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Northern Neck Property Update
May 2012 Lon Crow- Waterfront Property Specialist 804-580-1162 LonRCrow@yahoo.com www.LonCrow.com Northern Neck Properties, Heathsville , Va Northern Neck Update As always, this update contains the links to all of the waterfront/access properties currently available on the Northern Neck and Middle Peninsula (see links at the bottom page). The links have links to additional photos, maps, etc. There is also my assessment of the market and my real estate musings. You are receiving this update if you filled in an info request form on my website, we met at a boat show or you were referred by a friend. If you desire to be taken off this update list, just reply to this email and I will delete you from future mailings. Goings on We have SAV…We have SAV!!! For the first time in 10 years I have submerged aquatic vegetation flourishing along the shoreline. It must be the warmer water temperatures without the algal blooms. The small fish are going crazy and the stripe bass are enjoying the increased bounty. I have not seen a river otter for four years but one is munching on the oysters that have grown on my riprap. So, as far as the aquatic environment, things are looking great here in the Northern neck. Northern Neck Real Estate – May 2012 While the aquatic environment is going strong the waterfront real estate market (using one of my sophisticated real estate terms) SUCKS. I started the year predicting that 2012 would be great. Prices were down and the number of buyers where up. All over the nation and Virginia people were reporting multiple offers on homes that have come on the market. BUT here in the northern neck we have taken three steps backwards. OK, hear is where I get mad so younger readers should skip to the following sections. Sellers and “Realestate agents” thought that we had hit the bottom in the market and I guess decided to put their property on the market at prices that I can now officially state are at levels that are just plain stupid!!!!!!!!!! Would someone tell me how anyone with a brain would think of listing the lot around the corner from me at $400k when I am betting I could get a nicer lot across the creek for $150k??? What about the four bedroom house in one of the nicer communities with over five feet of water sold for just $25k more than this lot?? There was a recent open house at a larger older home in the nicest community in Kilmarnock with maybe 2.5 feet of water and needs updating but had great floor plan. A fellow agent and I both came up with a price of about $500k independent of one another……guess what..it is listed at $900k!!! We have more waterfront homes in our inventory than anytime since the crash. We have 583 waterfront homes. Half are more than $500k and a quarter are more than $750k. We have 80 plus that are more than a $1,000,000 and get this, according to a friend of mine, there was only two homes that sold for over one million dollars last year and that was a GOOD year!!! In the past week I had discussions (commiserations) with three different agents (note that I did not write “agents”) on the market. One stated that every new property is listed $100k over the market. The other stated that he knew only two agents in the Neck right now that list properties at levels that will sell. The last one stated that if “agents” would just walk out the door when the sellers stated that they wanted a “stupid” price for a property, we would not have this problem. I totally totally agree. As I mentioned in the last update there was a dichotomy in the market. The newly listed properties (as described above) and those listed are decent prices. Even the decent priced properties are moving much more slowly that I had expected. So does one wait until the sellers wake up again? I say no. It took three years for sellers to wake up last time. Ask yourself how old will you be in three years? I have absolutely no problem in putting in low ball offers with the sold data to support it. And, I have no problem launching into wrestling matches with “agents” on appropriate prices for a property using my favorite hammer--- decent COMPs. Things that really irritated/amused me……..this past month Crime and punishment Well…in my last update I told people to check out the Rappahannock Record for the police reports to get a feel for just how crime free the neck is. If you had done that you will have noted that we did have two women that were accosted in White Stone awhile back. It was on the front page. A nineteen year old was found guilty and will now be 70 years old when he gets out of jail. A major drug king pin in Montross got sentenced to life in prison. One thing is for sure, if you do bad things in the Neck you will not be back for a while. In the past ten years we had about four bank robberies. All where caught