Monday, November 25, 2013

Bayside Home For Sale Near Silver Sands Outlet - Miramar Beach Florida

Miramar Beach listing agent
64 Mandevilla Lane, Miramar Beach Florida is a delightful home in the Garden Homes at Bayside subdivision! Cathedralled living room, pass through to kitchen, granite kitchen counters, expanded kitchen storage and deep upgraded sink. One bedroom is tiled for use as alternate office or dining. Driveway has newly pavered extra parking and the attic is plywooded for storage. Wonderful subdivision with Bayfront Beach Park and fishing pier, community pool and tennis!Silver Sands shopping heaven is around the corner, as is Sandestin, Baytowne Wharf, Grand Boulevard and the beach – 5 minute drive. Some local restaurants are Mitchell's Fish House, Cantina Laredo, Fleming's Steakhouse, Carrabba's, Cheeseburger in Paradise and more. Sacred Heart Hospital is 15 minutes away.
This Miramar Beach home for sale at 64 Mandevilla Lane is offered for $224,900.
Garden Homes of BaysideMiramar Beach listing agent
 Bayside, Miramar Beach FL
"It's Wendy... It's Sold!"
Wendy Rulnick, Broker/Owner Rulnick Realty, Inc.
Call Wendy Rulnick 1-850-650-7883 ext 204
www.ItsWendy.com property searches and community info
www.ShortSales-EmeraldCoast.com for short sale help on the Emerald Coast
Co-Founder www.ShortSaleSuperstars.com  national network
Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.

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Fort Walton Beach Green Tree Short Sale Approved for PCS Military Move

Green Tree Fort Walton short sale
This home at 334 Victoria Ave., Fort Walton Beach, Florida was approved for short sale and just closed.  Here are the details:
Senior Lien: Green Tree Servicing
Senior Lien balance:  $156,000
Junior Lien:  Green Tree Servicing
Junior Lien balance:  $40,000
Current Value: $135,000
Hardship: Military PCS (Permanent Change of Station from Eglin Air Force Base)
The senior Green Tree loan was backed by Fannie Mae, which considers military PCS a long-term hardship, offering short sale as an option. We had to provide a copy of the PCS orders to Green Tree to support the case.  I always recommend providing as much detail as possible to justify a hardship in a short sale situation, so we send in PCS orders automatically. Both the senior and junior lien for this Fort Walton Beach home were approved within 60 days. There was no deficiency judgment, no cash contribution and no promissory note due from the seller.
334 Victoria Ave., Fort Walton Beach Florida sold for $135,900.
If you are in a military PCS situation and are considering short sale,  if your loan is not backed by VA (VA Compromise Sale), find out if your loan is backed by Fannie Mae. Here is the link to the Fannie Mae loan look-up.  If it is a Fannie Mae loan, you can contact the Fannie Mae Help Center or give me a call to discuss your options.
It’s Wendy!
Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call toll-free 1-877-487-9639 or local 850-650-7883 ext 204

"It's Wendy... It's Sold!"
Wendy Rulnick, Broker/Owner Rulnick Realty, Inc.
Call Wendy Rulnick 1-850-650-7883 ext 204
www.ItsWendy.com property searches and community info
www.ShortSales-EmeraldCoast.com for short sale help on the Emerald Coast
Co-Founder www.ShortSaleSuperstars.com  national network
Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.

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2801 Ping Lane, Crestview Florida Short Sale - Nationstar Mortgage

Nationstar Crestview short sale
This Pinnacle Point short sale in Crestview Florida was just approved by Nationstar Mortgage and Bank of America with the HAFA program.  Here are the details:
Senior Mortgage: Nationstar (was service released by Bank of America)
Balance: $161,000 appr
Junior Mortgage: Bank of America
Balance:  $38,000 appr
Current Property Value: $130,000 appr
This HAFA short sale approval was a lengthy process. We started in April with Bank of America as the senior lien (mortgage), but they “service released” the file to Nationstar mortgage about two months after we started the short sale. This was unfortunate, as Bank of America was about to approve the file when it was moved to Nationstar. (Read “My Bank Changed in the Middle of My Short Sale, Now What?“) Nationstar stated they would not waste time, but use all the previous documents that had been provided to Bank of America. This was not the case. Almost four months later, the short sale was finally approved by both Nationstar and Bank of America. Because it was HAFA (Home Affordable Foreclosure Alternatives) short sale, the seller will received a monetary incentive at closing and a waiver of deficiency.
"It's Wendy... It's Sold!"
Wendy Rulnick, Broker/Owner Rulnick Realty, Inc.
Call Wendy Rulnick 1-850-650-7883 ext 204
www.ItsWendy.com property searches and community info
www.ShortSales-EmeraldCoast.com for short sale help on the Emerald Coast
Co-Founder www.ShortSaleSuperstars.com  national network
Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.

