Allison Stewart Broker Realtor Insights

BUYERS DID YOU KNOW THE HOLIDAYS ARE THE PERFECT TIME TO FIND YOUR ST. CLOUD, FLORIDA WINTER HOME?

Florida Pines Realty, LLC — Mon, 23 Nov 2009 07:38:22 -0600

THE HOLIDAYS ARE THE PERFECT TIME OF THE YEAR TO FIND YOUR ST. CLOUD FLORIDA WINTER HOME. There is no place like home for the holidays, and in St. Cloud, Florida the market and weather are both hot this time of the year.

Imagine yourself relaxing in the pool, listening to holiday music and shopping for gifts in shorts. With so many outstanding homes being offered now is the time to consider buying a vacation home.

DID YOU KNOW...

Home prices are slowly inching upwards, but it is NOT TOO LATE to still get in on the bottom before the next spike in sales pushes home prices out of your price range.

Buying a home in St. Cloud, Florida can be done for $50,000 or less- with the potential to generate revenue as a rental? Ever considered having it pay for itself?

Small homes are in demand. St. Cloud Florida homes are attractive as an investment.

BUY NOW BUILD LATER- THINK GREEN...

Dirt cheap prices on lots are one way to avoid the tumultuous stock market. Raw land / Buildable Lots In St. Cloud Florida, is an excellent investment, and has minimal carrying costs.

Whether you are considering buying your dream home for under $100,000 or building your dream home now or at some time in the future, investing in land now, will have a good long term yield. It is an excellent hedge against inflation as well. Who says you cannot see the trees through the forest? You can own the forest for less than you think. Two acre lots starting at $47,500.

St.Cloud Florida is a city celebrating small town living. Celebrating it 100th Anniversary, located southwest of Orlando, Florida, between Disney and Melbourne beach, its convenient location makes it an excellent choice for your next home. Want more information? Contact me- no hassles, just great service.

St. Cloud Florida Real Estate Broker/Associate,

St. Cloud Florida Homes For Sale, Buying HOMES In St. Cloud Florida, Real Estate Agent specializing in Osceola County Homes ,Townhomes, vacation properties, land, & Investment Properties-Allison Knows Osceola County, Fl.

SURPRISING STATS WILL CHANGE WHERE, HOW AND TO WHOM YOU MARKET REAL ESTATE

Florida Pines Realty, LLC — Thu, 19 Nov 2009 06:59:36 -0600

Real Estate marketing is the cornerstone of our business. If you read the featured post here on Active Rain yesterday INTERESTING INFO ON WHO IS BUYING AND HOW THE MARKET HEALS ITSELF FROM THE BOTTOM UP a recent survey shed some interesting light on how the market is changing and how those changes are affecting sales which are on the rise.

LESS THAN 1%

A Nationwide survey recently revealed that less than 1% of all home buyers who purchased their homes in the past year did NOT learn about the home they purchased from a Home Book or Magazine. If you are spending your advertising dollars in this medium you may want rethink it. You are missing 99% of successful buyers.

In fact 90% of them, used the Internet at some point prior to purchase. They generally started their search online and then contacted an agent. What sites were they visiting? Local MLS sites were the most popular (60%) followed by Realtor.com and Real Estate Company site (46% each) Real Estate Agent Web site were a close 4th at (45%)

MARRIED -VS- SINGLE, WHO ARE BUYING MORE HOMES?

Overwhelmingly 60% of the buyers were married. 21% were single women, outnumbering single men by over 2:1 (single men accounted for 10%)

BUYER RESOURCES: CHANGE FROM POINT OF ORIGIN TO CONCLUSION

Interestingly enough how they begin the process and how a buyer will ultimately end the process by completing the transaction change from the the beginning point to the conclusion.

87% Relied on a Real Estate Agent

WHERE ARE BUYERS BUYING?

54% of all homes purchased were in a Suburb or Subdivision.

Quality of Neighborhood was the number one influencing factor in the decision to purchase among 64% of the buyers surveyed.

26% felt schools were important

COMMUTING COSTS

Only 36% of the buyers felt commuting costs were VERY Important

Compared to 42% who felt they were only somewhat important.

What these numbers suggest is that the quality of the neighborhood still outweighs the convenience of the commute. 78% of the respondents had purchased a single family family home. In the suburbs, giving consideration to the quality of the neighborhood or subdivision, and and smaller more economical sizes of homes than were in demand 2-3 years ago.

Knowing how to market, to whom we are marketing and the best ways of reaching potential buyers will help us to streamline where to investment marketing dollars for successful sales.

EFFICIENCY DID HAVE WEIGHTED INFLUENCE?

On average 1600 square feet was the size of the home most first time home buyers selected, and 2100 square feet for second time or repeat buyers. This is sharp contrast compared to previous years where buyer demand was for large homes.

88% of buyers said heating and cooling costs were important. This couold be one reason they are trimming the square footage of the homes they are buying on a National average.

HOW ARE YOU INVESTING YOUR MARKETING DOLLARS?

St. Cloud Florida Real Estate Broker/Associate,

INTERESTING INFO ON WHO IS BUYING AND HOW THE HOUSING MARKET HEALS FROM THE BOTTOM UP

Florida Pines Realty, LLC — Wed, 18 Nov 2009 04:59:41 -0600

The market always heals from the bottom up" according to Paul Bishop, National Association of Realtors Vice President of Research. According to the recently released sales numbers 47% of buyers this past year were first time home buyers. Surpassing the previous high record of first time purchasers set back in 1991

"These buyers are critical to housing and a general economic recovery ...they absorb inventory, free existing owners to make a trade and stimulate related goods and services " said Bishop. He compared this rise to the last recession in 1991, where the same dynamic played out "first time home buyers started the chain reaction that led the nation out of recession" he said. Bishop credits tax incentives,record high affordability, and pent up buyer demand to this spike in recent sales. Economists would also credit the FED with suppressing any immediate rise in interest rates affecting home mortgages while the economy is still so fragile.

BUYER PROFILES ARE ALSO DIFFERENT THAN ONE WOULD EXPECT

The median age of a first time home buyer is 30 indicating that some are younger and some are older. They are planning to live in their homes for at least ten years. The typical cost Nationwide was $156,000 down 7% from last years figure of $165,000. 87% of First time Home Buyers surveyed consider their home to be a good investment." Single Family homes sold a higher rate than other forms of housing. In fact 78% of the home achieved were single family homes

HOW ARE BUYERS PAYING FOR HOMES? 96% Chose a fixed rate mortgage. (55% used FHA compared to 8% Using VA Programs) 61% of First time buyers used their savings as a down payment. 22% received down payment assistance as a gift from family. 6% received loans for down payments from family 6% tapped into a 401 (k) program

WHAT IS OLD IS NEW AGAIN- SAVING MONEY FOR A DOWN PAYMENT ON A HOME

39% of home buyers have cut back on luxury items, 38% cut back on entertainment and 30% cut back spending on clothing according to the study.

And a staggering 80% of first time home buyers are using the Internet.

HOW HAVE RECENT CHANGES IN REAL ESTATE AFFECTED SALES?

13% Experienced a Purchase Agreement that was canceled, terminated or fell through "This raises the question of how many potential buyers were unsuccessful because of problems with appraisals or loan qualifications. The market would be stronger without these problems" Bishop added.

Only 8% of applicants were rejected for loans (a 92% success rate) 12% of applicants said that financing their first home was more difficult than they expected. 8% of all buyers paid cash.

85% of Successful Home Sellers used a Real Estate Professional. Sellers surveyed want agents to price their homes competitively, find a buyer, market the property and sell within a specific time frame.

THE TAX CREDIT EXPANSION INTO 2010

The expansion of the tax incentive program will extend to homes placed under purchase agreements by April 30, 2010 and will include home buyers who have owned a home in the past 5 years.

Repeat Buyers surveyed had an average age of 48, earning $88,100 and plan to stay in the homes they purchased on average for 12 years. These buyers typically bought more expensive housing. The median price on a National level was $224,500

RECORD DECLINE IN FOR SALE BY OWNER PROPERTIES.

In the actual number of homes sold without representation was a record low according the most recent survey only 6%. Declining for the second year in row.

The most difficult tasks reported by owners attempting to sell homes themselves were,; preparing and fixing the home, understanding and performing the paperwork and selling within the planned length of time.

The overwhelming majority of successful sellers used a Real Estate Professional full service brokerage.

Want to know more about how to Marketing works?

St. Cloud Florida Real Estate Broker/Associate,

JUST WHAT IS IT THAT REAL ESTATE LICENSEES DO?? Part I.

