Cape Coral, FL Real Estate news
We all know Black Friday. The day after Thanksgiving that so many rush out in the wee hours in the hope of finding that AWESOME deal on some electronic or other great Holiday gift.
We'll compare the glossy store circulars to the real estate websites.
A couple will be lucky & will be able to buy one of the 3 50" flat screen t.v.s for $50.
We'll call that an under valued short sale that got lucky. You know the $50,000 home that exists in Cape Coral. You look at the photos online and can't believe your eyes. But you get down here to see that the house needs a lot of work (of course there were no pictures of that), the neighbors houses all look the same and it is very far away from every convenience.
Quit a few others will be able to buy that same t.v. for $500.
We'll call that a bank owned property that didn't get proper marketing. Maybe a listing agent called another agent or buyer right out the door on it. Maybe the listing agent didn't provide enough photos to entice buyers so only one offer came in.
And several others will miss the boat and have to pay $750 the following day.
We'll call that the typical great buyer deal. Bank owned; short sale or private seller. The buyer got a great deal. Their agent did everything to help them find the best deal. The buyers are still very happy with their purchase and realize that the real estate market is MOVING in Cape Coral. The house that they bought for $175,000 sold for nearly $400,000 in the peak.
Everyone knows that we are in a buyer's market. But that's a little misleading. How so? Well because; properties that are priced correctly are moving quickly and often times with multiple offers. So if you are up north looking at a house for $50,000 and you think you can buy it for less than that chances are you can't. If anything you'll probably have to pay more. I know it seems strange but that is what is happening. It happens time and time again when I work with buyers to find them deals.
A little trick to try: Look at homes listed slightly higher than other comparable properties. Offer just under what the others are asking and you may just get it. Or at least a decent deal. Why? Well because the homes just over market value are not getting any attention. Many sellers want to stay high to ‘give themselves wiggle room'.
To conclude, a very small percentage of buyers made a quick decision and were lucky enough to purchase a 3/2 pool home for $100,000. Many were lucky enough to purchase one for $125,000 but most paid upwards of $175,000 and more.
So with Black Friday coming up in conjunction with our busy season; I hope this guide assists you with your investment in Cape Coral real estate.
Yours in Success,
Susan Milner
Florida Future Realty, Inc.
(239) 542-8521
Specializing in great waterfront properties in Cape Coral & Surrounding areas. Visit us online at www.Florida-Future-Realty.us or search for homes online anytime at www.Florida-Future-Realty.com.
Copyright 2008 Susan Milner Florida Future Realty, Inc.
The recent blog I wrote about Countrywide short sales sure caused a lot of comments, emails and phone calls.
Not to worry, I have a solution.
1) Have an intake department with a checklist of items needed in package
(timeframe: same day of receipt)
a. Reject all that are missing items - send letter of explanation
b. Forward on all complete packages to analysis team
2) Analysis Team - reviews package
(timeframe: 2 days of review)
a. Verifies hardship
b. Verifies value
c. If good - forward to closing negotiator
d. If doesn't work - send letter of why/reject
3) Closing Negotiator - closes file
(timeframe: 2 days of review)
a. Reviews file
b. Send approval
Ok, maybe I'm in dreamland but I think this would work. Banks would send approvals within a week. Sell off bad loans within 30 days. Our real estate market would improve as the inventory is sold.
I'm sure there are thousands of incomplete, bogus-offers files sitting somewhere at every bank. If they would just reject those upon receipt it would give their staff time to work on files that actually make sense.
By the way, we will still handle Countrywide short sales. Just keep in mind that they might take longer than the others - at least until Countrywide fixes up their process.
Any loss mitigators out there? I'd love to hear your comments!
As always, if you are considering buying or selling in the Cape Coral and Ft. Myers area, we'd love to assist you. Buyers, search thousands of homes for sale on our website. Sellers, if you need help with a short sale let us know. We're here to help.
Yours in Success,
Florida Future Realty, Inc.
(239) 542-8521
copyright 2008 Susan Milner | Florida Future Realty, Inc.
Disclaimer: For those of you who are not familiar with short sales; this is NOT the way banks are handling short sales. This is how I propose they handle them. Currently many negotiations are taking 30-120 days to facilitate. Following the above advice would DRAMATICALLY reduce this time!
Update on Countrywide home loan short sales:
We have had much success in dealing with Countrywide Home Loans. And we will still help you with your Countrywide Short Sale. If you need help feel free to visit our site for more help on a Countrywide Short Sale.
Did you hear the most recent news though? Countrywide is now going to add verbiage to their short sale approval letter allowing them to RESCIND THE SALE OF SHORT SALE ON THE PROPERTY if they determine there was any fraud involved. Can you imagine being the buyer and thinking everything was fine & then 5 years later (statue of limitations on fraud - from date of determination) finding out that they were rescinding the closing? Crazy. And, Title Insurance specifically EXCLUDES coverage for this type of issue.
Previous post:
I no longer handle short sales through Countrywide. As an experienced short sale listing agent, I've had enough. I'll still help you with a short sale through ANY OTHER LENDER. Just not COUNTRYWIDE.
Read my story about why:
Countrywide short sales - a story
Enjoy.....WHY/HOW are they still in business? Oh yeah, thanks to Bank of America...ya, go B of A! :P
copyright 2008 Susan Milner
Florida Future Realty, Inc.
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Property information from NHMS (buyers must submit bids through a registered real estate agent).
Are you looking for a HUD home in Cape Coral, Florida? Florida Future Realty, Inc. is a licensed real estate brokerage registered with HUD. Our agents can show you HUD homes for sale.
Our agents also have access to all the other great listings for sale, including HUD homes, foreclosed homes, bank owned homes, reos, corporate owned properties, short sales and real estate for sale by motivated sellers.
Cape Coral short sales
Fort Myers short sales
Lehigh Acres short sales
E Ft. Myers short sales
N. Ft. Myers short sales
Estero short sales
You can search for all of the properties available in Lee County right online from the comfort of wherever you have internet access. Our website contains a user friendly real estate search engine and is 100% free to use. Go ahead, check it out: Lee County Real Estate Compare properties, see photos, get notified of new listings that match your criteria, save your favorites, schedule showings and more!
We look forward to hearing from you!
Yours in Success,
Susan Milner
Florida Future Realty, Inc.
239-542-8521
Copyright 2008
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Toll Free 888-764-6665 Cape Coral, FL Ft. Myers, FL Lee County FL - Your Future in Florida Awaits - 239.542.8521 From vacant land, to condo to luxury home....we handle it all!
* Please note: The information found here is my opinion and is not to be construed in any other manner. All information here belongs to me & cannot be copied without written permission from myself, the author. *
Hi & thanks for stopping in. (Hola y bienvenido) Let me give you a little background on myself. I am a licensed real estate broker (REALTOR® too) in the state of Florida. I have been investing in real estate here locally for the past several years. My previous occupation was actually working at a firm that teaches people how to invest in real estate. After having success myself I decided it would be great to assist others as well. I work with mostly investors but also love working with those who are true sellers. I say this because in our current buyer's market if you want to sell you have to be ready to make adjustments to your property & price it correctly. Buyers, there are many opportunities here for you. The prices are now lower than they've been in over 3 years in many neighborhoods!
I am constantly continuing to educate myself on new trends, the market, investment options & of course those required hours as well. I have my GRI designation. About 20% of REALTORS do so this isn't huge but it did take over 3 full weeks with tests at the end of each week section to obtain. I learned some new things while I was there of course. I also have my e-PRO designation. I think about 8% of REALTORS currently hold this one. It shows that I am competent in technology. I know that our buyers & sellers are more tech-savvy & stay up to date on technology to better service my clients. With over 60% of our buyers coming from out of state or out of country you have to be online.
I hold a Florida real estate Broker license. I am the broker for Florida Future Realty, Inc located in Cape Coral, Florida. I have many agents at my office ready to assist you with your buying or selling needs. I have agents that specialize in ALL areas of SW Florida including Fort Myers, Lehigh Acres, Bonita Springs, Naples, Punta Gorda, Pine Island & Cape Coral.
In conclusion, if you are looking for Cape Coral Homes or Ft. Myers Homes search no longer.
Our team consists of seller & buyer's agents to make sure you have the right fit for your needs.
Our buyer's agents are focused on bringing you the best buys in our current market place. They have the experience & knowledge to assist you from initial contract, through offer negotiations, inspections, financing options through to closing.
