Hector 's Blog

Miami Real Estate - 5 Tenants To Avoid

Hector Lesende (Internet Realty and Assoc) — Sun, 24 May 2009 22:28:47 -0500

Renting in the Miami real estate market can be an overwhelming and challenging experience. The best way to avoid bad paying tenants is by not renting to them in the first place. The landlord must avoid renting to tenants that have evictions, bad credit, no rental stability, no deposit, and must move in the same day.

Miami real estate rental market - 5 tenants to avoid renting to

1. Evicted - Avoid a tenant has been recently evicted or worse evicted more than once. The tenant is an expert in the eviction process. This lessee will stay in the property until the end. The Sheriff is the only way to get this tenant out of the property. Renting to a person that has just been evicted is a costly mistake.

2. Bad Credit - The renter with bad credit has nothing to lose. The credit is already ruined so this tenant will not be intimidated with collections and credit bureau actions. Always insist on running a credit check as part of the screening process. Things to look for are evictions and foreclosures. Do not worry about their credit score. Concentrate on the big picture.

3. No Rental Stability - Do not rent to a tenant that has no rental stability. This tenant will leave every year. The tenant does not stay in any property for a long time. The ideal Miami real estate tenant will stay in the property for at least five years and renews the lease each year with an automatic rent increase. Avoid a renter that moves many times in the same year. The tenant will do the same thing again and move out of your property in less than six months.

4. No Deposit - Do not allow the tenant to move in without a security deposit. This is a clear sign that the tenant will not be able to pay the rent on time in the Miami real estate rental market. The tenants will have problems paying the rent if they have not been able to save for a security deposit. If the renters have not saved any money for a security deposit, how can they save money to pay the rent? The renter will move out overnight without paying the rent for they have nothing to lose.

5. Move in Today - It is a red flag if the tenant has to move in immediately. This tenant is probably being evicted for non payment of rent or a Miami real estate foreclosure. Always give yourself time to screen the tenant. Do not let the tenant pressure you into moving the same day. Do not be afraid to ask questions. It is better to ask and verify everything in the beginning.

The best scenario is finding a tenant that will pay on time, take good care of the property and stay for many years. It is very costly to continually having to repair the property, advertise, and finally renting it only to see the tenant leave in a short period of time. The revolving door renters are not good business and must be avoided at all costs.

Screening the tenants and conducting basic checks are the keys to finding a good and more permanent renter. Do not rent to the first person that answers your ad in the Miami real estate market. Always insist on credit reports, employment verification, references, eviction and police reports. The tenant usually pays for the cost of verification.

Learn to screen, qualify, and identify problem tenants before it is too late. Explain all the rules of renting to the tenants so they are aware and avoid potential problems. Do not get desperate and allow yourself enough time to rent to the best tenant possible. Do not even think of renting your property to a tenant that has to move in right away, has been recently evicted, has no money for a deposit. By avoiding these renters your chances of finding a good paying tenant will increase dramatically in the Miami real estate market.

Call Hector Lesende at (305) 300-7788 or visit www.lesende.com

Hector Lesende is owner/licensed real estate broker in Miami real estate Serving Miami, Miami Lakes real estate, Coral Gables real estate, Hialeah Real Estate Miami-Dade and Broward counties. We offer a South Florida foreclosure list Property Search We are HUD homes registered brokers. We offer Miami South Florida Eviction Services.

6 Tips to Sell Your Home Now

Hector Lesende (Internet Realty and Assoc) — Thu, 22 Jan 2009 18:41:59 -0600

Sellers must be able to attract and deal effectively with buyers in today's real estate market in order to sell their homes now. Dealing with buyer's agents is a very important step in getting the property sold. Consider the following tips when listing your home for sale. Listing the property in the MLS, pricing the property right, paying a competitive real estate commission, offering a bonus to the buyer's agent, making the property easy to show, not talking to buyers directly are the 6 tips to sell your home now.

1. Listing in the MLS - Listing the property in the Multiple Listing Service is essential in order to generate the most exposure to sell your home. Chances are the listing agent will not sell the house. The buyer's agents are the ones who will bring all potential buyers to see the property. Buyer's agents get the list of properties available for sale from the MLS. If you are not listed on the MLS you are missing out on the whole real estate market selling process.

2. Right Price - Pricing the property right is essential. If the sales price is too high the buyer's agent will not show your home. The seller and the listing agent set the price. Don't overprice the listing price and assume the buyer will make an offer for less. In most cases the property won't be shown at all if the price is too high.

3. Competitive Commission - Don't discount the commission offered to the buyer's agent. The buyer's agent won't even show your listing if you are paying a lot less than the standard commission. The seller will generate a lot of activity if the commission is higher than the standard commission. Sellers must pay a real estate commission that is competitive.

4. Bonus to Buyer's Agent - Offer a bonus to the buyer's agent. Your house will be shown first on the list if you offer a bonus to the agent who sells it. This bonus is in addition to the already establish sales commission in the MLS. The bonus is an incentive to Realtors to show and sell your house to their customers.

5. Easy to Show - The property must be easy to show at anytime. Sellers must be open and flexible with the showing times of their property. Don't require a 24 to 72 hours window for showing appointments. The average Realtor will make the appointment with only 2 or 3 hour notice. If the property is not easy to show the agent will skip it and show the next one. Consider placing a lockbox on the door so that the buyer's agent can show the house at anytime.

6. Don't talk to buyers - Sellers should not talk to the buyers directly. Also do not give buyers your business card or other contact information. If possible the seller should not be home at all when the property is being shown. The buyers will feel more comfortable and preview the property more at ease when the sellers are not there. The potential buyers won't feel like they are intruding and came at the wrong time if the seller is not home.

Selling your home in today's market is a continuing challenge. Don't try to do it yourself. Sellers must deal with buyer's agents in order to get their homes sold now. Do not underestimate the buyer agent's role in selling real estate. Buyer's agents play a crucial role in the real estate sales process.

Search South Florida MLS http://www.lesende.com/idx

Hector Lesende is Owner/Licensed Real Estate Broker in Miami, Florida. Visit Miami Real Estate Search Miami Lakes Real Estate We will sell or rent your home fast. Visit http://www.lesende.com

Miami Real Estate – 5 Investing Tips

Hector Lesende (Internet Realty and Assoc) — Thu, 01 Jan 2009 22:16:33 -0600

Real estate investors face many new challenges in today's real estate market. The investor must be willing to rent the property since flipping is not currently an alternative. The investor must weight in 5 investing factors in order to succeed in real estate investing.

These are the 5 investing tips to consider when buying real estate.

1. Flipping - Flipping is not an option in today's real estate market. Don't think that the property will sell quickly and you will double in two months. You will have to rent the property for at least one year. The investor may also list the property for sale while is rented. Make sure there is a clause in the lease that allows you to show the property and that you can cancel the lease when the property is sold.

2. Repairing - The cost of repairing the house should be estimated and included in the price you are willing to pay for the house. Walk away from the property if the cost of repairing is staggering. Hire a professional inspector to insure that there are no repair surprises. Roof and plumbing repairs are always the most expensive. Don't assume you will get all the money back you spend on repairs when you sell the property.

3. Renting - Renting the property is realistic in this market. Make sure you rent the property for the maximum rent price possible. Be practical; don't set the rent amount so high that the property won't be rented for months. Hire a real estate professional to rent the house for you. Make sure a thorough background check, credit report check and eviction search are performed. Collect three months deposit up front in order to help you with repairs costs, eviction costs, plus other miscellaneous expenses.

4. Timing - You must make only cosmetic repairs to the property in order to turn around and rent it immediately. A vacant property which produces no rental income can be a costly mistake. The investor still has to pay mortgage payments, taxes, insurance plus other costs. Usually the buyer is not allowed to make any repairs to the property before the closing so you must wait to start repairing the house. Fixing the property fast and getting rented is essential in order to reduce costs. The timing of renting the property fast is very important.

5. Appreciation - The property will not appreciate in value as fast as in the boom years. It will take at least one year for real estate prices to stabilize. The profit should be made when buying not when selling. Make sure the rent will cover all expenses including mortgage payments, taxes, insurance, and maintenance fees. Don't buy the property is the projected rent will not cover the expenses and you have a negative cash flow.

Investors have an opportunity not seen in recent years to purchase heavily discounted properties. This opportunity may not last long and will not be seen again anytime soon. The foreclosure and bank reo home prices are low enough and rental prices continue to rise. This combination is very good news for real estate investors. Buying the property at an excellent price and renting fast while producing a positive cash flow is an investor's dream and a very feasible investing opportunity in the real estate market.

Hector Lesende is Owner/Licensed Real Estate Broker in Miami, Florida. Please visit Miami Real Estate. Search Miami Lakes Real Estate. We will sell or rent your home fast. Visit http://www.lesende.com

Miami Real Estate - 5 Home Staging Tips

Hector Lesende (Internet Realty and Assoc) — Wed, 31 Dec 2008 00:10:34 -0600

Staging a home is a crucial step in selling your house in today's Miami real estate market. The house must look inviting and appealing to a potential buyer. The buyers must visualize themselves living in the house and must feel welcome and at ease when viewing the property.

Miami real estate - These are the 5 staging tips for selling your home.

