Orlando Real Estate Blog, Orlando Real Estate, Orlando Buyers Agent

Do Lake Mary Florida Short Sale Home Sellers really want to sell?

Some Lake Mary Short Sale Sellers really don't want to sell their house...they just want to pretend to short sale the house... forever... so that they can  live in the Lake Mary home longer...without paying the mortgage.  Harsh?  I don't think so.  Not all Lake Mary short sale sellers want to make the property available for showing. 

 I know, because I tried to show short sales.

Yesterday I was setting up Lake Mary properties to show ...unfortunately, Lake Mary short sale properties were also on the list of Lake Mary homes to show.  In Central Florida about 35% of homes being sold are short sales, so sometimes it is impossible to avoid them... back to my Lake Mary short sale story:

I had no problem getting in to see any of the homes....except half of the short sales.  (even with a lockbox on the house)  "Can you come next week?",  "Oh gee, no...the dogs will be there" , "11am is too early, can you come between 4pm and 4:15 pm? "

NO! I can't...do the short sale sellers really think that I will reschedule the showing for next week?,  or park on the corner till they get out of bed?  Of course not, they just want me to go away... because what if the buyer really wanted to buy it?  Then the sellers would actually have to move!  ...and start paying rent!

I used to think that tenants were a problem...but short sale sellers are starting to win the award.  Do Lake Mary Florida Short Sale Home Sellers really want to sell?  Sure, most do...but the number of short sale sellers that don't want to move is growing.  For sure.

 For a custom list of short sale properties please contact us. 407-539-1053

Copyright @ Buyers Broker of Florida 2012 "Do Lake Mary Florida Short Sale Home Sellers really want to sell?"

Short Sales: Questions and Answers

Lake Mary Foreclosures and Bargain Real Estate

Short Sales and Sellers Mistakes

Orlando Buyer Broker opinion on "Orlando Foreclosure Shadow inventory"

I am sure that every Orlando Home Buyer has heard about the GLUT OF BANK FORECLOSED HOMES  in ORLANDO  that the banks are holding back and will release when these foreclosed properties are ripe for the Orlando home market...supposedly, this will flood the Central Florida Real Estate Market with lots of bank owned bargain homes.

This Orlando Buyers Broker no longer believes that!

Orlando Buyers Broker comments further that even if this phantom shadow housing inventory of Orlando foreclosure REO's and Bank Owned Homes were to come to the Orlando Real Estate Market, it will be so diluted due to the  Orlando shortage of homes available to buy that it will not be noticeable...now that part is for real.

This "Shadow Housing Inventory" story has been Home Drama News in the news papers and television for too many years .

In fact, It has been 3 years since I first started hearing about this wave of Orlando Foreclosure Homes coming and I have not seen any bunch of homes hit the real estate market, in fact the number of Orlando foreclosure homes are decreasing...as are all the regular inventory Orlando homes and Central Florida Homes.   Do I believe that all these foreclosures are still coming?  probably not...but either way, I have sure stopped waiting for it...

WHY?  Because not only will more foreclosed homes not make a difference in inventory, I also don't believe that they will be bargain priced either...banks are not giving away properties anymore.  Multiple offers for bank owned properties are common.

Meanwhile there are still some bargains left so call me to chat about what is available.  407-539-1053

Copyright @ Buyers Broker of Florida 2012:"Orlando Buyer Broker opinion on Orlando Foreclosure Shadow Inventory"

Is your Lake Nona Buyers Agent or Orlando Buyers Agent a FAKE?

If you read the Florida Real Estate Forums , it is easy to conclude that many Real Estate Agents who call themselves "buyers agents" don't understand the responsibilities that go along with representing  a home buyer and  always putting the buyer's best interest first. 

Yes, that DOES mean your buyers agent must put your  best interest above their own.  That is a Buyers Agent's duty, not a choice.

Here are some of the misguided real estate comments I have read from buyers agents who claim to represent home buyers:

• 1.  "Oh, I would never present THAT offer for the buyer...I have a reputation to uphold." (A Buyers Agent does has a fiduciary duty to present the buyers offer in the best light possible.)
• 2.  "I am not going to piss off the seller...I farm that community."  (No comment needed)
• 3.  "I would never "investigate" for the buyer...not my job...too much liability.  (A Buyer Agents job is to use their expertise to dig deeper to make sure that the buyer is aware of any negatives surrounding the home purchase...it is not the buyer agents option to "pick and choose" which fiduciary duty they feel like doing.) 

