Allison Stewart Broker Realtor Insights

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,

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.

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?

WHEN SERVICE BUSINESSES CUT BACK DO THEY REALLY THINK NO ONE NOTICES?

Florida Pines Realty, LLC — Wed, 30 Sep 2009 14:59:39 -0500

WHEN SERVICE BUSINESSES CUT BACK DO THEY REALLY THINK NO ONE NOTICES? When was the last time you or your significant other went to a salon? Nail salons have gained huge popularity for a variety of reasons, including immigration eligibility by meeting the criteria of the E2 VISA requirements interestingly enough.

PUTTING YOUR FINGER ON THE PROBLEM

However, once establishing a regular clientele, most salon owners resort to cost costing devices and the quality of service seems to diminish.

The owners wrongly feel no one will notice. But regular customers really do.

Little things like the foam toe separators they suddenly replace with rolled up paper.

The lack of electric filing with the drummels to soaking for extended periods of time or using plastic tip nails to pry off existing acrylic applications.

There was no complimentary beverage or signature back rub when it was over....

Changes from just the last time about a month ago before the operating costs of that business cut deeply into the profit margin. Yet they charge the same, while offering less than they used to.

There is rent, electric costs, insurance, employee payroll, and the cost of products sold which all play important factors in determining service pricing. Recently, OUC here in Florida as well as several other power companies had a significant increase in the cost of providing electricity. Homeowners complained as the average bill increased by $200 from one month to the next for similar usage. Now averaging over $400 a month for a 2000 sq ft home. Up almost 80% of the cost to operate the same home 1 year ago.

Businesses however pay a higher rate than residential users do. One can only imagine how much their bills were impacted by the latest increase. In difficult economic times, cutting cost is the first pre-emptive steps taken to survive.

As costs rise both for businesses and private residences, so does the amount of disposable income proportionately. Absent are the crowds at Malls, Hair Salons, Nail Salons, Pet Grooming shops and grocery stores. Video rental stores are empty, so are most restaurants.

Real Estate is a service based business. It seems that when the last postage increase went through, the majority of junk mail stopped almost overnight. Certainly a response to the increased cost of marketing in that manner. Did customers notice? Probably when their trash cans got a whole lot lighter.

Service does not always translate to material items, it is simple stuff, like returning phone calls, responding to concerns, resolving issues, and investment of time- fortunately there is not a tax imposed on that yet. In tough times the level of service should increase to keep the customers you have. While income may be disposable, certainly customers should not be.

Are you cutting back? Do you think no one has noticed?

St. Cloud Florida Real Estate Broker/Associate,

THE ART OF NEGOTIATING - IT IS ALL ABOUT FINESSE

Florida Pines Realty, LLC — Mon, 28 Sep 2009 04:42:32 -0500

THE ART OF NEGOTIATING A HOME SALE IS ALL ABOUT FINESSE. HOW MANY REAL ESTATE AGENTS ACTUALLY EMPLOY STRATEGY WHEN PREPARING AN OFFER? truth be told, not many.

Todd Clark and I have posed the same question.

I can't tell you that? WHY NOT? Who does the listing agent really represent?

In Florida, there is nothing specific that bars an agent not to disclose an offer amount unless specifically instructed in writing by the seller to do so. An agent cannot disclose how much a buyer is willing to pay nor can they disclose how much a seller is willing to accept.

BUT, HOW MANY AGENTS ARE ACTUALLY DISCUSSING SCENARIOS WITH THEIR CLIENTS?

Not many.

Up until recently, agents were just hoping and praying for an offer to come in at all. But, lately, it is by far more common to receive multiple offers on a well priced property, particularly in REO and short sale listings where the list price is designed to attract multiple offers because it is set under market value deliberately. As a result, there are several strategies which are effective and utterly ineffective in play on any given listing.

Some of which have already been mentioned here and are valid to a point. Having said that I will add that THE GOAL is to achieve a meeting of the minds. One of the ways this is accomplished in a buyers market is to be honest with CO-OPERATING brokers and to give them the opportunity to present strong offers which will meet or exceed the sellers expectations.

Asking them to present an offer without any idea of where they need to be, in order to be successful in that attempt, may not produce the best offer for the seller.

