The explosion of information on the Internet is truly astounding. I consider myself a relatively young woman, yet when my career began, no one had a PC...the proliferation of this valuable tool (or as I call it, my extra appendage!) and the Internet is nothing short of a miracle.

For web savvy home buyers, there is a wealth of information right at your fingertips. As an exclusive buyer agent, in 5 years I have seen the shift in the buyer community - they come to us now with a much better understanding of what they can expect for the dollar amount they have to spend. But the MLS listings provide some information that consistently causes some confusion to my buyers. So in the spirit of passing along (even more?) information, here are answers to some of the most commonly asked questions. Please note that these answers pertain to the Sarasota area market and may be different where you live.

1. Why do condo fees exist, and why is there such a huge difference from one condo to the next? Condo fees represent the collective costs of the association, spread out amongst its members. The fees can be as simple as including common grounds and maintenance, to recreational facilities, cable TV, reserves,and the like. The more a condo provides in amenities, the more costs they need to cover. However, probably the largest piece of the condo fee, especially in coastal Florida, is the insurance. While there is value in having your insurance provided through the organization, the rates will vary greatly from community to community. This is due to many factors, including proximity to water (necessitating added flood insurance), as well as wind zone information. Condos located on the Bay will generally have higher insurance (and hence higher fees) than an inland condo.

2. Am I better off buying a home without all those fees? It's not as simple as that. If you buy a home, you will have to secure your own insurance, pay for all your own utilities, care for the lawn and pool...if you will hire someone to do these things, for instance if you are a part time resident, then the condo fees are likely no more than you would pay out of pocket anyway. If you are a year round resident who enjoys yard work and pool care, you might be better off on your own.

3. How can properties right next door to each other have such vastly different tax rates?

- OR - Can you find me a home in my price range where the taxes are lower?

This is probably one of the most confusing issues to home buyers. They see one condo unit with $1,000/year taxes, and another with $3,000/yr taxes - but they are the exact same unit. The natural inclination is - I'll take the one with lower taxes! Unfortunately, it doesn't work like that. Here in Florida, your tax rate is established when you purchase a property, and is based on a formula including assessed value and purchase price. Your taxes, the first year, set your baseline. Tax increases or decreases operate along this baseline.

In other words, if Condo A was purchased 10 years ago for $100,000...and Condo B was purchased last year for $300,000 - even if they are the exact same unit, the taxes on Condo B will be 3x more. So when you are looking in a particular price range, your taxes will be essentially the same no matter what you buy.

The only exception in Sarasota is if you are in Sarasota proper, where city taxes apply in addition to county taxes .

4. What does this mean?

UPD - Updated - so when it says Year Built - 1957UPD, it means an older home which has been updated

YP, YC - When looking for pools, there are three possible variables - YP (Yes, private pool), YC (Yes, community pool) or N -No.

BRs - 3/4 - A bedroom is considered a room with a closet. If you see two numbers , ie 3/4, it means that there are three TRUE BRs (with closets) but another room , usually a den or bonus room, that could easily be converted to a BR if need be.

ADOM - Days on Market - how long the property has been actively listed (located at the top right hand corner of a listing)

HOA Fee - Homeowners Association Fee - like a condo fee, HOA fees are very common in Florida. In many deed restricted communities, the HOA fee provides for the common grounds and common recreational facilities.

One final point - for all the technology, listing agents still enter in the information by hand. So, yes, sometimes there may be mistakes. If there is a specific requirement that is important to you, and listings have discrepancies, ask your Buyer Agent. We're here to crack the code!

As a buyer agent, I try to keep people up to date with those pockets of the market where we are seeing great deals. I noticed that my broker hit one of these on his blog- downtown Sarasota, which is an exceptional place to live, in my estimation.

But another segment of the market which seems to be producing great "price per square foot" deals are golf properties. Oddly enough, we see alot of folks who don't even golf, gravitating to these properties. Why?

When a property is located on a golf course, it often provides expansive golf course views from your lanai ...lots of open green space, no fear of someone building behind you! This wide open, "no neighbors " feeling is often coveted in Florida, where folks property lines are so close to one another.

Living at a golf course also usually means excellent additional amenities - social clubs and dining facilities, for instance. Most times, these memberships have different levels and allow for whatever level of access you require.

Of course, the fact that you live on a golf course may attract ALOT of friends and family to come visit you! Depending on how you feel about that, having a resident golf course is great for keeping the visitors happy!