Real Buyers Agents do not straddle the fence... a Buyers Agent that is truely representing the buyer as a FLORIDA BUYERS AGENT, will focus only on taking care of the Lake Nona Home Buyer's needs...without exceptions. So, if your Lake Nona Buyers Agent or Orlando Buyers Agent is a Fake, and you are looking for Genuine Buyer Representation in Central Florida, please give us a call.  407-539-1053

 For home buying outside of Florida please go to the National Association of Exclusive Buyers Agents.

Copyright @ Buyers Broker of Florida  2012 "Is your Lake Nona Orlando Buyers Agents a Fake?"

Tips on how to buy a home in Lake Nona

Orlando New Home Construction Secrets

What Winter Park Home Buyers don't know about Real Estate Agents...

1.The Winter Park listing agent is not your buddy.  They work for the seller and their job is to sell the property for the highest price and most favorable terms for the seller.

2.  If a Winter Park property is listed with XYZ Realty, every agent that works at XYZ Realty is obligated to promote their brokers company listed properties.  Some agents get paid more commission if they sell  "in house".

3.  In Winter Park Florida 99.99% of real estate agents practice as "Transaction Brokers" with no loyalty to either the home buyer or the home seller.  If so, you as a Winter Park Home buyer, have no one to advocate for you.

4.  In Florida, if you wish to be a represented home buyer, you must have a written agreement with a Florida Real Estate Buyers Agent.  The agreement must be specific about the duties of the agent, otherwise you are on your own.

5.  If you are not a Home Buyer represented by a Home Buyers Agent, more than likely you will pay more than you need to for a property with terms that may not be favorable to you.

6.  There are Buyers Agents in a traditional office and there are specialized Exclusive Buyers agents.  The difference is like day and night.  Only an  Exclusive Buyers Agents can represent you on any property in Winter Park, or the state of Florida, with never a conflict of interest.

•  U.S. Department of Hud says: "It is your responsibility to search for an agent the will represent your best interests in a real estate transaction.  If you want someone to represent only you, consider hiring an "Exclusive Buyers Agent"
• Kiplinger's Personal Finance: "Exclusive Buyers Brokers are obliged to help you find the best deal and lowest price.
• Consumer Reports: Make sure you get a Buyer's Agent who's genuine...at a firm that does not accept listings.
• Money Magazine: Confide to a traditional real estate broker that you're prepared to bid as much as $XXX on  a house and the broker will tip off the seller.  Tell a Buyers Broker, and the seller will never know.

                                                                      Why settle for less?

Copyright @ Buyers Broker of Florida 2012 "Six things that Winter Park Homebuyers don't know about Real Estate Agents".

Homes in Winter Park Florida

Winter Park Million Dollar Homes

Winter Park Foreclosures

How to negotiate buying a home in Windermere Florida ...

1.  Decide how badly you want the Windermere house.  If the house is just the run of the mill and you don't care if you get the house, than you can gamble with your offer.  But if this is the Windermere home of your dreams or one-of-a-kind Windermere property, then stop playing games and buy it.  While you play hardball, your Windermere dream home might just be sold to another Windermere home buyer who recognizes the home value and moves quicker. 

2.  Look at the home comparable properties of what has sold, but also look at what else is available in the community, and what is under contract waiting to close.  Is there an adequate supply of homes with your criteria?  When there is no supply in a desirable part of town, that makes this property worth more...after all, what else is there to buy?   

Please stay off of Zillow for a bogus Zestimate and just ask me.  I will provide you with more information than you need to make an informed home buying decision.

3.  What to offer on a house depends upon a lot of factors which a good buyers agent can help you with. The home offer depends upon how well the property is priced, the location, the curb appeal, how long it has been on the market, and how much money you need to invest to make it perfect for you.  Your budget or personal situation has nothing to do with the real value of Windermere Real Estate.

4.  If your Real Estate Agent is worried about what the listing agent or seller will think, change agents at your first opportunity.  Making offers to buy Windermere real estate should be done by a professional buyers agent, not a agent who cares more about looking good and remaining popular...and don't you worry about the seller either...making an offer is just business.  The seller will either accept, counter offer or reject...that is not life threatening.

5.  A "multiple offer" situation means you are in a bidding competition with other home buyers, so  you need to give it your best shot.  Come in with your "highest and best"  offer and do not ask for things that you really don't care about, because you might not get another chance to change your offer.  Always try to pay your own closing costs and provide a strong pre-approval letter or proof of funds for a cash deal.  The Windermere Florida  property might sell for full price or more...

 I love to negotiate and will always present your home offer in the best light possible. You are the client, so the offer on the house is always your decision...and I will never throw you under the bus...but if you want my opinion, be prepared to hear the truth.

Copyright @ Buyers Broker of Florida 2012 " How to negotiate buying a home in Windermere Florida"...