because, for the most part, there are only three bridges leading to and from the Neck. So we do have some serious crime just not a lot of it and mostly done by stupid criminals. To the stupid criminals I say, “try another line of work….maybe real estate ….you can come up with a stupid price as well as anyone else apparently”. How much is a friendship worth??? $400k There are good deals and then there are solds that just boggle my mind. Many of the time those that boggle my mind are the properties sold by the listing agent because they end up screwing the buyer. In one case a buyers agent had sellers that paid $1,000,000 for a house with about 50 feet of frontage and about a half mile from the fish plant in Reedville when at the same time there was a much nicer house on a much nicer lot that sold for $599k. I found out later that the buyers paid $400k more for their property because their friends had purchased the neighboring lot. I wonder if the friendship will last on those hot summer evenings when the smell from the fish plant wafes in over that patio. MY PICKs Some of the homes that I like are the following: Contemporary home in nice neighborhood with natural wood siding (but painted a tacky color), deeper water, nice setting, around 1800 sq feet. Listed at $399k and should go for low $300ks---PRICED REDUCED TO $350k and is now off the market and rented Large lindal cedar house with lot of land and frontage, very secluded, separate lot with 2 to 3 feet of water for a pier. Views are great BUT not necessarily from the house. Listed at $399 and should go for mid to low $300k (originally listed in the $600s) SOLD for $300. Great deal! Larger brick rambler in one of the nicest neighborhoods near Kilmarnock . Needs little updating but has four bedrooms, nice garage, great views. Listed at $499 should go for mid TO LOW 400s. Sold for $425k. Great Deal!! Brand new house with very nice views and four feet of water with 1400 sq feet and pier for $325k. SOLD Very very nice home in one of the nicer neighborhoods just reduced to $435k. One must share a pier with the adjoining property owner but has decent water depth. Anxious owner but rented now. Older cape cod with decent views, nice neighborhood, deepwater, needs updating $325k SOLD Five year old cape cod on deep protected water secluded setting, boat lift, $389k. Sold for $350k. Modern designed home with deepwater, kinda funky master bedroom (one of two) with open floor plan for less. Reduced to $375. Older brick rambler with nice sunroom and pool and great views listed at $489 but should go for low $400s. Contemporary with fantastic pool and great views with great floor plan that has been on the market for three years. Should go for low 400s but seller was holding for higher 400s at least last year.(me to seller – “Dude how much longer are you going to commute 800 miles to this place…check gas prices, taxes, insurance, maintenance, chlorine for the pool!!...give it up”) Big cape cod with very nice setting, nice waterviews but shallow water might be gotten for $200k..possibly less. Sold for $225k. -------------------------------------------------------- If you have a particular kind of property in mind, let me know and I can send you a link with what I consider are either good deals or potential good deals. I WILL NOT BUG YOU WITH A PHONE CALL UNLESS YOU ASK. You can feel free to call me anytime on my cell at 804-580-1162 and I will give the current scoop. Email me atLonRCrow@yahoo.com. My DROID is fully operational so I can get back to you quickly (unless I am driving in Virginia which, according to my wife, subjects you to millions of dollars in fines) You can always log into an account on my website and search properties to your hearts content. www.Loncrow.com AS ALWAY MY ADVICE????—If I wanted to come to the northern neck for a weekend or retirement place and if I knew what the market had to offer, I would start making offers that I FELT COMFORTABLE WITH. Life is short As always, below are links to all the info on property currently on the market (please note that the first few properties in each link are usually anomalies because of the way the data are entered into the system). There are two different mls’s BUT there is a lot of redundancy between the two. If something looks good let me know. Note also that the links are good for only 30 days. PLEASE NOTE THESE ARE LARGE FILES SO IT WILL TAKE TIME TO DOWNLOAD Waterfront homes w/ less than 3 feet of water http://www.navicamls.net/displays/?n=319&i=902017&k=SDO827xt Waterfront homes w/ between 3 and 5 feet of water depth http://www.navicamls.net/displays/?n=319&i=902018&k=MGud Waterfront homes w/ more than 5 feet of water depth http://www.navicamls.net/displays/?n=319&i=902019&k=JRRt8rh Wateraccess homes http://www.navicamls.net/displays/?n=319&i=902020&k=7VnADq2 Waterfront lots w/ 1 TO 3 FEET of water depth http://www.navicamls.net/displays/?n=319&i=902021&k=kz9eDUD7 Waterfront lots w/ 3 TO 5 FEET of water depth http://www.navicamls.net/displays/?n=319&i=902022&k=hehV9CYb Waterfront lots w/ OVER 5 FEET of water depth http://www.navicamls.net/displays/?n=319&i=902023&k=XU4bAE8
