Buyer Agent in Paradise

Sarasota is Not Scary

Regina Brassil, ABR, e-Pro (True Real Estate) — Fri, 12 Sep 2008 14:26:41 -0500

Or as I like to say,

"Gators and Killers and 'Canes, OH MY!"

As a Sarasota real estate buyers agent , I meet alot of people looking to relocate to this idyllic slice of paradise, Sarasota FL. But without fail, they come armed with a bagful of stories and legends regarding the "wild living" here in Florida...

"Is it true gators will come up and bite you when you are sunbathing?"

"Oh, I wont swim in the Gulf, I hear too much about shark attacks!"

"How do you deal with the constant hurricanes?"

I always smile and wonder why they would consider moving here at all! Fact is, yes we have gators and sharks...and although I have spent many years sharing a lake with an alligator, Ive not seen more than her snout, and she certainly isnt about to approach me looking for my suntan lotion...and swimming in the gulf is a gorgeous experience not to be missed. No, Ive never seen a shark. Yes, they are there. Just don't swim at dusk with a bloody nose and shiny jewelry - statistically speaking, you'll be fine. Did you know that over 400 people a year are killed by dogs in the US? And 23 by sharks, worldwide??

As for the hurricanes, I do not want to downplay the danger and devestation that is possible. That being said, when choosing a natural phenomenon to live with, I'll take them anyday - unlike tornadoes or earthquakes or sandstorms or blizzards, we have weeks notice to prepare, to evacuate, to get things ready. Here in Sarasota, we've had nothing but rain from any storm since I have moved here.

It is said there is no place to live where there are no problems. But here in paradise, I find any "issue" a small price to pay for the privilege of calling such a gorgeous place home.

Sarasota Real Estate - Stay Away From...

Regina Brassil, ABR, e-Pro (True Real Estate) — Tue, 02 Sep 2008 10:07:38 -0500

There are so many GREAT properties in Sarasota right now...I encourage people to consider their move or purchase NOW. The beach is on sale! Downtown is on sale! The bayfront is on sale!! The deals here are undeniable.

But not blindly or without caution - there are absolutely situations to stay away from, or at least to better understand. Here is a crash course on the caveats of searching for a Sarasota home or condo.

Who is paying the Bill? - Looking at HOAs and condo associations, we see a long list of amenities provided by your monthly fees. However, in neighborhoods with alot of foreclosures, those properties are not paying "their share", and many associations find themselves gravely short-funded. The two most likely results seem to be - reduced amenities, or substantially higher fees. That great deal may end up costing you in other ways. LESSON - Too many foreclosures as potential neighbors, keep looking!

Why Hasn't Anyone Else...? - Sorry, folks but its true. If it seems too good to be true, it probably is. A short sale with a price $300K under the market value been on the market for a year? Its not that other people haven't been interested - its likely the bank is not accepting offers at that level. Have your buyer agent call to try to ascertain the REAL price. LESSON - Mom was right.

Maybe They'll Build a Mall! - A disturbing trend is that some properties NOT in Sarasota are being marketed as such - after all, its in Sarasota County! I suppose that is ok if the property is right over the town line. But when its 40 miles away? People are falsely led to believe that the amenities are the same. They aren't. Home values are substantially less for a reason. Make sure you know where the home is located in relation to what you need. LESSON - This is a big county.

What to Look For?? The Tried and True!

Beach, downtown, quiet family neighborhoods with access to both. Builders offering incentives in great neighborhoods. Communities with actual residents, not all investors.

A Sarasota buyer agent will be able to find you a DEAL in this market, and make sure it will still be considered a deal in the future.

Buyers Want What They Want - Sarasota Buyer Agents Blog

Regina Brassil, ABR, e-Pro (True Real Estate) — Wed, 27 Aug 2008 17:22:03 -0500

NAR recently published a study about home buyer preferences. There were a few points that I found interesting...and have a few offbeat comments about.

NO HOT AIR! Apprarently, many places around the US do not have central air conditioning? I ask that question in all sincerity, because it never occurred to me that they wouldn't. Every property in Florida (with a few very rare exceptions) will have air conditioning. It's a given in our climate. So I suppose its no shock that everyone wants air conditioning when they buy a Florida home - but its the TOP desire in a new home purchase! I understand why, I find it funny though that the top requirement is a given in 99% of Sarasota properties. At least I look good when I hit that requirement in EVERY showing! :-)

BUT YOU CAN LOSE 10 LBS A WEEK! People moving in from out of state and buying their first home here have "a large yard /lawn" as a requirement for thier purchase. When people are buying their second home here, the desire for a yard drops dramatically. Although I didnt see it in the report, I suspect a great amount of Florida second home buyers look for maintenance free yards...the fact is, grass, trees and plants grow fast and year round here in Florida - and doing weekly yard work in 100 degree heat is, at best, a great opportunity to sweat off a few pounds. Its not horribly fun.

HURRICANE SHUTTERS TAKE UP SPACE! First time homebuyers in this area don't rate the need for a large garage as a top priority. Second time homebuyers do. Maybe the three hundred panels required to safeguard us from hurricanes are simply too bulky; maybe they have tried to carry groceries in one too many afternoon downpours...either way, the space to store everything AND drive a couple cars in out of the rain becomes a serious consideration.

