Regina Brassil, ABR, e-Pro

Everyday I receive requests from home buyers looking for beach property under $200K. Unfortunately, even in a down market, that is not going to happen. On the rare occasion when a bank posts an REO so aggressively priced that it falls in that price category, it will be gone within hours. Out-of-town buyers will most likely never be able to move fast enough to snag such a deal.

The same is true for any of the incredible deals that come on the market. Local folks are lying in wait to snatch up a listing as soon as it comes online. A recent bank REO - a 5 BR 3ba pool home on 2 acres - was listed for $275K. It was worth, even in this market, $200K more than that. Within 24 hours there were 15 offers, and it was under contract.

So what chance does an out of town buyer, or a "normal" buyer (not investor) have to get a good deal? The answer lies in your perspective.

There are properties priced aggressively in every price range. Although not every deal is an amazing steal, across the board the properties are at lows not seen in years. All indicators point to Sarasota real estate being on the upswing, albeit a slow one. While we don't expect prices to rise dramatically or quickly, we do expect prices to go up from here.

Recently, clients have begun to realize that the "good" homes on their watch list are selling and that the remaining inventory is sparse. Instead of having 40 homes to choose from, they have 5. Sellers are more resilient and aren't dropping their prices further.

The deals are still here if you consider that prices are low, and you are likely buying at the bottom. But the days of stealing Sarasota real estate seem to be, in large part, over. If you have been considering purchasing Sarasota real estate, now might be the time to get in before the pendulum swings back...

This morning I shipped my kids off to yet another year of academic adventure. We are excited about this year, as my son enters the 5th grade - he's the big dog in the elementary school - and my daughter gets to enjoy the brand new Riverview School as a junior.

I am reminded yet again, as I toured schools and met teachers - of the excellence I have found in the school system. When I moved here from New York nearly a decade ago, my main concern was the school system for my young children. Not much has changed, as I speak everyday with concerned parents. They are looking for quality of life in paradise, but not at the expense of their kids education. I completely understand. I have been there.

My daughter went through Ashton Elementary, Sarasota Middle School and is now at Riverview. Her experience in all three has been stellar. The new Riverview campus is a shining testament to the fact that we are committed to giving our kids a safe, clean and modern place to learn and excel. Her courseload, which consists of college level courses and real life applications of technology, makes me comfortable that she will be well prepared for college and beyond.

Sarasota Middle School was the prepatory experience to Riverview, and she graduated from their Pioneers program. The teachers were firm, strict and expected alot from the kids. Sometimes the kids didn't like the approach - but now as an adolescent considering colleges, my daughter is grateful for the foundation she received there.

As my son begins his reign as king of Ashton elementary, I cant help but be a little nostalgic. This is the school that both my kids grew up in, and it will be sad to leave it behind at the end of the year. But the dedication of the teachers and staff, the openness of the campus (readily accepting parent participation and visits) and the fact that I can have lunch with my son whenever I want...those are special times and memories. My son, a bright child but with a speech disability, has grown in confidence and ability, and I attribute this to caring teachers.

The good news is this - my experience with these three schools is echoed by parents throughout the city. In the last several months, I have participated in the friendly competition - each parent extolling thier kids school as the best in town. Isn't that awesome? Our kids have had the opportunity and privilege to grow up in such a beautiful place, and their education has not suffered. In fact, they are flourishing. I am looking forward to this year, and to telling more parents about the excellent opportunities for their kids in Sarasota.

Perhaps one of the most misunderstood aspects of purchasing a condo in Sarasota seems to be the monthly fees. Although condos make more sense, lifestyle-wise, for our seasonal and part-time residents, they are often off-put by the condo fees. But condo fees provide real benefits and often SAVE you money over a single family homes fees.

Condo fees generally include:

1) Public insurance on the property - this covers the structure and outside of the unit, and most often the roof. This insurance would need to be acquired individually on a single family purchase, and the economies of scale in a community often make more sense. If you are purchasing waterfront, insurance is tough to get - but the condo complex insurance is already in place. Keep in mind - the insurance is often a large chunk of the condo fee - and waterfront properties are the most exposed to wind and water - so direct water front WILL have higher fees, generally due to insurance.

2) Pool / recreation facilities- Condo fees will include upkeep of any recreational facilities, which will vary from property to property. It is rare, however, that a pool is not included; tennis courts, fitness centers and clubhouses are other common amenities.

