This Saturday and Sunday December 6th and 7th from 1:00 p.m. to 6:00 p.m. the West Volusia Historical Society will hold it's Biannual Tour of Historic DeLand Homes.  The tour will feature 8 restored Historic homes in the Old Northwest DeLand National Historic District.  The press release below shows only 7 homes being open however, Aparo-Griffin Properties has the wonderful opportunity to open 124 North Clara Avenue. 

Press Release

Event Date(s): 12/6/2008 - 12/7/2008
Time and Location: varies, St. Barnabas Episcopal Church, DeLand.
Contact Phone: 386-740-6813
Event Details: Seven historic homes never before included in the West Volusia Historical Society's Tour of Historic Homes are in this year's tour scheduled for December 6 and 7. Hours are 1 to 6 p.m. Homes featured on the 2008 Tour include: 130, 321, and 426 N. Clara Ave.; 223, 335, and 409 W. Minnesota Ave., and 341 W. Wisconsin Ave. Two special events also are included in this year's program, according to Lorna Jean Hagstrom, Tour Chairman. Prior to the Saturday tour. will be a walking tour of three DeLand historic districts, with an emphasis on historic urban design. Leading the tour will be DeLand architect Hernando Gomez. Tickets are $10, and the tour begins at 9 a.m. Saturday, Dec. 6, at the DeLand House, 137 W. Michigan Ave. A second feature is an 11 a.m. Saturday talk and power point presentation on Louis Tiffany's glass collection given by Jennifer Thalheimer of the Morse Gallery in Winter Park, Fl, home of the Tiffany collection. The program will take place in the sanctuary of St. Barnabas Episcopal Church which features Tiffany stained glass windows. The church is at 319 W. Wisconsin Ave. Ticket cost is $5. Cost for the tour of homes is $12 in advance, $15 day of the event. A ticket is good for either day. Hagstrom said that while all the homes are within walking distance, buses will be available. Tickets can be purchased for all of the events at a discounted price of $20. The parking lot of St. Barnabas Episcopal Church is the starting point for the home tours. Tickets can be purchased at the Muse Book Shop, the Family Book Store, and the West Volusia Historical Society, 137 W. Michigan Ave. Call 386 740-6813.

DeLand's Victorian "1888" House

This beautiful Victorian is said to have been built in 1888 and is a master show stopper.  The homes former use was as a bed and breakfast and has now been restored and remodeled.  The first floor has been the area to keep most of it's original integrity, the dark heavy woods are orignal.  The front doors open to a large foyer to the left is a sitting area.  Beautiful heavy hung sliding doors have original hardware, this room features a art deco style fireplace.  To the right as you enter is a bright sunroom with two walls of windows, letting the early morning sunrise in.  There is too much to describe about this grand old lady!

Bonus room and arts and  crafts studio plus over a half acre lot with beautiful gardens and parking!  Fenced backyard and home features firealarm and firesprinklers to accomodate bed and breakfast  code requirements.  There is a large walk out basement and property has two storage sheds on property.  Water softner is owned.  A rare find a ONE OF A KIND.

www.westvolusiahousehunter.com

HHHHMMMM!!!  Is it just me or are you sick of seeing all of these REOs with much needed repairs?  A lot of these homes in their poor condition should have never been financed in the first place, with sales from 2005 - 2007 and already foreclosed on, with such poor condition.  Yes, there has been vandalizm and damage that isn't just deterioration or lack of maintenance: wood rot, rotten roofs with shingles curling, flaking paint on houses pre-1978, stinking nasty carpet, all original house that is nearly 30 years old.  Scary!!

The truth is that most of todays buyers are primary occupant buyers!!!  People that are going to move in make themselves comfortable and LIVE in their home.  Speculators are almost non-existent.  There are a few tried and true long term investors out there, who know a good buy when they see it, they're buying and renting properties.  Then there are the few investors that are, in my opinion, doing a great service for our local communities, buying these horrible AS IS foreclosed homes, making repairs and upgrades, which makes my job so much easier!!  Selling it to my precious BUYERS!!!  Buyers are precious, aren't they!! 