In 2001, I was a first time Florida homebuyer. I can vouch for these things personally. I have a beautiful (air conditioned) home with a large landscaped yard. I have a 3 car garage which easily stores my one car, my three racks of shutters, several bikes, skateboards and the litter box.

In my second purchase, hopefully this year, I will lose the big house - air conditioning 3500 square feet is way overrated. I will lose the yard - can't wait to get a townhome on the beach! And although the garage was nice, I'll be leaving the hurricane shutters, and the new place will just have to have a parking garage!

I guess, even buyers agent want what they want!

Sarasota Buyer Agent Tells Where to Find....

Regina Brassil, ABR, e-Pro (True Real Estate) — Wed, 27 Aug 2008 09:07:35 -0500

A buyer agents recommendations for great places in Sarasota to buy real estate, whatever your price range, if you are looking for:

Golf: Concession, Founders Club - Luxury Estates
         University Park Country Club ($500K - $2 million)
         Lakewood Ranch ($200-$500K)
         Bent Tree ($250K- $1 million)
         Palm Aire ($150K-$400K)

Walking Trails: Lakewood Ranch ($250-$500K)
Palmer Ranch ($200K-$750K)
The Landings ($200K-Luxury estate homes)

Lots of Kids: Hamptons ($250K-$750K), Turtle Rock ($350K-$900K) - Palmer Ranch
The Grove , Grove Point, Three Oaks ($275-$600K)
Colonial Oaks ($200-$400K)

Beach: Surf & Racquet ($450K-$2 million)
           Harbour Towers ($400K -$900K)
           Siesta Reidential neighborhoods - homes from $350K-$500K
           Lido Presidential ($400K-$600K)

City Life: Condo on the Bay ($400K-$900K)
            Rivo at Ringling ($399K - $800K)
            Laurel Park -single family - ($350K - $800K)
            Hudson Harbour ($300k-$600K)

Proximity to...everything! Malls, restaurants, beach, YMCA, parks, trails...
            Gulf Gate (single family $250K-$450K)
            Plaza de Flores ($150K-$350K)
            Marbella ($300k-$600K)

Prices are approximate, but deals are to be had! Call a Sarasota Exclusive buyer agent today to learn more about the perfect place for YOUR lifestyle!

Exclusive Sarasota Buyer Agent - Where Are Folks Buying?

Regina Brassil, ABR, e-Pro (True Real Estate) — Sun, 24 Aug 2008 14:15:46 -0500

When I have a client come to town, I try to make sure they understand the diversity in Sarasota. After all, many people realize that there is a beach - but maybe they aren't aware of our thriving downtown arts community...the fact that there is a golf course on nearly every corner...or that we have horse farms and equestrian estates.

I like to show people around so that they see all the many amazing lifestyle choices that are only 5 to 15 minutes from the beach - let's face it - it IS the main attraction!

So many times, after people have seen everything, they buy a very different property than they originally thought they would. So where HAVE my buyers been buying?

$1 million plus: Lido Shores - Upscale and private homes with their own deeded beach

$750K: Lido Towers - Full gulf views from every room, nightly sunsets

$500-$750K: Laurel Park, Downtown - Walk to art galleries, fine dining, theaters, botanical gardens and the Bay

Condo on the Bay: Expansive Bay views right downtown

$400-$600K: University Park Country Club - consistently rated the best golf course community in town, with tons of social clubs beyond golf to choose from

$250-$400K: The Isles, Turtle Rock, Village Walk - Palmer Ranch - there is no denying the appeal of nature trails, wide sidewalks along grassy fields and beautifully landscaped communities

$100-$200K: Oak Forest Condos - shaded, private and well maintained villas
Plaza de Flores - Mediterranean style condos that feel more like a house, close to all

Siesta Key Beach is the Best Nightlife

Regina Brassil, ABR, e-Pro (True Real Estate) — Fri, 22 Aug 2008 16:22:17 -0500

With a nod towards the Herald Tribune who published a story extolling the beach after dark...

I head to the beach at 7:30pm at least 3 or 4 times a week. It's a habit that many don't
understand, at least those who equate beaches with bikinis, bodies and suntans. While that's
enjoyable to me, to an extent, nothing beats the beach in the evening.

You may have seen me. I'm the one wading through the water, barefoot but in jeans.
Don't ask...

I have always been an admirer of the Florida sky. Our Creator has certainly done some
fantastic work there! In the evenings, the sunsets are spectacular. But don't discount the 30
minutes after sunset, when the moon glow intensifies as the sky fades from brilliant pink
and orange to purple darkness. The air is cool, the people are smiling, and my skin is safe.

Add a picnic and a good friend? Give me the beach over a restaurant or club anyday. In Sarasota, the beach is the best nightlife.

Sarasota & Beyond - Buyer Agents

Regina Brassil, ABR, e-Pro (True Real Estate) — Fri, 22 Aug 2008 07:50:16 -0500

How times have changed.

Just a few years ago, I decided I really didn't enjoy working with listings, sellers and all that entailed. Don't get me wrong, there were some nice folks I encountered, but I just didn't really like the process of marketing the home, open houses, and the like.

