Wednesday, August 25, 2010

Regions Approves Waterscape Short Sale, Okaloosa Island Florida



Regions Mortgage speedily approved a Waterscape condo for short sale in Fort Walton Beach, Florida. This Okaloosa Island condo was decorated with luxury in mind. The kitchen had granite counters, undermount sink, stainless steel appliances. The bunk room was an added bonus. Waterscape has two pools, two hot tubs, waterfall and impressive work-out center.

This Waterscape unit had a Regions mortgage of about $450,000. The sale price was about $260,000.

How did Regions approve this short sale in just two weeks?

- Complete package submitted to lender
- Strong fair market value offer

If you are considering selling your Okaloosa Island condo to avoid foreclosure, contact an experienced Fort Walton Beach real estate agent who specializes in short sales.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Labels: , , ,

Tuesday, August 24, 2010

Just Sold - Countryview Estates, Crestview Florida - VA Compromise Short Sale



1254 Ego Drive, Crestview Florida just sold as a short sale. It was a Bank of America VA Compromise Sale. The Countryview Estates home had serene landscaping with a Japanese maple tree, asian benches, St. Augustine grass and enormous patio. Inside, wide open spaces in the dramatic living room open to dining. Kitchen was bright and big with center isle. The soothing master bedroom was separate from secondary bedrooms. The Countryview Estates home was 1688 square feet. The sale price was $132,246.

Bank of America approved this VA Compromise short sale in about four weeks. How so quickly? There was an existing VA appraisal. VA appraisals for compromise sales are good for six months. I knew the required net and ensured the purchase price, closing costs and terms would be acceptable in advance. And the negotiator said I was good to work with.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

If you need to do a short sale, VA Compromise sale or HAP sale, be sure to contacted an experienced Crestview real estate agent.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Labels: , , ,

933 Ridgewood Dr., Bluewater Bay, Niceville Florida - Short Sale



Fabulous Bluewater Bay Florida short sale home! 933 Ridgewood Way, Niceville, Florida, in the Woodlands has sunken living room with real hardwood floors, vaulted ceiling, wood-burning fireplace and wet bar. French doors in the separate dining room offer an incredible view of the pool and large patio. Eat-in kitchen has solid wood cabinets. Wood floors in dining room, bedroom and hall. New energy efficient doors and windows throughout the house. New AC/Heater. This Woodlands, Bluewater Bay, short sale has a very large, fenced landscaped lot with in-ground pool, new irrigation system, fruit-bearing trees and lots of palm trees.

As an owner in Bluewater Bay, you are open to the world of golf, swimming, tennis, marina, boating, dining and more. The Woodlands located five minutes from Destin Florida- and beaches, Destin Commons, movie theaters and fine dining.

933 Ridgewood Drive, Niceville Florida - offered for sale - $223,900



It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Labels: , ,

HAP Approves Another Crestview Florida PCS Sale


The military's Homeowner Assistance Program is getting speedier all the time! I just had another HAP contract approved, this time for a Crestview Florida home sale in the Redstone subdivision. The sellers were PCSing from Eglin Air Force Base more than 50 miles away. They purchased their home prior to July 2006, their property value had declined at least 10% and they met other HAP requirements. Primarily, they owed more on their mortgage than the property was worth.

That's where HAP comes in to help our military service members. HAP will pay the mortgage shortfall at closing to assist the service member relocate to a new base.

For this Crestview Florida HAP sale, the airman sent in a complete application along with the real estate contract and market analysis which I provided. HAP approved the sale in about four weeks.

Here are some quick hints for Eglin Air Force Base or Hurlburt Field HAP sellers:

HAP will normally contribute 3% of the purchase price for closing costs on conventional sales.

HAP will pay the Realtor fee.

You must keep your mortgage current, pay any liens, judgments and prorated property taxes.

To speed your approval process, always send in a complete application, and hire an experienced HAP real estate agent.



