Tom Vuong's Blog

Totally Remodeled 3/2/1 in East Orlando!

Tom Vuong (Franklin Run, LLC) — Fri, 25 Jun 2010 18:59:49 -0700

Tom Vuong | Franklin Run, LLC | (407) 443-4506

Mustang Place, Orlando, FL

Maintenance-Free, Move-In Condition 3/2 in East Orlando!

3BR/2BA Single Family House

offered at $109,900

Year Built	1984
Sq Footage	1,225
Bedrooms	3
Bathrooms	2 full, 0 partial
Floors	1
Parking	1 Car garage
Lot Size	0.11 acres
HOA/Maint	$99 per month

DESCRIPTION

Get a fresh start in this bright, move-in ready cul-de-sac home. This 3/2/1 house is located in Avery Place, a quiet, maintenance-free community that includes two swimming pools and fitness gym. Lawncare, building exterior, roof and pool maintenance are all taken care of for you.

Home has been updated with brand new 16" tile throughout main areas, a nice kitchen with newer cabinets, countertops & classic black appliances, and beautifully remodeled bathrooms. Enjoy the security of a newer roof & wired security system, and the privacy of no rear neighbors.

This home is located in the highly desirable East Orlando area and is convenient to the 408 and 417. Put in your offer today and own this practically new home in a great family neighborhood for a fraction of the the $269,900 it sold for in 2007!

see additional photos below

PROPERTY FEATURES

- Central A/C	- Central heat	- High/Vaulted ceiling
- Walk-in closet	- Tile floor	- Living room
- Dining room	- Dishwasher	- Refrigerator
- Stove/Oven	- Attic	- Laundry area - inside
- Yard

COMMUNITY FEATURES

- Clubhouse

- Fitness center

- Swimming pool(s)

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6

Contact info:

Tom Vuong

Franklin Run, LLC

(407) 443-4506

For sale by individual owner

Equal Opportunity Housing

Posted: Jun 17, 2010, 5:47am PDT

NEW PROPERTY: Newly Renovated Home in Great South Orlando Area!

Tom Vuong (Franklin Run, LLC) — Thu, 04 Jun 2009 10:01:53 -0700

Tom Vuong | Franklin Run, LLC | 407-443-4506

11137 Finchley Pl, Orlando, FL

Newly Renovated Home in Great South Orlando Area!

4BR/2BA Single Family House

offered at $139,000

Year Built	1976
Sq Footage	1,426
Bedrooms	4
Bathrooms	2 full, 0 partial
Floors	1
Parking	2 Car garage
Lot Size	0.13 acres
HOA/Maint	$14 per month

DESCRIPTION

Come check out this newly remodeled 4/2/2 in quiet Sky Lake South. Entertain in the beautiful kitchen which includes new cabinets and counters or relax in the sun room complete with conservation view.

This concrete block home has a newer roof, 18-inch tile throughout, updated bathrooms, and new paint inside and out.

The property is located in the highly-desireable South Orlando (32837) area with easy access to major highways and is a short drive to Disney, Seaworld, Universal, and Downtown Orlando.

Get this move-in condition house at a foreclosure price. Put in your offer today before it's gone!

11137 FINCHLEY PL, ORLANDO, FL 32837
-4 Bedrooms, 2 Bathrooms, 2-Car Garage
-1426 Living Square Footage
-Concrete Block Construction
-18" Tile Throughout
-Remodeled Kitchen
-Remodeled Bathrooms
-Sun Room
-Newer Roof
-Fenced Backyard
-No Rear Neighbors

-Contact 407-443-4506 or info@franklinrun.com for details

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	High/Vaulted ceiling
Tile floor	Living room	Bonus/Rec room
Breakfast nook	Dishwasher	Stove/Oven
Attic	Laundry area - garage	Yard

COMMUNITY FEATURES

Playground

Secured entry

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6

Contact info:

Tom Vuong

Franklin Run, LLC

407-443-4506

For sale by individual owner

Equal Opportunity Housing

Posted: Jun 4, 2009, 5:28am PDT

The Five Building Blocks of Staging (part two)

