John's Island Real Estate Company : Portfolio : Summer 2024 by Johns Island

PORTFOLIO

A cherished haven enjoyed by generations who have discovered the undeniable allure of life by the sea.

Above : An aerial view of John’s Island, facing north, with condominiums in the foreground.

Sunny Skies. Cool Water. Warm Welcome.

We welcome you to summer, and with it, a reinvigorated version of our longstanding publication, Portfolio. A twist on our traditional catalog, each new issue we’ll be highlighting market metrics, news and trends, agent spotlights, hot properties, and the exceptional non profit organizations that make our town so special. We hope you enjoy this inaugural issue....

To say our 55th Anniversary 2023 – 2024 season was an incredible milestone for real estate in our beloved community would be an understatement. Our market saw a peak 6 sales over $10 million this season with the highest recorded prices realized for riverfront homes, oceanfront properties, golf course homes and riverfront lots. All sellers and buyers for these transactions came through John’s Island Real Estate office.

According to the recent Club reports, 60 new members have joined the Club each season

over the past two years. Our rental program remains a strong driver of new members coming to the club, with nearly 1/3 of all new members having rented a home in John’s Island to try out our incomparable lifestyle prior to committing to purchasing a property. Another 1/3 of new members coming to the Club came through word of mouth through our office with the remaining 1/3 of new members being Legacies.

While we’re talking numbers - be sure to take a look at the full overview on page 5another thing to note is that the average price per square foot is up for the 2023-2024 season. Sitting at a current high of $1,293± ppsf, average sale price is up from last year. Inventory remains lower, but at a steady pace.

We are forever grateful for our clients and as the only real estate company located within the gates and made up of agents who all reside here, over 95% of all transactions

have consistently been through the John’s Island Real Estate Company over the past several years. We are humbled by this number and are always here to help you achieve your very best results. Whether listing your important property, buying your first residence in John’s Island, upgrading to a larger house to accommodate a growing family, or downsizing to the right size property for your current needs.

With our stunning natural amenities, incredible weather and wonderful members, we are blessed to call John’s Island home. Whether you are looking within the gates for the first time or looking forward to returning back in the fall we would like to say, “Welcome Home.”

Bob Gibb : Owner/Broker

Having made several real estate transactions over the years, I can honestly say that this was our single most enjoyable and stress-free experience. From listing the property to client showings to preparing for settlement, they were there to assist us with every detail in a true white-glove fashion.

- S. Kelley

11.2.24 SEASON OPENING PARTY

11.3.24

OPENING WEEKEND OPEN HOUSE EVENT

To subscribe to Portfolio, or to receive exclusive updates, please scan the QR code to go to our site, email us at marketing@ johnsislandrealestate.com, or call us at 772.231.0900

On The Cover : The stunning 230 Coconut Palm Road, now under contract, features breathtaking interiors and an airy space that epitomizes luxury living along the Sound.

FEATURES Fresh

A Peek At Highlighted Properties

Indulge in striking and exceptional indoor/outdoor living in this 4BR/5.5BA new build along the 6th fairway of the North Course. Views abound through every inch of the newly completed home, where the thoughtful layout centers around a large courtyard pool with deck and spa. A turnkey luxury offering with quality craftsmanship awaits...

117 SILVER MOSS DRIVE : NEWLY LISTED

Rare Layout : 3BR/3BA : 2,180± GSF : Light & Bright Interiors Room To Expand Terrace : Location on S. Course

$2,750,000

540 SEA OAK DRIVE : NOW COMPLETED

Newly Completed Build : 4BR + Office/5.5BA : Pool Fairway Views : Indoor/Outdoor Living : 6,205± GSF

$7,500,000

360 INDIAN HARBOR ROAD : NEW PRICE

Location in Heart Of JI : 3BR/3BA : Pool : Fairway Views Renovated ; 3,936± GSF : .43± Acres : Newly Added Family Room

$4,750,000

Numbers play a crucial role in how we help both buyers and sellers. From analyzing market velocity and marketing trends to understanding pricing dynamics and inventory levels, these metrics provide invaluable insights we bring to the table. We tailor strategies, from sellers looking to list their properties to maximize their return, to buyers seeking to make informed investment decisions. Each quarter, we’ll dive into key findings - and more importantly, what they mean. Numbers aren’t just stats; they’re our compass, guiding us in how we serve our clients best. They help us adapt to changes in the market so we can always offer top-notch service with the most in-depth information and anticipate needs to optimize results.