For real though, back to the reason why I wanted to write this post.  I'm not an REO agent, I do respect REO agents, I know that listing REO properties is MAJORLY time consuming.  The amount of work that has to been done and kept up with is amazing!!  I would have no time for my Buyers!  I love BUYERS!!  They are so much fun to work with!

So, my Broker has had me doing these BPOs, which in turn, leads to REO listings.  Ok, I'm not big on listing... yes I have listings, even some short sales, which aren't as horrible as many think!  But, recently she asked me to work on a REO listing.  Against my better judgment I agreed!  Well, the REO came from REOTrans.com - BPO was done, Cash for Keys Programs was done, BPO was done, Re-Key was done, BPO was done, Electricity on, BPO was done, pool has to be blue so the pool was done, another BPO, and uhhhh...What's this a Repair Bid?.... a repair bid hhhmmm..

so I may have exaggerated the amount of BPOs performed, but it is alot of work!!  Which, I knew it would be!!  I hate missing appointments with Buyers!!! :(

Ok, so the important PART - THE REPAIR BID!!

This Repair bid, had a place for a Contractor License Number, Contractor Tax Id Number, Contractor Address, Contractor Payee Name and I'm sure a few other things I leaving out.  Well, as you may have guessed... There was also a place to put what items in the house might need repairing and WHOA get this...a line where you could put the estimated cost to have the contractor repair the item(s)!!!

WHOA!!!

Ok, so I go to the head cheese and I am asking her, after she already told me to put all 0's on the repair bid and send it back "As Is...Baby"  WHOA.. actually get a repair bid on items needing fixin'!!!  I didn't think so...  "it's only a repair if it's broken and it is going to further damage the property", this is what I was told!  So I said ok, As Is No Repairs Need!

BACKGROUND!!!

The exterior of this house is in really in good condition for it's age and being an REO (the family had lived in it for 18 years!! the horrible reality of the foreclosure mess!!) The outside was in good condition, yard and lawn kept, with cute little hedges and and flower box, a privacy fenced back yard, with an in-ground vinyl pool, utility shed, and a 4 year old architectural shingle roof, in a quiet little neighborhood on a circle, perfect for family with small children - low local traffic only area!  But...inside....

• Drywall repair every room
• Door jamb repair kitchen
• Flooring in bedrooms (ALL)
• Interior Doors Replace (ALL 5)
• Broken Slider
• Missing Baseboards (ALL)
• Broken Tile flooring

With a few really minor repairs and cosmetics this could be a great house!!!  So, I did what I was told and "kept it simple, As Is" and sent back ZERO for repairs, sent all the pictures...like, I don't know ... 30-60 pix and guess what... I have a NEW TASK.... DUE TO THE PICTURES I SENT THEY WOULD LIKE AN ESTIMATE FOR PAINT ...now that is a laugh...I literally let loose and just LAUGHED AND LAUGHED!  Paint OMG!!!  It needs a bit more than paint...

Ok, so my question is....  Is everything AS IS on these banks because of LAZY REO LISTING AGENTS or is it because the banks really don't want to do the repairs?  As an investor I would rather spend $3.00 to keep $15.00.  Why drop the prices and hurt housing comparables even more!  Why not employ contractors to fix up these fixer uppers, give some employment to these poor guys that have been in the construction industry their whole lives a JOB TO DO... because they WANT TO WORK!!  the NEED to WORK!!!

With most Buyer's needing FHA loans, USDA loans, and local government down payment assistance programs - where condition is very important if not EVERYTHING!!  we need properties in good condition!  The properties that have really been rehabed and redone and are priced fairly are coming on the market and selling in 45-90 days!!!  I'm not venting because I'm angry because poor property conditions make my job harder to do!!  But, because our families, friends, and neighborhoods deserve the opportunity to have homes that do not have wood rot, mold, broken windows, carpet missing, appliances missing... and every other nasty thing that I have seen in some of these REO properties - no wonder people walked away... DYI and HGTV made everyone think that home repairs are a snap!  With the freeze on investment loans... WHO's gonna buy these properties?  I guess it will have to be those lucky investors with cash that aren't afraid to use it!!!!

