Rick's Real Estate Blog

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If you have recently decided to move from renter to homeowner, you are not alone. First-time homebuyers made up 41 percent of the market, according the National Association of REALTORS®’ 2008 Profile of Home Buyers and Sellers. And price declines in many markets around the country have created unique opportunities for those considering home ownership for the first time.

As a homeowner, you have security and stability, the freedom to decorate and remodel, potential to build equity and tax benefits. And with interest rates still at historically low levels – 5.22% for the typical, 30-year fixed-rate mortgage (as of early August 2009), combined with ample inventory, now is a great time to buy.
Plus, there are several incentives and programs available specifically for first-time homebuyers.

First-Time Homebuyer Credit
One program that is a great financial opportunity is the highly publicized First-time Homebuyer Credit, which was part of the Housing and Economic Recovery Act of 2008. This federal initiative allows first-time homebuyers to take up to an $8,000 tax credit, which doesn’t have to be repaid, toward a new or resale property purchased prior to Dec. 1, 2009. For new construction, the purchase date is considered to be the date you first occupy the home.

Under this program, a first-time homebuyer is considered to be anyone who has not owned a principal home within the last three years. If you are married, both spouses must meet this criterion. However, unmarried joint purchasers may allocate the credit amount to any buyer who qualifies as a first-time buyer. In addition, ownership of a vacation home or rental property not used as a principal residence does not disqualify a buyer as a first-time home buyer. You are also eligible to claim first-time buyer status if you owned a principal residence outside of the United States within the last three years.

The actual tax credit may vary depending on the purchase price and your income. The credit is generally equal to 10 percent of the home’s purchase price, not to exceed $8,000. In addition, the income limit to receive full credit is $75,000 for single taxpayers and $150,000 for married taxpayers filing a joint return.

For complete details, visit www.irs.gov and www.federalhousingtaxcredit.com. As always, consult with your tax adviser on how this tax credit may affect you.

State Programs
Many states also have first-time homeowner programs. Under these programs, first-time homebuyers may be eligible for grants for down payments and closing costs. Some states even offer various tax deductions and credits.

Mortgage Loans
As a first-time homebuyer, you don’t have the advantage of using the equity in a previous property to help bridge costs associated with down payment, closing and other fees. Many financial institutions have mortgage products with you in mind. In addition, the Federal Housing Administration (FHA) offers mortgage programs in which your down payment can be as low as 3.5% of the purchase price, and allows most of your closing costs and fees to be included in the loan. Although FHA does not directly loan to consumers, you can work with a FHA-approved lender. For more information, visit www.hud.gov.

Workshops
Besides financial assistance, there are workshops specifically geared toward first-time homebuyers. They provide a wealth of information about the home-buying process, such as how to search for a home, setting up a budget, choosing a real estate professional, loan products, and so on.

The transition from renter to homebuyer is a large step and is arguably one of the largest investments you’ll make, so make sure you take advantage of all the assistance available to make the road to homeownership that much easier.

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Just received an email today from the National Association of Realtors (NAR) that quotes an article by Tribune Media Services, Ilyce Glink (08/02/2009).

The top six reasons, according to Ilyce, that property A sells and property B stays on the market are:

* Lousy pictures on the Web.
* Priced too high for the neighborhood.
* Blah interior; ho-hum landscaping.
* Little online marketing and hard-to-find MLS listings.
* Low commissions. Practitioners make sure their customers see properties that offer a payoff.
* Miserable maintenance, including ceiling stains, leaky faucets, and ancient furnaces.

As you can see, many of these are on the agent! It is important to hire an agent who understands marking in the 2010’s. Yesterday’s tactics do not work any more. According to NAR over 70% of buyers begin their search on the internet and 60% of all buyers that purchase in Central Florida are from out of town.

I pride myself on taking high quality, high resolution pictures and posting them everywhere on the net I can find! But, I really don’t like when a seller says “I’m not giving it away”. My response to that reply is, “Then I am happy to use your yard to advertise my services, but your property will not sell”. Online marketing, proper pricing, a new can of paint, and simple repairs around the home can go a long way towards procuring a buyer.

If you want the best opportunity to sell your house in this challenging market, give me a call right away! I am happy to help you. 386.837.5300.

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I am working the floor today, a Sunday afternoon. Of course, I have had a couple of really good calls from people looking to buy properties, it is Sunday afternoon after all. One was from a buyer who was sitting outside a competitor’s listing and wanted me to drive over and show it to them.