1. Landscaping - First thing you see is the landscaping. Some Miami real estate buyers won't even go inside the house if the grass is dead and the trees and bushes are overgrown and abandoned. Fresh flowers are always very popular. Mow your lawn at least twice a week for a crisp look. Make sure the grass is green and there are no dead spots. Pruning is also recommended so the garden looks fresh and lively. Consider colorful flowers like impatience or carnations. Add a small fountain to give it a classical look. Clear your garden of all leaves, trash and other eyesores. A well manicure and professional looking landscaping is essential in creating that first impression.

2. Painting - A freshly painted house is a good way to welcome a potential buyer. Choose light colors instead of overbearing colors that will scare the buyer away. Don't paint the house in shocking pink or red. The colors should be beige or peach. The colors should be eye pleasing to create a homey look. Do not paint each wall in a room a different color. Paint the whole room with the same color paint. There is no need to paint the outside of the house unless the paint is falling off.

3. Cleaning - The house must be clean and smell nice and fresh. There's nothing worse that a house that is cluttered with junk and dirty. Pick up dirty clothes and shoes. Vacuum the carpets and use some aroma. Clean the tiles and the bathroom, especially the toilet and the shower. The kitchen must be sparkling clean and all pots and pans should be put away. Pick up the bed and clear the night table. A clean house will invite buyers to return and stay.

4. Lighting - Turn on the lights so the house won't look dark and dreary. Open all drapes so the sunshine comes in. Arrange for home showing for daytime if possible. A dark house is very depressing and sends a wrong message to a potential Miami real estate buyer. The correct lighting will create a feeling of openness and added space.

5. Fixing - Hire a handyman to fix minor items around the house that won't make the house look like if it's falling apart. Fix a leaking sink that won't stop running and the water drip is obvious and annoying. Screw in all doors and closet handles so they will not come off when pulled and opened by a potential Miami real estate buyer. Adjust all cabinet doors so they close properly and don't appear broken. Try to do the work yourself first but if you don't know how or don't have the time you must hire a professional to do the work.

Creating the right ambience and inviting the buyers to come back and stay is a crucial step in order to sell your home in Miami real estate. You should consider hiring a home staging professional for more thorough and specific tips. Landscaping, painting with the right color, cleaning the house, proper lighting and sunshine, fixing and repairing the property are good ways to get the house ready for sale in the Miami real estate market.

Miami Real Estate Rental Market - 10 Mistakes Landlords Make

Hector Lesende (Internet Realty and Assoc) — Fri, 05 Dec 2008 23:10:56 -0600

Renting a property in the Miami real estate rental market is more difficult than ever before. The number of potential problem tenants is overwhelming. The landlord must be able to set the correct rental price, advertise and market the property aggressively, collect all deposits, conduct a thorough tenant screening, collect the rent, do evictions, fill out the residential lease and all other pertinent documentation and disclosures, avoid emergency tenants and don't try to do it yourself.

These are the 10 mistakes landlords make in the Miami real estate rental market.

1. Price - The landlord does not know how to obtain the right rental price. He/she will listen to a family member or friend who is not an expert and will offer the wrong amount. The landlord will lose hundreds of dollars a month if the house is rented for the wrong amount. The Miami real estate agent must obtain comparables of recent rentals in the area in order to determine the best rental price for the property. The comparable property must be similar to the subject property. The rental amount should not be negotiated.

2. Advertising - The landlord will try to save money and not advertise the rental property. This lack of exposure will hurt the landlord deeply. It is very important to advertise the property in all local newspapers, magazines, flyers, etc. The Miami real estate realtor should conduct at least one open house to get the proper property marketing. The property must be listed in the MLS to ensure maximum exposure.

3. Deposit - The desperate landlord will rent the property to the first person that walks in and will not collect any money in deposit. This is a recipe for disaster in the Miami real estate market. Never show that you must rent the property immediately. A three month deposit must be required up front. The third month deposit could be negotiated and paid in installments if needed.

4. Screening - Always obtain a thorough tenant screening investigation for potential tenants. Obtain a credit check, get a police report, call employers, check references, call prior landlords and ask if they would rent to the tenant again and did they pay the rent on time. Make sure the tenant has not been evicted before. Properly screening the tenant is an essential step in Miami real estate property management.

5. Evictions - Delaying or not evicting a tenant fast enough is a tremendously time consuming and costly mistake that will devastate the landlord. The landlord must be prepared to evict if after all the screening the tenant still won't pay the rent due to lost of job or other unforeseen problems. Evictions must be started immediately. The Miami real estate rental realtor should be familiar with non-paying tenant eviction proceedings.

6. Emergency - Avoid a tenant who must move in immediately. Do not allow the tenant to move in without a full screening and verification being completed. A tenant who must move in right away is usually being evicted or has some other hidden agenda. Check all prior landlord's references and run an eviction check and a credit check. Don't allow the tenant to rush you into making a decision.

7. Lease - Never rent month to month or worse never rent the property with no lease at all. Always insist the tenant sign a one year lease and collect at least one month deposit. In today's Miami real estate rental market a two month deposit plus the current month rent is the norm. All legal and biding documents should be in writing to avoid any misunderstandings. A lease is always required in court to provide repair, terms, and lease expiration and rent determination. All legal documents should be in writing.

8. Occupancy - Never give the tenant possession of the property without signing the lease or without a deposit. Do not give the tenant the keys to place some furniture or other small items inside the property. Tenants have been known to move in the premises before all terms and conditions have been established. Tenants will occupy the property and keys should be delivered only after all the paperwork is signed and all funds have been verified and deposited.

9. Repairs - Don't allow the tenants to make unnecessary repairs prior to renting the property. Painting and cleaning the property is normal should be done. New refrigerator, new kitchen cabinets, new air conditioner, complete remodeling is not normal and should not be tolerated. Do no rent to tenants that have a long list of things to be repaired. Never allow the tenant to dictate all the terms for repairing the property as a condition of renting.

10. Don't do it yourself - Always hire a Miami real estate professional do all the work for you. A landlord that tries to save money by doing it yourself will make a costly mistake. Usually the fee is only one month's rent. Collecting and Evictions services are not included and are charged separately. The money you save by doing it yourself in the beginning will cost you triple in the end.

Landlords must avoid amateur mistakes in Miami real estate property management. Certain rules must be followed in order to rent the property to a good paying tenant who will pay the rent on time and take good care of the property. Most landlords simply do not have the time or the knowledge to properly conduct all the necessary steps in order to ensure renting the property to the best candidate. The best way to prevent non-paying tenants and avoid tenant evictions is by not renting to bad tenants at all. Hiring a Miami real estate professional to rent the property for you is a must.

Hector Lesende is Owner/Licensed Real Estate Broker in Miami South Florida. Please visit http://www.lesende.com We will sell your home from only 1% commission. We provide a free Foreclosure and MLS list. Search http://www.lesende.com/miami-lakes-real-estate.php and http://www.lesende.com/coral-gables-real-estate.php We offer a South Florida Rental List updated daily.

Miami Real Estate - 5 Steps of When to Evict

Hector Lesende (Internet Realty and Assoc) — Mon, 17 Nov 2008 22:15:47 -0600

All landlords in the Miami real estate market must be able to know when and how to do an eviction. Being a landlord is today's market is a full time job. The landlord must follow all the rules and must act quickly for time is of the essence. A landlord must know when to evict. Allowing the tenant to live in the property rent free is unaffordable and devastating. Delaying an eviction and giving a bad tenant more time is a very costly mistake that should be avoided. The landlord must realize that when to evict is just as important as how to evict. Landlords must follow the 5 steps of when to evict so that a bad tenant is ejected.

These are the 5 Steps of When to Evict in Miami real estate.

Never allow the tenant to do the following:

1. Non-payment of rent - The landlord must evict immediately when the tenant does not pay the rent. The more you wait the worst it is later and the more money you lose. The landlord can not hesitate and must evict right away. The landlord can't waste any time and must give the three day notice before the 5th of the month. This will reduce the amount of time the tenant is in the premises without paying the rent. Tenants will use any excuse not to pay the rent and if allowed they will remain in the property for months rent free in the Miami real estate market.

2. Late payments - Evict a tenant if they continuously pay rent late and they refuse to pay a late fee. It is all right for a tenant to be late once in a while as long as a late fee is collected. If the tenant is constantly paying rent and near the end of the month is time to get another tenant in the Miami real estate market. The pattern of paying late is intolerable, time consuming and a waste of time and money for the landlord. The landlord must realize that an eviction is inevitable and it is better to do it sooner than later.

3. Withhold rent - When the tenant withholds the rent money until the landlord does repairs to the premises you must evict right away. Tenants will try to withhold rent until they get their way. Usually the excuse is that not all repairs have been completed. Tenants will take pictures of the repairs to be made. The landlord is obligated to do any repairs in order to get the tenant to pay the rent. This form of blackmail in the Miami real estate is not to be allowed. The tenant should not use withholding of rent as a tool for negotiating repairs. The tenant should not force the landlord to do unnecessary and arbitrary repairs.

4. Deduct rent - Evict when a tenant decides to deduct repairs from the monthly payments. The tenant must always pay full rent as agreed. Tenants will buy a brand new stainless steal refrigerator and then deduct form the rent. Tenant is not allowed to deduct any portion of the rent for repairs, improvements, appliances or any other reason. The rent in the Miami real estate market should be separated from the property repairs. Repairs must be approved and paid by the landlord at all times. The tenant should not decide which repairs are to be done and when to do them. The tenant can not make repairs first and then advice the landlord he/she will deduct the repairs from the rent.