Tom Vuong (Franklin Run, LLC) — Wed, 06 Aug 2008 01:23:19 -0700

Cherie Vuong / Franklin Run, LLC / www.franklinrun.com / cvuong@franklinrun.com / 407-443-4507

In the previous article, we discussed the first two “building blocks of staging.” To review, number one is clean, clean, clean! In other words, showing a buyer a dirty home won’t make a positive impression no matter how well you use furniture and accessories. The second step is lighting. Make sure you make the most of your hard work by showing it off with good lighting, artificial and natural. To complete the look of the perfect home, the last three steps involve furniture and accessories, window treatments, and finally the finishing touches.

The third building block of staging your home is the use of furniture and accessories. Vacant homes can seem sterile and actually have an echo when there is no furniture present. Also, if there is nothing else for the buyer to look at, like pretty towels, or a beautiful bedroom set, they find the flaws in the home instead. Suddenly, cracks in walls, missed paint touch up, and slightly crooked baseboards are the star of the show.

To determine if your home needs full, partial, or something in between staging, follow these guidelines: If the home is on the extremely inexpensive side, you can probably get away with just staging the kitchen and baths. Midrange homes usually require bathrooms, kitchen, living and dining rooms and maybe the master bedroom. Depending on where the master bedroom is located, like say it is very close to the living room or other staged area, you will need to fill that room. If your home is a split plan, just use staging in the master bedroom and not the other bedrooms. If all of the bedrooms are grouped together with the master it can look silly to stage one and not the others. Use your judgment by walking through the home by entering the front door. If any room looks “blank” then stage it! Conversely, more expensive homes probably need to be staged throughout the entire house, including all bedrooms. In this way, sellers should expect the staging investment to be proportionate to the price of the home and the location and neighborhood it occupies.

To start the process, all rooms that are going to be staged must have appropriately sized furniture. For example, large overstuffed sofas can make a small living room look even smaller. Sofas and loveseats come in roughly three sizes: small, average and overstuffed. Pick the one that fits the size and shape of the room, keeping in mind the ceiling height as well. Furthermore, a king size bed in a small master bedroom can convince a buyer that even their own queen bed will not fit. For this reason alone, it’s probably a good idea to rent furniture. Not only can you pick from a wide range of sizes of furniture, but the company will move the pieces for you and you can avoid storing anything. Open spaces and walkways are very important so don’t pick too many pieces for any one room. Use only the amount of furniture needed to make the space look balanced, no more. Lots of room to look and move around will illustrate to the buyer that the home is spacious enough for all their possessions.

Moreover, when buyers tour some houses it is not readily apparent where everything goes. If the buyer has to guess where the dining room is, they won’t feel like they are home. Through good staging, it is possible to lead your buyers by the hand. By placing a dining table of an appropriate shape and size, you can create a space for eating that the buyer may not have considered otherwise. Dining rooms should have a table the right size and shape for the space. Round or oval tables work well in small rooms. Square or oblong tables can be tricky depending on how many chairs can fit comfortably in the space. A good rule of thumb is to consider the number of bedrooms. More bedrooms mean more people to fill chairs around the dining table. Add a simple green silk plant in the center of the table you’ve chosen and you’re all set.

Similarly, sitting areas are a good way to mask an otherwise “unusable” space. By simply placing a table, a lamp, and a chair in a corner, a “bonus” space has definition as a reading/ sitting area. Sitting areas create a sense of relaxation and peace. When viewing your property, buyers will remember this feeling and remember your home.

Additionally, kitchens can generally be completed with just some neutral accessories such as a bread box, a silk plant or two depending on the size of the counter, and a candle. Show off your upgrades by leaving the counter to shine without being too crowded. Make sure the clocks are set on all appliances; otherwise the flashing lights will distract the buyer.

Finally, use towels to dress up the bathroom as long as they are neutral and not too frilly. Investors should purchase several items to use over and over again such as towels, silk plants and candles. Earth tones are a good investment since they go with everything and look modern. A neutral fabric shower curtain completes the look. Keep two on hand along with a white shower curtain rod and neutral shower rings. There is no need for a liner, make the set as light and airy as possible. Always keep the toilet paper roll full. An empty roll sticks out like a sore thumb. Don’t worry about using bath accessories and countertop decorations if the bathroom is small. It will just look crowded. If the counter is big, place a candle and a small, neutral silk plant and keep it simple.

The fourth building block to staging is window treatments. While some views may be less than desirable, others may be the focal point of the living or dining room. Generally, the buyer wants to create their own window treatments to match their taste, so blinds and curtains can usually be skipped. Simple cream or white colored blinds or neutral curtains may be used in cases where the view is average to poor in order to focus on the room and not what is outside.

For good balance, if you use blinds or curtains in one window, you should use the same treatment on all windows in that same room. It is not necessary to use the coverings in the whole house if it is not warranted by a less desirable view. This means that you may use window treatments in one room and not another depending on the view. For a window with a pool or lake view, no window coverings are definitely the way to go.

Also, the window you must pay special attention to in the average home is the bathroom window. Most buyers are looking for privacy in this area. If the window is not already frosted or otherwise made private, blinds or curtains that can be closed are a must. Again, ALL blinds must be at least partially if not all the way open for ALL showings. You will want to adjust the slant on the blinds to let in light but show off less of an ugly view. Again, do not rely on your realtor or buyer to do this.

The fifth and final building block of staging is the finishing touches. Exciting and nostalgia inducing smells such as apple pie and vanilla can bombard the senses and create a dazzling experience for a buyer. A citrus smell says super clean and completes a bathroom well. Use reed diffusers or oil plug-ins. They are cheap, last a long time and ensure the home smells as good as it looks.

To really ensure your buyer is impressed, you can even show the buyer how spaces like closets and laundry areas will be used with simple objects. For example, some well placed gift bags and boxes in the master closet can surprise and impart a sense of an ideal lifestyle on a buyer when they inevitably open that door. Pretty cloth hangers in the guest closet with sachet scents can both fragrance the space and complete the look.

Remember, the more staging you do, the more distractions from flaws you create. Also recall from the previous article that you are creating a feeling, an emotional stage for an emotional decision. For example, many of our buyers have asked to keep the furniture and accessories exactly the way they are because they have bought into the look and feel of our staged homes so much. Staging really does make a potential buyer feel differently about your home. On the seller’s side, good staging says, “Welcome home.” When good staging is presented, buyers won’t hesitate to say the investor’s favorite word in return - SOLD!

The Five Building Blocks of Staging (Part One)

Tom Vuong (Franklin Run, LLC) — Wed, 25 Jun 2008 09:10:05 -0700

Cherie Vuong / Franklin Run, LLC / www.franklinrun.com / cvuong@franklinrun.com / 407-443-4507

The Five Building Blocks of Staging (Part One)

Of all the houses buyers will be touring, how can yours stand out and be remembered? Great staging, of course! In the previous article we discussed staging as a marketing tool for real estate sales. After completing all the rehab and upgrading, you want to show off your work. Now we will dive in and show you some tips and guidelines in order to stage your vacant home to maximize the showings and selling potential. You should keep in mind that money spent on staging brings around a 169% average return on your investment, so it is well worth formulating a good plan to make the most of your home’s image.*

First consider your price point and neighborhood. Is your home on the average working class side of the market or in a lavish gated community? The types of buyers for these two very different markets have very different expectations. The bottom line is these two ends of the spectrum as well as all types of buyers in between have standards and hopes and dreams for their new home. Our general rule is: the more expensive the home, the more rooms need to be staged and the more elaborate it should be.

