Cape Coral Real Estate | Cape Coral Homes

(239) 542-8521

Susan@SusanMilner.com

FORECLOSURE DEFICIENCY JUDGMENT or SHORT SALE PROMISSORY NOTE or BANKRUPTCY? - REVISITED

Wed, 22 Jul 2009 08:55:44 -0500

Facing foreclosure or deciding to do a short sale? This article was written by a Florida attorney and goes over the differences of a deficiency judgment and promissory note. You should defintely read this if you are facing either. We handle many short sales here in Lee County and get asked these questions quite often. While we are not attorneys we can not give legal advice. We always suggest a potential short sale seller speak with an attorney to go over their specific situation before they list with us. We can be reached at (239) 542-8521 or on my cell phone at (239) 218-2229. http://www.The-Extreme-Team.com. We look forward to hearing from you.

Via Richard Zaretsky, Florida Real Estate Attorney (Richard P. Zaretsky P.A. ):

Whether to agree to a negotiated promissory note in a short sale or allow the house to go to foreclosure is one of the most discussed topics around. It deserves a simple comparison.

My previous article on this subject can be found at Negotiated Payback or Foreclosure Judgment Deficiency? Compared.

A negotiated promissory note is ALWAYS better than a deficiency judgment resulting from a foreclosure. Here is why:

Deficiency Judgment -

1. You have a foreclosure judgment against you and if you fill out most applications about your background you will have a question on if you had a property foreclosed upon you.

2. You have a deficiency judgment which is a money judgment against you which means ANYTHING you buy is subject to attachment by the creditor, be it a car, a toaster, or a new swing-set for your kids.

3. Your wages can be garnished.

4. Your bank accounts can be frozen and attached - without any notice in advance to you.

5. You will be subject to periodic depositions in aid of execution and have to provide copies of all of your financial matters - several times a year. If you repeatedly don't show up the court can hold you in contempt of court and even put you in jail (YES - JAIL!!) until you comply.

6. In Florida (check other states) you can enjoy each of the above for 20 full years before the judgment is no longer enforceable.

7. The judgment usually carries interest. Check your state for the rate. For judgments rendered in 2009 the Florida statutory rate is 8%.

8. FANNIE-MAE underwritten mortgages cannot be obtained until 5 years after the foreclosure judgment.

Negotiated Promissory Note -

1. You pay an agreed amount according to the promissory note, which is usually monthly and often at no interest.

2. If you no longer can pay you may be able to negotiate a new payment amount or abate payments for a period of time.

3. You may be able to re-negotiate the terms of the promissory note in the future.

4. The promissory note is not a judgment so it does not show up on the credit report.

5. If a foreclosure suit was entered, even if it went to a foreclosure judgment (but not a sale), the lender will likely dismiss the suit and vacate the judgment, clearing your record - even before you start paying on the promissory note.

6. If you stop paying on the promissory note the note holder can then seek a money judgment for the unpaid amount.

7. FANNIE-MAE underwritten mortgages can be obtained after a short sale in just 2 years.

8. Once you repay the promissory note the lender should remove degrogatory credit report postings regarding the payment of the mortgage for "less than the agreed amount", instantly repairing your credit score.

Bankruptcy -

Many people speak to me about Bankruptcy as the better option. It is an option - but when it should be used is a big issue.

Declaring bankruptcy is a LAST RESORT. In a chapter 13 (personal reorganization) you are effectively "betting the farm" that you can perform for the 5 or so years of planned payments. If you default you revert to either a dismissal or a chapter 7 total liquidation- and you cannot refilefor many years. Bankruptcy also is a final chapter so to speak. There are no further remedies available to you for protection from creditors. It is like one bullet in a pistol - you need to decide when is it absolutely, positively without any doubt necessary to pull the trigger. You need to expand your horizons to not just today, but tomorrow and maybe thousands of tomorrows (days) before you can walk back into bankruptcy court. Chapter 13 and Chapter 7 have their useful purposes but they must be used prudently and carefully. A bankruptcy is the worst hit you can give your credit report.

If a promissory note just does not work out and the lender is relentless and THEN gets a judgment for payment of the note amounts, you will then be in no worse situation than if there was a deficiency judgment. In my opinion you will be in a better position if you weigh the positive and negatives of each position and work your way slowly and methodically through the available remedies step by step. If at the end of the line it did not work out, then you have the bankruptcy alternative remedy. But without giving each step an opportunity to work for you makes no sense - don't throw your self overboard!

Copyright 2009 Richard P. Zaretsky, Esq.

Be sure to contact your own attorney for your state laws, and always consult your own attorney on any legal decision you need to make. This article is for information purposes and is not specific advice to any one reader.

Richard Zaretsky, Esq., RICHARD P. ZARETSKY P.A. ATTORNEYS AT LAW, 1655 PALM BEACH LAKES BLVD, SUITE 900, WEST PALM BEACH, FLORIDA 33401, PHONE 561 689 6660 RPZ99@Florida-Counsel.com - FLORIDA BAR BOARD CERTIFIED IN REAL ESTATE LAW - We assist Brokers and Sellers with Short Sales and Modifications and Consult with Brokers and Sellers Nationwide! Shortsales@Florida-Counsel.com New Website www.Florida-Counsel.com. See our easy to find articles at Need Short Sale Information? - These Articles Probably Answer Your Question

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Red, White & BOOM! Yes, Cape Coral's July 4th Celebration is here again

Thu, 02 Jul 2009 13:22:57 -0500

Cape Coral holds an annual Red White & BOOM! Fourth of July event near the foot of the bridge. This year is no different. So grab your friends and family and prepare for a good time. This year will feature similar features of the past. You'll find loads of great food, great vendors, local business sponsors, fun for kids, music & don't forget the FIREWORKS!

See you this Saturday ~ July 4, 2009!

All this excitement for just a $1.00 entry fee.

We're expected to be there - hope to see you as well! Enjoy the photo from previous years!

Yours in Success,

Susan Milner

Broker of Florida Future Realty, Inc.

(239) 542-8521

Search Cape Coral real estate anytime - day or night online!

