House Stalking – Alys Beach

 Alys Beach Open House - At The Beach With Kris

     This weekend we had to make a quick trip to Panama City Beach to run an errand.  On the way home we took a few side trips – I found an amazing store that sells huge pieces of driftwood for crazy good prices.  We stopped at an open house in Alys Beach (pronounced Alice) on 30A and we stopped at the Farmers Market in Seaside and stocked up on salads from my favorite Greek food vendor. 

      Homes in Alys Beach are built to Fortified construction standards which means they are built above and beyond code requirements and have solid masonry roofs and walls.  The homes are all gleaming white designed with Bermudan architecture and they all have a courtyard.   I snapped some photos of the open house – my favorite part was the courtyard and this pear tree they have trained on the wall.  Who knew we could grow pear trees like this in northern FL?

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

I loved the shuttered doors on the closets…

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

The courtyard entrance…

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

And for just under $1.7 M, this home can be yours.  Call me!

Alys Beach Open House - At The Beach With Kris

And some photos of the Alys Beach neighborhood…

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Not only do I covet this door, I spy a One Kings Lane chevron canvas inside…love it!

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

In other news, our Keller Williams offices moved one block down the street.  The office our group was put into was formerly a lawyer’s office.  It’s a hunter green and cranberry heaven.  Its where every ugly wallpaper border went to die.  We’ve got angel cherub borders, flower borders – the 90s called and want their borders back.  The landlord said we can’t remove the wallpaper so we had to paint over it.  I’ve never painted over wallpaper but will tell you the key is to use an oil based primer.  Water based paint or primer will make the paper bubble!  So we used an oil based primer and then two coats of regular paint with primer – it took 3 coats to cover all that hunter green wallpaper.  Now you can see where I used that big hunk of driftwood I found over the weekend.  Husband’s office has a cut out window and counter in it that needed to be covered up.  He built some shutters – he calls it his “DYI” project and not” DIY”.  I chuckled thinking how perfect, its really his DO YOURSELF IN project because handy is not a word anyone would use to describe Husband.  He had our 12 year old paint and distress he doors and I think they turned out pretty darn cute!

Driftwood heaven…


driftwood- at the beach with kris

Hopefully it’s obvious this is the “before”…

hunter green office before 1- at the beach with kris

And drumroll please… the new office after with driftwood - at the beach with kris

The walls are painted Benjamin Moore Feather Down…

the new office after side- at the beach with kris

I need to chalk paint that hideous cranberry ledge…

shutters open - at the beach with kris

For more House Stalking, click here!


Before & After – a beach condo

 I’m putting my toe in the water and starting to market my services for staging and photography.  My first “official” job was a big one – this condo was purchased as a foreclosure so it was completely empty.  It needed everything – furniture, linens, accessories, artwork, mattresses, flat screen tvs, dvd players, kitchen supplies like plates, silverware, pots/pans and patio furniture.  To further complicate matters – I had 2 weeks to come up with a design plan and order or purchase everything and I had only2 days to install it before the first renters checked in!  (Praise the Lord for good friends with trailers and SUVs to help a sister out!)  Whew – it was a lot of work and this was all done in July – the absolute busiest month in Destin traffic and tourist wise.  And did I mention this project needed to be on a budget?  In the end it cost just under $10,000 to purchase everything…not bad considering a sofa sleeper is almost always $1,000, the washer/dryer was over $1,000 and the TV’s were also over $1,000.  I love the way the condo turned out and so far the feedback from the renters has been terrific and the condo has been rented every single day its been open!  Feast your eyes on the before and afters…

The living room before was a blank slate….check out the gorg views…did I mention this condo is Gulf front?

before and after beach condo -

Here are the after photos of the living room.  The first thing I purchased was the painting above the couch that served as the jumping off point for the rest of the condo…

before & after beach condo -

You are probably thinking – a white couch for a rental?  Its a slipcover so it can be removed and washed.  And I purchased the stain protection package which promises even red wine won’t stain!  Sleeper sofas have a tendancy to be on the ugly side and have a commercial look.  This was about the only option that I liked!

before & after beach condo -
Renters want big TV’s and wifi service so I put a 52″ in the living room and a 42″ in the master bedroom…before & after beach condo -

I added baskets filled with board games and puzzles.  I also purchased a tv “strap” that you attach to the back of the tv and then to the furniture and the wall.  A great idea for TV’s that aren’t mounted to the wall – I’d hate for a renter to knock it over or for it to injure someone in the process. 

before & after beach condo -

The dining space was tight so I found a long and narrow table.  I added two slipcovered host chairs (I went through 2 cans of Scotch Guard) and some smaller metal chairs that could tuck under the table easily.  I also had a glass company custom make glass tops for the dining table, coffee table, end tables and nightstands…for less than $300 this cost was worth the peace of mind of damage to all this beautiful wood furniture!  (It was installed after the photos were taken.)

before & after beach condo -

before & after beach condo -

The kitchen had all new appliances and granite counters…

before & after beach condo -

You might recognize the bar stools from my own kitchen here….I love them so much I had to use them in this project as well.  The kitchen is fully stocked with beautiful blue pottery dishes, glasses and lots of pots, pans and baking supplies.  Providing additional items than “required” is always a good idea – it keeps the renters happy and coming back again and again!

before & after beach condo -

before & after beach condo -

The Master Suite needed to be somewhat luxurious and definitely inviting.  I used quilts that can be easily washed versus those hotel style polyester comforters that make me squeamish – I want to put on gloves while I remove it and never touch it again during my stay!

before & after beach condo - before & after beach condo -

When you are laying in bed you can see the “Beach” directional sign…

before & after beach condo -

The hallway bunk beds received new mattresses, quilts and beachy pillows…

before & after beach condo -

 before & after beach condo -

There are 1 1/2 bathrooms…

before & after beach condo -

before & after beach condo -

before & after beach condo -

before & after beach condo -

And last but not least – the balcony.  I added a high table and 2 high chairs for better viewing over the balcony.  I also added two smaller chairs in each corner so renters would not be tempted to pull any chairs from inside to the balcony!

before & after beach condo -

I wish I could give you a source list, but most things in this condo were one of a kinds, purchased from Home Goods and Marshalls.  I also scored some great pieces at amazing prices at a moving sale of a local furniture store.  Other finds from Pier 1 Imports, Target, WalMart and a few on-line stores.

If you are interested in renting this condo, you can rent it here!

If you own a condo along the Emerald Coast and want some fluffing, staging or just plain need some help, you can contact me at Seaside Staging and Photography – you can follow along for more great before and afters when you “like” our Facebook page here!

Happy Hump Day!


House Stalking in Sandestin

Southern style home in SandestinI’m a sucker for any house with that Southern, coastal style – a nice big porch and cottage style finishes.  This house is for sale in the Sandestin Resort and I know you’ll love it as much as I do!

Home Tour in Sandestin - at the beach with kris

Home Tour in Sandestin - at the beach with kris

Home Tour in Sandestin - at the beach with kris

Home Tour in Sandestin - at the beach with kris

Home Tour in Sandestin - at the beach with kris

Home Tour in Sandestin - at the beach with kris

Home Tour in Sandestin - at the beach with kris

Home Tour in Sandestin - at the beach with krisThis house resides in the Sandestin Resort neighborhood with pools, tennis facility, golf courses, marina, shopping district, tram service, beach, restaurants, spa, hotel and much more!  Its listed under $550,000 and is being sold fully furnished – click here for the MLS listing.



The Penthouse Life

Ariel Dunes Penthouse

     Last week we listed a penthouse in Miramar Beach in a building across the street from the Gulf of Mexico called Ariel Dunes –  and wow, was it ever impressive!  So impressive, that it was under contract and closed in ONE WEEK!  Even though it sold before I had a chance to tell you about it, I thought you would enjoy the photos of this property.  Lately we’ve had some dismal weather (including 3 snows days off from school last week!) so photography has been a challenge.  But the winter lighting is spectacular if you can catch it just right…and avoid the fog.  This condo has a huge wrap-around balcony, floor to ceiling sliding doors plus 3 bedrooms and was sold fully furnished, down to the silverware!  Without further adieu, here is the penthouse….
















Happy Hump Day!


