Pam's Blog

Seller Alternatives to Foreclosure in Jacksonville and Orange Park

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Thu, 05 Nov 2009 13:53:44 -0600

Seller Alternatives To Foreclosure

So, your house is in foreclosure…Now what? Try to look at the situation without attaching your emotions. I know, easier said than done!

One very important thing to remember: Time is of the essence, so take quick action in order to allow yourself enough time to complete the chosen process.

Do Nothing – If a homeowner does nothing, they most likely will lose their home at foreclosure auction. Loan applications generally ask if the applicant has ever been foreclosed upon. Credit reports also disclose this damaging information.

Payoff/Refinance – Completely paying off the entire loan amount plus any default amount and fees. Usually accomplished through a refinance of the debt. New debt is at a normally higher interest rate and there may be a prepayment penalty because of the recent default. With this option, there should be equity in the home.

Reinstatement – Paying the entire default amount plus interest, attorney fees, late fees, taxes, missed payments and fees.

Loan Modification – Utilizing the existing mortgage company to refinance the debt or extend the terms of the loan. This may allow the homeowner to catch up at a more affordable level if they qualify. More lenders are agreeing to a loan modification . Sometimes you may see a reduction in the interest rate either temporary or for the remaining life of the loan.

Forbearance – Lender may be able to arrange a repayment plan based on the homeowner’s financial situation. The lender may even be able to provide a temporary payment reduction or suspension of payments. Information will be required from the lender to show that you are able to meet the new payment plan requirements.

Partial Claim – A loan from the lender for a second loan to include back payments, costs and fees.

Deed in Lieu of Foreclosure – Give the property back to the bank instead of the bank foreclosing. This process can be much faster than a foreclosure. Most loan applications ask if this has ever happened.

Bankruptcy – This option can liquidate debt and/or allow more time. I can refer you to a qualified bankruptcy attorney.

Chapter 7 (Liquidation) To completely settle personal debt.

Chapter 13 (Wage Earner Plan) Payments are made toward a plan to pay off debts in 3 – 5 years.

Chapter 11 (Business Reorganization) A business debt solution.

Sale – Homeowner may sell the home without lender approval for a conventional home sale. If the property has equity (money left over after all loans and monetary encumbrances are paid), the homeowner will get cash from the sale. At the other end of the spectrum, a short sale, also known as a pre-foreclosure sale, can be negotiated with your lender by your real estate professional if what is owed is more than the property’s value.

How do I compete with short sales and foreclosures in Jacksonville Fl, when trying to sell my home????

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Thu, 03 Sep 2009 12:52:39 -0500

The 4 steps you can take to make sure your Jacksonville Florida Home

will stand out from the competition

The Jacksonville Florida real estate market is showing signs of improvements, but with short sales and foreclosures flooding the market, what chance does a “normal” seller have? Below is a list of tips for sellers contemplating putting their house on the market.

1)Take a complete and HONEST assessment of your situation.

Do you want to move or do you have to move? Do you need the equity from your current home, to purchase the next home? What if you don’t have enough equity in your current home to use as a down payment, do you have the funds in savings? What if you don’t have enough equity to even break even? These are questions you need to ask yourself.

2)Study the market place.

If the funds for your new house are dependent on the equity from your current house, this could be the single step that puts your plans to a complete halt! To get a snapshot of the market, you’ll want to do a little research. Find out what has sold in your neighborhood in the past 3-6 months. What is currently under contract? What is your competition?

3)Price your home a hair below the competition.

