What's New with Ben Gwilliam?

About Wilton Manors

Ben Gwilliam (The Keyes Company) — Sun, 29 Apr 2007 04:34:56 -0700

Wilton Manors is a city in Broward County, Florida, United States. The population was 12,697 at the 2000 census. According to the U.S. Census Bureau's 2004 estimates, the city had a population of 12,844. Wilton Manors is part of the Fort Lauderdale, Florida metropolitan area. Wilton Manors was the second city in the United States to elect a majority gay city council (After West Hollywood, California). Wilton Manors is one of the nation's premiere gay friendly destinations.Ben Gwilliam The Keyes Company 954.309.1444 bengwilliam@keyes.com

Home For Sale (1800sft Plus 800sft Hobby Room)

Ben Gwilliam (The Keyes Company) — Sat, 28 Apr 2007 13:22:49 -0700

Spacious 1800 sq.ft. home PLUS 800 sq. ft. patio-styled storage workshop. Main house is highly energy efficient with new electric. Two large master bedrooms with baths PLUS guest room with bamboo wood floors throughout. Designer styled gourmet kitchen with new stainless steel 5 burner gas stove and appliances. Studio sized air conditioned separate storage /office with outside door, oversized laundry room, and large computer / library room. Excellent schools blocks away. Home crafted with value and tender loving care. Style: Detached Total Area: 2000 Living Area: 1806 Lot Size: Less than quarter acre Waterfront: Yes Amenities/Equipment: Dishwasher Dryer Fire Alarm Gas Range Microwave Refrigerator Security System Leased Self Cleaning Oven Smoke Detector Voluntary Hoa Washer Exterior: Extra Building/Shed, Room For Pool Construction: Cbs Construction Roof: Shingle Roof Floor: Ceramic Floor and Wood Floors 2785 SW 17TH ST Ft Lauderdale, Florida 33312 I want to show you this home. Call me at 954.309.1444 or email me at BenGwilliam@keyes.com and we will get together and discuss your current situation and how you can best find a home in the current South Florida market. Ben Gwilliam The Keyes Company 954.309.1444 bengwilliam@keyes.com

What should a Realtor keep in their car?

Ben Gwilliam (The Keyes Company) — Wed, 25 Apr 2007 11:32:27 -0700

Today I decided to get organized. I decided the best thing I could do to achieve ultimate efficiency was to put a file system in my car. I went to Office Depo and got a portable file system and 25 brightly colored files. I made 5 copies of both purchase and listing contracts and put them in separate files and neatly labeled them. I found a few flyers for local condo projects like Trump Hollywood, my third folder witch I also neatly labeled. 3 folders down twenty-two to go, that's when I had a brain freeze. What else should a Realtor keep in their car? Any suggestions?

Open House Today (Price Reduced 30,000) Oakland Park

Ben Gwilliam (The Keyes Company) — Sun, 22 Apr 2007 02:35:30 -0700

1 O'clock today untill 4 New Price!!! This Remodeled 2 Bedroom, 2 Bath Home In Lovely Whispering Lakes Subdivision. This home is ready for you to move in! All new wood-look laminate floors, crown molding, brand new kitchen with stainless steel appliances; huge laundry/storage room with new washer, dryer and water heater; baths are tastefully remodeled; large living room-dining. 1771 NW 45TH ST Oakland Park 333092 Bedrooms 2 Full Baths Whispering Lakes Subdivision Ben Gwilliam The Keyes Company 1520 E. Sunrise Blvd Fort Lauderdale, FL 33304 E-mail: bengwilliam@keyes.com Mobile: 954-309-1444 Map of 1771 Nw 45th St Oakland Park, FL 33309-4539, US

Event Calendar On Las Olas

Ben Gwilliam (The Keyes Company) — Sat, 21 Apr 2007 08:46:09 -0700

April 2007Las Olas Outdoor Gourmet MarketSunday, April 8th - 9am-4pmLocation: 1201 East Las Olas BoulevardTo be held in the parking lot of Las Olas ChemistFull details at http://www.lasolasboulevard.com/new/events-gourmet.htmClueless on Las Olas benefitting Partners in EducationThursday, April 19thLocation: Las Olas BoulevardFull details at http://www.lasolasboulevard.com/new/events/clueless.htmLas Olas Outdoor Gourmet MarketSunday, April 22nd - 9am-4pmLocation: 1101 East Las Olas BoulevardTo be held in the parking lot of between Rino's Tuscan Grill and Mediterranean MarketFull details at http://www.lasolasboulevard.com/new/events-gourmet.htmFleet Week USA presented by McDonaldsMonday, April 30th - Friday, May 4thLocation: Las Olas Boulevard at A1A / Port EvergladesMore on http://www.lasolasboulevard.com/new/events-airandseashow.htmFull details at http://www.airseashow.com/May 2007McDonalds Air & Sea ShowSaturday, May 5th & Sunday, May 6thLocation: Las Olas Boulevard at A1A / Fort Lauderdale BeachMore on http://www.lasolasboulevard.com/new/events-airandseashow.htmFull details at http://www.airseashow.com/3rd Annual Fort Lauderdale Super Boat Grand PrixFriday, May 4th - Sunday May 6thLocation: Las Olas Boulevard at A1A / Fort Lauderdale BeachThis event will be run as part of the McDonalds Air & Sea ShowFull details at http://www.superboat.com/Las Olas Wine & Food Festival benefiting the American Lung AssociationThursday, May 10thLocation: Las Olas BoulevardMore on http://www.lasolasboulevard.com/new/events-foodfest.htmFull details at http://www.lasolaswineandfood.com/ October 2007Las Olas Boulevard / City Center Las Olas Fall Art FairSaturday, October 6th & Sunday, October 7thLocation: Las Olas Boulevard & Downtown Fort LauderdaleFor exhibitor information go to http://www.artfestival.com/ November 2007Las Olas Home & Garden ShowSaturday, November 3rd & Sunday, November 4thLocation: Las Olas BoulevardFurther details coming soon Christmas on Las OlasTuesday, November 27thLocation: Las Olas Boulevard Further details coming soon