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral Short Sale Offer

Mon, 15 Jun 2009 09:17:39 -0500

Placing an offer on a short sale

Ready to make an offer on a short sale? Here are the steps to make sure your offer stands a chance. Remember, a short sale simply means that the seller is upside-down on their mortgage. Their lender may, or may not, know that they are even trying to complete a short sale. The house may or may not be in some level of pre-foreclosure. The bank has no obligation to approve or even respond to a short sale offer. There are many documents that must be submitted with a short sale offer for it to be considered. As a buyer, you don't a lot of control but here are some basics that will help you with your short sale purchase.

* Please note, this is my opinion (a short sale listing agent) for the highest chances of success. Many listing and buyer’s agents will handle it differently. We have much experience with short sales and this is how we’ve been successful. *

Good luck!

Have a pre-approval letter (if obtaining a loan) or proof of funds letter (if paying with cash) ready. Make sure the proof of funds letter or bank statement is recent. Also make sure it shows enough funds to cover the purchase price you are offering. If you have a pre-approval letter make sure it was written in the last 30 days.
Hire a REALTOR who understands the short sale process. If they claim that ‘short sales never close’ or that ‘short sales are a waste of time’ or something similar find another agent to work with. It is true, not all short sales close. But, if you work with a listing agent who does successfully close short sales you have at least a 90% chance of it closing.
Look at houses that are priced correctly and in your price range. In this market you cannot look at homes well above your budget. Houses are selling at, over, or very near listing price. Also make sure the house is listed near market value. Not sure what market value is? Make sure your agent pulls comparables for any listing you consider making an offer on. If the house has a market value of $75,000 and the listing agent has it listed at $50,000 WALK AWAY. This agent doesn’t know how to price a listing. If on the other hand, they know they priced it low to entice auction-style bidding, put in your highest & best.
Make sure that before you put in an offer your agent has shown you comparables. I know I just said that but this is critical. If the offer is not within market value the bank will most likely decline, or not respond to, your offer.
Make sure that your agent speaks with the listing agent to see if they've had any communication with the seller's lender. Make sure that they have had experience with actually closing short sales. Make sure that they have the seller's documents ready for submission or already submitted.
Make sure your agent asks the listing agent how they are handling offers. You want to be sure that the seller is going to sign the winning offer. And sign only ONE offer. Short sales can take 30-90 days for an answer and you certainly don’t want to wait for 90 days to find out that there was a higher or better offer they were working on also. Make sure that they are only going to accept one offer. If it is yours then make sure you have a signed copy of it. If it is not yours move on to the next.
Some listing agents have special documents they require in order to submit the offer. Make sure all of these documents are including. Here are the must haves & below are the might ask fors.

As-Is Contract for Sale & Purchase - filled out and signed (if FHA or VA then add that addendum)
Short Sale Addendum - FAR has one we use - make sure checkboxes are checked & this is signed
Pre-approval letter or proof of funds
Escrow deposit or terms describing when the escrow will be deposited.
Additional addendums or disclosures (real property disclosure, chinese drywall disclosure, lead-based paint disclosure, hoa disclosure - are some examples)

Your offer is submitted through your agent to the listing agent. The seller responds. Remember, the seller is still the owner. They must sign the offer for it to become a contract. The bank will NOT sign the offer. The bank will send a letter of approval if they approve the sale.
You should receive a signed copy of the offer, now a CONTRACT. This is a legally binding contract subject to third party approval (the seller’s lender).
You wait. Depending upon the terms agreed upon. We usually suggest a 45 day window for approval. Sometimes this takes longer. Sometimes it is a short time frame. 45 days is a good starting point though.
The listing agent will update your agent. Usually updates should be weekly; more frequently near the end when additional addendums may need to be signed.
Once the approval is received you need to make sure your funds or loan is ready to go. Sometimes the bank only gives 20-30 days to close. You must be ready. Get your inspections out of the way & be ready to close.
You close just like any other purchase. The closing should take place at a Title Company or attorney’s office. You will get a Title Insurance policy. The buyer should, in most cases, not be responsible for any outstanding fees, liens or bills, unless otherwise negotiated.
Congrats. You just made it through a short sale closing.

I know this is an awful lot of information. Especially if you have never purchased a home or if you have but have never been exposed to short sales. Having a real estate professional on your side who truly understands short sales is critical.

Our office closes many short sales each month. Our agents understand the process and know the right questions to ask to make sure there is a chance of the short sale making it to closing.

For more information on the short sale process or to speak with one of our agents about how we can be of assistance please call our office at (239) 542-8521 or Toll-Free at 1(888) 764-6665.

We look forward to hearing from you.

Good luck & make it a GREAT day!

Yours in Success,

Florida Future Realty, Inc.

2816 Del Prado Blvd. S Unit 2

Cape Coral, FL 33904

Search for Cape Coral real estate online 24/7 :)

(239) 542-8521

(888) 764-6665

Susan@SusanMilner.com

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Fort Myers HUD Homes | HUD Registered Broker

Sat, 06 Jun 2009 08:49:44 -0500

We get calls all of the time from buyers looking for HUD homes in and around Ft. Myers, Florida. Our office is a HUD registered broker. We have been pretty much since our opening. We have several real estate agents who can assist you with your search. Below is a list of the current Fort Myers HUD homes. We also list & sell many different bank's REO (real estate owned) or sometimes called Bank Owned of Foreclosed. If you'd like to view the list of foreclosures let us know. We can send you an updated list as frequently as you'd like: Ft. Myers Foreclosure List.

