Deborah Ryman, Realtor Beach Properties Santa Cruz County Vacation Homes

I love it when cities or towns are smart enough to retain character (if they were lucky enough to ever have it). Capitola is a city, rather a village, that many people say has European-like charm. Vintage houses (those are the Six Sisters below), beautiful natural surroundings. This is where Soquel Creek empties into the Pacific Ocean.

I vacationed in Capitola as a child, so I can attest to the fact that much of the charm of this jewel on the beach has been retained. Sadly, no more swings on the beach (if memory serves they were facing the sea wall in front of the Venetian Court). I read that way-back-when there was a mini-roller coaster in that area.

Also, on the Esplanade, while many of the buildings appear to be the same, the uses are different, at least from a big kid's perspective (I'm the big kid in case you are wondering). When I was a child, my dad gave me a few coins and I could roam around freely and play skee ball in one of the bars (I still recall my barefeet on the wooden plank floors). It's great to actually live in a vacation destination.

I work with both sellers and buyers, but have a special affinity for buyers because finding the right home for someone and then getting the transaction to successfully close is like an old fashioned treasure hunt, complete with prirate-like obstacles. Finding a property is the easy part. Getting a transaction to close takes skill and tenacity. I have always said "real estate is not for the faint of heart." You have to be internally strong to endure all of the obstacles that are to be encountered in today's marketplace.

If buyers think that an agent is simply someone who finds you a house, and then does "some paperwork," they couldn't be further from the truth. The idea that the real estate contract, addenda, and disclosures are just some random paperwork that has to be filled out is a commonplace perception. I know because sellers often ask me how much I will charge to "just do the paperwork" if they find the buyer. Real estate transactions involve REPRESENTATION on both sides.

On the buyer's side, once the desired property is found, then the agent must explain any known pitfalls or cautions to the buyer. This is disclosure. It's like playing Devil's Advocate. Once a buyer has all of the information that is known about the property, then they can make an informed decision whether or not the property meets their criteria. If there are risks (as there often are), then the buyer can decide if they want to take the risk and move forward (a risk could be a flood plane, an earthquake zone, big trees close to the property, unpermitted rooms (in this market, because so many buyers are FHA or USDA buyers, this last issue has taken on mammoth proportions - the lender will not lend in such cases, but for an all-cash or other conventional lender, it is often a risk issue for the buyer to confront).

On the way to close of escrow, the obstacles can be any number of things that might occur . . . the agent has to keep the buyer in contract by advising contingency removal dates (loan, appraisal, inspection, other . . .) and has to advise the buyer on blips that arise from inspections, additional information surfacing, etc.)

Selling a home is not at all like selling a car. The relationship between the agent and the client (whether buyer or seller) is like a serious, short-term relationship. Emotions can run high because all sides are playing for big stakes and issues get "triggered."

A buyer's agent who can provide some perspective to the buyer can assist in smoothing ruffled feathers. Explaining to a buyer that there is "no such thing as a perfect property" is one of the first points I try to get across (a subject for another blog).

Taking the role of the seller to explain to the buyer why the seller may not be chomping at the bit to offer a credit of $20k to replace ugly green shag carpet or anything else when the initial price was under market in the first place (and please note the comps that were produced to illustrate this), can give the buyer a realistic view of the market and what is reasonable and possible. Of course, if they insist upon asking for an "unreasonable" credit, for instance, I am obliged to present that request. I just like to make sure they understand the bigger picture and weigh all options . . . I try to always keep my eye on the ball and get the buyer to a successful close, achieving as many of their goals as is possible.

I had a floor call recently from a buyer in the Salinas, CA area. While our office may have listings in Salinas and some agents might do business in Monterey County, I prefer to specialize in Santa Cruz County. So I found an agent to refer the caller to, as well as a mortgage professional. In speaking with the mortgage professional to screen him for the caller, I told him the buyer is a first time buyer. I asked him if he was aware of programs for first time buyers (because one of the things I love to do is hook people up with resources and Santa Cruz County has a wonderful First Time Buyer program).

The mortgage guy was telling me about a particular program and I was taking notes, but I thought I was not hearing the name of the program correctly. I asked him to spell it out. He said:

U-S-D-A

I said, "you mean the government meat department?" It turns out that the federal government has a 100% financing program for first time buyers in particular rural areas. So they do meat and loans. I couldn't believe it.

Not all mortgage brokers seem to know about this program or if they know about it, many of them don't promote it. I like to make sure people investigate every possible option to get them to the goal of home ownership.

In this market (or any market, for that matter!) an 100% financing option is nothing to sneeze at.

This link doesn't tell you much, but it does prove that the program exists. USDA

Call me for a referral to a mortgage professional who is familiar with this program.

831-247-2753

The definition of who is considered a First Time Buyer in Santa Cruz County might surprise you. If you have not owned property for three years, you might qualify as a First Time Buyer. The program is an amazing resource that allows people of lower to medium income to get a foot in the home-ownership door. The basics of the program are as follows:

• You cannot have owned property for three years
• You must meet income restriction requirements (see County website for specifics)
• You must contribute five percent of the down payment towards closing costs
  
• The program will lend you up to 25% of the purchase price for a down payment
• The funds are recorded as a "Silent Second" - no payments are required as long as you live in the house and the loan must only be paid back if you sell the property
• One of the principals in the transaction must either live or work in Santa Cruz County
• The home must be used as a primary residence

Check out the County of Santa Cruz website for specific details.

I have assisted buyers in utilizing this program and it is amazing! Please call me if you would like me to coordinate resources for you.

831-247-2753

Yesterday, my dog and I took a favorite walk along Soquel Creek, where it empties into the Ocean at Capitola Beach. It was a beautiful day - the tourists were out in full force, frolicking on the beach, eating ice cream, moseying around. You can forget all of your cares in a moment when you smell the saltwater. There's nothing like the beach. It is so beautiful and relaxing.

Those of us who live in Santa Cruz County are lucky to have this amazing resource to enjoy. I am fortunate to live not a mile from this beach. It just changes your perspective to get out in nature where you can get in touch with the thrill of just being alive.