Florida Homes and Condos for Sale: February 2010

This lady could teach us a lot about routine maintenance.  If folks cared for their houses and condos in the same manner!  If you cared for your customer in the same manner, as well!

Real Estate Appraisers don’t give a hoot about statistics.  They care about only two things - the most recent sales and closest properties that most nearly match the subject of the appraisal.  Black and white numbers and characteristics.

Real estate agents and their sellers use basic statistics (numbers, factual) to determine list prices.  (They should use "sold prices" in their calculations as list prices are "hoping to get" prices!)  Likewise, real estate agents and buyers use statistics (numbers, factual) when they determine an offer price. 

These two prices, listed and offer, are rarely the same.  Why?

Because, even if they use the same methodology, they don’t necessarily use the same data – thus the results offer received is can be different than the offer expected!

There are other reasons such as buyers always see the condition of a house as less than the seller views the condition. 

I have found some buyers will start nitpicking and criticizing a house when they are setting me up (as their buyer's agent) to justify a low ball offer they are considering!

Some buyers see the see the market as still in decline and they don't want to over pay.  Perhaps they still have questions about potential short sales and foreclosures in the neighborhood.

Prices - list price, offer price, and sale price - must all be based in logic and numbers - not hope alone!

If buyers and sellers (and their real estate agent) use the data and logic, the offer and list price should be within a "negotiable range!"

Pay it off and lower your payments...

Pay it off and lower your payments....

You have seen them I am sure. The commercials, usually from car dealerships, promising to pay off your loan and reduce your payment on a new car....if you purchase a new one.

Of course they leave out the new purchase will increase your debt load or length of obligation!

This brings back some (bad) memories of banks offering to "give"folks a home equity loan a few years ago.

Take the cash out of your investment, etc

Problem was your house, if it is your primary residence, is, first of all, your house.

It is not a primary investment and should not be treated as such.

Unfortunately some have learned that lesson too late!

If you are upside down, lost your job, had a change in your family situation or fo some other reason have lost your ability to pay for that house in Viera or Rockledge, Florida, a short sale may be a way to get you back on track.

Give me a call and lets discuss your situation and how we can help you avoid a foreclosure!

Originally posted on my blog Moving to Brevard County Florida.

How to choose a Brevard County (or any other!) Real Estate Agent ..

There are lots thousands of real estate agents out there.

Some work best with clients who want to act right now- get it bought or sold yesterday!

Some are real estate agents are methodical, extremely patient and willing to educate the first time home buyer, show multiple properties and spend lots of extra hours with you.

There are some real estate agents out there who specialize in short sales. A short sale is a situation where the sales price will be less than the mortgage owed and will require lender approval.

Short sales are very demanding but can be done with the right real estate agent!

There is a real estate agent for every buyer and every seller. Finding the right Brevard County Florida real estate agent is not like playing the lottery!

I work with some of the best real estate agents in Brevard County, Florida. They all have different skill strengths and personality types. 

In real estate estate, it is not a one real estate agent fits all!

If you are a buyer or seller in Viera and Suntree Florida and need a real estate agent, give me a call. Let me help you choose the right Realtor for your needs.

Please read my blog Florida Homes for Sale for tips on buying and selling real estate in Brevard County, Florida.

The Heritage Isle community in Viera (Melbourne, Florida) - long known in the central Florida region as the 55+ community - offers several choices of housing for those relocating to central Florida.

Although most look at the single family detached houses as well as the patio/villa style homes, there are excellent condos available as well.

Priced between $135,000 and $162,5000, these waterfront condos are situated next to the 21,000 club house facility and tennis courts.  Many of these units overlook the fairways of the exclusive Duran Golf Club to the east...an amazing sunrise!   All units are two bedroom two bath with square footage ranging from about 1,100 to 1,400.

In January 2010 there was one unit that closed in the condo complex for $149,000.

For information on Heritage Isle or any of the  Brevard County Florida 55+ communities, please give me a call or email me at agent@moving2brevard.com.

Viera Florida, located in north Melbourne, Florida, has two distinct areas separated by I-95 in Brevard County.

Although the separation is not as distinct now that a flyover opened over Interstate 95,  the newer homes and greater green space in Viera West still differentiates the two areas.  With golf, shopping, excellent newer schools and marks, Viera offers its residents a superior, relaxing lifestyle.

While most of the homes in Viera East were constructed from the mid 1990s to the early 2000s the homes (and condos) in West Viera were constructed from around 2004 to currently under construction homes.  

Over the past 13 months the average sales price for a single family home was about $195,000 with about 28 homes being sold each month (about 360 in 13 months).   The price is less than the average for Viera as a whole since the newer homes west of I-95 are larger, more gated communities with some million dollar+ subdivisions.  

A snapshot (13 month sales data) of Viera East single family home sales reveals a dip between May and November 2009 which I believe is reflective of short sale activity.

 

Read my blog Florida Homes for Sale for more information on Brevard County Florida's real estate market.

People come, people go. When you place your home on the market and  ee folks coming to check it out, you are happy.  In the words of Ren and Stimpy (old cartoon characters) you experience "joooooy!"

Some stay 5 minutes, some twenty minutes. When they all leave you wonder what they thought.

Thus your real estate agent asks for feedback. She (or he) may get a response about 25% of the time (my experience).

• Sometimes it is verbal.
  
• Sometimes it is written.
  
• Sometimes it is useful.
  
• Sometimes it is fluff.

Sometimes it is so generic it could have been sent to all six or eight real estate agents for houses they saw that day in your neighborhood!

Sometimes it is extremely negative. Some folks are so negative that if the sun is shining they complain of a sunburn!  Sometimes negative feedback can be useful...like that ticket from the policeman (feedback on your driving skills!).

I have found that the only feedback that is reliable includes:

• Traffic. The number of buyer prospects means your price is competitive for the market.
• Whining. I have found that many agents will start nitpicking or finding fault so as to prepare my mind for a low offer!
• An offer. The ultimate useful feedback!

If you are considering selling your house, the effort you put in getting it ready for the market may very well be the thing that gets it sold....