Northern Neck Property Update
April 2012 Lon Crow- Waterfront Property Specialist 804-580-1162 LonRCrow@yahoo.com www.LonCrow.com Northern Neck Properties, Heathsville , Va Northern Neck Update As always, this update contains the links to all of the waterfront/access properties currently available on the Northern Neck and Middle Peninsula (see links at the bottom page). The links have links to additional photos, maps, etc. There is also my assessment of the market and my real estate musings. You are receiving this update if you filled in an info request form on my website, we met at a boat show or you were referred by a friend. If you desire to be taken off this update list, just reply to this email and I will delete you from future mailings. Goings on Spring has sprung. The one sign that everyone points to here in the Neck is the return of the ospreys. With this unusually warm weather they returned about three weeks ago and have just about finished outfitting their nests (as evidenced by the gathering of dry grass). And the crabs have started back into the area, which really surprise me. Crabbers have started laying out their pots in the lower part of the bay and I actually saw the discarded exoskeleton of a small one along the shore line a few weeks back. Northern Neck Real Estate – 2012 Ok….another sign of spring is the arrival of buyers. There was a very sharp increase in people looking at properties the first part of March. While setting up tours I had to schedule around other agents showing the same property which is something that is very rare indeed in recent years. So will this translate into an increase in waterfront property sales?? So far…no. I keep hoping that 2012 will be better than 2011 which was, relatively speaking, a very good year. I hope this will be the case because.. well… I predicted it to be the case the end of 2011 but so far my prediction has not come to fruition. Last fall, prices had come down and the inventory had been reduced (thus indicating a quasi bottom to the market) and everything looked like it could come together this year. But there are also a few things at work. · It has become apparent that the buyers today are not the same buyers that came down in droves in 2005/2006. At that time the majority of people looking at waterfront were people from nearby metro areas looking for a weekend retreat. Now the majority of the people are older (or more seasoned if you like) and are either retired or within a few years of retirement and realize that, to quote Gomer Pyle – “surprise surprise”…they are getting older every year. · Because 2011 was a decent year as far as sales, sellers are thinking that the bottom was hit and they can once again stick to higher prices on their properties. BUT, there are also smarter sellers who, after having their property on the market for three, four, five, and six years, know that the only way to sell is to lower the price. Thus we have this dichotomy. There are really decent deals and then there many, particularly the newly listed properties, that are in the higher range of reasonable BUT I am not seeing ridiculously high priced properties unlike the past couple of years (like the house around the corner that was listed for $2 million and is worth $500K). · The inventory has continued to increase and we are now at 546 waterfront homes and growing. We topped out at just under 600 waterfront homes on the market about two years ago and, without a corresponding increase in sales, we will be there again by the end of the month. · The inventory seems to be getting top heavy. As I mentioned in the last update, property listed for over $750k comprised over 25 percent of the market and a big chunk of these have come on the market in the first two months of this year. A total of 86 new listings for houses over $500k have come on the market since the first of the year. So, Lon.. what are you saying will happen now???? As those high end properties sit, we will start to see price reductions. The question is..how long will it take for sellers to realize that buyers ain’t dumb? When I give feedback to listing agents after a tour and tell the listing agents that house x is listed too high, the response I get is “tell your buyers to make an offer regardless of the list price”. They almost beg me to put in an offer..no joke!!! My thought is, if the furniture has been sold, mom and dad retired to Happy Farm Retirement Home, and the kids don’t want it, REDUCE THE PRICE to a level a buyer cannot refuse! Real estate is NOT ROCKET SCIENCE. In the link below in the “Comps” discussion