And here are the current HUD Homes in Fort Myers, Floridal:

FORT-MYERS

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-970137	4113 MANDARIN CT FORT MYERS, FL 33916	$36,000	3/2	06/05/09	06/14/09	Owner Occupant (Investors bid on 2009-06-15)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
095-034571	713 ARUNDEL CIR FORT MYERS, FL 33913	$55,000	3/2	06/05/09	06/09/09	Owner Occupant (Investors bid on 2009-06-10)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-545829	2429 CANAL ST FORT MYERS, FL 33901	$20,000	4/3	05/29/09	06/07/09	Owner Occupant (Investors bid on 2009-06-08)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-966994	13320 1ST ST FORT MYERS, FL 33905	$27,000 Price Reduced	3/ 1	05/29/09	Daily	All Bidders

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
095-026066	2426 CRYSTAL DR FORT MYERS, FL 33907	$71,100 Price Reduced	2/ 2	05/29/09	Daily	All Bidders

Cape Coral short sales

Fort Myers short sales

Lehigh Acres short sales

E Ft. Myers short sales

N. Ft. Myers short sales

Estero short sales

We look forward to working with you.

Search Short Sale (and other) listings:

You can search for all of the properties available in Lee County right online from the comfort of wherever you have internet access. Our website contains a user friendly real estate search engine and is 100% free to use. Go ahead, check it out: Fort Myers Real Estate Compare properties, see photos, get notified of new listings that match your criteria, save your favorites, schedule showings and more!

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

239-542-8521

Copyright 2009

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral Hud Homes | Buy a Hud Home in Cape Coral, Florida

Sat, 06 Jun 2009 08:44:21 -0500

We get calls all of the time from buyers looking for HUD homes in and around Cape Coral, Florida. Our office is a HUD registered broker. We have been pretty much since our opening. We have several real estate agents who can assist you with your search. Below is a list of the current Cape Coral HUD homes. We also list & sell many different bank's REO (real estate owned) or sometimes called Bank Owned of Foreclosed. If you'd like to view the list of foreclosures let us know. We can send you an updated list as frequently as you'd like: Cape Coral Foreclosure List.

And here are the current HUD Homes in Cape Coral:

CAPE-CORAL

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
095-041433	1704 NE 44TH ST CAPE CORAL, FL 33909	$75,000	3/2	06/05/09	06/09/09	Owner Occupant (Investors bid on 2009-06-10)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
095-044227	1106 NE 3RD AVE CAPE CORAL, FL 33909	$30,000	3/1	06/05/09	06/09/09	Owner Occupant (Investors bid on 2009-06-10)

Cape Coral short sales

Fort Myers short sales

Lehigh Acres short sales

E Ft. Myers short sales

N. Ft. Myers short sales

Estero short sales

We look forward to working with you.

Search Short Sale (and other) listings:

You can search for all of the properties available in Lee County right online from the comfort of wherever you have internet access. Our website contains a user friendly real estate search engine and is 100% free to use. Go ahead, check it out: Cape Coral Real Estate Compare properties, see photos, get notified of new listings that match your criteria, save your favorites, schedule showings and more!

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

239-542-8521

Copyright 2009

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral real estate brokerage - Florida Future Realty, Inc.'s Updated Look

Fri, 29 May 2009 21:21:47 -0500

Cape Coral, FL

We've been busy with exciting changes at Florida Future Realty, Inc. Our office is now set up with a great living-room cafe-style meeting area, computer work area, private agent desks, conference room & work area.

Below are some of our new photos.

If you are in the area, stop by and say hello. We're open Monday - Friday from 9AM-5PM and Sat/Sun by appointment! (239) 542-8521.

Hope to see you soon!

Florida Future Realty, Inc.

2816 Del Prado Blvd. S

Unit 2

Cape Coral, FL 33904

Search Cape Coral real estate listings.

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

www.Florida-Future-Realty.com

www.FloridaFutureAgents.com

FloridaFuture@gmail.com

We're now open to adding agents to our office. Great splits, support, technology, training & more!

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

QUALIFYING BUYERS ISN'T ROCKET SCIENCE! IT'S OUR JOB!

Mon, 11 May 2009 11:37:06 -0500

Lenn is SO Correct (as usual). Take the time to make sure someone CAN buy. Just because they have a letter saying everything is ok - please think about it yourself too! Read Lenn's tips.

Via Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate:

                                  * * * * HARD CORE REAL ESTATE TALK * * * *

AGENTS:  HAVE YOU EVER HAD A CONTRACT FAIL, EVEN WITH A "LENDER'S LETTER" ? . . . . .

Not a week goes by that we don't read a blog post about a contract that fell apart due to a loan officer's last minute advice that the buyer doesn't qualify. Sometimes the contract has been accepted and the burden is then on the BUYER'S AGENT to advise the listing agent that, "SORRY, the loan officer just called and . . . . . . ."

We old timers know how to read the numbers and are not surprised by untimely qualifying issues.

Use a Financial Statement!   Learn to read the numbers!!

We use a simple Financial Statement. We use a simple calculator. We look at our buyers assets and liabilities and "qualify" our buyers or buyers who write contracts on our listings.

We do not rely on loan officers to qualify.  Qualifying a prospective home buyer isn't rocket science. This is a simple calculation. We're not qualifying buyers for credit and we rely on trusted loan officers to do that. We use qualifying ratios to determine price range. However, the agent needs to do two calculations. One for the ratio of mortgage payment/income and one for all debt/income.

How many times have we read ActiveRain blog posts about a contract that fell apart even though it was accepted by the seller (and listing agent) based on a "Pre-Approval" letter.

Question: Was that "pre-approval" letter based on anything more than a review of the credit report?? Hey! What about documenting the income and liabilities?

SELF EMPLOYED BUYERS ARE DIFFERENT. What do you mean, "the buyers have additional debt". What do you mean the self employed buyer has business expenses? Didn't the loan officer review the tax returns of the self employed buyer???

FRONT RATIO/BACK RATIO. We use ratios of 30% for an estimated PITI/gross monthly income and 40% for All Debt/monthly gross income.

30/40%. The concept was learned in real estate school. It is further perfected in our CE classes for Real estate finance. It's important and separates the agents who consistently have successful closings from the agents who simply write a lot of contracts.

Step 1. Provide the buyer with a Financial Statement Form.

Step 2. Run a qualifying loan amount based on 30% of Gross Monthly Income.

Step 3. Add the down payment, if any, for the estimated price range.

Step 4. Run a qualifying 40% of gross monthly income for all debt.

