Should I work with this Buyer? Is he a real buyer? Am I handling it right?
I have a web site Cape Coral Real Estate to which I get a lot of emails from “buyers” since I am a Realtor and buyers agent in Cape Coral Florida which owns Sunny Spot Realty inc.
Yesterday, I received an email from a Canadian wanting 3 fixer upper homes in Cape Coral Florida. He filled out my request form with his information properly with all contact information.
I naturally responded via email that same day. I try to get more information to ascertain if they are serious.
Are you going to get a loan?
Have you talked to a lender?
Do you have to liquidate anything before buying?
When would you be available to view the homes?
His response was, ” Just send me the information I requested please, no calls.”
I followed up with another email explaining that without all of the facts, it is difficult to narrow down what you are truly wanting to do and when. I explained that the truly great deals go fairly fast and without a time table you may get disillusioned when you find out the home is under contract already.
What I was attempting is to get communication and details so I know he is serious or not.
How would you handle this potential buyer?
Do you think he may be a real buyer?
From Canada, I question wanting fixer uppers as not knowing local contractors etc.
I further wanted to know the depth of work that is desirable. Paint and carpet is not a real fixer upper.
Do you think I am handling this right? Should I waste my time?
Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
The rich are getting richer in Cape Coral Real Estate Florida and why
The rich are investors and wise.
Cape Coral Real Estate
Money is made by those that have it and use it wisely.
Not all have enough cash, but they buy realizing the dept service is an important factor and worth the chance of investing at the right time.
When is the right time?
Today!
If you have seen my forecast on my web site, Why Buy Florida now?, you know I am right.
How can a beginner start?
Buy now in Cape Coral , Fort Myers, Fort Myers beach and Naples Florida.
The market has bottomed out. See the light! It is time to buy now.
Investors are buying see Monthly solds
Why not you?
I am a buyers agent waiting for you to contact me to find these great deals through foreclosures, distressed sellers or even short sales.
Contact Joseph Beauvais Owner/agent Sunny Spot Realty inc.
Call Today! 239-770-0686 or go to my web site, Cape Coral fl Real Estate
Email; mailto:http://www.sunnyspotrealty.net/?subject=Buying%20in%20Florida
Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Public education of agency relationship and Buyers agent. Who’s Job?
As a Realtor for 23 years in Cape Coral Florida, I often wondered why the public is so lacking in knowledge about the advantages of using a buyers agent and the differences between agency relationships.
It is still not obvious to me.
In Florida you have transactional agents and single agents. (listing agent or buyers agent).
A buyer should use a buyers agent and a seller should use a listing agent, right?
Double dipping is great for the agent but not very good for the buyer nor seller.
In Florida, an agent is known as a transactional agent until the request a single agency status.
Does the public know what the duties and loyalties of a transactional agent lies? I know the vast majority do not. Why?
Who’s responsibility is it to make sure the public is aware?
Can a part time buyers agent represent both sides in the best interest of each party? No!
Can a buyers agent change hats and become a proficient listing agent with all duties clear? Perhaps.
Can a listing agent, as the majority are, be nearly as proficient as a full time buyers agent? No!
So why is the public so lacking as an informed buyer?
Many do not care nor know about the differences, all they want is to buy that house.
I find that in dealing with many agents that they are totally confused about where their duties lie.
With the exception of getting the deal closed and over with.
I recommend that someone educates the public which will add value to our services. After all if an agent can be wear so many hats at will with little concern over loyalty why does the public need us?
I welcome your comments in a truly professional manor. Remember, everyone can view this forever.
This site tries to explain a buyers agent Buyers agent
My web site is about Cape Coral Real Estate.
Joseph Beauvais Owner/ Agent Sunny Spot Realty Inc.
Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Real Estate trends in Cape Coral Real Estate, Florida for Salt Water Canal Front homes
Cape Coral Real Estate, Florida Salt Water canal front homes are unique in that they cannot build any more water front sites.
Our market conditions are extreamly favorable for buyers. Especially Euro buyers with the exchange rates as high as they are today. Mid page on this site, you may view current exchnage rates. Click> Todays Euro.
To learn about Cape Coral Florida canal types, go to Cape Coral Real Estate Canal info Explained.
To read about and buy Salt Water Pool homes in Cape Coral or Fort Myers Florida click Salt water Pool homes
To find the owner and buyers agent for Sunny Spot Realt Inc.
My email: SunnySpotRealty@comcast.net Phone (239)770-0686 Joseph Beauvais Buyers agent Cape Coral Fl.
