How about a check-up for the old house?

I did it today. I went to the doctor for a physical exam. Actually I had it scheduled previously but found a way to have a conflict so it had to be re-scheduled. I guess once I passed the 50 mark I stayed away from check ups and the like. Not sure why as that seems to be when you need to be more diligent...

This got me to thinking about houses. Actually, being a full-time real estate agent I often think of houses...buying and selling them in Brevard County Florida especially the Suntree, Baytree, Viera and Rockledge areas.

As a home owner you should take care of maintenance issues as they occur. But many of us defer that maintenance just as I deferred that exam! You should have that air conditioning/heating system checked once a year. It saves money in the long run when the major appliances are running efficiently!

Some of the other potential issues can be looked at by the average homeowner. Check that safety reverse on the garage door opener. Check for leaks in the gaskets around doors and windows. If a faucet leaks, fix it or call a plumber. You will save on your water bill. Most of these issues are environmentally friendly as well as cost effective.

And when you get ready to sell, buyers will appreciate the love you have shown "their new home."

Thinking about selling that older home? Consider having a pre-listing home inspection done. It is not that expensive (a few hundred dollars or so) and it may just uncover some little issues that can be addressed before a potential buyer finds them! [likewise, all buyers should have an inspection done on any home they are considering purchasing!]

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida.

Are You "Acting" like a buyer or a seller?

I was reading something this morning. It was actually my daily morning mediation but it got me to thinking about how we behave. The real point was that we may profess to be something but others will know us by our actions!

This particular reading was targeted toward the way we live our lives. But, it also can be applied to the real estate business. In actuality it can be applied to sellers and buyers!

First, let me tackle the "buyer" actions. If you really are a buyer you will/ have

• Your financing in place before you start looking at homes.
• Know what you must have in a house. I
• Know the area of your search.
• Know your timeline.
• You are ready to make a decision.

If you are "acting" like a buyer you will skip most of the steps above and, above all else, not be committed to really finding a property! I am sure you get the picture.

Now, what about the "seller" actions? If you really are a seller you will:

• Select a knowledgeable real estate agent who knows your neighborhood
• Price your home at a competitive, reasonable list price
• Prepare your home to be shown to "strangers"
• Make your home available at reasonable hours for showing appointments
• Negotiate in good faith when a reasonable offer is presented
• Accommodate the potential buyers when it comes to inspections and other necessary actions to close the deal.

If you are "acting" like a seller you will select your agent based on the one who tells you they will list for the highest price. You will make it difficult for your home to be shown. You will not worry about "fixing" anything. You will let the potential buyers try to envision the home without all that "stuff" in the way. Again, I am sure you got the picture.

There are two good matches in the residential real estate world -

Buyers who are acting who view property offered by sellers who are acting. And, buyers who are really buying finding the perfect home offered by the seller who is really selling.

Which match would you rather be a part of?

Interested in really buying or selling in the Brevard County Florida areas of Viera, Suntree, Rockledge, or Cocoa? Please feel free to give me a call or email me at agent@moving2brevard.com .

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida.

There is no Cookie Cutter Short Sale Recipe

I attended another "short sale" training session yesterday. Why? Because every session I attend gives me insight into the process. And it reaffirms my existing opinion that there is no cookie cutter recipe for a short sale.

I have heard so many different things as well as read various expert opinions on the short sale process. Likewise, my experience has been different than some I have heard or read about.

Some lenders say they will not consider a short sale unless the borrower is behind in mortgage payments. Some apparently will consider short sales even before the borrower is delinquent. Some lenders will not consider a short sale option until an offer/contract from a buyer is presented with the request. Apparently some lenders will consider the request before the property is listed for sale.

Who knows for sure? Each lender is different. I even heard the staunch anti-short sale lenders such as SunTrust will now consider short sales. At least that is the rumor.

In my opinion why would any lender not be willing to consider a short sale?

• Given the choice between a short sale and a foreclosure why not cut your losses? A foreclosure costs money.
• A foreclosed property has the potential of being vandalized or damaged in some way.
• Foreclosure properties have the reputation of being distressed properties which sell for less.
• When a homeowner is not making payments, the lender has to cover tax payments. Banks are in the business of lending money...not owning real estate.

So, why not accept a short sale?

Although the time period for completion of a short sale is very often from one to three months or more, they are an available option for sellers and buyers. So, patience is required in a short sale transaction!

Desire information on short sales in Brevard County, either as a buyer or seller? Please feel free to contact me to discuss your circumstances. Be aware that I am a real estate agent and not an attorney or accountant. For that type of advice, please consult the appropriate professional.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida.

Hey, I am retired....I got the time!

I saw a previous client the other day. Actually, I saw him as I drove by his house. It was a listing I had about two years ago. It had been a FSBO (for sale by owner) when I got the listing.

I worked hard on the listing but we just could not get it priced correctly. We were pricing by looking through the rear view mirror.

Some folks, including some real estate agents, do not understand that in a falling market you have to price ahead of the curve. If you price just a little more attractively you will sell sooner while the higher priced comparable properties make you look even better!

It was a FSBO for a year before I took the listing. I had the listing six months and it expired. I do not like to have any listing expire. I see that as a failure.

Now I don't feel as badly about that "failure." Why? Two years later the FSBO price is where it was before I took the listing. This is like putting a do not disturb sign under your "For Sale By Owner" sign! Incidentally, it is about a hundred thousand too much. But, hey, that is OK! Why?

Because the seller is retired and has the time!

If you are interested in selling your Viera, Baytree, Suntree or Rockledge Florida home and do not have all the time in the world, call me! Looking to purchase in Brevard County, give me a call.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida. I can be reached by telephone at 1-800-651-6940 or by email to agent@moving2brevard.com .

Still Busy doing BPOs

I did a couple of new Broker Price Opinions (BPO) this morning, actually over the course of a couple of days. These were both in the zip code 32940 which is primarily Viera and Suntree (north Melbourne) Florida.

Homes in these two areas are almost always nice and of newer construction. Such was the case for these two properties. Let me tell you, the competition is keen for active , "for sale" properties. Finding comparable "sold" properties is getting more and more challenging. And, the eye opener?

Prices are so low....!

I have submitted both of these price opinions. When I submit BPOs I submit three active "for sales" and three "solds." I wonder if I will get questions....why the price opinion is low. My response - it is a buyer's market, lots of homes for sale, really, really cheap! There are lots of short sales and foreclosures in Viera and Suntree!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida.

Does "Short Sale" mean the same as "Quick Sale?"

I spoke with a potential client yesterday. We discussed the Brevard County market and because she has some time I asked her about short sales. She was not familiar with the term which does not surprise me at all. Sometimes those of us who deal with real estate every day fail to remember that others are exist in a world outside of real estate.

She had been looking at MLS entries and seeing them described as a "short sale." She thought maybe that referred to accelerated closings or something. Get a quick closing thus a short sale - sounds logical, doesn't it?

If this were only true...So, what is a short sale?

Simply put, it is a situation where the likely sales price of the property will be less than the money owed to the lender. Short sales are great opportunities for those who have the time. Since bank or some other third party approval is required, these deals take time - and patience!

The time required may be as short as a month but I would allot about 60 days for the deal to close...after a contract is negotiated.

The approach to a short sale is the same as any other home purchase. You view the property and negotiate (through your real estate agent) with the seller (through their real estate agent). Once an agreement on a contract price is reached then the offer is transmitted to the lender.

Once approved by the third party, the closing can go forward.

Short sales are not fire sales! They are homes that are attractively priced to move - even in a slow market. As such, they are potentially great opportunities for those with patience, money, good credit and knowledge! By the way, there are short sales at all prices from the $100,000 mark to the million dollar range!

Interested in the "short sale" market for Brevard County Florida? Email me for information. Interested in the Suntree, Viera and Rockledge short sale market? Email me. Or, call me at 1-321-255-2600 or 321-693-3850 direct, email agent@moving2brevard.com .

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida.

Moving to Brevard County Helpful Information

If you are considering a move to Viera, Suntree, Rockledge or any other central Brevard County area, here are some links to a few articles you may find helpful.
55+ Communities in Viera Florida
More On 55+ Communities in Viera
Short sales Opportunities in Viera, Suntree and Rockledge, Florida
Golf course homes in Viera and Rockledge, Florida
New Turtle Creek Golf Course Condos in Rockledge, Florida
Viera Florida Great Homes, Wonderful Lifestyle

Please feel free to contact me if I may provide any assistance whether buying or selling in the Viera and Suntree Florida areas. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. Contact me at agent@moving2brevard.com or by telephone at 1-321-255-2600.

Condo and Town House Short Sale Opportunities in Viera, Suntree and Rockledge Florida

I wrote a short post yesterday on single family home short sale opportunities in the Viera, Suntree, and Rockleldge Florida areas. I really had an unexpectedly large number of reads for this post and even a couple of inquiries.

Because of all the interest shown in the short sale opportunity in Brevard County Florida I decided to take a look at the short sale listings in this same area for condos and town houses. In case you did not read yesterday's post there are 77 single family property short sales in the area from Suntree to Rockledge. If you are familiar with the area you know that Viera is right in the middle of those areas.

There are only 20 condos listed as short sales in the same area. I really expected this to be a higher number. With all the newer construction I suppose the builder's still own a lot of the vacant units. There has been a lot of new condo construction over the past few years. But given the state of the market this smaller number is a positive for sellers!

The price range for these short sale listings is $85,000 to $240,000. One of the nicest units I saw listed was a 4 bedroom 3 bath, 2 car garage unit with 2,292 square feet living area at $228,000. That sounds awfully enticing for a 2005 built unit!

I have said it before but it needs repeating...short sales usually take time and requires patience!

If you would like information on the short sale opportunities in Melbourne Florida and the surrounding areas of Viera, Suntree and Rockledge, please drop me an email or give me a call. Want me to email listings, just send me an email with what you are looking for including the area of the county. I have business associates who specialize in other areas so if your desired area is south or north, please let me know.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne Florida. I can be reached at 1-321-255-2600 or 1-800-651-6940 (office) or by email to agent@moving2brevard.com .

Please read my other blog at www.activerain.com/blogs/gwatersc21 and visit my web site http://www.moving2brevard.com/ .

Have the "Grocery Store" Mentality when Selling Your Home

I prepared a *Broker's Price Opinion (BPO) this afternoon. I had to peruse the Melbourne Association of Realtor's web site for comparable properties. The homes were in the Cocoa, Florida area. Cocoa Florida has some very nice areas but, like most areas, there are some which are probably less desirable.

I was actually appalled, although not surprised, by some of the exterior photos on the Internet. These homes may have been very nice on the inside. But, how would a buyer ever know?

I thought of the products we see on the aisles of the supermarket. There is a lot that goes into product marketing including shelf placement (height and space) and product packaging. When you look at that cereal, there are a lot of choices. Does your decision rest, at least partially, on the packaging and product appearance? For most of us, I would guess yes.

Why do you choose a particular product? I am sure packaging and pricing play an important part! When selling your home, you need to have that same "grocery store" mentality. Your buyers will certainly have it!

What is that "grocery store" mentality? Easy, pricing and packaging.

Packaging starts outside your home and continues throughout. Think......your lawn, landscaping and paint. If the outside package does not look attractive, how many people will never see the gorgeous inside?

Some of the things that can spruce up the outside are inexpensive. Perhaps you just need a little fertilizer. some lawn watering, some new plants. Maybe the driveway needs a little pressure washing. Is that paint around the front door and shutters peeling? Break out the paintbrush. None of these are very expensive but they can make a big difference!