So, how do you stage for the maximum number of potential buyers to be impressed and get the most for your money? Good staging is not just furniture! In fact, there are several building blocks to really great staging:

1. Clean, clean, clean

2. Good lighting

3. Appropriately sized and placed furniture and accessories

4. Window treatments

5. Finishing touches

Let’s start basic. First, people are people, and the foundation for their senses to be impressed is clean! The house must look and smell fresh and new. Even if you have the most expensive furniture and the most lavish upgrades, if your home isn’t clean, it won’t matter. For example, all hygiene and wet areas should be free of hard water stains, mildew, etc. All lighting fixtures must be free of debris and bugs. Windows must sparkle inside and out. Check inside all cabinets as your buyers surely will. If you must keep cleaning items, toilet paper and the like on hand, make sure they are nice and neat and placed as far back in the cabinet as possible to show off how much room is left inside.

In addition, construction and remodeling leftovers such as dust, paint drips and tools must be removed. The idea is to sell a remodeled home as NEW. Evidence of the remodeling such as a brand new ceiling fan coated with construction dust screams that the home was refurbished. This in turn erases that new home feeling for the buyer.

Also an invasion of any type of pest will be noticed by the buyer immediately. Eradicate any evidence of pests and check on your property regularly to ensure no unwanted creatures have moved in before your buyer can.

Finally, the air in all rooms must be pleasantly fresh and free of humidity. Use the air conditioner! Just because the house is vacant doesn’t mean the buyer will be comfortable looking around while it’s ninety degrees and humid inside. In fact, this may prompt them to leave immediately. Spend money on electricity now, or spend it on holding costs while your property sits without being toured and no offers are made. Regular use of your central heat and air will also help ensure mold and mildew are kept at bay.

The next step in the staging process is lighting. All rooms must have good lighting both natural and artificial. Trim outside foliage as needed to allow light to come in from all windows. Any bedrooms or offices that never had light fixtures installed probably have an outlet that is operated by a switch. Use a floor lamp on that outlet that is simple and bright.

The bathrooms must have lighting that fills the whole room, not just the vanity area. The bathroom tends to look like a cave if only one area is well lit. If you need more light near the tub or shower area, then have it professionally installed.

The kitchen also must be bright and sunny. Avoid anything, including curtains, covering the kitchen window if there is one. Also, consider using under cabinet lighting in upscale homes. Some cabinets can even have temporary under cabinet lighting mounted that you can remove once the house has sold.

Furthermore, the living room should have lots of lamps and overhead light. Floor lamps, table lamps and a lighted ceiling fan or pretty light fixture complete the look.

Finally, the dining room should have a chandelier appropriate to the size of the room. A fixture that is too large and it makes the room look smaller, too small and it just looks silly. Make sure to hang at appropriate ceiling height. The chandelier should be at about eye level when standing next to it. Also, make sure the finish matches other finishes in the room. Check for and replace burned out bulbs in all rooms, including closets, in a timely manner. Remember ALL lights should be on for ALL showings. Do not count on the potential buyer or realtor to turn on the lights for themselves!

In part two, we will discuss the last three steps, including arranging furniture. The goal is to maximize your home’s potential by showing off features and benefits through good staging. Show the buyer how they can live there!

*2003 HomeGain Survey of 2,000 real estate agents nationwide found that

The Emotional Side of Real Estate: How Staging Makes a House a Home

Tom Vuong (Franklin Run, LLC) — Thu, 05 Jun 2008 11:30:07 -0700

The Emotional Side of Real Estate: How Staging Makes a House a Home

Cherie Vuong / Franklin Run, LLC / www.franklinrun.com / cvuong@franklinrun.com / 407-443-4507

When selling a house, why do I want to stage my property? Staged properties feel more like home! Staging means the buyer can imagine living there. They get ideas of how their own furniture could be placed. The buyer can see how their family would fit into the environment. If you lead the buyer into this mindset by staging for this feeling of comfort, the buyer will remember the home out of all the others they are touring. The goal is to sell a home not just a house. In other words, the goal is to sell emotion, not brick and mortar.

