Friday, September 30, 2011

Donna Gentle Joins Rulnick Realty in Destin Florida


Donna Gentle

Rulnick Realty welcomes Donna Gentle as sales associate in Destin Florida.  Originally from Miami,  Donna has been involved in the real estate and construction industries since 1987. She has been sales and project manager for new construction, and led sales teams for new home developments.  She previously sold real estate in Cape San Blas and with the St. Joe Company in Port St. Joe.  Donna holds both a Florida and Georgia real estate license.  She has been recognized for sales excellence on many occasions, and is proficient in the analysis of markets, project management and contract negotiations. Intepersonal skills and work ethic contribute to her success in client satisfaction, which is her highest priority.  Donna currently lives in Niceville Florida, and has a dynamic, fun loving personality.  She has participated as a volunteer for Plein Air charity events. One of her true joys is her grandchild! Donna is excited to be part of the Rulnick Realty team, and wants to help you with all your real estate goals in Destin and along the Emerald Coast.

Cell (850) 533-6051
Office (850) 650-7883
donna.gentle@rulnickrealty.com

Labels: , ,

Thursday, September 29, 2011

Islander Beach Resort – Okaloosa Island Short Sale - Fort Walton Beach Florida


Islander Beach Resort
Wow! Gorgeous Okaloosa Island water front Islander Beach Resort condo with commanding vistas of the Gulf of Mexico. Walk out from your condo to the pool and white sandy beaches of Fort Walton Beach Florida. There is a large private balcony made for surf watching beyond the green umbrellas which punctuate the shoreline. The kitchen has a breakfast bar and is open to the living room and windows to the gulf. The master bedroom is waterfront and has his and hers walk-in closets. Islander Beach Resort boasts an 80' gulf front pool and hot tub, a beautiful lobby and meeting room, shuffleboard court and a barbeque grill area. This unit is rental ready, sleeps 8 and has a great rental income history, year to date $23,000+ net. My favorite thing about this condo? Location! Okaloosa Island is a bit more laid back than Destin, yet is moments away. The beach is just as beautiful!
Islander Beach Resort #7011 - 3 Bedroom Condo - Offered for $279,900
Islander Beach ResortIslander Beach ResortIslander Beach ResortIslander Beach ResortIslander Beach ResortIslander Beach ResortIslander Beach ResortIslander Beach Resort

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, September 28, 2011

Seychelles #701, Panama City Beach Florida - Beachfront Condo


Seychelles Condo
This Seychelles, Panama City Beach Florida  beachfront condo has fun popping colors and tremendous views that will bring you smiles! The pre foreclosure, short sale unit has some of the best vistas on the Emerald Coast.  It is elegant and unusual. The wrap around balcony runs the entire length of the unit offering extraordinary views of the Gulf of Mexico, the bay and lagoon. This is a 2 bedroom unit with a 9'5" x 8'5" bunk room and sleeps 9 people in 4 beds. Beautifully furnished with style and elan! The kitchen features a breakfast bar and stainless steel appliances. The master bedroom is gulf front. The Seychelles resort features include covered parking, arcade/game room, 2 beachfront pools, poolside umbrella and beach chair service  whirlpool, fully equipped fitness center.  Location? Minutes from the area's dining, attractions and theme parks.

Seychelles condo unit 701, Panama City Beach Florida - short sale - $311,000

How to buy an Emerald Coast short sale
Search Emerald Coast condos for sale
Seychelles CondoSeychelles CondoSeychelles CondoSeychelles CondoSeychelles CondoSeychelles CondoSeychelles CondoSeychelles Condo
 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: ,

Monday, September 26, 2011

Just Sold - 652 Randall Roberts Rd., Emerald Village, Fort Walton Beach Florida


Emerald Village homes for sale

This spacious home just sold as a HAP sale in Emerald Village, Fort Walton Beach, Florida.  HAP is the Homeowners Assistance Program for U.S. military members who have orders to relocate (PCS).  When the service member's home cannot be sold at a price sufficient to cover an existing mortgage, HAP may pay some, if not all, of the deficit.  This saves our Air Force, Marines, Navy and Army members from foreclosure or short sale, preserving their credit.