If you wish to have a reciprocal link to my web site, visit, http://linksmanager.com/sunnyspotrealty/
Cape Coral Real Estate
Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
How Investors should buy homes in Cape Coral & Fort Myers Florida
How Investors should buy homes in
Cape Coral, Fort Myers and Naples Florida
- Locate a true (experienced) buyer’s agent with only one hat. No listings.
- Be prepared with verification of funds or Prequalification statement from a lender no older than 15 days.
- Have cash for down payment.
- Choose a city with criteria like pool, age of home, salt or fresh water canals.
- Be liberal with top price to search. (up to 30% over)
- Decide if you wish to get a home with or future utility assessments.
- Ask Joseph Beauvais, “Currently, where is the money coming from for rentals?” Currently it is the Euro at $1.57. They are the targets for renters. Not locals.
- Ask, what type of home is attractive to those seasonal renters?
- Ask, Sunny Spot Realty inc. for the company that deals exclusively with foreign renters and can rent the home out resulting in a positive cash flow until the market changes.
- This is the one few agents like. Make several low offers on homes you selected all at once. Put a contingency in the offer. “Ask Joseph Beauvais” That will allow for visual inspection and choose the best one. NOTE: some are already listed extremely low. Adjust your offer accordingly. Ask Joe for a Market evaluation on properties of interest.
· If none is found this go around, Do the cycle over again.
Never fall in love with a home. This is an investment.
***Never think, “The market has not bottomed out yet, I will wait” This is like catching a golf ball when it hits the ground. Miss it by a little and the rebound is fast and furious. That is not even taking into account our low interest rates. The time to buy is when the market is flooded, demand is lacking and interest rates are low. Sound familiar?
Important Criteria
Any given area has unique properties. That may be Salt water canal homes, fresh water canal homes or unique gated communities. If builders are not able to duplicate your property with competitive pricing, this is where to look. Example; Salt water canal pool homes in Cape Coral and Fort Myers. They cannot create anymore building sites. Over one million has great potential. What is available is all there will be. “Supply and demand”
Be assured, High fuel ie electric heating costs will drive Florida’s homes to become very attractive before the rest of the U.S.
Using my methods you will be assured a making a great deal of money when flipping in 1-2 years.
Click. Cape Coral Real Estate
Email; SunnySpotRealty@comcast.net
Phone; (239)770-0686
Lets begin today!
Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Can you really become rich buying Real Estate?
Wow! all of these TV ads to buy wholesale and make a fortune.
Do they really work? How much time is involved? How to start? I have little money but good credit, can I buy?
Answers;
1. You can do all of this yourself. If you have tons of spare time and want to compete with hundreds of others doing the same. Remember time is money. Spend it wisely.
2.Yes, you can really make a fortune.
3. Yes, you can start with little money.
*Now let me tell you the real ins and outs.
Investors know when to buy. Down stock market is prime time. Watch the stock market. High, buy, Low, sell. Unless you want an income property. High stock market indicates investors are not buying Real Estate for investments. Great opportunity to buy and save distressed sellers from foreclosures.
*How to find them? Banks now list these with R.E. agents. You must find a good R.E. Buyers agent that is not lazy.
+ The best way to find these steals is to find an agent that works with companies that have many crews making offers on forclosed, Preforclosure, bank owned, mls and fisbo properties wholesale. You alone cannot possibly do all that they can do. Plus, if you try to do it yourself, you will get eventually emotionally attached or tired and pay too much. They add a little and sell at 20-30% below market. You need to buy their contract from them for cash. First you need to make absolutely sure you get a loan guarantee first. Do all the work with the lender first to make sure you pre-qualify (good for 2mts only). Choose your lender carefully and shop. This is not for the buyer with little money down. Sellers have lowered their prices so much that you would have to increase the sales price to cover the closing cost and have the cash to buy the assignment contract. The sellers will not and cannot do this. These are distressed sellers.
If you have good credit (620 or above) with little money. You must shop fisbos or Mls. To do this you need to find a Buyers agent that will show you more that a few homes and is energetic. Some are lazy.
I have the lender in hand that has so many programs to satisfy residential, investor or commercial buyers at very low rates. I have been working with all the above for 19 years.
If you want to buy in S.W. Florida, Lee County, I am a buyers’ agent that owns his own company. Go to my site and look at the wholesale properties. They sell in less than a month. These are assignments. Read about buyers’ agent on my web site. This site is only for buyers. Cape Coral Real Estate Joseph Beauvais
Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search for foreclosures. We have the Largest list of homes for sale in Lee County.
Why this is the best time to buy in your life? Cape Coral Canal Front Homes Real Estate.
View Thousands of foreclosed homes, Cape Coral Real Estate
They do not make any more Canal front home sites.
Prices are drastically reduced Cape Coral and Fort Myers Florida homes. In todays market. Tommorow?
Cape Coral Florida Real Estate is starting to really boom. See monthly sales.
Become a very smart buyer and choose the right time to buy for the future.It is now!
Subscribe to this blog and see what really is going on for Cape Coral Real Esate and more areas.
Choose me as a full time Buyer’s agent that represent you alone.
Call today! Sunny Spot Realty Inc (239)770-0686 Email today! Joseph Beauvais Buyer’s agent
If you would like to link to my web site, to get better page rank, http://linksmanager.com/sunnyspotrealty/Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Notice to potenial buyers of FHA loan changes “Best type loan for now”
CLARIFICATION OF THE ANNOUNCEMENT BELOW!
Even though HUD maintains this increase is effective 09-05-08, all loans with FHA case numbers obtained before January 1, 2009 will require only a 3% buyer contribution. A $100,000 loan obtained after the deadline will require a minimum of $500 extra out of the buyer’s pocket (snooze—you’ll lose)… FHA buyers should be under contract and in loan application by the beginning of December 2008.
FHA has increased the minimum down payment to 3.5% of sales price as of 09-05-2008. FHA has also made both one time and monthly mortgage insurance risked based—a high credit score reduces mortgage insurance, and a lower one increases mortgage insurance.
Good news- Down payment Assistance programs may still have a chance for revival!.
If you are considering a purchase soon before the changes, go to SunnySpotRealty.net to search all homes for sale available in Cape Coral, Fort Myers, Fort Myers Beach, Bonita Springs and Naples florida.
This search is the best I have found. Compare other searches to mine and Please let me know if you find another that is better and why.
Email me @ Jb@sunnyspotrealty.net
call (239) 770-0686
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Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Foreclosed homes Cape Coral Fl. Sales up! Buyers find deals. Prices going up soon!
News press reports that Cape Coral, Fort Myers (Lee County) Foreclosures drive sales up %145. An increase of home sales is up says the News Press. Further they report that many more homes will be available next month due to increasing staff for processing foreclosures and the 3 year and 5 year fixed loans going adjustable starting now.
Bad News for Buyers
Fannie Mae and Freddie Mac has told us that due to so many offers on each home offered for sale as foreclosed properties that there staff is overwhelmed and they will increase the asking prices by some %20. Most offers are way over full price on these foreclosed pool homes, Cape Coral,Fort Myers and Naples homes, and waterfront homes located in Lee County Florida.
Warning!
You should only use a very experienced “Exclusive” buyers agent to be able to effectively deal with the lenders numerous addendums and amendments that their attorneys draft up in their favor, taking away most of the buyers normal rights. I am strongly advising this. With my 26 years as a Realtor and 14 years of core law I am still stressed to deal with these foreclosures addendums and their lack of concern for time tables etc.
If you wish to see what foreclosures are available at super buys, go to http://www.sunnyspotrealty.net/ Search foreclosures.
Joseph Beauvais Hot Spot
Supply is, for now, ample and prices low.
Cape Coral Real Estate
Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Joseph Beauvais Exclusive Buyers agent
Cape Coral, Fort Myers Real Esate foreclosure trends
Sympathy for sellers
Competing with lenders selling short sales and foreclosures in Cape Coral and Fort Myers is a daunting task in today’s market. Prices have plummeted to a low I could not have ever imagined.
As a buyer’s agent in Cape Coral and Fort Myers Florida Real Estate market for some 23 years, I have seen most all.
•· Homes at a steal price with the sellers giving all that they can and losing much and yet the buyers want even more.
•· I think if the home was free, some would want the taxes paid as well.
•· Seniors moving into retirement homes needing to sell. Many are not sympathy purchases, as they should be, but rather a opportunity to get a steal from someone in a dire situation.
Buyers please remember to
•1. Use a buyers agent like Joseph Beauvais owner of Sunny Spot Realty Inc.
•2. Get comparable sales to justify your offer.
•3. Have a quality home inspector.
•4. Check for assessments on Foreclosures or short sales before the offer. MUST.
•5. Be realistic in your offers. Banks are not going to accept very low offers. They want to recoup some of their losses not give the home away.
Looking for Foreclosures?
Look no further. I have most all of them on my web site for free. No costs to you.
Go to http://www.sunnyspotrealty.net/ and search foreclosures.
Call Today to find your dream. 239-770-0686
Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Foreclosures Must have a buyers agent. Why?Cape Coral Florida
I work as a Buyers agent in Cape Coral, Fort Myers, Naples and Bonita Springs Florida Selling homes.
We were told it is in and paid. In the mls it is shown as having central water and sewer.
I went on line to check on the property, then called the city. It is all scheduled for 2012. It is not in.
The mls has a disclaimer that gives an out for the listing agent. “This information is not guaranteed.”