5. Live the deposit - Start an eviction immediately when the tenant advises you that he/she is not paying rent and will live the deposit. Living the deposit is unacceptable and against the law. The problem is that the landlord does not know for sure if the tenant will in fact leave the premises when the deposit is gone. It is not unusual for the tenant to stay in the property and try to live subsequent months for free. Do not allow the tenant to live the deposit under any circumstances. The deposit is returned to the tenant in the Miami real estate market usually 15 days after the tenant leaves the premises and the landlord has an opportunity to inspect. The landlord will deduct from the security deposit any funds used to repair the property.

The landlord must follow the five steps of when to evict in the Miami real estate market and take action immediately in order to avoid a potential nightmare. Don't keep a bad tenant in the property just so the place won't be vacant or just because it will be hard to rent. It is always better to rent the property to someone else who will pay the rent on time and take care of the property. Screening the tenant is an essential step in the renting process. Eliminating a bad tenant who is in the practice of, not paying the rent, making late payments without paying late fees, withholding rent until repairs or other demands are made, deducting the repairs from the rent, and living the deposit, is a must for today's landlords. Identifying bad tenants and eliminating potential problems is essential in order to succeed as a landlord in the competitive Miami real estate market.

http://www.lesende.com

Hector Lesende is owner/licensed real estate broker in Miami, Florida and creator of the (Lesende) L Steps. Please visit <a href="http://www.lesende.com/">Miami Real Estate </a> We will sell your home fast. We offer a Foreclosure List. Search <a href="http://www.lesende.com/blog">Miami Real Estate Blog</a> Search <a href="http://www.lesende.com/coral-gables-real-estate.php">Coral Gables Real Estate</a>

Miami Real Estate - The L Steps: 6 Steps of Investing

Hector Lesende (Internet Realty and Assoc) — Tue, 11 Nov 2008 22:41:11 -0600

Real estate investing in Miami real estate is now becoming popular again as there are many properties in foreclosure, short sale, bank reo's, and government foreclosures. With such an overwhelming inventory of homes available for sale a real estate investor must be able to determine which one to purchase. Investors must follow six steps in order to learn, understand and achieve Miami real estate investment success.

These are the six L steps to Miami real estate investing:

1. Location - Location, location, location is still the key of buying Miami real estate. Buying Miami real estate just because the price is low in a declining area is big mistake that should be avoided. Look for homes in an excellent location like, good schools, economic stable and growing neighborhoods, near shopping centers and malls, near bus stops and metro rails, near hospitals and restaurants. Sometimes it is better to pay a little more for a property in a good location than getting a bargain in a place where it is very hard to sell or rent the asset. Location is often overlooked in purchasing real estate as many investor think they can overcome a bad location if the price is low enough. Out of two homes that are exactly the same, the one in the best location will command a much higher sales price and rental income. Location is the number consideration when purchasing Miami South Florida real estate.

2. Long Term - Real estate investing is a long term proposition. Don't think you are going to be a millionaire over night. It takes years of hard work and dedication in order to succeed. Hold any property at least one year before selling it. Capital gain taxes will be greatly reduced. Consider renting the property for at two or three years. The rental income generated will help you to properly repair and renovate the property. Many investors purchased properties in the middle of real estate boom with no money down and no equity. These investors were thinking of flipping the homes fast and make a killing in the process. Many homes now in foreclosure are due to investors that were caught in the middle and now realize that real estate investing is very hard to time. Long term Miami real estate investing is the secret to a successful real estate career.

3. Lease Option - Never rent a property with a lease option to buy. Either sell or rent it straight out. A lease option usually is a disaster for both buyers and sellers. The tenant will demand a large discount of the rent to go towards the down payment and closing costs. The problem is that tenant will not buy the property at the end of the lease and the landlord/seller will have wasted a lot of money in rebates given to the tenant/buyer. Demand a 20% or 30% deposit from the tenant/buyer and a clause in the contract that if they default on the purchase they will lose the deposit. This technique will force the tenant/buyer to purchase the property or lose the deposit. The risk of losing the deposit will eliminate the tenant from taking advantage of the landlord by walking out of the contract after receiving a monthly rental discount.

4. Local - Buy real estate close to where you live. Don't buy real estate in another state or in another country. Keep real estate investing local. Buy in your own county and in your city. The more you know about the area where you are buying the better the decision will be. The investor should always be close to the investment property. The Miami real estate investor should inspect the property often to determine any repair, roof and other problems. The landlord must inspect the property every month when collecting the rent. Check for the number of tenants actually living in the property, check for damages and destruction of the property and overall condition of the place. The investor/landlord will not be able to inspect and determine the condition of the property if it is located far away. Keeping real estate local is an essential step in real estate investing.

5. Leverage - Most real estate books and seminars tell you to use other people's money when purchasing real estate. This technique is not the best and buyers should try to buy the property in cash if at all possible. Buying a house in cash will help you get a better deal and allow you to negotiate from a position of strength. A cash buyer will always have the upper hand in negotiating with banks, property owners, and other sellers. Cash buyers will not suffer and go into foreclosure if the market turns and they are unable to sell or rent the house right away. Like Dave Ramsey always says "cash is king and debt is dumb". Buying an investment property in cash is an excellent way to avoid Miami real estate investment mistakes.

6. Learn - Research the property and learn everything about it before you buy. A mistake in Miami real estate investing can be very costly. Usually you make your money when you buy not when you sell. Buying the property at the wrong price the wrong place and at the wrong time could be detrimental. One mistake could wipe you out and put you out of business before you start. Ask questions to the experts, real estate agents, appraisers, mortgage brokers, and other real estate investors. Learn, research, educate yourself in all aspects of real estate investing before you purchase the asset.

It is definitely a buyers market in Miami-Dade County. Miami real estate investors have more choices than ever before when it comes to real estate investing. Investors must follow the L steps, the 6 steps real estate investor guide to successful real estate investing in order to achieve their investment goals in the Miami real estate market.

Hector Lesende is owner/licensed real estate broker in Miami, Florida and creator of the (Lesende) L Steps. Please visit http://www.lesende.com We will sell your home fast. We offer a Foreclosure List. http://www.lesende.com/blog

Miami Real Estate – HUD Homes Daily All Bidders Investing

Hector Lesende (Internet Realty and Assoc) — Sun, 09 Nov 2008 22:59:08 -0600

HUD homes sales are very popular in the Miami real estate market. Investors are always looking for bargain prices when purchasing real estate. HUD homes Daily All Bidders list is the best way of buying HUD homes for investors. HUD is offering a lot of incentives in order to sell their Miami real estate inventory. The $100 down payment for owner-occupants is a very attractive FHA loan incentive. The FHA 203k program is a good way to obtain money for repairs. The 203k program allows the buyer to combine the cost of repairs and the mortgage. HUD is also giving sales allowances that allow the buyer to pay down the mortgage, pay closing costs, or make repairs. These incentives do not apply to investors.

Daily All Bidders - Investors are not allowed to purchase a HUD home in the initial bidding period. The investor must wait for the property to go into the Daily All Bidder status. When a Miami HUD home does not sell in the initial offer period it goes into a Daily bid list. This is when the investors come in and pick up the property at a discount. Investors try different bids usually starting low and moving up until their bid is accepted. The Daily bid is an excellent way for the investors and end users to buy a HUD home in the Miami real estate market without having to compete in the regular bid process. Investors do not want to get caught up in a bidding war which can raise the sales price. The first acceptable HUD bid is accepted in a daily manner. HUD will reject all offers that do not meet their guidelines and is considered too low.

HUD will not disclosure the percentage they will take as the lowest bid. This percentage could be from 13% to 50% or less depending how long the property remains in the Miami real estate market. All Miami HUD homes used to sell on the initial offer period and for a lot more money than the starting bid. It was not uncommon for a property to sell for 50% over the list price with multiples bids offered for the same property. All of this has changed dramatically. Now most of the HUD properties do not sell in the initial period. Most of the Miami real estate inventory is sold in the Daily bids at discounted prices. The net to HUD is usually is now much lower than the original price.

Many investors study the bid results page so that they can determine the lowest percentage HUD will accept. The results also shows the selling office, date of sale, the offer accepted and the net to HUD. All HUD homes are sold in as is condition. An investor must make a bid through a registered real estate agent. There are now more HUD homes available for sale in the Daily bid list. The numbers of HUD homes will increase greatly due to the high number of FHA loans being originated. Investors must consider the Daily All Bidders when purchasing a HUD home in the Miami real estate area.

Hector Lesende is Owner/Licensed Real Estate Broker in Miami, Florida. Please visit <a href="http://www.lesende.com">Miami Real Estate</a> Search <a href="http://www.lesende.com/coral-gables-real-estate.php">Coral Hector Lesende is Owner/Licensed Real Estate Broker in Miami South Florida. Please visit <a href="http://www.lesende.com">Miami Real Estate</a> Search <a href="http://www.lesende.com/coral-gables-real-estate.php">Coral Gables Real Estate</a> We will sell your home from only 1% commission. We provide a free Miami Foreclosure and MLS http://www.lesende.com

SAR shuts down thesarasotamls.com

Hector Lesende (Internet Realty and Assoc) — Sat, 18 Oct 2008 22:15:00 -0500

Marc Rasmussen's site thesarasotamls.com has been shut down due to trademark issues in his ongoing battle with the Sarasota Association of Realtors (SAR). This post by Morgan Carey of Real Estate Webmasters explains all the details. This action is very unfair since Marc has a disclaimer in his site stating that he is not Sarasota MLS. No one has confused his site for the Sarasota MLS. There's never been any consumer complaints. Marc was cleared of all ethics violations filed against him by (NAR) National Association of Realtors. (ICANN) International Corporation of the Assignment of Names & Numbers ruled against Marc on charges on trademark infringement by SAR and Marc was ordered to give up his domain name and transfer it to SAR.

Marc's only crime is being too successful. Marc used to get over 700 visitors per day on his site. He had hundreds of number one rankings for many Sarasota real estate related keywords. The visitors were not looking for Sarasota MLS; they wanted to search homes for sale in Sarasota. Marc was not trying to trick or deceive anyone. It is unfair to single out one Realtor just because of his overwhelming success online. The SAR board should allow Marc to keep his domain name and redirect it to his new website www.luxurysarasotarealestate.com so he doesn't lose all the years of hard work he has put into the site.

We are linking to his website from our Miami real estate website's home page. Let's all get a No SARjacking Badge to show our support for Marc Rasmussen.

Related posts: Joe & Colleen, Judy Orr, SAR Pokie

Miami Real Estate - Section 8 Process

Hector Lesende (Internet Realty and Assoc) — Thu, 16 Oct 2008 22:50:56 -0500

The Miami real estate rental market is booming. Finding a qualified tenant that will maintain the property in good condition and pay the rent on time is a challenge. Miami-Dade County Housing Authority - Section 8 is an excellent way of finding tenants with most of the rent guaranteed by the US government and timely inspections done yearly. The benefits of renting to Section 8 tenants far outweigh the detriments. The landlord must follow all the procedures, rules and guidelines of the Section 8 process in order to comply with all the requirements.

The Section 8 rental process is as follows:

1. Finding the tenant. Miami-Dade Housing Authority produces a list of available homes for rent in the Miami real estate area. The landlords can be added to the list so that all potential tenants can find available properties for rent. Be advised that Section 8 tenants do not have two months deposit plus the current month rent so you must be flexible.

2. Fill out the voucher. Each tenant has a voucher that must be filled out thoroughly and notarized. Any mistakes in the voucher will delay the process. The application will be rejected and all mistakes must be corrected. The Section 8 rental process begins once the voucher is delivered to the field office.

3. Survey. A property survey is conducted to insure that the rent requested is comparable to the rent charged in the Miami real estate area. The survey is a crucial step in the process. The landlord will receive a call from Miami-Dade Housing in the event the property does not pass the survey. The landlord will get the opportunity to lower the requested rent amount or cancel the contract.

4. Initial Inspection. According to the new guidelines the landlord gets only one chance to pass the initial Section 8 inspection. If the property does not pass the inspection the tenant must get another voucher and start the process again. The inspection consists of the following: no dead bolt locks, no exposed wiring, covered fixtures, weather tight doors, no dead bolt locks, no exposed wiring, covered fixtures, air conditioner must have heater, smoke alarms, electrical panel box, water heater, windows, bedroom must have a closet, windows must have screens, kitchen must have range hood over the stove, bathroom must have ventilator fan, all window bars must have openings, no scaling paint, no trash or junk vehicles in yard, among others.

5. Rent Increase. There is usually a yearly rent increase. The landlord must request the rent increase in writing two months before the lease is due and the re-certification is done. The maximum amount of rent increase is 8% unless a freeze is in effect for that year in the Miami real estate market. The landlord will not receive a rent increase if there are errors filling out the forms, or the forms are filled incorrectly or not turned in on time.

6. Yearly inspections. The property is inspected once a year by Section 8. You will receive a list of items that must be repaired, if any. It is specified if the tenant or the landlord is responsible to do the repairs in the list. You have 30 days to do all repairs and if you fail the second inspection the rent payments are stopped. The payments will resume after all repairs are completed. The payments are not retroactive. The rent will stop permanently if no repairs are made.

7. First Rent Check. The landlord must be prepared to wait for the first check to arrive in the mail. The first check can take up to five months to arrive. Section 8 has tried to speed up the process but has not corrected it yet. After the first check is received and the tenant is in the system all consequent checks are received every third day of the month in a timely manner.

The Miami real estate Section 8 rental process takes about a month to complete and the landlord must be diligent in following up and keeping track of the inspection, survey process. It is in the landlord's best interest to follow all the procedures so that the property can be rented quickly in the Miami real estate market. The best thing to do is to go in person to the Section 8 office and find out the status of your property and potential tenant. Don't assume that everything is fine. Miami Section 8 has an overwhelming number of tenants.

The process of renting to a Section 8 tenant is difficult and time consuming but definitely worth the effort. The tenant is not allowed to move into the property until the survey and inspection are done. Miami Housing Authority will not pay the rent if the tenant is allowed to move in prior to approval and no initial inspections are conducted while the tenant is occupying the property. Section 8 tenants are highly regulated and must confirm to very strict rules and regulations. Renting to Section 8 tenants is a viable alternative in today's Miami real estate market.

Hector Lesende is Owner/Licensed Real Estate Broker in Miami, Florida. Please visit Miami Real Estate. Search Miami Lakes Real Estate. We will sell your home from only 1% commission. Miami Section 8 Expert Agent. Visit http://www.lesende.com

Miami Real Estate - Buying HUD Homes

Hector Lesende (Internet Realty and Assoc) — Mon, 29 Sep 2008 22:08:17 -0500

HUD homes are FHA insured mortgage loans that go into foreclosure. HUD sells these foreclosures in a weekly auction using HUD registered real estate agents. HUD offers huge incentives to sell all HUD homes in their inventory. There is now a program for owner occupants that the down payment is only $100 dollars with some restrictions as per HUD guidelines. There are many other programs available for homeowners and investors. Police officers, teachers, and firefighters get the property at 50% discount in specific Miami real estate areas.

Steps for buying a HUD homes in Miami, Florida

Step 1. Finding a real estate agent - You must use a HUD registered Miami real estate agent in order to buy a HUD home. HUD uses its own contracts and many different forms, addendums and disclosures that the Miami real estate agent must be familiar with.

Step 2. Finding a house - HUD offers a weekly list of available homes for sale. All HUD homes are sold in as-is condition with no warranties. The Miami real estate agent will show the property, provide tax roll info and comparables of recent sales. No open houses are permitted.

Step 3. Placing a bid - You must be pre-qualified and place an earnest money deposit before you can bid on a HUD home. The Miami real estate agent will work with you in preparing all pertinent paperwork in order to help you make your offer. All offers are presented online and are awarded to the highest bidder. HUD will pay up to 3% for closing costs if it is stated in the sales contract. Owner occupants only can bid in the original offer period and then it is opened for investors.

Step 4. Winning the bid - The Miami real estate agent will inform you whether or not you are the winning bidder next the day. If you are the only bidder you win automatically, assuming your net to HUD is within the acceptable percentage. HUD will not publish their guidelines for the minimum price offers they will accept. All completed contracts and forms must be sent within 42 hours of acceptance. Time is of the essence.

Step 5. Obtaining financing - The buyer has 45 days to close. Buyer can pay cash for the property or obtain financing thru an FHA or conventional loan. FHA has many incentives to qualified buyers. HUD will cancel the contract after the 45 days are up and you have not closed for whatever reason. An extension to the contract may be granted but it costs $375.00 per 15 days for sale price over $50,000. Usually only one extension is allowed.

Step 6. Closing - The buyer may choose the bank or mortgage company and title company of their choice. You cannot make any repairs to the property before closing. The title company will notify HUD and buyer of the closing date with at least three days notice. Buyer must bring a cashier's check to the closing as no personal checks are allowed.

Buying a HUD home in the Miami real estate market is a complicated and detailed process. Be sure the agent knows all the procedures and rules of the HUD homes process as any mistakes made in the contract, forms and or deadline missed will cause your bid to be cancelled and given to the next bidder. The inventory of HUD homes has decreased dramatically in recent years since buyers were not getting FHA loans and were opting for conventional products instead. Recently the FHA loans inventory has picked up and the amount of HUD homes available for sale has been increasing. HUD homes are an excellent opportunity for buyers interested in Miami real estate to buy a home at a discounted price.

Please visit http://www.lesende.com

Hector Lesende is HUD registered <a href="http://www.lesende.com/">Miami Real Estate</a> agent and has sold and closed many HUD Owned foreclosures. We provide a HUD Foreclosure List.

Miami Real Estate - Eviction Process.

Hector Lesende (Internet Realty and Assoc) — Sun, 28 Sep 2008 19:33:15 -0500

An eviction for nonpayment of rent is the legal process of expelling a tenant from occupying a property. The eviction process in Miami, Florida is very complicated has very strict rules and deadlines that the landlord must know and obey in order to avoid delays and legal liability. An eviction for non-payment of rent has become very common in today's economy and current Miami real estate market.

It is against the law for a landlord to forcibly evict a tenant in Miami-Dade County for nonpayment of rent without a judge's court order. The landlord can't place chains at the gate, turn off the utilities, or enter the property to change the locks and take possession. You must go thru the court system and follow very specific eviction steps. The landlord must act quickly when the tenant refuses to pay the rent. The landlord should start the eviction process immediately.

These are the steps to do an eviction in Miami.

Step 1. Three Day Notice - This is the first step in the eviction process. You either post it yourself at the door or hand deliver the form in Miami. The three day notice notifies the tenant to pay the rent in full or vacate the property within three business days. It states the tenants name, address, amount of rent due, and date of notice. It is signed by landlord or property manager.