What I did find, was that I was having alot of fun showing people around Sarasota. Being a natural tour guide and story teller led me in the direction of buyers more and more. I finally became an Exclusive Buyer's Agent - no listings, no sellers.

Oh, the ridicule I endured!!! I would never survive, I was walking away from money on the table, I was cutting off my nose to spite my face! (never did understand that phrase). Fact is, very wise and very somber elders in this industry predicted my doom.

Hmmmm. A few years later, and Buyers Agents are rock stars. Everyone touts being a buyers agent! Of course, very few are exclusive buyer agents like myself, but still, the buzz the phrase has created is undeniable.

I suspect that as the market normalizes and more properties begin selling, the rush to be known as a Buyer Agent will peter out a bit. But that's ok with me. I will still be touring people around Sarasota ,showing fantastic beachfront properties and walking the beach regaling them with stories of our city...and I still won't have listings. My buyers have been awesome - and I owe them my diligence and attention.

Forget the Sarasota Stats!

Regina Brassil, ABR, e-Pro (True Real Estate) — Wed, 20 Aug 2008 11:58:58 -0500

Alright, I don't actually mean to disregard Sarasota real estate sales and market statistics.

After all, the news of late has been surprisingly good - inventory has dropped for 4 months running, and is at its lowest point in 2 1/2 years. Pricing seems to have moderated with sales settling at a steady 92-93% of list price for nearly a year. Pending sales are strong indicating sales are continuing.

A recent study named Sarasota as one of 10 metro areas in the country where it makes more sense to BUY than RENT.

From a purely anecdotal perspective, nearly every offer I've made in the last two months has been involved in a multiple offer situation - indicating a rise in active buyers, actively searching out the good deals. Not to mention of course, that I barely have time to eat...also a good sign (for my diet at least).

But the single most convincing sign, to me, that the market is improving?

My broker is making offers on homes.

Now, that might not sound significant to you. But Realtors, often with large eyes (and perhaps we were a bit greedy?) bought up ALOT of property during the boom. Many analysts in Florida BLAMED the Realtors for the run up frenzy. When the market dropped out, so many Realtors were left holding properties they thought they could sell, it was scary.

So...when Realtors are venturing back in - especially my broker who is a conservative guy - I'm thinking thats my best indication that prices are right and conditions make sense again.

This post is the sole opinion of the author and should not be considered investment advice.

Wind-Less in Sarasota

Regina Brassil, ABR, e-Pro (True Real Estate) — Wed, 20 Aug 2008 11:48:37 -0500

There is an old Indian legend that Native Americans came to Sarasota during the "season of the big storms" because they knew it was protected.

Another local story claims that John Ringling, when looking for a home for his circus and his family, landed in Sarasota for much the same reasons. After researching weather patterns, he moved his headquarters to Sarasota and the rest is circus history.

While stories may be just that, recent scientific studies have indicated that the Indians- and John Ringling - may have been absolutely correct.

As we once again were completely bypassed by a storm (nothing major has landed here in most of our lifetimes) , we are reminded of just one more reason to love Sarasota.

Are You a Buyers Agent?

Regina Brassil, ABR, e-Pro (True Real Estate) — Mon, 11 Aug 2008 09:37:28 -0500

I get that question all the time.

Seems the term, and the concept, are catching on. And rightfully so, as a purchaser of real estate SHOULD expect sole representation.

What many people do not understand is that every real estate agent is a buyer agent, at some point. The definition of a buyers agent is simply that in that deal, they represent the buyer, and not the seller.

However, in the next deal, they may be the Seller's agent.

And depending on which home you decide you like, your Buyer Agent could suddenly morph into a transaction agent, if you decide to buy one of their listings. Your exclusive representation just went goodbye.

An exclusive buyer's agent NEVER works with Sellers. They do not list property. This ensures that the sole representation of their buyer will not be diluted in any deal. Not to mention, focus is on the Buyer at all times, and they are not distracted by marketing listings, or dealing with Sellers. Exclusive buyers agent spend 100% of their time identifying the best deals, regardless of who listed them - and getting those deals to buyers.

Every agent can be a buyers' agent. Very few are Exclusive Buyer's Agents. Make sure you know!

My Favorite Places in Sarasota

Regina Brassil, ABR, e-Pro (True Real Estate) — Sun, 03 Aug 2008 17:33:29 -0500

As a buyer agent, I am asked all the time why I love living here. There are so many reasons, but the following are five of the main reasons that Sarasota is a fabulous place to live. As I put this list together, I realized it sounds like a great place to take a vacation - and we live here!! No wonder so many relocate here to this paradise. There are few places I know of that you can live and work, while being within minutes to so many diverse wonderful places. To hear more about Sarasota, give me a call!

Siesta Key Public Beach - Repeatedly voted as one of the top beaches in the country, this white sand beach is expansive, clean and absolutely captivating. The white sand never gets hot, there are few shells to hurt your feet, and the water is tropical blue/green. Visit on Sunday nights for the drum circle, a unique local tradition. Sunsets nightly, free of charge! Walk northward to avoid the crowds.

Sarasota Bayfront Park - Fountains for the kids to splash in, picnic tables, playgrounds, a tiki bar, and walking trails along the water. This is a favorite spot for my private walks, or a football game with my son and his friends, within walking distance to Main Street for lunch.