Florida Pines Realty, LLC — Tue, 17 Nov 2009 07:33:34 -0600

WHAT MOST SELLERS, BUYERS AND "FOR SALE BY OWNERS" DO NOT UNDERSTAND IS...THERE IS MORE TO WHAT WE DO THAN STICKING A SIGN IN THE GROUND.

Via Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate:

JUST WHAT IS IT THAT REAL ESTATE LICENSEES DO?? Part I.

"YOUR MISSION, SHOULD YOU CHOOSE TO ACCEPT IT . . . " is to manage the orderly transfer of real property from a seller to a buyer. The average consumer doesn't understand a fraction of what we do to help them accomplish their goal.

SELLERS. Home sellers are presented a simple-to-complex marketing plan by listing agents prior to listing the property for sale. The listing agent promises to perform a series of showing, advertising activities geared to receiving contract offers.

BUYERS. Buyers are assisted in their home search by agent(s) who helps to locate, tour properties for sale, write and negotiate the contract and arranging for settlement services.

Sounds easy doesn't it? Actually it is, in the hands of experienced listing and buyers agents and if nothing unusual occurs.

THE MOST HELPFUL AND LEAST UNDERSTOOD PART OF LISTING AND SELLING REAL PROPERTY is the complex and institutionalized systems which include the brokerages employing the licensed agents and brokers, the Multiple List Systems that make the homes for sale information available to licensees and now to the public, the board approved forms that provide consumer protections,

Achieving the consumer's goal of selling or buying real property requires the services of a variety of service providers in addition to the real estate licensee. Achieving the orderly transfer of real property from a seller to a buyer requires services of vendors that perform critical tasks to help the consumer achieve their goal. The vendors include but are not limited to: mortgage providers, home inspectors, termite/radon inspectors, appraisers, title services which include or are managed by attorneys.

WOW! How do we keep up with all of these tasks that are necessary to get to the settlement table? I'm going to disclose a secret that will help many consumers understand how things can go so smoothly and the consumer's goal of selling and buying real estate is achieved.

IT'S ALL IN THE CONTRACT!

That's right. IT'S ALL IN THE CONTRACT!

Getting to the settlement table begins with the selection of an experienced listing or buyer's agent who will MANAGE THE CONTRACT OF SALE.   To demonstrate the importance of understanding contract management, below are the titles included in a typical Contract of Sale.

Description of Real Property

Price and Financing

Deed of Trust

Deposit

Down Payment

Settlement

Equipment, Maintenance and Condition

Utilities

Personal Property and Fixtures

Financing Terms

Appraisal

Purchasers Representations

Access to Property

Termite Inspection

Repairs

Damage and Loss

Title

Possession Date

Fees

Broker's Fee

Adjustments

Attorney's Fees

Performance

Default

Assignability

Definitions

Void Contract

Warranty

Listing agents and Buyers agents must not only understand the meaning and execution of each of these titles, they should help the seller or buyer understand the meaning of all parts of the contract that apply to their particular transaction.

Next: What Real Estate Licensees Do Not Do.

Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988.

St. Cloud Florida Real Estate Broker/Associate,

3863 BLACKBERRY CIRCLE ST. CLOUD FLORIDA CANAL FRONT POOL HOME

Florida Pines Realty, LLC — Sun, 15 Nov 2009 06:58:10 -0600

3863 BLACKBERRY CIRCLE ST. CLOUD FLORIDA 34769- located in the beautiful well located sub division of Blackberry Creek in St. Cloud Florida, this fantastic 3 bedroom 2 bath contemporary block home has a spacious split floor plan, and overlooks the Lake Toho canal, no rear neighbors as you bask under the sun all winter long in your screen enclosed pool.

This location is superb! Just minutes from Walmart, Home depot, post office, restaurants and banks, easy access to the Florida Turnpike and attractions, and 30 minutes to Orlando International Airport. The community of Blackberry Creek has it own private boat ramp.

ENJOY THE WARM TROPICAL WINDS-GET AWAY FROM WINTER IN THIS FANTASTIC POOL HOME

NO REAR NEIGHBORS! THIS HOME OVERLOOKS THE PEACEFUL AND SERENE LAKE TOHO CANAL. ENJOY THE SAND HILL CRANES FROM YOUR FENCED YARD, OR GRAB YOUR FISHING POLE AND OVER TO THE CANAL LAKE TOHO HAS SOME OF THE BEST BASS FISHING IN CENTRAL FLORIDA- THE COMMUNITY HAS A PRIVATE BOAT RAMP TOO!

WARM, SPACIOUS AND WELCOMING! 3863 BLACKBERRY CIRCLE, ST. CLOUD FLORIDACOULD BE YOUR NEXT HOME! THE LARGE SPACIOUS FLOOR PLAN FEATURES A LARGE LIVING ROOM/ DINING ROOM AREA PERFECT FOR ENTERTAINING.

The open airy floor plan is well suited for entertaining or quiet togetherness. The home features a lovely archway from the Living room/dining to the family room or media room located off the kitchen. The high ceilings, and contemporary design make this a wonderful year round or vacation home.

Picture yourself entertaining in this large spacious eat in kitchen overlloking the family/media room and beautiful view of the pool and natural setting setting which makes this home so appealing.

Enjoy your favorite beverage in the light and airy dinette. Just imagine how nicely your special decorator touches will enhance this space,

The second bath is also a pool bath. No more wet floors through the house- after a refreshing swim a nice hot shower awaits you.

The Master Bathroom, features a garden tub, private commode, and dual sinks,

3863 Blackberry Circle, St. Cloud Florida 34769 MAKE THIS YOUR NEXT ADDRESS. THIS HOME IS PRICED TO SELL FAST AT $189,000 FAST RESPONSES TO ALL OFFERS. PERFECT FOR A VACATION HOME, RENTAL PROPERTY, OR PERMANENT HOME. QUALIFIES FOR FHA/VA FINANCING, CLEAN AND READY TO MOVE INTO. CONTACT ME FOR ADDITIONAL INFORMATION. And find out how you can own this beautiful home for less than it costs to rent.

Do you qualify for the $8000 tax credit? Ask me how. Looking for a second home or rental property? How about taking advantage of the new expanded tax credit incentive and use the $6500 for a boat?

Presented by Allison Stewart Broker/Associate Florida Pines Realty, St. Cloud Florida

St. Cloud Florida Real Estate Broker/Associate,

WHAT ONE THING THAT WILL TURN DEFLATION AROUND?

Florida Pines Realty, LLC — Sat, 14 Nov 2009 12:18:31 -0600

DO AMERICANS UNDERSTAND HOW THE GLOBAL ECONOMY REALLY AFFECTS WHAT THEIR HOUSE IS WORTH? Sadly, for the vast majority, the answer would have to be no. Do we understand the difference between inflation and deflation? Deflation is what is causing your homes to be worth less. If asked the majority of Americans fear inflation, but without it, their homes will never recover lost value.

INFLATION VS DEFLATION

I recently stumbled across an arguement for inflation entitled "Overcoming America's Debt Overhang" it is a long read, but worth the time and effort. It explains in great detail why inflation is necessary and how in the long term it will actually help the US recover.

WHEN WILL THE MARKET RECOVER?

It depends on whom you ask. Conditions, supply and restrictions now in place all suggest it will never return to the previous levels.

CONDITIONS- What created the bubble were liberal lending policies. Stated Income, Interest only loans, and other risky lending practices which fed the need for consumer greed.

They no longer exist.

SUPPLY- In order for prices to go up, supply must come down.

Unbridaled consumer demand, was the leading cause of the housing price spike, As word spread of the fortunes to be made in the housing market this escalated demand as consumers rushed to buy anything and everything housing related they could. Regardless of what the actual value may have been.

Those buyers... no longer exist.

RESTRICTIONS- THE LACK OF RESTRICTIONS ON CONSUMERS BORROWING MONEY IN 2005-2007

Unlike the 1980's when inflation pushed mortgage interest rates to over 20%, incredibly people still bought homes. Today the interest rate is 4-6% on home loans yet consumers are not flocking to the banks. WHY?

HERE IS THE GOOD NEWS

While wages may not be going up, the majority of Americans are still working 90%

Purchasing a home when the market is down is the best long term hedge against rising inflation.

Purchasing a home now and taking advantage of the additional tax incentive good through 4/30/10 is an excellent hedge against deflation. You can create upto an $8000 buffer. This will offset any drop in value inthe immediate furture.

THE BASIC THING TO KNOW ABOUT INFLATION IS THIS....

The dollars spent today WILL be worth less in the coming years, therefore it will take more of them to purchase goods in the future.

Need Proof?

Ask your Grandparents or parents what they paid for their first home.