Las Olas

Ben Gwilliam (The Keyes Company) — Sat, 21 Apr 2007 04:24:31 -0700

Las Olas Boulevard is a popular thoroughfare located in downtown Fort Lauderdale, Florida, United States. It is home to many of the bars and nightclubs, as well as trendy shops, chic boutiques, art galleries, restaurants and hotels. Las Olas Boulevard has drawn comparisons to many of the most upscale places to shop in the United States. It is referred to as the "Rodeo Drive" of Fort Lauderdale. The name "Las Olas" means "The Waves" in Spanish.The boulevard was constructed in 1917, when Las Olas was just a dirt road that took people to the Fort Lauderdale Beach.There has been a radical change in the appearance of Las Olas over the past 10 years as a series of impressive office buildings and condominiums have been constructed.Ben GwilliamKeyes Company 1954.733.6332BenGwilliam@keyes.com

Eliminating Subjective Language (Puffery) From Professional Reports

Ben Gwilliam (The Keyes Company) — Fri, 20 Apr 2007 21:28:03 -0700

When completing reports for banks or mortgage companies, I find it is unprofessional to use subjective language (puffery) in my reports. The grid below lists comments and phrases that are unacceptable because they are subjective as well as acceptable objective alternatives. Words and Phrases NOT to use Words and Phrases To Use

Beautiful, pretty, nice, good	Maintained
Bad, ugly, cheap, shoddy	Lacks maintenance
Highly desirable	Low inventory of homes for sale
Very or Well	(Omit subjective language)
Light and Airy	(Omit subjective language)
Low Income Housing	Community with income requirement guidelines
City Housing Project	Community with income requirement guidelines
High Crime Area	Police Presence
Poor Dirt Road	Dirt Road lacks maintenance/repairs
Gang Activity	Area of limited demand or Police Presence
Very Nice Neighborhood	Location adds/contributes to value
Ghetto Area	Area of limited demand or Police Presence
Pride of Ownership	Homes in area are maintained
Curb appeal	Note specific features, landscaped exterior, new windows, updated siding, newer roof etc
Drug Traffic	Area of limited demand or Police Presence
Riot Area	Area of limited demand or Police Presence
Any reference to Race, Sex, Religion	(Omit subjective language)
Ugly house color	Home Painted non-conforming color
Burglar bars	Security bars on doors/windows
Desirable Location	Location adds/contributes to value
Undesirable Location	Location hinder values
Retirement Community	Community with age requirement guideline
Slow market	Limited Sale Activity
Church, Temple, etc	House of Worship
Jail or Prison	Correctional facility
Dump	Landfill
	Close proximity to X
	Established Residential Area

Ben GwilliamKeyes Company 1954.733.6332BenGwilliam@keyes.com

Why Go With The Keyes Company?

Ben Gwilliam (The Keyes Company) — Fri, 20 Apr 2007 20:14:23 -0700

The Keyes Company is a full-service real estate company whose heritage can be traced back to a small, one-desk office opened on Biscayne Boulevard in Miami in 1926 by Kenneth Keyes. The company has become a legend in South Florida real estate and is now one of the largest firms in the country.As an independently-owned family business, Keyes has served the residential and commercial real estate needs of South Florida families, neighborhoods and business communities for over 80 years. Today, Keyes has over 1,800 associates in 30 branch offices located throughout Dade, Broward, Palm Beach, Martin and Volusia counties as well as in Panama. Keyes is a founding member of the Leading Real Estate Companies of the World and consistently ranks among the Top 100 real estate companies in the country as measured by both sales and volume. The Pappas family and the entire Keyes management team understand that this business is really about serving people, helping them reach their goals of homeownership and the American dream. The company's long history of corporate responsibility and philanthropy includes support of a variety of efforts within the community. Keyes branch offices make a real difference by supporting a multitude of programs to help those in need.Keyes looks ahead to a future full of opportunity and success.KEYES INSPIRATION / PHILOSOPHYFor over eight decades Keyes has operated by a philosophy of providing time, talent and financial resources to worthy business and community initiatives. The Keyes Company and its leadership are determined to make a difference in the lives of others, whether they are customers, fellow associates, business partners, or neighbors. The Keyes family - including our branch offices within their local communities - proudly supports dozens of organizations by donating our services and resources where it will do the most good.KEYES CORE VALUESKeyes is built on fundamental ideals of service to associates, customers and community. These ideals serve as the cornerstone of our organization.Professional Integrity. Keyes has a reputation for employing caring, dependable associates who are ethical and trustworthy.A Sense of Family. Keyes associates are part of a team and a family. Keyes provides a home-like atmosphere and friendly working environment with a sense of openness to innovation and creativity in serving customers.Future Vision. A Keyes associate understands the importance of a long-term business plan. Keyes credits its success to a unique balance of traditional values and modern innovation.Unsurpassed Quality. The client's satisfaction is our primary goal. Keyes associates are committed to providing unsurpassed service throughout the real estate transaction.Service to Associates, Customers and Community. Keyes strives to provide an environment that supports associate growth and personal development. We take pride in the knowledge that our customers can count on Keyes' unique blend of quality, reliability and exceptional personalized service.Keyes LeadershipKeyes' Philosophy & Core Values Taken from the keyes website www.keyes.comBen GwilliamKeyes Company 1954.309.1444BenGwilliam@keyes.com

Glossary of realtor puffery terms

Ben Gwilliam (The Keyes Company) — Thu, 19 Apr 2007 10:59:05 -0700

Spacious - averageCharming - smallComfortable - very smallCozy - very, very smallLow maintenance - no lawnWalk to stores - nowhere to park your carPrestgious - expensiveBright and sunny - venetian blinds not includedTownhouse - former tenementModern - 30 to 40 years oldContemporary - at least 15 years oldSprawling ranch - inefficient floor planNatural setting - forget about planting, the deer will eat everythingSecluded setting - far awayExecutive neighborhood - high taxesNear houses of worship - fanatical denomination next doorPark-like setting - a tree on the blockUnaffected charm - needs paintingStarter home - run downHurry! Won't last - about to collapseAnd much, much more - nothing else comes to mindneeds some TLC = total wreck, don't even bother...." by Chrissy HarrisonEasy access -"sits right on the damn highway"Unobstructed view - "not a tree within ten miles" by James Frazier