A hair? What in the world do you mean by a hair you ask? 5% below the competition? 10%? 15.6%? Every market is different and every neighborhood is different, so it’s impossible to throw the pricing strategy in a nice, neat little box. Let’s take 2 different neighborhoods. Let’s say neighborhood # 1 is a highly sought out neighborhood and neighborhood #2 is farther out and gets overlooked because it’s perceived to be too far away. If your competition in neighborhood #1 is listed for 200k, then you could start a little lower let’s say 190k-195k. People are looking there already and a slightly lower price should get you activity. Now let’s go back to neighborhood #2 that is a little farther out. Let’s say the competition is listed for 175k, a 5% difference is probably not going to get you the activity you need, but pricing your house under 150k may bring in people who for the right price would be willing to travel a little farther. As you can see, each neighborhood has unique pricing strategies.

4)Make sure your house is in good repair.

This point would apply to any market, but with the large amount of short sales and foreclosures out there, most of those properties can’t pass your typical FHA or Va inspections, so making sure your house will pass those inspections is a huge benefit.

I’ll tell you, with the difficulties of getting short sales to close due to lien holders taking months to give an approval, buyers are getting tired of waiting! A just listed house in good condition, priced well and can close without requiring lender approval is a welcome change. Don’t make the mistake of continuing to think in terms of the 2005 real estate market, that market is long gone! Take advantage of buyers wanting/needing to close as soon as possible!

You may be wondering, where do I start? Let me help you with that! I offer a complete Home Selling Analysis completely free of charge. Here’s what it entails:

1. Market analysis showing what has sold, under contract and currently available.

2. Seller expense sheet showing you what you will net once it’s all said and done.

3. A Maximum Home Value Audit, showing you room by room, tips on how to have your house in top showing condition.

Now I know what you’re thinking, what’s the catch and if I let that real estate agent in, will she ever leave! Yes I’ll leave and without sucking the life out of you! If you’re thinking of selling, I offer this free service that will help you to determine if selling is the right thing for you. If it’s not, then it’s not! I hate pushy salespeople, so I refuse to be one myself. If you find that it is the right time to sell, all I ask is that I get an opportunity to interview for the job.

Want to move forward? Just pick up the phone and call me at 904-910-3516 or you can email me at pam@pamgraham.com.

Originally published on: Jacksonville Florida Real Estate

7800 Pointe Meadow Unit 1238 Jacksonville Fl 32256

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Wed, 03 Jun 2009 15:33:00 -0500

Move in ready condo on the 3rd floor, with balcony. Great location close to 9a. All the appliances stay including the washer and dryer! Both bedrooms have walk in closets and master bathroom features a garden tub. Gated Community with ammenity center. Requires lien holder approval.

Offered for only $50,000!!!!

Mapquest location

I've had it, I QUIT! The bank can have my house!

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Sun, 31 May 2009 14:58:55 -0500

That's a feeling oh too common when you're fighting a foreclosure. You get tired of the never ending phone calls, the stress eats away at your sanity. You can't sleep, all you do is think about how your American dream has turned into a nightmare. Enough is enough you just want this to be done! You say: "Who cares if my credit will be ruined, I just want to feel peace again!"

Is that you? Is that how you feel? Hey, it's normal to feel that way.

No this isn't a session with Dr Phil! This is an attempt to help you to reach down inside and continue the fight! I know this isn't as serious as fighting a disease but the stress and worry will make you sick! You ask, why should I continue to fight? Nothing is going my way. My house is on the market, I'm getting showings, I've gotten 3 contracts and the first two have fell through and the third, well it looks just as shaky. Enough!

Is walking away with your hands thrown up in defeat what ya really want?

Do you want to rent for the next five years, because if you let your house go into foreclosure, that's the time the lenders have said they'll loan to you again. Do you want someone else telling you what you can or can not do in or to your home for 5 years? That you can't paint, you can't take in that cute little stray kitten your kids brought home. Ya gotta make sure the carpets stay perfect, the walls don't have marks and the list goes on! Or what's worse is you get settled and you find out a few months into your lease, that the landlord hasn't been making their payments and the house is going into foreclosure! You pay your rent on time but the owner doesn't have the same courtesy with their mortgage for you. Let's look at this.......