You can adjust the ratios based on the amount of the down payment and other factors, but these are reasonable qualifying ratios for most loan types. VA is different but these ratios will still work for basic qualifying.

If the buyer is self employed, the agent MUST base their calculations ONLY on taxable income, not gross income, as with a salaried buyer. This shouldn't be a surprise to real estate agents since we also file a Schedule C for self employed.

AVOID LAST MINUTE SURPRISES. Buyer's agents can save everyone a lot of angst by simply learning how to qualify their buyers. Seller's agents can save everyone the angst of failed contracts by simply requiring a Financial Statement with an offer and qualifying a buyer marking an offer on their listings. Don't be surprised at the last minute when the loan officer calls and advises that the buyer can't get financing.

When writing an offer, the first document is the Financial Statement handed to the buyer to complete while the agent runs an Estimated Closing Cost. Those two documents alone will determine whether or not the offer should even be made. The Financial Statement is going to give the agent information to qualify a buyer and the Estimated Buyer's Closing Costs is going to put in writing the cost to close. Often buyers are surprised by these numbers. Sure, if the buyer's have made loan application they should have received a Good Faith Estimate from the loan officer. Yet, every week we read of buyers who are "disqualified" at the last minute.

This is just good business practice.  The cost of a failed contract is enormous to the buyer and seller, not to mention the agents and brokers.

Failed contracts are almost completely avoidable.

YOU MUST ASK FOR FINANCIAL INFORMATION. I've had new agents indicate that say that they couldn't ask a person how much money they make. I tell them that they are in the wrong business. Then I teach them how to qualify a buyer. It isn't rocket science.

FOR LOAN OFFICERS who believe that agents shouldn't get involved in qualifying buyers and "send the buyer to a lender first", all I can say is, when the contract fails due to a worthless "Pre-Qualified" letter, it's the agent who has to break the news to the seller's agent. We may have worked with a buyer for months and, based on a Pre-Approval letter believe that we are on firm footing to write a contract, negotiate a contract, manage inspections, prepare for settlement, etc.

Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988, E-mail.

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

100,000 Points on the 'Rain ;)

Sun, 08 Mar 2009 09:35:29 -0500

So this post should officially take me over 100,000 points on the rain. I have been here awhile and quite honestly a lot of the leaders here when I first started were barely ahead of me with rankings and now they have about 4-5 times as many points. Regardless, I can now join the "100,000 PT club". People that don't blog ask me all of the time why I blog. I figured that would be a good subject for this post.

Why should I blog?

I blog for search engine rankings. I blog to allow potential customers and referring agents to better get to know me. I blog to share my thoughts, opinions and market conditions.

Where should I blog?

Why do I blog on ActiveRain? Well, because of the network really. Do many of my potential customers even know what Active Rain is? No, they don't. But many of my peers do. They are on here building relationships. Customers can find the site; no doubt. But you could also build your stand alone blog ANYWHERE; and done correctly you can rank there as well.

If you do not have a lot of time to set up all of the SEO of your blog then start here at Active Rain. Active Rain posts DO rank well. There are other real estate web companies who claim that Active Rain posts don't rank. That is not true. Sure, if you hire an SEO specialist to design your site and write your keyword rich content and create your links you'll do very well. But who has the time and money for that? You can do it here; for a lot less time and money.

I have other blogging sites as well. It is difficult to keep them all updated with the best information. Sure, some things never change but many do. Also, the search engines like to see change. They want to know that your blog is updated regularly. They don't want to send people to a site that has been dead for years; or even months.

What should you write about on your blog?

I'm not an SEO expert but I get it. Write about what you do. Write about your ideal customer. Write so we can learn more about what interests US. Don't just write an ad. Don't just write a joke. Make it relevant; make it interesting. Keep them coming back. Soon you'll have 1st page rankings too!

Yours in Success,

Susan Milner

If you were looking for information about Cape Coral Real Estate you are close with this post; please click through for more!

Florida Future Realty, Inc.

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Lee County Spring Break

Sat, 21 Feb 2009 11:12:45 -0600

Lee County public school's Spring Break is fast approaching. This year it is scheduled for April 6-14, 2009. This means that your children will be off of school from Saturday April 4 through Tuesday April 14, 2009. This gives them a total of 10 days off.

If you cannot get away from work there are Spring Break camps at many schools and through some of the city park's programs.

If you can get away there are so many great places to visit that are within a few hour drive as well!

Naples Zoo

Florida Aquarium

Busch Gardens

Disney World

Ft. Lauderdale Children's Museum

Beaches all over - What else am I missing?

Locally:

Mike Greenwells

SunSplash

Chuck E Cheeses

Parks, Beaches

Add your suggestions in the comments below!

Enjoy Spring Break 2009!

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

By the way, we'll have agents on duty during your Spring Break - a great time to find your new house! Call us today: (239) 542-8521.

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral real estate searches

Mon, 16 Feb 2009 14:44:48 -0600

Cape Coral real estate is moving. You really don't want to miss the boat here. We have about 5-6 months of inventory in Cape Coral right now. That puts us in a 'normal' market. Many of the bank owned properties are actually selling for ABOVE list price. This is because we have so many people searching for Cape Coral real estate from all over the country & world! When something really great comes on the market priced right the listing agent can expect 5-10 offers in the first couple of days.

The seller will usually counter all of the offers back with 'highest and best'. From there some buyers will move on but others will up their offer and stick it out. One buyer will end up buying that great Cape Coral house!

If you'd like to be notified of listings as soon as they become available it is easy to do. We have a user friendly website where you can do your own searches: Cape Coral real estate

You can contact us with your specific needs and we'll send you all of the listings directly out of our MLS.

We specialize in working with bank owned / reo / foreclosed properties and also short sale / pre-foreclosure properties as well.

Did you know that there are homes that sold for over 1 million dollars in prime waterfront locations in Cape Coral that can now be purchased for $500-700,000? It is true. We can help you find these deals.

The monthly inventory is shrinking so now is the time to find that steal of a house. Whether you are looking for an investment, primary home or second home we'd love to speak with you.