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Pointe of View, 200 Sandestin Blvd., Santa Rosa Beach Florida Condo



200 Sandestin Ln
One bedroom Pointe of View condo near Sandestin Florida, 200 Sandestin Lane #634. Ideal rental or your vacation home in Miramar Beach, Florida. Currently rented for $690 a month. On-site pool, gym, laundry. Minutes to Grand Boulevard, Boulevard 10 Cinema, Cantina Laredo, Mitchell's Fish Market, Fleming's Steakhouse, Baytowne Wharf, Silver Sands, Sacred Hear Hospital, the beaches of Destin and South Walton on the Gulf of Mexico.
This is a one bedroom, one bath unit of about 470 square feet. The monthly dues are $153 which includes water. There are other units currently for sale in the Pointe of View, Miramar Beach Florida condo complex.  Call me for a complete list.
200 Sandestin Lane #634, Miramar Beach FL condo – call for current pricing - 850-650-7883.
Miramar Beach condos200 Sandestin LnPointe of View condoPointe of View Sandestin condoPointe of View Sandestin Florida condo
"It's Wendy... It's Sold!"
Wendy Rulnick, Broker/Owner Rulnick Realty, Inc.
Call Wendy Rulnick 1-850-650-7883 ext 204
www.ItsWendy.com property searches and community info
www.ShortSales-EmeraldCoast.com for short sale help on the Emerald Coast
Co-Founder www.ShortSaleSuperstars.com  national network
Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.

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How to Sell Kelly Plantation Destin FL Home in Cobra Zone - Flood Zone

Kelly Plantation Cobra Zone
I just sold 221 Matties Way, Kelly Plantation in Destin Florida 32541. It presented marketing challenges that many agents and buyers are unfamiliar with.  First, Kelly Plantation is located in a COBRA zone. Second, this property was also in an AE flood zone. Let’s review the challenges of selling Kelly Plantation homes with these issues.
Some definitions:
COBRA Zone: The term “COBRA” stands for CBRA or “Coastal Barrier Resources Act”. COBRA was intended to discourage development on coastal barriers. Coastal barriers are areas that naturally protect inland properties by acting as buffers. These coastal barriers are determined by FEMA and are found on the oceans, Great Lakes and other locations, such as bays.  If a property is in a COBRA zone, unless it was built before 1982 and meets other criteria, National Flood Insurance will not be available.  There are several subdivisions along the Emerald Coast of Florida that are in COBRA zones, including Kelly Plantation.
National Flood Insurance: NFIP, or the National Flood Insurance Program has been been in existence since 1986.  The program offers significantly more affordable flood insurance policies than do private insurers.  NFIP requires that any purchaser of a home in a high-flood risk area who obtains a federally regulated mortgage, must get flood insurance.
The Kelly Plantation challenge: Homes in Kelly Plantation, (COBRA zone), that are also in a flood zone with high flood risk, for example the AE flood zone, where the buyer or homeowner obtains a federally regulated mortgage, are required to have flood insurance. A Federal Flood Insurance Program policy would not be allowed due to the COBRA zone regulations. The only alternative would be to get private flood insurance. The quotes for private flood insurance in this situation are about $14,000 a year. (I am not making that up!) Most buyers cannot justify or afford to pay a premium that would cost $1166 per month or more.
Solutions – How to Buy or Sell a Home in Kelly Plantation in a High-Risk Flood Zone:
1. Have the homeowner obtain a FEMA Letter of Map Amendment (LOMA) or Letter of Map Revision Based on Fill (LOMR-F) if he feels the property was incorrectly mapped and/or fill was used to raise the property so that it is higher than the FEMA Base Flood Elevation. A surveyor who has experience with the LOMA process is recommended in these cases.2. Pay cash for the property. This eliminates the requirement of flood insurance.
2. Pay cash for the property, which will eliminate the flood insurance requirement.
3. Owner financing. This is how I sold this Kelly Plantation home at 221 Matties Way.
"It's Wendy... It's Sold!"
Wendy Rulnick, Broker/Owner Rulnick Realty, Inc.
Call Wendy Rulnick 1-850-650-7883 ext 204
www.ItsWendy.com property searches and community info
www.ShortSales-EmeraldCoast.com for short sale help on the Emerald Coast
Co-Founder www.ShortSaleSuperstars.com  national network
Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.