Dictionary of Performance Evaluation Comments

Ben Gwilliam (The Keyes Company) — Thu, 19 Apr 2007 10:55:10 -0700

Accepts new job assignments willingly: Never finishes a job.Active socially: Drinks heavily.Alert to company developments: An office gossip.Approaches difficult problems with logic: Finds someone else to do the job.Average: Not too bright.Character above reproach: Still one step ahead of the law.Charismatic: No interest in any opinion but his own.Competent: Is still able to get work done if supervisor helps.Consults with co-workers often: Indecisive, confused, and clueless.Consults with supervisor often: Pain in the ass.Delegates responsibility effectively: Passes the buck well.Demonstrates qualities of leadership: Has a loud voice.Deserves promotion: Create new title to make him feel appreciated.Displays excellent intuitive judgement: Knows when to disappear.Displays great dexterity and agility: Dodges and evades superiors well.Enjoys job: Needs more to do.Excels in sustaining concentration but avoids confrontations: Ignores everyone.Excels in the effective application of skills: Makes a good cup of coffee.Exceptionally well qualified: Has committed no major blunders to date.Expresses self well: Can string two sentences together.Gets along extremely well with superiors and subordinates alike: A coward.Happy: Paid too much.Hard worker: Usually does it the hard way.Identifies major management problems: Complains a lot.Indifferent to instruction: Knows more than superiors.Internationally know: Likes to go to conferences and trade shows in Las Vegas.Is well informed: Knows all office gossip and where all the skeletons are kept.Inspires the cooperation of others: Gets everyone else to do the work.Is unusually loyal: Wanted by no-one else.Keen sense of humor: Knows lots of dirty jokes.Listens well: Has no ideas of his own.Maintains a high degree of participation: Comes to work on time.Meticulous in attention to detail: A nitpicker.Not a desk person: Did not go to college.Of great value to the organization: Turns in work on time.Use all available resources: Takes office supplies home for personal use.Quick thinking: Offers plausible excuses for errors.Should go far: Please.Slightly below average: Stupid.Straightforward: Blunt and insensitive.Strong adherence to principles: Stubborn.Tactful in dealing with superiors: Knows when to keep mouth shut.Takes advantage of every opportunity to progress: Buys drinks for superiors.Unlimited potential: Will stick with us until retirement.Uses resources well: Delegates everything.Uses time effectively: Clock watcher.Very creative: Finds 22 reasons to do anything except original work.Visionary: Cannot handle paperwork or any project that lasts less than a week.Well organized: Does too much busywork.Will go far: Relative of management.Willing to take calculated risks: Doesn't mind spending someone else's money.

what they say and what they mean by it

Ben Gwilliam (The Keyes Company) — Thu, 19 Apr 2007 10:06:42 -0700

I KNOW HOW TO DEAL WITH STRESSFUL SITUATIONS:I'm usually on Prozac. When I'm not, I take lots of cigarette and coffee breaks.I SEEK A JOB THAT WILL DRAW UPON MY STRONG COMMUNICATION & ORGANIZATIONAL SKILLS:I talk too much and like to tell other people what to do.I'M EXTREMELY ADEPT AT ALL MANNER OF OFFICE ORGANIZATION:I've used Microsoft Office.MY PERTINENT WORK EXPERIENCE INCLUDES:I hope you don't ask me about all the McJobs I've had.I TAKE PRIDE IN MY WORK:I blame others for my mistakes.I'M BALANCED AND CENTERED:I'll keep crystals at my desk and do Tai Chi in the lunchroom.I HAVE A SENSE OF HUMOR:I know a lot of corny, old jokes and I tell them badly.I'M WILLING TO RELOCATE:As I leave San Quentin, anywhere's better.I'M EXTREMELY PROFESSIONAL:I carry a Day-Timer.MY BACKGROUND AND SKILLS MATCH YOUR REQUIREMENTS:You're probably looking for someone more experienced.I AM ADAPTABLE:I've changed jobs a lot.I AM ON THE GO:I'm never at my desk.I'M HIGHLY MOTIVATED TO SUCCEED:The minute I find a better job, I'm outta there.I HAVE FORMAL TRAININGI'm a college dropout.I INTERACT WELL WITH CO-WORKERS:I've been accused of sexual harassment.THANK YOU FOR YOUR TIME AND CONSIDERATION:Wait! Don't throw me away