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

(239) 542-8521

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral Short Sale Expire?

Fri, 13 Feb 2009 21:09:47 -0600

Did you attempt to short sale your Cape Coral house but the listing expired? We hate to see that happen to good people.

Was your agent too busy to work enough on your house? Did they maybe get in over their head?

If you are still interested in selling your house we can help. There is probably enough time to find a new buyer.

We have worked with many homeowners just like you who were in need of short selling their house. We have been successfully negotiating short sales for the past 2 years here in Lee County.

If you'd like to learn more about the short sale process and how we can help feel free to give us a call. You can reach Susan Milner at 239-218-2229.

If you aren't ready to call you can also visit us online at www.The-Extreme-Team.com or via e-mail at Susan@SusanMilner.com.

We handle the negotiations with your lender for you. We have a system in place that works. There is NO CHARGE to you to short sale your house with Florida Future Realty, Inc. We are paid at closing by the bank.

Don't let foreclosure happen to you; there are alternatives. A short sale is one of them.

We look forward to assisting you with the sale of your property.

Yours in Success,

Susan Milner, Florida Future Realty, Inc.

(239) 542-8521

Cape Coral short sales

Yours in Success,

Susan Milner

Florida Future Realty, Inc

Bonita Springs Florida Tweetup This Week!

(239) 542-8521

Susan@SusanMilner.com

Lee County Tweet Up February 4 2009

Sat, 31 Jan 2009 17:25:49 -0600

If you're in Lee or Collier Counties and want to meet some local twitterers stop by the *spanking new* Survey Cafe on Wednesday.

You can RSVP right here: http://upcoming.yahoo.com/event/1755403/?ps=5

The Survey Cafe is small. If our group gets large we should give them fair warning so please RSVP.

If you're a Blogger, Twitterer, Dog Catcher, Librarian, Nurse, Unemployed or an Active Rainer, you're invited.

See You Wednesday!

When: February 4th
Where: Survey Cafe, Old 41 Bonita Springs, Florida
Time: 1:00 p.m.

Reposted with permission from Bonita Springs Real Estate Guru Chris Griffith

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral Hurricanes

Sat, 24 Jan 2009 14:57:24 -0600

Yesterday I was asked this question 2 times. I have only been asked this question once or twice before. But since the question came from 2 different individuals in one day I figured it might be on others minds as well.

Is everything so cheap in Cape Coral because the Hurricanes wiped everything out?

Cape Coral, Lehigh Acres & most of SW Florida has a high amont of Foreclosures at the present time.

The biggest reason for this is the over-speculation in the past few years leaving us with much more inventory than we needed. That followed by the lack of construction business and then of course the National economy.

Our area was not destroyed by hurricanes. Sure, we had a few Hurricanes pass through or close by in the past few years but in our area there was hardly any damage. We lost power for a few days in some areas & many homes had minor damage (i.e. shingles flew off, pool cages broken, etc). But overall there was not anything major.

The values are what they are because of the inventory and foreclosures. Now is an excellent time to be a buyer. Buyers have tons of inventory to choose from and sellers are more negotiable than ever.

And if you have any questions about homeowners, flood, hurricane or wind insurance in Florida you should check out www.ShopandCompareRates.com - it compares insurers in Florida so you can find the best rate & insurance plan for your needs. We also have several local connections if you need additional information.

We can also always assist you in finding the best home for your needs.

Give our office a call at 239-542-8521 or visit us online ~ Search Cape Coral Real Estate

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

(239) 542-8521 Ofc

(239) 218-2229 Cell

Search Cape Coral & other area listings: http://www.Florida-Future-Realty.com

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral Hud Homes

Tue, 13 Jan 2009 08:52:14 -0600

Cape Coral Hud homes are increasing. You must have a HUD certified broker submit your offer for you. Some bids are open for owner occupants only & others are open to anyone. If you need assistance with placing a HUD offer please call our office at 239-542-8521.

CAPE CORAL

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
095-011880	2059 NE 20TH STREET CAPE CORAL, FL 33909	$77,900	3/2	01/09/09	01/18/09	Owner Occupant (Investors bid on 2009-01-19)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
095-031772	420 SW 33RD ST CAPE CORAL, FL 33914	$90,250	3/2	01/09/09	01/18/09	Owner Occupant (Investors bid on 2009-01-19)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-755596	1809 NE 22ND ST CAPE CORAL, FL 33909	$55,250	3/ 2	01/09/09	01/13/09	Owner Occupant (Investors bid on 2009-01-14)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
095-027100	2217 SE 11TH ST CAPE CORAL, FL 33990	$83,200 Price Reduced	3/ 2	01/09/09	01/13/09	Owner Occupant (Investors bid on 2009-01-14)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-916314	2858 NW 6TH TER CAPE CORAL, FL 33993	$96,000 Price Reduced	3/ 2	01/02/09	Daily	All Bidders

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-860270	1915 SE 5TH ST CAPE CORAL, FL 33990	$78,850	3/2	12/26/08	Daily	All Bidders

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-907790	501 NW JUANITA CT CAPE CORAL, FL 33993	$60,000 Price Reduced Best offer will be considered	3/ 2	12/26/08	Daily	All Bidders

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-783639	634 SE 10TH PL CAPE CORAL, FL 33990	$94,400 Price Reduced	4/ 3	12/19/08	Daily	All Bidders

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-879609	120 NE 24TH AVE CAPE CORAL, FL 33909	$98,000 Price Reduced Best offer will be considered	3/ 2	12/19/08	Daily	All Bidders

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
095-016983	524 NW 7TH TERR CAPE CORAL, FL 33993	$45,600	3/2	12/12/08	Daily	All Bidders

Not seeing what you are looking for? We have access to the entire MLS which includes many bank owned listings, short sales & other great investment opportunities.

Search our extensive database of Cape Coral homes here: Cape Coral real estate

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

(239) 542-8521

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Fort Myers Listing Expired?

Mon, 05 Jan 2009 22:15:18 -0600

Did your listing agreement for your Cape Coral or Ft. Myers property expire last week? Do you still need help to sell your property?

