Fannie Mae said this morning they're expecting home prices to fall ANOTHER 7 -9% nationwide. I can only assume that means vacation properties will fall even further. read more ...

A LAWSUIT HAS BEEN FILED IN CAMERON COUNTY DISTRICT COURT BY 5 OWNERS REQUESTING THEIR DEPOSITS BACK DUE TO THE FACT THAT THE ROADS,UTILITIES AND RECREATIONAL FACILITIES HAVE NOT BEEN COMPLETED BY THE APRIL 1,2008 DEADLINE SET FORTH IN THE CONDOMINIUM PURCHASE AGREEMENT read more ...

They should have kept the Inspire. The price seem very low. The Inspire was more sophisticated and provided better ocean views from this inland tract of land. With a 3 or 4 story what will there be to look at? Parking lot? I guess maybe if you look west you can see the bridge or bay. Why they changed from the Inspire to this design, who knows. Maybe this is what people want, not me though. If you are far from the beach at least have a view, this place from the drawings will not even have a view. I guess that is why they are priced so inexpensive. I think the presale on these will not be all that great. Only time will tell on this one.
I know my friends and relatives would not even consider staying at a place on the island with no view, whats the point of being on the island then?. The island to me is beach and view, thats it. read more ...

For info try Ahmad Ghiasy in Dubai City. He is the backer of the relocated Zohouri development company there iand in Abu Dabi read more ...

The comment period for the public scoping meeting for the SPI Second Access project is until June 2, not May 12. Thank you for promoting this meeting.  read more ...

Larry - !only american lawyer can blame saphire builder for suck economy! if they can't sell what's left, where come money to build pool? simple economics, buyers have know when they signed checks. builder can be deep underwater becaus delays - some not their falt. you have latest estemate to start closings? if you client already bought saphire tell them relax. 3.50 gas give good chose of rentals this summer Sorry anwayspring brake bad this year - not so many bikini girls i like Maybe summer bad to read more ...

I AM AFRAID THE 2008 SALES STATISTICS WILL BE NEGATIVELY IMPACTED BY A PENDING LAWSUIT REGARDING THE SAPPHIRE...IT SEEMS THAT SEVERAL BUYERS ARE SUING TO OPT OUT OF THEIR CONTRACTS DUE TO THE BUILDERS INABILITY TO FINISH THE UTILITIES,ROADS AND RECREATIONAL FACILITIES ON TIME..... read more ...

Ferry on South Padre's north-end could spur activity in sales and help get more use out of the new convention center. read more ...

Very nice artist rendering, I believe this is going in down the island near the Gulfpoint and Gulfview. An ad I read said that a shuttle would provide beach access. I don't know about you but any place that needs to drive me to the beach must be pretty far from the beach. May as well live in Port Isabel. At least the place looks low level and not another monster high rise . The lower the better if you ask me, 3 or 4 stories max. Also gald it will not be more un sellable 4 plexes. read more ...

I WANT TO GET THE CONTACT INFO FOR THE DUBAI GROUP , DO YOU HAVE IT OR KNOW WHERE I CAN GET IT. read more ...

Don Truslow, chief risk officer of banking giant Wachovia today told investors that home prices should fall through 2008 before finally hitting bottom in the middle of 2009. If somebody out there believes the SPI market will not follow this national trend, I would be interested in hearing your arguments. read more ...

Brad, you're too optimistic. We recently sold our condo, it wasn't easy. IF you can even find a buyer in this market, they don't offer full price, and you have to settle for something less, no matter how low your price was to start. Just to get the condo sold, the agent tells you that you should offer "bonus cash" (a thousand or two0 to the buyer's agent, to "increase the odds" you're going to get some traffic. Also, we were told NOT to rent the unit, because it makes it harder to show. If you're trying to sell in the summer, you have to leave the AC on, because buyers won't stay long if they're not comfortable inside. So there goes more money down the drain. Most of that is understandable, but the one thing the agent told us at the last minute that blew us away is that sellers are expected to pay all the closing costs! Since when??? I was furious, but we were desperate, so we agreed. (She tried to calm us down by telling us we were lucky because there were no pending special assessments, which sellers are also expected to pay.) Bottom line: We ended up with FAR less in our pocket than we expected.  read more ...

In March only 13 condos sold on the island, yet there are currently 461 for sale. That's a 3 year supply. Heck, by the time I can sell my condo the recession will be over, and I'll be out 3 years of taxes and HOA fees.... Let's see, I'm asking $145K, already $30K less than last summer. And I already had to paint and put a new AC unit in. Taxes, insurance, and monthly fees come to another $6K per year, plus maintenance. I might as well cut my price another $20K, and take my losses, to avoid the chinese water torture of selling.
 read more ...

Entice buyers with extras

If you’re putting your home on the market, or if it has been on the market for a while without solid offers, you may consider including some appliances, furniture, or other extras in the asking price. This could help you attract buyers.

It might turn into the reason he buys your home instead of a similar place up the street. Also, not only will the buyer appreciate the extras, but if he accepts, you don’t have to worry about moving or selling extra stuff.

Enticing your buyers with extras is a good way to make your home stand apart. Look at this as a win-win situation. You reduce your moving burden slightly, upgrade your appliances, or downsize, while the buyer has a more complete home when he moves. read more ...

The "Pet Friendly" comment was interesting. I never thought of that before. But who wants renters with a dog staying inside their vacation property? Certainly not me! read more ...

Luxury tower rises from the sand dunes north of town.

The slender tower rises out of the dunes just north of town, and Ocean Tower: South Padre Island came to life Friday evening as the first tours were given at a topping out party for the building. The tower has reached its final height of 31 floors.

The new high-rise condo and its developer, Domit Development of McAllen hosted a party as the project reaches the final stages of construction.

Domit Development is a residential and commercial builder that was founded in 1993. The company has received awards and recognition for their sophisticated designs and for creating top quality projects in South Texas.

With this tower, Domit hopes to create a nearly all-inclusive way of living with its first class amenities for residents.

Attendees waited patiently in line a chance to get first views of the island from a vantage point near the top of this 31-story structure. Everyone was required to wear safety hard hats and rode in the construction workers elevator up the side of the tall building.

Every condo will have breathtaking views of both the Laguna Madre Bay as well as the Gulf of Mexico. Nearby is the bayside marina that is part of the Shores development.

A brochure showing computer generated images of elegant living spaces and lists features and services usually found in exclusive hotels. Those details include concierge, indoor and outdoor pools, fitness center, media center which will include video gaming, spa and landscaped gardens.

Also included will be a special area just for kids with shaded play areas and a separate kids' pool area. The offering of exercise areas and play areas were part of the lifestyle design and planning by the developers.

Ocean Tower will have a total of 131 living spaces with a choice of 3 floorplans for the penthouses and 6 floorplans for the condominiums. Each pie-shaped condo is outfitted with the top designer appliances and features. Two and three bedroom designs will be offered with spacious living areas and sophisticated gourmet kitchens.

There is a three-level parking garage and 4 high speed elevators. Developers claim hurricane resistant windows with energy saving glass. Emergency generators will keep things moving if they are needed and safety features are found throughout. The air conditioning will use an energy efficient chilled water system. read more ...

It is irresponsible on the part of the town to take what does not belong to them. They are stealing hundred's of thousands of dollars of sand. I doubt they would plow the front yards of any houses in the town, why should the policy up north be any different? TXDOT has a right of way and nothing else, they don't own the property.

- Jay Lash read more ...

No way do I want any building restrictions. The more people you can cram onto this island the more beer and pizza I can sell! read more ...