Of course, I replied, I am happy to do so let me call the listing agent and let them know. Here is how the process went:

1. Called listing agent’s “direct” number
2. Answered by someone other than the agent
3. I told them I had a buyer that wanted to see 123 main street right away what should I do?
4. She put me on hold.
5. Next thing I know some “showing service” answers the phone.
6. I explain that I want to show 123 main street (all the while my customer’s are on hold on their CELL PHONE!)
7. They ask me for my “agent ID”. Huh?
8. I have no idea what this is, I tell the lady on the other end of the phone obviously somewhere in India or something.
9. She asks if I have ever show a property through her listing service
10. I say no.
11. She says she needs to set up an account for me to be able to show the property
12. I ask her, how long will that take?
13. She says if can happen today if she can verify my information??????
14. I tell her TODAY!!! I have a client sitting outside the house waiting for me to show up!)
15. She says she is sorry but that is what will have to happen.
16. I tell her “that’s a great way to sell!” and hang up.
17. I then explain to my customers, that no, I can’t show you the property today, I am sorry. To them they hear, “this realtor is an idiot who doesn’t want to sell anything”.
18. I call back the agents “direct” line again and get someone other than the agent !!!!!!
19. I tell her to patch me through to the listing company again, she does.
20. I give them all my information around 1PM and they say they will call me back right away
21. It is now 3:50, I am leaving, and I have not received a call.

I have one question for you, do you really think the poor people who are selling this property, at 7% no less, know how difficult it is to show their property? I have a ready, willing, and able buyer that may have written a contract this afternoon who couldn’t even get into the property to see it!

The realtor is one of the largest in the country, I presume they feel they are being efficient using this service, but aren’t they in fact doing a disservice to their customers? I will let you decide, though I would love to hear arguments for doing it this way. Maybe it makes sense? I don’t think so.

Here is how the process that took 21 steps should have taken place. (And would have it you listed the property with me)

1. Call listing agent direct number and they answer their cell phone
2. They ask what time and instruct you to proceed
3. They call the owner and inform them
4. You show the property

Everyone knows I like to break things down into the least common denominator, keep it simple, but geez, should showing a person’s house really be any more difficult than that? And should the seller have to pay a premium for the right to make it more difficult to sell their house? What do you think?

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I received a letter today from Anthony Gonzalez, the Acting City Manager of the City of DeBary. The letter welcomes me to the “DeBary Strategic Planning Steering Committee”. As a member of the committee, we will help the city council and mayor determine their strategic planning for the city. The first meeting will be held Saturday the 20th, at 9AM. I guess I am about to get an education in local politics!

From the Little League’s perspective, the number one priority in my mind is making sure that the new parking lot gets built at Sullivan Park. Do you have any ideas for what direction the city should be steered into? I would love to hear about it.

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This market never ceases to amaze me. My newest listing is over 4 acres in Sorrento for only $139,000! The place has a 3/2 modular home on it or you can build your own dream home on it.

My favorite part is the land! The place is big enough to practice your baseball team. Too bad it’s not in DeBary, or I may have already built a t-ball field on it.

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Anyway, the mobile needs a little work but it is solid and sound. The land is private, and the neighborhood perfect! Have horses or dogs? They will be in paradise!

Visit my featured listings page to get more details on this property.

Discover a new lifestyle in Sorrento. Call me at 386.837.5300 to see this property, it won’t last!

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This house in the prestigious Summerhaven community of DeBary is a steal w/ a now reduced price of $229,000! Believed to have the biggest pool in the community, a huge back yard, and on a cul-de-sac to top it all off!

Quality all brick construction, 2,400 square feet, 4 bedrooms, 2 baths, what more could you want?

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For more information on this property, visit my featured properties page.

This home won’t be around long, call me at 386.837.5300 right now to see it!

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A friend of mine, Diego Gaitan, operates his own company called Diego Gaitan Services. Let me start by saying, he has no idea I am writing this and this is not a paid advertisement or anything. I am simply writing this because he is the best!

The best description I ever heard of him is “this is the guy that can fix anything”, that came from another friend of mine a few months back. He was looking to see if he would come over and work on one thing or another, and knew exactly where to go. To Diego of course.

Diego is much more than a guy that fixes things though, he is an honest, hard working, proud father that I have known personally for over four years now. He is always there to help when we need him, he is dedicated to his family and children, and he goes above and beyond the call of duty when called upon.

I have had him over to the house a couple of times for various sprinkler problems I have had. Each time he was here for about 15 minutes and fixed the problem I had been working for hours to repair. His business card says “sprinkler repair, landscaping, pressure washing, draining installation” but he does much more than that.

The other thing his card says is “We care about your business”. That’s the understatement of the year!

Anyway, if you need anything fixed, call Diego at 407.342.7182. I know you will feel the same way I do once you have utilized his services.

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Have you ever had to move across the country? How about across your state? How did you find a home? What did you do to research neighborhoods? More importantly, how did you find your realtor?

More than likely, you called from a yard sign, walked into an open house, or called from an advertisement. Those days are gone! Thanks to our expansive referral network, you can know that you will be working with a professional no matter where in the country you go.

How does it work? Simply go to my contact page and enter your information. Make sure to give me details about the city you are moving to, your price range, and how many beds/baths etc. you need. Additionally, are you wanting in the city, land, condo? Whatever you desire, we can help.

I will then have an agent from our network contact you and you can rest assured you are working with a professional who knows the market and can provide the same level service you would expect from me.

Go ahead, click on my contact page and I will have someone contact you within 24 hours.