Wednesday, May 25, 2011

102 Andalusia Place, Mary Esther FL - HAP Townhome for Sale


Andalusia Townhome
See this beautiful Andalusia Place townhome in Mary Esther Florida. Located off Highway 98, it's in a convenient for Hurlburt Field or Eglin Air Force Base commuting. Note the oversized kitchen with lots of cabinets, counter space and tile floors. Three bedrooms total, with the master bedroom separated from the two secondary bedrooms for privacy, with walk-in closet in the master bath and double vanities. Two car garage with smooth painted floor. This home feels fresh and clean! The sale is contingent on HAP approval, which is typically less than 60 days.

102 Andalusia Place, Mary Esther FL - HAP home for sale - offered at $99,700

How to buy an Eglin AFB HAP Home
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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


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Tuesday, May 24, 2011

Is Early Occupancy OK for Short Sales?



Short Sales Early Lease
Move in without closing first? Whoa! I just got an offer on a Destin Florida short sale listing with an early occupancy clause. The buyer wants to move into the property before closing and short sale approval. Is that a good idea? One of the negatives of short sales is the waiting time for the buyers during the short sale process. It could take 60-120 days for a short sale approval, then another 30 days for the buyer to close. Some buyers “bail” because they get wandering eyes or are tired of waiting so long. The solution for some sellers, to keep a buyer in the sale, is to allow the buyer to move in early. This could be a bad idea, but there are some things short sale sellers can do to lessen the risk.
1. Require the buyer to complete and remove the home inspection contingency prior to move in. Why? Removing this contingency overcomes one hurdle to successful closing. Since most short sales are sold “as is” with the right of buyer to inspect and accept or reject the property, you’ll have that clause out of the way. Also, it might lessen those phone calls to the seller as a landlord after the buyer has moved in.
2. Require a lease. This may seem basic, but without it, you might lose legal protections if the closing does not occur and you have a tenant you don’t want. Who negotiates the lease? Not me. Property management is a specialty, and it’s not mine. I refer my clients to a professional property manager, or they make their own lease if they are experienced with rentals.
Should a short sale seller allow early occupancy? It's not my decision, but I’ve had several successful short sales where the seller did negotiate early occupancy and allowed the buyer to move in early. In these cases, we knew the short sale was likely to be approved, the buyer was pre-approved for a mortgage, the earnest money was deposited, the inspection contingency was removed, and of course, there was a lease.
If you are considering short sale to avoid foreclosure, be sure to consult an attorney and an experienced Destin Florida short sale agent.
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


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Thursday, May 19, 2011

If You Present Your Offer First – Do You Get Brownie Points?


Negotiating Contracts
I had two offers come in on one of my Destin Florida listings this week. One was received a day later than the first. Due to logistics, I presented both at the same time to my seller. The first offer was significantly higher. The second offer was ten percent lower than list price, and had no financing contingency. I advised the seller of her options: ask for “highest and best” from both parties, counter one, reject both or accept one. The seller chose to accept the higher offer.
During negotiations, there were misconceptions from both agents about presenting and accepting offers.
1. The “losing” agent said: “You should have told me there was another offer. How unprofessional.” He believed the common fallacy that the listing agent must inform the buyer’s agent that there is another offer. But should I have? Only with my seller’s permission. Why? Check out Realtor Code of Ethics Standard of Practice 1-15: 'REALTORS®, in response to inquiries from buyers or cooperating brokers shall, with the sellers’ approval, disclose the existence of offers on the property.'
2. “My offer was first!”, the “winning” agent told me. He implied his buyer got extra credit and was entitled to the sale because he sent his offer first. Hmmm? Really? In truth, sellers don’t have an obligation to negotiate with or accept offers in the order they were presented.
The bottom line is – the seller calls the shots when negotiating real estate offers. They can choose to respond, or not respond. They can decide how much and with whom. They can tell their agent to disclose the existence of another offer, and even the amount if they want. Or not. And the listing agent’s job? Follow their seller’s their instructions.

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


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652 Randall Roberts Rd., Emerald Village, Fort Walton Beach FL 32547 - HAP Home


Fort Walton Beach HAP
This Emerald Village, Fort Walton Beach Florida HAP home feels big! Vaulted ceiling over kitchen and living room, and raised ceiling in entry foyer add to the spaciousness. The kitchen of this 652 Randall Roberts Road home, with wood laminate floors, offers plenty of workspace with a center island, breakfast bar, and gas stove for top chefs. Huge living room with plant ledges and angled corner fireplace is partially open to kitchen and dining area. Master bedroom is private and opens to patio. The secondary bedrooms have wood laminate floors that add to a clean look. New Air Conditioner May 2011 with 10 year warranty. Wood laminate floors 2010, and recently tiled baths. Emerald Village is convenient to Hurlburt Field and Eglin Air Force Base. Contingent on HAP approval, so you won't have to wait long to move in!
How to buy an Eglin AFB or Hurlburt Field HAP home.
652 Randall Roberts Rd., Fort Walton Beach FL 32548 - HAP home - offered for $209,900
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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


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Wednesday, May 11, 2011

Mid-Bay Bridge Connector – Will It Affect Niceville FL Real Estate Values and More?