You put money down and buy as is. With only an inspection report to accept or decline as a contingency. Read the fine print. They use the term “Major defects” instead of “Structural defects”. Major defects is an up to interpretation term with no case law. The banks attorneys are drafting these documents.
There are no defect disclosures due to the lender not having lived in the home.
Many require you use their title company. How do you get the deposit back. Time?
Many foreclosure lenders are only paying the listing agent 1%. You get what you pay for.
Do your homework first on the buyers agent.
If you do not use a buyers agent then at least get an attorney.
At no time in my 26 years doing Real Estate is it more important to use a buyers agent.
Call me or email me. Jb@sunnyspotrealty.net (239)770-0686
Web site http://www.sunnyspotrealty.net/
Joseph Beauvais
Cape Coral Real Estate
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Buying a Foreclosure! The process in Cape Coral Real Estate
Do not jump into panic buying of a Foreclosure in Cape Coral or anywhere.
•1. Foreclosures are not always the best deals.
•2. Search for all meeting your criteria. Including bank approved short sales.
•3. Foreclosed home in our area of dealing with Cape Coral Real Estate are plentiful.
•4. Foreclosures are bank owned and sold “AS IS”.
•5. You must use an” as is” contract, Far Bar. “filled out and signed in Blue ink”
•6. They are selling for full price and above.
•7. You have the right to an inspection of the home
•8. This inspection addendum is drafted by their attorneys, sometime using an ambiguous term “major defects” instead of “structural defects”.
•9. You usually need to prequalify with their lender and use their title company.
•10. You may use your own lender to purchase.
•11. All MLS data is not guaranteed and I have found to be wrong in major areas. Realtor.com is an extension of MLS data.
•12. You need a percentage down on the offer which varies based on the price.
•13. If you are a cash buyer you must present proof of funds in your account with offers.
•14. Your buyers agent must check all details which may or may not be apparent. Code violations, assessments future and present, zoning for the home and surrounding areas.
•15. You may be told there are multiple offers on the property which may or may not be true.
You are delving into an area where the odds are in the lender (owners) favor.
You should use only a full time buyers agent that does not take listings and you sign a single agency form agreement.
At the very least have an attorney review.
This is not for anyone wanting to steal a home without the assistance of a very very good Buyers agent.
You must be very careful and do your homework.
Want to read more?
Cape Coral Foreclosures
presented by Joseph Beuvais, Sunny Spot Realty Inc.
Cape Coral Real Estate – Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Low down payment going away 1-9-09. Cape Coral Real Estate news
Going Going …….
NEW LOAN LIMIT for FHA in Lee County is $271,050.
FHA allows the buyer to put a minimum of 3% down (changing to 3.5% in 2009). Down payment may be gifted.
If your going to buy and want to keep cash reserves now is the time.
Buying into Cape Coral Real Estate could not be better.
Visit Cape Coral Real Estate to see thousands of homes for a steal. Cape Coral Real Estate
*Remember you cannot steal in slow motion.
I am a exclusive buyers agent of 23 years. Serving Cape Coral, Fort Myers and surrounding areas.
Foreclosure specialist.
Cape Coral Real Estate/Joseph Beauvais
Cape Coral Real Estate news by Joseph Beauvais
Email: jb@sunnyspotrealty.net or call 239-770-0686
Cape Coral Real Estate – Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Why you must have a buyers agent Foreclosures|short sales Cape Coral Real Estate
Cape Coral Fl Real Estate Joseph Beauvais
Now more than ever I am seeing many serious errors inputted to the MLS and spread automatically to many sites that you the public search.
Some information is so serious it could cost you thousands of dollars.
I recently found a foreclosure listed in the MLS and my buyer and I viewed the home. The mls stated that the home had central sewer and water in. I called the agent and asked if it indeed had these utilities rather than a well and septic. Answer: yes!, After we looked at the home I noticed that it had a well pump. I again called the agent. “it is in a paid” was the answer. I then looked for the meter box. None. I asked the buyer to call the agent for fear of the agent getting annoyed. “it is in a paid” was told to the buyer. Where is the meter? Answer, it probably is burried in the grass.
I then went online to the city of Cape Corals web site. I found that the utilities were not in until 2012. This home is a corner lot so the future assessments would be around 25k with hook up, plumbing assessments and permit fees
The buyer would never have found out at, before or after closing unless they would have searched on their own.
The buyers thanked me and were very glad they used a buyers agent.
Short sales are not good unless they are bank approved. Read about short sales.
The public is not aware that the listing agent does not work for their interest. Only a true buyers agent that does not take listings protects you. Why? A buyers agent is a single agency with feduciary duties only to the buyers. I protect you alone.
