I have Buyer Clients who I showed numerous homes in the Grand Strand area of South and North Carolina.  After several days we found a home that was perfect.  It was listed in the MLS as New Construction but had been used as a model home for about a year.  We made an offer about $20,000 under Asking Price but my Client based his offer on comparable homes, today's market, they were paying cash, and they could close within a week.  The offer was accepted by the Builder / Developer and my Clients returned home to begin transferring money. Several CDs required them to pay penalties but they were happy with the purchase so they gathered the money for closing into their checking account.  Closing was scheduled with the Attorney for tomorrow, November 9th.

Several days ago I receive a call from the Agent who had listed the home that my Clients had purchased.  He said, "There is a problem with the house your Clients have purchased, it was sold a year ago".  I'm thinking what he just said was a joke but he went on to say that the house was listed by mistake when his real estate company took over promotion and sales for the development.  The Builder / Developer had sold the model home a year ago but did a Lease Back Agreement so they could continue to use it as their model home.  I felt sick just thinking about making the call to my Clients because I knew how happy they had been when we received the ratified contract from the Builder / Developer.

My Clients didn't blame me and they have come back into town to begin another search.  They have retained an Attorney and plan to sue the real estate company and the Builder / Developer if they are unable to find another property.

The real estate transaction that I talk about above is, "one for the books", as the saying goes and is turning out, thankfully, to be an unheard of occurrence, at least in the Myrtle Beach area.   

During the first nine months of 2009 I dealt with no shortage of potential real estate buyers.  Even with prices near the pre-boom level they either made offers and refused counter-offers or they woke up the morning after making an offer and heard the media say the worst is yet to come and they wanted to cancel their offers.  I was happy that I was able to obtain releases from Sellers that allowed my Buyers to walkaway.  

This year's Labor Day weekend was a turning point in real estate like I had never seen before.  Even the buying frenzy of 2005 - 2007 did not compare to the number of Buyers who are serious about making a purchase.  It has been great just taking my clients to view properties and watch them have the "wow" moment when they find the perfect place and are happy the next morning after we go under contract.  

I had been at a point of burnout but the past few weeks have rejuvenated why I became a Realtor and I have met some really great people.  

Myrtle Beach Real Estate                Retire Near Myrtle Beach

Today was one of those perfect Fall days in Myrtle Beach when the afternoon temperature touched 80 degrees.  It wasn't hot, it was warm with clean fresh dry air that made you just want to be outside.  Early this morning I was at a meeting and someone, who knew I had just returned from a trip to Maryland, asked me if I ever regretted moving to the Myrtle Beach area and my response was, "no".  

I enjoy my career as a Realtor but I know that when the time comes I'll also enjoy my retirement.  After helping many people find a home and talking to them when they retire and move to the Myrtle Beach area permanently I have found a wealth of resources to keep me as active or inactive as I want to be.

During the next week I have several clients who are making the trip to the Myrtle Beach area specifically to search for their retirement home.  Each have their timetable set for retirement but even the one who does not want to retire for several years plans to buy now while prices are down and interest rates are low.  They plan to focus on homes in North Carolina because the property taxes are not higher for non-residents.  

Retire Near Myrtle Beach                   Myrtle Beach Real Estate  

If you are interested in buying an ocean front condo in Myrtle Beach, North Myrtle Beach, Surfside Beach, or across the street in those areas you can find prices today as low or lower then the pre-boom prices in 2004.

Cash buyers with the help of their own agent can find the fantastic deals, even the months it takes for a short sale purchase may be worth the wait.  

For those who need a mortgage to purchase, there were months during the past two years when no lender would give a mortgage to what is called a CONDOTEL.  I would try to define the term "Condotel" but every lender has a different definition. Today is September 21, 2009 and there are a few sources now available for mortgages on condos which are known as Condotels.  Since the majority of people don't have the money to pay cash for a second home or investment condo they are left out unless they can put at least 25% down and have a credit score above 680 (Sept. 2009).  With mortgage money that comes and goes like the ocean waves and the definition of Condotel that varies with lenders, potential buyers have not had an easy time taking advantage of the great deals.  

There is a glimmer of light as far as mortgage availability is concerned as some in the lending world whisper about the return of normal 30 year fixed loans for ocean front condos but guess what will happen when more people can buy those ocean front condos -- "supply and demand" = increasing condo prices.

Ocean Front Condos In Myrtle Beach

Sunday, September 13, 2009 Ripley's Aquarium at the Broadway at the Beach complex in Myrtle Beach, SC hosted the End of Summer Cruise-In with Cecil Chandler from WBTW News 13 as the DJ and the Myrtle Beach Car Club providing the classic cars that surrounded the entrance to the Aquarium.  Sharkey the mascot even came out of the Aquarium to dance and look at the cars. 

A month ago I wrote a blog about the activity I had seen due to ActiveRain and my website and it has happened again during the Labor Day weekend.  I received one contact who had found me on ActiveRain and three through contacting me on my website Myrtle Beach Real Estate.  The past week was the same fast pace of the real estate market of several years ago but with prices that have returned to the pre-boom amounts.  A few of those reasonable priced properties were foreclosures but many sellers have realized that if they want to sell they have to price their property in line with the current market. 

During the past two days I have been contacted by five potential real estate buyers, one of them was through ActiveRain:) so I have been busy emailing listings and information.

I have also been working on my web site and this morning I added the ability to search for Foreclosures through the official MLS.  You have to bring up the MLS Search page, click "Stipulation of Sale List" to add Foreclosures to your search criteria but my search is real-time directly from the Coastal Carolina Association of Realtors (CCAR) official MLS system and not a feed through a third party.  Later today I went into my Google webmaster dashboard and created a Google Base where you can be found by search engines even if you don't have a web site. 

Visit my web site Myrtle Beach Real Estate

If you have even seen a hamster on a wheel in its cage you'll know that they run as hard as they can but they stay in the same place.  I'm beginning to think some portions of our real estate market don't know how to get off the wheel and out of the cage. 

Many of us that have applied for a mortgage may have heard the word "underwriters".  They are the ones who actually approve or disapprove the loan, prepare the lending package, and send it to the place where the closing (settlement) takes place.  Some lenders have "in-house underwriters" which may help a bit but lately we're hearing the word "underwriters" days before the scheduled closing as the entire mortgage loan is cancelled.  The reason has nothing to do with the people applying for the mortgage, it has to do with the lender not accepting the appraisal done by the appraiser they hired or the lender only allowing comparables that had sold and closed within the past year in the same neighborhood.  Comparables within a couple of miles radius would not be acceptable.   Those examples were from national mortgage lenders.

"Appraisers" had become a bad word because appraisals can be much lower then the true value since appraisers got into trouble during the "boom" and they are using foreclosures as the comparables.  "Underwriters" following the lender's requirements or their own may take over the bad word status as people remember who started the problems in the real estate market. 

Myrtle Beach Real Estate

Saturday morning I made a video for a YouTube site for Coldwell Banker agents.  Since it was 10:00 AM in the morning I didn't think many people would be on the beach.  Guess what!  Myrtle Beach, early morning in July, there are lots of people on the beach.   Click the line below to watch my video:

Sandy Keller, Realtor in Myrtle Beach

I did not want to simply make a video in the office and I chose to leave the sound of the waves splashing on shore. 

This morning I had an appointment with a video photographer to shoot a promotional video to replace the one I have on YouTube.com/Coldwell Banker.   Since today is a Saturday l wondered if the Life Guard who was in my first promo would even be on duty.  My second thought was before 10:00 A.M. there would not be many people on the beach.  I was wrong on both counts, since the Life Guard and a crowd of people had already taken their places for a day at the beach.

I think I had my "fifteen minutes of fame" after the camera was set up and I began to speak, people began to stop and look.  You could almost hear what they were thinking.  It was fun but only for the moment.