardware for smooth panning shots for the video tours my other company does.  All things in their own time, for now Enjoy another Peaceful Sunset on the Gulf of Mexico 

Enjoy a Sunset on the Gulf in Hudson Beach, Florida

I have shifted my focus to New Port Richey, but unfortunately the Parks department seems to start there.   They close Green Key park at sunset so it ruins my pictures/video.  So I have returned to Hudson Beach for my video of Sunsets.  Hopefully this will remain a successful site, although to date, the sun is setting behind some land, instead of over the gulf.  

I also need to point out that this is only the 2nd video I have recorded for commercial reasons.   Up until now I have only promoted my listings with no party fouls.  Yet here we are

 

Hudson, Florida Annual Real Estate Market Report 2009 vs 2008

This Market Report includes ALL Residential Properties that Sold in 2008 & 2009 including:

Single Family Detached Homes, Townhomes, Condo's & Mobile/Manufactured Homes

Things looked much better in my West Pasco 2009 Annual Market Report than it does for Hudson.  Which is due mostly to the fact that Hudson is the farthest point in the county from the Jobs, specifically Tampa/Clearwater/St. Pete.  As a result the Market is under more duress the farther you are from the hub of the Metropolitan Statistical Area and the jobs

What you should notice right off the bat, is that Sales are prtty much FLAT.  608 in 2008 vs 611 in 2009  which is a net 0.5% increase in Solds.   In other words the difference in Volume of Solds is negligible year over year.  However, what is good, and not shown in the Sold numbers is that The Inventory Levels have dropped dramatically.  

As is to be expected in this market in the State of Florida

The Average List Price Dropped from $140k in 2008 to  $121k in 2009 (a 14% Decline)

The Average Sold Price Dropped from $130k in 2008 to $111k in 2009 (a 15% Decline)

The Average List Price per Square Foot (LP/SqFt) dropped from $91 in 2008 to $77 in 2009 (a 15% Decline)

The Average Sold Price per Square Foot (SP/SqFt) went from $84 in 2008 to $71 in 2009 (a 15% Decline

On Average houses are actually staying on the market longer in 2009 than they did in 2008. (a 22% Increase)

Surprisingly the Average Sold Price to List Price ratio (SP/LP) remains at 92%.

Hudson, Florida Single Family Residence Market Update

Well comparing this chart to last months we are seeing declines in all categories, with the exception of Houses under Contract.  Active Listings are down ~1%, and Sold Listings took a hit of ~37% compared to last month.  However, the number of properties under contract have increased month over month by ~7%.  While it is a good thing in this market for the number of Active Listings to decline, it was a marginal decline.  The increase in Listings under contract is probably due to the long time that Distressed properties take to close.  We will look deeper into that in the 2nd chart.  What is very disappointing though is the steep decline in Sold listings. Hopefully this is more of a seasonal/holiday affect.  However as noted in an earlier blog, the County did not see a drop in sales like this.

Unfortunately this chart says there is ~14 months inventory for sale presently.  This should change after the holidays are over, as we have been seeing declines in inventory levels for quite a few months

 

 

Hudson Florida is following the trends county wide.  While most properties offered for sale are not in distress, alot of people are trying to take advantage of low prices on distressed properties as shown by the reversal from Actives to Under Contract.  But as the chart also shows, many more non-distressed properties close, while distressed properties linger in the Under Contract and few are closing each month, compared to how many are under contract.  This 2nd chart is concerning as well in that it shows the market has ~15 months inventory of Normal Single Family Residences, but only 10 months inventory of distressed property.  The latter number tho is not accurate due to how long distressed properties take to close.

 

Prices for Hudson that Sold in November are:

Total price range of            $16,500 - $229,000

15 houses sold for          < $100,000

16 homes sold for between $101,000 - $200,000

4 houses sold for            > $200,000

The range for Sold Price Per Square Foot is $22 - $138/SqFt; avg DOM is $71 & median DOM is $69

The Avg Sold Price to List Price ratio is 94%.  The High was 113% and the low was 66% with a median at 95%

 

Leisure Beach, Hudson, Florida November Distressed Home Market Report

Poor Leisure Beach.  NO SALES AGAIN.  Bright spot is that there are ~300 homes in the Leisure Beach Subdivision so there is a low percentage of homes on the market.  But worse than that is of the last market report there were 2 homes under contract, whereas now there is only one under contract yet nothing has sold, and 2 homes are no longer active.  So it appears a total of 3 homes have been taken off the market.  Could be that presently Banks make more money on Foreclosures than on Short Sales, but hopefully that is going to change soon

 

 

What can I say, Waterfront Gulf Access properties are a tough sell these days in Hudson, Florida.  About 1/3 of the homes for sale are Distressed properties.  The only property under contract is distressed, and nothing sold in November.  Now the Actives are down from last month, the properties under contract are down from last month as well, and finally the No Solds is the same as last month.  

 

Of the homes for sale the Prices break down like this

Total Price Range                     $130,000 - $379,000

9 homes are listed for under                     $200,000

7 homes are listed for between $201,000 - $300,000

1 home is listed for                                  $379,000

1 home under contract is listed for             $130,000

all 6 distressed homes are listed for        < $200,000

 

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Hudson Florida Growth

 

Over the years we certainly have had a lot of rumors about future development in Pasco County Florida.  From a Nascar track, to a Busch Gardens, ad nauseum

And this could be only the latest Busy Betty chatter at the water cooler, yet it is more plausible, while being more unbelievable, due to its specifics.   What in the heck am I going on about?  The 'former Publix shopping plaza' on US-19 @ SR-52.

I, like many wondered what would happen to the strip mall when its Anchor relocated.  Especially since Stevens Furniture already moved directly across the street.  According to my source (gossiper who has 'connections in the county) his business is moving next month too.  RadioShack has not renewed its lease (allegedly), and TJ Maxx has announced it is relocating as well (allegedly).  That leaves just a couple of stragglers, which have zero chance of supporting the costs of the strip mall.  However (allegedly) this is all according to plans of the Strip Malls owner.

Allegedly The owner already has a buyer, who has a buyer, but only if the strip mall is empty.  What in the world would a developer want with an empty Strip Mall?  Allegedly, the land it sits on.  More importantly, the land behind it, that goes all the way to the Gulf.  See where this is going?

Once again, ALLEGEDLY the developer has approval with the county and state to level the mall, and not only build High rise Condos (no surprise in Florida) but to also dredge deep water canals & a much needed marina.  While that sounds like a fantastic idea, it is also the plans Achilles Heel.  I see nothing but an uphill battle (near vertical) with the ENVIRONMENTALISTS.  Afterall we are talking about creating canals/marina.  Not developing a naturally occurring area.  While Condos in Florida go without saying, dredging and developing coastline just does not sound feasible in my humble opinion.  Time will tell, beginning with the strip mall in the coming New Year

the strip mall i am talking about is on the Northwest (upperleft) corner of the intersection of US-19 @ SR-52.

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