In my views there should be a listing agent and a buyers agent for each sale. Each representing seperate parties in the transaction. Visit Cape Coral Real estate web site to search thousands of home in Cape Coral and surrounding areas.
Call me Now! (239) 770-0686 Email; Jb@sunnyspotrealty.net
. Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Secrets, advice and tips for selling your home.
Secrets, advice and tips for selling your home,
that some do not want you to know.
If you are not serious about selling your home for top dollar, skip this page. If you are, take the time to read all of it.
These are real secrets and tips to sell your home that few are privy to.
These are based on combined experience of 45 years. This is a free education that has unbelievable truth and results if you read and follow up on all provided.
Now you can be sure it is done right with these tips.
Cape Coral and Fort Myers home sellers are not unique in that these secrets tips work across the country.
This will be done in three sections.
-
How to choose an agent and company to represent you.
-
What to watch out for after you chose the agent and Company.
-
How to write an advertisement.
How to choose and agent and company.
What not to do or look for.
If interested in the rest, click below to read full article!
http://www.sunnyspotrealty.net/How_to_selling_my_home_secrets_Cape_Coral_Fl
By Joseph Beauvais Owner/agent Sunny Spot Realty inc.
Cape Coral Real Estate Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
New Federal guidelines for short sales to expedite sales due April 5th 2010.
The new short sale rules will take effect April 5, 2010, requiring the banks to expedite short sale claims.
Will the new guidelines be effective? See below!
Story after story of homeowners who lost their homes due to banks not processing their request in a timely manner will hopefully soon end. The government has issued new guidelines to mortgage companies to aid them in processing the claims.
Anyone who knows anything short sales will explain that it is a long and tedious process and many potential buyers walk away before the sale is ever approved.
According to The Sun News “New Rules to Speed Up Short Sales,” there was an agent named Nancy Philbrick from Manchester, NH and she had a short sale with Bank of America for over six months with no answer. The loan package was sent to another party for a second review and in the meantime, the deal fell through. The buyers walked and gave up on the process.
Bank of America has hired over 3500 new processors to help implement this much needed program. Although this is not typical for all banks, depending on the area that short sale is initiated, it is cause for alarm for President Obama, so he has implemented new rules for short sales beginning in April 5 2010:
Read more at Suite101: Government to Implement New Short Sale Rules: Will the Obama 75 Billion Dollar Affordable Home Plan Help You? http://mortgage-negotiation.suite101.com/article.cfm/government_to_implement_new_short_sale_rules#ixzz0gk7UfJc8
These guidelines will instruct lenders that they are not able to make buyers wait many months to find out if they will get the home they put the offer on. While this is a great idea and would normally help greatly.
It may not help and here is why;
The lenders I have been working with have had a practice in place for months which circumvents the new guidelines. Why is the Government not aware of this? Had they talked to an Exclusive Buyers agent like Joseph Beauvais they would have found out that lenders with short sales are now accepting all offers on Short sales quickly, adding an addendum to the contract that they can continue marketing the property and accepting offers during the process, which can still take many months. Whew! What a mess. How many hundreds of thousands of our dollars could have be saved buy not creating more committees to investigate this and all they had to do is ask an Exclusive buyers agent.
All that the lenders are doing are tying up more buyers’, assets and time. The buyers will be notified that they are in a multiple offer situation and asked “is this their highest and best offer”, and then raise their offer. Then wait again.
I hope this helps you and see the value of knowlege of an exclusive buyers agent.
You are welcome to read about short sales at Http://www.sunnyspotrealty.net/ShortSale
Cape Coral Real Estate Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
News about SW Florida Housing market.
This will be the last blog for a while. Christmas, New Year and my birthday.
I hope all of you have a wonderful holiday season. I know I will.
My company has broken record sales this month since it began. Wow!
New Housing Numbers Show SWFL Home Sales/Prices Heading Towards Recovery. Especially Cape Coral and Fort Myers. Real Estate is GREAT!
The Housing Market in Southwest Florida has been slowly recovering for the last few months. Inventory has been being purchased at ever-increasing rates, however in November, the home sale prices actually started to rise as well.
According to the Realtor Association of Greater Fort Myers and the Beach, the new sales numbers look promising, the group released the following data earlier this month:
* Home sales in November 2009 were up 70.5 % over November 2008
* 1,245 single family homes sold in November, bringing the 2008 total to 15,336 (8,768 homes sold in all of 2008)
* Of November’s home sales, 47.4 percent were bank-owned and 18.9 percent were short sales. Conventional sales made up 33.7 percent.
* Pending sales for the month were 3,741, a 57.5 percent increase over last year.
* 6,976 homes are currently in the MLS system, which is down from 12,106 at the same time last year.