Freddie Mac and Fannie Mae are saying you can't get a loan for 5 years if your home goes into foreclosure. 2 years they say if you do a short sale. Yes you have to rent for 2 years with the same dangers and nuisances as 5 years but 2 is much better than 5. Take those two years and pay your debt off, save money and build your credit. Learn from your mistakes.

There are times in life that it was just plain hard and instead of giving up, you fought, you dug deeper!

You stayed with the fight and when it was over you felt like you accomplished something because you saw it through to the end! It felt good. And I bet there are times when you let go just a little too soon and later ya wished ya stayed with the fight because the results would have been better. But hey! You live and learn.

Now I'm not saying every house on the market as a short sale will sell, some don't and the end result is a foreclosure. At the end of the day though, you can say I tried everything I could and I didn't give up. No regret, again you just learn from your mistakes and move on.

You see, this is how I feel about my short sale listings. I don't believe in giving up. I will fight in getting your home sold until it's either sold, or until the unfortunate may happen and it's foreclosed on. I will do everything I can do to try to prevent the latter.

If you're in foreclosure and you don't know what your options are, call me (904-910-3516) or email me at pam@pamgraham.com. Also check out my avoid foreclosure pages. Maybe you've had your home on the market with an agent who has given up but you haven't yet, contact me and we'll see if we can come up with a plan. I'm not going to say that I'm the ultimate short sale expert, short sales have just become the norm in the past year or two. Every lien holder is different they have their different policies or for some lack of policies. I've learned from the experts who have done short sales when no one knew what a short sale was. I have a system, I don't give up and I treat all parties involved with respect. I leave my ego at the door and I work hard to get your house closed.

If you're ready to fight or ready to continue to fight, let me know, I'll fight with you!

Originally published at Jacksonville Florida Real Estate

Pam Graham

Vanguard Realty Inc

3168 HWY 17 S Orange Park, FL 32003

904-910-3516

Licensed Real Estate Agent in Florida

Clay County Home For RENT:2616 Parliament Ct Middleburg, FL 32068

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Mon, 20 Apr 2009 15:11:46 -0500

FOR RENT!

Spacious home ready to move in. Enjoy the cozy fireplace in the winter and come sit under the shade on the private patio. The eat in kitchen is perfect for the chef in the family. Need an office with book shelves? This house has you covered. New carpet in all 3 bedrooms, Pergo floors in office, tile in kitchen, family/dining room and hallway. Pets ok with non refundable pet fee. Only $950 a month, deposit $950.

Pam Graham

904-910-3516

Vanguard Realty, GMAC Real Estate

3168 Highway 17,s Orange Park, FL 32003

Licensed Real Estate Agent in Florida

Why I LOVE To Do Short Sales!

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Mon, 20 Apr 2009 14:56:51 -0500

The adventure in short sales, Jacksonville Florida

Yep, you heard (read)me right-I do love to do short sales! Now, I wasn't always on the short sale band wagon-they did intimidate me, but I started taking classes and gobbled up as much information that my little brain could handle. I still take classes and I still pick the brains of the experts in my office who were doing short sales when short sales were a foreign language.

Some agents in the Jacksonville Florida area, say they won't show short sales, my question to them is how do NOT show them, they're EVERYWHERE! I realize in some parts of the country, short sales are not as common, but here they are in everyone's backyard. Let me show you an example: As I'm writing this I checked the Northeast Florida Multiple listing service, there are currently 2,748 active (available) homes for sale in Jacksonville in the 100k-200k price range. Out of these 2,748 homes for sale in Jacksonville, there are 712 homes that are short sales (list price is lower than what they owe). YIKES! That's about 26%.

Personally, I think it should be mandatory that we take a short sale class. Heck, we are required to take a 6 minute class on how to unlock a lockbox bot not on how to do short sales in Jacksonville. Where's the logic???