I just want more HAPPY BUYERS with Beautiful homes that I sold them, at fair reasonable real value prices, with fair fixed rate affordable home loans!!! am I asking for too much?

P.S.  As a selling agent I got one of my buyers seller concessions AND a new hvac unit, carpet in bedrooms, stove, and window repair on a BANK OWNED REO listed "AS IS"!!!  As Is NO Repairs my @$$!

www.westvolusiahousehunter.com

People are always asking about the SHIP program... buyers, sellers, and even other agents in my office and whom I do business with.  It's a great program that can help a 1st Time Home Buyer into their home and keep an affordable payment.  The down payment assistance is a 30 Year, 0%, Silent Second Mortgage.  What does that mean?  That mean you don't pay a thing on the down payment money, there is no interest and if you stay in the home for 30 years, the mortgage is dissolved and the home is yours free and clear of the second mortgage.  You can always refinance your first mortgage for a lower interest rate, but if want to refi with cash out for a pool, home upgrades, landscaping...whatever.. the Silent Second Mortage must be satisified and repaid to Volusia County.  So, Let's get to the basics.

 First Off and Foremost ~ THE MUSTs

1.   You must not have owned a home (a site built or manufactured) for the past three years.
2.   You must not have been foreclosed on in the past seven years.
3.   You must not have more than $10,000.00 in the bank.
4.   You must be able to qualify for a mortgage through a lender, it is down payment assistance!
5.   You must take the Home Buyer Down Payment Assistance Course.

How much can you qualify for?? and what do you need??

Depending on home much your yearly household income is (that means EVERYONE working in the household that is over the age of 18 combined) and how many people are in the household determines which category you fall in below. 

Ok, so for an example ... a buyer who falls in the "Low Income" bracket that finds a house in the "County Wide" area is illegible to receive $38,400.00 in down payment assistance PLUS $5,400.00 in closing cost money and the Buyer MUST contribute $1,000.00 towards the home.

                                  Very Low Income     Low Income     Moderate Income
County Wide Areas         $38,400             $32,400                $26,000
Revitilization Areas        $42,000              $36,000                $30,000
Closing Cost Money         $6,000                $5,400                  $3,000
Buyer Contribution         $500                   $1,000                  $1,500

Now.... I know what you are asking!  How do I know where I fall in the above categories?  How do I know if I am in a County wide area or a Revitilization area??  Well, there are maps that Volusia County Community Assistance provides it's Affiliate Partners, the new fiscal year starts each year at the beginning on July.  Below tells you exactly how many in the household along with what the annual household income limit is to determine if you qualify and where you fall, Very Low, Low, or Moderate.  If you have more than six in your family, call me, I can help you, I have a Volusia County SHIP "bible" with all the good stuff!

Very Low-Income Range
Family Size:                       Maximum Income:
1                                                 $17,600
2                                                 $20,100
3                                                 $22,650
4                                                 $25,150
5                                                 $27,150
6                                                 $29,150
Low Income -Range
Family Size:                       Maximum Income:
1                                                 $28,200
2                                                 $32,200
3                                                 $38,250
4                                                 $40,250
5                                                 $43,450
6                                                 $46,700
Moderate-Income Range
Family Size:                       Maximum Income:
1                                                 $42,240
2                                                 $48,240
3                                                 $54,360
4                                                 $60,360
5                                                 $65,160
6                                                 $69,960

Volusia County funding offers assistance in Deland, Orange City, Debary, De Leon Springs, Pierson, Barberville, Osteen, New Symrna, Edgewater, Oak Hill, Ormond.  To purchase properties in Daytona, Port Orange or Deltona, funding must be obtained from the City in which you are interested in living.