Step 2. Five Day Notice or Residential Evictions Summons - This form must be served by the sheriff or a private server to the tenant in Miami-Dade County. It states the case number, the plaintiff (landlord) and the defendant (plaintiff). It lets the tenant know that they have 5 days to answer to the court the reasons why they should not be forced to move.

Step 3. Complaint for Removal of Tenant - This form is part of the Five Day Notice and must be served to the tenant at the same time. A copy of the Three Day Notice and a copy of the lease must be included as part of the package. A $270.00 filing fee must be paid at the court plus $10.00 fee for each summons served and $20.00 sheriff's fee for each service of the Five Day Notice.

Step 4. Default Package - This package is file approximately 10 days after the service only if the tenant has not answered the court. This package includes Affidavit of Non-Payment of Rent which must be notarized, Non-Military Affidavit, Motion for Default, Final Judgment for Removal of Tenant, Writ of Possession. There is a fee of $95.00 payable to the sheriff in advance.

Step 5. Writ of Possession - The judge will sign a Writ of Possession after receiving the Default Package and then it will be delivered to the Sheriff.

Step 6. Eviction - The sheriff will post a note at the door informing the tenant the date they must move out and when the eviction will take place, usually within 42 to 72 hours. The Sheriff will come back and evict tenant, everything will be removed from the premises and give possession of the property to the landlord.

Most evictions do not go thru all the steps. Many evictions for nonpayment are solved at step number one, the Three Day Notice. The tenant will call you alarmed and either pay the rent or ask for the deposit back so he/she can move out. Usually I try to work with the tenant at every step of the eviction process. Since all I want as a landlord is possession of the property I offer the tenant to give their deposit back, to place their things in storage and hire movers at my expense and help in finding them another place. The Miami real estate market and economy is slow and filled with trouble tenants. It is always better to try to negotiate with the tenant if possible. A full eviction is a drawn out and tedious process that should be negotiated and avoided at all cost in the Miami real estate current market situation.

Disclaimer. This author is not an attorney and recommends that if you have any doubts or questions about doing an eviction you should contact a Miami real estate attorney immediately.

Hector Lesende is Owner/Licensed Real Estate Broker in Miami South Florida. Please visit <a href="http://www.lesende.com/">Miami Real Estate</a> at http://www.lesende.com We will sell your home from only 1% commission. We provide a free Foreclosure and MLS list.

Miami real estate - Buying Pre-Foreclosures

Hector Lesende (Internet Realty and Assoc) — Sat, 27 Sep 2008 00:11:20 -0500

A pre-foreclosure is when the owners are not making their mortgage payments and get a notice of default from the bank. They have a very limited amount of time to try selling the house or get caught up in their payments before the bank forecloses on the property. Every investor dream is buying a pre-foreclosed home in Miami and then selling it for a huge profit. The dream also includes that the property requires little or no work and that you use little or none of your own money.

The dream has become a nightmare for thousands of investors who were not able to sell the property fast enough and were caught in the middle of the biggest drop of homes values in recent history. Usually pre-foreclosures are reserved for the very savvy and astute of Miami real estate investors. Pre-foreclosures require a lot of work, research, determination, and negotiation.

These are several reasons why you should buy a pre-foreclosed home in the Miami real estate market.

1. Motivated seller. The seller is desperate and has to sell right now. When a seller is faced with a foreclosure he/she does not want to lose everything and is willing to negotiate price, terms and everything else.

2. Sellers under huge pressure. Since time is of the essence, the seller does not have the luxury or the time to be playing games. The negotiating process is fast and the decision making is immediate. The seller can not afford to have the house in the market for six months as he/she has to sell now.

3. Huge price discounts. Pre-foreclosure buyers are usually getting excellent discounts. Make sure you find out everything about the property including mortgage owed, liens, tile problems, taxes owed before starting the negotiation process.

4. Little risk. Make sure you do your homework including comparables, market analysis, recent sales, pending sales. Find out exactly how much the asset is worth and then there is risk of making a big mistake is minimized.

5. No credit. In many of theses cases no credit and no money is required since the buyer will try to find a buyer right away and unload the property at a profit in the Miami real estate market.

6. Little competition. Not too many investors are involved in pre-foreclosures as they simply wait for the bank to foreclosure on the property. For many investors the amount of time and effort of putting one of these deals together is just overwhelming.

7. Fast growth. Just by taking over delinquent payments investors can establish a substantial portfolio in a relatively short time. In this market investors are advised that they will have to rent the house for at least a year before selling it.

8. Instant equity. Since the price is heavily discounted an investor will realize instant equity at closing making these deals very rewarding right away for the experienced investor.

In today's market the number of pre-foreclosures is staggering as more and more homeowners struggle to make their monthly payments. It is now a tremendous opportunity for Miami real estate investors to buy pre-foreclosed properties and take advantage of this short term financial market disaster. Soon the Miami real estate market will rebound and the sheer numbers of these deals are not going to be available.

Hector Lesende is Owner/Licensed Real Estate Broker in Miami South Florida. Please visit http://www.lesende.com Search Miami Real Estate. We will sell your home from only 1% commission. We provide a free http://www.lesende.com/foreclosure-and-mls-list.php Foreclosure and MLS list.

Miami Real Estate - Investing

Hector Lesende (Internet Realty and Assoc) — Wed, 13 Aug 2008 18:40:32 -0500

Miami real estate investing is not very hard to learn, even though that there are many facets that are essential to learn before attempting to start investing. While many books and seminars are offered on investing only a few deliver the desired results. Investing is not taught in any university and it is more of an art than an exact science. It requires a lot of perseverance and determination. Many investors learn by trial and error although a mistake could be very expensive and usually devastating. Numerous millionaires made their money through real estate investments. Information, education and research are major considerations for an investor to be successful.

Real estate investing in Miami, Florida is a full time business where investors are constantly trying to maximize their profits and minimize their risks in other to generate wealth over time. Investing is a verified long term wealth creator. It is a numbers game and many of the transactions will not work but it is all worth it when one deal goes through and all your hard work are rewarded. It takes a lot of time and effort to effectively dominate the art of real estate investing. It is a risky business but it is the best way to create lasting financial security. Investing in Miami real estate is an excellent way to make a positive monthly income and built long term wealth and financial independence.

Investors in Miami real estate have recently taken a beating and many have seen their investment properties lose value. An investor should not panic and sell in this market to avoid huge loses. Since it is a long term business an investor should realize that the time is now to rent the property and hold until the market turns around. If an investor requires a predictable and safe return on investment then investing in Miami real estate is not the answer. The business of real estate investing is very risky, and unpredictable but well worth the effort. An investor should consider buying foreclosures and bank owned properties. The Miami real estate market has hit bottom and it should be bouncing back very soon.

Miami real estate investing is different than various types of investing. An investor must overcome many roadblocks and obstacles. Usually finding financing is the single most overwhelming challenge an investor will face when trying to purchase Miami real estate. Using leverage in the business is common so arranging financing is very important. Do not purchase investment property with no money down. Little or no money down has caused many properties to go into foreclosure recently. Investing is not as perplexing, time consuming and financially draining as one might imagine.

Bank owned properties or Reo's and Short Sales are a good way to start to look for a good deal in Miami real estate to purchase. The list of bank real estate owned (Reo) properties is huge. Not all banks want to discount properties so finding a good property to buy takes a lot of work and patience. Short Sales are the new trend in speculating in Miami real estate. Banks are not very eager to short sale their inventory and it takes usually about two months for the bank to accept or reject the offer. Government foreclosures are another to avenue to search. These properties include HUD, Housing and Urban Development, VA, Veteran Administration, FNMA and Freddie Mac. HUD homes are very popular and usually they will sell to the higher bidder in a weekly online auction. Investors are allowed to bid when the property does not sell to owner occupants. These HUD-FHA foreclosures properties are offer an excellent value. Foreclosures remain the best way for investors to start in the Miami real estate investing business since most of them have instant equity.

The best way to start investing in Miami real estate is buying foreclosures. The tremendous amount of foreclosures now in the Miami real estate market overwhelming gives the investor a lot of inventory to choose from in order to purchase the right property at a discounted price. This opportunity will more than likely never be available again and investors should take full advantage. An experienced Miami real estate agent who specializes in foreclosures is essential in order to guide the investor. The agent must have access to current bank owned REOs, foreclosures, short sale properties, pre-foreclosures government foreclosures and other distress listings. Investing in Miami real estate is a very exciting and rewarding business.

South Florida Real Estate – Florida’s Finest

Hector Lesende (Internet Realty and Assoc) — Tue, 18 Mar 2008 12:58:11 -0500

Situated in the southeastern part of the United States, South Florida has the popular name of Miami- Fort Lauderdale-Pompano Beach metropolitan area and is also referred to as the Miami Metro area and even the Tri-County area. The last of the names is most justified as South Florida includes the three counties of Miami-Dade, Palm Beach and Broward. When considering the different counties of Florida, these three can be held as the most populous. Among the three counties, Palm Beach was the smallest to be added. Miami happens to be the largest city in this region. A recent census estimates the population of South Florida to be nearly 5,500,000 and the density is about 1,570 people per square mile.

The area has a tropical wet and dry kind of climate with certain areas also being affected by humid subtropical climate. The wet season and the season for hurricanes arrive in the area during the same time. As South Florida is situated between two water bodies, chances of hurricanes affecting the otherwise stable climate get increased. The two most famous hurricanes to have blown over the area are Hurricane Andrew and Katrina.

