Liz's Blog

One Picture for a Listing!?!

Liz Landry (The Landry Team-Keller Williams Realty) — Mon, 07 Dec 2009 09:51:16 -0600

As not only a Buyer's specialist but a buyer three times over, I have never been able to understand why listing agents would ever put just one picture of a house on a listing? I understand that it's been in recent years that we have the ease and convenience of modern technology, but in regards to anytime in the recent future, I have to admit I really don't understand.

I know a lot of agents would argue that the inside of house may be in such bad shape that posting pictures wouldn't be flattering for the listing. Seriously, let us know how bad it is BEFORE HAND, don't let us get the bad surprise when we get there! This would be especially bad if we didn't have the opportunity to preview the house before showing it to our buyers.

If you want to have the best exposure to your listings, please take my advice. Post more pictures! You will be doing youself, your buyers, AND other agents a big disservice if you don't...

Jessica Touchton-Buyer's Specialist.. The Landry Team

Home Inspections: To Go or Not to Go?

Liz Landry (The Landry Team-Keller Williams Realty) — Mon, 10 Aug 2009 12:23:07 -0500

I have learned a lot about treating my business like a real business in the last six months or so. One of the best lessons I've taken to heart is how I look at my time. Is what I'm doing right now the best use of my time? I ask this question all the time before I decide to start working on something.

So when I was told by a listing agent that I HAD to be at a home inspection the whole time, I didn't know what to say. First of all, I never go to any of the home inspections, other than to meet the inspector and let him in the house.

Secondly, the home inspector I use is usually at the house for 4-5 hours. I do not have time to hang out at a house for that long for every contract I write.

I can understand the listing agent being hesitant if the home inspector is unknown, or lacking any of the third party credentials that are available. (Florida doesn't have a home inspector license yet). But our inspector is bonded and insured, and an ASHI and FABI member. I really do not know what my presence could possibly do other than get in the way of him doing his job.

The buyers are not attending the inspection, so there is no issue with the buyers being in the house without an agent. And the buyers do not expect me to attend the inspection, since they understand that I'm not a home inspector.

I wanted to get some input on this. Do you attend the home inspection, and stay the whole time? I'm not sure how to respond if this listing agent insists I stay the whole time.

Thanks,

Melissa Tolson, Buyer's Specialist The Landry Team.

Real Estate Mythbuster: Cooperating Commissions

Liz Landry (The Landry Team-Keller Williams Realty) — Thu, 23 Jul 2009 12:59:24 -0500

Many homebuyers do not understand that the sales price on a home already includes the commission. Working with the listing agent directly doesn't reduce the price. That commission has already been agreed upon between the seller and the listing agent. Eliminating a buyer's agent just means a buyer does not have someone looking out for their best interest, and the listing agent gets the entire commission.

It's even more important when purchasing new construction! The builder has a budget in place that includes paying a real estate commission. Of course they are more than happy to work with a buyer directly, because they know they are dealing with someone who lacks the skills and experience to negotiate. Agents know that builders can do a lot of things that a buyer may not even think to ask for, simply because they don't have the experience.

Buyers working with an agent have someone on their side, working to help them get the right home and the right terms. There are not very many transactions in life that you can hire professional help and have someone else pay for it! Take advantage of it.

To find out more about how we can help YOU find the right home, and why you should work with a buyer's agent from the Landry Team, click here!

Real Estate Mythbuster: There's no such thing as the perfect house!

Liz Landry (The Landry Team-Keller Williams Realty) — Tue, 21 Jul 2009 15:26:16 -0500

There is a difference between finding the "perfect" house and finding the RIGHT house. No home, anywhere, no matter what the price, is going to have every feature and detail or be in the perfect location. Even someone that builds a custom home will find things they might have done differently, once it's finished.

Finding the right house is a lot easier than you might think! It starts with a serious analysis of your needs, lifestyle, hobbies, family, and finances. There is a lot more to a house than three bedrooms, two bathrooms, and a fenced backyard.

As a buyer's agent, one of things I enjoy most is putting all the pieces of a puzzle together and finding the right house for a buyer. It's about listening, and paying attention to the deeper reasons people want a fenced yard, or a big open kitchen.

Searching and looking for homes is a big part of the process. You can do that any time, from our website. Check it out.

