Ronda's Blog-Jacksonville, FL

Jacksonville Market Christmas blahs.........

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Wed, 09 Dec 2009 00:47:58 -0600

Is it just me, or is this Christmas here to soon? I'm just not ready for it yet. It could have something to do with the fact that it's going to be 83 degrees tomorrow. Somehow, 83 degrees and Christmas just don't seem like a good match! How can we get past this heat?!?!?

The real estate market remains hot too. I got another short sale listing today. Another investor owned property that would be a really good buy for someone. There still seems to be a lot of activity out in the market. Lots of buyers trying to take advantage of the First Time Buyer tax credit. Lots of buyers trying to take advantage of the foreclosures on the market as well as the short sales.

Interest rates dropped so low last week that they were the LOWEST THEY'VE EVER BEEN!! Wow! At one point they were just above 4%. That's amazing!

What are you waiting for? If you've been thinking about buying a house...NOW is the time to act!

In the meantime, I hope the weather cools off, but not the market! :)

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Halloween Nightmare for REALTORS...

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Fri, 30 Oct 2009 23:30:58 -0500

Once again it's time for me to repost the scariest real estate story ever! It's become an annual tradition to repost this article. I call it my "List Em and Leave Em" post. Don't let this happen to you!

The names have been changed to protect the slackers and the victims...

I continually hear people say that their realtor bugged them for weeks to get them to list their house with them. They finally agreed to list it and they never saw the REALTOR again!! I'm not exaggerating! Check out this story....

New example of a "list em and leave em" real estate company

Wednesday, May 02, 2007JANESVILLE, Wis. - A couple checking out a house for sale were shocked to discover the 55-year-old homeowner dead in her bed. Authorities said foul play was not suspected. Real estate agent Linda stood in the dining room while Justin and Colleen walked through a house Monday night. Before long, she heard Colleen scream."I thought, 'What's wrong?' Maybe it was a dead mouse or something," agent Linda said. But then she peered into the bedroom and saw the body of the owner.

An autopsy determined the owner had been dead for two to three weeks, Rock County Coroner Jenifer K said Wednesday. The cause of death remained under investigation, but the woman appeared to have died of natural causes and no foul play was suspected, the coroner said.

The agent who listed the house, said it was for sale "for a while." Agent Linda said she had noticed a faint odor but thought it was from the mess in the house or the countertop full of dishes. After seeing the body, she said she told the couple: "We need to leave. This is not right. We need to get out of here."

I rest my case! If you want to list your house with someone that will communicate with you---give me a call! I look forward to hearing from you. I promise not to list your house and forget about you!

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Is it too late to write a contract for a First Time Buyer?

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Thu, 15 Oct 2009 09:27:12 -0500

My First Time Buyer continues to lose out on all of the "deals" out there! We have been beat on every offer we've made!

I swore I wouldn't write a contract after the 15th of October for ANY First Timer. Here it is the 15th and I still haven't been able to help my buyer find a home!

Is it too late? Are they going to extend the Tax Credit for first time buyers? WHEN are they going to extend it? Should I take a chance and write a contract that might not close by November 30th?

What are your thoughts on the Tax Credit extension? Are you still writing contracts for First Timers with the hope they'll close by November 30th? What is YOUR cut off date? Will you write contracts until October 30th?

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Is Your Short Sale or Loan Modification Being Turned Down?

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Wed, 16 Sep 2009 10:44:43 -0500

This is one of the best posts I've ever read on Active Rain. There is so much MISinformation out there and this clears up a lot of the confusion.

Via Nestor & Katerina Gasset Realtors® Wellington Florida Luxury Homes (International Properties and Investments, Inc.):

Has your short sale or loan modification been turned down and you have no idea why? Let's examine some of the reasons. These reasons may not make you feel any better or maybe they are just excuses by your lender, however there are a few things you may not even know about your loan.

Let's say that you make your mortgage payment to Wells Fargo. You can no longer handle your payments so you ask Wells Fargo to modify your loan- to do a loan modification for you. You are behind in your payments. You are in fact, in foreclosure but you are still living in your home and the judge in your case has not ordered the sale of your home at auction yet. You are scared. You see your neighbors losing their homes all around you. You are hopeful because you see on the news and in the newspapers that the Federal Making Homes Affordable Program has been helping some folks keep their home and get a loan modification.

You are no longer making your mortgage payment because your adjustable rate has been applied and your mortgage payment has gone from $1600 a month to $2300 per month. You just can not make these payments. You have been trying for almost 2 years now to get Wells Fargo to approve your loan modification. You even hired an attorney to help you with your foreclosure defense.

Wells Fargo turns down your loan modification request. You wonder, how could this be? After all, Wells Fargo is one of the large lenders and is participating in the government's Federal Making Homes Affordable program.

But Wells Fargo tells you that the investor is the one that will not allow you to get a loan modification. What in the world is an investor doing making decisions on your loan you wonder. Well, you are not alone in your confusion. Every day we are explaining the whole mortgage note owner thing to buyers agents, real estate agents and homeowners.

Just because you make your house payments to Wells Fargo does not mean they own that note that you are paying on. They are the servicer. Other words you will hear them called are asset management companies.

The very first thing you need to do before you ask for a loan modification is to find out who actually owns your note. You can do this by calling who you make your mortgage payments to and asking them.

If it is Freddie Mac or Fannie Mae that own your note- you have a much better chance at getting your loan modification approved if you qualify. If it is a private group of investors, your chances go way down. Why would this happen?

One in eight homeowners' loans were sold to investors on Wall Street. What happens is that a bunch of loans are packaged together. These are called mortgage-backed securities. They are then sold off to investors. Homeowners who have mortgage-backed securitized loan are five times more likely to be late on their house payments. Many of these borrowers were given loans they were not qualified for from the beginning. Many of the homeowners getting these loans did not read the fine print and did not realize how high their mortgage payments might go when adjusted.

The rules to allow modifications, short sales and terms of foreclosures and deficiencies are ambiguous at best. Homeowners who are told no by the investor have little recourse.

The federal Making Homes Affordable program lenders who participate in the program must modify all homeowners that qualify. The exception is when the investor has a rule that they do not allow modifications.

The Federal Housing Finance Agency reported to Congress on June 3rd that these securitized mortgages are a "hurdle" to the success of the Making Homes Affordable program. The treasury department has not disclosed why the modifications are denied so there are little to no facts to go on.

Why would the investors say no to your loan modification? Well, Wells Fargo's response is that the investors need their money. Wells Fargo has one situation where the borrowers ( the homeowners) are trying to get their loan modified but Goldman Sachs is the issuer and Deutsche Bank is the trustee. But when you go and talk to these investors and we have on several occasions when doing short sale negotiations for our sellers; the investor passes the buck back to the servicer. For instance, Deutsche Bank says that Wells Fargo is solely responsible for the decision to modify a loan or not.

Some people say that the investors are the scapegoats. Everything can easily be blamed on them. Since you rarely get to speak to anyone at the investors' group it is hard to tell who is telling the truth. In this particular situation Wells Fargo is saying that the investor is not forgiving the past due debt and that makes the payment go up on a loan modification because then Wells Fargo would have to put that past due balance along with all the penalties and fees into the loan modification which then may cause the homeowner to not qualify financially for the loan modification.

Servicers have agreements, contracts that they sign with investors. These agreements contain the rules for modifications. These agreements are called Pooling and Servicing Agreements which is known as PSA's. The PSA is most often what the servicer says is the reason for them not being able to do the loan modification or release the deficiency on a short sale.

But when you talk to other people in the management areas or to the investors they claim that there is nothing in the PSA's that would prevent the servicer from approving loan modifications, short sales and releases. There is a new study coming out from a law school wherein they state that only 8% of these mortgage-backed securities agreements contain any language that says the servicer is not allowed to do a loan modification for these notes. That means that about 92% of all the NO's; could actually be YES's. So why would that even happen?

Fear of law suits! The language in the PSA in question here, Wells Fargo and Deutsche Bank- it says that Wells Fargo can "waive, modify or vary any term" as long as Wells Fargo as the servicer makes a "reasonable and prudent determination" that the modification is in the investor's best interest. Attorneys examining these agreements say there is quite a bit of room for servicers to make these decisions. But the language itself in this agreement is enough for the servicers legal counsel to be concerned with the investor suing them for not acting in the best interest of the investor. They can not, no matter how inhumane this sounds, put the homeowner ahead of the investor. This is about business and if they want business from investors they need to make sure they are looking out for the interests of the investors.

The treasury department has stated that the fear of law suits is the biggest deterrent to getting the servicers to approve loan modifications and short sales. So doing little or simply turning down the loan modifications are the answer many servicers choose. This is not personal and this is not against you, the homeowner. The position of the servicers is to watch their own backs and to protect the assets to which they have been entrusted with, your mortgage-backed security. The Treasury Department says they can relieve some of the pressure of the fear of lawsuits by standardizing requirements for loan modifications and also provide some type of calculation to figure out if the investor will make more money by the loan modification or by the foreclosure.

We need to keep in mind one big thing in all of this and that is that these investors end up being regular people because most of these mortgage-backed securities were bought by pension funds and retirement plans of folks like your parents or even yourselves. You may well be one of the shareholders of the very loan you can not pay.

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Is Your Short Sale Or Loan Modification Being Turned Down?-was first published on South- Florida-Luxury-Living.com.

Copyright © 2009 By Katerina Gasset, All Rights Reserved.*Is Your Short Sale Or Loan Modification Being Turned Down?*

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Clock is ticking for first time buyers and the tax credit!

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Tue, 18 Aug 2009 00:29:39 -0500

I was never really crazy about showing short sell homes anyway. Now, I'm TERRIFIED to sell one! If the average short sale takes 90-120 days to get to closing, there is just NO WAY a First Time Buyer can buy a house after this week and have any confidence that they'll beat the November 30th deadline to close. This really is hard for them to understand and sometimes I think they think I'm just being "Debbie Downer". The truth of the matter is that when November 30th gets here, they'll probably be about 3-5 weeks away from closing!

I've heard the rumors that Congress may extend that deadline. I've also heard the rumor that they may even increase the Tax Credit to $15,000 and include ALL buyers, not just First Timers. That's great! I hope it happens. But the only thing we have to go by right now, today, is the November 30th deadline. Are you willing to take a chance? My personal fear is that they are going to be so bogged down with the health care issues that they are going to push EVERYTHING else to the rear of the line. We all know how important housing is to the entire economy of our country. I'm just afraid that Congress may not realize how urgently an extension is needed.

I am going to avoid short sales for now. I hate to. They dominate our market here in Northeast Florida. But I just can't imagine facing my buyer on November 30th if they missed the boat on the tax credit.

How are you going to handle this issue?

Ideas and suggestions appreciated!

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

The Clock is Ticking for First Time Buyers and the $8000 Tax Credit!

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Tue, 18 Aug 2009 00:02:29 -0500

How are you going to handle this issue?

Ideas and suggestions appreciated!

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Jacksonville Area Home Search

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Mon, 22 Jun 2009 20:29:01 -0500

Contact me if I can help with your search for a home in the Jacksonville area.

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

First Time Buyers in Jacksonville

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Sun, 07 Jun 2009 00:18:15 -0500

Wow. I knew the $8,000 tax credit would help with home sales, but when they made it available to first time buyers NOW--my phone started ringing like crazy! The idea of having most, if not all of your closing costs covered, was just more than these buyers could resist. Apparently lots of young buyers, and old ones too for that matter, that have been thinking about buying a new home just needed a little nudge to push them off the fence. In my case, all of my clients have enough money for the down payment, but not for the closing costs AND the down payment. PROBLEM SOLVED! With the $8,000 in the mix, they're good to go.

Now, my biggest concern is how long it will take the lenders to catch up! I think all of the details and procedures are still being worked out. I think the announcement by the Feds may have been a little premature. In a perfect world they would have given the lenders a heads up that this was coming. I have faith in them though. As long as they have their act together by the time my clients close in 30 days, I am happy as a lark!

I hope this momentum keeps up for a while. I think we're finally making a dent in the short sales and foreclosures with this new group of buyers. It will take a while, but one of these days the "distressed" homes will be off the market. I'm happy to help with the clean up! :)

Magnolia Properties
Jacksonville, FL
(904) 885-9907

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Neptune Beach Home For Sale

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Mon, 13 Apr 2009 22:15:40 -0500

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

First Time Buyers finally coming out of hiding

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Fri, 06 Mar 2009 19:29:35 -0600

I recieved many, many calls this week from First Time Buyers. They are hearing about the possible $35,000 they can get to help with the purchase of a home. This is in addition to the $8000 in tax relief they will get! Why not buy now? Interest rates remain very low and inventory remains very high. With foreclosures and short sales continuing to flood the market, NOW is the time to get a great deal! First Time Buyers are fun to work with! They are typically young, motivated, curious and techno savvy. Did I mention that they're a lot of fun! I enjoy working with them and look forward to helping many more in the coming months.

Most First Time Buyers are doing a lot their searching BEFORE they even contact a Realtor. They like to control the searches and do things on their own schedule. This works out great for me! I always ask that they give me a top 10 list and then we hit the road! First Time Buyers usually have a "vision" of what they want in a home. They have a picture in their minds about how the lay out will look, the colors and the "feel" of the "perfect" home. They have looked through hundreds of homes on line and are ready to see the Top 10 in person. This is an exciting time for them! The excitement is contagious. I find myself nervously opening the door for them, feeling the butterflies right along with them. First Time Buyers are fun to work with!

Up to $35,000 in buyer assistance is available to First Time Buyers through my preferred lender EverBank. It's based on income and easy to apply for. A First Time Buyer also includes ANYONE that hasn't owned a house in 3 years. My lender can prequalify a First Time Buyer over the phone. What a great time to buy a home!!!

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Foreclosure Freeze

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Sun, 15 Feb 2009 05:36:53 -0600

It appears that most major lenders have frozen all foreclosures until at least the end of March. A formal announcement is expected Wednesday from President Obama concerning the foreclosure crisis we're in. I think that this is a great time for the lenders to step up and get their act together! The short sale situation is one of the main reasons that there are so many foreclosures. If the lenders would beef up the staffing of the short sale loss mitigators, we could close on a lot more short sale home sales instead of having them end up in foreclosure. I applaud the freeze on foreclosures. I just hope that the lenders will continue to work diligently on the short sale files sitting on the desk of the loss mitigators!!

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Tenants in foreclosed homes...

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Wed, 14 Jan 2009 15:47:47 -0600

Great news concerning renters of foreclosed properties! I have been complaining and worrying about these tenants for months! I am so relieved that SOMETHING is finally being done. I hope they follow through with all of this and really protect these families caught in the foreclosure mess. This is not fair to the tenants that have been paying their rent and playing by the rules.

I found out today that Fannie Mae has decided to allow renters to remain in their homes even if it is going into foreclosure. Right now, Freddie Mac hasn't followed suit but they say they're working on it.

Supposedly, the "bailout" money doled out to lenders was supposed to be, in part, used for this very purpose. Fannie and Freddie said last week they will extend a suspension of foreclosure sales and evictions from single-family homes through the end of January. The companies had suspended foreclosures through the holidays.

Based on further information in the article, it placed the burden on the real estate agent to notify the tenants that they don't have to leave. What a mess! How in the world are we supposed to know all of this? I personally have found it to be a nightmare to show an occupied home when it's gone into foreclosure. Let's just say that the tenants are grumpy--with good reason! I guess that we're supposed to find out from the lender if that particular home qualifies for the tenant protection!

I don't know about all of this. I think the intentions are very good--but the end result may be MORE aggravation, more empty homes, more displaced family's, more stressed out/confused Realtors and more PAPERWORK! Is it my imagination or is the situation getting much worse instead of better??

Comments welcome.

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Jacksonville Homes For Sale

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Wed, 31 Dec 2008 22:21:41 -0600

Please call me for more info on any of these listings. Happy New Year!

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Help For Renters in Homes Being Foreclosed On

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Tue, 16 Dec 2008 20:39:38 -0600

After sharing several posts about the peril of renters caught up in the mess of home foreclosures, I am happy to report that help is on the way. Fannie Mae is coming to the rescue! I read the following article on the Florida Association of REALTORS web site today and was thrilled to see that this problem is FINALLY being dealt with. I have seen several families displaced through no fault of thier own and it is heart breaking. I think that the plan outlined below will help a LOT of families. I hate that it took this long for some action to be taken, but every little bit will help.

From the Florida Association of REALTORS site. Fannie to help renters stay in foreclosed homes

NEW YORK – Dec. 16, 2008 – Fannie Mae said Monday it’s finalizing a plan to help renters stay in their homes even if their landlord enters foreclosure. The mortgage giant said it’s working on a national policy to allow renters living in foreclosed properties - and who can make their rental payments - to sign new leases with Fannie while the property is up for sale or get cash to help move into a new home. Last month, Fannie and sibling company Freddie Mac suspended foreclosure sales on occupied single-family homes and evictions from those properties through the holidays until Jan. 9, 2009. Fannie said these actions helped an estimated 7,000 to 10,000 families to remain in their homes. The company said the new renter policy will go in effect before Jan. 9. Last week, New Haven Legal Assistance Association Inc. in Connecticut, which represents several tenants facing eviction on properties held by Fannie Mae, raised the concerns about renter evictions and discussed the situation with Fannie on Friday. “Fannie Mae had the tendency to empty these properties with no attempt before or after the foreclosure to contact these tenants,” said Amy Marx, an attorney at the legal aid group. “A lot of these renters are low-income and an eviction wreaks havoc on their lives due to moving costs and the lack of affordable housing.” Despite the suspension on foreclosure sales and evictions, some Fannie evictions were still going forward, Marx said. Fannie said Monday it contacted its lawyer and broker network to halt those evictions. Fannie and sibling company Freddie Mac own or guarantee about half of the $11.5 trillion in U.S. outstanding home loan debt. The government seized control of the pair in September. Company spokesman Brad German said Monday that Freddie Mac also aims to have a similar plan in place by early January. “Clearly, renters are caught in the crossfire,” German said. “The goal is to provide them some stability and not evict them as a result of another’s foreclosure.”

Thank goodness!!!

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Jacksonville Short Sale Market

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Sun, 09 Nov 2008 21:51:46 -0600

The number of short sale properties in the Jacksonville area continue to cloud the market. A quick update of MLS indicates that 21% of all residential listings are either a short sale, REO or a preforeclosure. The condo market fared a tad better. The stats show that 16% of all condos currently listed in MLS are in some state of distress. The sale of these properties continues to drag the price of all listings down.

This is a great time to be a buyer or investor in Northeast Florida. There are some unbelievable deals out there and it doesn't appear that we're any closer to reaching the bottom.

There are LOTS of programs available to first time buyers to help with down payments and with the affordability of the home you buy. Contact me today for more information about how to get up to $39,000 to help with the purchase of your first home. Don't forget--if you haven't owned a home in 3 years, you qualify as a first time buyer!

Call me today to find about ANY listing in the Jacksonville area.

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

What about the tenants in a foreclosure??

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Wed, 22 Oct 2008 21:17:13 -0500

For the second time this month I had the difficult task of telling tenants that they had to move out. The homes they have been renting are facing foreclosure. This came as a surprise to the tenants as they had paid their rent on time and had a lease that runs through Spring of 2009. The investor that I am representing is selling the homes as short sales in a race against the clock to beat the foreclosure gavel.

I can't help but feel sorry for the tenants. They didn't do anything but pay their rent on time and play by the rules. They are confused and upset, as well they should be. Now, to add insult to injury, I had to inform them that I would be placing a lock box on the door and would be showing the property. I gladly agreed to minimum 24 hours notice and limited times of the day that I would show it, but the inconvenience and intrusion would still be there. I felt terrible! I tried to explain that if I could sell it to an investor, they would honor the lease. I don't think this is going to be easy...

What can we do? I've read that some states have passed laws about giving tenants time to get out. I think that something may have to be done on a national level! What would be so awful about passing a law that says if a home is foreclosed on and there are tenants, they will get 60 days to relocate?

What are your thoughts?

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Jacksonville Market Continues to Chug Along

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Mon, 13 Oct 2008 21:44:31 -0500

Approximately 19% of the homes currently active or pending in MLS are either REO homes or PreForeclosure homes. In the condo market, the picture is a little worse. Of all condos currently active or pending approx 27% are distressed listings. This continues to pull the price of ALL homes down. This is a GREAT time to be a buyer! The prices continue to drop and I just don't see a bottom yet. I think things are going to continue to be very "quiet" until we get this election behind us. There were almost 1800 homes sold in the last two months in North Florida so SOMEBODY is buying! The market continues to putt-putt along and I know that we're not hurting as bad as a lot of markets...thank goodness! I am working with buyers right now that are very hesitant to commit to a contract when they feel like the price of the home is going to drop even more! I feel their pain and uncertainty. It's just a crazy market right now... I am going to continue to watch the numbers very closely for any sign of a bottom. In Jacksonville, the median price of a home dropped $20,000 in ONE MONTH!! That's unbelievable.

If you haven't talked to your lender lately--please go see them and get RE-Preapproved for your loan. The entire game rules have changed when it comes to home loans! I continue to hear horror stories about closings that have been postponed or canceled because buyers can't get financed. They HAD financing 4 weeks ago--but not today. Please see your lender for confirmation that you still qualify for the same amount of funding...just to be sure.

If you need any help with your house hunting or are considering listing your house, give me a call and I'll be happy to help.

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Jacksonville Short Sale University Blvd Area

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Mon, 13 Oct 2008 21:15:23 -0500

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

6 Beautiful Acres North Jacksonville FL 32226

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Mon, 13 Oct 2008 21:09:25 -0500

Beautiful peice of property is just waiting for your dream home to be built. It would be perfect for horses! Partially fenced and has some pasture and some wooded acres. Motivated seller has survey, all environmental studies AND beautiful home plans for your review. This is an opportunity to buy a little piece of heaven inside the city limits of Jacksonville in desirable area of town.

Call today for directions and more information.

Property address: 13160 Caldwell Road Jax FL 32226 Available NOW!

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

3428 Turkey Oaks Court Jacksonville FL Home For Sale

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Mon, 13 Oct 2008 20:59:53 -0500

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Jacksonville Braces for More Storms!

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Wed, 03 Sep 2008 12:45:02 -0500

I think we've had enough bad weather to last us a long time! We are sick of these storms! I think Mother Nature is going to send us a few more friends to meet in the coming days. I think that Hannah, Ike and Josephine all are unwelcome guests for Florida residents! Not to be rude, but they are not welcome here.

We are bracing for whatever Mother Nature brings us. I have tried to schedule Open Houses for the past 2 weekends with no luck. When the wind is howling at 40+ mph, it's hard to imagine any "lookers" out and about. I had one scheduled for Saturday, but will move it to Sunday, weather permitting of course!

Hard to believe we're only half-way into the hurricane season. Enough!

Keep a close eye on the weather if you live in Florida. Looks like we have a rough 5-10 days to go.

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Jacksonville Home For Sale Near Blount Island and The Port of Jacksonville

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Wed, 03 Sep 2008 12:09:32 -0500

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Home For Sale Near The Port Of Jacksonville

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Wed, 03 Sep 2008 12:06:52 -0500

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Jacksonville Beach Picture of Flooding

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Sat, 23 Aug 2008 17:24:53 -0500

We continue to put up with the remnants of Fay today. We spent the entire day cleaning up the debris she left behind. I took this picture yesterday and I think you get the idea...we had way too much rain for the streets in Jax Beach to handle. Things are slowly getting back to normal now.

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907

Your Asking Price Determines If and When You Sell...Period.

Ronda Densford, REALTOR Jacksonville and Northeast Florida (Magnolia Properties) — Thu, 21 Aug 2008 21:23:54 -0500

Via Danilo Bogdanovic-Real Estate Consultant -Loudoun and Fairfax County:

Not all sellers understand that their asking price is the ultimate determination of whether they will sell their property or not. Not only does the asking price affect if you'll sell, but when and for how much. The longer it takes you to get to the correct fair market value asking price, the greater your Days On Market are and the more of a negative stigma buyers will have of your property. This can translate into lower offers and ultimately, a lower selling price.

Sure, how well your agent markets the property matters. But even the best agent in the world can't fool today's buyer and a good buyer's agent. Today's buyer has access to way too much information and data to overpay for a property. And a good buyer's agent will provide comps and their personal expertise to even the most uniformed buyer so that they don't make a bad decision and overpay for a property.

If you're wondering how much of an effect getting the asking price right has on if and when your property sells, consider this...

I took a look at the last 30 properties (not including foreclosure/REO or short-sale properties) that have sold (gone under contract) in Loudoun County. Here's what I found:

These properties went under contract in an average of 25.4 days of their last price change/adjustment

Some of these properties had been on the market for months, but once they adjusted their price to or below the correct current market value, they sold in less than a month

Some of these properties went under contract in as little as 4 days and had multiple offers

Some of the properties that sold were at the $700K mark and a few were over $800K so even the properties in the upper price brackets are selling quickly when priced correctly

No matter how well known your agent is, how good your marketing plan is or how many open houses you hold, it comes down to price.

It takes a good and gutsy agent to be honest and share with you your property's real and accurate market value - no matter how much lower it is than you thought. It's then up to you to listen to them, review the comps and data (aka CMA) and be objective with yourself and the situation. Once you do that and then list your property at a price that reflects today's fair market value and market conditions, you will actually sell it.

Ronda Densford, REALTOR
Magnolia Properties
Jacksonville, FL
(904) 885-9907