3) Maintenance of the grounds/Security - Fees will include upkeep of all grass, plants, trees, flowers, sidewalks, streets, gates, lakes and such - keeping up property values across the complex. Depending on the property, your condo fee may also go towards gated or manned security systems.

4) Reserves - Many condos set aside monies every month for repairs and upgrades to the complex, greatly reducing the need for assessments and unexpected out of pocket expense. Its a budget plan that allows for upkeep without hurting the homeowners financially.

5) Utilities/Maintenance - although less common, many condo associations will include basic cable, electricity, water/sewer and general maintenance repairs inside the unit.

When considering a condo, it is important to understand that if we add up the costs of all of the above to a homeowner, the condo fee may in fact be a fantastic value!

NOT COMPLETELY CONVINCED? Many single family home communities offer maintenance free sections that will allow for yard and grounds upkeep and recreational facilities for a low fee - but leave the insurance and utilities to you!

My name is Regina, and I am addicted to my computer.

I admit it. From my old life as a Director of Marketing for one of the largest corporations in the world - to my current life as an online representative of my Sarasota buyers brokerage - I rely heavily on my computer.

I absolutely love the fact that I can see up-to-the-minute price changes and new listings. I sometimes marvel at the sheer amount of information I can provide to my customers with a few clicks, and a digital camera.

With the advent of all this technology came the ability for home buyers and investors to be able to search for properties on their own. This is a fantastic advancement and has many home buyers thinking they can go it alone. But sometimes it causes more disappointment and frustration than it should.

For those not familiar with the inner workings of the MLS, or a good working knowledge of the area in which they are searching, listings can be misleading. And for all the great information that the MLS does provide consumers, there are still key pieces of information that can be seen and accessed by agents, but not the general public.

Everyday, I get inquiries as to why one property seems priced too good to be true. Some really are - and we love that! But others may have a hidden issue, and thats where an experienced buyer agent can be of great help.

1) The prettiest girl at the party - a home may be absolutely gorgeous. But if the seller over-built for the neighborhood, you may be looking at a home that is the most expensive on the block, and surrounded by far inferior homes. This is especially a concern for resale.

2) Through the fish eye - Creative photography can make a lawn seem huge, a room seem spacious, or even hide that terrible tile job.

3) There goes the neighborhood - Sadly, in a growing community like Sarasota, sometimes a once quiet street gets widened into a four lane highway...or that beautiful preserve behind a sellers home is slated for an office condo. Your property value may plummet when that happens. Often, the property already stares at a warehouse - but you wont see that in the listing!

4) Find Fido a new home - Many places do not allow pets. Sad, but true. If your pet is a part of your family, keep an eye out for restrictions that would exile him.

5) At least gas is cheaper - Many times, a listing will state that it is located in Sarasota, but its actually in Sarasota COUNTY. This is a big county. If Sarasota amenities and beaches are important to you, make sure we are in the right zip code!

6) Living expenses can kill you - Properties purchased over five years ago generally still have alot of equity. The seller can afford to sell at a seemingly great price. But if that condo is waterfront, or in a terrific community with lots of amenities, check the monthly fees. I have seen $179K condos with $700/month fees.

I strongly recommend you find a Sarasota buyers agent with community knowledge, online expertise and a serious honest streak - to help you determine the deals from the duds.

I have read several blogs (not on ActiveRain) where people are gloating about the real estate mess. These self-proclaimed "experts" have decided they are smarter than other people, and therefore, deserve the right to dismiss and ridicule an entire community of people who are hurting right now.

In the Sarasota real estate boom (2003-2005) there were, for sure, people who got in over their heads, purchasing multiple properties they couldn't afford.

But there are hundreds, thousands of others who relied on the expertise of real estate agents and mortgage professionals to get them into the home they always dreamed of. Were mistakes made? Of course. But they hardly deserve the treatment I was reading about this morning.

One blogger basically said he is gleefully rooting for home prices to plummet further and for more people to lose their homes, because at that point, he can buy up his empire. After all, apparently, he is alot brighter than most, and all these homeowners got themselves into this mess.

I recognize real estate is an investment and a business to many people. I also understand that yes, to many, markets like this are a great opportunity for financial windfall. I do not begrudge them that. Every day, I send unbelievable deals to my buyers...some most likely the result of a painful situation for the homeowner.

But do we have to be so smug and condescending along the way?

As a Sarasota buyer agent, I work hard every day to get my buyers the best price. And sometimes, that means lowballing and being aggressive. It's my job. But as a whole, I sincerely hope for the market to return to health, for the good of our community. And along the way, I refuse to delight in the misfortune of others.