About Lee County, FL

SUMMER 2009 SOUTHWEST FLORIDA REPORT

Sales are up across the area as both investors and end users are scooping up the great deals on some of the foreclosed properties. Savvy buyers are starting to understand the way to a good deal. There was a period a few months ago when you could buy a foreclosed home in Cape Coral for under the bank's asking price. Generally speaking those days are over.

Does a full price offer guarantee success in buying one of these homes?

No, not necessarily. Depending on the price range most properties under $100000 end up with multiple offers. It could be a bid of a few hundred dollars over the list price will get that home. The key is aligning with a Realtor who is able to advise you correctly. Time is critical as your dream home could be gone before you know about it. If you have a Realtor working for you, at no charge, they will be on top of new listings as they hit the market and identify homes that fit your specifications. Be ready to decide right away.

Of course you will already have a mortgage pre-approval in hand as required by all bank owned sales unless you are paying by cash. If that's the case then you will need to provide proof of funds with your contract's submission instead.

Does the bank prefer a cash offer over someone needing a mortgage? NO. They prefer the highest offer. Period. They are trying to obtain the highest price for one of their assets. If you are not preapproved your offer generally won't be submitted to the bank for consideration.

If the listing says you must obtain pre-approval from a specific bank that is considered a RESPA violation. They are seen frequently in the confidential terms for Realtors in the MLS. That listing's realtor can be in big trouble for publishing those terms. Yes you may require a pre-approval from a legitimate bank. No, they can not require you to go to a specific lender. A cynical person could conclude it's just a way for unscrupulous mortgage officers to generate business. Again that's where you're experienced Realtor comes in to say no to that nonsense. Recently I confronted a fellow Realtor about this. His answer was he did not know it was illegal, but was just copying other listings. Sad. All he needed to do was call our free legal hotline if he had a question about legality.

But mortgage pre-approvals are easy to apply for and we recommend getting yours from whatever bank or credit union you have a relationship. It should also be free. You will still be able to shop around for the best rate but once you have the pre-approval in hand you are able to buy.

The period between 4/10/2009 and 7/08/2009 two thousand one hundred fifty four properties (single family, condos, townhomes etc.) were SOLD with the assistance of a Realtor. Of those 2154 properties only 421 were successful short sales. But 1200 were properties that were foreclosure sales. The remaining 533 were average people successfully selling in this buyers market. They should be congratulated for pricing their properties according to market conditions. The days of "I'm not going to give it away" or "I need to add to the listing price to figure in negotiations" are over for now. It's so important to price it correctly from the very beginning.

If you have not bought a home within the last 3 years you could qualify for up to $8000 government credit as a first time home buyer. And now that credit can be used for down payment assistance and help with closing costs. So don't wait much longer as this credit is due to end in November. And interest rates are still very low.

Finally, visit our homes for sale section as we always have a nice selection of properties in all price points. If you don't see your dream home there then visit our free MLS search for consumers. If you do register we will also sign you up for the more advanced automated LISTINGBOOK program you might have heard of. Everyone that has used it loves it. All we need is a name and email address to sign you up.

These are the latest South Fort Myers foreclosures located in some of the best communities in that area of Fort Myers.This is a great location about some 6 to 7 miles from Fort Myers Beach and even less to Sanibel Island.

Parker Lakes at the Meadows

One of the properties which stand out is the single home in Parker Lakes at The Meadows off Gladiolus, which is listed at terrific price for the community at $149,800. I wouldn’t be surprised if offers go over the asking price. The other one is at located in the small community ( not tiny either with man made lakes, tennis courts and community pool)of Calusa Palms which carriage home I recommend due to the decent SF, high ceiling and open floor plans build in 2004. That is a low asking price of $114,325. This is at a very affordable $70/sf.

The single home at Venitian Village is also a good deal due to age of the home ( 2004 and the overall style and size with over 1900 SF. Its located just next to Calusa Palms.

Last one at Paddle Creek is just a good deal because of the lake view and location and therefore makes it a strong investment. Interesting 2 story home.Needs some updating but not much.These properties are presented by a local experienced Real Estate Agent and should not be confused with the listing agents.

For more information regarding deals in this area e-mail LLoyd at realtorlloydn@aol.com

Happy Hunting!

