Selling Your Brevard County, Florida Home - (And a Suggestion For Homeowner Associations)

Everyone has an opinion on the home owner association.  Is it good?  Is it bad?  Where did home owner associations come from anyway?

As a real estate agent working with buyers who are most often looking to purchase a Brevard County, Florida home in a community with a mandatory home owner association I have one suggestion.

Home owner associations should monitor all homes for sale in their community.   If there is a current violation like neglected lawns/landscaping, paint color issues, mold/algae issues (common in Florida) or whatever address it as soon as the for sale sign goes up.

This is step will serve a couple of purposes.

1. First, it will help the seller get the home sold faster by improving an obvious appearance issue.   
2. Secondly, the new home owner will not be alienated by receiving a notice of violation as soon as they move in their new home. 

Sellers should also consider their compliance with association rules and restrictions when preparing their home for sale.  And sellers should make sure they accurately disclose how much the association dues currently are and if an increase is in the future.

Buying and selling a home can be quite stressful.  Dealing with home owner association issues up front is an easy hurdle to clear before the for sale sign goes up.

If you are considering selling your Viera, Florida home, pelase give me a call at 321-693-3850 if I can help.

Send me an email for your free market analysis.

 

Home Buying Process - Getting to the Closing (after the contract is signed!)

Whether buyer or seller a meeting of the minds (signed contract) is only the beginning of the end.   There will be many players (and emotions) involved in the process from contract signatures to the exchanging of keys.  At times there will be drama, excitement, fears, relief....you name it! 

The process I speak of here is specific to the Brevard County, Florida real estate purchase/sale process but similarities exist regardless of location.

Who are some of the actors?

Besides the obvious actors like the buyer, seller, buyer's real estate agent and seller's real estate agent probably the most important actor is the mortgage lender.

It is critical buyers have an open communication link with their mortgage lender.  Once a mortgage pre-approval has been received it is critical that nothing be done to impact it (no job change, no new major purchases, no new credit account or application, etc.).

Then there are the property inspectors.  The home inspector and termite inspectors are key to identifying red flags that either need to be addressed or send the message to walk away.  Some issues may require further examination by the expert (i.e. HVAC, contractor, etc.).   And if there is a pool or spa there may be an additional inspector involved as well.

With my buyers in Brevard County, Florida I always include an inspection contingency - a buyer's "get out of jail free card"  in all offers to purchase a home including cash offers.

Then there is the appraiser.  Although not part of the mortgage lender mentioned above it is this independent appraisal of value that ultimately determines whether a mortgage lender will indeed provide a mortgage loan.   This where I prefer buyers use a local lender who uses a local appraisal company  although a buyer has no impact on which appraiser is used.  I just spoke with an agent who had a buyer fail to obtain a mortgage because the appraiser was in Tampa - almost 150 miles away!

Finally, there is the closing agent.  In Brevard County, Florida the closing agent is typically a title company although attorneys provide closing services as well.

There can be other incidental actors involved as well depending on whether the sale is a distressed sale (short sale or foreclosure) or even an estate sale.

Whether buyer or seller keep your lines of communication open with your real estate agent as well as your mortgage lender.  Ask questions as they arise and be responsive to any and all requests for additional information.

Remember, with real estate transactions time is of the essence.  Do not miss deadlines!

Considering buying a home in Brevard County, Florida?  Call me at 321-693-3850 or send me an email.

Image courtesy of Stuart Miles at FreeDigitalPhotos.net

Home Seller Tips: List your Viera, Florida home for 30 days - period.

Home owners thinking about selling their Viera, Florida house or condo are very often nervous about committing to a Viera real estate agent for a potentially long time.  I can understand their concern when it comes to a long listing agreement to sell their home.

What happens if there is no activity?  What do they do if they are unhappy with the real estate agent they chose?   After all, sitting and waiting is not a marketing strategy!

I do not believe in long term listing agreements.  If I do my job correctly, there is no long commitment required.

What is my job?  To promote your home in such a manner as to get multiple offers with the last one being the best!

Selling your home disrupts your lifestyle.  Selling your home involves a lot of uncertainty about the future.

Sellers usually want to sell their home now and not six months down the road.

That is why I tell Brevard County, Florida home sellers to judge me by my 30-10-1 rule.


What is my 30-10-1 rule?   List your home wit me and you will have at least 10 showings in 30 days with at least one reasonable offer.  In other words, give me thirty days and and they can walk if they are not happy with my results.


What do I ask of my Viera, Florida home sellers?

Commitment to the process.  This includes adequate preparation for the market.  This includes accommodation of reasonable showing requests.  This includes maintaining their home in a ready to show condition that will impress prospective buyers.  This includes establishing a reasonable listing price that is supported by comparable properties.

Ready to sell your Viera, Florida home?  Call me at 321-693-3850 or send me an email. 

Where does the best advice available for home buyers come from?

If you are considering buying a home in the near future there will not be a shortage of advice.

Advice will likely come from all directions. 

The know-it-all at work will likely be among the first to offer advice as he knows it all.   And then get ready for the family experts.   Uncle Joe who knows everything will tell you the secrets of getting the best deal in town ("Go FSBO" may even be uttered).  And then lets not forget the Internet.  There is never a shortage of information on the Internet.

Buying a home requires specialized knowledge.  Buying a home requires specialized local knowledge.

Evaluating advice (solicited or not) can be a challenge.

If you are considering buying a Brevard County, Florida home here is some more unsolicited advice. But, in this case, I am a real estate agent with specialized local knowledge.  [By the way, this is the answer to the question posed in the title.]

A few points of unsolicited home buying advice from experience...