you will see a house on Bridge Creek. This house was on and off the market for five years and started out at $799. After five years, the place sold for $500k. The questions is “will the current higher end home sellers wait five years OR will the more senior buyers be willing to plunk down more $s???” Things that really irritated/amused me……..this past month Battle of the COMPS On three different occasions in recent weeks I had “discussions” with listing agents on appropriate comps. When I have an offer on a property I always provided buyers with what I consider to be appropriate comparables so they can feel comfortable with the amount they are offering. Comparables are in the eye of the beholder. I have my list of comparables because I think they represent the current bottom of the market. In one friendly argument with a longtime friend, I mentioned a comparable property around the corner. She said she did not feel that was comparable because the listing agent “gave that property away”. In another argument, the agent told me that the seller had cancer and had to sell quick so that could not be used as a comparable property. Combine this mentality with the fact that every waterfront property is the owner’s personal masterpiece thus NO TWO properties are alike, one can see how this battle continues. Frankly, when a property is sold by a listing agent and they screw the buyer, I do not think that should be included as a comp. Below is the link to properties that I think should be used for comparable properties because they would be prices I would pay for the property. http://www.navicamls.net/displays/?n=319&i=885699&k=WQVaJV Crime and punishment If you want to get a feel for what the Northern Neck is like, subscribe to the Rappahannock Record (see www.rrecord.com). In particular read the crime reports. About three weeks ago, the most frequently reported crime was “cursing and abuse” (thank goodness no cops where around when I trimmed my pyrocanthra (sp?)). I am not making this up…go read the crime reports!!!. When I first came to the neck, “uttering” was the most frequent crime. Uttering was writing bad checks. We do have a murder about once every two to three years but most of the time it is a relative killing another relative (I am not related to anyone here so I am safe…until my wife finds out just how many “Boat Bucks” I have been spending on the BOAT…even then I think I am safe with just a little “cursing and abuse”..lol) Taxes I will never forget a discussion I had with a couple from New Jersey about three years ago. When the husband asked about the taxes, I told him that it would be around $2,500. After a very long pause, he said that he thought that was a little steep. I, after a very long pause because I am not quick witted, informed him that it was $2,500 per year. He was paying $1,500 per month in New Jersey . Our current tax rate is about 0.39….which means about $2,500 per year for a $ 600k house. BUT, they are currently doing a reassessment this year in my county AND they promised they would do much better this year than the last time WHEN it turned out to be a quagmire and the county commissioners were about to be hung BUT, about three weeks ago, the county assessor warned us that it was going to be another piece of crap again this year BECAUSE he found serious errors in the work done to date BUT they are trying to fix it with another firm SO we shall wait and see. Frankly the next time I see Todd, the county assessor, I am going to “curse and abuse” him by telling him that I wished he had to take the rabies shots instead of his wife after she was bit by a rabid otter..….go ahead take me to jail. We the People of the Neck The people of the Northern Neck are truly great people. I have spoken with many new comers who are always amazed at how friendly people are in the neck. It is kind of like “Cheers” where “everybody knows you name”. I go to the grocery, Get and Zip or the hardware and they know you and ask about your wife and if she has found out about the “boat buck” expenditures. I tried to capture the fact that the people of the neck are its greatest treasure in the “Neck Test” on my website (www.Loncrow.com). MY PICKs Some of the homes that I like are the following: Contemporary home in nice neighborhood with natural wood siding (but painted a tacky color), deeper water, nice setting, around 1800 sq feet. Listed at $399k and should go for low $300ks---PRICED REDUCED TO $350k Large lindal cedar house with lot of land and frontage, very secluded, separate lot with 2 to 3 feet of water for a pier. Views are great BUT not necessarily from the house. Listed at $399 and should go for mid to low $300k (originally listed in the $600s) SOLD for $300. Great deal! Larger brick rambler in one of the nicest neighborhoods near Kilmarnock . Needs little updating but has four bedrooms, nice garage, great views. Listed at $499 should go for mid TO LOW 400s. Sold for $425k. Brand new house with very nice views and four feet of water with 1400 sq feet and pier for $325k. SOLD Very very nice home in one of the nicer neighborhoods just reduced to $435k. One must share a pier with the adjoining property owner but has decent water depth. Anxious owner but rented now. Older cape cod with decent views, nice neighborhood, deepwater, needs updating $325k SOLD Five year old cape cod on deep protected water secluded setting, boat lift, $389k. Sold for $350k. Modern designed home with deepwater, kinda funky master bedroom (one of two) with open floor plan for less. Reduced to $375. Older brick rambler with nice sunroom and pool and great views listed at $489 but should go for low $400s. Big cape cod with very nice setting, nice waterviews but shallow water might be gotten for $200k..possibly less Sold for $225k. -------------------------------------------------------- If you have a particular kind of property in mind, let me know and I can send you a link with what I consider are either good deals or potential good deals. You can feel free to call me anytime on my cell at 804-580-1162 and I will give the current scoop. Email me atLonRCrow@yahoo.com. My DROID is fully operational so I can get back to you quickly (unless I am driving in Virginia which, according to my wife, subjects you to millions of dollars in fines) You can always log into an account on my website and search properties to your hearts content. www.Loncrow.com AS ALWAY MY ADVICE????—If I wanted to come to the northern neck for a weekend or retirement place and if I knew what the market had to offer, I would start making offers that I FELT COMFORTABLE WITH. Life is short As always, below are links to all the info on property currently on the market (please note that the first few properties in each link are usually anomalies because of the way the data are entered into the system). There are two different mls’s BUT there is a lot of redundancy between the two. If something looks good let me know. Note also that the links are good for only 30 days. PLEASE NOTE THESE ARE LARGE FILES SO IT WILL TAKE TIME TO DOWNLOAD Waterfront homes w/ less than 3 feet of water http://www.navicamls.net/displays/?n=319&i=885691&k=2Jds Waterfront homes w/ between 3 and 5 feet of water depth http://www.navicamls.net/displays/?n=319&i=885692&k=T6wvM5HM Waterfront homes w/ more than 5 feet of water depth http://www.navicamls.net/displays/?n=319&i=885693&k=Zcy9kkq Wateraccess homes Waterfront lots w/ 1 TO 3 FEET of water depth http://www.navicamls.net/displays/?n=319&i=885694&k=tiXsL Waterfront lots w/ 3 TO 5 FEET of water depth http://www.navicamls.net/displays/?n=319&i=885695&k=9pZf Waterfront lots w/ OVER 5 FEET of water depthhttp://www.navicamls.net/displays/?n=319&i=885696&k=7UtjvSz
March 10 update supplement. In the last week things have picked up a bit as far as sales but it is too early to tell if it will be a long term trend. My gut tells me it will be as good or better than last year but my gut has not be on target 100 percent of the time. Time will tell.
Northern Neck Property Update Update March 2012 Lon Crow- Waterfront Property Specialist 804-580-1162 LonRCrow@yahoo.com www.LonCrow.com Ann Meekins Realtors, Irvington Va Northern Neck Update As always, this update contains the links to all of the waterfront/access properties currently available on the Northern Neck and Middle Peninsula (see links at the bottom page). The links have links to additional photos, maps, etc. There is also my assessment of the market and my real estate musings. You are receiving this update if you filled in an info request form on my website, we met at a boat show or you were referred by a friend. If you desire to be taken off this update list, just reply to this email and I will delete you from future mailings. Goings on Dang, I am really really afraid of what this summer is going to look like when today the temps might just come close to the 80 degree mark. For my part, all my vehicles have four cylinder engines, I have signed up for load management with the local utility, and I dry my clothes outside (but with these winds I need to retrieve my underwear from southern Maryland at times) so don’t blame global warming on me. These high temps also increase the water temperature which is right now hovering in 50 degree range. With the higher temps, the water clarity has diminished somewhat (and as an aquatic biologists I could tell you precisely why but I will not bore you here). One could usually spot the bottom five feet down but now we are at the three foot level. If the dreaded white jellyfish start coming into the Bay now, as they do each summer, then I would start to worry big time. Right now we have the gorgeous pink jellyfish with short tentacle but in small numbers. Northern