Top Real Estate Sales Professionals Honored by The Keyes Company

Ben Gwilliam (The Keyes Company) — Wed, 18 Apr 2007 13:29:37 -0700

Taken from The Keyes Company Website. www.keyes.comSPECIAL TO KEYES COMPANY ASSOCIATESFebruary 16, 2007 Top Real Estate Sales ProfessionalsHonored by The Keyes Company The Keyes Company is proud to salute the top real estate professionals who are setting the standards for excellence with outstanding sales success in 2006. Associates who have achieved $3 million and up in sales volume were recognized during a special dinner cruise and ceremony. "We are honored to have so many dedicated, high caliber professionals as part of the Keyes organization," said Keyes Company President Mike Pappas. "It is our associates who can be credited for the Keyes' reputation for integrity, high ethical standards and commitment to serving clients. "We would never have achieved the longevity and success that we have experienced over our 81-year history if it weren't for the exceptional people on our team. We are happy to have this opportunity to offer our appreciation for their outstanding efforts," he continued. The following associates are being recognized for their achievements: Circle of ExcellenceAssociates / Teams who have reached $20 Million + in volume Associate OfficeRAUL SANTIDRIAN PlantationCARLOS GARCIA, LLC Kendall MARTA DUPREE,P.A. Coral SpringsYOAV A PERETZ, P.A. PlantationTAMARA GEORGES SW BrowardDANIEL M DARAGAN P.A. PlantationROSLYN CERESNE Boca Mizner Park TODD J AKERS S. Dade / FL. KeysMICHAEL J SAFRIN Fort LauderdaleSABETO GARAZI Miami BeachANGELA and GILBERTO OCAMPO Key BiscayneANDREA D IVORY Commercial SalesMARCELO LLORENTE Commercial SalesHAP POMERANTZ, P.A. Coral SpringsNANCY J O'BRIEN S. Dade / FL. KeysEDUARDO L GONZALEZ Coconut Grove / Brickell GEORGEL PANA Commercial SalesJANE L. CARVER,P.A. Kendall Chairman's CircleAssociates / Teams who have reached $10 - 20 Million in volume Associate OfficeALAIN FOUCAULD Coconut Grove/ Brickell DANELL L VAN ORDEN Miami BeachTHOMAS W. DEVER New Smyrna BeachMARLENE GONZALEZ, P.A. Kendall GONZALO HERRERA Boynton BeachTHE MIAMI DREAM TEAM Palmetto BayJULIO A ULLOA Commercial SalesEDWARD BAPTISTA Jupiter/TequestaMARIA M PORTUGAL Jupiter/TequestaANA G BENITEZ, P.A. Pembroke PinesSUSAN M BENNETT Palm Beach Gardens JORGE E PRIETO WestonJEAN KACHIK WestonVIOLETTE FIELDS Miami BeachSTANLEY ROSEN,P.A. PlantationDENNIS D NELSON,P.A Boynton BeachHERIBERTO ALONSO, P.A. Kendall LISA E MEYERS-ARCHER, P.A. SW BrowardMICHELE ISSA, P.A. Boca Blue LakeJUAN C ANGULO S. Dade / FL. KeysMAGALY ROMERO Commercial SalesARLENE J. STIEPLEMAN Coral SpringsADRIANA HENAO DoralRICHARD E. THOMPSON P.A. Coral SpringsROBERT B YEAKLE Commercial SalesRONALD T. VALENTINE, P.A. ML Welcome Center President's EliteAssociates / Teams who have reached $5 - 10 Million in volume Associate OfficeANDREW O'BOYLE PlantationDANILO J CARDONA DoralBETTY B. GONZALEZ Commercial SalesROBERT ARMSTRONG Palm Beach Gardens JAMES M TAYLOR Commercial SalesCARLOS E PENA Kendall CLAUDIA P GUTIERREZ Commercial SalesTHE WINNING TEAM DoralSUSAN E. NEWMAN S. Dade / FL. KeysLESLIE N DORN, P.A. ML Welcome CenterJEREMY H FINER Commercial SalesASCENSION GUAQUETA WestonTERRI M JACKSON New Smyrna BeachTHE ESTRELLA TEAM SW BrowardCLAUDIENNE R HIBBERT SW BrowardCHRISTINA CARMENATE P.A. Coral GablesMARCO A CARRILLO PlantationNANCY S WEBB Boca Mizner Park ANDY LOPEZ P.A. Kendall GARY B VONK Palm Beach Gardens HOWARD GELPEY Boynton BeachMARIA C. TOOLSIE PlantationVALERIE SELBY, P.A. Boca Blue LakeRAFAEL A CABRERA, P.A. Kendall FLOR M BLANCHETT WestonALEJANDRO J AGUIRRE, P.A. Commercial SalesCYNTHIA O GONZALEZ Fort LauderdaleCONNIE R VOKE SW BrowardVIVIAN M ABREU DoralVERONICA SERRANO, P.A. Kendall CARRIE R DOAN Kendall SONIA A EBANKS WellingtonWINIFRED A URICOLA HallandaleMARCO R ZARFATI SW BrowardALEX L. WIEGANDT Commercial SalesSUZANNE SONNER Miami BeachJENNIFER L GARRET S. Dade / FL. KeysIGNACIO J REYES SW BrowardROSS Z. HERMAN, P.A. Fort LauderdaleRAMONA TIBURCIO WestonJULIO C PEREZ Miami BeachJUAN V ANTUNEZ Commercial SalesDONALD G PHILIPS Commercial SalesMELANIE MENENDEZ SW BrowardSTEVEN R FRANCIS Commercial SalesMONICA HANNA PinecrestMARK SADEK WestonELIZABETH BETANCOURT DoralROGELIO TRUJILLO Kendall MERYL KOSLOW,P.A. WestonJENNIFER A CASTEL Hollywood LILIAM M SILVEIRA, P.A. HallandaleGEORGE ALAN SAUVIGNE North Biscayne RUTH M DOBSON Commercial SalesJEANNE M KULICK Palm Beach Gardens SONIA R. DE RANIERI Boca Mizner Park KENNETH E MILLSAPS Palm Beach Gardens REY FIGUEROA, P.A. Commercial SalesCHRIS J FORRY, P.A. DoralGABRIEL A. GOMEZ Fort LauderdaleNELSON F KARELL HallandaleMOHAMED I MORSY Kendall JEAN MARIE O'REILLY SW BrowardYURI E KAKABADSE Coconut Grove / Brickell PAMELA D WIDERMAN Jupiter/TequestaPIPER ROTHAN, P.A. Coral GablesRAIMUNDO J BETANCOURT, P.A. Commercial SalesWAYNE R