Towles Court Artists Colony - Kitschy, creative and inspiring. The artists in residence open their homes several times a month, turning them into galleries open for browsing. Come by after dark and stroll through candle lit walkways while experiencing the art culture of Sarasota in a very intimate way.

Mote Marine Laboratories - Primarily an educational, research and rescue facility, Mote Marine is also a great place to view marine life upclose. The aquarium and touch tank are popular with the little ones; while the manatee, shark, dolphin and sea turtle tanks showcase the animals which have been rescued from dire situations. These exhibits will inspire people of all ages to learn about ecology and conservation of the ocean.

Myakka River State Park - Old Florida still exists, and Myakka is proof. Mangrove swamps, alligators swimming lazily next to your boat, and majestic bald eagles soaring above are all commonplace on the Myakka River. Come here for a quiet reminder of the natural beauty of Florida, and to remember how important it is to protect some of our land to preserve areas like this.

We Found a Great Home! (Now What?)

Regina Brassil, ABR, e-Pro (True Real Estate) — Thu, 24 Jul 2008 20:24:05 -0500

We found it! It's perfect! But now what happens?

Don't worry, during each of these steps you will have us right by your side.

BEFORE MAKING AN OFFER:

* Determine your financing situation. If you will require a mortgage, have a pre-qualification letter sent by your lender.

MAKING AN OFFER

* We will assist you in determining an aggressive but fair offer. Remember our goal is to get the sellers to accept your offer, so it should look like a win-win.

* Offer amounts should take into consideration the recent comparable sales, assessed value, sellers situation and your comfort level.

* Other terms to be decided on include amount of down payment, closing date, and inspection terms. The lower the offer, the more attractive we will try to make these terms for the Seller.

* Decide ahead of time what is the highest dollar amount you are willing to pay for the home; so a counter-offer is not decided upon based on emotion of the moment.

AFTER AN OFFER IS ACCEPTED

* We will present deposit funds to the named escrow company. This money goes towards your final purchase.

* Apply for your mortgage - your lender will not only look into your financial situation, but perform an appraisal on the home, and likely have a survey done. A title search will be performed.

* Set up and perform inspections - we like to write contracts as-is with right to inspect, giving our clients the ability for a "free look" at the home, and the ability to back out without penalty if something doesn't look right.

* Apply for insurance, to start the day of closing

* Set up the transfer of funds for closing day. The closing company will provide you with the instructions.

ON CLOSING DAY

* Perform final walk through to determine the home is in the condition you expect.

* Bring required ID and remainder of deposit to the closing

* Sign

* Get your keys! Congratualtions!

Don't Overpay for Your Sarasota Home

Regina Brassil, ABR, e-Pro (True Real Estate) — Mon, 21 Jul 2008 10:06:05 -0500

The market is picking up.

More and more people are determining that the prices have finally hit a point that it makes sense to purchase their first home, or perhaps their retirement place. But as low as the prices have gone, virtually everyone is still bothered by that niggling doubt - am I paying too much for this home?

No one has a crystal ball, and no one can predict if the prices will fall farther or not. So determining if this is the correct time to buy is an entirely different discussion. But for those who want to take advantage of the deals and purchase now, there are some things we can ascertain to make sure we don't overpay given the current market.

Contrary to popular belief, we can't look at list price and just assume the Seller will take $100K less, because it is a down market. Many homes are well priced right now. Many are as low as they can go without taking a loss.

That being said, the list price is nothing more than a guide, to get us to properties which fit our general price range. Yes, we can often look higher than we want to spend, as many places will go lower yet. But the list price is nothing more than a starting point - and shouldn't be considered in stone. There are other factors that greatly influence a fair offer.

1) Comparable sales - A seller can list his home at whatever price he wishes. But the last few similar homes to sell in that neighborhood will provide the benchmark from where we begin. If the last 3 homes sold for $250K, and the Seller is asking $325K for a similar home, the homes value is, well, probably only about $250K. A seller may think his is better, or may be trying to pay off a mortgage - but the fact remains, we do not want to overpay - and if you are getting a mortgage, the home likely will not appraise anyway. If the seller will not or cannot budge, I would recommend looking further.

2) Sellers Situation - Let's say all things are equal - the seller is asking about what everyone else sold their homes for. But the seller inherited the home and owns it free and clear, no mortgage to pay off. That will generate a far different offer than the guy who is selling at a loss, or perhaps just breaking even. A lower offer is more likely to be accepted if its free cash to the Seller.

3) Your Terms - If you write a solid offer, with few contingencies and a quick close, often Sellers will take a lower sales price. A complicated offer has less chance of going all the way through, and is more difficult for everyone, making a low offer unattractive for the Seller. An offer has to be perceived as a win-win, or its not likely to fly. Many buyers say "I don't care about them, I only care about what I get" - but structuring an offer that makes sense for everyone is always the best bet to go through.

Working with a buyer agent gives you the expertise of a qualified professional to assist you in deciding on an offer price. Although the decision of what to offer is always yours, a buyer agent can provide all the background information necessary to make an intelligent offer - one that gets accepted!