Consider how a room at your favorite upscale hotel presents itself. You walk in. The lights are on. The air feels and smells pleasant. The bed is freshly made with clean, attractive, color appropriate linens. The carpet and walls are clean. There may even be fresh flowers on the desk. The furniture is comfortable, clean and placed to maximize the space in the room. You feel as if someone has invited you inside their home although there is no one there. Now imagine walking into a room in the local cheap motel. The room smells. The carpet is dirty. The bathroom has bugs. The bed is sunken in. The furniture is dingy and broken down. The curtains are drawn and the dark, dank feeling of uncomfortable disappointment takes over. You do not feel welcome or special at all. In fact, you want to run away and wash your hands of the whole experience.

Compare those two extremes in emotion. As a patron of those hotels, if they were the same price, which one would you rather stay in for an extended period of time? Now, from the buyer’s point of view they are making a potential $100,000 decision, not a $100 one. How do they feel when they walk in your property? Like the upscale hotel or more like the seedy, dirty, dingy, abused room? Do they have a feeling of connectedness with your home, or do they want to leave as quickly as possible? Proper staging can ensure that every buyer, universally, walks in, feels welcome, and remembers your home. They can and want to envision it as their own for a long time to come.

Most real estate investors are selling vacant houses. After an investment into rehabbing, remodeling, and cleaning a property, a modest amount can stage your property, thus making it a picture of a home. In today’s market, almost all projects are being upgraded with the same things. Stainless steel appliances, fancy fixtures, and granite countertops are commonplace. The investor can make their property stand out in this market by completing the look with staging. While others just have the materials of a house, you have the look and feel of a home.

Everyone knows that kitchens and bathrooms sell homes, but if there is an undefined space in the home, no amount of upgrading can do what staging can do. The idea is to lead the buyer by the hand to show them how they could live in the home. Where do they eat? Where do they relax? Where do they sleep? Where do they have privacy? Where do they groom? The savvy real estate investor shows the answers to these questions in an obvious way. For example, by placing a dining table of appropriate size and shape in the proper location, the buyer gets an answer to “where do we eat?” Other examples are that there are places to sit that are inviting. The bathroom is clean and uncluttered. Open space and clear walkways abound. There are no personal effects such as trash, hygiene items, etc. Staging with this feeling in mind allows the buyer to take a picture and insert their family with minimal effort.

Now that we have shown what staging is all about, in upcoming articles, we will discuss individual room staging, ideas to define spaces, and degrees to which certain homes need staging. By simply educating yourself to the ways buyers see and feel the properties they tour, you too can create that unforgettable experience for your buyer!

Your Own Personal Assistant FREE!

Tom Vuong (Franklin Run, LLC) — Wed, 23 Apr 2008 16:58:50 -0700

Do you find yourself trying to text message while driving? How about logging your mileage or adding to your to-do list when on the road? Have you ever wished that you could look up property values when you're out and about?

As a real estate professional, we are constantly working and moving at the same time. This multi-tasking is not the easiest to pull off, nor is it the safest. Well, there's a new internet tool that I've been introduced to that makes working behind the wheel a lot easier.

It's called Jott and it's like a free personal assistant. In a nutshell, Jott allows you to add appointments to your calendar, set up reminders, add tasks, and email or text message contacts through a phone call. You call a toll-free number, tell the Virtual Assistant who you want to Jott to, and talk clearly into the phone spelling out words that Jott may have a hard time with. Jott then transcribes your message and emails and/or texts it to you or your contact.

You can set Jott up to update your Google calendar, add to your online blog, or even look up Zillow home values by making a simple phone call. For example, I was out and about and noticed a vacant property for sale. I called Jott, gave it the address including the city and state, and within minutes, the Zestimate was texted to my cell phone. How cool is that?

The voice recognition system worked impressively and I can't wait to take advantage of Jott's many uses.

Try it out at http://www.jott.com/ and let me know if you can think of other ways where Jott could be helpful in your business.

SOLD! Bonus to Selling Agent (See REALTOR Only Remarks - O4838666)

Tom Vuong (Franklin Run, LLC) — Tue, 25 Mar 2008 17:13:03 -0700

Tom Vuong | Franklin Run, LLC | 407-443-4506

7452 Faculty Drive, Orlando, FL

Priced to Sell Quickly at $228,750!

