Oceanfront Homes for Sale in Manalapan

 As of today, there are nine oceanfront homes for sale in Manalapan ranging in price from $6 million to $35,900,000.  Below is a table with some basic information on the homes for sale.

oceanfront homes for sale in Manalapan

Just some quick points on the table:

Liv SF = this is the square footage under air.  This is the most important sq ft number

Total Bldg SF = this is total square footage, non-a/c sq ft
BR = bedrooms

Ttl Baths = total baths.  The number after the decimal is the number of half baths in a house.  So 6.1 baths = 6 full and 1 half bath.  Or 9.3 is 9 full baths and 3 half baths.

DOM = Days on Market

CDOM = Collective Days on Market

In the piece I did called "A Super Agent's Cryptonite," I spoke about stale listings.  Comparing the DOM vs. CDOM is the easiest way to see if a home has been previously listed.  Be forewarned, there are tricks many agents do to hide this fact, and a good buyers’ agents will know how to research a property's history.

OK, back to Manalapan.  The great thing about Manalapan is that not only are the homes on the ocean, but the majority have water frontage on the Intracoastal waterway (ICW) as well.  This is great for people that have yachts, speed boats and/or sport-fishingboats.  The only home above that is listed as not having ICW access is 1 Ocean Lane, which is one of the factors making it the least expensive home currently for sale.

There are currently 3 homes showing up as under contract in Manalapan, but two of the homes are Don King’s (listed at $19.995 million) - the home had previously been listed in 2009 for $27.5 million.

And finally, let’s see oceanfront homes in Manalapan that have sold year to date (over the last six months) 

 Here's a nice aerial shot of the home.  Looks quite impressive and with it selling in approximately 6 - 8 weeks of being listed, that is a  positive sign for the luxury oceanfront real estate market in Florida.

The data provided is via the MLS database which is accessible to licensed Realtors in Florida, as of May 31, 2011.  Any errors or omissions are the sole responsibility of the broker or agent that input the listings into the MLS and not that of OceanfrontHomesForSaleInFlorida.com

If you are thinking about buying or selling Florida oceanfront real estate, please feel free to contact me.

Craig Greenberg, realtor

(561)376-8540  cell

info@luxuryoceanmarket.com

Out with the Old, In with the New

If it were not for innovation, things would remain copacetic.  Out with the old, in with the new.  What a timeless expression of progress.  An expression of "lets move forward."  Without it, we'd all be using AOL mail vs. Gmail.  We'd have to carry a phone, camera, calculator, compass, video recorder, voice recorder, moblie internet device, etc.... and now even a wallet, instead of one smart phone.  We'd all look like Fred Flintstone running ourselves ragged vs. driving a Prius.  What I am getting at is change is good.  Change is what helps get us to the next level.  In real estate, sometimes it's the agent that needs to change.

It's one thing if your realtor is making progress.  The realtor I work with just continually sells home.  In that situation, change is not necessary.  When change is necessary is if and, I'd hate to think, when a consistent agent becomes stale.  Yes, just like a listing can become stale, so can a hotshot agent.  Whether we are dealing with mega-successful trader who can go from hot to cold, the same can happen to a realtor.

In the areas I am focusing on, Palm Beach, Manalapan, Ocean Ridge, Gulf Stream, Delray Beach, Highland Beach and Hillsboro Mile, there are some listings that have been on the market for years, and with the same agent.  I can understand loyalty, which is hard to come by in real estate, but as a Seller, if my super listing agent has not been able to sell my home in one to two years, it's time to move on.

It's time to think outside the box.  It's time for change.   Going from the well-known listing agent to listing agent seems like the right thing to do, but sometimes you need to think more creative than that.  Super listing agents tend to have 30 to 50 listings at a time.  It's almost like having to throw a dart at dartboard to chose which homes to advertise.  Typically it's the people who complain the most that we try to appease.  Do you really want to find yourself in this situation?  A bulls-eye on a dartboard?

If you are thinking about Buying or Selling oceanfront real estate, please feel free to contact me.  I will let you know about the latest innovations I will be using on our side to find the right home of your dream or fill you in on a marketing strategy of selling your home with some creative ideas.

Craig Greenberg, realtor

(561) 376-8540 cell

info@LuxuryOceanMarket.com

How do you make a living as a Realtor

I can remember back to when I was in real estate school, wondering just what in the world was real estate all about.  I mean, we all know that real estate involves the buying and selling of homes, but how does one actually get involved in real estate.  The classes had nothing to do with actual real estate, but more or less rules and regulations.  I passed the state exam on the first try, which if your realtor can't pass on the first try, in my opinion find a new realtor as they do not get the rules, regs and most importantly, ethics of real estate.  So now that I was licensed, what was I to do?

First I went to the "biggest and best" at that time, Coldwell Banker.  Coldwell Banker was just too corporate and I felt like I was sitting in the cattle car section of an airplane.  All the newbies were put together, forced to attend cult like classes, but not once was it mentioned how to start your business in real estate unless you have a circle of influence, aka mom and dad or your best friend, that are interested in buying or selling a home.  The only advice my mentor at Coldwell Banker gave me was to keep my head up but never really explained how to become a Realtor.

So after a few weeks, I knew that was not the approach for me.  I then went scouring the help wanted real estate section of local newspapers and found smaller boutique realty firms that advertised "having too many leads to handle and they needed to hire at least 10 people".  After seeing several of these boutiques, I decided to chose one with a catching name, New Home Center, because at that time, new homes were being flipped and sold even before they were built.  It was the rave all over the news.  But it was at this time that the real estate bubble was starting to deflate.  So while I worked on my leads the company never qualified, I was also turning to the help wanted section once again and submiited my resume to several online career sites.

"New York City Work Ethic" was my selling point.  After living and working in Manhattan for many years and then transitioning to Florida, I realized I was in the minority of people with discipline, focus and drive.  Give me an assignment, and the work gets done "quickly, better than you expected, faster than you expected, all with a confident attitude."  That is "New York City Work Ethic."  And it was this selling point that got me a job with one of Florida's top realtors, Lang Realty's top realtor.

Everything I know to this date, the last six years of my life, have been spent side by side with one of Florida's top realtors, gaining all the knowledge and experience and attributes a buyer or seller should want on their side in any real estate transaction, ultimately teaching me how to make a living as a Realtor.  Now at this point, I bet you are all thinking "so how do you make a living as a Realtor?"  That is the right question to be asking now.  That is exactly the same question I had when I begun real estate school, up until a few years ago.

That is what this blog is about.  Hopefully with each entry, it will become more clear what it is you will need to do to become successful in real estate.  Also you can view my website where I am getting into the oceanfront real estate market in Florida.  That tied in with my ramblings might one day help this all make sense to you.

If you are thinking about buying or selling oceanfront real estate in Florida, please feel free to contact me and we'll go from there.

Thank you,

Craig Greenberg, realtor

(561) 376-8540 cell

info@luxuryoceanmarket.com

A Super Agent's Cryptonite

I work in an area where there are several amazing listing agents, but the Realtor who I work with just demolishes her competition.  The one thing that all listing agents dread is when a listing goes stale.  A listing goes stale when it's been on the market for any extended period of time with little to no offers.  Sometimes these listings come off and on the market, but the home is still stale.  Sellers fear, that just like Superman's one weakness is cryptonite, when a listing goes stale, the only way to revive it is through price drop after price drop until someone places some interest in the listing.  I actually have a different suggestion.

I like to actually think "the failure of many listing agents" is the "lack of proper communication with a Seller."   Sometimes the consecutive drops in list price is unnecessary.  I'd say one major flaw I see with the agent that I have been with for many years is the lack of feedback given to Sellers.  Alternatively, we have been suggesting the use of a Home Staging company to come in and help a Seller make their home more presentable.  Like a price reduction, this is still money out of the Seller's pocket, but I have to admit it works the majority of the time to bring a stale listing back to life, if it's priced correctly.

When market activity slows, Realtors just take out their contact sheets and starts calling Sellers asking for a price reduction.  I really think this upsets most sellers when the first line of communication after their home has been listed is for a price reduction versus some sort of constructive feedback.  A strategy, or timeline,  needs to be set in place at the time a home is listed to prepare Sellers for the unthinkable "it's time for a price reduction to increase activity" phone call.

I am in the luxury oceanfront real estate business and find that whether we dealing with a $20,000,000 listing or a $200,000 listing, Sellers appreciate courtesy.  Keep your clients happy and they will refer you. 

Craig Greenberg, realtor

Presentation is Key

In my last entry, I noted that I feel the way a home is communicated to your audience is very important.  At LuxuryOceanMarket.com, where you can search for oceanfront homes for sale in Florida, the homes are priced from the mid $1 million level and go up to and beyond $50 million.  The homes are in affluent neighborhoods along the coastline, have beautiful landscaping with sweeping Mediterranean appeal and are home to many rich and famous icons.  With that being said, it is always upsetting to find various marketing pieces on these multi-million dollar estates to be the quality or creativity of a kindergarten student.  Not to say that there are not genius kindergarteners out there that are the next Picasso's, but a little energy and excitement is called for when marketing these homes.

Below is a sitemap of areas covered by LuxuryOceanMarket.com:
Palm Beach Homes for sale
Manalapan Homes for Sale
Ocean Ridge Homes for Sale
Gulf Stream Homes for Sale
Delray Beach Homes for Sale
Highland Beach Homes for Sale
Hillsboro Mile Homes for Sale

If you are thinking about buying or selling an oceanfront home in Florida, please feel free to contract me and I will be happy to go over a plan of attack either finding you the home of your dreams or selling your home as worthwhile and stress-free as possible.

Craig Greenberg, realtor
561-376-8540 cell
info@LuxuryOceanMarket.com

You have one shot to get it right

You have one shot to get it right.  

For example, I went to buy an SUV this past weekend for my wife Aimee because we are expecting our first son to be born this October.  I was at a dealership in Delray Beach that did not have the car model or color scheme my wife wanted.  To our salesman's credit, he found us a car in Miami which fit the bill.   But the car would not delivered until the following day.  So my wife and I went home all excited about buying our first SUV which had significance to us as it would be the first car we'd own as parents.

So the following day came.  Me, with check in hand, the anticipation of getting a new car, was absolutely let down when I saw the car.  Although my salesman delivered the correct SUV I ordered, the SUV was filthy, dinged up and had mysterious stains.  My salesman said to me, who also was inexcusably shocked by the condition of the vehicle, to give him a few minutes while the dealership straightened up the car.  Well, a few minutes were more like an hour or so, and my excitement was lost.  When I was brought out to "My Car" as my salesman put it, I could not care any less.  The first impression came and went.  My salesman missed the opportunity.  He had a hot buyer that turned cold.

I tell you this story for one reason.  You have one chance to get it right.  For the last several years I have been working side by side with one of Florida's top realtors as well as Lang Realty's top realtor.  I have eyes and ears.  All the valuable attributes I have gained from working with a top agent will be delivered through my blog and the trials and tribulations of what I see as a plus and what I see as being overlooked by your typical super agents.

I recently unveiled LuxuryOceanFL.com, a website dedicated to the high-end, oceanfront buyer and/or seller in South Florida.  Since I come from a marketing and advertising background,  I feel the way a home is communicated to your audience is very important.

Craig Greenberg, realtor

(561) 376-8540 cell

Craig@LuxuryOceanFL.com