DOES THE GLOBAL ECONOMY IMPACT WHAT GOODS YOU CAN BUY?

Anything you purchase that says made in China would be an indicator that the Chinese Manufacturers rely heavily on exports to sustain their economy.

ARE YOU A CONFIDENT CONSUMER?

St. Cloud Florida Real Estate Broker/Associate,

BANKRUTPCY RATES HIT ALL TIME HIGH.. HOW WILL THIS IMPACT HOUSING?

Florida Pines Realty, LLC — Fri, 13 Nov 2009 07:25:42 -0600

It is no secret that many people in St. Cloud, Florida are struggling in this tough economy. Most are cutting back on spending, dining out, and are still struggling as the cost of living continues to rise while incomes remain flat or decline in the wake of job losses, and increasing lay offs. The housing market in St. Cloud,Florida reflects these hard times. But.... homes ARE selling.

Mortgages rates, Property tax increases, and the spike in cost of electricity, food, and fluctuating fuel costs have pushed many to their financial limit and beyond. As consumers turning to credit cards to augment payments of basic expenses, credit card companies adjusted their interest rates in some cases as high as 32.79% forcing struggling consumers to seek Bankruptcy as a final protection from a mountain of debt.

IT IS ALL ABOUT MONEY... OR LACK THEREOF

Bankruptcy will offer a shelter from Short Sales, and to is used to stall the foreclosure process. To eliminate deficiency judgements, and other judgements that may be sitting collecting dust in court room files as well as eliminate mountains of high interest rate credit card debt. For some people, it is their only option to ever get out from under it all and make a fresh start. Their numbers are rising...significantly.

As result, bankruptcy petitions have hit an all time high of 9% for consumers and 7% businesses in October, setting a new record of 135,914 nationwide. Chapter 13 (reorganization)) accounted for two thirds of the October filings. Whereby filers were put on a repayment plan over a five year period. If the petitions continue at their present rate, they are likely to be the highest in four years. according to the American Bankruptcy Research Institute. Director, Samuel Gerdano said "The filings demonstrate the sustained stress on the US economy"

Bankruptcy filings are up 30% over last year's numbers. Contributing to the high numbers of consumers seeking protection from creditors are credit cards, home equity loans, and rising unemployment. As you may recall back in October of 2005, consumers in large numbers rushed to file for bankruptcy protection in the weeks prior to Congress passing legislature making it more difficult for petitioners to file for bankruptcy under Chapter 7 which dissolved their debts. Forcing many to seek protection and restructure their debt obligations under Chapter 13 which requires structured repayment.

Maureen Thompson, legislative director for the National Association of Consumer Bankruptcy Attorneys in Washington, DC said " an economy that puts people back to work will begin to lower the number of Americans filing for bankruptcy, but added that she is not expecting the numbers to turn around in the foreseeable future."

Declining Home values appear to have slowed down, and sales of foreclosed and short sale properties have risen for the past eight consecutive months inching up the median price throughout the state. Homeowners who are not upside down (owe more than the property is currently worth)seem to be waiting longer to try and sell their homes hoping the market will recover.

Expectation of previous high priced sales reported in 2006 are unlikely to be achieved again due to the change in the number of housing units now available in Osceola County. Bank owned properties selling at below market prices are continuing to oppress the escalation of prices for homes and the speedy recovery in the housing market many consumers were hoping to see.

First time home buyers have been granted an extension of the 2009-2010 (Up to $8000) tax credit (stimulus plan) which has now been extended to April 30, 2010. The expanded extension now makes consumers who have owned a home within the last five years and are purchasing a home within those time frames eligible for a tax credit of up to $6500.

St. Cloud Florida Real Estate Broker/Associate,

THE MOST CONVINCING ARGUEMENT WHEN DETERMINING PRICE ON A HOME

Florida Pines Realty, LLC — Wed, 11 Nov 2009 17:33:56 -0600

Selling a home can be a very emotional experience. Suddenly the "enhanced value" becomes intertwined with emotion as the walk through becomes a trip down memory lane. What is valuable to one person may not be relevant to another. Over time, people do things to their homes which have great personal meaning. The key word is personal. It may not necessarily add value to your home, no matter how much you love it.

I recently met with a lovely couple who have a home they wish to sell in St. Cloud Florida. They contacted me having heard good things, seeing my articles in the local St, Cloud Florida News (paper), and here on Activerain as well.

The home has been lovingly maintained. Every corner had been dusted and the home was beyond immaculate we decided to sit in the Florida Room which was very uniquely designed. It had movable walls with vinyl windows which completely open in nice weather and shield you from the harsh elements during bad weather, today it was wide open and the ventilation was fabulous. The pool sparkled brilliantly under the warm midday sun, as we sipped chilled ice tea with a twist of home grown fresh lemon, cut pulled from their citrus tree, and we talked about Real Estate.

They felt confident their old appraisal was still valid. I had pulled fresh comparables and prepared a Comparable Market analysis which I showed them as we discussed what they hoped to achieve in selling their home. They were not very happy with what the numbers revealed. "That is considerably lower than our appraisal". Their appraisal was dated 2006.

So to settle their discouragement, I suggested they have the same appraiser do a new appraisal. Confident I was wrong and they were right, they proceeded with that plan.

A week later I called them back. They were happy to hear from me. It turns out the appraisal which had just been done was back, and even lower than we thought. This was very valuable insight for them, and in the end money well spent in paying for an independant appraisal- that is what a would be buyer will do.

Armed with this new information, they realize a lot has changed in the past three years. The bubble had burst.

They felt I knew my market, and what I talking about and they were very gracious in telling me that.

Not to burst ones bubble, is important.

Homes are selling here in St. Cloud Florida but the price has to be appropriate for the market conditions.

St. Cloud Florida Real Estate Broker/Associate,

MAKING QUICK CASH IN THE HOUSING MARKET

Florida Pines Realty, LLC — Tue, 10 Nov 2009 05:46:34 -0600

MAKING "QUICK CASH" IN THE CURRENT HOUSING MARKET IS STILL POSSIBLE. If you have been sitting on the sidelines wondering if you should stay in stocks or diversify your portfolio, you may want to take a closer look at the housing market once again.

DOES A 20-50% PROFIT MARGIN EXCITE YOU?

There are not too many stocks or bond options that are paying 20% out there today. However, with some careful research finding a distressed home and repairing and remarketing it could easily yield 20-50% if done properly.

WHERE THERE IS A SHORTAGE OF FORECLOSURE AND SHORT SALE HOMES

THERE IS ROOM FOR PROFIT TO GROW.

The key is careful selection. REALTORS® making use of the new innovations to the MLS system can pinpoint short sale and foreclosure homes accurately. They can also select specific sub divisions.

The ones which have greatest possibility of future profits are the ones which have the least amount of homes whch are bank owned or short sale properties.

Ultimately, large numbers of homes in either of those categories will apply downward price pressure to the market they are in. So do your homework and find an area expert to work with.

OVERLOOKING RAW LAND

The prices of raw undeveloped lots have also dropped as the housing market and building came to stand still in 2007. As a result there are some very well priced lots now available- but most buyers are so focused on the HOMES they are overlooking the ground upon which they must rest.

Typically when the demand for housing is high, people turn to to buiying lots which can be built upon as an alternative hedge against rising costs of buying a home under construction or already exisiting.

The increase in demand for raw land will cause those prices to rise just as it does for existing homes. It is a supply and demand effect.

Conversely, these parcels will drop when demand slacks off. While raw land carries far oless cost in carrying the undeveloped property, over time owners looking to cash out and turn that land into cash equity may price some lots attractively to entice a sale. Now is the time to be looking at them.

This lot for example is located in an area of estate homes in St. Cloud Florida. In Bay Lake Ranch. This community is one of the remaining few still zoned for esquestrian use as well as residential. Lots here range from 1-5 acres. Homes on either side of it range from $375,000- $414,000

PROFIT MARGINS

Estimating profit margins needs to be done prudently. The market is still in the early stages of recovery. Unlike the boom of 2005-2006 the rate of return is not going to be 100-300%. It is more likely to yield 20-50% but the cost of acquiring the property has also dropped drastically. Today it is possible to buy a home for as much as the cost of a luxury car. The main difference being, the car will lose 50% of its value faster.

PENDING SALES UP Nationally 6.1% IN September trumpet the 8th consecutive month pending sales have risen. Compared to pending sales 1 year ago that is an overall increase of 21%. In St. Cloud Florida the numbers are stronger

MORE REASONS TO ACT NOW

The Extension of the Tax Credit will be carried through April 30, 2010 allowing more first time home buyers who can earn as much as $8000, as well as home owners during the past five years, whi can derive a $6500 benefit, to take advantage of tax credit incentives.

You must have a valid sales contract in force by April 30th, 2010 and close on the porperty by June 30m 2010 to qualify.

So if you have been sitting on the fence wondering how to make a financial gain in these turbulent times the answers may well be right under your feet. The ground you are standing on is still solid from an investment standpoint. At least in my market of St. Cloud Florida the possibilities are there.

WANT MORE INFORMATION? Click here

St. Cloud Florida Real Estate Broker/Associate,

HOMES UNDER $40k? YES, THEY DO EXIST

Florida Pines Realty, LLC — Mon, 09 Nov 2009 08:16:08 -0600

LOOKING FOR A HOME AND DON'T FEEL YOU HAVE MUCH MONEY? TRY ST. CLOUD FLORIDA. Your dollar seems to have greater value in St. Cloud, Florida. The entension of the Tax credit for first time home buyers will now extend to April 30, 2010. This means your dollar will go further if you are a first time home buyer. Why rent when it is possible to purchase for less than you are paying now and still reap the tax advantages renters forego? Former rental homes make great starter homes.

St. Cloud, Florida is celebrating it centennial, way back in 1909 it was established as a City celebrating Small Town Living.

The homes in the downtown district are perfect starter homes, or vacation or rental properties. Close to shops, stores, banks, and restaurants.

The tree lined streets which lead to east Lake Toho are quintessential small town quaint.

Located south east of Orlando, St. Cloud Florida was considered a bedroom community. It is nestled between Disney to the west and the beaches to the East. Only 30 minuites to Orlando International Airport.

WHY RENT WHEN YOU CAN OWN?

With prices this reasonable why rent when you can own your own home?

Prices are way down, and sales are rising. Now is the perfect time to consider making the move to St. Cloud Florida

Homes in St. Cloud, Florida Under $100,000 CLICK HERE (No Sign up required)

St. Cloud Florida Real Estate Broker/Associate,

LOOKING TO BUY IN FLORIDA? Orlando is bigger than you think

Florida Pines Realty, LLC — Sun, 08 Nov 2009 05:52:10 -0600

The allure of endless summer, amusement parks, and other attractions, seems to escalate sales as the weather cools down in other parts of the US, Canada, and Eastern Europe. As a result buyers from abroad begin to consider possible buying homes in Florida as primary, secondary or vacation/investment properties.

The popularity or the Orlando Area is increasing. Over 50 Million people visited Orlando in 2008. Knowing how to get around and access to interactive maps is very important particularly for foreign tourists. Here is an excellent site that will assist you Orlando Maps

ORLANDO IS Bigger than you think. In fact, it is 110.2 miles from end to end and side to side. It is borders several other counties (of which there are 64 total in Florida) Osceola to the south, Polk to the Southwest, Orange which is located in and Volusia to the North.

Important Facts about Orlando

SEARCHING FOR YOUR FLORIDA HOME

BUYING A HOME IN FLORIDA IS EASY EVEN IF YOU ARE FROM ABROAD.

You do not need to be a US citizen to own property in America.

You DO need to be at least 18 years of age.

DECIDING WHERE YOU WANT TO LIVE

Kissimmee Offers many recreational activities as well as points of interest. Homes in various price ranges as well as short term rental opportunities.

St. CLOUD, Florida

Is a bedroom room community to Orlando and Disney. Nestled between I-95 to the east, I-4 to the west and The Florida Turnpike. About 30 minutes from Orlando International Airport, historic St. Cloud is celebrating 100 years as a City celebrating Small Town Living.

As a local area expert, I often get calls from people looking to relocate to Florida who may not fully understand how large the Orlando area is.

In order to best service them, I have provided some helpful links in this post to better familiarize out of area buyers.

IMPORTANT THINGS TO CONSIDER

1) USE OF THE INTERNET -Begin your search with exploring as many sites as you can to get familiar with an area.

2) SELECTING A REALTOR

Google will be very helpful in narrowing down your choices

3) CALL REALTORS

Communication is the cornerstone of our business.

4) HAVE A WORKING BUDGET

Know how much you can and are willing to spend

5) Verification of Funds

Due to recent changes int he mortgage lending practices verification letters are often required.

6) CASH BUYERS

Proof of availability of funds will be asked for in most cases.

Once you have narrowed the possible places you may want to live, you REALTORS will be very helpful by providing you with information. Showings should be scheduled in advance, however narrowing down the possible homes you are most interested in will streamline the process and be less confusing.

ANY QUESTIONS? FEEL FREE TO CONTACT ME

St. Cloud Florida Real Estate Broker/Associate,

IS NOW REALLY THE BEST TIME TO BUY OR SELL?

Florida Pines Realty, LLC — Fri, 06 Nov 2009 09:48:13 -0600

IS NOW REALLY THE BEST TIME TO BUY OR SELL? Questions many would be buyers and sellers are struggling with.

Unlike our northern and International counterparts fall and winter are excellent times of the year to buy or sell a home in Florida. Typically over 2 Million visitors come to Florida during the holiday season, and many are looking at Real Estate while visiting here. Property values are indeed attractive especially for second homes or vacation home buyers.

PROPERTY IS AN EXCELLENT HEDGE AGAINST INFLATION

Property investment is an excellent hedge against inflation. The value of the dollar fluctuated not only in the global economy but in the domestic economy as well. Over time, investing in Real Estate is a hedge against inflation. Simply put, it will take more of today's dollar to buy the same property in the future.

It has been said that inflation doubles every ten years. Homes purchased ten years have maintained equity over those that were purchased 5 years ago. Which is why those people who held onto their properties purchased prior to the boom in the Real Estate market may still have equity left.

Looking at the Real Estate Market of St. Cloud Florida, there are homes currently available for sale for under $40,000. That is about the price of a luxury car.

If you purchased a luxury car the rate of depreciation would cost you more than 50% over a 5 year period.

Compared to purchasing a winter home, or rental property which is likely to gain a 50% appreciation during that same time period.

HOMES IN ST.CLOUD FLORIDA ARE VERY AFFORDABLE!

PLANNING AHEAD TO RETIRE

BUYING A HOME NOW IN THE DEPRESSED MARKET WILL YIELD A BETTER RATE OF RETURN THAN MOST STOCKS AND BONDS. If I told you that there was a stock paying a 20% rate of return, you would be all over it right? Well in Real Estate if you are looking for a 20% rate of return on your investment, you should be all over the smaller rental homes available in St. Cloud Florida.

CONVERSELY SELLING A HOME NOW MEANS YOUR TAX BENEFIT IS PORTABLE

If you are a seller wondering if now is the right time to sell- the answer may surprise you.

Contact me for a free evaluation and I will be happy to review your options.

St. Cloud Florida Real Estate Broker/Associate,

AFTER CLOSING IS THE DOOR CLOSED OR OPEN?

Florida Pines Realty, LLC — Wed, 04 Nov 2009 04:53:38 -0600

The excitement of a house closing builds to a crescendo when the documents are signed, checks are dispersed and the keys are exchanged. The last minute details have all been attended to and finally it is a done deal. Or is it?

Most times agents think of the closing with finality. For the sellers it may well be, they too are venturing onto a new path. For the buyers, it is a new beginning. It is after the closing for many when your help can be most appreciated and the extension services can begin. In my area of St. Cloud Florida, there is a dire need for extension service providers and coordinators.

In my last post, I wrote about expanding the extension services available to buyers and sellers.

AGENTS SUCCUMBING TO THE SLUGGISH ECONOMY

After sale marketing is also important. One of the first things I noticed when the economy slowed down was the absence of "Just Sold" postcards in the mail.

Also the absence of "SOLD" signs on the homes which had just changed hands. Asking the new owner for permission to leave your sold sign up is two fold. It introduces them to the neighbors and it gets the word out that you did a good job.

St. Cloud, Florida is a city celebrating small town living. As such introducing newcomers to local businesses and business owners with a welcome packet is a valuable tool.

Too often Realtors overlook the necessity in helping people acclimate to a new area.

THE SINGLE BEST RESOURCE IS FREE

The St. Cloud Chamber of Commerce has a wonderful Guide of St. Cloud, Florida which provides information about local businesses. It also highlights events and activities available to businessness owners and residents. It is free and available in many locations throughout St. Cloud, Florida

Thinking of Relocating To the St. Cloud Florida area? I will be happy to help you!

JUST DROP ME AN EMAIL

St. Cloud Florida Real Estate Broker/Associate,

DEAR REALTOR, LOOKING FOR A HOME IN ST. CLOUD FLORIDA

Florida Pines Realty, LLC — Tue, 03 Nov 2009 10:13:05 -0600

LOOKING FOR A HOME IN ST. CLOUD FLORIDA, Osceola County's best kept residential secret is out of the bag. Everyday I get inquiries from prospective home buyers searching the Internet looking for the best buys in Real Estate. Occasionally I get emails from home owners looking to sell their homes. The last four buyers I have assisted, purchased their properties sight unseen. It is easier than one may think.

HOW TO LOOK AT REAL ESTATE LONG DISTANCE

I Specialize in working with long distance buyers and sellers. They have very special needs. The ability to place someone in a home takes a great deal of effort, lots of quality photo and videos and a general overall knowledge of the Area. That is why they come to me.

Technology is a wonderful thing. Did you know that 84% of the buyers today use the Internet?

Rapid response. Communication is above all else our greatest tool. Rapid response is important when dealing with prospective buyers and sellers, yet so often agents are difficult to get in touch with or are unavailable when you call.

INTERNATIONAL BUYERS

The time difference for many International buyers puts them at a disadvantage. However, understanding their special needs and working on "their time" most of the International buyers I have worked with are so impressed I will keep their business hours. Looking for a Home In the St. Cloud Florida area? Ask me.

RELOCATION

Do you have southern heart? Is the south calling you? Perhaps it is time to consider making that all im portant purchase in St. Cloud Florida. Prices have never been better.

Just drop me a line, let me know what type pf home you are looking for and I will happy to assist you.

St. Cloud Florida Real Estate Broker/Associate,

WHAT IS YOUR HOME REALLY WORTH?

Florida Pines Realty, LLC — Wed, 28 Oct 2009 10:22:37 -0500

WHAT IS YOUR HOUSE REALLY WORTH?

The down turn in the Real Estate market has left many home owners contemplating selling their homes in St. Cloud Florida and parts of Osceola County but wondering what the house may be worth in today's market. One thing about Real Estate, it is always changing. Over the past year, values have inched up. Sales are being achieved and although still below what homes sold for at the peak of the market boom, the value has increased in year over year comparisons.

The price spike in 2006 was an anomaly. Using it as a standard would be an unfair comparison during the buying frenzy and times of hyper inflated home values. That does not stop some "experts" from doing it however. There were very specific market conditions in place at that time which lead to the so called bubble. What created it was a shortage of available homes, in St.Cloud, Florida driving the price up. As builders rushed into production thorought Osceola County in Florida the number of available homes swelled and prices skyrocketed during a feeding frenzy of home buying until it eventually and predictably collapsed under the weight of over pricing.

In 2007 the market stalled completely. No one was buying. Interest rates and adjustable rate mortgages began to reset. putting pressure on home owners, compounded with rising Property taxes, Insurance premiums, and resetting mortgages the financial burden for some became an untenable situation and subsequently they were unable to continue to make payments. The epicdemic spread feverishly as home values continued to plummet and the buyer pool all but vanished.

In 2008 the number of foreclosures continued to rise- the economy overall was in decline and the values of overpriced property continued their downward spiral. As banks seized property on defaulted mortgages, the amount of inventory they held began to dwell and toxic loans had to be liquidated. Many of the homes banks foreclosed on were in dire need of repair. The banks found themselves in the position f the home owners they had foreclosed on who tried to sell prior to the foreclosure. As a result, they lowered prices to achieve sales.

2009 Prices continued to plummet and banks reduced inventory home prices even further to achieve sales. Resetting the value in St. Cloud, Florida back to pre-boom levels. In the 1990's homes averages in the mid $30-50,000 today there are bank owned properties still in that range and they are selling but there are also higher priced achieving sales int he St. Cloud area. Home buyers, foreign buyers and second home buyers are returning to St. Cloud, Florida and coming back into the Real Estate market with the initial thought of snagging a distressed property as an investment opportunity but have been discouraged with some of the properties, combined with long delays in short sale negotiations and poor condition of the foreclosed homes and the allure of a "bargain" quickly faded when many are in need of extensive and costly repairs. Repairs the lenders will not make. These "As-Is" properties come with no guarantee or warrantee. While some only needed paint and carpeting many needed much more such as entire kitchens or bathrooms making them ineligible for FHA/VA financing and appraisals affecting conventional loans will not validate asking or offering prices.

The shift in consumer demand transformed from "bargains" to better quality homes needing less work to restore and priced fairly. Homes sales rose approximately six percent month over month for the past five consecutive months. Consumers responded competing for prime properties with multiple offers.

The drawback retarding another spike in homes sales comes from recent changes in appraisal practices and tighter lending requirements. Appraisers now must conform to the Home Valuation Code of Conduct and as a result of a limited number of out of area appraisers prices are not escalating as they may have previously to the changes in appraisal practices.

Methodology does not exclude distress sales from the available comparable properties as a result, the overall evaluation of price can be reduced. If you had your home appraised a year ago- it is no longer a valid proof of what it is worth as value is affected to a great extent by recent sales. Over improvements rarely factor in to what the home may be worth in today's market essentially eliminating recapture value of the investment. (Even foreclosures have granite counter tops for example)

The best way to determine if now is the right time to consider selling your home and what your home is currently worth is to consult a local Real Estate professional or have a current appraisal performed. Appraisals range from $200-$350 dollars.

How does your home stack up?

St. Cloud Florida Real Estate Broker/Associate,

BUYING A HOME IN ST. CLOUD FLORIDA-SIGHT UNSEEN NOT AS CRAZY AS IT SOUNDS

Florida Pines Realty, LLC — Mon, 26 Oct 2009 08:38:24 -0500

BUYNG A HOME IN ST. CLOUD FLORIDA SIGHT UNSEEN is not as crazy as it sounds. In fact the last four buyers I have worked with have done it that way. All with excellent results. Servicing long distance buyers is a specialty of mine. Real Estate may be local but Buyers are not.

WATERFRONT PROPERTY

Has special appeal to long distance buyers.

Water enthusiasts look for amenities such as docks, deep water canals, and access to one of the many pristine lakes which are found throughout the St. Cloud Florida area.

These buyers were delighted with their purchase in Majestic Oaks. The home fit their overall needs as a vacation property.

HASSLE FREE SHOPPING

During our initial consultation your needs and wants are carefully noted along with budget and financing needs. Once I have a good idea of what you are looking for, I will carefully review the possible homes finding the ones that are the best fit in location, size, amenities and price.

You will receive full details on the properties you liked the best.

I will personally visit the properties and evaluate them as if we were viewing them together.

A custom made photo presentation, will be prepared for you to preview

(video available upon request) and aerial photos when available will also be provided.

WORKING FOR YOU TO ACHIEVE YOUR GOALS...

"Thank you Allison for finding us the home we always wanted and more than we hoped for. We got a beautiful historic home on a corner lot with a pool and 2 car garage within our budget and you made it happen! When we told our friends we had bought the home sight unseen they thought we were crazy-we told them you need to meet our REALTOR® Allison Stewart, she is awesome.

Your presentation was excellent and really made us feel we there in person.

When we saw the house for the first time before closing, it felt like home right away.

Vic and Noni Mitchell

Happy Home Buyers

St. Cloud Florida Real Estate Broker/Associate,

BAY LAKE RANCH IN BEAUTIFUL ST. CLOUD FLORIDA

Florida Pines Realty, LLC — Mon, 26 Oct 2009 06:12:28 -0500

BAY LAKE RANCH- ST.CLOUD FLORIDA

BAY LAKE RANCH IN ST.CLOUD FLORIDA IS ONE OF THE LAST FEW EQUESTRIAN ESTATE COMMUNITIES. Located on the east side of St. Cloud, Floridajust forty minutes from Melbourne Beach to the east and Disney to the west, and thirty minutes from the Orlando International Airport is the lovely estate community of Bay Lake Ranch.

Established in the 1981 the lots are large the homes are custom and the zoning includes horses. This makes Bay Lake Ranch unique, it is not uncommon to see horses romping or quietly grazing on estate grounds. It is a peaceful place, just minutes from the Narcoossee Road intersection and provides easy access to the Greenbelt (417) or head further north into Orlando, the Florida Turnpike (west) or I-95 to the east.

Investing in land is a wise investment. Taxes a re lower on undeveloped lots and over time it is a good long term investment. There are still a few lots available in Bay Lake Ranch starting at just $47,500 for 2 acres. BUY NOW BUILD LATER.

St. Cloud Florida Real Estate Broker/Associate,

ST.CLOUD FLORIDA HOMES ARE SELLING AND SOME OF THE DEALS MAY SURPRISE YOU

Florida Pines Realty, LLC — Sun, 25 Oct 2009 07:51:18 -0500

ST. CLOUD FLORIDA HOMES ARE SELLING and some of the deal may surprise you. St. Cloud Florida is located in the heart of Osceola County. Its geographical location sandwiched between Disney to the west and the beaches of Mebourne, Cocoa and Titusville to the east and north along with its easy access to the Orlando International airport, has been a sleeper for a long time.

This bedroom community formerly a retirement settlement for returning Civil War veterans,Spanish American War Veterans, and later World War I & II veterans has evolved over its 100 year history. From a sugar cane plantation in 1900 to a tent city in 1900 to an architects delight St. Cloud has flourished in the shadow of Disney for a century.

In 1909 , St. Cloud Florida became knwn as Soldier City and its streets downtown are named after states in the Union. Over time it has become "A City celebrating small town living"

Its picturesque Lakefront nestled along the shoreline of East Lake Tohopekaliga offers some the best bass fishing and delights water enthusiasts all the benefits of year round sumer living with boating, fishing, jet skiing and swimming. There is a 50 slip Marina located adjacent to the Lakefront which includes Crabby Bills restaurant, an interactive waterpark and playground walking paths, bike paths and beautiful old oak trees for picnics as well as covered pavillions for residents outdoor enjoyment.

Home Prices here will surprise you. The quaint community has some incredibly priced homes. The downturn in the housing market has opened up some incredible opportunities for first time home buyers capturing the Tax Credit and turn over of homes has been brisk. Some attracting multiple offers, as buyers compete for prime properties. Most popular seem to be the smaller homes int he downtown area as they lend themselves well for investment homes, rentals, and downsizing. Also popular and in high demand are waterfront properties which despite the economy have managed to do well in resale.

Homes that have recently sold

St. Cloud Florida is attractive to Eurpoean Buyers as well as Out of State Buyers looking for a winter retreat at affordable prices in closer proximity without the hassles of living in tourist district. If you haven;t considered it...perhaps you should.

For more information contact me.

St. Cloud Florida Real Estate Broker/Associate,

WHAT MAKES A REALTOR EXCEPTIONAL?

Florida Pines Realty, LLC — Tue, 20 Oct 2009 08:33:49 -0500

We all like to think that we strive to be our best. Some transactions are just more difficult than others. Some will push you to the breaking point while others just seamlessly flow with speed and ease. It is not the transaction which is taking on a life iof its own, it is the people involved in that transaction which will either break it, shape it, or mold it into its final form.

There are those that pose the problems, and those who seek the solutions. There are so many potential problems one can encounter in the process and often we are pressed into service beyond our own estimations of what our true abilities really are.

RUNNING ON EMPTY

When you are exhausted, stressed out, and overwhelmed from running the marathion to the closing table where does your inspiration come from to carry on?

DIGGING A LITTLE DEEPER

Sometimes we have to reach deep within ourselves and pull every last bit of strength, resourcefulness, and determination to succeed in situations that are by design insurmountable.

We can easily succumb to the pressure, time frames, obstacles which can each be the sole cause of failing, but IF we are truly driven to win, the strength is in there somewhere.

SWEET TASTE OR SOUR

For a first time home buyer THE EXPERIENCE is their only reference, so what kind of taste will it leave in their mouth? A sweet one or a bitter one?

I choose to make their experience with me one that will leave a sweet taste in their memory.

THEY WILL ALWAYS REMEMBER THE PERSONAL TOUCHES.

WAYS TO BE REMEMBERED AS EXCEPTIONAL:

A WELCOME BASKET WITH A HAND WRITTEN NOTE ATTACHED , A WELCOME BANNER, A CAKE AT CLOSING WHICH HAS WRITTEN ON IT "WE DID IT!", ARRANGE TO HAVE THE LAWN MOWED, POOL SERVICED, HOUSE CLEANED, A GIFT OF FRESH TOWELS AND TOILETRIES, AND BOTTLE OF CHAMPAGNE AND BOX OF CHOCOLATES ON MOVING DAY, OR HOW ABOUT STOCKING THE FRIDGE WITH ESSENTIALS...

THEY WILL REMEMBER YOU.

Be the kind of agent you always wished you had when you were the buyer or seller.

Regardless of the obstacles, the anxiety, the overwhelming pressure and sometimes hopelessness of it all, going the extra yard to empathize, comiserate and share their experience on a human level, can turn even the worst of deals into one they will ALWAYS remember you for as someone who went the extra distance on their behalf.

A TRANSACTION HAS A TIME LINE A FRIENDSHIP IS TIMELESS

WHAT EXCEPTION AL THING HAVE YOU DONE FOR YOUR CLIENTS LATELY?

St. Cloud Florida Real Estate Broker/Associate,

LET ME PULL A RABBIT OUT OF MY HAT

Florida Pines Realty, LLC — Sat, 17 Oct 2009 07:53:11 -0500

Let me pull a rabbit out of my hat

Is your deal on solid footings? Or is the foundation crumbling down? Sometimes we think is the deal is standing on solid ground, only to discover underwriters have us in a sink hole. PUTTING YOUR FOOT DOWN ON A PILE OF EMPTY PROMISES MAKES A THUD NOT A STATEMENT.

All loan commitments have conditions but how many times do Realtors actually get a copy of them? Not often enough or sometimes not at all. ASK FOR THEM.

Borrowers and their Agents will both need a copy of the Conditions of Loan Approval since we have been told that "All loans have them"

Everyone is aware of the scrutiny lenders are under as a result of the Housing Crisis. However, Buyers are willing and trying to buy homes. You've all heard grumbling about the HVCC, which affects Conventional Loans. FHA/VA financing if you ask most lenders is easier in comparison to obtain. But not necessarily.

THE COST OF BORROWING MONEY

Loan Officers like Realtors® work on a commission basis.

Loan Applicants will pay a fee to borrow money. In addition, they will also pay for

1) Appraisal

2) Survey

3) Title Insurance

4) Inspections

a) Home Inspections

b) Four Point Inspections

c) Termite Inspections

d )Structural Inspections (if needed)

e) Re-Inspections

f) Second Appraisals

g) Repairs (in As-Is)

h) Antacids

i) Aspirin

j) Unlimited cell phone minutes

Multiple re-inspections can be expected if something comes up which may cause a lender to have "concerns". The borrower will have to pay for these a second or third time. The Realtor usually ends up arranging them.

WATCH FOR SUBJECTIVE TERMS

"Satisfactory Inspection"

sat⋅is⋅fac⋅to⋅ry according to Dictionary.com is defined as follows:

/ˌsætɪsˈfæktəri, -ˈfæktri/ Show Spelled Pronunciation [sat-is-fak-tuh-ree, -fak-tree] Show IPA Use Satisfactory in a Sentence See web results for Satisfactory See images of Satisfactory -adjective

1.	giving or affording satisfaction; fulfilling all demands or requirements: a satisfactory solution.

Synonyms:
1. competent, adequate, suitable, passable.

Satisfaction is Subjective

Apparently the word Subjective is of equal importance

sub⋅jec⋅tive

/səbˈdʒɛktɪv/ Show Spelled Pronunciation [suhb-jek-tiv] Show IPA Use subjective in a Sentence See web results for subjective See images of subjective -adjective

1.	existing in the mind; belonging to the thinking subject rather than to the object of thought (opposed to objective ).

2.	pertaining to or characteristic of an individual; personal; individual: a subjective evaluation.

3.	placing excessive emphasis on one's own moods, attitudes, opinions, etc.; unduly egocentric.

DOCUMENT DOCUMENT DOCUMENT-

LET ME PULL A RABBIT OUT OF MY HAT... In the end, it will be the REALTOR® who will have to pull a rabbit out of their hat in obtaining experts to dispute last minute lender objections.

SO PULL UP YOUR SLEEVES

These requests can and usually do come late on a Friday afternoon at the end of the business day just before the loan is supposed to fund for closing.

YOUR CUSTOMERS DEPEND ON YOU TO OVERCOME LAST MINUTE OBSTACLES TO CLOSE.

Even when your bag may appear empty..what you pull out of it can surprise you!

HAVE YOU PULLED A HAT TRICK LATELY?

St. Cloud Florida Real Estate Broker/Associate,

FLORIDA HOME SALES AND HEAT WAVE - ST. CLOUD FLORIDA-LONG DISTANCE BUYERS WELCOME HERE

Florida Pines Realty, LLC — Mon, 12 Oct 2009 11:13:35 -0500

ST.CLOUD FLORIDA'S HOME MARKET AND WEATHER ARE BOTH HOT. The weather maybe cooling down in other parts of the United States and Europe, but here in St. Cloud, Florida not only is the weather at all time highs so are the home sales.