• Deal with the finances first - period.  
• Perception is reality.  You need someone to clarify your perception.
• Don't spend as much as you "can" on your home.  Regardless of the direction often real estate market buying high is not good strategy.
• Decide what your real requirements are and go from there. Then the pluses that separate these homes will lead you to the right decision for you. 
• Don't acquiesce to the "must have" items you will regret not having later. 
• Don't trust all you read.  The seller or their agent may be mistaken or, hopefully not, intentionally misleading.  This also applies to "public" records and MLS listing information. 
• Don't rely solely on what you "hear" someone say.
• Once a mortgage is pre-approved, freeze life as you know it. Don't make major purchases, open new accounts, change jobs.
• The only thing that can not be changed later is location.  Choose wisely.
• Homeowner associations exist to maintain uniformity and conformity.  
• Work with one real estate agent only.  Remember buyers don't pay the real estate agent fees - sellers do!
• Take your real estate agent with you to new construction models as well.

The above general comments are not all-inclusive but are provided only as a starting point to focus the reader.

If buying a home in Florida is in your plans, give me a call at 321-693-3850 if I can assist in any way.

Image courtesy of Stuart Miles at FreeDigitalPhotos.net

Advice for Melbourne, Florida Home Sellers

If you are considering selling your Melbourne, Florida home there will not be a shortage of advice.

Selling your home requires specialized knowledge.  Evaluating advice (solicited or not) can be a challenge.

Advice may come from all directions. 

The know-it-all at work will likely be among the first to offer advice as he knows it all!  "Uncle Fred" who knows everything will tell you the secrets.  Your neighbor (you know the guy who has not spoken to you twice in the past year) will tell you how much you should get for it.

Multiple real estate agents will  provide their take on the market, the price and how quickly they can get the job done (read this "hire me!").

I don't know you.  If you are considering selling your Melbourne, Florida home here is some more unsolicited advice.

• Disclose issues (current or past) up front.  Don't try to hide anything .
• Don't expect to get what you paid plus a return on your investment. 
• In the end the market will set the price for your home.  A ready willing buyer under no duress determines the ultimate selling price.
• Don't price high now and reduce later.  This not a great starter strategy.  Buyers will wonder why your home has been for sale for so long!
• Regardless of the direction of the real estate market buying high is not good strategy for buyers.  Reason enough for not listing high.
• Decide what your real requirements (net proceeds) are and go from there.  The market data may or may not support this number.
• Concentrate of the positives that separate your home from the others.  If it is "just like the rest," make it stand out by preparation, presentation and pricing.
• Accommodate as many showing requests as possible.  Not all prospective buyers have flexibility in their schedule if they are relocating from another area.
• Don't acquiesce to the real estate agent who gives you the highest recommended listing price. 
• Don't rely solely on what you "hear" in the feedback, if received.  After all, perception is reality.  

Gary L Waters © 
Florida Licensed Real Estate Broker
Waters Realty of Brevard, LLC
3270 Suntree Blvd #2218
Melbourne, FL 32940

Home Seller Tips: What are your utility costs?

Does a buyer care to know what your utility expenses are?

Although most buyers don't ask for them I believe a seller can separate themselves from the competition if they provide their electric bill information.  Perhaps an entire twelve months is not necessary but the summer months (July, August, September especially) could help a buyer gauge how "bad" it will be when the air conditioner is operating the most.

Of course "bad" can be "good" if your home features energy efficient appliances including  newer high SEER AC system.  Although not as common, natural gas heating, cooking and hot water is a big seller for many because of its lower costs (plus you don't lose it if the power goes out).

Other energy savings like new or extra insulation, hybrid hot water heater, tank-less hot water heater or solar energy features.

On the other side is the challenge selling an older less energy efficient home presents.

Utility costs will not likely be the major decision maker when selling your home but if it is something that gives you a leg up on the competition - use it!

For information on buying a home in Brevard County, Florida, give me a call at 321-693-3850 or send me an email.

If new construction is a consideration I suggest you take a look at  Lifestyle Homes SunSmart systems.   Better yet, give me a call for information about these solar powered homes. You still want your own real estate agent when considering new construction. 

Image courtesy of phasinphoto at FreeDigitalPhotos.net

Important Questions to Ask Every Real Estate Agent You Interview to Sell Your Home

There are hundreds of articles on the Internet about choosing a real estate agent.  many of these include the questions to ask every real estate agent you interview to sell your home.

This is not one of those lists of questions but rather the general topics to be include when interviewing a real estate agent to sell your home.

In my opinion the most important questions deal with three main topics.

1. Local knowledge.  Have you ever sold any homes in my neighborhood?  If so, when?   I have written this many times – local knowledge is critical.  How many homes are for sale in your neighborhood?  What type of sales are they (standard, short sale, foreclosure)?   What is my main competition?  Neighborhood knowledge is key - knowing your neighborhood and where your likely buyer will come from is key to market success.
2. Experience. How long have you been in the real estate business?   Having gone through a real estate market shakedown during the 2005-2008 period I think real estate agents who were in the business before and remained in the business have demonstrated some strengths like tenacity, creativity, stick to it ability, managing budgets, achieving results.
3. Success.   It is not necessarily how many listings one has today or has had in the past.  It is about the percent of listings that sell.  It is about the percent of original list price they get for their sellers.  It is about the number of days on the market (after all there are carrying costs while selling).  

 
Here is a list of questions to ask when interviewing a real estate agent to sell your home.

What is the best way to sell my house?

Signs your house is not priced right.

The Three Ps of Selling Your Home


Considering selling your Viera, Florida home?    Call me at 321-693-3850 if I can help.