Education offered in South Florida is one of the most well known in the state. It is served by the Miami- Dade County Public Schools district which has its own elected school board. The day- to-day functions of the school network are taken care of by the Superintendent of Schools. The other two school networks operating in the area comprise the School District of Palm Beach County and Broward County Public Schools District. Tertiary education is provided by several good colleges and universities including University of Miami, Florida National University and Broward Community College.

South Florida is served by three major airports namely, Palm Beach International Airport, Miami International Airport and Fort Lauderdale-Hollywood International Airport. Local transport includes Metrorail that stretches across 22 stations. Apart from this there are five interstate highways that help the area to maintain good connectivity with other places. This region has a flourishing economy with several public companies operating successfully. These companies are the major employers in the region. Approximately there are 100 profit making public companies running in the region with 200 private companies also making their mark. South Florida has one of the greatest numbers of Fortune 500 companies in the whole of United States.

South Florida real estate is among the most thriving in the state of Florida. It is not only because of the high growth of employment opportunities but also because the place is famous for welcoming external businesses to flourish. A great variety of real estate is available here including residential homes, condominiums and even land. There are over 115,000 properties currently available in South Florida. The number of foreclosures is staggering and presents an opportunity for both owner-occupants and investors. In a recent study Broward county was ranked second in the United States in the foreclosure rate. Miami-Dade County was ranked fourth in foreclosure rate and Palm Beach County was ranked thirteenth. Now is the time to invest in South Florida real estate.

Hector Lesende is Owner/Licensed Real Estate Broker in Miami South Florida. Please visit http://www.lesende.com Search South Florida Real Estate. We will sell your home from only 1% commission. We provide a free http://www.lesende.com/foreclosure-and-mls-list.php Foreclosure and MLS list.

Palm Beach County Real Estate – The Best Of Everything

Hector Lesende (Internet Realty and Assoc) — Tue, 18 Mar 2008 12:54:39 -0500

Located towards south in the state of Florida, this is one of the most popular and affluent county in this southern state of America. In fact Palm Beach County happens to be one of three separate counties which constitute South Florida. Created back in 1909, this county is third most populated county in whole of Florida, besides being ranked second in Florida in terms of how old this county is. Palm Beach County has West Palm Beach as its county seat as well as its most populated city. If unincorporated population is to be calculated then this county has a population in excess of two hundred and fifty thousand.

As far as natural beauty is concerned this area must inevitably rank high in Florida as well as in the USA. This area derives its name from picturesque rows of palm trees which dot numerous beaches which are to be found over here. This place was carved out of then existing Dade County. In terms of area Palm Beach County covers almost two thousand five hundred square miles. Education is given top priority in this county. And this statement is easily verified and corroborated by the fact that not only is this place fourth largest school district in state of Florida; it is also eleventh largest on this matter in whole of America. A list featuring top fifty schools in America featured three schools, which were Suncoast High School, Atlantic Community High School and Alexander Dreyfoos School of Arts, from this county itself.

In matters of infrastructure this county ranks towards the top. By estimates of last census, which took place in 2000, this county was already playing host to almost 1.15 million people. This population was further segregated into almost half a million households. This population gave Palm Beach County a population density of almost six hundred people per square mile. Out of this huge population more than forty percent happens to be unincorporated. And each of above mentioned half a million households has an average income of almost forty thousand dollars.

All available infrastructural facilities have made this county very much desirable to a very large cross section of people all over America. As a result of that many citizens of this country harbor dreams of making Palm Beach County their permanent place of residence. This demand of people wanting to come and live here, coupled with fact that real estate market in general has been witnessing an upswing has sent real estate of this county soaring. At last count Palm Beach County had almost two hundred and fifty thousand homes located in it. Only about fifteen percent of present homes are available in the market.

Palm Beach County real estate has maintained its value in this troubled market. Palm Beach County includes West Palm Beach, Lake Worth, Delray Beach, Wellington, Boynton Beach, Jupiter, Atlantis, Bel Air, Boca Raton, Lantana, Palm Beach, and South Bay. With over 16,000 homes available for sale in this county it is a great time to buy a home here. Foreclosure inventory is very high which should be a signal to buyers. Palm Beach County real estate has the best of everything.

South Miami Real Estate - City Of Pleasant Living

Hector Lesende (Internet Realty and Assoc) — Sun, 24 Feb 2008 22:43:02 -0600

If one has to give an example of a city which started from scratch and then went on to assume importance in many fields; then South Miami will be the most appropriate. In its larval stages this site was just a privately owned piece of land. W.A Larkins was owner and it was largely due to his efforts that it slowly developed into the bustling city that it is today. That this city was very insignificant during times of its inception can be judged from the fact that it has taken its name from its more illustrious neighbor; Miami. This small community is now considered very fashionable in South Florida.

Growth of this site and its community was very slow to begin with. A post office was established by Larkins, who was founder of this city. Slowly as a community developed, it gained more and more prominence. And finally in 1926, residents of this area raised their demand to get South Miami incorporated as a city in state of Florida. One peculiar feature of this city is that it has very irregular boundaries as compared to other cities in Florida or even in America. Reason behind this is that South Miami has been curtailed twice; first in 1933 and then again in 1937. When this city was curtailed, many citizens, especially those who were residing towards north of this city, filed court cases to get left out of South Miami.

Motto of this city of South Miami states "The City of Pleasant Living". One major reason behind this city being considered to be a place of pleasant living is that as it is located near Mexican Bay, it has a tropical climate. This makes weather very enjoyable. To speak in precise geographical terms, this city lies in state of Florida and forms a part of Miami Dade County. As far as area is concerned this city covers an area of only about two and a half square miles. This means that South Miami is one of smaller cities in not only Florida, but also in America.

But the small size of the city of South Miami has not been able to act as an impediment in its path of progress and development within this state. Options in matters of education are multifarious. There are South Miami Elementary, Middle and High schools. Private schools include Gulliver Schools. Infrastructural facilities have improved at a tremendous rate. Transportation facilities which are available to residents of this city are at par with any other developed city. As a result of such excellent facilities eleven thousand people were found to be already residing here in 2000. This gave this area a population density of five thousand people per square mile. These people live in approximately four thousand five hundred households which have an average size of almost two and a half.

South Miami real estate is rebounding. Prices have risen in recent years. There are only 108 properties currently listed in this city. The average listing price is $600,000. Also search Coral Gables Real Estate. Outstading communities in South Miami include Sevilla Gardens, Davis Highlands, Fairglade Park, Merion Park, Nuevo Mundo, Blue Lake, and Gables Edge. With more and more people moving in, think carefully about not only present but also future, when prices might spiral further. Keeping these factors in mind South Miami, book your house over here as quickly as possible. The future of South Miami real estate is excellent as it remains a City of Pleasant Living.

Pinecrest Real Estate - Upscale Village

Hector Lesende (Internet Realty and Assoc) — Sun, 24 Feb 2008 22:33:21 -0600

Pinecrest forms one of quieter and tranquil corners in the state of Florida. Besides it can be considered as one of the newest entrants in list of cities in America as it was incorporated a decade back in 1996. In fact the quiet nature of this area has led to its seal bearing "village" as part of name of this place. And the fact that this place is governed by a Village Council comprising of five members and all matters of this place are by this group of members who constitute a government fashioned after form of Council Manager.

As such, origins of Pinecrest can be credited to Parrot Jungle and Gardens, which came up in 1936, which was founded by Louise and Franz Scherr. It was their dream of creating an area where birds could fly about freely in a manner chosen by birds themselves led to this park being founded. And building of this park, which became a very important tourist attraction right from its inception, brought about first a flurry of development in this place, which was till then just another sleepy little hamlet. As large numbers of tourists came to visit this park, infrastructure of this place developed gradually. Speaking in geographical terms, Village of Pinecrest is one of the smallest incorporated areas in America. It barely covers an area of about eight square miles. But despite its size, after inception of Parrot Park, which has since then been bought over and revamped, relocated and renamed as Parrot Jungle Island, this place has seen a steady spurt in population. The original park which played host to many birds has been shifted to a new location near waterfront of this place.

When the last census took place in 2000, population of this quaint place was almost touching the twenty thousand mark. This gives this place an incredible population density of almost two thousand six hundred people per square mile. This shows that this city has risen a lot in importance in America. And approximately twenty thousand people who were found to be residents of this place are further divided into almost six and a half thousand households. Median income of each of the above mentioned household hovers around hundred and ten thousand dollar mark. Education is given much priority in this state. This is evident from the fact that there a number of top notch high quality schools in this area.

As a result of excellent infrastructure that is to be found in this area, more and more people are targeting this place as a city or town of permanent residence. As it is due to holistic combination of several factors, which includes the general upswing observed in real estate market, prices of homes in this region has crept up to almost two million dollars per home. And besides not too many of this homes are empty and available in the market. So do not ignore Pinecrest as just another young and small town if you are using your radar to scan out all options in matters of real estate. It just might be the changing point of your life.

Pinecrest Real Estate is elegant and upscale. Right now there are over 200 properties for sale in Pinecrest. Upscale communities are Village Grove, Suniland Estates, Pine Tree Estates, Fairmont Acres to name a few. Prices have risen dramatically in the recent boom years but have been leveling off in this buyer's market. Pinecrest Real Estate still offers a tremendous opportunity.