STEELE Lighthouse PointTINI HU, P.A. WestonNIDIA GARCIA SW BrowardROSANNA CHACARA Commercial SalesROSEMARY MAZUR, P.A. Hutchinson Island DEANNA L ESQUIJAROSA PinecrestJACQUELINE TORRES Coral GablesJANICE MCELROY-GILLESPIE New Smyrna BeachARMINDA P. RIVERO Coral GablesHIDEMATSU MURAOKA Commercial SalesMARTA M WRIGHT Commercial SalesGERARD GUSTINVIL PinecrestWILLIAM A ZALAQUETT Commercial SalesROBERT J FUEGERT Fort LauderdaleMICHAEL LITSKY Commercial SalesVASSIL R ROUSSEV Commercial SalesROSSANA M. SICCARDI SW BrowardMARION RUIZ Miami BeachROSALIND R DEGRAFF Hutchinson Island HUMBERTO A SALONIA P.A. Kendall EZEKIEL WILLIAMS WellingtonYVETTE J CLARKE PlantationENILDA L RUBIN,P.A. Coral GablesSHERRY M GOODIN-CURNOW ML Welcome CenterDANNY L TESNEY Hutchinson Island LIGIA JAMIESON Fort LauderdaleSANDRA ROFFE,P.A. Kendall TARA C HOLDEN WestonORIETTA R SCHEKER, P.A. Hollywood MARIA E PORTO ML Welcome CenterCOURTNEY W SILVERMAN WestonIVANNIA LOPEZ GRI,P.A. Kendall ROBERT E MAGNACCA Jupiter/TequestaWANDA R TUNSIL SW BrowardRYAN K HANRAHAN Fort LauderdaleKETTY M URBAY Coconut Grove / Brickell CARLOS D BRITO PinecrestJOAN LANE Boca Blue LakePURA and ANGEL FELICIANO Kendall LINDA ELLEN MILLER Boca Blue LakeJOSE LUIS SANTIVANEZ Key BiscaynePATRICK D. DODGIN,P.A. Palm Beach Gardens PAULA S LEBOW Boynton BeachDAVID R DESCHINO Boynton BeachANDREA R EXCELL Pembroke PinesMARIA CASTILLEJA Doral President's CircleAssociates / Teams who have reached $3 - 5 Million in volume Associate OfficeDVORA COBBS Miami BeachCONNIE M RENGIFO DoralPAMELA F GORDON Coral SpringsELENICE A PEREIRA Boca Mizner Park YEN T HO SW BrowardPATRICIA GIRALT, P.A. DoralMARK D PROBINSKY S. Dade / FL. KeysMARIA D RUIZ, P.A. ML Welcome CenterLIDIA T YOHAM ML Welcome CenterLAZARO L LEON ML Welcome CenterYISEL MONTES-SCHICKMAN Kendall ALLAN E PELAEZ ML Welcome CenterCINDY BETH SCHER Coral SpringsDONNA J REDWOOD Hutchinson Island YAMILET GUNTIN Coral GablesSCOTT M BENNETT Commercial SalesGARY P ANDERSON Fort LauderdaleMARIA PILAR PULIDO DoralRICARDO REMIS WellingtonSONIA VIDAURRAZAGA ML Welcome CenterKERRI S TISCHLER Fort LauderdaleJOANNE R VAN DER BOON DoralLAWRENCE L. ROTH S. Dade / FL. KeysLUISA C MACKAY ML Welcome CenterGEORGE T MENEES Hollywood DIANE R AFRE WestonESPERANZA HERNANDEZ PinecrestKAREN M COSSIO DoralJANICE MARTINEZ ML Welcome CenterDANIEL GALINDO Palmetto BayYACENIA MORALES WestonFILIPPO VESPA WestonDON A. BAUMANN North Biscayne EVELYN P ZAMORA, P.A. SW BrowardALEX RUIZ, P.A. ML Welcome CenterELIZABETH P CARRIER S. Dade / FL. KeysSCOTT L PERLMAN Commercial SalesMARGARETTE TOM-JARVIS SW BrowardNANCY CASTILLO ML Welcome CenterDAN GEORGIAN Hollywood MATHEOS T MATHEOU Miami BeachJULIO A SANCHEZ Hutchinson Island ROSA N HAMMER ML Welcome CenterMARLENE BERNASCONI Kendall SCOTT PRESSMAN Boca Mizner Park IRIS COHEN, P.A Boca Mizner Park CARLTON C ROWAND WestonJACK A. SAMRA Coral GablesJAMES PAGANO North Biscayne ZAIDA MARTINEZ Kendall ELOY VEGA, P.A. ML Welcome CenterJOSEPH N SANTORO Hutchinson Island GUSTAVO A LLAMAS Coral GablesANDRES OROZCO Hollywood RAYMOND E CLEMENTS Palm Beach Gardens GIANINA FERRARI Miami BeachA. STEPHEN BARNES Palm Beach Gardens BRIAN J SAVITS AventuraSAM G THOMPSON Miami BeachMANUEL W AGUILAR ML Welcome CenterGONZALO GAONA Boca Blue LakeENA I SUAREZ Kendall PAUL R ALTERMAN,P.A. PlantationWILLIAM B RICHARDSON P.A. Boca Blue LakeMOISES A SACA Palmetto BaySANDRA L KAUFMAN WestonANN G MELENDEZ Palm Beach Gardens LEONARD A WALAS Palm Beach Gardens ELIZABETH CARRILLO, P.A. Hutchinson Island MARCO A RUSSO North Biscayne YANIL D ESPINAL Boynton BeachJOSE J GOMEZ PinecrestMARILYN C SCHNABLE Lighthouse PointMORRIS CHESLA, P.A. WestonPAULA R SHUBERT Boca Blue LakeALVIN GRAHAM WellingtonROBERTA H FREEMAN-JURNEY Palm Beach Gardens JANET P CZAYA S. Dade / FL. KeysMARIA E RIVERA ML Welcome CenterLINLIE HOPE BROOKS Palmetto BayMARIA CARMEN ROCA P.A. Kendall AMY R REYES Kendall VANESSA A MILLER SW BrowardDINORAH M. PERRY Pembroke PinesCECIL GEORG CLARKE North Biscayne CATHERINE A LEWIS Boynton BeachJAY ROBERT CHERNOFF P.A. AventuraOMAR MORALES Kendall MAX E BORGES,JR., P.A. PinecrestRACHEL ALEXANDER HallandaleANTHONY GARCIA S. Dade / FL. KeysGILDA KARAS Boynton BeachJENNIFER D CABRERA Kendall ADRIAN M VANDERSYS Commercial SalesPARKS H MORGAN,P.A. Fort LauderdaleFRANK P ALTRUI Jupiter/TequestaNELDIA M BARRIOS,LLC Miami BeachBRUCE E. ABOFF Fort LauderdaleMICHAEL D LLOPIS, P.A. Commercial SalesANDREW P BLOCK Commercial SalesTHOMAS R BAKER Hutchinson Island ALMA I LLINAS Commercial SalesJILL W HOOG WellingtonADRIANA N GUIMARAES DoralMARIE Y PIERRE SW BrowardROSEMARIE HEARN Boca Mizner Park MARIA E IGLESIAS DoralTHELMA BLOOM Boynton BeachHAROLD PETLUCK, P.A. Commercial SalesMICHAEL D CARDOSO Coral Gables______________________________________________________________Ben GwilliamKeyes Ft Lauderdale954.309.1444BenGwilliam@keyes.com