Tips on how to buy a waterfront home in Windermere

How to buy a home in Windermere without a pushy realtor

Home investor in Orlando?  Please don't read this...

Recently there was a question  posted to a Florida Real Estate forum where a new home investor asked if they could make money investing in Central Florida Real Estate.  I was shocked at the realtors  answers that  overwhelmingly said "Sure, no problem"  "of course you can...Absolutely"!

What wrong answers!                                               

Here is my "Orlando Real Estate Investor" answer:  "It just depends..."

There are many Real Estate Investors in Orlando today that think they can leverage the property, close on it with OPM (Other People's Money) and start making money tomorrow...Oh, how I wish!

Making  money on real estate investments is not as easy as they say on TV and I say it "just  depends"...maybe or maybe not.  Here are some things to consider:

What are your home investment goals? 

• What are you buying, a house, townhouse, or condo?
• Buy a Property to hold, to flip, to rent?  Long term or short term?
• What part of town are you buying the investment property in?
• What kind of profit do you need or hope to make on your real estate investment?
• How much cash are you working with?
• How much extra cash is available for unforeseen problems with the investor property?
• Who is doing the labor ?  You? Or will you have to pay to have all the work done on the property?
• Do you need the rental income from the property to pay the mortgage or over head?
• Do you have the guts to tell a tenant to pay up or get out? Or fire your property manager?

Answers to the above questions will determine if a home  investor in Orlando will make money....

So if you are an Home Investor in Orlando and did read this....The real answer to  MAKING MONEY ON INVESTING IN REAL ESTATE  IN ORLANDO IS :  "IT JUST DEPENDS"

For a no baloney, straight shootin, no bull, honest answer, call me...  

Copyright @ Buyers Broker of Florida 2012 "Home investor in Orlando?  Please don't read this..."       

"Your Highest and Best Offer" on Orlando Real Estate

"Orlando Real Estate is not in the toilet".

Tips on how to buy a home in Lake Nona

Lake Nona, Florida is a hot area... some communities in Lake Nona are just sizzling. The Lake Nona area is a big draw for home buyers due to the planned Medical City that will have  the latest and greatest in Medical technology. Add to that the new top rated Lake Nona schools, new Lake Nona infrastructure and you will understand why Lake Nona is expected to draw the most residents and the biggest growth in Central Florida in the next few years.

The demand for homes in Lake Nona is high, and the prices are climbing.  The high demand and limited supply is driving the home prices up and I expect them to go even higher...

Here are some home buying tips that may make home buying in Lake Nona easier.

1.  Get pre-approved for financing...let a reputable lender pull your credit, verify your documents and provide you with a "good faith estimate" of all your costs to acquire the Lake Nona Property.  Stay off the internet and don't go to websites where you plug in your information and let dozens of loan officers compete for your business.  It has happened where 67 people pull your credit or spin a tale about a miracle interest rate.  We can recommend several reputable lenders.

 2.  Decide on the minimum size of home you are willing to accept.  Bigger is not always better, and every Lake Nona home purchase is a trade off, regardless of what price range you are buying in.  Focus on what is most important to you....trim your list of "must haves" and keep an open mind.

 3.  Be realistic. This is Florida, where we do not have basements and all wood frame homes are typically high maintenance, due to the humidity.  Big yards in Lake Nona are scarce, as are the kids that actually play outside.  Florida bedroom sizes may be smaller than what you are used to, so try to stay flexible.

 4.  Expect some home buying competition.  When Lake Nona homes are in demand, sellers are not as negotiable and many properties are getting multiple offers, so you might end up in a bidding war.  In that case, you have to keep your offer "clean" and not muddy it by asking for things that you can live without.  Don't be shocked if the Lake Nona property goes for full price or more than full price....forget about the discount that you get on homes up north.

 5.  Last but not least, hire the right agent.  Don't call the listing agent who works for the seller...hire an exclusive buyers agent that represents only you and has no motive to push you towards any particular Lake Nona property.  This one decision alone can make your buying a home in Lake Nona a simple pleasure.

We specialize ONLY in helping buyers find the best home...for a no hassle, no pressure, smooth  transaction, call us for resales and all new construction opportunities in Lake Nona....407-539-1053

Copyright at Buyers Broker of Florida 2012  "Tips on how to buy a home in Lake Nona"

 "Highest and Best offer" in Home Buying

 New Construction Home Buying Myths

Buyers Closing costs on Foreclosures in Heathrow, Lake Mary.

Will Banks pay the buyers closing costs on a bank foreclosure in Heathrow, Lake Mary?    

If a buyer is paying cash, the bank typically will not pay for the home buyers closing costs.  If a buyer is financing with either FHA or VA financing, the buyer will problably need assistance with Buyers Closing costs on a foreclosed property, so the bank will need to either assist the buyer or it may take longer to sell the property. 