The object is to eliminate inferior offers, and narrow down the field to viable offers which will accomplish the sellers objective and which fit into the buyers buying ability.

While it is not a game- certainly at times it can feel like one-there are several tactics employed by both buyers and sellers in the art of negotiating.

Those agents fearful of only obtaining a thousand dollar incremental increase may in the end inadvertently lose an offer substantially higher because all negotiations involve a certain amount of finesse. Let me repeat that in case you missed it... ALL NEGOTIATIONS INVOLVE A CERTAIN AMOUNT OF FINESSE.

You must study your market-

Know what has sold and for how much over the past 30 days,

Extrapolate the percentage at or over asking price from that data

Determine what a reasonable Selling Price is likely to be.

For example, in the chart above, I used Poinciana, Florida,( a distressed area) commanding multiple offers on almost every short sale, REO and foreclosure property, the average over a 30 day period showed that

SUCCESSFUL BIDS were 12-18% ABOVE asking price.

Sellers Agents who would not disclose the new high bid price range- often received inferior offers. Ultimately frustrating Buyers Agents, and Buyers who relied on nothing more than a guess. Ones who did disclose a ball park figure received higher quality offers yielding a greater dollar amount for their clients.

Buyer Agents who do as I suggest will have a greater probability of submitting an offer which is acceptable and conforming to the price their buyer is willing to pay, and what the market is likely to yield.

In the end it is a win/win for both parties to the transaction.

You've got to know when to hold them and know when to fold them!

St. Cloud Florida Real Estate Broker/Associate,

A FOUR POINT INSPECTION WITH A SURPRISING TWIST

Florida Pines Realty, LLC — Fri, 25 Sep 2009 10:27:29 -0500

A Four point Inspection is sometimes required by Insurance Companies for the purpose of issuing a Home Owners Insurance Policy. A certified inspector will visit the home, and examine the crawl space, electrical system, plumbing, and roofing. They will put their findings into a written report including photographs.

Recently one of my customers was asked to have a four point inspection performed on a house he is attempting to purchase. A lovely vintage home, with large wrap around porch located on a tree lined street situated on a corner lot. The Inspector came, took pictures and issued a written report.

Crawl Space- is serviceable.

Plumbing is serviceable.

Electrical is serviceable.

Roof- serviceable, and estimated to have 5-7 years of life remaining.

Under notes: There was this comment:

The roof is original and is 94 years old. The house was built in 1915.

Now that is what I call a lifetime guarantee! Image that a 94 year old roof that "still has 5-7 years of life left"

St. Cloud Florida Real Estate Broker/Associate,

FAMILIES TODAY COME IN ALL SHAPES AND SIZES- 100 YEARS OF HISTORY FOUND IN ST. CLOUD FLORIDA

Florida Pines Realty, LLC — Wed, 23 Sep 2009 08:54:52 -0500

FAMILIES TODAY COME IN ALL SHAPES AND SIZES TAKING A LOOK AT St.Cloud Florida, which is celebrating its 100th Anniversary this year, one sees an eclectic diversity of houses. There are still fine historic homes dating as far back as 1900 in St. Cloud, Florida which have been upgraded over time as well as the new housing which was built during the boom years 2006-2007. A reflection of how American families have changed and how their needs have evolved over time as well.

From the very small bungalow style homes which replaced the tents supplied in 1900's by the Seminole Land Investment Company, in Washington DC, to today's sleekly designed modern homes you will find them all here in St. Cloud, Florida.

St. Cloud, Florida is nestled along the shores of East Lake Tohopekaliga- a Seminole Native American word meaning "Sleeping Tiger" known to the locals as East Lake or Toho, it is an 11,000 acre fresh water lake with some of the best bass fishing to be found in Central Florida. As a result, it has attracted sports enthuiasts who enjoy fishing tournaments, watersports, and jogging trails along the St. Cloud waterfront.

Of the original 100 Historic homes, currently there are about 40% are on the market today.

These homes typically feature ten foot high ceilings, fireplaces and real wooden floors.

Many have been retrofitted with central heat and air conditioning, and have had upgraded plumbing and electrical work done with each passing generation.

These homes are unique. Rooms are typically smaller, but are very economical to own. Larger ones like the one shown here which was owned by a doctor in 1925, feature large rooms, large fireplace, butlers pantry and wood floors.