So what do you as the consumer do if you're already working with an agent and that agent tells you-I don't show short sales or I don't do short sales? Walk, no I mean RUN as fast as you can! If they're not willing to show them, they probably weren't willing to take any classes to educate themselves on the process.

Sellers: Same thing! If the agent you're talking to has no short sale experience or short sale education, is hesitating on taking your listing, find an agent who loves doing short sales. In fact, if you're a buyer looking to buy a short sale or a seller needing to sell their home as a short sale in Jacksonville, Orange Park, Fleming Island or surrounding areas in Northeast Florida, give me a call at 904-910-3516.

The short of it for me is knowing that at the end of the day I've worked hard to help ease the stress of a family going through a financial difficulty, that's the real reason I love to do short sales.

Origionally published at Jacksonville Florida Real Estate

Pam Graham

904-910-3516

Vanguard Realty, GMAC Real Estate

3168 Highway 17,s Orange Park, FL 32003

Licensed Real Estate Agent in Florida

Clay County Home For Sale:2617 Parliament Ct Middleburg, FL 32068

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Thu, 16 Apr 2009 13:02:48 -0500

2617 Parliament Ct Middleburg, FL 32068

3 Bedrooms, 2 bathrooms, 1514 SF

This home features an open floor plan, with laminate wood floors in the spacious family room. Tile floors in the kitchen and dining room. Long day at work? Come soak in the master bath garden tub. Convenient location to schools and shopping. Requires lien holder approval.

Offered at $99,000

Mapquest location

The REAL Reason We're in the mess that we're in!

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Thu, 26 Mar 2009 10:43:15 -0500

I've solved the mystery of the financial crisis that Americans, the government and big businesses are in. Why we need bailouts, loan modificactions, short sales and such. It's pretty darn simple.

I found that answer in a book I've read by Dave Ramsey. It's called The Total Money Makeover. Now before you dismiss it as it's one of those books again that solves all life's problems, give it a try. With the economy the way it is and things being so uncertain, this book has really hit home, I had an "aha" moment. We overspend and save too little! Anyone in a financial crisis right now is probably guilty of being in debt up to their eyeballs. I'll be the first one to raise my hand. If this post helps someone else get their financial health back on track then I'm glad to admit that I'm a credit card junkie!

Ok, maybe not a junkie but I have way too many credit cards. My truck payment is too high, I had to sell my house as a short sale and I have no savings. And guess what? It's my fault! It's not my mortgage lender's fault, it's not the former president's fault, it's not the real estate market's fault, it's not my cousin's brother's girlfriends fault! I think you get the picture. It's my fault that I didn't save my money, it's my fault for not paying cash for a vehicle that was a little cheaper. It's my fault I kept getting credit card after credit card. It's my fault for refinancing my house with an adjustable rate mortgage. I'm grateful that I was able to do a short sale on my home but really, I didn't deserve it.

With that said, I'm a wiser person and I'm done making those same mistakes. I'm working on the baby steps. I'm paying the minimum payment on my loans and credit cards while saving for our $1,000 emergency fund. My next step is to make a list of all my debt, smallest to largest and start paying off one at a time starting with the smallest balance. I'm also going to save money to pay cash for another vehicle, once my truck is payed down to an amount where I can sell cos I'm a little upside down. For the first time ever, I have a plan! The funny thing, now that I have a plan, things seem to be falling into place alot quicker than I expected.

It's not easy putting my "business" out there but it would be selfish of me to keep my experience to myself, no matter how hard or embarrassing it may be. You don't need credit cards to get by in life, no matter what "they" tell you. Get a savings, get out of debt and you'll get to the light at the end of the tunnel, maybe even quickier than you expect!

First Time Homebuyers in Jacksonville and Orange Park: How the $8,000 tax credit works for you

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Mon, 16 Mar 2009 19:01:30 -0500

I'm sure you've heard about one form or another of the tax credit for first time homebuyers. If you've heard about the tax credit of $7500 from last year, throw that out the door and listen up! The new one is better! Here's a brief gist of the tax credit:

The new one is 10% of the price of the home, up to $8,000.
YOU DON'T HAVE TO PAY IT BACK! As long as you don't sell the house within 3 years of getting the credit.
It's for properties (owner occupied)purchased between January 1, 2009 through December 1, 2009
If you own a mobile home, even if you rent the lot, you DO NOT qualify for the tax credit. I called and heard it from the horse's mouth!
There are income restrictions

Here's the best part, just in case you're not sure how this credit works, let's say you do your taxes next year for 2008, and if you get a refund of $1,000 (just throwing a number out) if you bought a house and you qualify, you would get a refund check of $ 9,000! Nice. Or let's say you owe a $1,000 *YUCK* you'll no longer owe and you'll get a refund for $7,000! You can visit the IRS and get more information.

This is exciting! More homes to choose from, low interest rates, affordable housing prices and an $8,000 tax credit to boot! Plus you're helping the economy. Are you ready to buy? Not sure what to do next? Let me help, first time homebuyer's are my speciality! You can call me at 904-910-3516 or contact me online.

Search for homes in Jacksonville, Orange Park and surrounding areas.

OPEN HOUSE: Saturday March 7th 1PM-4PM, 2804 Unison Ct Middleburg, FL 32068

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Wed, 04 Mar 2009 12:52:49 -0600

2804 Unison Ct

Middleburg, FL 32068

4 bedrooms/2 bathrooms

Tile in the wet areas

All brick

Move in ready!

$150,000

Directions: 17 south to CR 220 , follow 220, past Whitey's, 2nd road on left past the BP gas station(Breckenridge), follow to Unison on the right.

Light refreshments will be served. For additional photos, please visit www.pamgraham.com.

I say potato, you say potato

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Sun, 01 Mar 2009 11:41:20 -0600

I know in written word the potato, potato thing doesn't flow like it does when it's spoken but you get the point!

Attention all: Investors, mortgage compnaies, banks and Freddie too (that's Freddie Mac)

Just in case you haven't heard...we are in a major financial crisis here! I know, you're shocked and confused. You're wondering what the heck is this crazy realtor talking about?

Let me explain.........

When you get an offer higher than the bpo and even though the buyer is asking for closing costs, it nets you more than an offer at the BPO price but you won't take the higher netting offer because your guidelines say you'll only pay 3% of the buyer's closing costs, I think it's a V8 moment(you know the one where the person doesn't eat their vegis and the other person pops them in the forehead)

No wonder you need a bailout cos you don't make no sense!

And let's not forget that offer 6 months ago that came down to a meager 5k shortage and you wouldn't budge. Let's see that was 6 months ago, let's do a little math...holding fees, no payments coming in fromthe homeowner, attorney fees and a new BPO 18k lower than before. I just want to say.....

HERE'S YOUR SIGN!

Jacksonville Florida Median Home prices 2008 and 2007

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Wed, 11 Feb 2009 09:36:43 -0600

Market reports aren't complete until you've talked about home values. The chart below shows what the median home prices are for Jacksonville in 2007 and 2008, from January to the present. 2008 numbers are in red.

What does median home price mean? We'll use January as an example. $163,900 is the median home price (homes that sold) in January 2008, it represents the the price at which half of the homes sold are more expensive and the other half are less expensive. This gives you a general idea of where our values are. To really get an accurate number for your home though, you need to look at the homes that have sold in your neighborhood.

MONTH	2008	2007	Difference
January	163,900	175,000	-6%
February	167,005	187,490	-11%
March	179,950	181,000	-1%
April	173,000	189,900	-9%
May	178,627	191,750	-7%
June	180,000	194,000	-7%
July	165,000	181,500	-9%
August	162,500	177,000	-8%
September	155,000	178,095	-13%
October	152,500	179,900	-15%
November	144,950	174,000	-17%
December	157,000	175,000	-10%

2008 and 2007 grand total median home prices in Jacksonville, Fl

Jan 2008 - Dec 2008	165,000	-9% difference from 2007
Jan 2007 - Dec 2007	181,092

Although these figures were taken from the Northeast Florida Multiple Listing Service, Information is deemed to be reliable, but is not guaranteed.

Also check out Jacksonville Florida Market Watch Updates

Pam Graham

904-910-3516

Vanguard Realty, GMAC Real Estate

3168 Highway 17,s

Orange Park, FL 32003

Licensed Real Estate Agent in Florida

Jacksonville Florida Real Estate: Market Watch November 2008 and 2007

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Wed, 11 Feb 2009 09:34:16 -0600

Here's what Jacksonville Florida Real Estate in November 2008 looked like:

Current # of listings available November 2008	5530
Average # of sales per month (homes that went under contract not sold)	521
Ave days on market (under contract homes, not sold)-	153.5
Remaining # months inventory	10.61
Selling price % of list price (original list price) (these were homes that sold and closed in November 2008)	86.34%

I highlighted the current # of listings available in red because of the drastic change from October!

Continued at Jacksonville Florida Real Estate

These figures are based on residential homes (single family, town homes & attached). They exclude condos, commercial property and vacant land. Information is deemed to be reliable, but is not guaranteed.

Jacksonville Florida Real Estate: Market Watch October 2008 and 2007

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Wed, 11 Feb 2009 09:29:36 -0600

Here's what Jacksonville Florida Real Estate in October 2008 looked like:

Current # of listings available October 2008	7,468
Average # of sales per month (homes that went under contract not sold)	614
Ave days on market (under contract homes, not sold)-	134.67
Remaining # months inventory	12.16
Selling price % of list price (original list price) (these were homes that sold and closed in October 2008)	83.88%

Continued at Jacksonville Florida Real Estate

The other side of Jacksonville Florida short sales: When buyers get scared!

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Thu, 20 Nov 2008 10:20:39 -0600

We're bombarded by the negativity of why buyers should steer away from short sales, and in some cases I would agree, here's just a couple:

Lien holder's take months to give approvals
The list price hasn't been approved and is totally unrealistic.

Of course there are more but that's not what this post is about. This post is about the buyers who get scared, panic and back out when the short sale has a green light( In one case the green light was given in a matter of just days).

I have 2 shorts sales where the sellers have done everything necessary to get this done. The lien holders (Taylor Bean and Whitaker and American Home Mortgage Servicing, formally known as Option One) have obviously have systems in place and get the job done. Within weeks T,B and W had a BPO ordered, come back and written short sale approval. Within days, yes days, AHMSI had a written short sale approval.

One home has had 3 contracts and the other has had 2 and in all 5 cases the buyers backed out, at no fault of the seller and lien holders. Talk about frustration. Here's been some reasons:

Buyer's interest rate went up causing their payments to increase by about $50 a month.
Buyer couldn't come up with the binder.
PMI company required 10% down, buyer only had 5%.
FEAR, the buyer listened to the media and was scared to proceed.
Buyer looked at only one house and wanted to see what else is out there.

All these are legitimate reasons, but all should be researched before you put a contract on a home. I totally get buyers are cautious and they should be! This is one of the biggest purchases of most people's lives so you should proceed with caution...I repeat.....BEFORE you put a contract on a home.

A written short sale approval in days or weeks is a rare and precious event, many buyers wait months for a home that never gets approve.

The moral of the story is:

Continue to be smart buyers and learn from the mistakes of the current homeowners.
Get pre-approved before you even begin to even look at homes.
Know how much you need down and have it available.
Work with an agent who is knowledgable in short sales.
Don't buy the first house you see without seeing some others first.

The last thing I want buyers to remember is, there are people and families behind that short sale who needs to sell and this is a very emotionally time for them as well. Be considerate and don't put a contract on their home if you're not serious to follow through.