And finally, golf course communities by their nature are often exceptionally well manicured and landscaped, making for a private, lush, beautiful community.

To learn more about Sarasota golf or country club communities, and the great deals currently available, give a Sarasota buyer agent a call. I'd be happy to help. As a matter of fact, I have a specific property in mind - gorgeous home, exclusive country club community, for a low, low price per square foot. Sound interesting?

Three news stories crossed my desk this morning that are of interest to Sarasota home buyers.

1) Sarasota was named by the Editors of "Relocate America!" in their annual Top 100 places to relocate. The winners are picked based on the towns own submission of what makes their town special, and demographic information such as schools, business, environmental awareness and amenities.

2) Siesta Key Beach, arguably a Sarasota Buyer Agent's best selling point, was named 2nd runner up in Dr. Stephen P. Leatherman's annual "Top Beaches in America" list. Not that this comes as ANY surprise to us, and the fact that a Hawaiian beach just barely beat us out is well, quite flattering.

3) Across the nation, the housing sales number that remains quite strong is the luxury housing market. Sarasota certainly is a testament to that, with multi-million dollar home sales flourishing.

Even if you aren't a luxury home buyer, Sarasota real estate is a steal right now. Given the accolades our little town continues to receive, our strong numbers of late indicate that all is well in paradise - now is a great time to get your bargain and begin to enjoy the lifestyle everyone is talking about.

It happens every day.

I receive a call from someone searching for a home or condo in Sarasota. They have found what seems to be an incredible opportunity - every other unit is $300K, this one is $150K!

Invariably, it is listed as a short sale.

Now, I am not claiming to be an expert in short sales. To be honest, I don't seek them out. The simple reason is, I have not found them to be an opportunity for my buyers. Ok, ok, I will admit that if someone has the time, patience and inrtestinal fortitude to wait out the lenders, they may get a deal.

Maybe.

The list price of a short sale is rarely reflective, I have found, of what the bank will actually take. I am not blaming listing agents, they are often given no guidance as to the reality of a list price. The bank will not even comment until an offer is made.

But even I can figure out if there are two mortgages on the home for $350K, and the home is listed at $150K, that there is little chance of a full price offer being accepted. Explaining that to a buyer, however, is difficult. They see the price. Given the market, they want to offer even less than list. They don't understand why they have to wait 2 months (likely for a much higher counter offer, not an acceptance). Even those willing to offer "full list price" are shocked when the banks return a counter of $75,000 higher. But they shouldnt be.

By definition, a short sale indicates the bank will get less than is owed on the home. This has occurred, in large part, to the banks originally allowing too-high mortgages on homes that were artificially inflated in value. I am not here to condemn anyones practices, I am simply pointing out that if the Seller bought high, and has a mortgage to reflect the height of the market - the current market cannot possibly support the amount owed on the home. If it is a smaller amount, fine. Hundreds of thousands of dollars? Houston, we have a problem. The common statement "The banks are desperate, they will take anything I offer" is simply not true.

For me, the far better opportunity lies in the fantastic deals in the general market. With ample inventories and lower prices, buyers have more bargaining power with a Seller who purchased over 5 years ago than they ever will with a bank.

Although Sarasota has been impacted by the downturn in the housing market like everyone else, report after report has come out over the last 12 months citing that Sarasota is a bright spot in an otherwise dismal outlook. Our sales are up, our pending sales are strong and many buyer agents in town, myself included , can speak to greatly increased sales volume. As a matter of fact, the last 6 months has been remarkable for me.

Which led a customer of mine to ask, why is Sarasota different?

I suppose I could expound on how beautiful it is here. Situated on the emerald waters of the southern Gulf Coast, there is water everywhere! Breathtaking views from many places in this city might explain the draw and continued buyers...

Or perhaps its the fact that Sarasota remains a small town with big city amenities. Looking at a list of the cultural venues and events, 5 star dining, art galleries and museums, one might assume a city like Miami or Tampa. But instead we are a small community, where running into people you know is commonplace, and we still hold parades right down a quaint Main Street.

While the water, and our world famous white sand beach draw tourists and retirees, we are far from only a resort or retirement town. Our median age is 42.5 years, and the most prevelant demographic are young families. This has translated to one of the best school systems in Florida, with many of our schools being recognized as top schools in the nation.