www.westvolusiahousehunter.com 

Celeste Decker | Aparo-Griffin Properties | 386-747-0641 2469 Delbarton, Deltona, FL 4BR/3BA Single Family House offered at $194,500 Year Built 2002 Sq Footage 2,150 Bedrooms 4 Bathrooms 3 full, 0 partial Floors Unspecified Parking 2 Car garage Lot Size 10,000 sqft HOA/Maint $0 per month DESCRIPTION Prime Location in Deltona, easy access to I-4, Desirable location just off Wolf Pack Run. This 4/3/2 is a 1.5 story and is in perfect maintained and cared for condition. Lawn and landscaping are manicured. House has no flaws, and needs no repairs. Screened patio is underneath second story of house. Just off the screened patio is a huge wood deck perfect for barbecuing. Lot of space in this picture perfect home AND in a great location. EASY financing, needs no repairs. see additional photos below PROPERTY FEATURES Central A/C Central heat Fireplace Walk-in closet Hardwood floor Tile floor Living room Dining room Breakfast nook Dishwasher Refrigerator Stove/Oven Washer Dryer Laundry area - inside Balcony, Deck, or Patio     ADDITIONAL PHOTOS Seller contact info: Celeste Decker Aparo-Griffin Properties 386-747-0641 For sale by agent/broker Equal Opportunity Housing Posted: Aug 4, 2008, 4:04pm PDT

www.westvolusiahousehunter.com

Celeste Decker | Aparo-Griffin Properties | celestedecker@wildblue.net | 386-747-0641 1910 Saratoga Farms Trail, De Leon Springs, FL Equestrian Estate on 13 Beautiful Acres backing to State Forestry. 5BR/2.5BA Single Family House offered at $579,900 Year Built 2007 Sq Footage 2,960 Bedrooms 5 Bathrooms 2 full, 1 partial Floors 1 Parking Unspecified Lot Size 13 acres HOA/Maint $0 per month DESCRIPTION DELEON SPRINGS: Beautiful 13 acres of horse property in an Estate Subsivision w/spacious custom built home. Perfect home for entertaining with porches in front and rear of home. Front overlooks pastures. Also detached 24x60 workshop, barn and part open for stables. Masterbath has 9 jet jacuzzi tub & 6X8 stand up 3-head shower. Energy efficient, and beautiful views of nature all around. see additional photos below PROPERTY FEATURES Central A/C Central heat High/Vaulted ceiling Walk-in closet Family room Bonus/Rec room Dining room Dishwasher Refrigerator Stove/Oven Laundry area - inside Yard OTHER SPECIAL FEATURES Barn Detached Workshop Crossed Fenced   ADDITIONAL PHOTOS Seller contact info: Celeste Decker Aparo-Griffin Properties celestedecker@wildblue.net 386-747-0641 For sale by agent/broker Equal Opportunity Housing Posted: Aug 5, 2008, 4:37am PDT

www.westvolusiahousehunter.com

"Too many consumers still don't get it when it comes to credit scores."  Source: Credit Scores Remain Misunderstood by Broderick Perkins.

I just had some really great people get denied financing because of poor money management, they had great income, and little debt, yet because they failed to pay a $15.00 Capital One credit card payment they were denied financing!!  Yes, they could get a loan with a higher rate, but like I told them...you waited this long....pay your bills....clean your credit up and in six months...you can buy a house.  But, just think a $15.00 payment being late is what's inhibitating them from buying, had they know....they would have paid it on-time.   People assume a small payment like that is unimportant....LOOK how important in can be.

As most know we are in a tight lending market and credit means more now than ever!!!!  What does it take to have good credit?  Credit is earned over our credit life by paying our bills on time.  My take has always been pay the bill by the due date you'll, never go wrong... but not everyone lives by this motto.  SOOOO...how does credit affect us...or more accurately how do we affect our credit ratings???  Arming ourselves with knowledge can mean better credit which equals ~ saving $$$$$$.