It looks like those wise enough not to wait any longer are getting the picture.
January is going to be very busy again for us.
Remember! You cannot steal in slow motion.
Cape Coral Real Estate Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
How to sell your home SECRETS REVEALED by a Exclusive buyer agent.
I am providing this honest information as an Exclusive Buyers agent with no motivation except to help you help yourself.
Out of thousands of agents in Lee County your decision is a difficult one at best. You cannot possibly interview even 10%.
so where do you start?
By knowing facts.
- The vast majority of sales are by other agents than the listing agent. There are thousands of agents out there so the odds are that another agent has the buyer. “Fact”
So what? Well that means you must choose an agent with great marketing skills and very careful with details.
1. The verbiage they use to describe your home gets populated around the world through the internet etc. It must set the mood for other agents that have a buyer.
Example of poor description. “This large three bedroom two bath home is in great shape and seller is motivated to sell. Make an offer today!”
Example of a better way of setting a mood. Example of good description. “ This lovely, spacious home is so inviting to company and friends to visit you may never again be alone. Its vast open spaces flows very well through rooms with top notch tiled flooring and yet carpeted where best suited. We invite you to be a friend for day and see our comfortable home in a great neighborhood. “see what I mean?”
Details are even more important. After you choose an agent, ask to see the printout that agents only see, in color. The agent does not know that while viewing the codes etc that you do not know what they mean. They will check for errors and change before you see them.
I have seen many homes listed as condominiums or 1800 sq feet listed as 180, Year built should be 2001 but shown older and much more.
Pictures You are allowed up to 10 pictures of the home. Look at them on the computer and the print out. Once you have the mls number you may search them out and see what buyers see on my website, www.sunnyspotrealty.net, Mls search.
Pictures sells your home. Make sure they are bright, light, clear and should be 10. A picture is worth a thousand words. Make sure you remove a lot of personal items so your home will show its real size.
Landscaping. Curb appeal is paramount! You know how many times I go to show a home and the buyer does not want to get out of the car? Too many. Curb appeal along with neighborhood is so very important. It sets the buyers mood even before they see the home. Don’t cover up you homes view with too much overgrown landscaping or too little. Do it right or else sell for a lot less. Trust me. This is what I do for a living every day. Show homes.
Do not pick an agent based on his or her sales pitch on the phone or in person. That is what they are really great at. Selling you on them.
If you choose an agent in a group or team, they are using the sales of the team to make their stats look much better than they really are. Maybe good, sometimes not.
Before choosing that agent, try making believe you are an agent with a buyer that wants more information. Block you caller id with *67. Call daytime, 6pm, weekends up to 5 calls to the office not his personal cell number. Why? I have so very many problems contacting the listing agent for details that the buyer wishes to know before an offer is made. These details should be provided in the mls but many times is missing or inaccurate. Many cannot be bothered with agents and calls. They want listings. I am the one that sells the homes but I cannot reach your agent. I find another home to show. There are hundreds. I have one R.E. group in Cape Coral that I had to go to the broker to hand deliver the offer because I could not get a reply or phone call for 3 days. He is supposedly a high produce because he is a listing champ and takes credit for all his agents in the group. Sweet for him but not for you. If you, as an agent cannot reach him or her, move on to the next agent that you like.
Well I am tired as you may be of reading this so if you would like more visit me and send an email, Cape Coral Real Estate
Hope that helped! Joseph Beauvais
Opps! Bad news for Buyers of Condominiums in Cape Coral, Fort Myers, Naples etc.
New Underwriting Guidelines
AIG, a major private mortgage insurance company, will no longer underwrite coverage if you own a condominium in an area where property values are declining. For condo owners, this means you could face some serious obstacles in the future if you want to sell or refinance your condo. This new underwriting guidelines is important because it has the potential to both discourage new homeownership and make it nearly impossible for current owners to preserve the value of their homes.
About the New Guidelines
AIG’s decision is novel because it has nothing to do with applicants’ assets or credit scores. Rather, it is about the direction the market is headed in the area where the property is located. If the condominium subdivision is in a declining market area, owners may find it impossible to find insurance coverage if they decide to sell or refinance. Other insurers might continue underwriting such coverage but will probably follow AIG’s lead to some extent by demanding higher down payments for entry-level homebuyers.
Similar Changes for Lenders
In a similar change, Fannie Mae and Freddie Mac have announced more stringent underwriting guidelines for lenders that write loans for condominium buyers. As a result, the loan officer must verify the accuracy of a long list of descriptors about the condo and its surrounding area. The loan officer must look into the subdivision characteristics, association operation budgets, legal documentation of the subdivision, amount of reserves, percentage of late payers, percentage of non-owner occupants, and many other factors before writing the loan. Before the new guidelines, this information was usually supplied in the form of something called a Condo Cert. What is different now is that the loan officer must go to great lengths to verify its accuracy.
