Mike & Eve Alexander, Representing ONLY the best interest of the Home Buyer...

Orlando New Construction Home Secrets

Most buyers walk into an ORLANDO NEW HOME CONSTRUCTION CENTER and fall in love.....

The Orlando New Home is staged to look bigger, the Orlando New Home is planned with the best view, the Orlando New Home is sparkling perfect and the Orlando New Home is GORGEOUS!!

Orlando Home Buyers love it, want it and will do anything to get it...including being impulsive without thinking about what they are committing to or reading anything before the sign.

Here is what Orlando New Construction Home Buyers do not see...the secrets in the small print, the secrets that the nice builder sales person with the big smile does not mention, the secrets that may make you re-think what you buy...

Here are some Orlando New Home Construction Secrets:

1. The builder typically has up to 2 years to complete your home.

2. The sale might not be subject to your financing...you don't qualify, you simply forfeit your deposit.

3. The sale might not be contingent on the property appraising at your purchase price...if the appraisal is short, you pay the difference...or walk away and loose your deposit.

4. The model home is not what you get...even having a bathroom door may be an "upgrade" (true story...only $175 more)

5. You might not be told about all the "flex" money or all incentives available to you.

Bringing your Buyers Agent along with you is a good thing. We are experienced in negotiating the best New Home terms available, selecting upgrades that make you money and advising you of your best options. NO HOME BUYING SECRETS WITH US...just ask.

Copyright @ Buyers Broker of Florida 2012 "Orlando New Home Construction Secrets"

Orlando Real Estate and the "F" word...

Desperately needed, Mostly Avoided, Rarely talked about, Seldom practiced, and ALWAYS MISUNDERSTOOD!

That dirty word...FIDUCIARY!!! Here's what it means:

• Representation
• Undivided Loyalty
• Responsibility
• Advisory
• Honesty
• Confidentiality
• Full Disclosure
• Ultimate Care
• Obedience
• Client Status

Fiduciary is a relationhip of trust where your Florida Real Estate Agent puts your interest above their own. Most Orlando Florida Realtors avoid being a "fiduciary" in order to release themselves of liability. They prefer to cover their own assets, rather than take care of yours.

Making matters worse for you and life easier for Orlando Florida Real Estate Agents, the State of Florida has turned away from requiring "Fiduciary Duties" from agents and currently every agent in Florida begins as a " Transaction Broker", a middle man, with no fiduciary duties for you. So, unless you have a written agreement for representation which INCLUDES FIDUCIARY DUTIES, you have to watch out for yourself.

A true "Florida Fiduciary Real Estate Agent" will have a higher degree of skill and dedication, because it takes a higher level of competence and confidence to pledge in writing that you will receive 100% loyalty, 100% confidentiality, 100% full disclosure along with top skill care and dilligence. A True Fiduciary Relationship also requires a agent who will always avoid any and all conflicts of interest. Read what the Media Says.

Now that you are an educated about Orlando Real Estate, why settle for anything less than a fiduciary relationship with your Orlando Real Estate Agent?

If you would like the most experienced Home Buying "Fiduciary" Agents in the Orlando Area that offer ONLY full Fiduciary Duties to the Homebuyer, please contact us. We would be glad to give you full "Fiduciary Representation".

Copyright @ Buyers Broker of Florida 2012 "Orlando Real Estate and the "F" word".

Orlando New Construction Homebuying Myths.

Builders all pay the Brokers fee, so do NOT go to see ORLANDO New Construction Homes without your Buyers Agent!

• MYTH: If a buyer goes alone, the builder will reduce the price of the agents commission.
• FACT: That will not happen. The base price stays the same and if you come alone, more than likely you will pay more than you need to.

Builders SALES people love to see an unaccompanied buyer...they are easier to "SELL" to.

• MYTH: What you see is what you get.
• FACT: What you see is what you get ONLY if you pay EXTRA.