Market Conditions in the St. Cloud Florida area are favorable. The number of sales are rising, and prices are still favorable for buyer looking to cash in on the current economic climate. Increases in Eurpoean home buyers is up again as well. Buying long distance is not only possible, it is easy and more common than you may think.

LONG DISTANCE BUYERS SELECTING THE RIGHT REALTOR®

The majority of buyers I have been working with are Long Distance Buyers. Why are they choosing to work with me? It could be they found me on the Internet, it might be that they read my bio and know I was educated at the United Nations International School, or perhaps they have selected me, because they know I am an area expert and working with long distance buyers looking the in the St. Cloud, Florida area.

USING TECHNOLOGY TO BUY HOMES IN ST. CLOUD, FLORIDA

Finding the perfect home Long Distance is really not that difficult. It makes no difference if you are across the country or across the globe. Thanks to technology. We have photos and video tours as well as virtual tours which make the process of selecting very simple. We are able to zoom in on specific area and buyers can actually see the communities the home is located in from a "Bird's eye view " or aerial view.

Once you have selected the home you wish to Purchase, which meets your needs of location, price and amenties, arranging to get the paperwork to you can also be done electronically.

WHAT MAKES A CONTRACT VALID?

Purchase agreements used here in Florida are prepared by Attorney's in conjunction with the Florida Realtor's Association. They specifically address issues which may arise in wiriting and are clear and easy to understand.

CAN I HAVE A LAWYER REVIEW MY OFFER BEFORE I SIGN?

YES! Absolutely. You will need a Real Estate Attorney.

A Purchase agreement will have your name, the address of the property, and parcel number as well as a street address and the county in which the property is located for example in St. Cloud Florida it is Osceola County.

It will state the amount, the deposit (which is typcially held by Title Companies) financing, or balance due at closing, and time for acceptance and a closing date. (Closing is when the property will transfer to you)

If there is a Homeowners Association, there will also be an attached document making you aware of that fact, and indicating the amount of dues which are to paid and in what time frame. Annual, or monthly.

You will initial each page of the purchase agreement to validate that you have read it. You will sign the offer and date the offer, and it will be submitted to the seller for a review. The seller has 3 options.

1) Accept your offer and will sign and date it

2) Reject your offer .

3) Counter Offer. They are negotiating what they want with you.

TITLE WORK

All property changing hands in Florida must have a marketable title. a Title search checks for debts owed against the property, and also a history of the property which dates back as far as 30 years. It must be free of all liens and able to be transfered at the time of closing. Taxes are pro-rated, and buyers will receive in advance a copy of all the costs involved in the purchase of the property.

WIRE TRANSFERS

INTERNATIONAL BUYERS MUST BE PREPARED FOR TIME DELAYS IN TRANSFERING FUNDS.

PLEASE ALLOW 1-2 DAYS FOR THE FUNDS TO CLEAR THE ROUTING CHANNELS WHEN MAKING AN INTERNATIONAL PURCHASE OF A HOME IN FLORIDA OR ANYWHERE IN THE UNITED STATES.

REALTORS® ARE LICENSED BY THE STATE IN WHICH THEY ARE WORKING. THEY HAVE HAD BACKGROUND CHECKS AND ABIDE BY A SET OF STANDARDS OF PRACTICE WHICH PROTECTS YOU THE BUYER.

HELPFUL LINKS-

St. Cloud, Florida

OSCEOLA COUNTY SCHOOLS

St. Cloud Florida Library

PARKS AND RECREATION In ST. CLOUD FLORIDA

St. Cloud Florida Real Estate Broker/Associate,

WHY TENACITY IS SO IMPORTANT

Florida Pines Realty, LLC — Sat, 10 Oct 2009 16:35:48 -0500

BUYING A HOUSE ISN'T EASY THESE DAYS neither is selling one. Think the process is frustrating in the beginning stages, it can be a frenzy in the final stages before closing. Lender financed loans certainly have their fair share of obstacles to overcome. Like revised appraisal practices which have an impact on your ability to buy or sell.

STRESS CAUSING FACTORS

TIMING: also called BEAT THE BANK

Short sale properties have a drop dead date once the lender agrees to release their lien against the house and take less than is owed.

These properties often are in the throws of foreclosure.]

These drop dead closing dates and of late specific times (the money must be received by) can be very stressful to buyers who rely on wire transfers which can be delayed in processing.

Or who are traveling considerable distances to come and close in person.

SOLUTION: WIRE THE FUNDS AHEAD OF YOUR ARRIVAL AND ASK FOR THE PAPERWORK TO BE SENT IN ADVANCE. IF YOU ARE DELAYED AT AN AIRPORT, MOST HAVE A BUSINESS CENTER YOU CAN FAX YOUR SIGNED COPIES OF CLOSING DOCS FROM.

FINANCING:

Congratulations Your loan has been APPROVED, except for a few small last minute details.... this call generally comes at 5PM on Friday.

OH Boy, get out your tennis shoes this usually means the race to finish has begun.

We need to get a few things fixed....

Having a list of reliable home repairs specialists, termite treatment companies, electricians, and local appliance stores who deliver can be a tremendous help.

"As-Is"

Homes sold "As-Is" May need some repair. The seller is NOT going to make them.

If passing inspection for VA or FHA financing is dependant on appliances being in place-

SOLUTION: Be prepared to buy them.

Buyers should have some funds in cash reserves for things that pop up keeping you from closing on your home. Becareful not to do too much the home is not yet yours.

APPRAISALS:

In case you missed it, there have been radical changes made in apprasial practices. This impacts buyers and sellers of homes equally, but specifically buyers who are not planning to use the home they wish to purchase as their PRIMARY RESIDENCE. They are usually financed through conventional mortgages,

Apprasiers are no longer allowed to ask mortgage officers for comparable properties, nor are they allowed to ask REALTORS®. As a result, these out of area appraisers have little to no knowledge of the area or communities theyare appraising and are often tens of thousands of dollars off in their valuation. Not all communities or homes are the same.

SOLUTION: REQUEST A FIELD REVIEW

If you are willing to dispute the Apprasial and pay for another one to be performed- you may discover the first one was comparing apples to oranges. Do your own homework and learn what has sold and for how much. This can p[ossibiliy help you in the planning of your purchase and satisfactory appraisal later. REALTORS do what is called a CMA which is NOT an appraisal, it is however a snapshot of market conditions in any particular area. Comparable Market Analysis is very helpful when pricing a home for sale or making an offer on one that is for sale. Protection you will not over pay, but pay fair market value.

BUYING OR SELLING A HOME CAN BE VERY STRESSFUL

BUT WITH PROPER PLANNING AND SOME QUICK ACTION TO RESOLVE LAST MINUTE ISSUES...IT IS POSSIBLE TO GET THE DEAL DONE.

TENACITY, DETERMINATION AND PERSERVERANCE CAN AND DO PAY OFF.

FIND SOMEONE YOU TRUST WHO WILL GIVE NOTHING LESS THAN 110%

Allison Stewart, Licensed Real Estate Broker Associate Serving Osceola County, Florida... making dreams come true one home at a time.

St. Cloud Florida Real Estate Broker/Associate,

WHO'S ADVICE IS GOOD ADVICE?

Florida Pines Realty, LLC — Mon, 05 Oct 2009 09:02:18 -0500

The process of buying a home has become slightly more complex in the past year. Granted there are still some straight forward transactions out there. Those are the ones which offer the most appeal and you are able to negotiate directly without long waits and bureaucratic red tape.

Presenting a good clean offer, that is likely to be accepted is a relatively easy process. But who's advice is good advice? Your Realtor®, your banker? Your significant other? Your family or friends? Or a combination of all of them-each with pen in hand making "corrections" along the way or after the fact?

"NO HOUSE FOR YOU" A while back a gentleman was attempting to purchase a rather large home for a rather low price. There were not many that fit his special spacial needs and his budget. After a long diligent search we finally located one that he really liked. We talked at length about the offer he wished to make and one was written up and faxed to him to sign. Simple enough right? Maybe not...

Two days later, the offer is faxed back to his Buyer's Agent, and handwritten in various spaces were alterations to original document. Suddenly we had an offer that had absolutely no possibility of being accepted. The purchase price had been reduced, the Maximum repairs had been added, Replacement costs were set at the maximum allowable limit, and the closing date had been pushed back by 2 months in additiona he asked for a closing cost contribution from the seller.

He had a "friend" who was an out of area Real Estate Broker- looking out for his "best interest".

In the Special Section of Rider's and Addenda, there was a handwritten notation. THIS IS THE BEST OFFER.