Mid-Bay Bridge
If you are a resident of Niceville, Florida, you cannot help but notice the road construction on Highway 20 and White Point Rd., near the Mid-Bay Bridge. There is a blinking sign that says“White Point Rd Access to Mid-Bay Bridge closing May 12”. In its place, there will be a new route to Highway 20, then eventually to Highway 85, called the “Mid-Bay Bridge Connector.”
Currently, White Point Road in Niceville is the only route to and from the Mid-Bay Bridge. According to the Florida Department of Transportation, White Point Road has a traffic count averaging 18,700 daily commutes. Starting on May 12, this number will drop to just trips going to and from the neighborhoods off White Point Road, such as Meadow Woods, Raintree Estates, Bluewater Bay, The Woodlands, Chardonnay Estates and more. It will no longer be a waiting game to pull out onto White Point Road to get to work, shopping or the beach from those subdivisions. Or, in a broader sense, just think about shaving twenty minutes off your trip to Destin Florida from Crestview. Or to work in Santa Rosa Beach from Valparaiso. Or even from Destin to Pensacola via I-10. It currently takes about 45 minutes to an hour to get to points in Crestview from Destin. I am hoping this time is cut to 30 minutes, as the FDOT says 14 traffic lights will be eliminated when the Mid-Bay Bridge Connector is complete in 2014.
For now, what are the Niceville real estate ramifications of the rerouting phase to Highway 20? Houses along White Point Road, or those which back up to it, should see a value increase in the long run. I’ve shown homes along the corridor before. Believe me, it’s harder to sell a property on a busy street. That objection will be eliminated. And what about for home sellers and buyers in the surrounding towns? Since the Mid-Bay Bridge Connector will make commuting times shorter, a wider range of home options will open up for people. For example, if you work in Sandestin, you previously may have felt Crestview was too far to live. Or if you work near the East Gate of Eglin Air Force Base, Santa Rosa Beach might have been too far for you. Maybe not anymore.

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

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Thursday, May 5, 2011

1243 Ego Dr., Countryview Estates, Crestview FL 32536 - Short Sale with Pool


Crestview FL short sale agent
Very attractive home in Countryview Estates with in-ground pool home located south of I-10 in Crestview Florida. 1243 Ego Drive feels open and spacious with cathedralled living room and dining room. Living room has interesting plant ledges which add depth, and French doors which add panache. Kitchen with center isle, welcoming white cabinets and tile work above corner sink. Floors are wood laminate in living room and hallway, tile in kitchen and bathrooms. Master bath has double vanity, and two walk-in closets. This Countryview Estates, Crestview FL short sale home has a beautiful in-ground pool with whirlpool. Located just a short drive to Eglin AFB and Destin Beaches!

1243 Ego Dr., Crestview FL 32536 - Countryview Estates short sale - $149,900

Crestview FL short sale agentCrestview FL short sale agentCrestview FL short sale 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


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Lot 8, Blue Mountain Beach, Santa Rosa Beach FL - Lakefront Lot for Sale


Blue Mountain Beach lakefront lots
Lot 8, Blue Lake Rd., Blue Mountain Beach, Florida, is ideally located on one of the rare and largest coastal dune lakes- Big Red Fish Lake, and within steps -approximately 90 seconds, to the Gulf of Mexico. This Blue Mountain Beach, Santa Rosa Beach Florida neighborhood access has no public parking -providing you with uncrowded beaches. Lot 8, Blue Lake Rd., is the perfect location for your full time residence or vacation home off 30-A in South Walton, Florida.
Blue Mountain Beach lakefront lots
Imagine being able to take your SUP or YOLO board, canoe or kayak, from your home to the beach in a couple of minutes! Or fish at sunset on Big Red Fish Lake. This lot is heavily vegetated with scrub oaks and should accommodate a large home with expansive gulf and coastal dune lake views. With no build-out time requirements, build what you want, when you want with no association fees. Located along Scenic Hwy 30A close to Grayton Beach, Watercolor, Seaside and Gulf Place. We also have Santa Rosa Beach custom home builders, should you be interested.
Lot 8, Blue Mountain Rd., Santa Rosa Beach FL - Offered for $370,000.
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Search Santa Rosa Beach Florida lots.
Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204


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Wednesday, May 4, 2011

303 Holiday Rd., N, Miramar Beach FL - Short Sale - Fixer Upper with Apartment


Holiday Shores Miramar Beach FL
Bring your toolbox to this unique Miramar Beach Florida short sale home at 303 N Holiday Road. It needs some work, but has potential to be quite a catch with its full apartment and in-ground pool. Cathedralled living room with built-in shelves, angled corner fireplace, sliders to screened porch with built-in outdoor grill and cooking area. The kitchen is very open, with a long breakfast bar, adjacent to dining area. Master bedroom with double trey ceiling. The apartment has its own kitchen, full bath and living area. The Destin fixer-upper short sale home needs attention to paint, cosmetics, pool, and also repair of master bedroom wall that had mold remediation in 2010. A playground of opportunity awaits you in this Holiday Shores, Miramar Beach, FL short sale home.
303 N Holiday Rd,. Miramar Beach FL - Short sale fixer upper offered for $179,900
Holiday Shores Miramar Beach FLHoliday Shores Miramar Beach FLHoliday Shores Miramar Beach FLHoliday Shores Miramar Beach FL
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

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