Marge fof Mayor!! You got my vote read more ...

You seem to be suggesting that the glut of 4 plexes on the side streets are destroying beachfront property values. I would agree with that, because if I can buy a 4 plex a half block from a beachfront access for half the price of a beachfront condo, I'm going to think real hard before I buy the beachfront condo. On the other hand those off-beach condos are hard to rent, so it's really nothing more than simple market economics - you get what you pay for.

It would be a good idea for present owners if some sort of central building committee on the island "set the bar higher" for any new development. In general those 4 plexes are REAL ugly, with their 4 double deep asphalt parking spaces in front, and no room for significant landscaping. Do something about prohibiting any more of those things, and then you've got an interesting plan that could increase property values for existing homeowners. There is simply too much asphalt on this island, and not enough palm trees.

At some point in the distant future, maybe 50 years from now, I predict these side street 4 plexes near the beach accesses will get bought out by developers. They'll put huge hotel/resorts in their place, with sky walk bridges to the beach, comparable to what they have done in Ft. Lauderdale. (Of course all of that is contingent upon HAVING a beach in 50 years, and at the rate we'll going it will be long gone by then - either through erosion or global warming.) read more ...

Seems to me there is a large glut of non-beach front developments and condos. Too many builders wanted to build on SPI but not buy the land that people want to live on, instead they bought the cheaper side street lots and parcels. Now we have La Isla or The Inspire or whatever it is coming in down there by the Gulf View doing the same ill conceived thing. I know that it is the beach people want and anything less really is a true real estate gamble to say the least. This town needs to have a builders council that oversees and in some cases restrains the over zealouse and quick to build investors. This beautiful island is on shaky ground with no real sense of direction or any concept of what the current owners and long term guests want and need, just more cinderblock and stucco all over the place. I hope the next few years are not too cruel to us down here...we will see. read more ...

selling to the high bidder in a joint venture with the Dubai investment fund money from initial higher bidder still in the deali read more ...

According to the article below, vacation home sales fell just over 30% in 2007, 3 times the rate of primary residence sales. Average vacation home price is $195K. Prices are only down 3.5%, and 28% of buyers pay cash. That helps explain why inventory on SPI is so high. Typical buyer is 46 years old, with median income of $99K Fortunately condo sales are gaining market share, and that is good for SPI.

http://www.marketwatch.com/news/story/vacation-home-sales-fall-record-high/story.aspx?guid=%7B6CAE4A86%2D4904%2D47AC%2DA4F1%2D4C703961A484%7D
 read more ...

First, thanks for the nice website!

Area total sales $$$ are falling like a rock in the past couple months, obviously tied to the national economic slowdown. Does anybody know what it takes to get an island mortgage these days? I heard the banks aren't lending to anybody without perfect credit, the rates are in outer space, and they charge you even more for a second home. I'm also hearing about the potential for $5 gas this coming summer, and that's not going to help the rental market. Maybe these rental agencies should start offering to pay for the gas for anybody who wants to come in from San Antonio or Houston if they stay for a week!

It's going to be a tough year, but we'll get through it OK. The island has a lot to offer. read more ...

The developers of Mariner’s Point have met great success in the Tyler market and are in the process of completing one condo development and will soon begin another condominium tower thus they have reluctantly determined they do not have the needed energy and time to devote to Mariner’s Point.

They have sent letters to each reservation holder to notify them and to begin the process of returning deposit monies.

They are most appreciative of the response from the real estate community here and remain enthusiastic about the project.

The Coastal Easement and the Corps of Engineers Construction permit remain in place and as circumstances and market permit, they hope to bring Mariner’s Point on the market in the future.  read more ...

Well,

These have a view of Super Walmart, a seedy motel, and Whataburger......that is why they are gated ! Also non-deeded boat slips.

Absolutely no comparison to 1302 Harbor Island Dr. which also has a large tandem garage....unlike a hot parking space. read more ...

The Coastal Erosion Planning and Response Act made suggestions what to do about the beach erosion problem back in 1999, but few people in authority seem to have taken their advice:

Suggested Information Sources

* Survey data from past South Padre Island beach renourishment projects.
* Individual project survey information contributed to the Bureau of Economic Geology.
* South Padre Island Economic Development Corporation-sponsored studies conducted over the last 20 years.
* Information from the Florida coastal program. Information on vegetation available in Pensacola, Florida.

Suggested Projects/Solutions

* Nourish SPI beach with dredged material from the federal navigation channel (Brazos Island Harbor).
* Truck sand to beach from the highway (Park Road 100) right-of-way (highway suffers chronic blockage by windblown sand).
* Build a groin on the eroding beach to break up the currents (refer to New Jersey, NC and SC).
* Study effect of weather patterns, rainfall, and dams.
* Revegetate dunes and reestablish the dune line for better protection.
* Encourage responsible development.
* Develop information on existing erosion research and projects that can be shared on the Web.

Suggested Criteria

* Consider the level of use for shoreline impacted by project.
* Consider amount of developed infrastructure.
* Help communities that help themselves.
* Recognize the leverage provided by beneficial use of dredged material.
* Consider tax dollars lost due to lost property use.

Suggested Process

* Keep the process simple.
* Think about efficiencies, especially making use of beneficial use opportunities.
* Apply laws and programs consistently.
* Provide information on program on Web site.
* Partner with other organizations (local communities, Texas Shore and Beach Association, Corps of Engineers) to leverage results of the program.

 read more ...

Caring for our beaches is not an easy process. There seems little doubt to me that our valuable beaches are slowly eroding away, and that hurts our property values. The article below suggests erosion is related to the process of cleaning up the seaweed, but tourists understandably don't like seaweed. (I kind of laughed at the idea of "educating the tourists" that seaweed is a good thing.)

http://spislandbreeze.com/news_more.php?id=4130_0_2_0_M

So, there is no easy solution. The only thing that seems clear is that without attractive beaches, property values go down. We must not forget that SPI is really nothing more than a barrier island, and barrier islands are very fragile. Look at what happened to the barrier islands off the New Orleans coast after Katrina, which was only a category 3 storm:

http://coastal.er.usgs.gov/hurricanes/katrina/photo-comparisons/chandeleur.html

You can see those barrier islands were almost wiped off the face of the planet. I seriously doubt if a comparable storm would do as much damage to SPI, given all the buildings anchored firmly in the bedrock, the heavy streets, trees, etc. (On the other hand, that was only a Cat 3 hurricane.) However, mother nature could easily eliminate most of our beaches with a much less severe storm. Just look at what has happened to Galveston over the years. The last time I was there (about 10 years ago) there was hardly enough room on the beach beneath the seawall for a lounge chair. To me it seems like a never ending program of beach replenishment is the only good answer for SPI. The technology exists, and preliminary surveys have already located a suitable sandbar with enough sand to get the job done. It's just a question of finding the money.

A European company did a fairly nice job of rebuilding the beaches in Cancun after being slammed by hurricane Wilma. The offshore sand wasn't as great as the original sand, but any sand is better than nothing. Mexico paid about $24M to widen roughly 8 miles of their beaches by about 70 feet, and it was worth every peso.

Really though, just moving sand from one area of SPI to another is a political nightmare. With the property taxes we pay, you would think the local politicians could find the money to seriously rebuild our beaches, and maintain them better. Lately it seems like they can't even keep the garbage picked up, much less the seaweed. Without good beaches, this wonderful island is really going to suffer. Sometimes I really wonder where our property taxes go. read more ...

The 31-story, resort-style Sapphire condominium is on target for an August completion date.

Situated at the southern tip of the Texas Gulf Coast in South Padre Island, The Sapphire consists of 14 town-house style bungalows and a three-story parking garage.

Initially planned as a two-phase project, it is being built as a single phase due to booming sales. The two towers are connected for the first 19 floors and contain more than 200 units, ranging in size from 1,400 to 1,900 sf.

The 20th floor features private terraces with six-foot-high wind screens. The Sapphire offers each unit dual views of the Gulf of Mexico and Laguna Madre Bay.

The Sapphire was designed by Ziegler Cooper Architects of Houston, under construction by G.T. Leach Construction of Houston, and overall developed by Houston-based Randall Davis Company. read more ...

What is the latest on this parcel? Did the buyers ever close on it??? Any updates? read more ...

I love it! I remember they had a pirate ship like this in Cancun, and it was a very popular attraction. It was a good way to spend the evening, with dinner and drinks. Or you can do a short day cruise with the kids. Lots of fun. I look forward to our first trip!

Great info, thanks for posting it. read more ...

Don't worry Drake, prices are already falling quite substantially at all condo complexes, including the yet to be finished Sapphire.

Just look at any of the Craig's list for any Texas City and you will see many ads of people wanting to get out of their contracts with the Sapphire.

Real Estate is falling fast, not just in South Padre, but all over the country.

Buyer Beware ! read more ...

I guess the 3 million dollar renovation of the gulfpoint condo's came at the right time. Even newly renovated they will be bargains with not only some of the nicest grounds on the island but also beach access...about a 3rd the price of the next door Sapphire resort...

If any place needed a renovation it is the Gulfpoint. But if staying under 300K is the budget then it is now a great alternative. Each owner has had to shell out between 25 and 50K just for the Special Assessment. They see the big picture, this place has potential other places in much higher price ranges just do not offer, especially in a slowing economy and island condo prices on the decline. read more ...

I love the idea! I just wished I owned that last "hold-out" property, because whoever the lucky owner is, they are going to get a very good price. read more ...

Larry, Bridgepoint is the most beautiful building on the island, at least from the outside. On the inside some of the condo floor plans are however rather awkward, due to the unique contours of the outside structure. Still, I would love to own a penthouse suite. The floor plans in Isola Bella condos are MAGNIFICENT, but the outside looks like Bozo's abandoned circus tent, like something you would see in Vegas. read more ...

Larry, you're correct, I'm a pessimist. I wouldn't make a very good real estate salesman at all!

The truth is I love SPI, and the island has a lot going for it. From what I can see, it is THE most beautiful place in Texas. Nothing brings me more joy than to go for a walk on the beach in the morning as the sun is coming up, and see a storm in the distance dropping rain.

The food is great, and most of it is reasonably priced. If you can't find anything good to eat on that island, then you don't belong on this planet.

There are lots of activities to keep you busy, and the weather is usually great. In the evening you can sit back and relax, have a beer, and watch the sun go down on the other side of the island.

The water is always warm, and if you don't like the open gulf, a pool is always close by!

If you really want an adventure, come for spring break and watch all the teenagers. They're really not so bad, and they'll make you feel ten years younger.

The beach is great, you can set up a cabana and stay there all day. Build yourself a sand castle, get buried up to your neck under sand, read a book, or whatever amuses you. Life doesn't get much better than that.

There certainly is a wide selection of places to stay, in all price ranges. You can bring your RV, stay at a basic hotel, or go all the way and rent a nice beach house.

Like to go fishing? SPI and Port Isabel have a wide variety of opportunities, from fishing off a pier to chartering your own boat.

It's hard to beat SPI, and for most visitors it is just a drive away.

There now, do I sound like a pessimist, or a walking advertisement? read more ...

juan...you are definitely coming around....the Isola Bella is not a condotel...the Sapphire is...and is connected to the Sheraton(literally)...and as such...the vast majority of it's buyers are doing so for income...in so far as the sales statistics...
there is no deception to prospective Island buyers...so long as the sales dollars are real...remember..nothing will fire a buyer's "frenzy" like a 50% increase in sales dollars for 2008...even if it represents a "high end" project... .I'm an optomist..you're a pessimist...reality lies somewhere
in between!.... read more ...

You're a good thinker Larry, I enjoy reading your viewpoints, and challenge your thinking.

I really don't know how/if those Sapphire sales will be reported by MLS, I was only conveying something that I thought I read earlier on this web site. You could be right, all those high-dollar sales would look very good to outside buyers that don't dig too deep into the numbers. We know there are always naive buyers out there. It's probably a valid point, though neither of us can predict how much it will impact actual sales.

I do however think the developer still has the opportunity to do whatever they want before the actual closings. I recall another developer doing something like this, turning a senior citizen subdivision into a "family friendly" place. The developer doesn't care what they sell, they only care about the bottom line. If the Sapphire developer feels they can sell the rest of those condos and make more total money if they lower the prices & amenities for everybody, they're going to find a way to do it. (At this point I have no reason to believe that is their game plan.)

I sure would hate to see any agents spinning the closing of those Sapphire condos as a valid reason why potential customers should pay more for other properties on the island. That would be a dirty and deceptive tactic. Those Sapphire units are in a class by themselves, and really only represent a small segment of the island market.

My personal opinion is that those Sapphire units will follow the lead of those expensive Isola Bella units. If you ever walked by that place, most of the Isola Bella units are shuttered most of the time. Few rich people have any need rental income. These kind of people don't seem to follow the crowd, so there is little reason to expect their buying habits to significantly influence the rest of us. read more ...

juan and john..come on guys..look on alice's MLS website...you will see 4 SAPPHIRE listings....each of thje 226 Sapphire sales will be reported as they close..closings are slated to begin on May 1,2008..thru October 15,2008.....unit prices have increased bu 30% since October 1,2005....there is a discount of approximately $25,000 for buyers at this time..which translates to 5%....and if you care to look on the MLS..there is a Bridgepoint 3BR..3Bath..at $995,000 on the 19th floor..1n a 24 year old building..with far less amenities! The decveloper cannot shortcut ANY promised amenities...because that would create 226 potential deceptive trade practice actions for the 226 buyers...and finally..do your due diligence..go to the Sapphire sales office..as I have..and see if my information is accurate...call Alice..and see if the Sapphire's sales will be reported..unrtil you take the time and effort to make a few calls..you are merely speculating.. and I am confident in my factual representations... read more ...

One possible flaw in your "sales surge, buy fast" theory. I don't think those Sapphire statistics show up on MLS, do they? I think I read that somewhere on THIS website. It's all private transactions with the developer, and MLS has nothing to do with it, right? The outside world really doesn't have access to Sapphire sales statistics, and I strongly suspect the developer would like to keep it that way, right? read more ...

That's fascinating. A 15% discount off list is probably not far from actual property depreciation over the last year or so. How do they handle it? "Deal directly with us, avoid agents, keep you mouth shut, and we'll give you a 15% discount" ????

I don't have much confidence in that approach. If you cut out the realtors, you cut off half your business, maybe more, and word gets around fast. The idea of asking new walk-in customers to keep their mouths shut about deep discounts does however make a lot of sense, and is probably workable, if they handle it discretely.

However, if 35% of those units still aren't sold, their 15% discounts can't be working very well. There seems to be a much deeper and pervasive problem here, and I think it's the economy. Forget about anybody that tells you that SPI is immune from the problems of the national economy - it isn't true. Prices are falling here, just like everywhere else.

Since you need $500K just to get your foot in the door of Sapphire, only very well off people are going to be buying condos there. If the rich people aren't buying, who presumably have the money to do so, that says a lot about how bad the economy really is. Maybe the rich folks are waiting on the sidelines for the market to show signs of a bottom. The developer knows it, so they're starting to offer deep discounts so they can finish selling those units and get out of there ASAP.