Many times the bank will want the buyers closing costs on a foreclosed property to be added on top of the purchase price (in order to net the same amount) which means that the purchase price on a foreclosed property may be more than the listed price, which could create a problem with an appraisal on the property. 

It would be smart to evaluate the property first, to see if there is enough value in the foreclosed home so that it would appraise even with the buyers closing costs on the foreclosure added to the top, and also to check the bank addenda regarding the bank policy about paying for a buyers closing cost on a foreclosed property.

On occasion, the banks will refuse to pay any closing costs.

So to answer the question if Banks will pay a buyers closing costs on a foreclosed property it could be "yes, no, maybe or your choice".

For more information on seller paid closing costs or to get a free list of foreclosed homes in Lake Mary, or any other city in Central Florida,  please contact us.

Copyright @ Buyers Broker of Florida 2012 "Buyers Closing costs on Foreclosures in Heathrow, Lake Mary"

"Highest and Best" Offer on foreclosed homes

Buying a Foreclosure "As is"

Buy a Home in Windermere without a pushy realtor...

I love selling buyers homes in Windermere Florida, but hate pushy realtors, high pressure real estate agents, or SALESY agents...in fact I hate anyone in real estate that has a big mouth.

You know the kind...

• Those that try to strong arm you into buying a property that you have no interest in buying... 
• Those that try to twist your arm when they show you their company listing...
• Those that try to convince you that this house is such a deal, that there are several offers on the home, but they will "get your offer in the door" if you move quickly and sign on the home contract dotted line today...

OH PLEASE...

Last week one of those pushy realtors opened up a luxury property in Windermere and proceeded to "SELL" the Windermere Home like her life depended on it...the home buyer could not get out the door fast enough.  I was the last to leave the Windermere Home, when the pushy real estate agent told me that I did not know how to "sell"  Windermere properties...she said I should have talked the buyers into wanting this "special" Windermere house...ahhhh...I think not.

I believe that it is my job as a buyer agent is to help you buy a house, not try to slam you into buying something that is not the right fit.  It's your Windermere home buying decision, not mine.  You are going to live in the Windermere house, not me.  I am an expert at searching for the right house, analyzing property, and advising home buyers about their best options  but, I will always let you pick your favorite house. If this Windermere house does not make you warm and fuzzy, we just move on to the next house, no pressure.

The only time I become a pushy realtor is when something happens that is not right; someone is trying to cheat the buyer and I have to advocate in the buyers best interest...yes, in that case I do become a pushy Windermere Buyers Agent ...and my big buyers advocate mouth stays open until the injustice is corrected.  Things like that are not OK on my watch.

Other than that, I will let you buy a home in Windermere...in peace.  I promise.

Copyright @ Buyers Broker of Florida 2012 "Buy a Home in Windermere without a pushy realtor..."

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

Tips for buying a Windermere Waterfront Home

Florida's new "Home Inspection" rules:  UGH!!!   

Florida has royally "screwed up" with the new Florida Home Inspector changes coming this summer. Just a long list of stuff that home inspectors don't need to check.

Because we always recommend that the home buyer get a good home inspection, I was thinking that forcing Florida home inspectors to get licensed and setting up guidelines for home inspectors was going to be a good thing, the reality is that the list of items that inspectors no longer need to inspect is growing... 

Let me name a few...

1. If a licensed home inspector finds termites, unless they have a additional license, they are not allowed to tell you. (..what termites? oh, that is just the grain in the wood...I don't see anything moving...)

2.  If the inspector goes up in the attic and sees MOLD, unless they are a general contractor or Mold assessor they cannot comment...(they cannot speak about the black evil that may make you sick...how crazy is that?)

3.  The Florida home inspectors only need to inspect a "representative" number of windows, doors, switches, locks, light fixtures, etc... that means that if there are 20 windows to inspect for broken panes, broken ballasts or non-operational windows, checking  5 should be adequate according to the new standards of practice...(sorry, not my job to see if all your windows work, or if your front door really locks...)

Here are more crazy things that inspectors can now say:

• Yes, the A/C works, but not my job to check if the back room is cooling properly.
• Errr...I am not allowed to point out code violations...
• Sorry, I can't tell you if the house is unsafe for living...

If this is the new wave of Home Inspection future, I want no part of it.  I want to go back to the days when inspectors really did inspect, so let me dig up my roladex and find my list of the old guys who still know how to do home inspections, you know...the old school home inspectors who are not afraid to call it like it is.

Copyright @ Buyers Broker of Florida 2012 "Florida's new "Home Inspection" rules: UGH!!! "