To see how some of our customers have benefited from our approach, watch these video testimonials! To schedule your personal buyers consultation, email me today! melissatolson@kw.com.

I look forward to helping you find the right house!

Common Sense can Speed up the Market's Recovery!

Liz Landry (The Landry Team-Keller Williams Realty) — Wed, 08 Jul 2009 09:42:06 -0500

Realtors have the opportunity to make the biggest difference in the housing recovery.

And it would be so easy, so common sense that it has escaped most agents out there. The closest thing to an easy fix for this solution is to...

PRICE YOUR LISTINGS RIGHT

TAKE THEM OFF THE MARKET

An estimated 30% of listings are currently overpriced. If those listings were priced to sell, or taken off the market, inventory would rapidly drop and move us closer to a balanced market.

Sellers have a role in this as well. And agents would be well-served to emphasize this when considering taking a listing.

DON'T PUT YOUR HOUSE ON THE MARKET UNLESS YOU ABSOLUTELY MUST SELL IT!

If you are thinking about selling your house, seriously consider your options. There is no room in today's market for putting it out there "just to see what we can get." If it's not priced aggressively, you will get NOTHING. And it will draw out the housing market's recovery.

Most of these ideas are not at all new. It's just in the last few years that the idea of using your own home to make a quick profit has come to be considered normal. Real estate always has, and always will be, a long term investment. Agents and sellers, and buyers for that matter, would all benefit from keeping that perspective when considering their next transaction.

Best Regards, Melissa Tolson

Tough Lessons for Buyers and Agents

Liz Landry (The Landry Team-Keller Williams Realty) — Tue, 07 Jul 2009 13:20:36 -0500

As a buyer's agent, I preview and/or show property all the time. And I'm constantly checking out which listings sell, take price reductions, go under contract. I make it my business to know the market, and I take it seriously.

But this market knowledge doesn't do anyone any good when buyer won't listen! Charts and graphs, selling statistics, personal anecdotes... these are all great tools when trying to develop an offer. However, I've been running into buyers who somehow manage to ignore or explain away these things and make low-ball offers.

So the tool I've started using is the market itself. Allow me to explain.

When a buyer makes a lowball offer, and gets rejected, it's easy for them to say it must just be that bank or seller or whoever. The second time, it can be a little harder for them but often they will still be able to brush past it. By the third offer, the properties they liked enough to make the first two offers are under contract.

They are starting to see that the really great deals are already priced well, and moving quickly. So the market has showed the buyer that lowball offers don't work, even in a buyer's market. Now they are ready to move!

It takes a little more time and effort on my part, but now that I understand the process, I'm prepared. I can calmly show them the market statistics, and then resignedly submit an offer 30% below asking price. I have figured out that as long as I do whatever I can to help them, and am honest with them upfront so I don't raise their hopes too high, I still look like I'm on their side.

Then they make a realistic offer, close on a house and are happy. They feel like I stuck by them through all the obstacles "the market" presented, and refer me to all their friends. It's a hard lesson for buyers to learn, but they eventually get it.

July Listings in Oakleaf Plantation/Argyle Forest

Liz Landry (The Landry Team-Keller Williams Realty) — Mon, 06 Jul 2009 10:45:15 -0500

Newly listed homes for sale in Argyle Forest/Oakleaf Plantation!!

1449 Canopy Oaks, Orange Park, Florida

Price: $150,000.00

Beds: 3

Baths: 2

Sq Ft: 2054

Description: Spacious 3 bed/ 2 bath.Split Floorplan. Large Eat In Kitchen with Granite Countertops & Tile Backslpash. Open Great Room. Covered Patio. Fenced Yard. Seperate Formal Living Room and Dining Room. C .... View this property >>

2875 Golden Pond, Orange Park, Florida

Price: $170,000.00

Beds: 3

Baths: 2

Sq Ft: 1810

Description: Move in Ready!! Beautiful 3/2 with hard wood floors.Freshly Painted Exterior. Recesed Lighting. Spacious eat in kitchen with breakfast bar. Tile Floors. Indoor Utility Room. Formal Living & Dining .... View this property >>

3584 Waterford Oaks, Orange Park, Florida

Price: $185,000.00

Beds: 4

Baths: 2

Sq Ft: 2314

Description: Open Kitchen w Breakfast Bar looking on to Family Rm. Upgraded 42' Cabinets.Large Master Bedroom. Master bath has separate shower and Garden Tub, Double vanities and Private Toilet Closet.Inside Laund .... View this property >>

Make Your Listings More Informative!

Liz Landry (The Landry Team-Keller Williams Realty) — Tue, 09 Jun 2009 15:15:05 -0500

There are a couple of questions I get from almost every buyer when they are looking at a listing online. Most of the time, the only way to answer these questions is to go out and see the property. The thing is, it would not be that hard for the listing agent to put this information in the listing!

For example...

Does this house have a fence? If the property has a fenced yard, take a picture of it and put it in the MLS.
Do you have more pictures? I know that each board is different, but in NE Florida, you can put something like 50 pictures up with each listing for no extra fee. If an agent cares about selling a home, especially a short sale, they need to put lots of pictures. As a buyer's agent, I look at pictures before I decide to preview a house, which I do before I decide to take a buyer out.
What's the status of the short sale? I know that this can be a touchy subject to address in the listing, but if there has been a BPO, or any kind of update on the file, this would really help encourage more showings. I really hesitate to show property to a buyer when I'm not sure of the listing agent's experience with short sales.

As a buyer's agent, I screen property in a couple of different ways before I show it to a buyer. It'd be really helpful if listing agents put a little extra effort into making their listings easy to use for us buyer's agents.

Best Regards,

Melissa Tolson, the Landry Team

Get off the Fence! Rates are Going Up!

Liz Landry (The Landry Team-Keller Williams Realty) — Mon, 08 Jun 2009 09:19:39 -0500

Rates on 30 year mortgages rose to an average of 5.29 percent, the highest weekly average in nearly 3 months. Interest rates make a HUGE difference in how much home a buyer can afford.

For example, for an FHA loan with 3.5% down on a $175,000 home, at a 5% rate the principal and interest payment would be $922.42. At 6%, the P&I payment goes up $1030.21. That's an 11.6% increase in the monthly payment!

In other words, you can buy more house for the same payment right now! The increase in rates plays a much bigger role in affordability than a slight drop in prices.

If you're thinking of buying, DON'T WAIT ANY LONGER!

Best Regards, Melissa Tolson

Landry Team Buyer's Specialist

Hurricane Season Trivia

Liz Landry (The Landry Team-Keller Williams Realty) — Wed, 03 Jun 2009 09:47:12 -0500

Now that we're officially in Hurricane Season 2009, let's brush up on our hurricane trivia!

What's the difference between a "watch" and a "warning?"

A HURRICANE WATCH issued for your part of the coast indicates the possibility that you could experience hurricane conditions within 36 hours.
This watch should trigger your family's disaster plan, and protective measures should be initiated, especially those actions that require extra time such as securing a boat, leaving a barrier island, etc.
A HURRICANE WARNING issued for your part of the coast indicates that sustained winds of at least 74 mph are expected within 24 hours or less.
Once this warning has been issued, your family should be in the process of completing protective actions and deciding the safest location to be during the storm.

Do you know why more than 63% of deaths attributed to tropical cyclones occur in inland counties?

More people have died from inland flooding from 1970 up to 2000. Intense rainfall is not directly related to the wind speed of tropical cyclones. In fact, some of the greatest rainfall amounts occur from weaker storms that drift slowly or stall over an area.

In a study from 1970 to 1999, freshwater flooding accounted for more than half (59%) of U.S. tropical cyclone deaths.

Source: www.NHS.noaa.gov.

Foreclosure Buys in Orange Park!

Liz Landry (The Landry Team-Keller Williams Realty) — Tue, 02 Jun 2009 09:17:02 -0500

Wow! I can't believe the buying opportunities that are out there right now.

Check out some of these foreclosure listings.

Despite all the economic problems, there are bright points in the doom and gloom. The best Buyer's Market we'll probably ever see in our lifetime is out there right now, the silver lining on our economic cloud.

Best Regards,

Melissa Tolson - Buyer's Specialist

The Landry Team

My First Offer: 18 Months Later

Liz Landry (The Landry Team-Keller Williams Realty) — Mon, 25 May 2009 08:46:52 -0500

The first offer I ever wrote as a real estate agent was with a customer that called on a home while I was on floor duty. The home was listed at $212,000, and the buyer offered $160,000. The home across the street, a foreclosure, had recently sold for $165,000. The buyer insisted on their offer despite the different circumstances. I presented the offer to the listing agent, who presented it to the seller. The seller did not accept our offer, and countered at just slightly below list price. The buyer was not willing to pay that price and moved on.

Almost a year and a half later, that home is still on the market, now a short sale, and under contract at $160,000. It will probably close near $150,000. This is interesting first hand support of the statistic that the best offer will be the first offer.

This experience also shows how the market price is now being set by distressed properties. It makes me wonder what kind of a difference it would have made if both realtors and the public had accepted reality sooner about prices, and taken the big hit right away. Then we might be further up the recovery hill, instead of wallowing in the valley of the bottom.

Melissa Tolson, GRI - Buyer Specialist

I love First Time Buyers!

Liz Landry (The Landry Team-Keller Williams Realty) — Sat, 23 May 2009 11:27:34 -0500

I've found that working with first time buyers is one of the most rewarding aspects of being a realtor. It makes me feel like I'm really making a difference in someone's life, and helping them build a solid future. Not only is it fun to help people realize that they can afford a home, but it's deeply gratifying to help them understand the process, and use my professional experience to make it an enjoyable experience.

First time buyers are coming out of the wood work! There are so many great reasons to buy this year, I can't even stand it. The $8000 tax credit, ridiculously low interest rates, so many homes to choose from. I can't imagine doing anything else anymore, real estate is truly the right career for me.

I think this sincerity really comes across to my customers, and they benefit from my enthusiasm.

Best Regards,

Melissa Tolson, GRI - Buyer's Specialist, The Landry Team

www.OrangeParkHomeSource.com

Helping our buyers find their perfect home!!

Liz Landry (The Landry Team-Keller Williams Realty) — Sun, 17 May 2009 14:28:33 -0500

Orange Park South Home for Sale!! $125,000 - Move in Ready!

Liz Landry (The Landry Team-Keller Williams Realty) — Wed, 29 Apr 2009 14:04:12 -0500

Available for Move In June 1st!!

100% Financing Available!!

NOT a short sale!! No Long Waits!!

Email today for your showing appointment!

2234 Botany

Price: $125,000.00 Beds: 3 Baths: 2 Sq Ft: 1503

Description: Side Entry Garage. Large Living Room with Stone Fireplace. Huge Master Suite. Waterfront Backyard .... View this property >>

$8000 Tax Credit Bridge Loans?

Liz Landry (The Landry Team-Keller Williams Realty) — Mon, 20 Apr 2009 11:31:02 -0500

The $8000 Dollar Tax credit that is available to first time buyers until Dec. 1, 2009 is a great thing... but many of us have asked how does that help people BUY a house right now?

Well, many states are helping us out with that! Colorado, Tennessee, Pennsylvania, Ohio, New Mexica, New Jersey, Delaware, and Idaho have set up short term loans through their housing finance agencies (HFA's) to make that credit available at closing. This will help many borrowers with closing costs and down payment, and could do more to stimulate our housing market than many of the programs that are being discussed.

Florida needs a program like this!

Best Regards, Melissa Tolson, GRI - Buyer's Specialist, The Landry Team

New Homes Sales & Builder's Outlook Up!

Liz Landry (The Landry Team-Keller Williams Realty) — Sat, 18 Apr 2009 13:26:58 -0500

A recent John Burns Real Estate Consulting April survey of builders across the country revealed some hopeful trends in new homes sales and construction.

18% of survery participants have purchased land this year, and 29% indicate they plan to purchase land in the second quarter of 2009.
70% of builders started homes in March, compared to only 59% in February.
Washington, DC, Tampa, Charlotte, Dallas, Raleigh, Atlanta and Nashville are all seeing activity increases in the number of units sold per month, and a decrease in the number of unsold homes that are completed.

What does this mean to you? From prior housing downturns, we know that the resetting of land prices and builder activity are important steps to clearing and stabilizing the market.

It's not all doom and gloom out there, and this buyer's market is not going to last forever, no matter how dark it may seem right now.

Best Regards,

Melissa Tolson, GRI - Buyer's Specialist, the Landry Team

Oakleaf Animal Hospital One Year Anniversary!

Liz Landry (The Landry Team-Keller Williams Realty) — Wed, 15 Apr 2009 11:37:40 -0500

The Oakleaf Animal Hospital is one year old this month! To celebrate their first year in our community, Saturday April 25th they are hosting an open house. There will be free food and prizes and music. They will also be offering tours of the hospital. I'm looking forward to learning more about the behind the scenes workings of a vet's hospital.

I've always enjoyed great service from Dr. Weichman and her staff. Come out and meet them, and support our local Oakleaf businesses.

When: Saturday April 25th 10-2 Where: 8483 Merchants Way (behind Vystar, across the street from Beall's)

See you there!

Melissa Tolson, GRI - Buyer's Specialist, the Landry Team

1643 Lisa Dawn-Approved Short Sale-100% Financing Available!

Liz Landry (The Landry Team-Keller Williams Realty) — Tue, 07 Apr 2009 12:30:09 -0500

Get the Short Sale bargain, without the headaches of waiting!!

SHORT SALE ALREADY APPROVED!! CAN CLOSE QUICK!!

$110,000 with $4,000 towards buyers closings costs!!

Property also qualifies for 100% Financing!!

1643 Lisa Dawn Dr

Price: $110,000.00

Beds: 3

Baths: 2

Sq Ft: 1178

Description: Back on the Market!! Move In Ready! 3 bed/ 2 bath Concrete Block Home. Brand NEW Roof!! Tile floor in kitchen, Hall Bath and Master Bath.Updated Bathrooms.Indoor Utility Room. All Kitchen appliances s .... View this property >>

Market Showing Signs of Recovery?

Liz Landry (The Landry Team-Keller Williams Realty) — Thu, 02 Apr 2009 08:12:06 -0500

Inman News did a survey of their online readers, and 3 out of 4 said the market showed signs of improving. Some of these signs include:

Bidding wars on well-priced, stages homes in good locations
Shrinking inventory
Engaged buyers

There are a lot of great reasons to buy a home right now, and buyers are starting to see the opportunities. According to this survey, they are still cautious, but with interest rates at historic lows and affordable prices, it is starting to seem like a mistake NOT to buy a home right now.

I'd like to know your thoughts on the market!

Melissa Tolson, GRI - Buyer's Specialist

Still a great time to buy a home!

Liz Landry (The Landry Team-Keller Williams Realty) — Wed, 01 Apr 2009 12:14:46 -0500

The Wallstreet Journal released an article on March 27th 2009 that stated why its a good time to buy a home better then I could ever try to explain. Below are those six reasons.

1. Uncle Sam is willing to help. First-time buyers (defined as anyone who hasn't owned a home in the last three years) are entitled to a maximum $8,000 tax credit; interest rates are at record lows; and the Federal Reserve is doing its best to make mortgage loans available.

2. People have to live somewhere. About 800,000 new households are formed each year in this country, ensuring that the housing market will tighten, even if the economy doesn't soar.

3. Borrowers leverage their investment. If you put $10,000 into the stock market and it earns 10 percent, you've earned $1,000. If you put $10,000 down on a home and its values increases 10 percent, you've made $10,000.

4. When prices come back up, you'll have instant equity. In parts of the country where foreclosures have driven down prices, better times will mean the price of the home you buy will rise rapidly.

5. Mortgage costs stay the same. If you get a fixed-rate mortgage, the monthly payment stays the same - while everything else, including rent, goes upward.

6. You own it. There is something comforting in the notion that your home is your own. You can paint it any color you want, let the dog run in the back yard and hang a swing for the kids in the front.

So, I would say that those are some pretty powerful reasons on why its a not just a good time to buy a home, but a great time to buy a home!

Source: The Wall Street Journal, June Fletcher (03/27/2009)

Troubled Seas in todays rental market

Liz Landry (The Landry Team-Keller Williams Realty) — Mon, 30 Mar 2009 16:45:27 -0500

There is a big problem occuring these days in the rental market. As we all know foreclosures are popping up right and left. An alarming 1/13 homes are going into some stage of foreclosure in Florida. So you ask how this affect rentals/tenants. We'll a large amount of these homes that are going into foreclosure are tenant occupied.

A good tenant, pays their rent on time, keeps the house up and all of a sudden there is a knock at the door and the bank says they need to be out within 30 days. Confusion sets in....the tenant has been paying the rent, why is he getting kicked out! Well the case is that many landlords are falling on hard times just like the rest of us. They take the rental money and pay the bills that they currently have, neglecting their investment property.

Why you need to know this. With home prices being so aggressivly priced right now it truly is cheaper to own then rent in most neighborhoods!! So, renting may not be your best option if you are qualified to own a home. If you choose not to purchase and continue to rent, be careful. Rent from a property manager, make sure that the property manager is in good communication with the landlord. Lastly, check the public records often for a Lis Pendens (notice of foreclosure) filing.

Its a crazy market out there right now......... be sure to safeguard yourself by working with qualified professionals.

Oakleaf Plantation Pool Opens April 4th 2009 for Spring Season!!

Liz Landry (The Landry Team-Keller Williams Realty) — Thu, 26 Mar 2009 11:16:59 -0500

The time that all Oakleaf Residents have been waiting for. POOL TIME!!!

We are happy to let you know that the Oakleaf Pools (Both of them) will be re-opening for spring on April 4th!!

POOL HOURS

OAKLEAF VILLAGE ATHLETIC CENTER
April
Saturday, April 4: 10am - 6pm
Sunday, April 5: 11am - 6pm
Monday, April 6 - Friday, April 10: (Spring Break) 10am - 6pm

April
Saturday: 10am - 6pm
Sunday: 11am - 6pm

May 2 - June 3
Monday - Friday*: 3pm - 7pm
Saturday: 10am - 7pm
Sunday: 11am - 7pm

June 4 and June 5
12pm - 7pm

June 6 - August 16
Monday - Friday* : 10am - 8pm
Saturday: 10am - 8 pm
Sunday: 11am - 8pm

August 17 - October 2
Monday - Friday*: 3pm - 7pm
Saturday: 10am - 7pm
Sunday: 11am - 7pm

October 3 - October 31
Saturday: 10am - 6pm
Sunday: 11am - 6pm

PLANTATION OAKS ATHLETIC CENTER
April
Saturday, April 4: 10am - 6pm
Sunday, April 5: 11am - 6pm
Monday, April 6 - Friday, April 10:
(Spring Break) 10am - 6pm

April
Saturday: 10am - 6pm
Sunday: 11am - 6pm

May 2 - June 3
Monday - Friday*: 12pm - 7pm
Saturday: 10am - 7pm
Sunday: 11am - 7pm

June 4 and June 5
12pm - 7pm

June 6 - August 16
Monday - Friday* : 10am - 8pm
Saturday: 10am - 8 pm
Sunday: 11am - 8pm

August 17 - October 2
Monday - Friday*: 12pm - 7pm
Saturday: 10am - 7pm
Sunday: 11am - 7pm

October 3 - October 31
Saturday: 10am - 6pm
Sunday: 11am - 6pm

Liz- 904-803-2459

Oakleaf Plantation Foreclosure Homes!! March 23, 2008

Liz Landry (The Landry Team-Keller Williams Realty) — Mon, 23 Mar 2009 15:30:54 -0500

This Weeks HOT Foreclosure List!! March 23, 2008

Oakleaf Plantation Foreclosures

IMPORTANT INFORMATION!!

First Time Home Buyers!!

$8,000 Tax Credit to First Time Home Buyers, AND buyers who have not owned a home in the last 3 years! This program is in effect by the government only for 2009. We can help you find your home to receive your $8,000 tax credit!

Orange Park Just Listed Homes!! 3/20/2009

Liz Landry (The Landry Team-Keller Williams Realty) — Fri, 20 Mar 2009 16:03:52 -0500

1826 Sherwood

Price: $115,000.00

Beds: 3

Baths: 2

Sq Ft: 1315

Description: 3br/2ba, Spacious Great Room with Vaulted Ceilings. Kitchen with Breakfast Bar, All Kitchen Appliances Stay.Screened Front Porch. Screened Back Patio. Quiet Neighborhood. .... View this property >>

3190 Wandering Oaks

Price: $215,000.00

Beds: 5

Baths: 3

Sq Ft: 2507

Description: Spacious 5BR/3BA. Large Lot backs up to Preserve. Beautiful Architectural Details Inside and Out.Large Eat In Kitchen with Upgraded Cabinets. All Stainless Steel Kitchen Appliances Stay. Master Suite .... View this property >>