They date back to a time when St. Cloud, Florida was called "Soldier City" established by the Seminole Land and Investment Company in the late 1880's.

St. Cloud, Florida was incorporated in 1909 as a "City Celebrating Small Town Living"

The Grand Army of the Republic (G.A.R.) Memorial Building is on the National Historic Registry

During the Building boom of 2005-2007 Osceola County Florida became one of the fastest growing counties in Central Florida, specifically St. Cloud, Florida which again became the focus for developers.

What attracted them was the lush farmlands and large parcels of land they could build new modern housing on.

Developments featured many community features, influenced by what consumers deemed desireable. Communities within a community.

Club houses, community pools, gated communtiies, and easy access to all major roadways and Orlando International Airport were some of the contributing factors which lead to the growth of St.Cloud, Florida.

Today, these homes are very affordable. Many are offered for less than half of original asking prices.

As families change, the landscape of our community has changed along with them.

From the simple turn of the century homes to the modern sleek new style construction, St. Cloud Florida offers families of all shapes and sizes home which are designed to fit their specific needs. Because one size does not fit all.

Historic Homes

New Homes

St. Cloud Florida Real Estate Broker/Associate,

ARE YOU UNINTENTIONALLY IRRITATING?

Florida Pines Realty, LLC — Sat, 19 Sep 2009 06:19:52 -0500

Most people would immediately respond "NO" but the truth is, you probably are. In one way or another. Have you gone away for the day and not checked your email? Been in meetings and turned off your cell phone? Forgotten to take care of what seemed to be a small detail to you but ended up being a big deal to your client?

All of these are all irritating but correctable. There are also some insideous conversational idiosyncrasies that can drive other people nuts which make them tune you out or turn off. Such as a whiny tone of voice

For younger people the word "LIKE" seems to be a problem. "And I was like, and he was like, OMG!" Like is an adjective. Unless you are attempting to compare one thing to something else, please refrain from using it. It can express pleasure or disdain "I like it or I didn't like it"

"YOU KNOW" seems to be another infectious disease worse than swine flu.

"I was looking at you know, this house you know, and the neighbor, you know came over and was you knowing talking to me about the what day the garbage was you know picked up."

You know is not a dramatic pause, nor it is a substitute for UM or a comma.

"UM" is another linguistic impediment. I recently attended an Honors banquet at UCF, and the Head of the College must have said "UM" at least 35 times when introducing the Department Chair.

I was so pleased they were taping it for future broadcast purposes.

Taping yourself periodically is not a bad idea- to identify and isolate potentially irritating mannerisms, such as do you roll your eyes, make odd facial expressions or have speech deficiencies, or other potentially irritating problems?

It will allow you to see yourself as others see you.

Have you ever thought to do this as part of basic salesmanship 101? Should all brokers periodically tape agents giving listing presentations?

What agent idiosyncrasies have really gotten you irritated?

St. Cloud Florida Real Estate Broker/Associate,

WHEN EVERYTHING COMES TOGETHER LIKE CLOCK WORK-

Florida Pines Realty, LLC — Thu, 17 Sep 2009 17:30:43 -0500

They say timing is everything. A short sale closing in 7 days? Impossible. No, it happened. Through divine intervention, serious trust , perspiration, determination and a case of really good timing. It all came together.

We had been in listing limbo (the gray area) called pending for almost 12 weeks. It wasn't a house my buyer loved, but it was a good investment. Checking the change of status on MLS daily is a good habit to develop.

Seven days ago, a listing changed status as many do everyday. With the foreclosure clock tickling in what seemed to be accelerated speed, the nervous seller thought all hope was lost along with her beloved home. The buyers who had it under contract, would not make the closing deadline. The listing agent relisted the house and needed a cash buyer

NOVATION- THE MOTHER OF REINVENTING THE DEAD DEAL

I contacted the listing agent immediately. Turns out we once worked together. A friendly chat turned into a collaborative effort to save the seller from the throws of foreclosure, and to get my buyer the house she had dreamed of.

We submitted a cash offer, working late into the evening, getting the long distance buyer, seller's agent and myself, all on the same page with transfer of signed documents. Technology can be so helpful.

With all the papers signed, they were accepted the following day and sent off to the Title company along with an explaination that we HAD to close this one with 5 days to go.

The buyer had never seen the house- Trust was a key component here. Armed with a video camera and about 60 still shots, I was able to walk her through the home 1200 miles away. She instantly loved it and and we moved forward at warp speed.

We used wire transfer for the fund transfer and everythng was ready to go with 2 days remaining.

INCREDIBLE COMING TOGETHER

In an incredible turn of events, the seller would be saved from foreclosure on her credit, the buyer would get the home she abslolutely wanted, and listing agent and selling agent would both earn the respect , love and loyalty from their clients.

Thoroughout the weekend there was a flurry of activity in and out of the house. Interestingly, no one saw anyone else. Yet all played a vital role in a combined surprise.

The seller helped the Listing agent, scrub, clean and prepare the home for the new buyer. The buyer had planned to spend the night in the home day of closing. The home inspection was on Sunday.

Wednesday, the buyer flew in to attend the closing (still never having seen the house) After we signed the final documents, it was off to see the house, for the very first time. Upon arriving I gave her a welcome basket of wine, choclate and a gift card for incidientals, in addition to making sure the floor had been freshly mopped again after the home inspection.

Instead of dirt, debris, and a week's worth of work waiting for her, when we opened the door, it was spotless, shining and lovingly tended to. That was the best closing gift ever! The listing agent had given her new sheets and pillows for the futon the seller had left there, all cleaned and ready for its first guest-the new owner.

We can accomplish incredible things-when we all work together to achieve a common goal. Not every deal comes together, in fact many fall apart despite our best efforts. But going the extra mile in this case, made everyone a winner in the transaction.

The true unsung hero of this success story,wasn't the buyers agent who worked hard, or the seller's agent who also worked very hard, or the seller who was saved, it was the buyer, who acted on blind faith and trusted her Realtor enough to "go for it" based on some photos and videos.

Have you ever gone "Above and Beyond" to make a someone's dream come true? Share your story here.

St. Cloud Florida Real Estate Broker/Associate,

IF A GOOD DEAL WAS UNDER YOUR NOSE WOULD YOU KNOW IT?

Florida Pines Realty, LLC — Tue, 15 Sep 2009 13:52:28 -0500

IF A GOOD DEAL WAS UNDER YOUR NOSE WOULD YOU KNOW IT?

WAITING TO BUY?

WAITING TO SELL?

DREAMING OF THE:

PERFECT STARTER HOME

VACATION HOME

OR RENTAL HOME

DREAM NO MORE

A GOOD DEAL MAY BE RIGHT UNDER YOUR NOSE.

CONTACT A REALTOR TODAY!

St. Cloud Florida Real Estate Broker/Associate,

ARE BUYERS TOO INDEPENDENT?

Florida Pines Realty, LLC — Tue, 15 Sep 2009 06:19:45 -0500

Independence overall a wonderful thing. Our country was founded on the desire for independence, free thinkers, and risk takers. We encourage young children to be independent. Buyers of Real Estate enjoy a certain amount of independence being able to surf the Internet. That is, after all how many of them find us in the first place.

But at some point, is it necessary to relinquish some control, and allow the professional you have selected in effect, hired, to do their job. The job you are ultimately paying them to do which is to facilitate a transaction that will ultimately conclude with the successful purchase of a property you have selected. That means forming a PARTNERSHIP with that professional.

INDEPENDENCE IS AN ASSET WHEN:

You are beginning the search for a home
You are looking at the options available to you
You have researched which Realtor and Financial Advisor you would like to work with.
You have explored neighborhoods you would consider buying in.
You have determined what type of home you want.
You have determined how much home you can afford.

INDEPENDENCE BECOMES A CRIPPLING HINDRANCE WHEN:

You don't maintain contact with your professional prior to writing an offer.
Don't ask questions or instructions when you are doing this long distance
Don't discuss the best strategy in negotiating an offer price before hand
Change or modify a Purchase Agreement on your own
Fail to return ALL of the documents and addenda to your agent

And lastly, Make the Escrow Deposit Check to the wrong party.

The process of buying or selling Real Estate involves numerous steps. Your Professional REALTOR is there to assist you in this process,by writing viable offers correctly, providing expert assistance, making sure the addenda is included, and advising you on your rights and responsibilties as party to a transaction, resolve problems, schedule tasks, such as inspections, surveys, title work, needed to complete the transaction and help you achieve your goals.