Tips For Sellers In A Buyers Market

Ben Gwilliam (The Keyes Company) — Tue, 17 Apr 2007 14:09:59 -0700

So how long have you had your home on the market? This is a common topic of conversation lately in Ft Lauderdale. Many people have had their homes on the market for months without an offer. In years past all a Realtor had to do was put a home on the MLS (multiple listing service) within hours the homeowner would be presented with multiple offers. The Fort Lauderdale market has changed, almost over night we went from a sellers market to a buyers market. This happens when the local inventory of homes becomes greater than the demand for those homes. While this sounds like a scary prospect for homeowners the good news is there are several strategies you can use to sell your home despite the current market conditions. Price Your Home Right. The price you ask has to be the right price from the beginning. Your home will create the most buzz with in its first six (6) weeks of being exposed to the market. In a buyers market you can’t start high and work your way down to the price you where willing to take. You must start with the price that the current Fort Lauderdale real estate market demands. You need a Keyes Realtor who has the experience to find the right value of your home and the courage to tell you what that true value is. The truth may make you mad but then that same truth will sell your house. Show Buyers You're Willing to Negotiate. In the current real estate market you cannot afford to waste time. Show potential qualified buyers you're willing to negotiate. When you receive a low ball offer resist the urge to turn it down flat. Be sure to seriously consider it and then always come back with a counter-offer. Once the market price of your home is determined you may not feel you have much room to negotiate. There are other ways that you can get the attention of a buyer. An excellent way to appeal to first time buyers is to offer to pay a portion of the closing costs or give an incentive. You will be amazed at what a man will do for a plasma screen TV or what a woman will do for finished closets. These negotiating tactics should not be kept a secret, motivate buyers by telling them. Make Your Home Pop. In South Florida there are forty percent more homes for sale then there where last year and seventy percent fewer buyers. As your Realtor I will work hard and give you every advantage in the marketing of your home, but in this market we will have to work together, I will need your help. In a buyers market your home has to stand out. Keep your home fresh and neat for showings, keep your yard cut and your driveway swept. Make the interior inviting to buyers by de-cluttering and removing personal items. Buyers want to imagine themselves living in the homes they view; you don’t want anything to interfere with that fantasy. Choose Your Realtor Wisely. In this South Florida real estate market you need every advantage. Just putting a sign in your yard is not enough to sell your home. Hiring your cousin, who does real estate part time, to put your home in the MLS is not enough. You need an extensive, professional marketing plan. You need quality, professional photos, you need a virtual tour, and you need a 24 hour phone hotline. The more exposure your home receives the better chance you will have of selling it. There is not one other company in South Florida that can give your home more exposure than The Keyes Company can. I want to help you sell your home. If you are a “for sale by owner” in the city of Fort Lauderdale I want to prove my intentions to you. I’ll tell you what I will do. I will come to your home or condo free of charge and I will give you 10 free professional grade promotional photos of your home and 2 free virtual tours on disk. Call me at 954.309.1444 or email me at BenGwilliam@keyes.com and we will get together and discuss your current situation and how you can best market your home. Ben GwilliamKeyes Company 1 954.309.1444 bengwilliam@keyes.com

Don't listen to the negitives, its time to buy.

Ben Gwilliam (The Keyes Company) — Sun, 15 Apr 2007 07:36:09 -0700

Ft Lauderdale real estate has been booming for the last five years. Then a few months ago something changed. All of a sudden the Sun Sentinel and the Miami Herald had nothing good at all to say about the South Florida real estate market. I even read some where that the Florida real estate bubble had finally burst. I don't think what is happening in the market is quite that serious but there are changes happening. For years Ft Lauderdale was a sellers market. That meant that sellers held all the cards and where in total control. During this time it was not uncommon for sellers to get multiple competing offers with in hours of their property being listed. Homes where selling for above appraised value and buyers where bringing cash to the closing table to make up the difference. This created a very uneven playing field and there where a lot of buyers who where locked out of the market. Over night almost we went from a sellers market to a buyers market. This happens when the local inventory of homes becomes greater than the demand for those homes. In this market the qualified buyer is in a much better position than he or she was a year ago. Last month, in Broward County, there where 19,000 homes listed for sale on the MLS (multiple listing service) and only 777 of those sold. Homes are staying on the market for up to seven months sometimes with no offers at all. You may have heard people say that the market is correcting itself; well this correction is presenting an excellent opportunity to you, the buyer. Let me show you why.• Ft Lauderdale real estate is now a buyer's market • Large supply versus less demand equals lower pricing • Buyers are now in control due to larger inventory • Because of larger inventory buyers have more choices• Seller's now have less offers and are competing for buyers• Interest rates are still lowThe fact is that in a buyers market you can get a great deal and the qualified buyer can get it on great terms. There could not be a better time to list your current home and buy a home that was previously out of your reach. The trick to doing this is having a Realtor who knows the market, knows the properties and can spot a good deal when he sees it. I can help you do this. Call me at 954.309.1444 or email me at BenGwilliam@keyes.com and we will get together and discuss your current situation and how you can take advantage of this unique market. Ben GwilliamKeyes Company 1954.733.6332bengwilliam@keyes.com

Home For Sale (Price Reduced 50000) Ocean Access

Ben Gwilliam (The Keyes Company) — Sun, 15 Apr 2007 02:20:53 -0700

Today At 1:00 O'clockJUST REDUCED! This fixed bridge ocean access home is updated and in move-in condition! New kitchen and appliances and granite counters. Luxurious new baths. Laminate and tile flooring and crown moulding. Brand new dock for your boat. New deck in the reargarden overlooking the waterway, and room for a pool. Located on a quiet cul-de-sac with easy access to everything. Irrigation system is canal fed. New roof. Move right in and enjoy everything this South Florida beauty has to offer!FROM WEST OAKLAND PARK BLVD. TURN NORTH ON NW 21ST AVENUE. TURN RIGHT ON NW 32ND STREET. HOUSE IN CUL-DE-SAC ON RIGHT.Ben GwilliamKeyes Company 1954.733.6332bengwilliam@keyes.com

Photography Tip’s and Tricks

Ben Gwilliam (The Keyes Company) — Sat, 14 Apr 2007 14:44:19 -0700

Good Pictures are priceless when it comes to the marketing of a listing. You don't have to spend much time on Realtor.com to realize there's a bunch of bad photographers out there and most Realtors don't value what good photography can do for their image and sales. Tip 1Wait for a good day, blue skies sell houses. I've seen million dollar houses photographed in the rain. Tip 2Take your front shot with the sun to your back, your skies will be bluer and your image will look much crisper. Front shots should not have cars parked in the driveway and the garage door should be closed.Tip 3 Turn all the lights on inside and out and turn all the ceiling fans off. Tip 4Window blinds Open. Natural light makes a home feel warm.Tip 5Ask the home owner to move. I saw a picture with the home owner standing at the door of the house.Tip 6Take pride in your work. Try to take beautiful shots. If there is a tricycle next to the pool, or a towel hanging over the shower door, move it. Tip 7Put the toilet seat down.Tip 8Try not to shoot yourself in the mirrors. Many times you can squat down or move to a different angle. At least TRY.....Tip 9Try to avoid your own shadow...sometimes you can't.Tip 10Take interior shots where you can see out the windows. This takes time and practice. The trick is to balance the interior and the exterior light. To do this you need to turn your flash on. You also need to learn how to manually control the ISO (film speed) on your camera. Lower your ISO to expose for the exterior light as you do this the interior part of the picture will get darker. Increase your flash amount to keep the interior properly lit. Like I said it takes some practice but its well worth it.Tip 11Shoot exterior pictures in your digital cameras shutter priority mode with the white balance set to cloudy. This will make your photo sharp and yet warm. Know that I think about it read your cameras instruction manual so you know how to do this.Tip 12Take a photography and a Photoshop class. They will make you thousands.Tip 13Take a few minutes and clear of the counters in the kitchen and bathrooms. I also like to clear any junk from the fridge door.Tip 14After loading your picture in Photoshop, use the auto contrast, auto levels and auto color options. There located at the top of your screen under image and then adjustments. Apply each effect separately. That's it for now got to run, if you have any tips or tricks please comment, I'm always looking to learn. If you have any question just ask. I'll post a few pics I'v taken in the last few monthes. Ben GwilliamKeyes Company 1954.309.1444BenGwilliam@keyes.com

Summer Lake Condos Market Report

Ben Gwilliam (The Keyes Company) — Sat, 14 Apr 2007 10:02:55 -0700

As of April 14, 2007 there are currently twenty properties for sale in the Summer Lake Condo Community. There are 9 one bedroom and 11 two bedroom units listed. Prices seem to be holding fine but properties are staying on the market for 6 months and longer. Since the condo conversation process has been completed a lot of changes and improvements have been made to the community. There are still some bugs but the powers that be seem to be working on smoothing them out. Out of the 270 plus units in Summer Lake about 80 percent are investor owned as this number decreases over time and as end users move in I expect the property will improve and values will continue to rise. If you would like to see Summer Lake Condos or list a property for sale that you own in Summer Lake Condos, I would be more than happy to make some time available to you. I know Ft Lauderdale and the Lauderdale Lakes area and I also own a unit in Summer Lake. Ben GwilliamKeyes Ft Lauderdale954.309.1444BenGwilliam@keyes.com

Summer Lake Condos

Ben Gwilliam (The Keyes Company) — Sat, 14 Apr 2007 09:23:07 -0700

Summer Lake CondosThe lake is still as you drift along. The afternoon is slowly giving way to dusk as the sun begins to descend on the horizon. The balmy air and the sound of the water as it laps the side of the boat stir up fond memories of your childhood - warm summer picnics, fishing, canoeing, and counting stars as they appear in the sky. On the lake side deck, children watch in wonder as tiny fish dart in and out of site. This is the life. This is Summer Lake.Amenities and Features23 Acre Lake For Fishing And BoatingControlled Access GatesFully Equipped KitchensVaulted Ceilings On Second Floor UnitsLake Side DeckLighted Jogging or Rollerblade TrailTennis CourtsRacquetball Courts3 Picnic AreasPet ParkPool, Jacuzzi and ClubhouseState Of The Art Fitness CenterLarge Pets WelcomeDirectionsFrom I-95 exit at Commercial Boulevard and go west to Nw 33rd Ave. From the Florida Turnpike, exit at Commercial Boulevard and go east to Nw 33rd Ave. At the light at 33rd Avenue, turn South and Enter Summer Lake Condos.If you would like to see Summer Lake Condos or list a property for sale that you own in Summer Lake Condos, I would be more than happy to make some time available to you. I know Ft Lauderdale and the Lauderdale Lakes area and I also own a unit in Summer Lake. Ben GwilliamKeyes Company 1954.309.1444BenGwilliam@keyes.com

Another Reason To Love South Florida

Ben Gwilliam (The Keyes Company) — Thu, 12 Apr 2007 02:24:34 -0700

Just North of Trump Hollywood on the left hand side of Ocean Drive is another reason to love South Florida, Giorgio's Bakery & Market. Giorgio's was the first restaurant I ate at after moving to Aventura from New York five years ago. Since then I must have eaten there a hundred times. I have a lot of great memories there, good friends and good times.Giorgio's has a great Greek bistro atmosphere and it overlooks the Intra-Coastal waterway. On any given day you can sit, eat and watch million dollar boats float by, the whole atmosphere is very inspiring. It's a great place to meet buyers because it gives them an authentic taste of South Florida and it won't break the bank. The people that dine there are very diverse, everyone from tycoons to college kids and the occasional beach bum. The food is great, you have to try the calamari appetizer, until finding this South Florida secret I didn't even no you could eat calamari not fried. I also like the chicken sandwich on facotia bread with caramelized onions and peppers. Parking is a bit tight but if the lot is full you can valet next door. I think it is very important to show my customers businesses that are owned and operated by local South Floridians, lets face it they can eat at the Cheesecake Factory or P.F. Chang's in any state in the US. South Florida has a rhythm and flavor that is all its own and you wont find it in a national chain. Making a customer happy is more than finding the perfect home or investment; we need to help them fall in love with the South Florida that we love. Giorgio's Bakery & Market800 N. Ocean DriveHollywood , FL 33019Phone: (954) 929-5550You only live once.Ben GwilliamKeyes Company 1954.309.1444BenGwilliam@keyes.com

Trump Does Florida "again"

Ben Gwilliam (The Keyes Company) — Wed, 11 Apr 2007 02:33:01 -0700

Yesterday after leaving the office at Keyes Ft Lauderdale I decided to go take a sneak peak at Donald Trump and Jorge Perez, of the Related Groups, latest joint venture, Trump Hollywood. I was not disappointed. Trump Hollywood will be a magnificent glass and concrete tower coming out of white sand to stand 40 stories over looking the Atlantic Ocean. Glass and concrete does little to make me think of home but some how these moguls have pulled it of, standing in the show room I could easily picture myself living there. The plans scream luxury and yet conveys excellence and elegance. Hollywood is a seaside city of over 130,000 residents and is located in Broward County. It is conveniently located between Fort Lauderdale and Miami and is a cosmopolitan city with the feel of a small town. Money Magazine noted that Hollywood's demographics best represent what the United States will look like in the year 2022. Hollywood's racial diversity, cultural variety, and blend of the old and young are where the country is headed. Its proximity to the Ft Lauderdale International Airport and easy access to South Beach and The Shops at Bal Harbour make this the perfect location for your second or retirement home.Designed by famed Miami Beach architect Robert Swedroe, Trump Hollywood consists of 200 units ranging in size from 2000 to 6000sft and starting at $1.5 million. There are four floor plans to choose from ranging from two to five bedrooms. The two 7000sft penthouse palaces are all ready sold. Mr. Swedroe has a keen eye for design and functionality; his floor plans are open and airy taking advantage of every view and playing to the light. He has thought outside of the box on this and his art is the corner stone of this projects success. Yabu Pushelberg was commissioned with the interiors custom finishing's and has given the project a slight European feel, the buildings elegance is a direct result of his contribution. The building has all the expected amenities. I am told that the monthly maintenance is projected to come in at 35 cents a sft. There are no restrictions on pets in the condo docs but Miami Dade and Broward County both have restictions on dangerous breeds. Beach front cabanas are still available but there is a limited supply.The best thing about this project is the location, location, location. South Florida's other existing Trump option's are located South of Hollywood in Sunny Isles. Now Sunny Isles is a nice place but the traffic is a killer. There are only to ways out of Sunny Isles besides A1A, over the Leman Causeway into Aventura or over the 163rd St Bridge into North Miami. I have had it take me up to an hour to get on to I95 at 5 O'clock. In my opinion Sunny Isles has become too developed with out much thought to basic infrastructure. I took a picture of the street in front of Trump Hollywood at 5:30PM barely a car in sight. That's a beautiful thing. They will be breaking ground soon with completion scheduled in mid 2009. There are still units available but even in this market sales are strong. If you are in the area and would like to see Trump or any of its competition contact me and I will gladly make time to show you around. I will continue to post pictures through the construction process so check back for updates. Remember there is no place to live like South Florida, you worked hard and you deserve to give yourself the best. You only live once.Ben GwilliamKeyes Company 1954.309.1444BenGwilliam@keyes.com

So you want to move to South Florida?

Ben Gwilliam (The Keyes Company) — Tue, 10 Apr 2007 07:30:37 -0700

So you want to move to South Florida? For every one person who hates it here you will find five more who love it. After all we do have it all; high property taxes, high insurance premiums, hurricanes and alligators, who could want anything more. Even with all theses nuisances millions of people live here and by some estimates hundreds more are moving in every day. The numbers don't lie; this is the best place to live in these United States.I moved to South Florida from New York five years ago, at first I kept this crazy place at arms length but within a year I was in love. The first thing that will get you is our weather. I have completely forgotten that winter even exists. We have average temperatures in the mid seventies all year round. I was riding my motorcycle in shorts on Christmas day you're not going to be able to do that if you move to North Carolina. Then we have the shopping, South Florida is a consumers paradise. From the outlets at Sawgrass Mills to the extravagance of The Shops at Bal Harbour, you will find things to buy here that aren't available any where else in the country. Most of our malls valet park and you can even have your car washed while you go shopping.Where should I stop: the restaurants, beaches, the casinos, the architecture, the night life, the best private schools in the world, polo, or the Latin flavor that permeates everything we know as South Florida? Before you decide to move anywhere you owe it to yourself to visit us here. When you come get away from the tourist spots. Drink a cup of Cuban coffee in Hialeah or sit outside and eat lunch at Georgiou's Bakery in Hollywood while you watch 10 million dollar boats sail by. Hike out into the everglades or fish for bass in Ft Lauderdale's canals. Then and only then will you find the South Florida that I have grown to love.And to top it all of Will Smith wrote a song about us.Party in the city where the heat is onAll night on the beach till the break of dawnWelcome to miamiBuenvenidos a miamiBouncin in the club where the heat is onAll night on the beach till the break of dawnIm goin to miamiWelcome to miami