It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Labels: , ,

Sometimes You Can Be "Too Good" At Sales



I got "sold” by a good salesman the other day. Yep, buying a pair of sneakers. It was at a fancy outlet mall, and a big national brand. I tried on the sneaks, and they felt a little uncomfortable. The salesman, quite personable, said "You’ll get used to them” and that they were the "best sneakers he ever wore”…. He seemed knowledgeable about shoe construction and foot mechanics. So, with a little knot of hesitation, I took his word for it and bought the sneakers.

Wrong! They hurt. After a few days of attempting to wear them, they would not even fit. The salesman was just TOO good. He had "sold” me-- I didn’t buy. Now I won’t go back to that store again nor ever buy a pair of that brand shoes.

What does this mean to the real estate salesman? Sometimes you can be TOO GOOD at "selling” – what people don’t want.

Some examples of being "too good” when selling to a buyer?

Convincing them it’s the "house for them”, even though they might barely qualify for the mortgage.

Commenting that "the home just needs a little work” to make it perfect, when they aren’t handy.

Saying they’ll "get used to the commute”, even though they complain about gas prices.

Telling them "It’s a great buy!” despite knowing they don’t love the home.

Now everyone normally has some minor objections when they are making a buying decision. It’s part of the customer’s "gut check” process and we all do it. But when you KNOW you are "selling” versus helping them overcome their own objections, you’re headed for disaster.

In the end, what is the outcome? Deals fall through. That’s right. The buyers really didn’t want the home. They found an out. It might be the home inspection. It might be their mortgage qualifications suddenly change. Or they might walk. You see, they didn’t choose to make the purchase, the salesperson pushed them.

The same thing can happen with sellers who don’t really want to sell. They list high. They don’t cooperate. They default, too. The salesman was just too good and "sold” them on listing.

So if you are suave, charming and have a silver tongue, keep it in check. Listen to the customer. Don’t sell them what they don’t want. You may make less "sales", but will certainly have more "closings".

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Labels:

Magnolia House Condo #408, Destin Pointe, Destin Florida - 32541



Magnolia House condominium #408 is at the end of Destin Point on Holiday Isle in Destin Florida, with wonderful views of the Gulf of Mexico, East Pass and the Jetties. Sit on your balcony, relax and watch boats come into and go out of Destin Harbor. This condo has been redone with an elegant touch. There are granite countertops in the bath and kitchen, undermount sinks, stainless steel and black appliances, angled ceramic tile in the hall, bath and kitchen and like new carpet in the bedroom and living room/dining area. Magnolia House condos are located in the Destin Pointe community, with 24 hour security, covered parking, tennis, a Gulf front pool, shuffleboard and two freshwater lakes - Lake Christina and Lake Caroline. This is Holiday Isle living in Destin Florida as you can see in the virtual tour!

Magnolia House condo #408 offered for sale for $250,000



Contact: Rulnick Realty, Inc. 850-650-7883

Search all Destin Florida real estate

Labels: , , ,

Thursday, August 19, 2010

Destin Florida Building Lot in Azalea Gardens



This is a great corner lot on Melvin Street for building your new home in Destin Florida. Located close to Destin Harbor, restaurants, shopping and the beach. It is about 100 x 64, in Azalea Gardens on the corner of Melvin and Azalea. "Tap fee is paid", which means you save money when hooking up to public water and sewer! Call Destin Florida home with this affordable lot in an established neighborhood.

238 Melvin Street, Destin Florida lot for sale - $57,000

Labels: , , ,

HAP Approves Shalimar Florida Sale For Eglin Airman



This townhome at Country Villas, Shalimar, Florida has been approved as a HAP (Homeowner Assistance Program) sale. HAP is a program designed to assist United States military service members who have orders to relocate bases, and are upside-down in their mortgages. Meaning, they owe more on their mortgage than their current market value.

