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.

1. How to choose an agent and company to represent you.
2. What to watch out for after you chose the agent and Company.
3. 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.

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.

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.

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.

1. 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

While the rest of Florida sees a decline in home prices,
Cape Coral and Fort Myers Florida seems to bucking the trend.
Why?
1. Demographics show it is a desirable place to live due to low crime.
2. Our weather is very comfortable and lowers the cost of heating to almost nill.
3. 400 miles of canals to view makes this a boater dream.
4. Prices are the lowest in any county I have found for Saltwater canal homes.
5. You can now buy new cheaper than having a home built.
Will it last?
Prices have already gone way up on Saltwater canal pool homes. Pool homes have also risen substantially.
The bad! Or Good?
If you have at least 25% to put down on a condominium you are going to be able to steal a condominium.
Why? How?
The insurance companies that insure the loans have pulled out. Buyers now must have 25% to put down plus closing costs to avoid PMI.
The bad; sellers will have few buyers to attract.
The good; buyers with cash are able to get a steal if there is not a loan in place which must be satisfied or it becomes a short sale.
Contact me for more information.
Joseph Beauvais 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.
a short sale.

Contact me for more information.
Joseph Beauvais 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.

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.

#1   They think the market has not bottomed out yet.

Are they right?

1. Perhaps they are.
2. 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.

1. 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.
2. They look for a large supply to get the best home out of many. Now is the time.
3. 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.
4. 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.
5. An investor knows that waiting for the bottom is like trying to gaze into a crystal ball. It is a big gamble.
6. 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

1. Priced @ 77k foreclosed home.
2. Made an 92k offer, cash, no contingencies except inspection, close 30 days.
3. Offer rejected by listing agent, no reason.
4. 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;

1. Put the listing agent on notice that the buyer will call the owner.
2. Should the lender find out the listing agent is not submitting the highest and best offer, he will lose all foreclosed listings.
3. The lender will become aware of this potential issue.
4. 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.

 
View This Poll
Has this happened to you?
(polls)

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

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.

1. Get prequalified for a loan in writing and within 60 days. (I can help!)
2. Or, if cash, bring a (30 day) bank statement of funds in your account.
3. Bring cash or money order for 5,000 “not personal check” for down payment.
4. Be prepared to offer way over asking price on foreclosures that we find as the best deals.
5. 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?

1. Supply is large. Choices are plentiful.
2. Demand verses supply is still low.
3. Interest rates still at their lowest since 1971.
4. 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

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