Coconut Grove Real Estate - Cocowalk Caribbean Style

Hector Lesende (Internet Realty and Assoc) — Mon, 14 Jan 2008 20:19:03 -0600

Coconut Grove is located in the state of Florida and it has distinction of having the first hotel in South Florida built in it. At the time of its being built that is in 1882 it was referred to as Bay View Inn. Later its name got changed to Peacock Inn. City of Coconut Grove, which is also referred to as Cocoanut Grove, is located in the city of Miami in Miami Dade County. Lying towards west of Biscayne Bay, whole of this city comes under single zip code of 33133. Average home price is from $600,000 to $1,700,000.

This city has witnessed several stages of development during its appreciably long history. Out of all these stages of development, first one took place in 1825, soon after opening of lighthouse, operated by John Dubose, in Cape Florida. Next phase of development made its presence felt in this then quaint city in second half of the nineteenth century. This period, especially the 1870s, saw an influx of a large number of people to Coconut Grove. People who came here during were mainly a mixture of Northeast Americans and British immigrants. But from that time onwards a lot of development has taken place in this city.

Today this city happens to be one of the most popular cities in not only state of Florida, but also in the United States. As its name suggests this city has a touch of Caribbean life too. And this becomes most evident during Goombay Festival, which transforms this city takes on an atmosphere completely reminiscent of Caribbean lands. Shopping is one major attraction in this city in Florida. Food is another specialty of this city, which is sometimes also called as just "Grove". Due to concentration of a large number of food outlets in this city, Grove is also known as Food Court of Miami. Besides all these, an annual art festival held over here is another major crowd puller. The Vizcaya Museum, Cocowalk, Monty Trainer's The Playhouse are a must see in a visit to this city.

A holistic combination of all above mentioned factors has made this city very attractive to real estate hunters as well as real estate dealers. As it is the market of real estate is witnessing a massive upswing in recent times. This corner of the country has not been an exception to this trend. People are large numbers are flocking to this city with intention of making this city their home. With an active nightlife, especially after this city got annexed to city of Miami, this city is has now become a dream destination for many. Prices of homes have already crossed hundred and seventy five thousand dollar mark. And numbers of empty estates which are available for sale are also dwindling at a very fast rate. And if this rate of growth is maintained by Coconut Grove, it will soon outstrip some of its more illustrious counterparts. The nightlife is this city is only second to South Beach.

Coconut Grove Real Estate is coming back from the recent boom years and is expected to rebound by 2009. Coconut Grove Real Estate is slow, following two fantastic boom years. A few excellent communities in Coconut are Fairhaven, Terranium and Utopia. Condos subdivisions include Beacon Harbour, Cloisters on the Bay, Grovenor House. Upscale Hotel Resorts include Ritz-Carlton and the Sonesta Bayfront Hotel. Coconut Grove Real Estate is an excellent investment opportunity as inventory levels continue to rise.

Hector Lesende is Owner/Licensed Real Estate Broker in Miami, FL. Please visit http://www.lesende.com/ Search Miami Beach Real Estate at http://www.lesende.com/coconut-grove-real-estate.php We will sell your home from only 1% commission. We provide a free South Florida Foreclosure and MLS list at http://www.lesende.com/foreclosure-and-mls-list.php

Key Biscayne Real Estate - Beach And Tennis Paradise

Hector Lesende (Internet Realty and Assoc) — Mon, 14 Jan 2008 20:12:32 -0600

Key Biscayne does not form a part of mainland America. It is an island off the coast of Florida. Its only connection with mainland is via Rickenbacker Causeway which was built way back in 1947. Composition of Key Biscayne itself is very interesting. It does not form a part of Florida Keys. Instead it is formed of soil which has got eroded from Appalachian Mountains. It has thus formed a barrier island nearby. But when one refers to Key Biscayne, one is usually not referring to whole of the island but to village of Key Biscayne.

Before completion of Rickenbacker Causeway, there was little or no scope for communication between Key Biscayne and rest of American mainland. As a result of this, not too many people were interested in this place at that time. But after completion of before mentioned causeway, this place became well connected and was hence of interest to all and sundry. It was at this point of time that mammoth developments took place in this area and large residential apartments came up within a very short period of time, to accommodate people who were coming here in huge numbers. When this island became popular, nearly sixty seven percent of this land was under coconut plantation, which by dint of its size was larger than any other plantation in United States of that time. Land was donated to government by Matheson in exchange of promise that a causeway would be built here. This land was utilized to set up a public park by Dade County, the county to which this land had been donated. This public park later came to be known as Crandon Park. Remaining land was left for realtors to develop. And it was in 1951 that real estate development started in this area in its truest sense. It was in this year that Mackle Construction Company started building and selling new homes in this area for approximately ten thousand dollars.

After its incorporation, Key Biscayne has become a part of Miami Dade County in state of Florida. Village of Key Biscayne covers an area of only about one and a half square miles. But despite its small size, development has always gone ahead over here at full steam and pace. This place was made famous by President Richard Nixon, who invested in a waterfront home in this area. Due to this place being used as a residence by a President, infrastructural facilities developed at a more rapid rate than they would otherwise have done. Transportation facilities in this relatively nascent region are quite good and so are some other facilities which most importantly include facilities for education.

Attracted by benefits offered by Key Biscayne many people have migrated here. Census taken in 2000 showed that more than ten thousand people live here divided into more than four thousand households. Each household has an average size of about two and a half while median income of these households is in excess of eighty five thousand dollars. Key Biscayne is home to Miami's Seaquarium and Crandon Park Beach is some of South Florida's finest public beaches. The Sony Ericsson Open Championship Tennis Tour is played each year in Key Biscayne featuring the world's best tennis players. Stephanoe's was a very special place.

Key Biscayne Real Estate is grand with a population density in excess of eight thousand people per square mile; demand for real estate is really high. Prices are climbing up rapidly and coming days bode well for both, investors as well as sellers of real estate in Key Biscayne. Key Colony, Ocean Club, Tropical Isle, Cape Florida, and Grand Bay Tower are some of the best communities here. Average listing price is now $1,500,000. Key Biscayne Real Estate is coming back strong.

Hector Lesende is Owner/Licensed Real Estate Broker in Miami, FL. Please visit http://www.lesende.com/ Search Miami Beach Real Estate at http://www.lesende.com/key-biscayne-real-estate.php We will sell your home from only 1% commission. We provide a free South Florida Foreclosure and MLS list at http://www.lesende.com/foreclosure-and-mls-list.php

Hollywood Real Estate - Diamond of the Gold Coast

Hector Lesende (Internet Realty and Assoc) — Sun, 23 Dec 2007 12:25:10 -0600

Hollywood, Florida might share its name with the famous Hollywood, California, but it is no way less illustrious than its well known cousin. Tucked away in the Southern tip of Florida, the city of Hollywood is on of the top ten largest cities in the state of Florida. This city is spread over an area of about eighty square kilometers and is home to approximately one hundred and fifty thousand residents. This city, also known as the Diamond of the Gold Coast, has over ten kilometers of pristine Atlantic beaches. Various fresh water bodies cover about ten square kilometers of inland area.

The city is relatively young, having being founded in 1925. However, the decades of 50s and 60s witnessed strong growth rates in economy as well as population. As of the year 2000, the city was home to real estate property valued at more than a massive six billion dollars.

As of the last census, the city population of about one hundred and fifty thousand was spread over approximately thirty five thousand families housed in sixty thousand households. A back of the envelop calculation tells us that the population density of this city is touching 2000 per square kilometer. With about 70,000 housing units spread over eight square kilometers, the real estate density turns out to be just more than 950 housing units per square kilometer.

The population consists of primarily English speaking whites- about 78 percent of the population are Whites, and for about 67% of the entire population, English is the First language. Other important minority groups in this city include Spanish speaking citizens (a touch more than 20%) and African Americans (about 12% of the entire population).

The city has a vibrant social life, and that perhaps stems from that fact that the city population is relatively young. As much as 60% of the population is less than 45 years old, and the median age of the population of the city of Hollywood, Florida is 39 years.

Hollywood scores fairly high on the infrastructure matrix. The city is served by the 23rd busiest airport in US, the Fort Lauderdale-Hollywood International Airport. The city is also home to a large number of public elementary, middle and high schools. All these factors make Hollywood a great city to live in. The economy of this city is fairly vibrant.

If you have been planning to relocate to Hollywood, you will be in good company. The population of this city has grown fairly fast between 2000 and 2005, and this growth is largely attributed to the steady flow of immigrants from other regions. With its salubrious weather, vibrant civic life, low cost of living and a relatively low crime rate.

Hollywood Real Estate is precious and elegant. There are now 4,000 homes and condos for sale in Hollywood. Median price of a home in this city is about $347,000 dollars and some are priced over $3,000,000 dollars. Foreclosed properties are at an all time high as the banks readjust their adjustable rates and end a real estate boom that lasted for about three years. The no money down and 1 percent teaser rates deals are gone and so are many of the homes that were financed in this manner. Savvy investors are buying selected properties in Hollywood. The Hollywood real estate market is still thriving and will continue to grow in coming years.

Pembroke Pines Real Estate - Rapid Growth

Hector Lesende (Internet Realty and Assoc) — Sun, 23 Dec 2007 12:17:45 -0600

Located in the Southern Broward County 15 miles from downtown Miami and Fort Lauderdale is the city of Pembroke Pines. Geographically, the city is located at 26°0′46″N, 80°18′49″W and is bound by Hollywood to the north and east, Miramar to the south and Everglades to the west. The city has an area of about 35 miles square and is considered to be among the largest cities in Broward County. In terms of land area, it is the largest city.