Pam Graham

904-910-3516

Vanguard Realty, GMAC Real Estate

3168 Highway 17,s

Orange Park, FL 32003

Licensed Real Estate Agent in Florida

2804 Unison Ct Middleburg, FL 32068

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Mon, 17 Nov 2008 14:02:50 -0600

This move in condition,all brick home has great curb appeal, you know you’re home when you pull into the driveway. Features include large eat in kitchen, cozy fireplace in the open family room. New gutters and landscape in the front of the house. Tile in all wet areas. 4 bedrooms, 2 bathrooms, fenced back yard. Offering for only $150,000. Pam Graham 904-910-3516 Vanguard Realty, GMAC Real Estate 3168 Highway 17,s Orange Park, FL 32003 Licensed Real Estate Agent in Florida

FREE postcards, brochures, letterhead, flyers....you get the picture!

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Fri, 31 Oct 2008 09:31:00 -0500

A co-worker (I can't take the credit) ran across Vista Print. I didn't dig enough through the AR posts to see if they've been mentioned before so I'm mentioning it now. I recently had 200 christmas postcards printed using Vista print. I did have to pay for shipping but it was only like $10.00. The shipping would have been less if I had ordered all 200 together but it was my first time and didn't think about it.

A few days ago I ordered 10 thank you cards with palm trees on the front and notepads with my picture and contact info. The total with shipping and charge for uploading my photo was $8. Not bad I think!

Jacksonville Florida Real Estate: Market Watch September 2008 and 2007

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Fri, 31 Oct 2008 08:39:09 -0500

Current real estate market conditions for Jacksonville, Florida

Here's what Jacksonville Florida Real Estate in September 2008 looked like:

Current # of listings available September 2008	7598
Average # of sales per month (homes that went under contract not sold)	607
Ave days on market (under contract homes, not sold)-	138.67
Remaining # months inventory	12.52
Selling price % of list price (original list price) (these were homes that sold and closed in September 2008)

Continued at: Jacksonville Florida Real Estate

Pam Graham

904-910-3516

Vanguard Realty, GMAC Real Estate

3168 Highway 17,s

Orange Park, FL 32003

Licensed Real Estate Agent in Florida

Clay County Florida Real Estate: Market Watch September 2008 and 2007

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Fri, 31 Oct 2008 08:36:57 -0500

Current market conditions for Orange Park, Fleming Island, Middleburg and Green Coves Springs

Here's what Clay County Real Estate in September 2008 looked like:

Current # of listings available September 2008	1836
Average # of sales per month (homes that went under contract not sold)	148
Ave days on market (under contract homes, not sold)-	141.33
Remaining # months inventory	12.41
Selling price % of list price (original list price) (these were homes that sold and closed in September 2008)	86.13%

Continued at: Orange Park Real Estate

Pam Graham

904-910-3516

Vanguard Realty, GMAC Real Estate

3168 Highway 17,s

Orange Park, FL 32003

Licensed Real Estate Agent in Florida

2621 Parliament Ct Middleburg, FL 32068

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Tue, 28 Oct 2008 13:56:51 -0500

SOLD FOR $105,000

This home is a great starter home with all the big ticket items done. New roof, HVAC and hot water heater in 2006. New tile in the hallway and both bathrooms. Carpet is original to the house and needs to be replaced. Owner is licensed real estate agent and offering home for only $115k. Short sale requiring lien holder approval.