Understanding the Sarasota MLS Code

Regina Brassil, ABR, e-Pro (True Real Estate) — Sun, 20 Jul 2008 17:24:27 -0500

The explosion of information on the Internet is truly astounding. I consider myself a relatively young woman, yet when my career began, no one had a PC...the proliferation of this valuable tool (or as I call it, my extra appendage!) and the Internet is nothing short of a miracle.

For web savvy home buyers, there is a wealth of information right at your fingertips. As an exclusive buyer agent, in 5 years I have seen the shift in the buyer community - they come to us now with a much better understanding of what they can expect for the dollar amount they have to spend. But the MLS listings provide some information that consistently causes some confusion to my buyers. So in the spirit of passing along (even more?) information, here are answers to some of the most commonly asked questions. Please note that these answers pertain to the Sarasota area market and may be different where you live.

UPD - Updated - so when it says Year Built - 1957UPD, it means an older home which has been updated

YP, YC - When looking for pools, there are three possible variables - YP (Yes, private pool), YC (Yes, community pool) or N -No pool.

BRs - 3/4 - A bedroom is considered a room with a closet. If you see two numbers , ie 3/4, it means that there are three TRUE BRs (with closets) but another room , usually a den or bonus room, that could easily be converted to a BR if need be.

ADOM - Days on Market - how long the property has been actively listed (located at the top right hand corner of a listing). Note that when a listing expires and the seller changes listing agents, this number will reset to 0. Ask your buyer agent for a history on the property.

HOA Fee - Homeowners Association Fee - like a condo fee, HOA fees are very common in Florida. In many deed restricted communities, the HOA fee provides for the common grounds and common recreational facilities.

One final point - for all the technology, listing agents still enter in the information by hand. So, yes, sometimes there may be mistakes. If there is a specific requirement that is important to you, and listings have discrepancies, ask your Buyer Agent. We're here to crack the code! If you have any codes that confuse you, or have learned something valuable, let me know so I can add it to the list!

Sarasota Condo Fees

Regina Brassil, ABR, e-Pro (True Real Estate) — Sun, 20 Jul 2008 17:07:52 -0500

Question of the Week: Why do condo fees exist, and why is there such a huge difference from one condo to the next?

Sarasota is a great residential town. There are terrific amenities, a fantastic school system, and ample sunshine for us year-round residents. But the fact remains that Sarasota is also a part-time community. Traditionally a "snowbird haven" for our retired residents who prefer spring, summer and fall up north, we now add to their ranks many who see the opportunity to own a piece of paradise for their own vacation getaway, regardless of age. Home prices have dropped to a level that many see their chance to grab their retirement place a bit early - as early as 20 years ahead of schedule!

Because of the part time nature of so many of our residents, condos are an attractive option. A condo allows for major maintenance to be handled by the association, so that all a resident need do when leaving for the season is turn off the lights and lock the door.

Condo fees represent the collective costs of the association, spread out amongst its members. The fees can be as simple as including common grounds and maintenance, to recreational facilities, cable TV, roof care, reserves,and the like. The more a condo provides in amenities, the more costs they need to cover. However, probably the largest piece of the condo fee, especially in coastal Florida, is the insurance. While there is value in having your insurance provided through the organization, the rates will vary greatly from community to community. This is due to many factors, including proximity to water (necessitating added flood insurance), as well as wind zone information. Condos located on the Bay will generally have higher insurance (and hence higher fees) than an inland condo.

Another option for folks are single family homes in maintenance free communities, where the landscaping/lawn issues, as well as other aspects like painting, roofs, etc, may be covered by the association fee.

The fees involved with buying a condo or maintenance free home need not seem prohibitive- often, when one considers retaining a pool service, a lawn service, and obtaining their own insurance, they see that the fees are actually a good bargain and make life alot easier for the homeowner. A Sarasota buyer agent is uniquely qualified to help you find a property with the level of amenities that make sense for your situation.

Golf Property in Sarasota

Regina Brassil, ABR, e-Pro (True Real Estate) — Wed, 09 Jul 2008 23:51:34 -0500

As a buyer agent, I try to keep people up to date with those pockets of the market where we are seeing great deals. I noticed that my broker hit one of these on his blog- downtown Sarasota, which is an exceptional place to live, in my estimation.

But another segment of the market which seems to be producing great "price per square foot" deals are golf properties. Oddly enough, we see alot of folks who don't even golf, gravitating to these properties. Why?

When a property is located on a golf course, it often provides expansive golf course views from your lanai ...lots of open green space, no fear of someone building behind you! This wide open, "no neighbors " feeling is often coveted in Florida, where folks property lines are so close to one another.

Living at a golf course also usually means excellent additional amenities - social clubs and dining facilities, for instance. Most times, these memberships have different levels and allow for whatever level of access you require.

Of course, the fact that you live on a golf course may attract ALOT of friends and family to come visit you! Depending on how you feel about that, having a resident golf course is great for keeping the visitors happy!

And finally, golf course communities by their nature are often exceptionally well manicured and landscaped, making for a private, lush, beautiful community.

To learn more about Sarasota golf or country club communities, and the great deals currently available, give a Sarasota buyer agent a call. I'd be happy to help. As a matter of fact, I have a specific property in mind - gorgeous home, exclusive country club community, for a low, low price per square foot. Sound interesting?