Neck Real Estate – 2012 2011 was a very good year as far as waterfront property sales. And, if you remember, I predicted that 2012 would be better because the buyers are out in force and a good percentage of the homes on the market are at really decent prices. So, why has the number of homes under contract not started to increase??? I have been monitoring homes sales in Williamsburg which is just south of the Neck and also a favorite retirement destination and it is even more flat. A friend who is a realtor in that area thinks it is because people are just afraid in these uncertain times. That might be it. It certainly is not the weather (this is the first time I would recommend people wear sunscreen in winter). The stock market is surging ahead of historic levels which may explain why people are more comfortable keeping the money there. Last year the DOW jumped up and down dramatically and that seemed to have prompted people to divorce themselves from the market and invest in waterfront. In the old days, before the housing bubble burst, sales were always slow in the winter (most agents went on vacation at that time) and picked up in early spring when people wanted to make sure they had a place on the water for the summer. Could it be that we are returning to the “good ole days” and sales will pickup in another month or so??? Time will tell. With little waterfront home sales the inventory has started to climb once again. We are just shy of 500 waterfront homes. We topped out at just under 600 waterfront homes on the market about two years ago and I do not think we will be there again unless homes sales fail to increase and new listings continue to flood the market. Waterfront lots are just not moving. As I have stated, lots owners just have not bothered to put their properties back on the market because they are not paying utilities and insurance and can afford to wait. The few that do sell are at amazingly low prices. A lot along the Chesapeake Bay (but not in a high end community) sold for $30k. Things that really irritated/amused me……..this past month Zillow story continues Last update I complained about how some realtors were divorcing themselves from internet sites (Zillow, Trulia, etc) that broadcasts their listings to the world. And, as I stated, the crux of the problem is that realtors work to create the listings and they do not see as many $s in return for their “hardwork”…or at least not as many dollars as they used to see when they had more controlled on the info flow. Keep in mind the real state business is based upon information flow. If one loses control of the info flow then that means no more $s. The debate continues with many companies divorcing themselves at least partially from these systems. I just talked to one realtor group who is no longer going to allow the sites to “estimate” the value of the property. I freely admit that there are errors in the data and I also think realtors should improve the accuracy since they are the source. I like these sites for a lot of reasons and I think they give a decent holistic picture of the market but I look at these data knowing there are a lot of inaccuracies. BUT, there is one example about Zillow that I like. In earlier updates I mentioned one of my neighbor’s properties (worth maybe $525k to $550k). An “agent” listed the house at $2 million (that is $2,000,000 if you needed to see the zeros). One year later he reduced it to $1,000,000. Another “agent” listed it for $750k and had an auction. Nada. It is still on the market now two years later. Zillow and I agree on the value of the place, at least in this case. Just call me Zillow Crow. Big $ Houses There is not an agent that does not salivated when they see a “high-end” house (more than $750k) sale. Any agent can instantly tell you the commission he/she would have made if they were just lucky enough to sell such a house. A week does not go by when two, three or more such houses go on the market here in the Neck. BUT, it is rare to see such a house sell. I looked at the inventory of such house and found that there are over 128 waterfront homes on the market right now for $750 or more. A total of 58 came on the market in 2012 alone. That is over 25 percent of the current inventory. I started to look at this part of the market after reading a story in the Williamsburg paper that stated a realty firm, that specialized in high end homes, closed its doors because high end homes are not selling. I guess, given the spurt in sales last year, the one percenters decided to sell. Beware the Wind On my website there is a list of things everyone should know before buying waterfront property. One is the wind and the impact it has on water depth. Last week a thirty knot southerly wind reduced the water level two feet below mean low water in about four hours. I have had more than one buyers say…my boat