About Walton County, FL

Welcome the Holidays!

Join us at Rulnick Realty Destin Florida

Wednesday, November 11, 12:00 noon

Open House, Pot-Luck Luncheon!

So far on the menu, we have ham, turkey, rolls, wine, beer, soda, turnips, carrots, broccoli casserole, bread pudding, green bean casserole, sweets, pie, pasta salad, sweet potatoes and more...

To our buyers, sellers, Emerald Coast Realtor friends, Facebook friends, vendors, business neighbors at Miramar Plaza and ALL OUR FRIENDS!

Bring a dish and join us for some merriment!

Address: 12889 Emerald Coast Pkwy. Ste 107-A, Destin, Florida 32550
We are 2.5 miles east of Destin Commons and the Mid-Bay Bridge, on the south side of Highway 98 in the Miramar Plaza.

Telephone 850-650-7883

We look forward to seeing you!

Wendy Rulnick, "It's Wendy!", Broker, Rulnick Realty, Inc.

This beautiful Bungalos at Sandestin home was just approved for short sale. Sandestin is a subdivision in Destin, Florida in Walton County. The home is scheduled to close within 30 days.

Lender: Bank of America, junior and senior liens

Hardship: Death of borrower partner

Mortgage Balance: $405,000

Sale Price: $310,000 approximately

Approval Time: 105 Days

If you need to sell your home as a short sale in Destin or Sandestin, Florida, it is best to hire an experienced short sale agent.

It's Wendy!

Wendy Rulnick, Broker, CRP, CRS, GRI, ABR Rulnick Realty, Inc.

Destin FL Real Estate

Destin and Sandestin Short Sales & Pre Foreclosure Help.

Read Destin Real Estate Blog

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy to sell your home or buy a home: itswendy@rulnickrealty.com

Call Wendy Rulnick, Destin real estate agent, to list and sell your home or condo on the Emerald Coast of Florida in Destin, Santa Rosa Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Seagrove Beach, Watercolor, Sandestin, Seaside, Crestview, Rosemary Beach, Mary Esther, Shalimar, Eglin AFB, Hurlburt Field. Wendy is a short sale and pre-foreclosure specialist and can help you sell or buy a short sale property in and around Destin Florida and the Emerald Coast. Wendy has been interviewed by Kiplinger Personal Finance Magazine and Business Week magazine, and has had her short sale articles appear in Florida Realtor Magazine.

Destin and Santa Rosa Beach, Florida Short Sales

To search Destin and Santa Rosa Beach, Fl Short Sales, Please Click The Link Below:

DESTIN AND SANTA ROSA BEACH FL SHORT SALE SEARCH

Tips for the Short Sale Buyer

I have short sale listings and I work with short sale buyers. My strategies for buyers and sellers are completely different. This article is written to benefit the short sale buyer.

I never suggest that a buyer place multiple properties under contract with the intention of buying one property. I feel this is a horrible approach and a complete waste of everyone's time. However, it is possible that a better option may come along while waiting out a short sale. I am looking out for my buyer's best interest and in some cases it may be in their best interest to purchase another property.

Any time there is a legal contract and/or a deposit in escrow, there is a risk to the buyer and I tell my buyers this. Typically, when there is a legal battle, the attorneys are the ones that benefit. Buyers need to know that the escrow agent will require a signed release from both parties to release the funds from escrow.

I often use some or all of the tips below to help protect my buyers. Some agents and sellers may strike these items, but I have had many contracts accepted with these terms. In many cases, the seller is willing to work a contract with contingencies. In a short sale, the seller cannot guarantee my buyer the home at the price and terms, so why should the buyer be 100% obligated to purchase the home?