I ask because today I received several phone calls & emails from Fort Myers & Cape Coral homeowners asking for help. For whatever reasons their house, condo or investment property didn't sell. I checked in our MLS and in the last week 1,198 residential homes in our local MLS (multiple listing service) EXPIRED!

I spoke to one gentleman today who is going to need a short sale on his Ft. Myers house. After we ended our phone conversation I looked up his property. It just expired on Dec 31, 2008. It had been listed with another agent & real estate brokerage office.

This is a lovely home in a gated community. The agent only had 2 photos of the Ft. Myers property. They used the photos from our property appraiser's website. This consists of one front photo (with a truck in the driveway & garage door opened) and an aerial photo showing the roof. Are you kidding me? And the agent probably said they don't know why it didn't sell. Well I do! To top that off there were about 2 lines of description in the MLS. Basically, "Look, here is a Ft. Myers house for sale, you wanna buy it?". I'm guessing that this property can NOT be found on any real estate search websites either. It is truly sad. The seller should have known about this. The listing agent should have known better.

Why didn't they try everything to sell your property? Did they think they'd get the buyer themselves & didn't want to ‘share' their commission? Did they just not know any better? OR Were they just lazy?

The good news for this seller is that he found us. We specialize in getting properties sold. I don't take listings just to increase my inventory. I take listings to SELL them. We help traditional sellers compete with the bank owned and short sale listings. Your house must STAND OUT.

We also handle bank owned and short sale listings in Cape Coral and Ft. Myers. Sometimes short sales take a little longer to sell but we still market them just as well as any other listing! We use multiple photos, a great description, video, etc! How could you not? And how could you not expect your agent to at least take multiple photos? Some real estate websites even allow up to 20-30 photos per listing. Think of the possibilities. Most MLSs allow for at least 10 photos. We make use of those available spots.

BUYERS WANT TO SEE PHOTOS - AND LOTS OF THEM. Buyers often even ask me to exclude any listings that do not have multiple photos. There are just too many ‘unknowns' for them to deal with. Over 90% of buyers begin their search for a new home online. This means that YOUR LISTING must look appealing to them. The internet may not ‘sell' your house but it will get it on their ‘list' of prospective properties to view.

Finally, if you have not checked to see how your listing appears in the local MLS or on national & international websites PLEASE go check. If your agent is not doing their best to show your house in the best light then let them know. Give them the opportunity to FIX it or hire a new real estate agent.

And most importantly, if you have property that you need to sell in Cape Coral or Ft. Myers, Florida please give me a call. I'll give you the ‘real deal' on value & market your property to its full potential.

Your time is valuable and selling your house is important to you. It shouldn't be something you have to stress about after you hire a real estate professional! That's OUR responsibility!

What do they say about employers? They should HIRE SLOW & FIRE FAST....so should YOU. Do your research! Ask Questions!

I'll see you on the SOLD side :)

Happy New Year!

Yours in Success,

Susan Milner

Broker/Owner

Florida Future Realty, Inc.

Call my cell: 239-218-2229

Or office: 239-542-8521

Email: Susan@CapeCoralSusan.com

Search Cape Coral Real Estate

Read the original post at my Cape Coral real estate website

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral Festival of Lights - Dec 6

Fri, 05 Dec 2008 15:45:48 -0600

Cape Coral Holiday Event

Cape Coral, FL This Saturday, December 6, 2008 the Cape Coral Chamber and area businesses will again be sponsoring a fun, family event on Cape Coral Pkwy in downtown Cape Coral.

Bring the whole family for food, kid's activities, entertainment and a chance to meet Santa Claus!

The festivities begin at 4:00PM and don't stop until about 10:00PM!

We've gone the past couple of years and the family had a blast.

Don't forget to mark your calendar for this fun Cape Coral event this Saturday, December 6, 2008!

Come out and support your area businesses, mingle with friends and enjoy your family.

Hope to see you there!

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

(239) 542-8521

Search Cape Coral & other area listings: http://www.Florida-Future-Realty.com

Yours in Success,

Susan Milner

Florida Future Realty, Inc

How Short Sales should be handled

(239) 542-8521

Susan@SusanMilner.com

Florida Foreclosures Stopped?

Thu, 04 Dec 2008 12:39:06 -0600

Cape Coral Foreclosures Stopped - Here are the FACTS.

Cape Coral, FL Florida Governor Charlie Crist along with the Florida Banker's Association and Florida Credit Union League urged banks and credit unions in Florida to put a halt on Foreclosure activities for the next 45 days.

Some banks and credit unions agreed to NOT file any new Foreclosures on primary residences in the state of Florida for the next 45 days (as of Dec 2, 2008). They will also NOT be scheduling sale dates either.

You can read the release from the Governor's office here

This could be a relief for some of the homeowners facing these stresses during the holiday season. It would provide them the opportunity to work with the banks or their real estate agents on a solution.

I haven't been able to find a conclusive statement in regards to which banks or lenders are or are not following the Governors plead to stop foreclosures for the next 45 days.

Researching locally I found an article on the News Press's website. The article stated that Circuit Court Judge John Carlin set sale dates for most of the Lee County Foreclosures - 418 cases this morning, December 4, 2008! So obviously our local court system is prepared to move these cases already pending along quicker.

News Press's website also stated the following:

"For those who, like the Shuaipis, were still living in the foreclosed home, Carlin set the date for 60 days from now instead of the usual 45 days to give them more time to leave."

So if you are currently still living in your house you may be given an extra 15 days to vacate. You can see this article on the News-Press here.

What can you do now?

Solutions can be:

· Talk to your lender - they may help

· Talk to Hope NOW

· Call your mortgage professional - there may be options

· Call your attorney

· Call your Realtor - they might be able to sell it. Regular or if needed via a short sale

We handle many short sales here in Lee County, Florida including the cities of Cape Coral and Ft. Myers. This potential moratorium on Foreclosures could buy us some extra time as well. The lenders should still be negotiating with borrowers (or sellers) to either modify their loan or process a short sale approval during this timeframe.