Pam Graham

904-910-3516

Vanguard Realty, GMAC Real Estate

3168 Highway 17,s

Orange Park, FL 32003

Licensed Real Estate Agent in Florida

175 Knightboxx Road Middleburg, Fl 32068

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Fri, 19 Sep 2008 10:22:55 -0500

This wonderful 3 bedroom 2 bath home has tile throughout, no carpet. Remodeled kitchen with new cabinets and counter tops. The large backyard is completely fenced. The 2nd bathroom has new cabinets, sink and re-tiled around the tub. Currently being offered for only $139,000

Pam Graham

904-910-3516

Vanguard Realty, GMAC Real Estate

3168 Highway 17,s

Orange Park, FL 32003

Licensed Real Estate Agent in Florida

Jacksonville Florida Real Estate: Market Watch July 2008 and 2007

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Fri, 19 Sep 2008 10:15:15 -0500

Current market conditions for Jacksonville, Florida July 2008 & 2007

Here's what Jacksonville Florida Real Estate in July 2008 looked like:

Current # of listings available June 2008	7635
Average # of sales per month (homes that went under contract not sold)	663
Ave days on market (under contract homes, not sold)-	155.67
Remaining # months inventory	11.52
Selling price % of list price (original list price) (these were homes that sold and closed in July 2008)	88.9%

Continued: Jacksonville Florida Real Estate

Pam Graham

904-910-3516

Vanguard Realty, GMAC Real Estate

3168 Highway 17,s

Orange Park, FL 32003

Licensed Real Estate Agent in Florida

Clay County Florida Real Estate: Market Watch July 2008 and 2007

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Fri, 19 Sep 2008 10:11:19 -0500

Current market conditions for Orange Park, Fleming Island, Middleburg and Green Coves Springs

Here's what Clay County Real Estate in July 2008 looked like:

Current # of listings available July 2008	1968
Average # of sales per month (homes that went under contract not sold)	159
Ave days on market (under contract homes, not sold)-	60.5
Remaining # months inventory	12.38
Selling price % of list price (original list price) (these were homes that sold and closed in July 2008)	88.19%

Continued: Jacksonville Florida Real Estate

Pam Graham

904-910-3516

Vanguard Realty, GMAC Real Estate

3168 Highway 17,s

Orange Park, FL 32003

Licensed Real Estate Agent in Florida

Clay County Florida Real Estate: Market Watch June 2008 & 2007

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Thu, 07 Aug 2008 12:56:06 -0500

Current market conditions for Orange Park, Fleming Island,Middleburg & Green Cove Springs June 2008 & 2007

Here's what Clay County Real Estate in June 2008 looked like:

Current # of listings available June 2008	1929
Average # of sales per month (homes that went under contract not sold)	183
Ave days on market (under contract homes, not sold)-	100.67
Remaining # months inventory	10.54
Selling price % of list price (original list price) (these were homes that sold and closed in June 2008)	89.47%

Here's what Clay County Real Estate in June 2007 looked like:

Current # of listings available June 2007	2166
Average # of sales per month (homes that went under contract not sold)	196
Ave days on market (under contract homes, not sold)-	67.83
Remaining # months inventory	11.05
Selling price % of list price (original list price) (these were homes that sold and closed in June 2007)	97.24%

Continued: Orange Park real estate

Clay County Florida Real Estate: Market Watch May 2008 & 2007

Pam Graham- Jacksonville Florida Real Estate (Vanguard Realty) — Thu, 07 Aug 2008 12:53:03 -0500

Current market conditions for Orange Park, Fleming Island,Middleburg & Green Cove Springs May 2008 & 2007

Here's what Clay County Real Estate in May 2008 looked like:

Current # of listings available May 2008	1989
Average # of sales per month (homes that went under contract not sold)	159
Ave days on market (under contract homes, not sold)-	82.14
Remaining # months inventory	12.51
Selling price % of list price (original list price) (these were homes that sold and closed in May 2008)	72.67%

Here's what Clay County Real Estate in May 2007 looked like:

Current # of listings available May 2007	2151
Average # of sales per month (homes that went under contract not sold)	240
Ave days on market (under contract homes, not sold)-	66.24
Remaining # months inventory	8.96
Selling price % of list price (original list price) (these were homes that sold and closed in May 2007)	94.42%

Continued: Orange Park real estate