15% on a $600K condo is quite a concession. That works out to $90K, enough to buy a small off beach condo! They wouldn't be giving away deals like that unless they absolutely had to. I'm just amazed that the rich folks are starting to cut back their spending so much. I suppose it doesn't feel to good to lose about 15% of your net worth in the stock market during the past couple months, as many upper income folks have.

What's most amazing about this market is that island property prices haven't fallen more than they already have. With a 3 or 4 year supply of condos on the market, you would figure that sellers would have dropped their prices much more. Perhaps the strong rental market is helping keep the boat from not sinking any faster. With some rental income, sellers can afford to hang on longer in hopes for a better price. Of course if tourism falls this year, due to a soft economy and $3 gas, you're going to start seeing some deep rental discounts, and that can only further hurt property values.

To me it looks like most the buyers are on the sidelines waiting for better deals, while most of the sellers are keeping their prices stubbornly high - and the poor real estate agents are caught in the middle with huge inventories, going hungry due to the lack of business. A slow summer tourist season, the most likely scenario, probably will depress property prices even further.

Keep a long term perspective, and you won't go crazy. read more ...

Prices are being cut, up to 15%, but no one wants to talk about it. For those who are not successful, deal direct with the builder. This should ensure that the project will be sold out by August 2009. read more ...

That's a tough position for a developer to be in. If they haven't sold 35% of those condos, then they're going to have a hard time making anywhere near the amount of profit they had hoped for. Maybe that's why they have been dragging their feet with the construction. You can be sure that if all those units were pre-sold that building would have been completed already.

It sounds like they are caught between a rock and a hard place. If they delay construction anymore, presumably until the economy turns around, then they risk existing contract holders walking away. If however they decide to lower the price on the empty units, then the existing contract owners will want to renegotiate for a lower price.

Another problem with delaying construction until the economy turns around is that those contractors need to be paid, and without income, the developer has to make interest payments on building services already rendered. Just imagine the millions they have already poured into that project, and none of it is generating any income.

It will be interesting to see if they start quietly lowering prices. If they do, you know they're desperate.

Another option is that they could scale down the scope of amenities, and turn it into a more conventionally priced condo complex. That might allow them to fill the whole place much faster, and still walk away with some profit.

However, what it looks like they are doing is holding the prices up, delaying construction, and waiting for the economy to turn around to fill those empty units. Does anybody disagree with that? read more ...

robert and juan...to answer your concerns...
people from all over the country WIIL ONLY LOOK at "sales statistics"..and they will ONLY SEE..that for 2008... total sales dollars on the island will have increased by 50% from 2006 and 2007...the median price will be well over $350,000....the
Sapphire has 226 total units times 75% sold by 10-15-08..that's 170 sold units...averaging $600,000 each...My logic is flawless...GET READY FOR THE "RIDE"... read more ...

From what I hear, the Sapphire still has 35% of its units still available. read more ...

Larry, I'm having a hard time understanding your logic, and I want to understand it better. How is the closing of those Sapphire condos going to attract a "frenzy" of other new buyers this coming summer? Keep in mind most of those condos have been pre-sold, so closing them is just balancing the books.

Are you suggesting that those new Sapphire condos are soaking up the available buyers, depressing the rest of the island market, and that finishing that Sapphire development will force buyers to elsewhere on the island? It seems to me like that Sapphire place is in a class by itself, far above what the average buyer can afford. I don't see much obvious impact on other sales on the island, now or in the future.

I agree that interest rates are new historic lows, but that only works for people with above average credit. I think the availability of credit is more important than the current price of credit. read more ...

With interest rates on a 30 year fixed mortgage..at 5.75..and total sales dollars on the Island exceedng $200,000,000 due to 170 units averaging $600,000 each at the "Sapphire" due to close by September 1,2008...expect a "frenzy" of buyers this summer....hold onto your socks! read more ...

I looked at property there a few months ago. The agent told me they were going to dredge, but she didn't have a clue as to how much the assesment was going to be. I was also curious about the existing docks, if they would have to be removed and reinstalled after the dreging was complete. Again, she didn't have a clue, so how can I buy a property like that? It's kind of a strange neighborhood anyway, you've got $300K houses next to $10K trailer homes. It looks like no building codes whatsoever. It looks like they're getting ready to start another "finger" soon, I would be curious if there will be some building standards there to prevent another substandard neighborhood from being built. With some proper planning, that could be a real nice area to build a house, especially if you like to fish. And it is close to the Walmart, and a lot of other conveniences. read more ...

Thanks fo rthe info. Can you tell me what kind of exterios issues they have had? Do you know if it was fixed?
thanks. Appreciate it. read more ...

There are not enough recent sales on the island to satisfy a statistics professor, but the few condos that have recently sold do seem suggest the market is softening considerably. In Jan 2007 just 11 condos were sold on the island, average price of $280K. In Jan 2008 a total of 12 condos were sold, average price of $248K.

That is about an 11% average decrease in overall sales prices, in just one year. Either prices are coming down fast, or buyers are favoring lower cost condos. I really don't know for sure, because I don't have the individual MLS data, but the situation looks serious.

A couple more years of declining real estate prices like the past year, as some economists are suggesting is possible, and you would lose 1/3 of the value of your island condo, not including taxes & maintenance fees. In other words, if you need to sell, do so NOW, and take whatever you can get. read more ...

Finally there seems to be a plan that will really enhance the already beautiful bayside entertainment district. Thanks Bayside Capital. The Town of South Padre Island would really benefit from this addition. However, since there appears to be a marina/ boat dock plan in the proposal, the U. S. Army Corp of Engineers will be front and center. The way the wheels of this big government bureaucracy turn (especially the USACOE coast Nazis) check back in 5-10 years and we’ll see if all the impact studies have been completed and if it has even been permitted.

 read more ...

I think the lack of a pool and some exterior quality issues for the price - put the value vs. price out of higher-end buyer demand.

Price needs to come down or amenities and quality issues addressed for the product to move.

 read more ...

OK... what's the real story on these units? they have been on the complete for over two years and half of them are still for sale. Is there a problem with the developer? I see they never did a pool and i hear they may do boat slips, but no real action yet.
Are they just too much for the Bay side, or is it the lack of amenities? With the current directipon of the market, they may be on the market for a long long time. read more ...

I really like the statistics on this web site. Only 14 properties on the island sold during the entire month of January. Based on those free "real estate for sale" books in all the stores, it looks like there were at least 100 agents competing for those 14 properties. I pray that all you agents get through this year OK. read more ...

Las compañías de la renta sólo quieren tener un negocio bueno. Ellos mantienen los precios altos, para parecer bueno, y entonces lo baja si un cliente demanda. Los gringos no saben cómo negociar. Pero, se parece a precios de renta se bajan.  read more ...

It looks like summer rental rates are already coming down, and it is still winter time!. Below is a direct quote from the Service 24 web site. I've seen "off-line" deals before, but never for an upcoming summer season. I'm not sure, but it suggests that rental companies are telling the property owners: "Agree to cut your rates, or somebody else is going to undercut you". Again, I'm really not sure, but that's what it looks like to me. Does anybody else have any insight into this? (Like maybe a property owner that is getting squeezed by their rental agency?")

From the Service 24 web site, 2/3/08:

"LOW SEASON SPECIALS

To get this RATE, please CALL OUR OFFICE at 956-761-1487 or 1-800-828-4287 from 9AM to 6PM CT.Special offer will not be honored if Reservation is made thru the Internet.

Open 7 Days of the Week.

Please mention this discount to our agent.
Get up to 25% off on bookings for occupancy during LOW SEASON DATES, MINIMUM 5 NIGHTS. GET 10% ON OTHER DATES, MINIMUM 5 NIGHTS. Some units may not participate in this special. read more ...

Sapphire may be 80% sales contracted, but some nervous buyers will walk away and not complete the sale. Just watch.  read more ...

Sapphire is over 80% sold. Their completion date is estimated for August '08 and will begin to close some contracts in April.

Currently, the lowest price of a unit available is $500K. read more ...

I'm not close to the situation, but it is my perception that the developer of those new expensive Sapphire condos is dragging their feet on the construction because they haven't been selling as briskly as they would have hoped. They're in a tricky position; they have to keep building to fulfill their existing contracts, but since new contracts are scarce, they have little incentive to quickly push forward. I know they have had some unforeseen problems, such as beach setback matters, but if they had buyers, that building would have been completed a LONG time ago.

I agree that SPI is one of the last great beachfront areas in the USA with room for development, and reasonably priced. However, the economy is rapidly deteriorating, and we have a rough year ahead of us. read more ...

The last tropical beach that can be developed in America has a bad outlook. YEAhhh right.  read more ...

So with realestate values in such bad shape, what is the concensus for the price of a small condo in the new Sapphire complex, considering that the lowest listed price is $495,000 ? read more ...

I'm now hearing on the news that we're going to be facing $4 gas by summer time. That is going to kill tourism this summer, since most people drive from a long way away. That 30 month supply of island property on the market is scary. The latest numbers for the entire nation are a 9.6 month supply of homes, with an 11% year over year price decline, the worst in almost 40 years. It seems like whatever happens to the nation, it's going to be 3X worse here. When times are hard, people cut back on vacations, and vacation properties are the first to be sold. Get ready for a difficult year. read more ...

I currently own some sand in the north section that is within the 200 ft mean tide swell. I would like to know if the restoration will encompass the north end of the island as well and how far reaching northward will it extend? read more ...

People in general feel nervous and discouraged about the local real estate. Truth is there arent any tropical beaches left that are affordable. This is the last one. Baby Boomers from expensive markets will show, and where else can you get a shot to hit a home-run through legislation? Legalize gambling, Oil benefits, Foreign Trade, New Bridges? Who knows whats gonna happen in on Padre. Place is on the map these days.  read more ...

Anybody who thinks that new border fence is going to increase island property values needs to look at the bigger picture. The whole border security situation is tightening up, making it more difficult to cross. (Soon Americans will need a passport or birth certificate just to return home, a driver's license isn't going to work for much longer.) ANY extra border crossing hassles will discourage our friends in Mexico from investing in our island. From what i can see most of the property owners from south of the border drive their own private cars, so they are going to be extra sensitive to more problems at the border, especially after a long drive.

A lot of people promote Progresso as a day trip for island tourists. But, if the USA requires a passport to get back, I guess that kind of eliminates Progresso as a tourist destination for a lot of people, doesn't it?

It also looks like many of the gringos that visit the island also drive to the island from far away, so higher gas prices will also discourage tourism. 2008 looks like it will be bad for tourism and property values, though good if you're looking for a rental bargain.  read more ...

Good comments, but I respectfully disagree that the situation in Mexico is going to get worse than in the USA. Look at the CNN article below, which says the Mexican real estate market is actually IMPROVING. I do however agree with your conclusion that island prices are going to come down much further. Much of the island is owned by Mexicans, and right now it looks like Mexican properties are a much better investment.

http://money.cnn.com/2008/01/20/news/international/bc.apfn.la.fin.mexico.housing.ap/index.htm?cnn=yes

Thanks for the nice web site to exchange views about this beautiful island!  read more ...

30 month supply of homes on the market? That's a disaster! That can only mean prices are going to come down HARD. It looks like we're entering a recession, and vacation properties are the first to fall in such a situation. I strongly suspect rental prices will also fall, after the last couple years of record prices. That's going to make it even less desirable for sellers to hold onto their properties, considering that very few owners ever earn enough from renting their property to pay all their bills.

The big question now is how long will the national economic downturn last, and how bad will it get? Few economists think we will begin to pull out of this mess before the middle of '08, and many in the housing industry believe things won't stabilize until deep into '09. Any seller that decides to hold onto their property may be in for a LONG wait, especially if they hope for any price appreciation.

Your comment that SPI seems to be a victim of the national slow down really caught my attention. In years past you realtors have been telling us that the SPI market is unique, and doesn't necessarily follow national trends. Now you seem to be disputing this? What has changed your thinking on this?

Regarding planned new construction, that's a double edged sword. In the current market I can't imagine much new construction, because as you said, there is already a 30 month supply on the market, and many other sellers waiting on the sidelines. Any new construction is only going to extend the misery for sellers. On the other hand, new construction is good because it shows that others believe the island is a good long term investment, so it would be good to see.

I do know that when the USA has economic problems, the problems in Mexico are much worse. Since much of the investment in SPI comes from Monterrey, I would expect that to amplify any downturn in the SPI market.

It seems like there are also a lot of drug violence problems on the border, making travel more difficult for Mexicans. Last week the Mexican Army had the city of Reynosa virtually isolated, not allowing anybody to come or go without a thorough search. That kind of thing has to have a negative impact on SPI tourism.

It looks like web site traffic has fallen steadily since last spring. That's sad, but don't take it as an indication that there is anything wrong with our web site - you do a GREAT job! It can only mean that buyer interest has fallen, and as you stated before, buyer interest tends to lag actual buying by a few months. Put together, that's not a good sign for the near term future of the SPI market.

One of the fears I have always had about that island is the long distance from major medical facilities. You say they are only 20 minutes away, but that has to be in a speeding ambulance with the lights flashing, originating from Port Isabel, right? That's a real deterrent to aging baby boomers. I also hear stories about those border hospitals being all clogged up with illegal immigrants. I've also heard of many people having to go to Corpus Christi or San Antonio for common specialty medical services which are not available in the valley. SPI is probably best suited for "active" baby boomers, in reasonably good health. (Otherwise, Corpus or Galveston is probably your safest bet, though not as nice.)

I sure would like to see a small hospital built in Port Isabel, but I don't see that happening anytime soon. There just doesn't seem to be enough full year residents to support a major medical facility. I seem to remember a small clinic on the island, but that looks like more of a place for spring breakers to go with a bad case of sunburn. (I've never been there, so I really can't say for sure. Why don't you publish an article about local medical services, that would be good for potential buyers to better understand.)

I don't always agree with your perspective, but I do think you have a wonderful web site, and I appreciate all your hard work. You have a BEAUTIFUL island, I cannot imagine anything closer to paradise.  read more ...

We don't have a good ball park figure yet, as soon as this is available we will make sure to post it. Thank you for your comments! read more ...

It looks like you have a great crew! I really love your web site, and I hope you have a great 2008 read more ...

A good article. I'm curious for a ball-park estimate as to how much each property owner will be assessed. It looks like a good project, but these things don't come free read more ...

What about a vacation home as an investment?

Like any investment, it can be risky. Location and current market conditions are extremely important when deciding whether to buy.

Other things to consider:

Will you be able to afford repairs, maintenance, insurance, and utilities?
What about fees to pay agents who rent the property for you?

If you live several miles away from your vacation home, who will clean up between tenants and take an inventory of household items once the tenants leave?

What if you are unable to rent your second home? Can your pocketbook withstand the strain of paying the mortgage?