Some of the qualifications for the HAP program are:

1. PCS orders at least 50 miles from the primary residence
2. The original contract to purchase the home had an effective date prior to July 1, 2006
3. The home was the primary residence at the time of orders

Many Eglin Air Force Base, Hurlburt Field and Duke Field service members have qualified for the program.  This HAP sale on Randall Roberts Rd. took about 60 days to approve.  At closing, HAP purchased the home from the sellers, paid off the mortgage shortfall, then simultaneously sold it to the new buyers.

652 Randall Roberts Rd., Fort Walton Beach Florida - Just Sold for $200,000
Apply for HAP here.
Learn more about HAP.
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: ,

Friday, September 23, 2011

Elation Condo #5720, Sandestin Florida - Just Sold


Elation Sandestin short sales
This beautiful Elation short sale condo in Sandestin Florida just sold! It had views of the Bay nature preserve. Of course, one of the top reasons to own in Elation is Sandestin Resort.  Home to dining, shopping, nightlife, spas, swimming, tennis, golf and the Village of Baytowne Wharf. Elation condominiums are located in a quiet corner of the resort, in Miramar Beach Florida.

This short sale was approved by Wells Fargo.  It was originally purchased in 2008 for $350,000 as an investment property. Wells Fargo issued a full waiver of deficiency for a small cash contribution. 

Elation #5720, Sandestin Florida - sold for $65,000

Looking to sell your Sandestin property? Contact a Destin real estate agent who can help you with a traditional or short sale.

Elation Sandestin short salesElation Sandestin short salesElation Sandestin short sales
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: ,

Thursday, September 22, 2011

198 Somerset Bridge, Bungalows at Seagrove Beach FL - Just Sold


Bungalows at Seagrove Beach

We just sold a fabulous home in popular Bungalows at Seagrove Beach. Located in Santa Rosa Beach, Florida, not far from Seaside and Watercolor, this well-thought out subdivision has a pool, and is just steps to the beach. The short sale home, set on a lake, was under contract in less than a week, and had multiple offers.  It was in great condition, other than necessary mold remediation that was estimated at $5000.

Bank of America was the short sale lender. The sale was approved with no deficiency to the seller, who provided a small lender required cash contribution.

198 Somerset Bridge, Bungalows at Seagrove Beach, sold at full price for $159,000.

If you need to sell your Seagrove Beach property to avoid foreclosure, consult an experienced Santa Rosa Beach short sale agent.

Bungalows at Seagrove BeachBungalows at Seagrove BeachBungalows at Seagrove BeachBungalows at Seagrove Beach

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: ,

Tuesday, September 20, 2011

Are You Negligent If You Copy Old MLS Data?


MLS 
Where do you get your data when you get a new listing?  Do you just cut and paste square footage, room sizes and school district from a previous sold or expired listing without verification?  One of my Destin buyer agents just ran into this.  She had written a contract on a short sale listing.  Her buyer was searching around on the internet and noticed the MLS property size was about 200 square feet higher than the Okaloosa Property Appraiser website. Of course, the property appraiser website could have been wrong, and there might have been a good explanation for the discrepancy.  If the seller had an appraisal, or finished rooms not reflected in public records, or measured the house, it could account for the difference.  That’s what we were hoping.  So my agent called the listing agent and asked, "Where did you get the square footage for this house?"  Answer: "Oh, I copied it from the old MLS listing."

Excuse me? This is a huge mistake. Here are the ramifications of not performing due diligence on listing information:

1.   With a short sale, the inflated square footage might cause the short sale lender BPO to come in too high, losing the sale.
2.   The buyer’s appraiser will measure the home, come in at a lower value based on less square footage, and the buyer won’t be able to get funding and close.
3.   The buyer closes based one erroneous information, finds out about the error, and sues you later.
Those are just the problems I can come up with off the top of my head.  I am sure there are more.  You might think “Our MLS has a disclaimer that says the buyer is to verify all information”, so there is nothing to worry about.  Even if that’s the case, not performing due diligence can look like negligence.  
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:

109 Dell Rd., Fort Walton Beach Florida - HAP Home for Sale with Pool


Fort Walton Beach HAP

This Ocean City, Garniers Beach HAP home in Fort Walton Beach was rebuilt from the inside out, and it shows! The gorgeous remodeling still honors the classic Florida style. All new: windows, floors, plumbing, doors, lighting fixtures, bath fixtures, crown moulding, drywall in living room, and totally redone landscaping. Walk in and first see shining real wood floors. Wander further - the kitchen has new refaced cabinets, new dishwasher, refrigerator, gas stove, microwave, sink, faucet and tile floors. The family room beyond is step down with plenty of windows to the back yard. The in-ground pool beckons. The trees? Enormous, tall and magnificent to highlight your privacy fenced yard. There is a huge workshop with built-in shelves, someone will love it for projects, woodworking and more. The bathrooms have been remodeled with new sinks, toilets, faucets and floors. The master bath is a sanctuary. Exterior has new stucco finish over the cinder block construction. New washer, dryer, and hot water heater.  This Fort Walton Beach home for sale is a great commute to Eglin Air Force Base or Hurlburt Field.