LLoyd Nichols

Right Choice Realty LLC
cell: 239-810-2980
office: 239-463-5217
Activerain Local Blog: http://localism.com/neighbor/lloydn
Active Rain Blog: http://activerain.com/lloydn
Website: http://www.mlsouthwestfloridahomes.com
Search the MLS in Southwest Florida
Listingbook: http://lloydnswfloridahomes.listingbook.com/

Client Summary Report

Property Type Residential Include Property Subtypes Low Rise (1-3), Mid Rise (4-7), Single Family, Townhouse, Villa Attch/Half Dup GEO Area FM10 - Fort Myers Ar Status Active Foreclosed/REO Yes

Listings as of 07/08/09 at 11:12pm

Active 07/08/09 Listing # 200932837 14738 Calusa Palms Dr #102 Fort Myers, FL 33919-7797 Listing Price: $116,325 County: Lee

coming soon (pics)
Property Type	Residential	Property Subtype	Low Rise (1-3)
GEO Area	FM10 - calusa	Subdivision	Calusa Palms
Beds	2	Living Area	1665 Tax Data
Baths(FH)	2 (2 0)	Price/Sq Ft	$69.86
Year Built	2004	Lot Sq Ft(approx)	10106 ((Tax Data))
PID	28452443000100102
Lot Acres (approx)	0.232

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Directions Head west on Daniels Pkwy, left onto Ben C Pratt/6 Mile Cypress Pkwy, continue on Gladiolus Dr, right onto A&W Bulb Rd, right onto Calusa Palms Dr.

Property Information Beautiful 1st floor carriage home in Calusa Palms development. Conveniently located in South Fort Myers near the river, beaches, and shopping! 42 raised panel wood cabinets in kitchen. Large garden tub and separate shower in master. Screened lanai facing manicured back yard and privacy wall. Attached 1-car garage. Community has sidewalks, community pool, tennis, putting green, clubhouse, and play area. Cable included in HOA dues. Great opportunity!

Active 11/20/08 Listing # 200861609 8805 Lateen Ln #105 Fort Myers, FL 33919-6985 Listing Price: $139,900 County: Lee

coming soon
Property Type	Residential	Property Subtype	Low Rise (1-3)
GEO Area	FM10 - paddle	Subdivision	Paddle Creek
Building Des	2 Story
Beds	2	Living Area	1381 Tax Data
Baths(FH)	3 (2 1)	Price/Sq Ft	$101.30
Year Built	1983	Lot Sq Ft(approx)	3790 ((Tax Data))
PID	4524340800007105
Lot Acres (approx)	0.087

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Directions SO. ON WINKLER RD FROM CYPRESS LAKE DRIVE TO RIGHT ON LATEEN LN. 2ND LEFT AT PARKING LOT INDRIVE, IMMEDIATE RT. ALL THE WAY TO THE END.

Property Information . . BRING YOUR INVESTORS TENANT OCCUPIED UNTIL 12/1/08 BEAUTIFUL LAKE VIEW CONDO.END UNIT.NEW CARPET IN HUGE MASTER BEDROOM W/ PRIVATE BALCONY OVERLOOKING THE WATER. SPACIOUS LIVING AREA WITH NEWER CARPET AND TILE. APPLIANCES LESS THAN A YEAR OLD. LOCATED IN A NICE QUIET SECLUDED NEIGHBORHOOD WITH HEATED POOL AND HOT TUB. PET FRIENDLY !

Presented By: Lloyd Nichols Right Choice Realty LLC Primary: 239-810-2980 Secondary: 239-463-5217 Other: E-mail: realtorlloydn@aol.com 6360 Presidential Ct. Ft Myers, FL 33919 239-810-2980 July 2009 Web Page: http://activerain.com/lloydn

Featured properties may not be listed by the office/agent presenting this brochure. Information has not been verified, is not guaranteed, and is subject to change. Copyright ©2009 Rapattoni Corporation. All rights reserved.

Client Summary Report

Listings as of 07/08/09 at 11:12pm

Active 06/23/09 Listing # 200930743 15200 Cricket Ln Fort Myers, FL 33919-8316 Listing Price: $149,800 County: Lee

coming soon
Property Type	Residential	Property Subtype	Single Family
GEO Area	FM10 - parker	Subdivision	Parker Lakes
Beds	3	Living Area	1485 Tax Data
Baths(FH)	2 (2 0)	Price/Sq Ft	$100.88
Year Built	1992	Lot Sq Ft(approx)	7057 ((Tax Data))
PID	334524020000A0130
Lot Acres (approx)	0.162

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Directions Gladiolus north into Parker Lakes, right into The Meadows at Parker Lakes, right on Cricket Lane.

Property Information Bank foreclosure. Bank has just updated interior with fresh paint, carpet, new range, dishwasher, disposal, bathroom sinks, faucets & flooring, ceiling fans and more. High ceilings, nice floorplan, screened porch. Spacious corner lot next to cul-de-sac in Meadows at Parker Lakes. House does not back up to Gladiolus. Buyer to verify all HOA details and current fees.

Active 07/01/09 Listing # 200932592 9950 Mar Largo Cir Fort Myers, FL 33919-7324 Listing Price: $214,000 County: Lee

coming soon
Property Type	Residential	Property Subtype	Single Family
GEO Area	FM10 - veneti	Subdivision	Venetian Village
Beds	3	Living Area	1993 Tax Data
Baths(FH)	2 (2 0)	Price/Sq Ft	$107.38
Year Built	2004	Lot Sq Ft(approx)	12502 ((Tax Data))
PID	284524260000A0070
Lot Acres (approx)	0.287

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Directions Mcgregor blvd to south on A&W bulb rd * community is on the left * after the gate take a left.

Property Information wow!! this is a really nice home in a great location! *

Presented By: Lloyd Nichols Right Choice Realty LLC Primary: 239-810-2980 Secondary: 239-463-5217 Other: E-mail: realtorlloydn@aol.com 6360 Presidential Ct. Ft Myers, FL 33919 239-810-2980 July 2009 Web Page: http://activerain.com/lloydn

Featured properties may not be listed by the office/agent presenting this brochure. Information has not been verified, is not guaranteed, and is subject to change. Copyright ©2009 Rapattoni Corporation. All rights reserved.

        Located  in North Captiva, an island home is available for $328,500. North Captiva is the small sister island to Sanibel, It is also called Upper Captiva. You can reach it only by boat . There is also a North Captiva Ferry  which will bring you there.This home has 2 bedrooms and one bath and is a short walk to the beach.

It is a Captiva foreclosure. The home was build in 2000 and needs updating. The construction is on pilling or stilts on frame and aluminum. The lot is 80’X 110’ on well and septic like the whole island. The under air square footage is 871, however the total square footage of the home is just under 4000 square feet. The balcony could easily be unclosed and add some nice under air space with a view of the ocean.It is not smack on the Gulf.Just close by. 

                                                        Panama Shell, Captiva FL

         The second one is a beauty of nearly 3400 square feet 4 bedrooms and 2.5 baths, tiled roof 2 story island home located in Sanibel. It was built in 2002 and is also a Sanibel foreclosure and is listed at $879,900. It was once listed at $2,300,000 in February 2008.This is a foreclosure at its best. It does have a generous pool and 2 car garage with almost 1/3 of an acre, which is a pretty good size lot for the island.The floor plan is modern and open with Granite countertops, Arched Doorways, Built-in Shelving, Beautiful Crown Molding, Tray Ceilings, Recessed Lighting, Covered Patios, Screened Porches. It has about 6700 square feet of total square feet. Located in a quiet area of Sanibel. Island life at its best. Classic architecture with a modern twist.

                  Pyrula home, Sanibel FL

    For more information e-mail Lloyd or give me a buzz on my cell.

                      and happy Hunting!

LLoyd Nichols
Right Choice Realty LLC
cell: 239-810-2980
office: 239-463-5217
Activerain Local Blog: http://localism.com/neighbor/lloydn
Active Rain Blog: http://activerain.com/lloydn
Website: http://www.mlsouthwestfloridahomes.com
Search the MLS in Southwest Florida
Listingbook: http://lloydnswfloridahomes.listingbook.com/

Sunset shot taken on Fort Myers Beach to remind me why I fell in love with this place !

Shot taken with my Canon point & shoot. No editing/processing. Please do not use without my permission !

Hello Folks,

Last night was a great night for walking the beach. One of the first nights in quite some time that we did not have thundershowers. Barefoot beach is a great place to walk because few people go out there. Typically it costs $8.00 to visit this county park, but they stop collecting the fee at 5:00pm in the evenings, so if you go out after 5:00pm, it is free to enter.

Here are some pics from last night's walk on barefoot beach....

A small Sea Urchin..