How It Affects Condo Owners & Buyers
These new underwriting guidelines have important implications for both current condo owners and prospective buyers. The changes in insurance underwriting will make it very difficult for condo owners in declining markets to sell or refinance. The additional underwriting guidelines for lenders could make it nearly impossible for lenders to issue condo loans if they do not have the staff needed to accomplish the requirements. Many experts speculate that these new guidelines will have a profound effect on condominium values as a whole. Especially for condo associations in declining markets, budgets, costs, and reserves will need to be carefully revisited if they want to meet the requirements of the new guidelines. Ultimately, these changes could discourage new condo ownership and make it impossible for current condo owners to protect the value of their homes.
But as usual we have the answer!
Our loan specialist has no problems with this. We are looking out for you.
Cape Coral Real Estate Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Visit our Cape Coral Real Estate blog to stay up to date on current issuesnot only in Cape Coral but Fort Myers, Naples and more.
The number 1 reason some buyers are not buying Cape Coral Real Estate right now!
#1 They think the market has not bottomed out yet.
Are they right?
- Perhaps they are.
- Perhaps not.
Is it worth the wait?
How can it cost me money if I wait?
How savvy investors look at it! What they look for.
- Low interest rates. As the market improves, interest rates go up. They have already gone up 1%. How much will that cost. Ask your lender. Not hundreds but many thousands.
- They look for a large supply to get the best home out of many. Now is the time.
- When there are a large number of homes for sale, sellers are in completion with other homes. Their Realtors let them know. They are more apt to consider an offer during high competition.
- True the investor knows that they may offer on homes that are priced slightly higher but they can get a really nice home for a bargain and negotiate the price while market conditions are right.
- An investor knows that waiting for the bottom is like trying to gaze into a crystal ball. It is a big gamble.
- The right home at the right price is what investors are after.
To sum it up!
Waiting until the elusive market bottoms out severely narrows the number of homes available. What is left is what home buyers do not want. You want a great home at a great price. Right?. Waiting narrows opportunities. The interest rates rise costing thousands. An offer can be made now equaling the possible lower market value in the future. If foreign investors, the exchange rate will rise costing a fortune. Investors know the news is usually many months behind the market conditions. They contact an Exclusive buyers agent that is savvy with how to help investors.
Be a savvy investor today!
Cape Coral Real Estate Search thousands of Cape Coral, Bonita Springs, Naples & Ft Myers homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County.
Call me Today! 239-770-0686 Email Jb@sunnyspotrealty.net Visit website http://www.sunnyspotrealty.net/
Sunny Spot Realty Inc. Cape Coral Real Esate Exclusive buyers agents
Offers made to lenders on Cape Coral Florida Foreclosures. Submitted or not?
Did this ever happen to you?
- Priced @ 77k foreclosed home.
- Made an 92k offer, cash, no contingencies except inspection, close 30 days.
- Offer rejected by listing agent, no reason.
- See later: sales price lower than your offer.
What could have happened?
This is totally unethical and possibly illegal but……
The listing agent could have his own offer from a buyer he obtained,which would earn him or her double the commission by not having to split it with another agent.
The rules are wrong and stacked in the favor of the dishonest few!
The Florida Real Estate Commission has a rule that another agent may not contact the seller nor demand a rejection in writing or reason for the rejection. Wow! That means we must trust all agents to be totally honest and not swayed by getting another 15k on a 500k home by misplacing another offer.
I spoke with a mortgage broker that told me on occasion he was aware of other offers not presented to the owner by the listing agent.
Bidselect.com has the answer. Not all are using this method. They should for all offers.
How can you protect your client as a Buyers Agent?
Until F.R.E.C. is enlightened and banks are aware, we can do only one effective thing.
On the offer, put “Buyer shall call the seller directly should this offer not become an executed contract to obtain and verify the reason(s).”
This will do four things;
- Put the listing agent on notice that the buyer will call the owner.
- Should the lender find out the listing agent is not submitting the highest and best offer, he will lose all foreclosed listings.
- The lender will become aware of this potential issue.
- Enhance your value as a buyers agent.
Don’t stop there. Get the information on the seller and have the buyer call. After all, it is only right. Get the Florida Real Estate Commission to change the rules. When the seller accepts an offer they must sign. Why not rejection with reason(s) and signatures?
*disclaimer
Only a very few agents are doing this. I deplore their ethics and would like them to lose their license. I do not wish to create a panic that every offer is treated this way. These are rare occurrences that brings our industry down to a level that is not even near acceptable.