Our seller's agents are focused on listing & marketing your home or property to bring you the most exposure to net you the most possible amount within your preferred time frame. Selling a home in today's market is not like it was the past couple of years. We will assist you to make this as stressless as possible for you.
Our main office website is Cape Coral and Fort Myers Real Estate
If you like listing book go ahead and check out ours:http://cape-coral-homes.listingbook.com/
We also have a site set up for our pre-foreclosures & short sales. Here you can look through our inventory & join our mailing list to be the first to be notified of new listings: http://www.the-extreme-team.com/
Our team members speak fluent English & we have agents who also speak fluent Spanish.
All team members are licensed real estate sales associates in the state of Florida & members of the National Association of REALTORS®, Florida Associations of REALTORS® & members of our local (Greater Fort Myers & the Beach) Association of REALTORS®. REALTORS® hold the highest level of ethical duties to our customers.
Call us toll free at 1-888-764-6665 anytime to learn more about our team & real estate services.
Florida Future Realty, Inc is also a member of the Cape Coral Chamber of Commerce.
© Susan Milner, Florida Future Realty, Inc.
"I was worried to enter into a selling process, since I was living outside of the USA. You made it easy, quick & safe, even when we never met personally. Thanks a lot for being there representing me!"
- Roberto Gutierrez, Guatemala City, Guatemala
"Susan was an absolute God-send for me while trying to locate a home in Cape Coral. Her dedication to finding me JUST what I was looking for and not whatever was thrown out there made my job of house hunting from afar an absolute breeze. She really knows her job and clientele and will go the distance to make sure you are satisfied. I have enthusiastically referred her to many people already without hesitation."
- Staci Cottone, Lynn, MA
"Hard working, conscientious, the best we have met."
- Kevin & Cynthia String, Pepper Pike, OH / Ft. Myers, FL
"I won't bore you with details, but Susan's quick action enabled me to grab a piece of property and make a profit of $8,000 before I even paid for it! Amazing service. If you are looking for a Florida real estate agent who will look out for your best interest, your search is over. Call Susan!"
- Lee Simonson, Lewiston, NY
"Susan carefully evaluated and priced our properties to bring the highest selling price. We cleared MUCH more than we had initially anticipated."
- Julie Hockersmith, Cape Coral, FL
"This warm, genuine and charming young lady not only delivers everything she promises - she performed above and beyond my expectations. None of my questions were too trivial for her, and it amazed me how quickly she responded. Susan's expertise will put you at ease and make selling your property a pleasant experience."
- Cynthia Walker, Troy, IL
"She (Susan Milner, Realtor) was the most wonderful Realtor. She always went out of her way to help you out.I wish her all the luck in the world."
- Helen & Tom Gulcynski, now in Buffalo, NY (formerly Ft. Myers, FL)
"Susan was wonderful! I will work wtih her again and will refer others to her!!"
- Laura Guild, Depere, WI
"Susan was great, as always. She handled this deal, just as good or better than the first deal. I say that because this deal was harder than the first one, but, Susan made it happen start to finish. Thank you again."
- Pasquale Rayano & Carmen Martinez, W. Hempstead, NY
"...Susan possesses more professionalism than people in her field twice her age. I will use Susan for any of my future real estate investments in the Cape Coral area!"
- Brian Zarb, West Islip, NY
"Susan made the overall transaction very easy & very quick! I would definitely recommend Susan to a friend or to anyone who is looking for an agent."
- Pam Foust, Cape Coral, FL / Lady Lake, FL
"Susan is quick & prompt with her replies. I often ask her for information and receive it in hours, not days!! I have referred Susan to many colleagues. I have used many realtors & am very happy with Susan."
- Melissa Jones, Holly Springs, NC
"Susan is great, excellent follow-up & extra effort."
- Terry & Pam Rogers, West Lake, OH / Lehigh Acres, FL
"She (Susan) outperforms any realtor that I know. She is very professional and very easy to contact. I will recommend her to anyone who needs a realtor."
- Diego Gonzalez, Cape Coral, FL
"Very helpful & has a great response time"
- Thomas Senatore, Cape Coral, FL
"Susan was Great! A+. She was so very helpful to me, a keeper for sure."
- Harry & Joan Prentice, Louisville, KY
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