92% of 2024 broker transactions were handled by John’s Island Real Estate

New JI buyers originated from the MLS over last two years+

56%

KEY TAKEAWAYS

• NUMBER OF LISTINGS

Active listings in John’s Island remain near historic lows and are less than 2% of the total number of properties within the gates of John’s Island, confirming the continued strong demand for the JI lifestyle.

• AVERAGE SALE PRICE

The average sale price remains (at or near) all-time highs across all property types. Inventory remains low, and while velocity has tempered slightly, the ASP shows the long-term appeal and value of properties hasn’t diminished and grows stronger.

• PRICE PER SQUARE FOOT

We are hovering at all-time highs for average price per square foot. This indicates that buyers value properties within JI regardless of any external market factors.

• DAYS ON MARKET

The average DOM has increased 45%± since the record lows of 2022. While the frenetic urgency has dissipated, demand still remains robust and steady.

1.5x

increase in JIRE website hits from Q2 2023

33%

increase in dollar volume under contract from Q2 ‘23 to Q2 ‘24 of buyers in 2024 have been new buyers

3:56

time engaged in online JIRE listings, above national average

JIRE digital mailing open rate, three times peer rates

630 OCEAN ROAD

Oceanfront : 1.31± Sprawling Acres : Pool/Spa

Close To Key Amenities : Separate Cabana

$11,500,000

380 INDIAN HARBOR ROAD : NEW!

New Build, Coming Soon : 5BR/5.5BA Fairway & Water Views : 5,221± GSF : .43 Acres

$8,500,000

261 LLWYD’S LANE

Tranquil Location : Spacious .44± Acres

5BR/5.5BA : N. Course Fairway : 4,888± GSF

$3,650,000 : CONTINGENT

750 BEACH ROAD #102

Walk Out to Beach : 2BR/2BA : 1,500± SF

Custom Millwork & Interior : Multiple Exposures NEW PRICE $2,450,000

120 COCONUT PALM ROAD

Recent Build : 5BR/5.5BA : Soundfront Airy Interiors : VIP Guest Area : 7,473± GSF

$11,000,000

41 SAGO PALM ROAD

Newly Developed : 1.46± Acres : Riverfront

Brand New Dock : Build Up to 7,000± GSF

$7,000,000

900 BEACH ROAD #283 : NEW!

Beautifully Renovated : 2BR+Library : Seafront

Custom Millwork : Open Kitchen : 2,250± SF

$4,700,000

550 BEACH ROAD #319

Oceanfront : Gorgeously Updated : 1,520± SF 2BR/2BA : Ideal Location : Fresh Finishes $2,595,000

100 OCEAN ROAD #210 : NEW!

Oceanfront Retreat : 1,590± SF : Great Location Coastal Flair : 2BR/2BA : Effortless & Inviting

$2,575,000

200 SUNDIAL COURT

Oceanside Village : 3BR/4BA : 3,762± GSF Close To South Gate : Ample Airy Interiors

$4,250,000

800 BEACH ROAD #274

Expansive 2,750± SF : 3BR/3BA : Oceanfront Beach & Pool Access : Enclosed Seaside Lanai

$3,895,000

777 SEA OAK DRIVE #729

Dual Level Townhouse : 3BR/3.BA : Walk Out To Pool : Gracious 1,900± SF : 1-Car Garage NEW PRICE $1,300,000

777 SEA OAK DRIVE #723

Unique Corner Townhouse : 3BR/3BA 1900± SF : Pickleball & Tennis Access

Showing

Enjoy this selection of current listings and trends, but be sure to check online for up to the minute updates and new properties.

An uptick in popularity of luxury homes over $10 million, as well as Island Houses.

Several new build projects are available : one freshly completed, one breaking ground soon, and a spectacular new riverfront property prime for a custom build.

Oceanfront condo purchases are heating up, with 3 going under contract in the last month.

Agent Spotlight

Barbara “Ba” Stone

Synonymous with John’s Island, the illustrious Ba Stone has been part of this community since 1972, when she and her family moved to our sunny shores from Darien, Connecticut. Following college in New York, a career working at Time, Inc., and raising her two wonderful children, she transitioned to real estate and hasn’t looked back. With an incomparable knowledge of both the John’s Island community and properties themselves, Ba is an expert at guiding sellers and buyers alike. An avid golf and tennis player, she has also been involved in several community organizations since moving to John’s Island.

Favorite JI Event : July 4thfireworks, food, lobster, and fun! My kids loved growing up here, July 4th is a quintessential JI experience for the whole family.