Should I buy a vacation home?

The second home market has more ebbs and flows than the primary home market. Sales are iffy in a bad economy except, perhaps, on the high-end. That said, there is a growing trend toward the purchase of vacation homes. They are being bought for investment purposes, enjoyment, as well as retirement. In the latter instance, some people are buying with the idea of turning a vacation home into a permanent retirement haven down the road, a move that puts them ahead of the game now.

Some of the tax benefits of a second home mirror those for a primary residence.

Before taking the leap, however, ask yourself if you can afford to carry two mortgages, maintain two households, and pay the extra utilities and maintenance costs.

Also, learn about financing requirements and options, which can differ slightly from those on a primary residence. read more ...

People pay for shade on the beach! read more ...

I must agree with Vincent. I think that both the developers and the city, with it’s lack of vision, are missing a large market segment that is in the less than $150K range. One should be considered in the upper class and “very well off” to be able to purchase a $250K+ second home. South Padre Island is a service based economy and guess what….the people who service the economy can no longer afford to live here. I am not talking about folks who are accepting welfare and food stamps. I am speaking of people with good white collar jobs here on the island who have been priced out of the housing market. South Padre Island used to have a large number of permanent lower middle class residents. Not only has the housing inventory, both for sale and for rent, for these folks not kept up, it has almost dried up completely. The answer would not come in the form of large tenement blocks either. The middle class must be integrated back into the whole of the Island with scattered, smaller, and more intimate projects for the concept to be successful. I would like to see the city and developers emphasize more projects like this. $500K condos and million dollar homes will continue to be built and sold here and that is great. However, to be a successful “city” where people want to live and grow, other socioeconomic classes must be represented as well. This is how a city gets it’s diversity, heart and soul. read more ...

This project is in the development stages. The actual buildings are not up yet. It is in the pre-construction stage. read more ...

Is this project in the development stages? read more ...

I agree that the fence will do absolutely nothing for prices anywhere.

As far as night life goes I wasn't aware there was much demand for it. If I'm at the island, I go to the Reef. I took a large family from Austin out there and they had a great time singing away. What kind of place did you have in mind? Swigs, The View (Tequila Republic), Bliss, Flying Saucer?

I agree with one of the above comments regarding SA. I lived in San Antonio the last 8 years, there is a great deal of money there, and it's only a one hour flight away. It would be wise for anyone trying to sell the island to market there.

I can't wait for utilities to go up north, we can see different types of developments, maybe even some cool places to drink on the beach.

I believe we'll see less credit turmoil in '08, Warren Buffett is buying so you know there is value in credit companies. Probably 2 or 3 quarters of slow down, then a very gradual increase in interest (probably not prices) in the 4th quarter. Remember America is on sale. The dollar has been hammered, and for good reason. We'll probably also see the Renmibi appreciate more significantly in 08. The question is why would Asians want to invest here when their own market is growing at an unbelievable clip? read more ...

Does anyone know the name of any contracters for these new propertys I have rental property and am looking for long term tenants for three furnished apts. read more ...

For those of you interested in information about this property, we called the office of Holliday Fenoglio Fowler, LP which represents the seller of the property and they told us that the latest news.

There's a buyer for the property and it's under contract.

It has not closed as of yet. We still do not know who the buyer is or how much it was sold for. read more ...

Ditto? Any up to date info? read more ...

Schlitterbahn's Success has been a real benefit for the real estate markets and tourism on South Padre Island and Galveston Island.

A Major Water Park - during the hot summers on the Texas coast - is a perfect fit. read more ...

What is the smart investor to do? Wait until at least next summer and revisit the situation before buying, I suppose. There is a LOT of island real estate on the market right now, more than a year's worth of supply. (14 months worth, last time I checked.) How can it get any better with mortgage requirements tightening up so much? Since you can't pay all the bills by renting, the only reason to hang onto your property is for price appreciation. Since it doesn't look like there is going to be any price appreciation in 2008, why buy now? So you can pay those wonderful monthly maintenance fees and annual property taxes? Seriously, if I were a seller right now I would lower my price 5% each month, until my property was sold. Unless you plan on holding your property for many more years, it pays to get out of it ASAP, any way you can.

Look at it like this. Let's say there is a year's worth of property on the market. (I think the actual number is 14 months, but let's just roll with the 1 year estimate to keep it simple.) Suppose you have a condo, and you want to sell it. You really can't rent it while you're trying to sell it, so the rental income is lost for a year. With all the bills, just letting it sit empty will cost you roughly 10% of the condo value during that year you're trying to sell it. Ouch! And if prices go down 10% in 2008, then you've lost another 10% of your investment, not to mention all the frustration. Just put it down on the market now, and drop the price 5% each month until it sells, an you'll probably be rid of it before Spring - while all your fellow sellers are still sitting around twiddling their thumbs, praying for a miracle.

Right now there's a lot of debate whether we're headed for a full blow recession, or just a major slowdown. Either way, it can only hurt property values and rental rates.

I still laugh at anybody who thinks that new Mexico fence construction is going to raise property values on SPI. Wishful thinking on the part of realtors, I think. (If they're bragging about the fence, then you know we're in trouble!)

Don't get me wrong. SPI is one of the best places to vacation in Texas, and property values will eventually bounce back. It might take another year or two, but SPI really is the jewel of Texas. read more ...

Arthur, Dane, and Steve- If the market is as bad as you claim, what is the smart investor to do? Maybe the four of us should have a coffee conference. Get in touch at g2345w@yahoo.com GW. read more ...

I am surprised that Cabellas ranked so high on the list. I have been to the store in Budda, and while I think it is a very nice store, I don’t think I would be compelled to return. Just another high priced sporting goods store. Bass Pro Shops are just as nice…and expensive, though without the wild game museum and aquarium exhibits. Same with the outlet malls. I am happy they are here, but I wouldn't do long-term advance planning for a weekend or extended visit to a retail store or outlet malls, as one would likely do for the other places mentioned. I am glad to see that South Padre Island received good rankings in two of the polls and an honorary mention in the third. South Padre Island is a great multi-nation vacation destination and for many of us lucky ones, we get to call it home. South Padre Island will continue to grow in popularity and offer great investment opportunities for the future. read more ...

The island has two major problems right now.
1) It is over built with new yet bland construction . Every street has condo after condo, or a better description..4 plexes. These are not attracting people who want a beach or bay view. They are inexpensive, but no market for that kind of property, most people want VIEWS and GROUNDS.

2) The Island has mediocre food, no night life and feels 'thrown together". No master plan or even an attempt at pleasing the under 65 crowd. Just think about it..you have to drive to BROWNSVILLE to have a night out...what?

My primary residence is in S.A. you see billboard after billboard about Port "A" and Corpus...few if any SPI advertisments. SPI needs to market in S.A and market heavy. There is quite a bit of money in the Alamo city that is being ignored while all the attention is being directed at the investors from Mexico.
Just my opinion folks. read more ...

730 acres of land on the north-end of South Padre Island was sold at a live auction on Tuesday, July 24th in Corpus Christi.

The development site, situated three miles north of the city of South Padre, encompasses the full half-mile width of the island and provides approximately 7,785 feet of beachfront footage along the Gulf of Mexico and the Laguna Madre Bay. South Padre Island is a 34-mile long barrier reef island at the southernmost tip of the Texas Gulf Coast.

The new owners will be able to establish all zoning and master planning, which could include uses such as mixed-use, high-rise condominiums, multifamily, single-family, entertainment, lodging, recreation, marina and retail pad sites.

There wasn't a problem with the land. The developer went bankrupt on a corporate level because of cash-flow difficulties. He simply didn't have enough cash with all the investments he had around the country. read more ...

I would LOVE to see the beach improved. I wouldn't expect much local help though, as we can't even find a way to keep the existing beach clean.

A few years ago I was in Galveston, and the beach was just a few feet from the sea wall, almost completely gone, hardly big enough for a lawn chair. If there is any grant money around to fix the national beaches, I assume places like Galveston are going to get much more than South Padre.

With all the high-dollar property in this town, and the HUGE property tax receipts, why can't we afford to rebuild the beach by ourselves? Where exactly does all that tax money go? Few things are more important than our beach. We shouldn't have to be begging for a one-in-four chance to get some kind of government grant. I don't think there are going to be many federal grants around anyway, as GWB seems to have spent all the money on a useless Iraq war. That money would be much better spent at home, doing useful stuff like restoring the beaches.

This is not to suggest that all of the SP beach is bad. Look at the beach in front of the Raddison, it's HUGE, one of the best on the island. Acres of beautiful white sand. I don't know if they did this themselves, or if it is all natural. One thing for sure, it's very nice. It's almost as if they simply knocked down the dunes to create more usable beach. Without the dunes I bet they're the first beach front property to flood in the next hurricane.

To me, the whole problem of beach erosion and trash is just a sign of inefficient local government. read more ...

To me, the article seems a little too upbeat. I think prices are going to come down further, for these reasons:

- The country is on the verge of recession, and the first thing to get hit will be vacation properties, especially the high end ones
- Mexico will take a harder hit than the USA, meaning that investment money from Monterrey will start to dry up
- The notion that the new Mexico/USA security fence will help island prices is a joke
- I don't see how exports will help increase island prices, though the low dollar could make the island attractive to overseas investors
- We're way overdue for a serious hurricane, and the next time the island takes a big hit island prices will fall hard. Home owners that hang on looking for price appreciation over the next year or two are engaging in a high stakes gamble. In 1967 the island took a direct hit by a category 3 hurricane, and it nearly wiped out everything on the island. Insurance will cover your property loss, but not your rental loss.
- Other bad things can and do happen. Remember when the causeway got wiped out a few years ago? (Fortunately it is better and more secure than ever before.)
- Rental income doesn't come close to paying the bills; that puts serious downward pressure on real estate prices. Until rental income starts paying the bills, and/or price appreciation pays the bills, I think this market is headed down.
- The sub primes mess will reduce available funds to buy property, further driving down prices
- It's a buyer's market, with a HUGE supply of listings, and more coming on line as new construction is completed and desperate owners who have been waiting finally cave in. That has to drive prices down
- Median prices of condos has been creeping up for the last 4 months, but that could be just statistical noise. It could also mean that high end condo prices have been coming down to the point where the limited number of buyers out there starts focusing more on higher end properties. Anyway you look at it total sales are WAY down, and inventory is WAY up.
- Gas prices are going through the roof, with some predicting $4 by this coming spring. Keep in mind that many visitors to the island drive from hundreds of miles away.
- To me, the beach seems to have gone downhill in recent years. It seems to be eroding away, and isn't kept as clean. That is THE primary attraction on the island!
- A lot of scientists talk about global warming. If the sea rises in coming decades, as they predict, that will further erode the beach and real estate values. (For those investors with a VERY long perspective.)

On the other hand, you can never time the exact bottom of a real estate market. I think we still have a ways to go down, somewhere between six months and two years, but I could be wrong.

One other thing. Forget all the logic for a moment. The island is one of the most beautiful places in Texas, and it's good for the soul. At this time I think owning island property is more emotionally justified than it is logical. read more ...

Lets bring in more clubs! Anyone intrested in partnership? Let me know just email me and we can talk about the future party scene @ SPI. read more ...

Who notices beach anymore? This place is a parking lot where it isn't a street. read more ...

The supply of new marks for the SPI Ponzi game ran out and now the average owner will have to start scrambling. Smart money will wait 3 to 4 years and buy up the inventory the Mexicans drop as they withdraw from the market. read more ...

80 percent of home searchers conduct research on the Internet” (National Association of Realtors) is one of the most commonly quoted statistics today in residential real estate. Yet, despite this compelling data point supporting the value of online advertising, many brokers report a hesitancy to shift more advertising dollars online-largely due to agent pressure to focus on print media and other more traditional marketing.

Why? Because many agents are unfamiliar (and therefore, uncomfortable) with explaining the benefits of online marketing to homeowners so they can win the listing presentation. In addition, some real estate professionals indicate that they face the challenge of having to successfully “market” the benefits of online advertising to seller clients, who are less accustomed to online advertising being a key marketing driver that attracts home buyers.

The irony is that the vast majority of home sellers are jumping onto the Internet to conduct their own home research, given the robust broker, agent and third-party property listing resources now available for consumers to search online. read more ...

what is latest with this tract of land? Is it coming back to market....or planned for development? Who controls it?  read more ...

Units are very well appointed and are very beautiful. The only down side is the size of the swimming pool - it is much too small for the size of the complex.
If pool was larger, we would definitely purchase  read more ...

With its comparatively inexpensive property and natural assets, the Texas coast has become a popular spot for investors, second-home buyers and retirees.

Communities trying to meet the demand for housing face several challenges, including preserving their towns' personalities and the coast's natural integrity.

For more information about issues facing coastal developers, read By the Sea by editor Brian Pope" in the current issue of The Texas Real Estate Center's Tierra Grande at:

http://recenter.tamu.edu/tgrande/vol14-4/1832.html
 read more ...

I agree with the comment about clubs etc..
The Island is pretty boring at night, no where to go hang outn and socialize...the Chamber needs to get a professional master plan for the economic engine of the islands future. That being eateries, clubs and customer care service companies to tend to the large number of people who arenbuying these numerous developments both large and small. SPI has everything except a PLAN. Right now it is just a land grab with "whatever" going up, no continuity,no vision...just quick bucks for the developers. T-shirt shops are only so interesting and over priced hum drum food is also not going to please for very long.
C'mon Chamber...get with the program here. read more ...

I am eagerly approaching retirement in approximately 4 years....I am researching communities in Texas and have come across this site. As an environmentalist the issues you have been facing in the South Padre Island area is nothing different from most other of the Great Lakes in the north. With true commitment the dunes can be replenished.
I was particularly interested in the note from John (Oct 24th) mentioning his yearly visits and his loss of enthusiasm in possibly purchasing property due to the poor beach conditions. This gives me further reason to research this area...retirement means continued involvement. read more ...

South Padre Island will get about $3 million from the state to rebuild beaches that have washed into the Gulf of Mexico.

The grant is one of several from the Texas General Land Office, which awarded more than $17 million to improve beaches over the next two years. Land Commissioner Jerry Patterson made the announcement at a conference on coastal issues in Galveston.

More than two-thirds of the money awarded to the island, about $2.1 million, will pay to move sand from another source, possibly offshore, said Mayor Bob Pinkerton. Officials are still working on finding the sand, and once they do, they will pipe it to the island and spread it with bulldozers, he said.

“We’re not tied to one particular source,” Pinkerton said.

The restoration will likely begin at the north end of town, near the La Quinta Inn, and proceed south for another quarter mile to half mile, he said.

Pinkerton said GLO officials have assured him they will be flexible with how the money can be used. It must be spent by Aug. 31, 2009.

Another $600,000 awarded Tuesday will pay for the island to continue working with the Texas Department of Transportation to move sand from highway rights-of-way to the beach, Pinkerton said. And $300,000 will go to study possible sources of sand offshore, he said.