My thoughts for the big picture if banks do stop Foreclosures are:

We are only putting off the inevitable by asking the banks to stop foreclosures. I do not foresee many homeowners attempting to keep their homes. Most have already attempted to work with their lenders to no avail. Some have simply given up. If you'd like help with a potential modification we may be able to assist you. Sometimes this equates to simply tacking the missed payments onto the back of the loan and/or extending the years to repay said mortgage. It can also equate to a lower interest rate but very rarely are we seeing principal balances reduced. Most lenders have stated their intent to help homeowners stay in their homes but many have not followed through properly. Hopefully more pressure from the state will resume.

Our expertise is in the short sale process. We can sell your house for you and negotiate with your lender to accept a short pay off. You can check out the links below for more information on how short sales work.

If you are interested in learning more, feel free to call me at 239-218-2229 or toll free at 888-764-6665.

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

www.the-extreme-team.com

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral Real Estate Compared to Black Friday

Fri, 14 Nov 2008 11:10:52 -0600

Cape Coral, FL Real Estate news

How our current real estate market relates to Black Friday.

We all know Black Friday. The day after Thanksgiving that so many rush out in the wee hours in the hope of finding that AWESOME deal on some electronic or other great Holiday gift.

We'll compare the glossy store circulars to the real estate websites.

A couple will be lucky & will be able to buy one of the 3 50" flat screen t.v.s for $50.

We'll call that an under valued short sale that got lucky. You know the $50,000 home that exists in Cape Coral. You look at the photos online and can't believe your eyes. But you get down here to see that the house needs a lot of work (of course there were no pictures of that), the neighbors houses all look the same and it is very far away from every convenience.

Quit a few others will be able to buy that same t.v. for $500.

We'll call that a bank owned property that didn't get proper marketing. Maybe a listing agent called another agent or buyer right out the door on it. Maybe the listing agent didn't provide enough photos to entice buyers so only one offer came in.

And several others will miss the boat and have to pay $750 the following day.

We'll call that the typical great buyer deal. Bank owned; short sale or private seller. The buyer got a great deal. Their agent did everything to help them find the best deal. The buyers are still very happy with their purchase and realize that the real estate market is MOVING in Cape Coral. The house that they bought for $175,000 sold for nearly $400,000 in the peak.

Everyone knows that we are in a buyer's market. But that's a little misleading. How so? Well because; properties that are priced correctly are moving quickly and often times with multiple offers. So if you are up north looking at a house for $50,000 and you think you can buy it for less than that chances are you can't. If anything you'll probably have to pay more. I know it seems strange but that is what is happening. It happens time and time again when I work with buyers to find them deals.

A little trick to try: Look at homes listed slightly higher than other comparable properties. Offer just under what the others are asking and you may just get it. Or at least a decent deal. Why? Well because the homes just over market value are not getting any attention. Many sellers want to stay high to ‘give themselves wiggle room'.

To conclude, a very small percentage of buyers made a quick decision and were lucky enough to purchase a 3/2 pool home for $100,000. Many were lucky enough to purchase one for $125,000 but most paid upwards of $175,000 and more.

So with Black Friday coming up in conjunction with our busy season; I hope this guide assists you with your investment in Cape Coral real estate.

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

(239) 542-8521

Specializing in great waterfront properties in Cape Coral & Surrounding areas. Visit us online at www.Florida-Future-Realty.us or search for homes online anytime at www.Florida-Future-Realty.com.

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

HUD Homes in Cape Coral | HUD Certified Broker in Cape Coral

Wed, 29 Oct 2008 14:17:43 -0500

Here is the most recent list of HUD homes available in Cape Coral!

CAPE-CORAL

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-916314	2858 NW 6TH TER CAPE CORAL, FL 33993	$114,000	3/2	10/24/08	11/02/08	Owner Occupant (Investors bid on 2008-11-03)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
095-035002	3335 DANDOLO CIR CAPE CORAL, FL 33909	$107,350	3/2.5	10/24/08	11/02/08	Owner Occupant (Investors bid on 2008-11-03)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-783639	634 SE 10TH PL CAPE CORAL, FL 33990	$112,100	4/3	10/10/08	Daily	All Bidders

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-917577	1126 SW 1ST TER CAPE CORAL, FL 33991	$109,250	3/2	10/10/08	Daily	All Bidders

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-907790	501 NW JUANITA CT CAPE CORAL, FL 33993	$75,000	3/ 2	10/17/08	Daily	All Bidders

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-879609	120 NE 24TH AVE CAPE CORAL, FL 33909	$105,000 Price Reduced	3/ 2	10/10/08	Daily	All Bidders

If you'd like to search for homes in Cape Coral, Florida please let us know. Myself and my team of licensed real estate agents look forward to working with you to find the best deal for you. Everyone is looking for something different. There are houses priced from $50,000 to 2,000,000 in Cape Coral so there is one suited for you & your needs.

See homes in Cape Coral by price range or search thousands of cape coral real estate listings! Anytime 24 hours a day from the comfort of your own home. When you are ready to see them in person let me know!

I look forward to working with you!

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

239-542-8521

susan@susanmilner.com

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral Short Sales | Advice for banks

Sat, 25 Oct 2008 18:50:11 -0500

I'm a firm believer in only addressing a problem if you have the solution.

The recent blog I wrote about Countrywide short sales sure caused a lot of comments, emails and phone calls.

Not to worry, I have a solution.

Read the full article about Countrywide Short Sales and the WHY behind this post.

Here's what I propose the banks do to collect the most money back on these bad loans:

1) Have an intake department with a checklist of items needed in package

(timeframe: same day of receipt)

a. Reject all that are missing items - send letter of explanation

b. Forward on all complete packages to analysis team

2) Analysis Team - reviews package

(timeframe: 2 days of review)

a. Verifies hardship

b. Verifies value

c. If good - forward to closing negotiator

d. If doesn't work - send letter of why/reject

3) Closing Negotiator - closes file

(timeframe: 2 days of review)

a. Reviews file

b. Send approval

Ok, maybe I'm in dreamland but I think this would work. Banks would send approvals within a week. Sell off bad loans within 30 days. Our real estate market would improve as the inventory is sold.