Passport To Adventure : Traveling is a passion, I love the discovery. Visiting Africa twice is a highlight, but India and New Zealand were also incredible.

Fun Fact: I’ve lived in 9 homes here, in almost every property type in JI - it gives me a unique perspective!

Unique Memory : Seeing the development of the Island and expansion into Gem Island, it was a true adventure.

Song That Gets Me Dancing : Shout by the Isley Brothers

Sporty Stone: Boating, fishing, and most sports - but tennis and golf were favorites. I also enjoy pickleball. (Editor note: Ba was a Doubles Champion at JI)

Sale That Stands Out : A home on Sea Court, at the time it was the highest sale and a marquee moment for me.

It’s 5 O’Clock Somewhere : Can’t resist a skinny margarita, but let’s not overlook the JI Hummer!

Care For Community: VNA board 20+ years & founded Golf-A-Thon, Hospice House, United Way Board, was EMT certified, part of Tennis/Golf/ House Committees

THAT’S WHAT’S SUP...

Paddleboarding

Stand-up paddleboarding (SUP) has become an increasingly popular activity in John’s Island, offering enthusiasts a versatile way to explore both the tranquil river and the sparkling ocean waters that surround our community. Whether gliding along the serene Intracoastal Waterway of the Indian River or catching waves along our pristine beaches, SUP provides a unique perspective on our coastal paradise. Beyond its recreational appeal, SUP offers numerous lifestyle benefits, combining a full-body workout with the calming effects of being on the water, making it a favorite among fitness enthusiasts and nature lovers alike.

paddleboard can enhance the experience. In John’s Island, the ideal times vary by season: summer mornings offer calm waters and cooler temperatures, perfect for a refreshing start to the day. In contrast, autumn and spring provide milder weather and less people, allowing for leisurely paddling sessions under the golden hues of sunrise or sunset. Regardless of the time of year, early mornings and late afternoons tend to offer the best conditions, with gentler winds and quieter waters ensuring a more enjoyable outing.

For residents fortunate enough to live by the ocean or on the river, the convenience of stepping out their back door and into adventure is unparalleled. As its popularity continues to rise, knowing the best times to

Choosing the right equipment is also key to a great SUP experience. Popular brands such as BOTE, Red Paddle Co, and YOLO Board are favored for their durability and performance. While paddling, it’s not uncommon to encounter local wildlife that adds to the charm of the experience. Dolphins, manatees, and a variety of bird species often make appearances, creating memorable moments on the water.

TALK SHOP

For other markets, the MLS may be a helpful addition to marketing, but the John’s Island market is unique, requiring finesse culled from 100% focus within the gates. We gladly continue to work with outside brokerages, but knowing the nuances of property ownership, memberships, fees and assessments, architectural review standards, locations and such is a priority, nurtured through daily interactions and experience..

For sellers in JI, the MLS may not be ideal - critical factors can undermine the special value and exclusivity of properties in this community. First, the MLS is not a public national channel, only a regional database for agents based on broker participation - if they don’t subscribe to that MLS, they don’t have access. Agents need to heed separate regulations for each, upload listings to multiple platforms, and pay separate fees to leverage each MLS, of which there are 5801. “Only one MLS has the keys...to any one home”, per Realtor.com. Not all major markets rely on the MLS1, which can leave a large coverage hole. To achieve full exposure, syndication via third party platforms is necessary. That can present concerns that can impact sellers’ outcomes, such as automated valuations that can mislead potential buyers and undervalue properties. They often fall short ensuring accuracy, routing to direct contact, or targeting qualified buyers - where a possible parade of looky-loos or fragmented efforts looms. Most concerning, the dissemination of details, photos, and floorplans via these platforms

• NOT PUBLIC OR NATIONAL : MLS is a regional tool for only agents, based on fee-based participation, 3rd-party platforms are needed to be public or broaden exposure

• OH, NO, ZILLOW : Auto valuations can mislead, don’t factor unique value add of JI in pricing, and may impact seller outcome

• NET ZERO : Zero new buyers to John’s Island originated from the MLS over the last two years+

• DISCRETION DEAD : Details for listing disseminated via third-party for wider exposure can compromise privacy and rights, making it tough to vet intent, edit/remove, even losing ownership of your material

can compromise privacy, exposing sensitive information beyond the desired scope - by uploading to them, some services then assume ownership2 of your sensitive details in perpetuity! Realtor.com also points out, “Sometimes high-profile sellers ....choose not to list their home on the MLS, for privacy reasons and such as to avoid looky-loos.1”

While MLS may be an advantage in some markets, we prioritize a time-tested, proven, innovative and personalized approach. Recent observations further reinforce this perspective. Per research, over at least the past two years, zero new prospective buyers that have come to John’s Island and bought homes featured on the MLS, actually found JI from the MLS. While we continue to collaborate with brokerages outside the gates, JIRE has consistently brought the buyer more than 95% of the time over the last 5 years, where more than 90% of new buyers were introduced through referrals and word-of-mouth. This underscores the power of personal connections and local expertise in successful transactions within our close-knit community. As the single largest purchase or sale that most people will make in a lifetime, a real estate transaction requires careful consideration, deep knowledge and an artful touch. When it comes to John’s Island, we’re experts in all three, with a 24/7 team, convenient location, and pure passion for John’s Island...and John’s Island alone.

Contract UNDER

Palm Way

Sundial Court

$14,995,000 $9,300,000 $7,500,000 $7,250,000 $7,000,000 $6,950,000 $5,950,000 $5,500,000 $4,500,000 $4,500,000 $4,250,000 $4,100,000 $3,650,000 $2,995,000 $2,975,000 $2,850,000 $2,425,000 $2,325,000 $1,875,000 $1,300,000 $695,000

TOP PHOTO : A spectacular oceanfront condominium, 100 Ocean Road #112 featured upgrades and incredible space for families, under contract. BELOW : Now under contract, 560 Coconut Palm Road is an unparalleled Soundfront haven comprised of two lots overlooking the water. LEFT : We tailor marketing to our clients and their distinctive properties, leveraging technology to get targeted, directed results. Sources referenced on page 11

AND PLAYStay

ONE-STOP SOLUTION FOR RENTING IN JOHN’S ISLAND

Rounding out our full service capabilities, this department of our company facilitates over 4,000 nights of occupancy per year and rents exclusively to members, their families and guests - as well as temporary prospective members approved by Club membership.

“I began working with John’s Island Rental 3 years ago. My husband and I rented ...to try to decide if JI was where we wanted to end up. On both occasions the staff went above and beyond. The experience was so wonderful we ended up purchasing a townhouse and now work with John’s Island Rental Services as an owner. They do a terrific job on both sides of the transaction,” said Amy Braeger Slocum about our Rental Services division.

With properties that range from Island House studios to oceanfront estates, an onsite office, dedicated staff and 24/7 response, we provide a top-tier experience to both owners and guests.

For more information on our rental services or available dates please connect with our team at 772-231-0289.

• 4,000 nights of occupancy per year

• 75 properties of various types

• Exclusively for member families & approved potential members

• Almost 1/3 of new members rent in John’s Island before buying

• 24/7/365 emergency response for tenants and owners

House Studio

Community

Care

Since our beginning in 1969, our company and community have nurtured a commitment to philanthropy, rooted in the belief that giving back goes hand in hand with growing stronger. Like the iconic tree of our brand, we have seen that legacy for giving branch out and provide support. The impact our residents make on Vero Beach transforms, enlightens and inspires future generations. We are proud to be part of that legacy - our team of agents are just as invested in the great work of this community as they are to finding the best match for each client. Let us introduce you to a new organization each issue.

RIVERSIDE THEATRE

With close to 300 performances on three stages each year, Riverside Theatre is the area’s only professional, independently producing not-for-profit theatre. It houses one of the state’s only free-standing buildings dedicated to children’s theatre and is one of a few theaters in Florida designated as a Cultural Institution.

We proudly support this iconic Indian River institution each season, as well as through events like Riverside Friends and the Spring Celebration Gala, which agents Kristen Yoshitani and Rennie Gibb also co-chaired. Bravo, Riverside Theatre, a true star in this community.

www.riversidetheatre.com

CAMP HAVEN

Camp Haven is the only transformational shelter for homeless and at-risk men of Indian River County. This organization, which opened in 2014, is dedicated to assisting men to rebuild their lives by holding them accountable, providing transitional housing, education, stability, and encouragement by promoting a sense of community and brotherhood on the campus, aiding aid in the transitional process for each of their residents. The intake procedures are selective and thorough, including an extensive application process, criminal background checks and drug screening. They teach the men to get and keep community-based employment, save money, pay child support, get along with others and take personal and financial responsibility for their lives. We celebrate this organization for the difference they have made in the lives of so many.

www.camphaven.net

I was very impressed with the comprehensive team that was involved in our transaction with your company, a great example of team work. Hats off to John’s Island Real Estate Company.