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Before & After – a Beach Condo on 30-A

     Now this is what I call a top to bottom, fabulous renovation!  This condo, located in Seagrove Beach on Highway 30-A, was not much to write home about when it was on the market.  The new owners were lucky enough to purchase this condo well below the appraised value and did a beautiful, thoughtful renovation in my personal favorite style – coastal.  The home is now on an exclusive rental program and available for beach vacation rentals – a big plus is this management company launders the sheets AND comforters for each guest!  It is 4 bedrooms and is just steps to the emerald green waters of the Gulf of Mexico. 

Enjoy the before and after photos with sources and details at the end!

Before & After Beach Condo Reno

before living room 2












Before After Kitchen to LR

before kitchen

Notice they removed that awkward pantry!



These bar stools – gah!!!



before dining





Before After Master Bedroom


DSC_0553Before After Master BathDSC_0557

 Before After Front bedroom

DSC_0550before After bunk bedroom


Before After Beach bedroom











 before exterior

 Sources & Info:

Floors – the main living areas are a ceramic tile that looks like wood – $5/sqft; travertine in bathrooms and new carpet in bedrooms.  (Total Cost – $15,000)

Paint – All colors Sherwin Williams – main living areas “Softer Tan”, blue rooms “Sea Salt” and Master Bathroom “Comfort Gray”  (Total cost to paint the entire condo $12,000)

paint colors

Scott Antique Market -( omgeee I get to go to Scotts for the first time in March and I’m beyond excited..I need to sell 12 houses and rent a U-Haul before I go!) The kitchen barstools (I covet these), coral art in Master Bathroom and the driftwood bowl centerpiece on the dining table.

Ballards and Ballards Outlet – all rugs and the guest bedroom burlap bedskirt, curtain panels and linen headboard ($250)

Lighting – all lights purchased at Lowes except the dining chandelier is from United Lighting in Destin  ($380)

Kitchen – the cabinets are from Discount Cabinets in Panama City – best price after 4 quotes  (Total cost $19,000 for cabinets, granite, appliances and sink)

Living Room – furniture and artwork from Sugar Beach Interiors in Destin; fireplace mantle was custom made and distressed Cypress

Hallway Artwork – painted by the owner’s sister, an artist

Media – 5 televisions installed, dvd players and router ($7,000)

Resin Artwork – Sharon Kator of Glass-Eyed Seahorse

Other – most of the other accessories, linens, lamps, hallway art were purchased at Home Goods, Kirklands and Steinmart

Furniture – $25,000

Condo – we sold this condo (as a short sale) for only $436,000! 

TOTAL renovation cost – $100,000!

Want to escape winter and rent this stunner?  Click here!

Click here to see more great before and afters

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Happy New Year!



A Condo in Panama City Beach

 splash views

     Believe it or not, I’ve had a few buyers contact me from my House Hunters episode.  I guess it made the whole deer in the headlights experience worth it!  Last week one couple that tracked me down from the show closed on a gorgeous condo in Panama City Beach – the same area where the House Hunters couple selected their condo.  This condo is at Splash – which was one of the House Hunters contenders.  The one all of my friends thought, while watching the show, would be the final HH winner!  This condo is really unique – it has 3 bedrooms (all with their own balcony overlooking the Gulf), 3 bathrooms and is a lock-out.  That means you have one main door that opens to a small foyer where there are 2 more main doors – one leads to a 2 bedroom, 2 bath and the other door leads to a mini-suite complete with a king sized master bedroom, a kitchenette and a bathroom.  The beauty of this floorplan is all the options – you can rent as a 2/2 plus a 1/1 or as a 3/3 or better yet – you can use one side yourself while still collecting rental income on the other side.  And we are talking about $70,000 a year in rental income with a purchase price under $450,000 – cha-ching!

First up, the bedrooms…each with their own balcony overlooking the Gulf.  Good luck getting your guests to leave!

splash master and viewsplash master 2 and viewsplash gest bedroom and view

Because this condo is on the end of the building, it has extra side windows that really focus on the views…

splash living and dining room

 The kitchen for all those meals you won’t cook…

splash kitchen

The living room…

splash living room

The living room media cabinet…

splash media

This is the kitchenette in the lock-out side of the condo…

splash master 2 kitchenette

I hope you enjoyed a peek of this condo – and if you are at home freezing your buns wishing you could head south, you can rent this condo here!

Happy Monday!