Sarasota Accolades - Relocation & Siesta Key Beach

Regina Brassil, ABR, e-Pro (True Real Estate) — Tue, 27 May 2008 12:23:00 -0500

Three news stories crossed my desk this morning that are of interest to Sarasota home buyers.

1) Sarasota was named by the Editors of "Relocate America!" in their annual Top 100 places to relocate. The winners are picked based on the towns own submission of what makes their town special, and demographic information such as schools, business, environmental awareness and amenities.

2) Siesta Key Beach, arguably a Sarasota Buyer Agent's best selling point, was named 2nd runner up in Dr. Stephen P. Leatherman's annual "Top Beaches in America" list. Not that this comes as ANY surprise to us, and the fact that a Hawaiian beach just barely beat us out is well, quite flattering.

3) Across the nation, the housing sales number that remains quite strong is the luxury housing market. Sarasota certainly is a testament to that, with multi-million dollar home sales flourishing.

Even if you aren't a luxury home buyer, Sarasota real estate is a steal right now. Given the accolades our little town continues to receive, our strong numbers of late indicate that all is well in paradise - now is a great time to get your bargain and begin to enjoy the lifestyle everyone is talking about.

List Price of Short Sales Often Misleading

Regina Brassil, ABR, e-Pro (True Real Estate) — Mon, 19 May 2008 11:36:31 -0500

It happens every day.

I receive a call from someone searching for a home or condo in Sarasota. They have found what seems to be an incredible opportunity - every other unit is $300K, this one is $150K!

Invariably, it is listed as a short sale.

Now, I am not claiming to be an expert in short sales. To be honest, I don't seek them out. The simple reason is, I have not found them to be an opportunity for my buyers. Ok, ok, I will admit that if someone has the time, patience and inrtestinal fortitude to wait out the lenders, they may get a deal.

Maybe.

The list price of a short sale is rarely reflective, I have found, of what the bank will actually take. I am not blaming listing agents, they are often given no guidance as to the reality of a list price. The bank will not even comment until an offer is made.

But even I can figure out if there are two mortgages on the home for $350K, and the home is listed at $150K, that there is little chance of a full price offer being accepted. Explaining that to a buyer, however, is difficult. They see the price. Given the market, they want to offer even less than list. They don't understand why they have to wait 2 months (likely for a much higher counter offer, not an acceptance). Even those willing to offer "full list price" are shocked when the banks return a counter of $75,000 higher. But they shouldnt be.

By definition, a short sale indicates the bank will get less than is owed on the home. This has occurred, in large part, to the banks originally allowing too-high mortgages on homes that were artificially inflated in value. I am not here to condemn anyones practices, I am simply pointing out that if the Seller bought high, and has a mortgage to reflect the height of the market - the current market cannot possibly support the amount owed on the home. If it is a smaller amount, fine. Hundreds of thousands of dollars? Houston, we have a problem. The common statement "The banks are desperate, they will take anything I offer" is simply not true.

For me, the far better opportunity lies in the fantastic deals in the general market. With ample inventories and lower prices, buyers have more bargaining power with a Seller who purchased over 5 years ago than they ever will with a bank.

Why is Sarasota Different?

Regina Brassil, ABR, e-Pro (True Real Estate) — Mon, 19 May 2008 11:21:57 -0500

Although Sarasota has been impacted by the downturn in the housing market like everyone else, report after report has come out over the last 12 months citing that Sarasota is a bright spot in an otherwise dismal outlook. Our sales are up, our pending sales are strong and many buyer agents in town, myself included , can speak to greatly increased sales volume. As a matter of fact, the last 6 months has been remarkable for me.

Which led a customer of mine to ask, why is Sarasota different?

I suppose I could expound on how beautiful it is here. Situated on the emerald waters of the southern Gulf Coast, there is water everywhere! Breathtaking views from many places in this city might explain the draw and continued buyers...

Or perhaps its the fact that Sarasota remains a small town with big city amenities. Looking at a list of the cultural venues and events, 5 star dining, art galleries and museums, one might assume a city like Miami or Tampa. But instead we are a small community, where running into people you know is commonplace, and we still hold parades right down a quaint Main Street.

While the water, and our world famous white sand beach draw tourists and retirees, we are far from only a resort or retirement town. Our median age is 42.5 years, and the most prevelant demographic are young families. This has translated to one of the best school systems in Florida, with many of our schools being recognized as top schools in the nation.

Don't think living at a beach town is for you? Sarasota real estate offers a vibrant urban downtown, thriving golf communities, equestrian acreage and ranches, and beautfiul subdivisions. Sarasota can cater to nearly any lifestyle while still being within 20 minutes of beaches, boating and city-life.

Perhaps the most driving force is in the people themselves- we Sarasotans love our home. We brag, alot. We cannot imagine living elsewhere and this translates into an infectious enthusiasm a home buyer cannot miss.

Why is Sarasota different? The reasons are many and this article doesn't do it justice. We invite you to come take a look!

Buying Sarasota As-Is Properties

Regina Brassil, ABR, e-Pro (True Real Estate) — Thu, 10 Apr 2008 15:11:21 -0500

In a market with ample inventory, there are many homes on the market being sold "as-is". Buyers often are averse to viewing or purchasing an "as-is" property, fearing something drastically wrong with the house that the Seller is trying to conceal. However,"as-is" homes are often great purchases with very minor work needed.

Traditionally, a home seller might be responsible for a certain percentage of the repairs needed to the home as determined by a licensed inspector. Sellers are more and more selling the home "as-is" to avert the possibility of unexpectedly paying for repairs out of pocket - but often will ask a lower price in return. In this market, we also see a seller afraid of a Buyer nickle-and-diming, when they already have so little money coming to them after closing.

Common misconceptions include the fear that the "as-is" home is a handyman special, in need of massive repair. This is rarely true, and generally handyman properties are identified right up front.

Buyers are protected in several ways. Sellers provide a signed Sellers Property Disclosure to prospective Buyers. The Seller is required to disclose any known material problem - roof issues, plumbing leaks, proposed land use changes, or a broken security system, for instance. In areas ranging from interior to exterior, heating/cooling, age of appliances, and homeowner association rules, Sellers relate their knowledge to prospects so that they might make an informed buying decision.

Buyers should always insist on a home inspection. No exceptions. I am sometimes surprised at those folks willing to forgo the process, but not with this agent!

As a Buyer's Agent, I recommend writing a contract "As-Is with Right To Inspect". Buyers can essentially get a "free look" at the property, and if a licensed inspector determines that the repairs needed exceed their pain threshhold, the Buyer has the right to cancel the contract and get his deposit back. This process allows the Seller to refrain from being responsible for any repairs, but also affords the Buyer protection that they are not locked into a contract if a serious issue is found.

It is important to note that a Seller is never responsible for aesthetic improvements - a new paint job, for instance. Conversely, a Buyer cannot use expected aesthetic costs as a basis for "needed repairs". But the Buyer will be protected from major issues with the home not readily noticeable to the untrained eye.

For more information on working with a Buyer's Agent who can walk you through an "as-is" purchase, feel free to email me.

Sarasota Buyer Agents

Regina Brassil, ABR, e-Pro (True Real Estate) — Mon, 07 Apr 2008 14:30:16 -0500

You are driving around, looking at properties. You see a great home, in a great neighborhood. Excited to see inside, you dial the number on the sign out front...

But WAIT. The listing agent on the sign likely represents the Seller's interest, not yours. Their job is to sell the home with the most advantageous terms for their Seller. It is critical that you have someone on your side, to represent your interests and negotiate the best deal for YOU.

A Buyer's Agent specializes in the interest of the home buyer!

In Sarasota, many agents act as "Transaction Brokers", meaning they can handle both sides of the deal. While they are ethically bound to deal honestly and fairly with you, they do not solely represent you.

Buyer´s Agents represent ONLY their Buyers. True Real Estate Agents are buyer agents. I do not list property. I am not trying to put you in a specific home or listing, or push a certain property. I will focus on finding the right home, negotiating the best price, and obtaining the best terms for your purchase.

Do you pay commission to a Buyer Agent? NO! As a home buyer, you do not pay our commission- it is paid by the Seller. Therefore, it costs you nothing to see what a difference a dedicated BUYER AGENT makes.

From first search to final close, a True Real Estate Buyer's Agent is by your side, and respresenting only your best interests. There simply is no better way to purchase Sarasota real estate!

Ready to get started? Email me!

Siesta Key Real Estate - Top 10 Deals

Regina Brassil, ABR, e-Pro (True Real Estate) — Sat, 05 Apr 2008 23:03:50 -0500

I am a Buyer Agent. I represent ONLY buyers, and I keep a close eye on the deals and bargains available for them.

I do not list properties, and these are not my company's listings. I have no incentive to push these properties, except that in my opinion, they represent some of the best deals on Siesta Key this week. If you need a professional Siesta Key Buyer Agent, who represents your interests 100%, I would love to assist you.

RESIDENTIAL - SINGLE FAMILY

$347,000 - 5212 Calle de Costa Rica Street - Updated 3BR home, beautiful landscaping, walk to beach - ~900 sq.ft

$349,000 - 636 Calle de Peru - Adorable cottage, walk to Siesta Beach or Village. 2BR /1 Ba

$399,900 - 5255 Winding Way - Canopy street, so close to Siesta Key Beach. 3 Br/2 BA plus efficiency apt. 1300+ sq. ft

$459,900 - 5159 Oakmont Place - Needs TLC, but great large family home. 3 BR/ 2BA POOL. 1900+ sq. ft.

$549,900 - 508 Treasure Boat Way - Updated, bamboo flooring, large yard. 3 BR/ 2 BA POOL. 2200+ sq.ft

CONDOMINIUM

$247,500 - 4822 Ocean Blvd #4E - Gulf front views, turnkey furnished large 1 BR. 800+ sq. ft.

$325,000 - 6157 Midnight Pass Road #E 52 - Turnkey, classy unit, tropical pool. 2 Br, 1100+ sq. ft.

$379,000 - 1250 N. Portofino Drive #M307 - Updated spectacular 2 BR unit, intracoastal views. Deep sailboat water.

$399,900 - 8635 Midnight Pass Road # 307C - Full bay views, private cabana, turnkey 2 BR. 1100+ sq. ft

$475,000 - 1103 Lake House Circle #C-107 - Across from Siesta Beach, turnkey 2BR with garage, over 1300 sq. ft!