Sound simple? Remember KISS? Yep, that's right!

I'm sure there are thousands of incomplete, bogus-offers files sitting somewhere at every bank. If they would just reject those upon receipt it would give their staff time to work on files that actually make sense.

By the way, we will still handle Countrywide short sales. Just keep in mind that they might take longer than the others - at least until Countrywide fixes up their process.

Any loss mitigators out there? I'd love to hear your comments!

Read the full article about Countrywide Short Sales and the WHY behind this post.

As always, if you are considering buying or selling in the Cape Coral and Ft. Myers area, we'd love to assist you. Buyers, search thousands of homes for sale on our website. Sellers, if you need help with a short sale let us know. We're here to help.

Yours in Success,

Florida Future Realty, Inc.

(239) 542-8521

Disclaimer: For those of you who are not familiar with short sales; this is NOT the way banks are handling short sales. This is how I propose they handle them. Currently many negotiations are taking 30-120 days to facilitate. Following the above advice would DRAMATICALLY reduce this time!

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Twitter and the Debates

Thu, 16 Oct 2008 06:38:03 -0500

I have to say that being on twitter last night while watching the debates was quite the good time. If you aren't following me on twitter, click on over to say hello!

http://twitter.com/FloridaFuture

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Countrywide Short Sales

Wed, 15 Oct 2008 15:01:44 -0500

Update on Countrywide home loan short sales:

We have had much success in dealing with Countrywide Home Loans. And we will still help you with your Countrywide Short Sale. If you need help feel free to visit our site for more help on a Countrywide Short Sale.

Did you hear the most recent news though? Countrywide is now going to add verbiage to their short sale approval letter allowing them to RESCIND THE SALE OF SHORT SALE ON THE PROPERTY if they determine there was any fraud involved. Can you imagine being the buyer and thinking everything was fine & then 5 years later (statue of limitations on fraud - from date of determination) finding out that they were rescinding the closing? Crazy. And, Title Insurance specifically EXCLUDES coverage for this type of issue.

I no longer handle short sales through Countrywide. As an experienced short sale listing agent, I've had enough. I'll still help you with a short sale through ANY OTHER LENDER. Just not COUNTRYWIDE.

Read my story about why:

Countrywide short sales - a story

Enjoy.....WHY/HOW are they still in business? Oh yeah, thanks to Bank of America...ya, go B of A! :P

Florida Future Realty, Inc.

Cape Coral Short Sales

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral HUD homes

Sun, 12 Oct 2008 09:00:26 -0500

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-783639	634 SE 10TH PL CAPE CORAL, FL 33990	$112,100	4/3	10/10/08	10/19/08	Owner Occupant (Investors bid on 2008-10-20)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-917577	1126 SW 1ST TER CAPE CORAL, FL 33991	$109,250	3/2	10/10/08	10/19/08	Owner Occupant (Investors bid on 2008-10-20)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-879609	120 NE 24TH AVE CAPE CORAL, FL 33909	$105,000 Price Reduced	3/ 2	10/10/08	10/14/08	Owner Occupant (Investors bid on 2008-10-15)

Property Case	Address	Price	Bed/Bath	List Date	Bid Deadline	Priority
092-907790	501 NW JUANITA CT CAPE CORAL, FL 33993	$75,000 Price Reduced	3/ 2	09/12/08	Daily	All Bidders

Cape Coral short sales

Fort Myers short sales

Lehigh Acres short sales

E Ft. Myers short sales

N. Ft. Myers short sales

Estero short sales

Property information from NHMS (buyers must submit bids through a registered real estate agent).

Are you looking for a HUD home in Cape Coral, Florida? Florida Future Realty, Inc. is a licensed real estate brokerage registered with HUD. Our agents can show you HUD homes for sale.

Our agents also have access to all the other great listings for sale, including HUD homes, foreclosed homes, bank owned homes, reos, corporate owned properties, short sales and real estate for sale by motivated sellers.

You can search for all of the properties available in Lee County right online from the comfort of wherever you have internet access. Our website contains a user friendly real estate search engine and is 100% free to use. Go ahead, check it out: Lee County Real Estate Compare properties, see photos, get notified of new listings that match your criteria, save your favorites, schedule showings and more!

We look forward to hearing from you!

Yours in Success,

Susan Milner

Florida Future Realty, Inc.

239-542-8521

Copyright 2008

Yours in Success,

Susan Milner

Florida Future Realty, Inc

(239) 542-8521

Susan@SusanMilner.com

Cape Coral's hot real estate market

Sat, 11 Oct 2008 09:18:46 -0500

Everyone is talking about Cape Coral, Florida and Ft. Myers, Florida real estate. First time homeowners can finally afford to buy, northerners can easily afford that second home in Cape Coral. Investors can cash flow again in Lee County.

Buyers, give us a call to see what I mean. 239-218-2229 - my personal cell phone!
Last week I had customers from Germany enter into a contract on a beautifully appointed S. Ft. Myers condo near the beach at half of the pice of 2004/2005. Great condition from the seller (not a short sale). They'll soon be enjoying those grey winters from Germany in their new coach home in sunny SW Florida :) They are thrilled!

I have an investor about to go under contract for a 3/2/2 CBS home in Cape Coral for $60,000. Yes, you read that correctly, $60,000. Bank Owned. It needs some repairs but he's handy.

I just sold a gulf access short sale in Cape Coral that needed to be finished (about 95% complete) ~ beautiful 4/2 with granite counters, stainless steel appliances, brick pavers, high ceilings and doorways, large tiles, inground pool, etc ~ Only $285,000! (The seller owed just under $600,000)

~ Watch the video below ~

We look forward to hearing from you. You can search for homes all over Lee County on our website: Cape Coral Real Estate

Yours in Success,
Susan Milner
Florida Future Realty, Inc.
www.Florida-Future-Realty.com
239-542-8521
susan@susanmilner.com

Yours in Success,

Susan Milner

Florida Future Realty, Inc