draws three feet so I need 3 ft mlw. My boat draws five feet and I have 7.5 feet mlw at the end of my pier. My boat has sat on the bottom twice in as many months. Not a problem for keeled boats but power boats exposed shafts and rudders take note. Smith Point Sea Rescue I am a member of SPSR. It is truly great organization that rescues boaters in need 24/7 all year long. These volunteers rescue boaters on sunny calm days and in gale force conditions on New Years Eve. There is no better feeling than rescuing people in rough sea conditions and receive hugs from a thankful crew. I mentioned this because, if you are in the neck this weekend, swing by the oyster roast in Burgess this Saturday, March 3. All you can eat for $35 and the $s go to a very worthy cause. MY PICs (frankly, given the increase in sales I am surprised these have not gone under contract) Some of the homes that I like are the following: Contemporary home in nice neighborhood with natural wood siding (but painted a tacky color), deeper water, nice setting, around 1800 sq feet. Listed at $399k and should go for low $300ks---PRICED REDUCED TO $350k Large lindal cedar house with lot of land and frontage, very secluded, separate lot with 2 to 3 feet of water for a pier. Views are great BUT not necessarily from the house. Listed at $399 and should go for mid to low $300k (originally listed in the $600s) SOLD for $300. Great deal! Larger brick rambler in one of the nicest neighborhoods near Kilmarnock . Needs little updating but has four bedrooms, nice garage, great views. Listed at $499 should go for mid TO LOW 400s. Sold for $425k. Brand new house with very nice views and four feet of water with 1400 sq feet and pier for $325k. SOLD Very very nice home in one of the nicer neighborhoods just reduced to $435k. One must share a pier with the adjoining property owner but has decent water depth. Anxious owner but rented now. Older cape cod with decent views, nice neighborhood, deepwater, needs updating $325k SOLD Five year old cape cod on deep protected water secluded setting, boat lift, $389k. Under contract. Modern designed home with deepwater, kinda funky master bedroom (one of two) with open floor plan for less than $400k. Older brick rambler with nice sunroom and pool and great views listed at $489 but should go for low $400s. Big cape cod with very nice setting, nice waterviews but shallow water might be gotten for $200k..possibly less UNDERCONTRACT. -------------------------------------------------------- If you have a particular kind of property in mind, let me know and I can send you a link with what I consider are either good deals or potential good deals. You can feel free to call me anytime on my cell at 804-580-1162 and I will give the current scoop. Email me atLonRCrow@yahoo.com. My DROID is fully operational so I can get back to you quickly (unless I am driving in Virginia which, according to my wife, subjects you to millions of dollars in fines) You can always log into an account on my website and search properties to your hearts content. www.Loncrow.com AS ALWAY MY ADVICE????—If I wanted to come to the northern neck for a weekend or retirement place and if I knew what the market had to offer, I would start making offers that I FELT COMFORTABLE WITH. Life is short As always, below are links to all the info on property currently on the market (please note that the first few properties in each link are usually anomalies because of the way the data are entered into the system). There are two different mls’s BUT there is a lot of redundancy between the two. If something looks good let me know. Note also that the links are good for only 30 days. PLEASE NOTE THESE ARE LARGE FILES SO IT WILL TAKE TIME TO DOWNLOAD NNAR Waterfront homes w/ less than 3 feet of water http://www.navicamls.net/displays/?n=319&i=869995&k=BYpd Waterfront homes w/ between 3 and 5 feet of water depth http://www.navicamls.net/displays/?n=319&i=869996&k=TDKb Waterfront homes w/ more than 5 feet of water depth http://www.navicamls.net/displays/?n=319&i=869997&k=6eziA6tR Wateraccess homes http://www.navicamls.net/displays/?n=319&i=870001&k=jAEfOMP2 Waterfront lots w/ 1 TO 3 FEET of water depth http://www.navicamls.net/displays/?n=319&i=869998&k=aHp3eHai Waterfront lots w/ 3 TO 5 FEET of water depth http://www.navicamls.net/displays/?n=319&i=869999&k=09pAvY Waterfront lots w/ OVER 5 FEET of water depth http://www.navicamls.net/displays/?n=319&i=870000&k=pZwjdKR CBRAR Waterfront homes w/ 1 to 4 feet of water http://www.navicamls.net/displays/?n=297&i=1748730&k=ab03 Waterfront homes w/ over 4 feet of water http://www.navicamls.net/displays/?n=297&i=1748731&k=lBprov8 Waterfront Lots with 1 to 4 feet of water http://www.navicamls.net/displays/?n=297&i=1748732&k=FctW Waterfront Lots with over 4 feet of water http://www.navicamls.net/displays/?n=297&i=1748733&k=FUf4xG | 