What items adversely affect your scores the most?

1. Foreclosure                   200+ pts
2. Short Sale                     75-125
3. Bankruptcy                   85-125 pts
4. Child Support               30 pts
5. Repossession              20 pts
6. Judgements                15-20 pts
7. Tax Liens                   15 pts
8. Student Loans             12-15 pts 
9. Charge Offs                 10-12 pts
10. Hospital Bills                10 pts
11. Collection Accounts       7-10 pts
12. Late Payments             7-10 pts
13. Inquires                      2-5 pts 

Consumer Federation of America - Press Release, July 10, 2008.  CONSUMER UNDERSTANDING OF CREDIT SCORES IMPROVES BUT REMAINS POOR,   http://www.consumerfed.org/pdfs/Credit_Score_PR_7-10-08.pdf  Streaming audio for this event is available at: http://216.250.243.12/071008CFAWaMucreditscores.wma 

Go check out this press release and you will be surprise or maybe not...by the number of people who do not understand how credit scoring works.  The important information they outlined, how people can raise their credit scores, is below.

Consumers can raise their credit scores in many ways, especially by:

• Consistently paying their bills on time every month.
• Not maxing out, or even coming close to maxing out, their credit cards or other revolving credit accounts.
• Paying off debt rather than just moving it around, as well as not opening many new accounts rapidly.
• Regularly checking their credit reports, which can be obtained for free, to make sure they are error free. Federal law requires the three main credit bureaus Experian, Equifax, and TransUnion to make available to consumers, upon request and at no charge, one credit report per year at www.annualcreditreport.com.

 The Most Important Information Consumers Should Know About Credit Scores

•  Scores reflect only one's past credit history, not personal characteristics, such as age, gender, or level of income. Over time, consumers have the ability to raise their scores.
• Low scores could not only cost individual consumers thousands of dollars a year in additional finance charges, but can also deny access to credit, insurance, telephone service, a rental unit, and even a job.

• Consumers with credit scores below 600 are almost always charged relatively high "subprime" loan rates, while those with scores above 700 are often charged relatively low "prime" rates, while those with scores above 760 are generally charged the lowest rates.

Good Luck with those credit scores!!!  They follow you forever!

Just alittle over two years ago, on January 28, 2006, I passed my real estate licensee exam.  It was a Friday, three days later on Monday I was showing property.  I even remember the very first couple I took out.  Very nice couple visiting from New York..no they did not buy a home through me. :(

Through it all I have remained at the same office I started at, Aparo-Griffin Properties.  Prior to becoming licensed I worked as an assistant for my broker, Kathy Aparo-Griffin, she is always Top Twenty at our board, West Volusia Association of Realtors.  I believe she was Number 6 for all of 2007!!!  Way to go Kath!

Over the past two years I have closed 30+ transactions.  I consider myself successful!  I have not made a ton of money, but I am growing my business, and have started to receive referrals from customers that have already done business with me!!! and I've even made some friends along the way  :)  I attribute MY success to my work environment!!!  (well, and my good attitude ;0)

I have learned SOOOO many things in the past two years that I KNOW I would never have learned without starting right where I did!

Not only have a learned how to write a proper contract, navigate first time home buyers through FHA contracts, down payment assistance AND county assistance programs.....

I have learned to think creatively!!! 

Problem:  There was the young divorce that couldn't qualify for enough of a home for herself and three kids...she'd had already been on a deed and we couldn't get her county money for down payment, during the divorce the husband got the house, and as part of the decree it said once the husband sold it she was owed $$$. Fix: Had the husband take an equity line out and she signed a satisfaction!!! Crazy!

Problem:  Nice couple moves down from Virginia...they are at retirement age, his on disability and social security, she works for temp agency.  They have money in the bank from selling their homestead!!  Can't get financing because of income, of course the temp job wasn't counted and the husband will have an increase in social security in April.  Fix: They wanted a place now!!! I found em a house with seller financing (wasn't difficult at all!)

Problem:  Sweet young couple newly married with two kids!!  They are happy, wow to see a couple you find truly in love and respectful of each other, WOW!!!  Well, sent em to one lender, sent em to a another lender... I was looking for and FHA loan!!!...it's very forgiving..They had some minor things along with some repossessions...that weren't really repos..they were actually STOLEN!!! Fix: Well, finally I got the right person!!  NEVER give up!!!

Being a good agent means always educating yourself, and being open minded and thinking outside the box.. DON'T give up!!  Right now, it seems like every deal is a hard deal!!!  :)  Don't worry if it doesn't kill you it will make you stronger.

Most agents I speak with here in Florida refer to their buyer or seller as their Client.  When and what is appropriate?  There is a small, but older and established company in my small town, DeLand.  Almost every agent working from this highly trained office refers to the party they are working with as Seller or Prospect.  I suppose this is an effort to sound and remain professional and so they do!  Hmmm??  They don't say Customer or Client!

I have gotten in the habit of calling the people whom I work with as my Customers.  I work for Aparo-Griffin Properties and we work as a Transaction Brokerage.

TRANSACTION BROKERAGE:  In 1992, Florida, created "Transaction Brokerage" as an authorized Licensee relationship. Transaction Brokerage creates a relationship between a real estate Licensee and the public wherein the Licensee acts as an independent contractor in order to accomplish the sale or purchase of a parcel of real property. The Transaction Broker crafts a transaction by bringing a willing buyer and a willing seller together and assists with the closing of details. The Transaction Broker is not a fiduciary of any party, but must abide by law as well as professional and ethical standards.  

Here is an ActiveRain Blog I found by another Florida agent, not far from me. How Realtors Represent Their Clients; Real Estate Legalities (by Lisa Hill)  Lisa explains a lot of questions that most people didn't even know they had.  However, she still didn't mention when it is appropriate to call a buyer or seller a Customer or Client???

I did a little more googling and guess what another ActiveRain Blog.  Are You a Customer or a Client? In New Jersey there is a Difference!   Well, as you can see this practitioner is in New Jersey, each state is a little different but, he gives a pretty good explanation of when to use the words client or customer when referring to buyers and sellers. 

In Florida, you can only have a fiduciary relationship with your principal, my principal is my broker.  A real estate licensee can only have a fiduciary relationship with their buyer or seller if they are working as Single Agents. 

I know why I call the people I service my Customers!  When speaking to other agents we should know what we are saying, so the brokerage relationship we work under is not mistaken.  There is a difference between and a Client and a Customer.  All of the people I work with are my Customers.  I am here to facilitate the transaction and: 

• Dealing honestly and fairly
• Accounting for all funds
• Using skill, care and diligence in the transaction
• Disclosing all known facts that materially affect the value of residential real property and are not readily observable to the buyer
• Presenting all offers and counteroffers in a timely manner, unless a party has previously directed the licensee otherwise in writing;
• Limited confidentiality, unless waived in writing by a party. This limited confidentiality will prevent disclosure that the seller will accept a price less than the asking or listed price, that the buyer will pay a price greater than the price submitted in a written offer, of the motivation of any party for selling or buying property, that a seller or buyer will agree to financing terms other than those offered, or of any other information requested by a party to remain confidential;
• And additional duties that are entered into by this or by separate written agreement

What do you call the people you service and what is your brokerage relationship with them??  Are you using the appropriate terms when talking to other professionals???

Lisa Hill on her above blog tells us "The Florida Association of Realtors is planning to do away with all forms of Single Agency within the next couple of years. Already, about 95% of the real estate brokerages, only offer the representation of "Transaction Broker".  The reason? Less liability for the brokerage." AND "Limited representation means that a buyer or seller is not responsible for the acts of the licensee."

So, there you have it, supposedly 95% of real estate brokerages are working as Transaction Brokers...yet...95% of the agents have Clients!!???

**Yes, this is one of my pet pevs...

You tell me.