I am not as rich as they are but I am honest and proud of it. You can read about me > Joseph Beauvais
You are welcome to visit my web site for Exclusive Buyers agents. Cape Coral Real Estate .
Please help by writing F.R.E.C. and adding this little extra on all offers so I am not the only one making sure my offer is submitted.
This is not unique to Cape Coral Florida Real Estate Foreclosure homes. Search Blogs for this occurance.
Has this happened to you?
(polls)
Sunny Spot Realty Inc.
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples, Captiva, Sanibel & Ft Myers or Fort Myers beach homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County Florida. Cape Coral Foreclosures
Foreclosures Cape Coral Florida Real Estate 1 home 45 offers.
Talk about a hot market.
We put in an offer on 2115 SW 48th ter in Cape Coral Florida. This was a foreclosure on the market only 4 days.
My client put in an offer of 5k over asking price, cash, close in 30 day. Had proof of funds and put 5k money order down with an additional 5k in a few days. No contingencies except for an inspection.
The listing agent informed us that there were 45 offers on this home.
It was only on the market 5 days.
Yesterday we received notice that a better offer was accepted.
If you are considering waiting for a while to purchase the best deals, Don’t.
The bottom of Cape Coral Florida Real Estate market has hit and gone. It is on the increase.
As an Exclusive Buyers’ agent for this area I can still find you super deal but you must act fast and be prepared.
- Get prequalified for a loan in writing and within 60 days. (I can help!)
- Or, if cash, bring a (30 day) bank statement of funds in your account.
- Bring cash or money order for 5,000 “not personal check” for down payment.
- Be prepared to offer way over asking price on foreclosures that we find as the best deals.
- Contact Sunny Spot Realty team for Exclusive buyers’ agents services.
You cannot expect part time agents or listing agents to get you a steal, write a letter perfect “legal” offer that bank attorneys will accept.
Believe me, you had better contact us now or lose out on the best opportunities in your life.
Why?
- Supply is large. Choices are plentiful.
- Demand verses supply is still low.
- Interest rates still at their lowest since 1971.
- Prices are at the lowest I have seen in my long career.
I do not want you to have regrets because you did not listen. If you are even considering a purchase in the next 5 years, act today!
Call or email to set up an appointment with me or the other 4 Exclusive buyers agents.
(239) 770-0686. Email JB@sunnyspotrealty.net,
Web site to search Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples, Captiva, Sanibel & Ft Myers or Fort Myers beach homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County Florida. www.sunnyspotrealty.net
Your Exclusive Buyers' agents sourceCape Coral Florida Real Esate
Fannie Mae, Freddie Mac will up it foreclosure asking price by 20% in Lee County Florida due to multiple offers thousands over…..
Yes folks, as I have be stating, Fannie Mae, Freddie Mac have informed (unofficially) that in Lee County Florida to include;
Alva, Boca Grande, Bokeelia, Bonita Springs, Captiva, Cape Coral, Estero, Fort Myers (County Seat), Fort Myers Beach, Fort Myers Shores, Fort Myers Villas, Lehigh Acres, North Fort Myers, Page Park, Pine Island Center, Punta Rassa, Sanibel, San Carlos Park, St. James City, Tice, Waterway Estates, Lehigh acres, Estero and more
Will be increasing the asking prices of their foreclosed homes by some20% for all new listings due to so many offers submitted on each home with offers of thousands over the asking prices in this bidding war.
This is to lower the burden of processors getting overloaded with offers and responses.
It will be a test to see where the offers level out and stabilize. Prices could go higher or they may decided that a lesser amount increase of only 15% is warranted and subject to review.
This is only the beginning here in Cape Coral, Fort Myers, Bonita Springs and Naples areas I service.
All of the rest of the lenders selling foreclosures will very soon follow suit.
If you have been waiting for our market to bottom out, “you have missed the bottom”.
I have warned my clients as an Exclusive Buyers agent over and over not to wait.
What will you wait for next? Interest rates to rise?
That is next.
If you are now ready, you may still get a steal. “You cannot steal in slow motion.”
We have some 68 buyers we are working with now, first come first served by my staff of Exclusive buyers agents.
Contact Joseph Beauvais (239) 770-0686 yesterday!
Web site http://www.sunnyspotrealty.net/
You may search yourself but this is wasting time.
Email: Jb@sunnyspotrealty.net
Cape Coral Real Estate. Search thousands of Cape Coral, Bonita Springs, Naples, Captiva, Sanibel & Ft Myers or Fort Myers beach homes for sale with our Free MLS Search. We have the Largest list of homes for sale in Lee County Florida. Cape Coral Foreclosures