The place first came into notice in 1960 when it was incorporated. It is situated along the Pembroke Road which is lined with numerous pine trees and takes its name from there. After Hurricane Andrew took place in 1992, Pembroke Pines expanded rapidly as thousands of residents of the Miami-Dade County area shifted here.

The population of the city of Pembroke Pines was more than 150,000 around a decade ago and now the area is growing faster than ever. The Broward County Public schools district serves the area of Pembroke Pines. There are a number of public elementary and middle schools operating in the area with two famous high schools, Charles W. Flanagan High School and Everglades High School forming a part of the education system. The Florida International University has a campus in Pembroke Pines and so has the Broward Community College. The first language of the area is English followed by Spanish, French, Portuguese, Italian and Yiddish. Pembroke Pines has a good transportation system with car, auto and boat transport being the most popular modes for the locals. The US interstate highway is close by and this also promotes the transportation network.

Economically, the city has a bright future to look forward to. Its geographic location ensures that any new business will flourish here. Even the existing businesses can increase their sales promptly. The Fort Lauderdale/Hollywood International Airport is close by, making the area more viable for business deals. There is a huge market for non-durable goods in Pembroke Pines and among durable goods the market is good for machinery, equipment and other supplies. In the retail trade area, automotives industry plays a major revenue generator.

Pembroke Pines Real Estate is coming back. A flourishing economy in the area has helped the real estate market to grow. Property types in Pembroke Pines include single family homes, townhouses, condos, commercial real estate and land. Average price of real estate is $387,000 and as high as $800,000 in some area. Some outstanding communities Pembroke Pines include Durango Estates, Grand Palms, Breakers Estates, Chapel Trail, Victoria Lakes and Panache. The market for real estate is extremely stable here and allows people to experiment with other options. The growth of commercial real estate in the area is an indicator of the fact that businesses will rapidly grow in this city. The number of foreclosures has double in recent months and there are plenty of investment opportunities in the area for real estate investors and also for owner-occupants. Pembroke Pines Real Estate will remain strong in 2008.

Doral Real Estate - Little Venezuela

Hector Lesende (Internet Realty and Assoc) — Fri, 07 Dec 2007 18:53:11 -0600

The city of Doral is located in the north central part of Miami-Dade County in Florida and lies to the west of the Miami International Airport. It is a new city and was incorporated recently in 2003 along with Miami Gardens. Doral was a formerly census designated place. An area not invested with a municipal Government but having a separate physical entity is a census designated place. The city of Doral got its name from the famous golf and spa resort of the same name located within the municipal boundaries of the area. The spa resort in turn got its name from the combination of its owners' names, Doris and Alfred Kaskel.

Doral has an area of about 14 mi sq. The most recent estimate informs us that the city has a population of more than 21,000. An interesting fact about the city is that lots of Venezuelans live here and has the highest number of the said population in the United States. Spanish is considered as the first language in Doral and is followed by English, Portuguese and Chinese.

The education system in Doral is fairly good and the city is part of the Miami-Dade County Public Schools district. It has a wide number of public schools, private schools and charter schools. The only university of considerable importance in the city and the vicinity is Carlos Albizu University.

Employment opportunities in Doral are largely dependent on its Government. Posts can be found in the Office of the City Manager, Office of the City Clerk, the Finance Department, the Police Department and more. Recently, increased commercial activity has turned Doral into a busy area. The city's economy is going through an upswing currently, especially because the city is getting noticed because of its proximity to downtown Miami. Even the Miami International Airport is only a mile away and the nearness to the airport is improving the city's chances in the arena international trade. In fact it is touted as the most rapidly growing city in the Miami- Dade County.

Doral Real Estate is coming back strong. Doral's economy has always been an industrial one since the time it was unincorporated. Earlier shippers and freight forwarders would consider this place as a viable spot to build warehouses so that the Miami International Airport could be treated as the nearest loading areas. During the 1990's the area saw the entry of large developers like Codina and Easton Group into the local market that set up business parks that still play an important part in the economy. Since the economy of Doral is rapidly improving, its real estate market is also going through positive changes. Some of this city's best communities are Doral Estates and Biarritz Subdivision. There are over 1,000 properties available for sale in this city including single family homes, condos and townhouses. The property foreclosure inventory is higher than ever before with many opportunities to real estate investors. The price of real estate in Doral now can be compared to the rest of the US and even the resale value of property is shooting up. Doral Real Estate will rebound in 2008.

Kendall Real Estate - Most Popular In Miami

Hector Lesende (Internet Realty and Assoc) — Fri, 07 Dec 2007 18:50:36 -0600

Kendall is a suburban area situated in the Miami Dade County of Florida and is politically unincorporated. It has been distinguished as a census designated place by the United States Census Bureau. As is common to all census designated places or CDPs, Kendall also lacks a separate municipal Government but is apparently nothing dissimilar to incorporated places. This particular community was named after an executive of the British Land Company by the name of Major Kendall. Its location is at 25°40′0″N, 80°21′24″W and it has an approximate area of around 16 mi sq.

This CDP had a population of more than 75,000 seven years back and is steadily growing. About four languages are spoken in the area of which Spanish is the most spoken followed by English, Portuguese, French and French Creole. Kendall has many sites of attraction throughout and is especially done up for tourists. Several museums, parks and other places of interest are strewn across the city. Famous areas of attraction include Flamingo Tropical Garden, Bass Museum of Art, Frost Art Museum, Barnacle State Historic Site and Oleta River State Park.

Kendall has an advanced education system with numerous schools and colleges forming part of the network. It falls under the Miami Public Schools district and is served by two elementary schools and famous high schools like Felix Varela High School and John A. Ferguson High School. The Miami Dade College also has a campus in Kendall. This place is very popular and in very high demand. In recent months the foreclosure rate has increased dramatically. This area has now one the highest foreclosure rates in Miami.

The economy of this CDP is more or less stable as it is home to one of Miami's general aviation airports, the Kendall Tamiami Executive Airport. The place has maintained a steady per capita income over the years and at most times the per capita income of Kendall has been more than other places in the US. It is served by a Better Business Bureau and chambers of commerce that serve Jaycees. Several banks operate in the area and provide employment to the local population. Kendall's economy has seen an upswing ever since transport facilities have improved. The Palmetto expressway is the main artery of the place with exits in 56th Street, 76th Street 104th Street and Kendall Drive.

Real estate in Kendall has seen vast improvement in the recent years. Affordability in the area is high and this is one of the reasons that prompt people to settle here. There are four basic kinds of real estate available, single family residential homes, multi-family residential units, condos and townhouses. There are 54 single family homes and 106 condo and townhouses for sale listed in the MLS in this place. Average price of Kendall homes is about $600,000 while condos can come at an average of $300,000. Some of the best communities in Kendall are The Hammocks, Westwind Lakes, Lime Grove, and Calusa. Kendall is one the most popular places to live and most requested in Miami.

Miami-Dade County Real Estate: Florida's Largest

Hector Lesende (Internet Realty and Assoc) — Sat, 17 Nov 2007 18:43:35 -0600

Known to be the most populous county in Florida, Miami-Dade County was formerly called Dade County and is now referred to as only Miami by most. It is located in the southeastern part of Florida and has a population of more than 2,400,000 making it occupy more than half of the South Florida metropolitan area. The city of Miami is its county seat. The eastern portion of the county is greatly urbanized with several towering structures and the eastern part is still underdeveloped and consists of the Everglades National Park. Miami-Dade County was created on January 18, 1836 and was named after Major Francis Dade, a soldier who was killed in the Second Seminole War.

The total area of Miami Dade County is around 2,400 square miles. It is bordered by Broward County to the north, Collier County to the northwest and Monroe County to the south and west. A decade ago the population density was about 1,150 per square mile. In the last few years though the state of affairs has improved much and is expected to get better with time. Real Estate prices have more than double in recent years. Coral Gables, Miami Beach, Miami Lakes, Hialeah, Bal Harbour, Homestead, Doral are part of Miami Dade County.

Infrastructural facilities in this county are extremely advanced and the proof of this can be had if one looks at the education and transportation systems. In Florida each county also acts as a school district and in the county of Miami-Dade is served by several schools. Higher education is served by various colleges and universities including University of Miami, Miami Dade College, Florida Memorial University and St. Thomas University. In terms of transportation, the number of expressways Miami-Dade County has, very few counties have and this factor leads to heightened connectivity with the other states. Apart from this, a street grid stretches from downtown Miami throughout the country. Since World War I this grid has been there.

Miami Dade County Real Estate has grown tremendously. As an economy, this place is severely dependant on the agricultural sector. Proof to this fact can be found in the massive amounts of traditional and tropical vegetables the county produces along with tropical fruits and other greenhouse products. In the domestic market local produce competes with imports from other countries in Central America, South America and Europe.

With all modern amenities acting to people's benefit, the county of Miami Dade has a thriving real estate market. Most of the constructions are extremely picturesque and is one of the reasons why people want to settle here. There are currently 16,185 single family homes and 25,537 condos and townhouses listed in the MLS in Miami Dade County. This record high of homes available for sale is unprecedented and is a clear opportunity to purchase now a home or condo at the right price before this buyer's market is over in 2008.