Don't think living at a beach town is for you? Sarasota real estate offers a vibrant urban downtown, thriving golf communities, equestrian acreage and ranches, and beautfiul subdivisions. Sarasota can cater to nearly any lifestyle while still being within 20 minutes of beaches, boating and city-life.

Perhaps the most driving force is in the people themselves- we Sarasotans love our home. We brag, alot. We cannot imagine living elsewhere and this translates into an infectious enthusiasm a home buyer cannot miss.

Why is Sarasota different? The reasons are many and this article doesn't do it justice. We invite you to come take a look!

In a market with ample inventory, there are many homes on the market being sold "as-is". Buyers often are averse to viewing or purchasing an "as-is" property, fearing something drastically wrong with the house that the Seller is trying to conceal. However,"as-is" homes are often great purchases with very minor work needed.

Traditionally, a home seller might be responsible for a certain percentage of the repairs needed to the home as determined by a licensed inspector. Sellers are more and more selling the home "as-is" to avert the possibility of unexpectedly paying for repairs out of pocket - but often will ask a lower price in return. In this market, we also see a seller afraid of a Buyer nickle-and-diming, when they already have so little money coming to them after closing.

Common misconceptions include the fear that the "as-is" home is a handyman special, in need of massive repair. This is rarely true, and generally handyman properties are identified right up front.

Buyers are protected in several ways. Sellers provide a signed Sellers Property Disclosure to prospective Buyers. The Seller is required to disclose any known material problem - roof issues, plumbing leaks, proposed land use changes, or a broken security system, for instance. In areas ranging from interior to exterior, heating/cooling, age of appliances, and homeowner association rules, Sellers relate their knowledge to prospects so that they might make an informed buying decision.

Buyers should always insist on a home inspection. No exceptions. I am sometimes surprised at those folks willing to forgo the process, but not with this agent!

As a Buyer's Agent, I recommend writing a contract "As-Is with Right To Inspect". Buyers can essentially get a "free look" at the property, and if a licensed inspector determines that the repairs needed exceed their pain threshhold, the Buyer has the right to cancel the contract and get his deposit back. This process allows the Seller to refrain from being responsible for any repairs, but also affords the Buyer protection that they are not locked into a contract if a serious issue is found.

It is important to note that a Seller is never responsible for aesthetic improvements - a new paint job, for instance. Conversely, a Buyer cannot use expected aesthetic costs as a basis for "needed repairs". But the Buyer will be protected from major issues with the home not readily noticeable to the untrained eye.

For more information on working with a Buyer's Agent who can walk you through an "as-is" purchase, feel free to email me.

You are driving around, looking at properties. You see a great home, in a great neighborhood. Excited to see inside, you dial the number on the sign out front...

But WAIT. The listing agent on the sign likely represents the Seller's interest, not yours. Their job is to sell the home with the most advantageous terms for their Seller. It is critical that you have someone on your side, to represent your interests and negotiate the best deal for YOU.

A Buyer's Agent specializes in the interest of the home buyer!

In Sarasota, many agents act as "Transaction Brokers", meaning they can handle both sides of the deal. While they are ethically bound to deal honestly and fairly with you, they do not solely represent you.

Buyer´s Agents represent ONLY their Buyers. True Real Estate Agents are buyer agents. I do not list property. I am not trying to put you in a specific home or listing, or push a certain property. I will focus on finding the right home, negotiating the best price, and obtaining the best terms for your purchase.

Do you pay commission to a Buyer Agent? NO! As a home buyer, you do not pay our commission- it is paid by the Seller. Therefore, it costs you nothing to see what a difference a dedicated BUYER AGENT makes.

From first search to final close, a True Real Estate Buyer's Agent is by your side, and respresenting only your best interests. There simply is no better way to purchase Sarasota real estate!

Ready to get started? Email me!

I do not list properties, and these are not my company's listings. I have no incentive to push these properties, except that in my opinion, they represent some of the best deals on Siesta Key this week. If you need a professional Siesta Key Buyer Agent, who represents your interests 100%, I would love to assist you.

RESIDENTIAL - SINGLE FAMILY

$347,000 - 5212 Calle de Costa Rica Street - Updated 3BR home, beautiful landscaping, walk to beach - ~900 sq.ft

$349,000 - 636 Calle de Peru - Adorable cottage, walk to Siesta Beach or Village. 2BR /1 Ba

$399,900 - 5255 Winding Way - Canopy street, so close to Siesta Key Beach. 3 Br/2 BA plus efficiency apt. 1300+ sq. ft

$459,900 - 5159 Oakmont Place - Needs TLC, but great large family home. 3 BR/ 2BA POOL. 1900+ sq. ft.

