Breaking down the data

During the first five months of 2014 our sales volume was 17% lower than in 2013 and 14% lower than the same time period in 2012. We sold 277 gulf-front condominiums between January and May of this year. In 2013, during the same time period, we sold 336 and 322 in 2012. We can now see a clear trend for 2014 with absorption falling off as prices increase. This was bound to happen. With no remaining preconstruction buildings to convey and distressed sales winding down, sales volumes were destined to drop.

Long Beach condominium remodel

Buyers frequently purchase condos and engage in top-to-bottom remodels, but only rarely do you see a completed remodeling project that is truly impressive in scope and final results. Long Beach is one of the few condominiums in the area with a one-bedroom layout that has the master bedroom overlooking the waterfront instead of being buried at the back of the unit with no water views. The entire building has also recently undergone a complete restoration. This condo was purchased for $155,000 in January 2014, and the before and after photos shown here document the remarkable changes that have been made to this unit.

During the first quarter of 2014, our sales volume was about 5% lower than it was during the first quarters of 2012 and 2013. We sold 164 gulf-front condominiums during January, February, and March of this year, 173 during the first quarter of 2013, and 173 during the first three months of 2012.

In March 2014, we sold 58 Panama City Beach condos. In March 2013, we sold 63 such units, which means that this year's March sales decreased 7.9%. One reason for the decline is that condo prices are going up; meanwhile, distressed sales are becoming less common. Condos are selling at those increased rates -- indeed, some of the units that we've sold in 2014 have brought significantly higher prices than we've seen in recent years -- but the absorption rate is lower.

In the time I've spent selling condos, I have become very familiar with the budgets of most condominium associations in Panama City Beach. Generally, the association fees for these beachfront properties are what you would expect. However, some buildings have budgets that exceed reasonable expectations. This is often due to unanticipated building maintenance, which is the case at Long Beach. You will also see instances of associations falling behind on reserves due to unexpected expenses. In rare instances, overcharges by management can cause the dues to increase.

In this article, I will clarify what has been occurring at Long Beach and why the association fees for this property are unexpectedly high. You will find that the large restoration project needed for the condos and the loan that was required to pay the expenses are the reasons behind the high association fees. The increase is not necessarily a scary issue. In this article, I will crunch the numbers to show an easy way to value a condo with higher than expected association dues.