What is a HAP home?  It is a property for sale contingent on approval from the Homeowners Assistance Program for the U.S. Military.  When service members change bases, the U.S. Government will step in and cover the shortfall of the mortgage balance compared to market value. Restrictions apply.

How to Buy an Eglin AFB HAP Home
109 Dell Rd., Fort Walton Beach Florida home for sale - $143,700
Fort Walton Beach HAPFort Walton Beach Florida homes for saleFort Walton Beach Florida homes for saleFort Walton Beach HAPFort Walton Beach HAPFort Walton Beach HAP
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: ,

My Real Estate Agent Says to Take The Deficiency


Negotiating Short Sales 
Are you trying to short sale your Destin Florida home, but have multiple mortgages?  Then you'll be interested in reading the following question I received from a homeowner:
 
"We have short sale approval letters from both Wells Fargo and a HELOC with Wells Fargo.  I am happy with the primary letter, but my question is regarding the HELOC approval letter.  In a nutshell it asks for me to agree to pay 100% back and they still have rights to sue for deficiency judgment. 
 
My current real estate agent says that's just normal wording affirming original loan terms and that I would negotiate with the HELOC after closing for a reduced amount.  She says we can't negotiate with the second as any money I would offer, would then have to go to the primary."

My answer:  There is no reason not to negotiate with the HELOC and get the deficiency waived.  The senior Wells Fargo lien may allow you to pay the Wells Fargo HELOC at closing.  I've accomplished that with prior short sales.  Although it is true that some investors don't allow seller funds to the junior at closing, that's not always the case.  Why not try now, rather than be left hanging with a future potentialdeficiency judgment? She told me her attorney agreed.

What are some methods of disposing the junior lien?  Settle with them now regardless of whether you are closing, since you have funds to contribute.  You don't have to sell your property to settle a HELOC or any lien. I've had several of my Destin Florida area sellers do just that.  Why? It makes it easier to deal with the senior lien at time of sale.  They won't have to take some of their net proceeds to pay the junior.  Also, collection and foreclosure efforts from the junior will stop if you settle with them.  Isn't that what you want anyway?

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: , ,

Friday, September 16, 2011

Scammed!


Scams 
Yesterday I was intrigued by a new show on the History Channel called “Scammed”. The premier highlighted how everyday people were targets of criminal schemes, from seemingly innocent “bumps” on the street to elaborate investment schemes.  I found it amazing as to what lengths these hooligans will go to rip someone off.
The segment that stood out for me was one about buying an iPad.  A young man had responded to an internet ad which offered iPads at a deep discount. He met the “seller” at a sidewalk café. The  guy was in business attire and trumped up a story about his company having extra iPads that he needed to sell. He pulled one of the iPads out of its box to show the buyer. He was offering them for $300 each.  The buyer jumped at the chance and gave him $300 cash in an envelope.  The seller  then had an accomplice stop at his table and pretend  that she, too, was a buyer. She said she wanted to show the iPad to her boyfriend around the corner before buying, and asked if the seller could come with her.  The hoodster told the real buyer to wait for a minute, and to hold onto the remaining  iPad and his money until he returned.  The buyer waited. The moment turned into minutes. 
Perplexed and getting antsy, the buyer opened the iPad box that had been left.  What was in it? A piece of tile! Uh oh! He ripped open the envelope. There was no cash, it was papers!  The hood had run off with his real cash, and the demo iPad was gone with him, too.  Of course, this was a t.v. show that teaches people to avoid scams.  The actor came back, returned his money, told him it was a prank, and left the buyer red-faced.  He had been “had”! It had sounded too good to be true, and it was!
This reminded me of the time I bought Microsoft Office Professional from Amazon.  It normally costs over $400.  I paid $150, thinking I was getting a deal. I am a novice at Amazon, and I was stupid.  The software was packaged just like new.  It had an activation code and it worked.  For a few days. Then we started getting notices that the software was going to expire. The messages got more frequent.  We called Microsoft.  The product was a fake! I had been "had"!  It took my computer guy hours to remove the virus. He had never seen such professionally doctored software before.  Of course, it had to have happened to me.
Now what do I do?  I will pay more for something is genuine. My experience cost me a few hundred dollars.  Others have lost thousands more.  So, what is the lesson? It's not just "Something that sounds too good to be true, probably is".  It's "Sometimes things that are good, cost more."
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:

Thursday, September 15, 2011

781 Majestic, Eagles Landing, Crestview Florida - Short Sale


Eagles Landing

Pre foreclosure townhome located Eagles Landing, Crestview Florida. Neutral colors are the perfect backdrop for your decor. Crown moulding adds elegance. Have more fun cooking with a pass-through window to your living area. Both bedrooms have large walk-in closets and their own private bathrooms. French doors lead you to your private patio and a maintance free lawn.   Steps from your door find the community pool, cabana and clubhouse. Eagles Landing is an attractive subdivision with sidewalks that beckon you to bike ride. This Crestview short sale home needs some work.  It would make  a good investment for commuting to Eglin AFB or Duke Field.

781 Majestic Drive, Crestview Florida short sale - offered for $68,700

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

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

View Larger Map
                                                                               

Labels: , , ,

17 Okahatchee, Elliotts Point, Fort Walton Beach Florida - Pre Foreclosure


Fort Walton Beach foreclosures

Do you love Elliotts Point in Fort Walton Beach Florida? This short sale home at 17 Okahatchee Circle will intrigue you.  The classic 1950’s white home stands out amongst mature trees on its corner lot. It is a charming 4 bedroom house with plentiful windows which add character. Spacious rooms with tile in the main living areas and carpeted bedrooms. There is a "matching" outside storage shed. This home needs a bit of work and updating.

Elliotts Point is a very popular neighborhood in Fort Walton Beach Florida, with older classic homes. It is near boating on Choctawhatchee Bay, chic local restaurants and a short drive to the beaches of Okaloosa Island.  Commuting to Eglin Air Force Base is a breeze from this neighborhood.

17  Okahatchee Circle, Fort Walton Beach Florida - offered for $87,000

Elliotts Point Fort Walton BeachElliotts Point Fort Walton BeachElliotts Point Fort Walton BeachElliotts Point Fort Walton Beach

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

View Larger Map
                                                                                       

Labels: , ,

Emerald Lakes, Destin Florida Short Sale Approved


Destin Florida short sales
This home in Emerald Lakes, Destin Florida, was just approved for short sale.  An uncommon scenario, it had three liens.  The first was an IndyMac mortgage, the second, a Bank of America home equity line, and the third, a judgment from another creditor. 
The seller’s attorney said the short sale could not be accomplished, especially with waiver of deficiency.  We succeeded, however.  Here are the details for this Emerald Lakes, Destin Florida short sale:
Original purchase price - $490,000 in 2005
IndyMac - balance - $350,000
Bank of America - balance -  $50,000
Judgment Lien - $40,000 Note: Judgments in Florida may attach to all the borrower’s Florida real estate, even if unrelated to the property or even if a homestead property
Sale Price - $260,000 appr
Notes: Since the property was owner-occupied, we asked IndyMac if they would consider the HAFA program, which is beneficial to sellers who are doing short sales, as it grants a waiver of deficiency. IndyMac said they were not participating in the HAFA program.  They referred their short sale processing to a company called Service Link.  Service Link kindly reduced the agents’ commissions by 1% and placed a 1% “service fee” on the settlement statement to pay themselves.  The file was approved with a small credit for buyer’s closing costs and waiver of deficiency.
Bank of America approved the short sale after initial numerous delays in “outreach” seeking participation  in the HAFA program.  The seller rejected HAFA twice by phone, as IndyMac would not participate. The file had to be re-initiated three times.  Bank of America waived deficiency for $2700.
The third lien, the creditor judgment, released its lien for $1000.
Total time for this short sale approval?  About 60 days.
If you are considering short sale to avoid foreclosure in Destin Florida, consult an attorney and an experienced Destin short sale agent.  We can write your success story together.
It's Wendy!
Wendy Rulnick, Broker
Rulnick Realty, Inc.

Labels: , , ,