Don't go it alone- mistakes can be costly in terms of time and money.

Working together, we can overcome obstacles to closing and make the process so smoothly.

It is a Partnership with you at the helm.

St. Cloud Florida Real Estate Broker/Associate,

ST.CLOUD FLORIDA EXPERIENCES HIGH VOLUME OF HOME SALES-RECOVERY WILL BEGIN FROM THE BOTTOM UP

Florida Pines Realty, LLC — Sat, 12 Sep 2009 08:48:19 -0500

ST.CLOUD FLORIDA EXPERIENCES HIGH VOLUME OF HOMES SALES- Recovery will begin from the bottom up. The increasing demand for 3 bedroom homes under $75,000 has fueled existing home sales in the area surrounding St. Cloud, Florida.

Competition in this price range is stiff. Multiple offers are coming in on most homes in this price range, and SALES in the past 30 days reflect a list price to sales price ratio ranging from 100%-103%.

Existing single family Homes in St. Cloud,FL are rotating off the market at much higher rates than previously reported. Inventory is down and sales are up. This inverse relationship shows signs that are significant that the housing market here is in the beginning stages of recovery. Median prices have also edged up over the past 90 days.

While a high percentage of these homes were short sale and bank owned properties, more homes are pending, than are coming onto the market consistently on a daily basis.

WHAT DOES ALL OF THIS MEAN TO POTENTIAL HOME BUYERS?

It means, consumers have to act quickly as home prices are once again on the rise. Over the past six months the market has shown stead improvement and rising sales, as banks move quickly to liquidate inventories of foreclosed homes. These homes represent an excellent value for buyers. Resetting prices to pre-boom more affordable levels.

THE REAL ESTATE BOOM OF 2006 WAS AN ANOMALY.

Unrealistic escalation of home values was a result of a limited supply of available homes, which fueled the buying frenzy to an orgasmic climax creating disproportionate appreciation. As builders rushed to build more units,and lenders dispensed mortgages like pez candy, the bubble had to burst- inundating the market with housing surpluses of overpriced homes and no one to sell them to at prices so high, no one could afford them.

Over a 33 year period the measure of a home's expected rate of appreciation averaged to 6.5% annually. A healthy inventory was a 7 month supply. During the boom, this ballooned to 300%. Leaving many late comers to the buying frenzy over leveraged and under funded when the market imploded.

TODAY... The rate of absorption (homes sold vs homes coming on the market) is escalating. Prices have reset to 2002-2003 levels. By comparison, the Stock Market yesterday was exactly the same as it was on 9/11/2001. (hovering at just over the 9600 mark)

WHAT SHOULD WE EXPECT?

Despite rising unemployment (expected to exceed 10%) demand for affordable housing should continue to rise.

Banks will continue to liquidate foreclosed homes at discounted prices, but will replace sold inventory with higher priced newly foreclosed homes at current market demand prices, which will rise in month over month sales comparisons. Competitive offers at above List Price levels will continue the growth of sales on existing homes well throughout this year and well into next.

The housing market recovery will not start at the top end homes and trickle down, but rather grow from the barren parched soil of the toxic mortgage fall out from the bottom up. In effect, buyers have and will continue to set Market Prices.

It has long been said in Real Estate circles that a home is only worth what someone is willing to pay. This applied both in good as well as bad markets. It is particularly true now in St. Cloud, Florida as multiple offers are commonplace. Highest and Best Offer will prevail.

Our northern and Mid-West neighbors are once again rediscovering the value in Florida Real Estate, this is particularly true in ST. Cloud, Florida where second homes, and smaller, older historic homes are viable as rental units. Offer excellent value compared to those homes in more densely populated regions where housing simply costs more. The close proximity to Orlando, the beaches, the space center, Disney and the Attractions and Universities, make St. Cloud, Florida popular for a variety of reasons.

ARE YOU READY TO BUY?

Allison Stewart, 407-616-9904 Real Estate Broker/Assoc,

Serving Osceola County, St. Cloud, Harmony, Kissimmee, Florida

St. Cloud Florida Real Estate Broker/Associate,