Erosion causes problems for home and business owners near the beach, and makes beaches less accessible to the public. Texas relies on beaches to attract tourists, and rebuilding coastlines protects important utilities like water lines, said Jim Suydam, spokesman for the GLO.

“They’re not cheap, but it’s cheaper to do them than to not do them,” he said of the restoration projects.

The largest grant awarded Tuesday was for $13.5 million to Galveston to restore three miles of beaches.

Pricey re-nourishment projects are the only way to keep beaches alive since rivers are dammed, preventing sediment from making it to the coast to naturally build up beaches, said Pat Suter, chairman of the Coastal Bend Sierra Club.

But no matter how much money is spent, the beach will disappear at nature’s whim, she said.

“People need to realize that re-nourishment is temporary,” she said. “One storm and it’s going to take it away.” read more ...

Most of the gulf coast beaches are experiencing erosion and I'm glad to hear that SPI leaders are trying to gather ideas and come up with a good restoration plan.  read more ...

I visit the island about once a year, I noticed significantly less beach this year. I was thinking of buying property, but without a nice beach, I am less enthusiastic. I also noticed the beach was a lot less clean this year, lots of trash everywhere. read more ...

You can reach Alderwoman Courtney Hayden at 956-761-8740 or 956-761-6456. read more ...

I have promoted the use of seaweed as a composting agent for dune restoration for the last ten years. I would love to be involved with this project, as there are other things that need to be addressed with regard to compost. read more ...

this article tells it all, can't wait to see the progress with project. Go for it. Beaches are very cheap "therapy".  read more ...

Ruins the sun on the beach ! By 1 pm cast a shadow ....sooo if you want sun and fun,,,,pick a different condo !  read more ...

Ziegler Cooper Architects has designed a resort-style condominium complex for developer Randall Davis Co.

Situated at the southern tip of the Texas Gulf Coast on South Padre Island, The Sapphire will include two 31-story towers with 200 condos, 14 townhouses and a three-story parking facility.

The towers will be connected at the 20th floor, providing residents with access to terraces between the structures.

Scott Ziegler, Ziegler Cooper Architects principal in charge of living places studio, tells MHN that the project has already topped out, and units will be delivered in June 2008. The community was initially planned to be developed in two phases, but because of strong sales, the community is now being built as a single phase.

Condos will range from $450,000 to $900,000 in price, and from 1,400 to 1,900 square feet in size, Ziegler says. They will include 10-ft.-high ceilings and dual views of the Gulf of Mexico and Laguna Madre Bay.

To provide residents with this feature, Ziegler Cooper Architects designed separate balconies that will be located across the corridor from the units. This concept will help create a sense of community, allowing residents to gather on these balconies to enjoy sunsets and Friday night fireworks over the bay.

Two- and three-story townhouses adjacent to the towers range in size from 1,800 to 2,400 square feet, and in price from $700,000 to $1.1 million, Ziegler says. They will feature private pools, yards and garages.

Ziegler Cooper Architects have incorporated several protective techniques into the design of The Sapphire in response to its tropical environment.

The complex will feature a waterproofing membrane and elastomeric coating to protect it from moisture. To deter rusting, the firm has also specified aluminum railings, stainless steel and rust-proof plastic instead of galvanized steel for the project’s construction. Green glass, double thermal-paned windows with white frames will adorn the outside of the development.

These white frames have been designed to reflect the sunlight, creating the illusion that they change colors throughout the day.

Ziegler says that one of his favorite parts of the project is the illuminated lanterns that residents and visitors will see while crossing the causeway to the island. The Sapphire will also include cupolas that will not only be decorative but also serve as a beacon for travelers. In addition, they will screen mechanical equipment.

Common amenities will include a private movie theater, spa, fitness center, teen game room, wine room and a 300-ft.-long infinity edge pool with cabanas. read more ...

I love the idea of utilizing a natural resource, but am terrified of what the turbines could do to the bird migration. The Valley is becoming so developed that these areas being proposed for the turbines, are the only areas left for natural environments. Personally, I believe that's makes Texas so great. All our national and state parks are going to lose their best birding views because of the proposed wall. And bird populations across the board are already down between 50-75%. Migrating birds, that rely on stars to find their paths, are confused by city lights and will funnel directly into the path of these turbines. We have to have the research. read more ...

The Public Utility Commission blocked conservationists' attempts to present concerns about proposed Gulf Coast wind farms' impact on migratory birds.

The environmental groups want to intervene in a company's application for a 21-mile transmission line that would run through Kenedy Ranch in South Texas. It would bring power from wind turbines planned along the Gulf Coast.

A group working to preserve the coast, the Coastal Habitat Alliance, said the power lines would cross a major flyway.

In a divided decision, Commissioners Julie Caruthers Parsley and Barry Smitherman on Wednesday said the group couldn't intervene because no members own land within 500 feet of the route for the wires.

No permit is required to put up the turbines, but the commission still regulates the placement of transmission lines.

The PUC is still reviewing the transmission line application, agency spokesman Terry Hadley said. read more ...

As free moral agents we have the right to do as we please as far as we are not harming anyone in the process. We live in America and the right to make our own choices is a given right. All those persons that claim that if slots are allowed in TX. would be morally wrong. How is that???? What about the Lotto??? How about the Bingos??? How about smoking???? How about DWI'S???? How about dog/horse racing???? Countless pizzza establishments have video games for children to play after their meal, they exchange money for tokens. Its a form of gambling but they don't call it that. The government makes a profit from all the above but we don't have to vote not to pay taxes for those things. I bet that most if not all those persons that oppose slots do something else for entertainment. I don't care what they are doing with their money or their choice of entertainment, its not my business to decide for anyone what they should do or not to do. We already have plenty of corruption in the world, you think that casinos will add more????. I don't think so, if I don't want to visit a casino no one is forcing me to do it, its my choice. We are already financing other establishments in Louisiana and Oklahoma and Las Vegas and every other state outside of Texas-Hello! If you don't want casinos in Texas, then move to where there are casinos already, there are everywhere. Its just another business, just like auto dealerships, they take your money and it does'nt matter if you complain, they are making a commission from you whether you like it or not. I don't like a lot of things that businesses do with my money but I don't have a choice in that. I don't like paying too much for a gallon of gas but I need the service. I think you all know where I am coming from. If we as Texans don't gamble in our own state, we are going to gamble somewhere else. Think about it. Thanks. AL.
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I think if people want to spend their money on gambling so be it. Gambling is fun and exciting we need more of than around here. SO I WOULD VOTE YES BRING ON THOSE CASINOS! read more ...

The U.S. Justice Department's Antitrust Division released a new Web site focusing on competition in the real estate industry that features commission trends and states that have adopted policies that can restrict consumer rebates and some forms of brokerage services.

See http://www.usdoj.gov/atr/public/real_estate

The site is intended to educate consumers and policymakers about the potential benefits that competition can bring to consumers of real estate brokerage services and the barriers that inhibit that competition. read more ...

This development has been put on hold for redesign. We will inform you of any updates as soon as we know of them. Thank You read more ...

Very good article! Kudos to the city of SPI. I am glad to hear that the sand from the Hwy. 100 Right of Way is being used. It would seem to be the most economical source of sand because of the ease of retrieval (we already have a road to it) and the short distance back to the beach areas of reclamation. Also, it keeps the Right of Way cleared. I wonder how much sand could be obtained if it were to be gained from extending Hwy. 100 north to open up some new areas for future development? The composting of the seaweed is also a great idea. read more ...

Great article, Thanks read more ...

See a series of videos on wind power at http://www.nextenergynews.com/windpower/