Most model homes have an additional 50% of the base price in model upgrades...even the window size may be an upgrade cost.

• MYTH: The sales person is so nice and they said they will "take care" of me...
• FACT: Their job is to be nice and tell you how wonderful everything is...so that you stay happy and compliant.

Builder Sales people and Sales representatives work FOR the seller, not you the buyer...you are all alone...unless you brought your agent.

• Fact: There are builder "negotiables" that you will never know about. (We will advise you).
• Fact: Most buyers cannot pick the best lot for a good resale. (We know and will help)
• Fact: Builders will tell agents more insider information. (We share all information with you).
• Fact: Builders will not explain the contract...(We always read the contract...and the small print).
• Fact: Some upgrades will not be a good investment. (We know which are)

It is always in your best interest to bring your Buyers Agent when looking at new construction homes in Orlando. Smart Home Buyers Choose Exclusive Buyer Agents for representation and don't try to buy the home alone. For more information on the NEW HOME Builders in the Orlando Area, please contact us for a quick response.

Copyright @ Buyers Broker of Florida 2012 "Orlando New Construction Homebuying Myths"

Windermere Florida Waterfront Homes: Real Waterfront, Water View or just Water Access ?

Do not be fooled by the "WATER WORDS" in a listing. You need to know the difference when searching for waterfront property in Windermere.

Windermere Waterfront means that the property actually touches the lake, pond or canal. Sometimes your property line may go to the waters edge and sometimes your lot may extend very deep into the lake.

There are 107 direct waterfront homes in Windermere Florida that range from $329,000 to $9.9 Million with an average asking price of $359 per square foot. A direct waterfront property is valued at a premium depending upon the size of the lake, cleanliness of the lake, what type of boating is allowed, how many running feet you have on the shoreline, and the unobstructed views.

Windermere Water View means that from somewhere in the house you can see the water...it could be from the 2nd floor balcony and a corner glimpse. It is difficult to gauge how much less these properties are selling for, but just a distant water view is usually nothing to get excited about and is not valued at a premium price.

Windermere Water Access means that somewhere in that community a home owner has the right to access the lake...put in a boat or drop in a fishing line. Water access could be for the public or could be private only for homeowners in that Windermere lakefront community. a "Water Access" home does not mean that you can access the water from your backyard.

So, When you see the words "Windermere Florida Waterfront" don't get excited yet... search for homes read the description carefully and check to see if this Windermere Waterfront Home is truly water frontage, water view or just water access. If in doubt call us and we will tell you.

Copyright @ Buyers Broker of Florida 2012 "Windermere Florida Waterfront Homes: Real Waterfront, Water View or just Water Access ?

Orlando Home Buyer: How Low will the seller go $$$$ ?

Until you put a written purchase contract in front of the seller with all the terms of your offer, there is no accurate answer, because no one really knows what the seller will take for their home...not even the listing agent.

Here are some of the things that will influence what the seller wants or will sell the property for:

• Is the listed price reasonable?
• How much is the offer?
• What is sellers balance owed on the property?
• What is seller going to net after paying commissions and settlement charges?
• Is this enough money to secure the next residence?
• How much escrow deposit is buyer putting on the contract?
• How much down payment for mortgage does the buyer have?
• Does the buyer need seller to pay closing costs?
• Does the buyer have a strong pre-approval letter?
• How good or bad does the property look?
• Is the buyer asking the seller to fix things?
• Is the closing date reasonable?
• How much did the seller pay?
• What improvements did the seller make?
• How long has the property been on the market?
• How many showings or offers has the seller had?
• How badly does the seller need to sell?
• Who is making the selling decisions?

and last but not least....

• What does the sellers agent think of the offer on the property?

We are experts at helping buyers make offers and more importantly, negotiating for the lowest price and most favorable terms only for you, the buyer. Let us find out how low the seller will go in Orlando Negotiations.

Copyright @ Buyers Broker of Florida 2012 "Orlando Home Buyer: How low will the seller go?"