Longboat Key Real Estate - Top Ten Deals

Regina Brassil, ABR, e-Pro (True Real Estate) — Sat, 05 Apr 2008 16:01:32 -0500

I am a Buyer Agent. I represent ONLY buyers, and I keep a close eye on the deals and bargains available for them.

I do not list properties, and these are not my company's listings. I have no incentive to push these properties, except that in my opinion, they represent some of the best deals on Longboat Key this week. If you need a professional Longboat Key Buyer Agent, who represents your interests 100%, I would love to assist you.

RESIDENTIAL - SINGLE FAMILY

$325,000 - 740 Longboat Court - Priced at lot value, secluded and charming. 3 BR /2 Ba, 1000+ sq ft

$445,000 - 660 Fox Street - Located in the historic village of Longboat Key. 2BR/2BA, 1500+ sq. ft.

$484,900 - 549 St. Judes Drive - Remodeled and 150 feet to a private beach. 3BR/2BA, 1400+ sq ft

$489,000 - 700 Russell Street - Totally updated and turnkey furnished. 3 or 4 BR/ 2Ba, 1800+ sq. ft. POOL.

$750,000 - 7180 Gulf of Mexico Drive - Canal front, beach and boating. 3BR / 3BA, 2500+ Sq. ft, POOL

CONDOMINIUM

$249,000 - 3808 Gulf of Mexico Drive - On the Bay, 2BR /2BA, needs updating, 1000+ sq. ft

$299,900 - 741 North Spanish Drive #30 - 55+ Turnkey furnished, steps to the pool, bay views. 2Br/2BA, 1600+ sq. ft

$449,000 - 1930 Harbourside Drive, Unit #131 -Beautiful Bay views, full amenities, 2BR / 2BA, 1400+ sq. ft

$499,000 - 5260 Gulf of Mexico Drive, #404, 3 BR /3BA furnished, Gulf to Bay complex, 1400+ sq. ft.

$699,000 - 1701 Gulf of Mexico Drive #4D, Designer turnkey furnished, 2 master suites, 2 BR/ 2BA, 1500+ sq. ft.

Sarasota is Affordable, But Not Free

Regina Brassil, ABR, e-Pro (True Real Estate) — Thu, 03 Apr 2008 16:37:49 -0500

I am a Buyer's Agent.

I work HARD to get my buyers a great deal. I am constantly searching out the best deals I can locate, and sending updates to buyers and investors. Although this is hard to believe, 2 years ago I actually told customers NOT to buy for investment, as it appeared the prices would drop.

But this market has resulted in buyers that have been misled...led to think

* That a down market means they can buy a $500,000 house for $100,000 (they can't)

* That a bank will take "any offer" on a foreclosure (they won't)

* That every home on the market is "overpriced" (it's not)

Absolutely, there are some great deals out there.

But a 3 Bedroom pool home, completely upgraded, close to the beach with a 3 car garage - does not exist for $150,000. No matter how many searches I perform, this property is not going to appear. It just isnt. Because even in a down market, Sarasota homes have value - this is a great place to live, work and visit. The latest numbers show the strongest sales month in years, and strong pending sales numbers. Neither of these indicate the prices falling.

Sarasota offers a thriving, beautiful community on the Gulf of Mexico. We have culture, 5 star dining, theater and arts. We have boating and fishing, year round events, great schools, and abundant sunshine. This is a highly desirable place to be, and it is the best time in recent memory to get your home for a fantastic price.

I work with buyers everyday. But they have been misled, and I worry about them.

I fear that they will miss great opportunities which exist in reality, while waiting for the "deals" which will likely never materialize.

Siesta Key Real Estate - Really, It's Time - Buy Now

Regina Brassil, ABR, e-Pro (True Real Estate) — Thu, 03 Apr 2008 13:14:49 -0500

I know, the title sounds a bit pushy. Throughout my real estate career, I have resisted the "used car salesman" approach to sales. I have always adopted the policy that if I simply show Siesta Key, people will buy without the hard sell. But over the last 18-24 months, as has been the case around the country, the Siesta Key market has slowed considerably. While prices dropped, buyers waited to see just how low they would go. Many still wait.

But many buyers are buying. Which means one thing. As soon as enough buyers buy, prices will not go lower. As soon as inventory begins to level off, the deals will be gone.

Last week, the Sarasota Board of Realtors announced that February 2008 was our best month in years, with Sarasota/Siesta Key sales up 28%...BUYERS ARE BUYING.

There are still deals on the Key. But the GREAT deals are disappearing to savvy buyers and investors. For those looking to purchase their retirement home in the next 5 years, now is the time. For those who always dreamed of a condo the beach, now is the time. If you havent looked at the prices lately, you will be floored. But this isn't going to last.

Siesta Key has the added bonus of having a huge tourist influx every year. During season, you can get substantial cash by renting out your home. Many have experienced that money being enough to pay for the expenses of the home for the rest of the year.

Have dreams of the beach? Take another look at Siesta Key and grab your dream before the opportunity is no more...

Regina Brassil is an exclusive Buyer Agent in Sarasota and Siesta Key, Florida.