Secondly, you need to make sure the price is appropriate for the package! The package may look enticing but if the price is inconsistent with the product, then you have lost the battle. Work with your real estate agent to establish a competitive and realistic price.

Price it right and package it nicely and you will definitely find the buyers knocking on your door!

Selling your Viera, Rockledge, Melbourne or Suntree home? Call me, Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty for a free price analysis. Call me at 1-255-2600 or email me at agent@moving2brevard.com . Please read my blog at www.activerain.com/blogs/gwatersc21 .

*Broker's Price Opinion is an opinion of value usually prepared for a lender or other interested party.

Sellers Disclosure if you are in Florida

There is a lot of paperwork involved in the selling of a home or any real property in the state of Florida. One of the key items a seller provides to prospective buyers is the Seller's Real Property Disclosure Statement provided by most, if not all, Florida licensed real estate agents.

When I am working with a buyer client this form is reviewed prior to any offer to purchase a property is submitted. Although the form is about five pages long it is not a complex task to complete.

This form is basically a questionnaire regarding pertinent issues surrounding the subject property which the seller - not the seller's real estate agent - completes. What are some of the items discussed?

1. Issues regarding any claims and assessments.
2. What are the deed/Homeowner's Association restrictions?
3. Property Related Items such as surveys conducted, boundary disputes, or any fences.
4. Issues regarding the land such as drainage problems, sinkholes, soil movement, etc.
5. Potential environmental issues such as hazards, any proposed changes that may affect the property value, etc.
6. Zoning issues such as current zoning, appropriate current use, etc.
7. Flood issues.
8. Termite and wood destroying organism questions such as a termite problem (current or past), any termite inspections, treatment and the like.
9. Any structural issues.
10. Roof related items such as age of the roof, any leaks (past or present),roof warranty, etc.
11. Plumbing related issues.
12. Pool/hot tub/spa questions.
13. Identification of appliances owned, leased, etc.
14. Electrical System.
15. Heating and Air Conditioning.
16. Any other equipment such as security system, sprinkler system, garage door openers and the like.
17. Any other matters that may affect the value of the property.

The list above covers a lot of areas. As a seller or buyer knowledge of the subject property is critical. As a buyer one of the most important pre-closing items to have accomplished is a home inspection. A home inspection can bring to light issues that may be present or even on the horizon.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida serving the Viera, Suntree, Melbourne and Rockledge areas of Florida's Space Coast - Brevard County.

Please read my other blog at www.activerain.com/blogs/gwatersc21 and visit my web site www.moving2brevard.com .

Short Sales in the Higher End Market of Brevard County Florida

Even the most casual reader of real estate news stories, I am certain, has heard the term "short sale." Just in case you are not familiar with what a short sale is, here is a brief summary.

A short sale is a "for sale" situation where the anticipated market value/price is less than the lender is owed. Basically, the seller is "upside down" and the lender may accept less than the mortgage payoff. Potential buyers make an offer and it is totally at the lender's discretion whether they will accept such an offer. Some buyers have ended up purchasing properties at fairly nice discounts.

A word of caution with short sales: patience is required as it sometimes takes a while to get a response from the mortgage holder.

I have seen a lot of short sales in the low to mid price range of the market. I checked the Brevard County MLS for listings marked as possible short sales and found an interesting fact.

There are 18 properties listed in the MLS as "short sales" where the list price is $500,000 to $1.3 million. I was really amazed! When I think of short sales I was expecting lower end prices - not what I consider luxury type homes.

Bottom line - there are bargains in Brevard County for buyers in all segments of the market. If you are fortunate enough to have the resources and want a good deal on a high end home, take a look at the short sale market.

For information on the short sales listed in Brevard County, drop me an email to agent@moving2brevard.com or contact me by phone at 321-255-2600 (office).

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida.