You can change the house, but you can't change the view: buying an open-water home on Ono Island
By KD Edenfield, Broker, Wellhouse Real Estate
My buyers moved to Orange Beach from Louisiana and found me on Facebook. After about a year on Marina Road, they wanted somewhere more private with open water views. After touring about 10 homes on Ono Island, they had to choose between updated canal homes and an open-water home that wasn't quite their style. They chose the view, and we found it in about a week. We checked the pool, the dock and the cost of updates before closing, and they bought it for $2,156,000, $169,000 under the original list price.
Who were the buyers, and what did they want?
They moved here from Louisiana. They told me they reached out because my Facebook videos were speaking to people moving from Louisiana to Orange Beach, and that's exactly what they had done. After about a year on Marina Road, they wanted three things: open water views, more privacy, and a gated neighborhood that felt quieter and more tucked away. That pointed us straight to Ono Island. They bought first and sold their Marina Road house to a neighbor later, so they could shop without getting a house ready to list.
What made the choice hard?
We looked at about 10 homes. A couple were off-market, and the rest were listed. They loved Ono, but they kept going back and forth. The canal homes were more updated. The open-water home didn't need a renovation, but it wasn't finished the way they wanted, and it had no pool. The views, though, were hard to beat.
How did they decide?
We talked about resale value, even though this was their permanent home and they weren't planning to sell. But the deciding point was simple. You can change the floors, the paint and the cabinets. You can even add a pool. What you can't change is the view. This home had beautiful open water views and real privacy, and that's what sold them.
From their review
"We chose KD to be our agent when we were looking for a buyers' agent for a local move. I could tell that he was familiar with different areas of Orange Beach and he took the time to show us multiple places and point out positives a negatives. We found our wonderful home in about a week. I highly recommend KD."
What did we check before closing?
Before they were locked in, we made sure the plan would actually work. We had the home inspected to make sure nothing was wrong with the structure or anything major. We got quotes for the updates they wanted, so they knew what those would cost. We had a survey done to check the crest of the dune and the wetlands, so they'd know a pool could be added. And their dock contractor looked at the dock to make sure it could be set up to fit their boat.
How did the price work out?
The home was listed at $2,325,000. We went under contract at $2,175,000. The inspection turned up a few minor plumbing and electrical items, and we used them to get a little more off the price. They closed at $2,156,000, about 92.7% of the original list price.
What have they done since?
They put new tile flooring across the whole main level. They painted the cabinets and freshened up the walls and baseboards in several rooms. They added shelves in the storage room. The pool is next. They're working on the plans now.
Updated canal home or open water that needs work?
Every buyer is different. Some people don't mind updating a house. Others want to show up with their clothes and be done. At a given price, you may have to pick between a better view in a house that needs some work, or a turnkey home on a canal with a good view but not open water. Decide which matters more to you. And before you buy, find out what the changes you want will cost and whether they're even allowed.
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