Just how quick was this HAP approval?The property went under contract two weeks ago. The seller, an Eglin Air Force Base service member, sent HAP his final application documents, a copy of the real estate contract and a Broker Price Opinion which I provided.HAP approved the sales price within one week.
Another week later, HAP approved the service member for benefits! The next steps? The HAP Government Aquisition program (also called augmented sale) will buy the home from the servicemember, pay his remaining balance on his mortgage, and re-sell the property to the buyer. HAP will use its own title agency to purchase from the airman, and we can choose a local title agent to facilitate the purchase between the government and the buyer.
If you are an Eglin AFB or Hurlburt Field airman, consider using the HAP program if you are PCSing and upside-down in your mortgage. And contact an agent who specializes in HAP.

It's Wendy!
Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Labels: ,

Are Destin Condo Sales Recovering From Oil Spill?


The Deepwater Horizon Oil Spill was on April 20. One can see the corresponding number of Destin Florida condo sales dropped in May through July.
In April there was a year-high of 80 Destin condo sales.
In July there were only 27 Destin condo sales.
The good news is the oil leak correction is well under way. The Destin Florida condo market is showing a positive response, with 66 new units under contract in July.
It will be interesting to watch the bounce in Destin condo sales, as the permanent oil well-fix is in sight.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Labels: , ,

How Instant Messenger Can Help Your Business



Do you own a business? Is communicating difficult between so many phone calls? When you are on the line, and an important message comes in, how do they let you know without interrupting?"IM"IM stands for "Instant Messaging". It is direct communications between users over the internet via text. Some popular IM software for computers includes Windows Live Messenger, AIM Messenger, and Yahoo Messenger. I use Windows Live... well, because I always have.

Each of my team members at my Destin real estate office has a log-in id, and I can have private communications with several at once, or invite "others" to the message window. This is very convenient, as I can notify my team of important info quickly. In the morning before I get to the office, my team IM's me any messages, and I IM back any action needed. Or, if I am on the phone, they can IM me that someone has stopped in to see me, or an important call is waiting. Since my office is upstairs, and my team is downstairs, this is even more useful. No shouting necessary.You can also get creative with IM. You can share photos. For example, I was picking out a table for the office, and sent the photo through IM to my assistant to get her "instant" thoughts. You can also send voice clips. If you want to have "fun" (much needed in real estate), you can send emoticons to express yourself and you can change your avatar hairstyle and clothes, even adding a cup of coffee and backgrounds. I know it sounds silly, but it adds some levity to the day.
Anyway, if you haven't tried IM, check it out. You might find you cannot live without it.


It's Wendy!
Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call toll-free 1-877-487-9639 or local 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Labels: ,

1 Pineridge Trace, Destin Florida Short Sale



Very chic Pine Ridge Trace townhome with modern, edgy decor in the heart of Destin Florida. This short sale home has slate floors punctuated by vividly painted rooms. Kitchen has urban feel with stainless countertops, peek-through cabinets, bright pendant lights over breakfast bar. Kohler fixtures and cast iron sink, newer appliances. Master bath has travertine floors, frameless shower, mahogany vanities, marble vessel sink. Newer carpet in bedrooms. Recently painted rear deck, overlooking fenced yard. This two bedroom Destin short sale is an end-unit with private side entrance, and parking for two vehicles.

Offered at $90,000.

It's Wendy!
Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call toll-free 1-877-487-9639 or local 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Labels: , ,

How To Challenge a Short Sale Lender Valuation - And Win



Your short sale was approved? Wonderful. The buyer’s lender under-appraises the property? Not so good. What do you do?

Do you call the short sale lender and tell them their comps were wrong? Do you scream "the market is still going down, take the new price or the seller will file bankruptcy"? Do you say "You’ll never get another buyer for this home"?

The short sale lender has heard all that before. Normally, they don’t care. You’re just another whining real estate agent. But there is a way to get a value changed if the circumstances are right. How? Factual errors. Here is an example.