Tips to Benefit Your Short Sale Buyer

• Avoid large deposits - Of course, many agents will advise their sellers not to accept your offer without a deposit. On my short sale listings, I advise my clients to require a deposit. I have seen bank owned (REO) properties that require a 10% deposit on a cash deal. I would never advise my clients to do this on a short sale. I try to stick with a $500 to $1,000 deposit, depending on the value of the property.
• Use the Far Bar As Is Contract: The standard inspection period language in the Florida FAR/BAR AS IS contract works well and I always start the inspection period upon lender acceptance. This inspection period is actually written like a due diligence period. I use this contract on all short sales.
• Buyer Friendly Cancellation Language: Have your attorney provide you with language that allows the buyer to cancel the agreement at anytime prior to lender acceptance, and allows for immediate release of the EMD. Some listing agents will not allow this but it offers flexibility to the buyer. Even with this language, most escrow agents will want a signed release.
• Closing Costs: I have had success requiring the seller to pay doc stamps on the deed and title insurance. Based on my experience, the banks do not have a problem paying these closing costs because they are looking at the net proceeds. I have never had a problem with doc stamps on the deed and title insurance. I typically do not ask for the short sale lender to pay mortgage related expenses because many banks will not pay these. Mortgage fees can change and this can create problems down the road.
• Only submit one offer to the bank: "Seller agrees to make property "contingent" on MLS and any new offers will be placed in a back up position. Only one offer will be submitted to the lender at a time" I believe that submitting multiple offers to lenders on short sales slows the process and is not good for the buyer. I advise my buyers to avoid short sales that involve submitting multiple offers to the bank.

I look forward to hearing some feedback and any other strategies that help short sale buyers. Every short sale that I have been involved in has been different. There really is no set strategy, just use common sense and protect your buyer.

Clayton Bonjean, Broker, MBA, CDPE

850-585-1284

Brokerclayton@gmail.com

Search Destin and Santa Rosa Beach Short Sales Below!

DESTIN AND SANTA ROSA BEACH FL SHORT SALE SEARCH

To Search Destin and Santa Rosa Beach Short Sales and Foreclosures, Click the Link Below.

DESTIN, FL AND SANTA ROSA BEACH, FL FORECLOSURE SEARCH

Help for the Buyer - Multiple Offers Without The Stomach Ache

I stay very busy working with buyers writing offers on short sales and bank owned properties in Destin, FL. I like to seek out the best deals for my clients and this often leads to multiple offer situations. This can be a very uncomfortable and stressfull situation for all agents and buyers involved. The tips below will help any buyer in this situation.

1. Do not make your offer based on the other offer. For all you know the other offer could be ridiculously low and have contingencies all over it or it could be above asking price. You will have no way of knowing the other offer unless the seller advises the listing agent to tell you. Speculation will get you nowhere.

2. Look at the comps and have your realtor provide you with a CMA "comparative market analysis". Make your decision based on the comps and base your offer on this analysis.

3. When you are told to submit your "Highest and Best Offer", submit your highest and best offer but understand that the bank or seller may ask for "Highest and Best" again. I have had this happen a few times.

4. Make your offer as clean as possible. Do not include too many contingencies because you may lose out to a lower offer.

5. I have seen many foreclosures and short sales sell for over the asking price. This happens all of the time. Sometimes banks and agents price homes under market to create a bidding war and many investors are aware of this.

6. The other agent is not lying about the other offer. This would be a major violation and we cannot assume this.

Keep a cool head and make a good offer when there are multiple offers on the table. Do not offer way too much and be careful with the low ball offers.

Clayton Bonjean, Broker, MBA, CDPE

www.mainsailrealtycompany.com

Many are interested in owning Gulf front real estate, but do not understand what is involved with permitting etc....

Below is a breakdown from the Florida Department of Environmental Protection that outlines the control. If you have any questions about a specific property in Destin, Fl, do not hesitate to contact me and I will answer or get you in touch with the person who can.

The Coastal Construction Control Line Program (CCCL) is an essential element of Florida's coastal management program. It provides protection for Florida's beaches and dunes while assuring reasonable use of private property. Recognizing the value of the state's beaches, the Florida legislature initiated the Coastal Construction Control Line Program to protect the coastal system from improperly sited and designed structures which can destabilize or destroy the beach and dune system. Once destabilized, the valuable natural resources are lost, as are its important values for recreation, upland property protection and environmental habitat. Adoption of a coastal construction control line establishes an area of jurisdiction in which special siting and design criteria are applied for construction and related activities. These standards may be more stringent than those already applied in the rest of the coastal building zone because of the greater forces expected to occur in the more seaward zone of the beach during a storm event.

Chapter 62B-33, Florida Administrative Code, provides the design and siting requirements that must be met to obtain a coastal construction control line permit. Approval or denial of a permit application is based upon a review of the potential impacts to the beach dune system, adjacent properties, native salt resistant vegetation, and marine turtles.

Coastal Construction Control Line Permit Managers

The CCCL permit managers are in charge of reviewing permit applications, issuing permits, ensuring compliance and consulting with permit applicants.