It took the listing agent less than fifteen minutes to send the Buyer's Agent the following Email.

"Your offer was far inferior to the many offers we have received on this Property.

Thank you for indicating it was your "best Offer", as such it has been rejected by the seller."

The following day, the house went to pending and was sold in less than 30 days for above asking price.

His friend assured him "there would be others". Unfortunately, in the buyers price range...his friend was mistaken.

The man was horribly disappointed with the outcome.

He never did get a home.

THERE IS A TIME FOR TALKING AND A TIME FOR WRITING

Prior to writing the offer, is the time to talk to your Real Estate Professional. They should explain to you the various aspects of the Purchase Agreement, and discuss with you how to fortify your offer. A good solid offer allows for dialog and a meeting of the minds.

This is best done face to face. In certain circumstances it is not possible to do that (in cases of out of State buyers or sellers) A telephone conference can accomplish the same thing.

Buyers or Sellers who are serious about buying a home, or selling one, will want to make well informed decisions on several factors.

Purchase Price

Terms and Conditions (such as a Home Inspection, financing approval and appraisal)

Closing Date and Escrow Deposit Amount as well as where the Escrow will be held until closing.

LETTERS OF PRE-APPROVAL WITH CONDITIONS.

SOME LENDERS HAVE CERTAIN REQUIREMENTS WHICH MUST BE MEANT TO SATISFY THE LOAN COMITMENT THEY CAN BE ATTACHED TO THE OFFER TO PROTECT THE BUYER. By attaching the conditions of the Pre-Approval to the Purchase Agreement, it can become part of the Purchase Agreement. Often these will protect the buyer as well as the Lender.

BE REASONABLE IN YOUR EXPECTATIONS

Negotiations involve a little give and take on both sides. The goal is to reach an agreement that is fair to both parties and ends in a successful transaction.

ITEMS THAT ARE IMPORTANT:

SATISFACTORY HOME INSPECTION

SATISFACTORY TERMITE INSPECTION

SATISFACTORY APPRAISAL

REPAIRS (SHOULD BE NEGOTIABLE)

REALTORS® ARE THERE TO AID AND ASSIST YOU IN HAVING A SUCCESSFUL TRANSACTION.

St. Cloud Florida Real Estate Broker/Associate,

THE INSIGHT OF PERFECT HINDSIGHT

Florida Pines Realty, LLC — Sun, 04 Oct 2009 07:20:23 -0500

IT HAS BEEN SAID, THAT HINDSIGHT IS 20/20. What is obsure in the present, becomes clear in the past. How many people will regret in the future the opportunities they missed in the present? We can all recall stories of relatives who purchased their homes for ridiculous amounts of money. The $14,000 bi-level on Long Island for example they bought back in 1971. We sat in utter and complete amazement envious at the time, knowing those opportunities were indeed retrospective. Or are they?

Yes, we live in tumultous times. There is a great deal of uncertainty amidst the promise of change. There are record high job losses, and cause for trepidation among consumers fearful their paychecks could abruptly stop leaving them listless. But, there are a greater number of people who recognize that the current economy is a portal to securing future economic wealth. They are accutely aware that only constant is change.

The one constant that will remain unchanged is the basic need for housing. How much or how little is determined by the economy. But the basic need will never change. In robust times, the desire for larger homes abound. In lean times, the viable alternative is to seek smaller more economically efficient and durable housing. As such the demand for smaller homes continues to rise.

As consumers continue to tighten their belts, they are changing their perspective as well on what type of home will best fit their budget and needs. They are turning in large numbers to smaller, less expensive and more fuel efficient homes as a result of higher costs both in property taxes and fuel costs.

Older homes have now become more popular as a result of these changes of awareness and consumer perspective on spending. In communities like St. Cloud, Florida there are a significant number of older, historic homes dating back to the early 1900's. During the economic boom many were forsaken in favor of larger, better appointed, new homes which were built in abundance between 2005-2007. These homes now have lesser appeal due to the architectual design than they once did.

Vaulted ceilings for example, are least fuel efficient. Many consumers are turning away from them , realizing that as electricity costs continue to rise, so does the heat towards the ceiling and cooling them in sultry Florida heat and humidty is much more costly.

They are also scrutinizing the additional fees in new communities. No only in most cases are there Home Owner Association Fees, there are Community District Development Fees (CDD) which are in fact 20 year bonds put in place by the builders to offset the cost of ammenties such as club houses, community pools, and playgrounds which increase property taxes on homes in these developments.

The City of St. Cloud, Florida

Provides parks, recreational areas, and maintains the lovely lake front.

Homes in the Historic District pay no HOA fees and are provided free wireless Internet networking as well as all the amenties enjoyed by local residents free of charge.

They are a viable alternative to equal cost apartments with a direct benefit to the home owner.

There is an added benefit when looking at older housing. History.

Recently, I sold the first Doctor's home who lived in St. Cloud Florida.

The home had lovely ten foot ceilings, a massive stone fireplace, and a formal dining room complete with butlers pantry.

It also had turn of the century french doors and hardwood floors which were in beautiful condition and a lush tropical garden.

Vintage 1925.

Opportunities are there- if you are look at the possibilities. These homes are at Historically low prices, and very afforable to operate. Have you considered a Historic Home Lately?

St. Cloud Florida Real Estate Broker/Associate,

IS THIS REALLY WHAT ANDREW CUOMO HAD IN MIND? HVCC IS AN OUTRIGHT DISASTER

Florida Pines Realty, LLC — Fri, 02 Oct 2009 09:47:46 -0500

As you are aware there have been recent changes made in Real Estate Appraisal practices which are having disasterous consequences and supressing the recovery of the housing market particularly here in Florida. Appraisers who are now assigned from a pool and are usually from out of the area, have been making aggregious errors in the estimation of property values.

SUPPRESSING VALUE AND ECONOMIC RECOVERY

They are suppressing the value of property in Central Florida, which is not only a disservice to consumers who are the key to the housing market recovery; but are, under the new guidelines, not allowed to consult with local area REALTORS® (who are State Licensed) and in the case of Real Estate Brokers, knowlegable area experts.

As a result of this rather limited pool of "pre-approved" appraisers home values are coming in drastically under current market value and transactions which should have closed are failing in large numbers. While foreclosures and short sales negotiated with lenders reflect an under market price-they are being used as the standard comparable in almost all cases.

CASE STUDY WHERE BUYER PAID CASH AND DISCOVERED HUGE EQUITY

In one such case a historic home sold the day before foreclosure preceedings for $85,000-the insurance company the buyer used valued the same home for $265,000.

NOT ALL SHORT SALES AND FORECLOSURES DEALS ACCURATELY REFLECT MARKET VALUE...

IF THEY DID THEY WOULD NOT BE DEALS OF THE DECADE

Florida is experiencing a housing market recovery,however it is greatly thwarted as transactions collapse under the new guidelines. Banks will not accept less than was negotiated, and in many (most)cases consumers are willing to make competitive offers, which later do not "appraise" under the new guidelines and shoddy appraisals these so called "experts" are writing.

LOCATION LOCATION

When comparing property values we have seen cases where the appraisers lack of knowledge regarding the differences in local neighborhoods has caused a devaluation of a property's worth in excess of $20-40,000.

Price is determined using several factors. Location, age, condition, improvements, and functionality.

METHODOLOGY OF FINDING THE VALUE

Replacement cost is one method currently not being employed. Neither is reproductive cost. Both of which would be more accurate representations of what a home's "value" is.
Highest and best use is only purposeful in estimating a commerical property yet we have seen references on residential properties regarding that term.

WHEN DISASTER STRIKES...

If there were to be a natural disaster for instance, reproductive or replacement appraisal methodology would be employed to determine the value of the property's loss. (In the billions) Under these guidelines that will be resuced to the millions. Which would mean less aid for Florida unless a double standard is in play.

CONSUMERS ARE AND HAVE BEEN THE DRIVING FORCE IN THE ECONOMIC RECOVERY

Florida has the ability to show enormous housing growth, and public awareness of this issue is important. Consumers are and have been the driving force to Florida's economic recovery via the housing market recovery. They are returning to the Real Estate Market only to be shot down and unable to close on homes as a direct result of this new law regarding HVCC Appraisals.

I urge you (Senator Nelson) to take a stand on this issue and am joined in this opinion by almost every Realtor, Real Estate Brokerage, Mortgage Company and Title Company who have been adversely impacted by this untenable law, which on a local level is causing harm to both consumers who wish to buy homes in Florida and professionals who are trying to sell them.
The result is continued property value, suppression of sales, which are the vital key to Florida's economic recovery.

Is that really what Mr. Cuomo had in mind? And if so, why?