I recently had a Fort Walton Beach short sale approved for $117,000. The house was a bit unusual. It had a 350 square foot detached apartment. The main home was 1350 square feet. The property appraiser’s office considered the home 1700 square feet - the total living area. Guess what? That is not what the buyer’s FHA appraiser thought. He only gave marginal value to the guest quarters, and primarily considered the home 1350 square feet. Thus, his value was only $99,000. That is 15% less than the contract price and approved short sale amount. That is all the buyer could get a loan for. The appraisal looked flawless to me. I knew the BPO agent likely relied on the property appraiser’s total square footage, though, and that is how I planned my challenge. Here is an excerpt:

Dear Sir or Madame:
1. FHA/HUD appraisal for this property has found a sizable square footage error that was not reflected in your BPO Value.
2. Public records states property is 1700 square feet, however, FHA/HUD appraisal measures home at 1350 square feet.
3. This difference is 350 square footage less than your BPO value and public records.
4. The actual and correct square footage brings the property value to $99,900 per current FHA/HUD appraisal.
5. Please consider the revision of your value to $99,900 to coincide with FHA/HUD correct measurements

The short sale lender, Green Tree, submitted my challenge to Fannie Mae. Two weeks letter they issued a revised approval for $99,000. The seller was thrilled. The buyer was ecstatic.
So next time you have a value-related issue on a short sale, and you are confident you are right, do your research. If you can find a factual error in how you think the BPO was done, you may very well save your sale, and your seller from foreclosure.


It's Wendy!
Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call toll-free 1-877-487-9639 or local 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Labels: , ,

Wednesday, August 18, 2010

1940 Bahama Dr., Holley by the Sea, Navarre Florida - 32566


Stunning home in Holley by the Sea - 1940 Bahama Drive, Navarre Florida. Magnificent lawn with brick landscape islands and palm trees. Huge fenced back yard with play area. Clean, neutral decor and big spaces! Large cathedralled living room with plant ledges. Kitchen sparkles and has convenient center island. Whirlpool tub with lovely tile work. Garage has been converted to part living space, seller will consider re-converting. There is an attached greenhouse for your gardening pleasure. Holley by the Sea is a short drive to Hurlburt Field or Eglin Air Force Base. The beach is across the street. There is a rec center, tennis, pool, gym, lessons and more!

1940 Bahama Drive, Navarre Florida - offered at $214,000.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Labels: ,

Sunday, August 1, 2010

Do You Really LIKE People?


If you are selling real estate, or anything for that matter, one of the keys to success is liking people. Well, it’s more than just “liking” -- it’s being “interested” and “curious”. I am not talking about faking it. We’ve all dealt with these salespeople before. They say the perfunctory "Hello", then cannot wait to get to the close and get you out the door. If you really “like” people, they can tell.

It's important to show others we are sincerely interested in them. That engenders trust and it's just a good thing.

Here are "like" questions:

1. Do you ask how they are? Or just start talking?

2. Do you know what they do for work? People are usually proud of what they do.

3. Did you hear a bird or a funny noise in the background on the phone, and ask “What is that?”. What a great opportunity to open someone up.

4. Do you hear their voice croaking and ask if they are feeling ok? Or did you go into your script?
5. If they said were going on a trip, did you even ask about their vacation, or just say “When will you be back”?

6. Do you know WHY they want a big yard? Do they garden? Or did you just add it to the list?

7. Do they have kids, how old?

8. What do they do for fun?

9. You saw the sports memorabilia in their office, did you razz them about their team?

10. Why are they moving out of state, is it for family or the weather? That’s nice.

Do you get the picture? People like dealing with people who like them, who are real. They can spot phony. If you're an introvert or extrovert, it doesn't matter. Liking people is what matters. Give "curious" a try, warm up and open up, too. Enjoy.


It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Labels: