Beach House Condo for Sale, Destin Florida - Waterfront

This Beach House waterfront condo for sale in Destin Florida comes with 650 feet of beach frontage. This first floor unit is perfect for those with young children and will attract many renters. Sit on your patio and watch sunrises and sunsets over the Gulf of Mexico while the younger ones play on the lawn. Or walk a few sandy steps and sit with the tide lapping at your feet, under an umbrella. Upgrades include a double sink in the master bath, real wood cabinets and newer countertops in the kitchen and bathrooms. Amenities include pool, tennis, work out room and game room. Beach House Condo has a great location in Destin Florida. Shop at nearby Silver Sands, Grande Boulevard, Village of Baytowne Wharf, Destin Commons. This great investment can also help pay for itself with rental income.

Beach House Condo, #102B, Destin FL offered for sale for $330,000

Search Destin - Miramar Beach condos

Call Rulnick Realty for more information 850-650-7883

www.RulnickRealty.com

How Many Calls Do You Make Before You Are Annoying?

Even though this is a real estate blog, I have to tell a story that you might relate to. It’s about buying carpet. Yes, that’s me. I decided to finally change out the old carpet in my house and get something new. Where did I go? Home Depot, of course! My adventure started with picking out the most plush and cat-stain resistant carpet I could find. The brand happened to be Martha Stewart, (who would have guessed?). I took the swatches home and found the color I wanted, “Twisted Pine” or some such. I was excited, and went back to the store to arrange a “measure” of my home to get a price.

A few days after they measured, they called me with a final price quote– 25% higher than the original estimate. “Wow, that’s high! I’ll have to think about it”, I told them. Meanwhile, I had to figure out what to do with all the books I’d collected over the years, so I could get them out of the way in preparation for the carpet. It wasn’t going to be a quick process.

Almost immediately, though, the carpet company called again. In fact, they called me every day. My cell phone, my work phone and my home phone. Hadn’t I told them, “I was going to think about it”? For three weeks, I would get messages on my answering machine asking me to call regarding the carpet. After three days I was annoyed. In fact, I considered going to a different store when I decided to move forward.

My thoughts turn to real estate. How could you apply this scenario when following up with new buyers and sellers who are are the fence about meeting with you, listing, looking, etc? After the initial conversation, how often can you call without being annoying? What is the opposite of being "annoying"? It's being "polite"!

Here are my quick hints on how to stay “polite”:

1. Ask if you may follow up

2. Ask when you may follow up (“May I call you on Monday?”)

3. If they say they are going on a trip, give them a couple of days to get back

4. If they don’t respond to your email, wait a couple of days to try again – they might be busy

5. If they don’t respond again after a few days, wait a bit longer

If they never respond, move on. If the carpet company had given me room to breathe, not been annoying, and been polite, I might have already had it installed.

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

Cherokee Bend, Crestview FL - Approved Short Sale by Bank of America and Eglin Federal

This home in the Cherokee Bend subdivision was just approved for VA Compromise Sale and short sale. 2838 Tamiami Trail, Crestview Florida had two liens, Bank of America and Eglin Federal Credit Union. The Bank of America mortgage was a VA guaranteed loan, and Eglin Federal was a home equity line of credit.

The one tricky part of this short sale, was that Bank of America did not want to issue approval until they had an approval from Eglin Federal. Eglin Federal did not want to issue approval until they had approval from Bank of America. How did I handle this? Since Eglin Federal is a smaller bank, they were more willing to bend. They issued a "preliminary" approval that was enough to make Bank of America happy!

Agents should note that Bank of America does not currently process VA Compromise Sales online in Equator. You have to do it the old fashioned way - fax!

If you are considering short sale or VA Compromise Sale, be sure to hire an experienced Crestview FL 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

Don't Let This Santa Rosa Beach Short Sale Scare You!

This Town of Santa Rosa short sale home has great potential for the handyman! Don't let the boarded up windows scare you! The inside features cream colors, vaulted ceiling and decorative archways between columns, adding pizzaz. It has tile kitchen floors, and a breakfast bar, with a huge laundry room adjacent. The master suite has two walk-in closets and double vanity in the master bath.
This Santa Rosa Beach FL home was purchased brand new in 2006, and never occupied. The home is missing its central air conditioning units (both inside and out), and needs some broken windows repaired. There are no kitchen appliances, but there is a water heater. Buyer is responsible for turning on utilities for any inspections. Come look with an open mind, and find your gem in the making!
20 4th St. N, Santa Rosa Beach FL is a short sale listing, offered at $69,900. All contracts for purchase are subject to short sale lender approval.

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

6444 Starfish Cv,. Lighthouse Pointe, Navarre FL - Approved VA Compromise Sale

This home in Lighthouse Pointe, Navarre Florida, was just approved for a VA Compromise Sale. A VA Compromise Sale is similar to a short sale, but is used for loans guaranteed by the Veterans Administration. Since the Emerald Coast is home to Eglin Air Force Base, Hurlburt Field, Whiting Field and Duke Field, many local sellers have VA mortgages and may be able to use the program if they are unable to sell their homes to cover their mortgage balance.
One of the key differences between a typical short sale and VA Compromise Sale is the disposition of the deficiency. According to the VA website, " If your loan closed on or after January 1,1990, you will owe the Government in the event of a default only if there was fraud, misrepresentation, or bad faith on your part." So, in most cases, you will not have to pay back the difference between the net proceeds and your outstanding balance.
Another difference in the VA Compromise program is the length of time the VA appraisal stands. With most short sales, the servicing lender will order a valuation (either an appraisal or broker price opinion), that will be valid for two to three months. In the VA Compromise program, the valuation, conducted by a VA certified appraiser, is valid for six months. That is not always good, especially in a declining market. So if a sales contract does not get approved, the targeted price will have to stand, and not be adjusted even if competing properties are priced lower.

This home in Lighthouse Pointe had a Bank of America mortgage. VA delegates the loan servicers to handle the compromise claims for them, so there is no need for the homeowner to contact the VA directly. This approval only took 30 days!
If you need to sell your Navarre Florida home as a short sale, HAP or VA Compromise Sale, contact an experienced Navarre 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

285 Payne St., Crystal Village, Miramar Beach FL - Just Sold

This condo unit in Crystal Village, Miramar Beach Florida just sold as a short sale! This second floor condo has a great view of the pool and grounds from living room and private balcony. Unit is delightfully painted in vibrant colors. Pleasing furnishings and accents highlight the beach lifestyle. Kitchen is tiled, open to living room, and has beadboard paneling. There are two full baths, one in the master bedroom. Crystal Village, located at 285 Payne Street, has a community pool. You can walk five minutes and be at the beach. Shopping is nearby - Destin Commons is about 2.5 miles away, and Silver Sands, Baytowne Wharf and Grand Boulevard are close, too.

285 Payne St., 4B, Miramar Beach FL 32550 - Just Sold For $120,000
If you are considering selling your Miramar Beach home to avoid foreclosure, consult with an attorney, and an experienced Miramar Beach FL 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

6542 Watermark Cv, Lighthouse Pointe, Navarre FL - VA Compromise Sale

A "homey" Lighthouse Pointe short sale home in Navarre Florida with brick fireplace, wood laminate floors, interesting angles, plant ledges and high ceilings. Kitchen and dining areas are tiled along with both bathrooms in 2007. Kitchen counters expanded with added cabinetry and workstation. Other improvements are new carpet, well and sprinkler. This Lighthouse Pointe short sale home in Navarre FL has a huge lot at end of cul-de-sac with fenced back yard. Excellent location for commuting to Hurlburt Field. Gulf of Mexico, Santa Rosa Sound and East Bay nearby for fishing, boating, sunning and swimming.

6542 Watermark Cove, Lighthouse Pointe, Navarre FL - 32566 - VA Compromise Sale - offered for $101,500

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

FTC MARS Ruling Reversed for Short Sale Agents - Maybe

Finally, the months of dealing with the over-the-top FTC MARS disclosures may be coming to an end for Florida short sale agents. The FTC, in its role of protecting consumers, made a laborious requirement for any business helping short sale sellers or providing mortgage rescue services back in December. The FTC deemed disclosure upon disclosure would be required when offering short sale services or presenting an offer from a lender for loan modification (interpreted as a short sale approval). Unfortunately, real estate agents deal with sellers in short sale situations almost daily, especially in Florida. And short sale real estate agents are not operating “loan modification” services per se, they have to work short sales to just sell homes.

The disclosure basically had to be tacked onto anything a short sale specialist presented to the public in the way of offering short sale listing services. For example, the bottom of each of my short sale blogs has this disclosure (one of the three required):

***NOTICE: This Real Estate Company. is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit. ***

Every email I send (since I do many short sales), has the disclosure. All my websites have the disclosure. I tried to fit it on a postcard mailing. It didn’t look good. It took up half the postcard. Forget about the minimum 12 point font that was required. If I sent a standard postcard offering short sale services, with the disclosure in 12 point font, it would BE the whole postcard. I hate to say it, but the disclosure for real estate agents was a bit much. It also confused many short sale sellers, asking "How is a short sale a loan modification?"

Finally, it seems the National Association of Realtors and real estate agents themselves caused enough of an uproar calling the FTC that the rule has been reversed for real estate agents who simply list short sales in the course of business. Specifically, the FTC said:

"Until further notice, the Commission will forbear from taking any enforcement action for violation of the MARS Rule with the exception of the Rule's prohibition against misrepresentations in Section 322.3(b) against a real estate professional who provides "any service, plan, or program, offered or provided to the consumer in exchange for consideration, that is represented, expressly or by implication, to assist or attempt to assist the consumer [in] . . . [n]egotiating, [o]btaining or [a]rranging . . . [a] short sale of a dwelling."

Florida, per the recent Florida Assocation of Realtors newsletter, has not authorized suspending the disclosures just yet. Apparently, we’ll know in about a week whether Florida Attorney Pam Bondi will agree. Meanwhile, I won’t be tweeting the disclosure. Why? It won’t fit!

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

2932 Pine Valley, Burnt Pine, Sandestin FL Short Sale - Just Sold

This unique short sale home at 2932 Pine Valley, in the Burnt Pine subdvision of Sandestin just sold. It was built for privacy, surrounded by woods and nature on all sides. The contemporary, stylish Burnt Pine home had tall ceilings, cherry floors and monumental windows showcasing the surrounding forest. The kitchen had granite counters and drop lights. The living room, dining room were impressive, with 14' celings, surrounded by light. Outside find interesting walkways, decks, stone patios, planter boxes, pergola, pond and places to meditate. Two driveways, one for side-entry garage, the other for guests, and a standing seam metal roof were other features.

Burnt Pine in Sandestin is well-located and opens a Burnt Pine homeowner to a world of amenities. Sandestin is home to shopping at Baytowne Wharf, the beach, pools, tennis, health club, walking trails, and of course, golf.

2132 Pine Valley Dr., Burnt Pine, Miramar Beach FL 32550 - just sold for $530,000, as a high dollar loss short sale.



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

Seagrove Beach FL, Short Sale Duplex Condo, South Side 30-A

You'll love life in this classicly styled Seagrove Beach short sale duplex condo on the south side of 30-A! "Aerie" is an exceptional, rare 5-6 bedroom, 3 story condo beachside, with gulf view in a gulf-front complex. Outstanding Gulf views from third floor master bedroom suite. The large private pool serves only 5 condo units, and is right outside your door! The beach is steps away, offering you a playground of sugar white sand and emerald waters. The main living area features wood laminate floors in the kitchen, living and dining areas. The kitchen has granite countertops and stainless steel appliances. A wonderful balcony off the master suite on the Gulf side. The ground floor is tiled and has a family room (or sixth bedroom)with kitchenette - perfect for coming in off the beach. This Seagrove Beach short sale condo is unique! Walk to area shops and restaurants or take the nearby bike path to the adjoining community of Seaside.

Seagrove by the Sea, 4192 Hwy 30-A, Unit A, Santa Rosa Beach FL - $699,900.

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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How to Write a Contract for an Eglin AFB HAP Home

As an Eglin AFB area agent who specializes in HAP listings, I frequently receive offers from agents who are not familiar with the HAP program. Since our Emerald Coast area is home to Air Force, Navy, Army and Marines at Eglin AFB, Hurlburt Field, Duke Field, Whiting Field and Camp Rudder, you will find several listings that are sale type “HAP” when searching the Emerald Coast MLS.

If a HAP home seems right for your buyer, what do you do?

First, know what HAP means. It is the Homeowners Assistance Program for the Department of Defense. HAP helps military members who have orders to relocate, but own homes with negative equity, cover their mortgage losses in order to sell. The HAP program was expanded in 2009 to help Wounded Warriors, Surviving Spouses, BRAC-impacted service members and PCSing service members. If the service member qualifies, HAP will pay their mortgage deficit at closing.

How does HAP benefit your buyer? Explain to your buyer why HAP is more favorable than buying a short sale. With HAP, the waiting time is normally 60 days for final approval, and 30 days to close. That is better than a short sale which could take 120 days or more for approval. And most HAP sellers have been pre-approved for the HAP program, which will save even more time. (Ask the listing agent to find out.)

What do you put in the HAP contract? Specify that it is “contingent on HAP approval”. Use a date-certain closing date that is 60 days out. I know, this seems to contradict that HAP wants 60 days for approval, but they also want a 60 day closing date written in the offer (not closing “within 30 days of HAP approval”).

Price? HAP wants contracts that are near fair market value. They will validate pricing through their internal system, and also via the listings agent’s market analysis.

Terms? HAP contracts should be “as is”.

Closing cost assistance? HAP may pay some of the buyer’s closing costs. It depends on what type of HAP program the seller is using. If it is a HAP GAPS (Government Assisted Private Sale), where the seller is getting a reimbursement, your buyer may not be able to get as much closing costs paid as a GA (Government Acquisition).

What’s next? Depending on what type of HAP sale is best (GAPS or GA), HAP may replace your contract with a new one that is between the United States and your buyer. If there is a replacement contract, your buyer can pick his own title agent. The U.S. will simultaneously buy the house from the seller and sell it to your buyer on the same day.

Finally – congratulations are in order! You’ve found your buyer a new home in Crestview, Navarre, Fort Walton Beach or Destin Florida, had a quick closing and helped a U.S. military member with the HAP program!

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

The Moral Short Sale Dilemma

Are you considering short sale, but torn thinking it may be the most ruinous personal and financial decision you will ever make? You are not alone. As more families are confronted by upside-down real estate values, jobless or with limited income, the short sale question is daunting. To many, it is a moral choice.

I am not discussing “strategic short sales”, meaning those who can afford to pay their mortgages but choose to dispose of their property due to negative equity. I am talking about homeowners or investors who have spent most of their savings or drained their retirement accounts to keep their payments current. Homeowners in Florida are some of the most affected in the United States. According to the Mortage Bankers Association: “Twenty-four percent of all mortgages in the country that are in foreclosure are in Florida and 23 percent of the loans in Florida are anywhere from one payment past due to in foreclosure.”

I’ve spoken to Destin Florida investment property owners who are devastated that they might have to stop paying their mortgage, or have already, to save their family’s ability to keep their primary shelter, health and sustenance. Especially for an older borrower, with even more remote job prospects, the emotional turmoil is great.

I can understand why the majority of homeowners are emotionally affected by deciding to do a short sale. Many have stellar credit, and have been stable workers their entire lives. They question their self-image when challenging a core tenet of their being. They feel there is a social stigma to short sale. It is hard. The only words of comfort I can give are for them to understand:

1. You are not alone.

2. You must decide whether you can continue paying your mortgage and still be able to protect your family’s primary needs.

3. You must try to think of a short sale as a business decision, not a personal decision.

The most difficult, but helpful hurdle to overcome is removing “personal” from short sale. Did you know that businesses short sale real estate all the time to keep afloat? Consider this, even the Mortgage Bankers Association, which touts home ownership, sold its own commercial property as a short sale. And recovery from a short sale can be quick if there is a settlement and credit is good in other respects.

If you are about to fall behind on your mortgage, or already have, take action now and stop the pain. Call your lender and try to work it out. Consult with a Florida attorney. Consider your options. If you decide to pursue short sale, it may be the solution that allows you to move forward with dignity.

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

Home Just Sold in Escada, Santa Rosa Beach FL 32549

This lovely Escada short sale home at 486 Calle Escada, Santa Rosa Beach Florida just sold. The home had 9-10 foot ceilings, open, custom floorplan, living room with fireplace, double French doors with transom windows open to large covered patio. The master bedroom was a "suite", with huge walk-in closet. The Escada subdivision in Santa Rosa beach is a quietly tucked away, close to Scenic Hwy 30-A,but near all the vibrant shopping at Grand Boulevard, Baytowne Wharf and Silver Sands. Sacred Heart Hospital on the Emerald Coast is nearby, as well as Gulf of Mexico Beaches off 30-A in South Walton County.

This Escada, Santa Rosa Beach FL home sold for $170,000 as a short sale.

Search Santa Rosa Beach homes

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Sell my Santa Rosa Beach home

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