4 Bdrm Single Family House

offered at $228,750

Year Built	1970
Sq Footage	1,740
Bedrooms	4
Bathrooms	2 full, 0 partial
Floors	1
Parking	2 Car garage
Lot Size	.22 acres
HOA/Maint	$0 per month

DESCRIPTION

Come check out this spacious and beautifully remodeled 4/2/2 home in quiet Belmont Estates. Entertain in the gourmet kitchen which includes new cabinets, countertops, tile backsplash, and breakfast bar. Enjoy the spectacular views of fruit trees and mature landscaping from the expansive and bright great room. Relax in your courtyard garden complete with a park bench and tranquil fountain.

This home is located in the highly desirable Winter Park school district and is convenient to 417, 408, 436 and 50. Put in your offer today and own this practically new home in a great family neighborhood for well below market value.

Visit www.franklinrun.com for more information including a virtual tour.

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Hardwood floor
Tile floor	Family room	Living room
Bonus/Rec room	Dining room	Breakfast nook
Dishwasher	Refrigerator	Stove/Oven
Microwave	Attic	Laundry area - garage
Yard

OTHER SPECIAL FEATURES

Completely remodeled inside and out

Custom kitchen with new cabinets, countertops, tile backsplash and breakfast bar

Spacious and bright great room overlooking mature landscaping

All new flooring including 16-inch tile and wood floors throughout

Move-in condition with new roof, AC and irrigation system

Highly desirable Winter Park school district

ADDITIONAL PHOTOS

Seller contact info:

Tom Vuong

Franklin Run, LLC

407-443-4506

For sale by agent/broker

Equal Opportunity Housing

Posted: Mar 25, 2008, 1:02pm PDT

SOLD! BONUS TO SELLING REALTOR - SEE REALTOR ONLY REMARKS MLS ID: O4816058

Tom Vuong (Franklin Run, LLC) — Wed, 05 Mar 2008 16:59:03 -0800

24-Hour Recorded Message | Franklin Run, LLC | info@franklinrun.com | 407-792-3430

401 Westminster Street, Orlando, FL

Best Deal in Town!

4 Bdrm Single Family House

offered at $418,750

Year Built	1950
Sq Footage	2,285
Bedrooms	4
Bathrooms	2 full, 0 partial
Floors	1
Parking	Unspecified
Lot Size	8,450 sqft
HOA/Maint	$0 per month

DESCRIPTION

Come check out this spacious and beautifully remodeled 4/2 home in historic Orwin Manor. Entertain in the custom gourmet kitchen with brand new travertine floors, solid oak cabinets, granite counters and stainless steel appliances. Kick back in the formal living area with all new hardwood floors and wood-burning fireplace. Enjoy a good book in your master suite which includes a bright sitting area with French doors overlooking the quaint landscaped garden. Relax in your private spa master bath completely redone with travertine floors, granite counters and jet tub.

This property is a recent foreclosure that sold for $550,000 in 2005. Here is your chance to own this updated corner lot home for well below market value.

Visit www.franklinrun.com for additional information including a virtual tour.

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Walk-in closet	Hardwood floor
Tile floor	Living room	Bonus/Rec room
Dining room	Dishwasher	Refrigerator
Stove/Oven	Microwave	Granite countertop
Stainless steel appliances	Attic	Laundry area - inside
Yard	Jacuzzi/Whirlpool

COMMUNITY FEATURES

Playground

OTHER SPECIAL FEATURES

18-inch travertine tile in kitchen and master bath

Hardwood floors in all living areas

Brand new GE stainless steel appliances

Charleston Berber carpet in all bedrooms

Beautifully landscaped garden

Automatic sprinkler system

Move-in condition

Minutes from Downtown Winter Park and College Park

ADDITIONAL PHOTOS

Seller contact info:

24-Hour Recorded Message

Franklin Run, LLC

info@franklinrun.com

407-792-3430

For sale by agent/broker

Equal Opportunity Housing

Posted: Mar 5, 2008, 12:53pm PST