$549,900 - 508 Treasure Boat Way - Updated, bamboo flooring, large yard. 3 BR/ 2 BA POOL. 2200+ sq.ft

CONDOMINIUM

$247,500 - 4822 Ocean Blvd #4E - Gulf front views, turnkey furnished large 1 BR. 800+ sq. ft.

$325,000 - 6157 Midnight Pass Road #E 52 - Turnkey, classy unit, tropical pool. 2 Br, 1100+ sq. ft.

$379,000 - 1250 N. Portofino Drive #M307 - Updated spectacular 2 BR unit, intracoastal views. Deep sailboat water.

$399,900 - 8635 Midnight Pass Road # 307C - Full bay views, private cabana, turnkey 2 BR. 1100+ sq. ft

$475,000 - 1103 Lake House Circle #C-107 - Across from Siesta Beach, turnkey 2BR with garage, over 1300 sq. ft!

I am a Buyer Agent. I represent ONLY buyers, and I keep a close eye on the deals and bargains available for them.

I do not list properties, and these are not my company's listings. I have no incentive to push these properties, except that in my opinion, they represent some of the best deals on Longboat Key this week. If you need a professional Longboat Key Buyer Agent, who represents your interests 100%, I would love to assist you.

RESIDENTIAL - SINGLE FAMILY

$325,000 - 740 Longboat Court - Priced at lot value, secluded and charming. 3 BR /2 Ba, 1000+ sq ft

$445,000 - 660 Fox Street - Located in the historic village of Longboat Key. 2BR/2BA, 1500+ sq. ft.

$484,900 - 549 St. Judes Drive - Remodeled and 150 feet to a private beach. 3BR/2BA, 1400+ sq ft

$489,000 - 700 Russell Street - Totally updated and turnkey furnished. 3 or 4 BR/ 2Ba, 1800+ sq. ft. POOL.

$750,000 - 7180 Gulf of Mexico Drive - Canal front, beach and boating. 3BR / 3BA, 2500+ Sq. ft, POOL

CONDOMINIUM

$249,000 - 3808 Gulf of Mexico Drive - On the Bay, 2BR /2BA, needs updating, 1000+ sq. ft

$299,900 - 741 North Spanish Drive #30 - 55+ Turnkey furnished, steps to the pool, bay views. 2Br/2BA, 1600+ sq. ft

$449,000 - 1930 Harbourside Drive, Unit #131 -Beautiful Bay views, full amenities, 2BR / 2BA, 1400+ sq. ft

$499,000 - 5260 Gulf of Mexico Drive, #404, 3 BR /3BA furnished, Gulf to Bay complex, 1400+ sq. ft.

$699,000 - 1701 Gulf of Mexico Drive #4D, Designer turnkey furnished, 2 master suites, 2 BR/ 2BA, 1500+ sq. ft.

I am a Buyer's Agent.

I work HARD to get my buyers a great deal. I am constantly searching out the best deals I can locate, and sending updates to buyers and investors. Although this is hard to believe, 2 years ago I actually told customers NOT to buy for investment, as it appeared the prices would drop.

But this market has resulted in buyers that have been misled...led to think

* That a down market means they can buy a $500,000 house for $100,000 (they can't)

* That a bank will take "any offer" on a foreclosure (they won't)

* That every home on the market is "overpriced" (it's not)

Absolutely, there are some great deals out there.

But a 3 Bedroom pool home, completely upgraded, close to the beach with a 3 car garage - does not exist for $150,000. No matter how many searches I perform, this property is not going to appear. It just isnt. Because even in a down market, Sarasota homes have value - this is a great place to live, work and visit. The latest numbers show the strongest sales month in years, and strong pending sales numbers. Neither of these indicate the prices falling.

Sarasota offers a thriving, beautiful community on the Gulf of Mexico. We have culture, 5 star dining, theater and arts. We have boating and fishing, year round events, great schools, and abundant sunshine. This is a highly desirable place to be, and it is the best time in recent memory to get your home for a fantastic price.

I work with buyers everyday. But they have been misled, and I worry about them.

I fear that they will miss great opportunities which exist in reality, while waiting for the "deals" which will likely never materialize.