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Friday, November 22, 2013

How to Buy a Destin Florida Home Before You Sell Your Current Home

Sell Destin Florida home
I recently had a Destin Florida home listed where the seller accepted a contract contingent on the buyer’s house house selling.  This is always a predicament for the buyer. When his house sells, he may use the profits as a down payment on a new home.  He may also need to sell his current house to qualify for a mortgage on another property, because the payment on the existing house will be eliminated.  He cannot, however, buy a new home unless his current Destin home is sold.  The problem with this strategy is that most sellers are not comfortable with a home sale “contingency” contract.  What can you, if you are the buyer, do in this situation? Here are a few ideas:
1. Sell your existing house and move into a temporary home, then look for another house.
2. Sell your existing house and “rent back” from the buyer until you find a new home.
3. Make your offer contingent on your house selling with a “Right of First Refusal.  This will allow the current Destin sellers to keep their home on the market.  The standard Florida Association of Realtors contract states that should the seller accept another offer, he will present it to you with the personal information and price redacted. You will then have 72 hours to remove your contingency and deposit additional earnest money. If you don’t, your contract will be terminated and the other contract will move into first position.
4. Offer the seller a strong purchase price and a non-refundable deposit to take his property off the market.  Why? Put yourself in the seller’s place. It is a risk for them to “wait” for your home to sell. It may not sell at all, or it could take a long time.  If they take their home off the market, they may lose another buyer.   By offering them a non-refundable deposit, you are making your offer more attractive.
5. Finally, if you are confident in your home sale and have the financial wherewithal, you may be able to get a bridge loan for temporary financing that you can pay off or convert when your home sells.
If you need to sell your Destin home in  order to buy another, contact me for more ideas.
"It's Wendy... It's Sold!"
Wendy Rulnick, Broker/Owner Rulnick Realty, Inc.
Call Wendy Rulnick 1-850-650-7883 ext 204
www.ItsWendy.com property searches and community info
www.ShortSales-EmeraldCoast.com for short sale help on the Emerald Coast
Co-Founder www.ShortSaleSuperstars.com  national network
Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.

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Thursday, November 21, 2013

3009 Cabela Ln., Crestview Florida - VA Compromise Sale

Crestview VA Compromise Agent
Delightful VA Compromise Sale, Crestview Florida home in newer subdivision of Auburn Acres. Great for commutes to Eglin Air Force Base or Duke Field. Very open floor plan so you can cook and watch the family at the same time. Kitchen has a breakfast bar and it’s adjacent to an eat-in area with bay window. The split bedroom floor plan offers privacy. Flat, fenced backyard is great for playing or planting! Cul-de-sac street.
3009 Cabela Lane, Crestview Florida 32539 – is a VA Compromise Sale sold for $106,320. This price is in line with the existing VA Compromise liquidation appraisal. There is one mortgage with Freedom Mortgage, serviced by Loan Care. Agents or buyers -  contact me for details on getting your offer accepted.
Crestview VA Compromise AgentCrestview VA Compromise Agent
"It's Wendy... It's Sold!"
Wendy Rulnick, Broker/Owner Rulnick Realty, Inc.
Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.
Co-Founder www.ShortSaleSuperstars.com  national network
Call Wendy Rulnick 1-850-650-7883 ext 204

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Commercial Lot with Fixer Upper House – Fort Walton Beach FL 32548



Fort Walton Beach building lot
Handyman special commercial lot on Carmel Drive in Fort Walton Beach Florida 32548! Great location between Lowes and Walmart for heavey traffic count. About one-third acre zoned SR – Suburban Residential, includes R-2 permitted uses and C-1 and C-2 permitted uses. Would be good office location with high visibility. There is an old house on the site that had major termite damage and is given no value. Buyer to satisfy himself as to feasibility of his desired use.
This Carmel Drive, Fort Walton Beach building lot sold for $62,500.
Fort Walton Beach commercial loDSCN2243 Fort Walton Beach commercial lotFort Walton Beach building lot 32548
"It's Wendy... It's Sold!"
Wendy Rulnick, Broker/Owner Rulnick Realty, Inc.
Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.
Co-Founder www.ShortSaleSuperstars.com  national network
Call Wendy Rulnick 1-850-650-7883 ext 204

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Wednesday, November 20, 2013

Destiny – Destin Florida Homes Sales, Listed, Sold October 2013

Destiny subdivision Destin real estate
DESTINY subdivision, Destin Florida 32541 – Marketing Report October 2013
HOME FOR SALE in the Destiny Subdivision, Destin Florida
There were 8 homes for sale in the subdivision of Destiny  in October.
Of these 8 homes, there is one short sale in pre-foreclosure at 4631 Sunset Pointe. It is listed at $394,900.
There are 2 homes that are new construction for sale in Destiny. One is complete, and one is “to be built”. They are listed at $789,000 and $1,450,000.
2 Destiny homes for sale have in-ground pools.
PENDING  HOME SALES in DESTINY
There is one pending dale in Destiny. The home is listed at 4624 Sunset Pointe for $475,000.
SOLD HOMES in DESTINY
No Destiny homes sold in October, 2013.
YEAR TO DATE in 2013, there have been 12 homes sold in the Destiny subdivision, Destin Florida. The average days on market is 205. The average months inventory (time to sell the all homes on the market at the existing rate of sales) is about 10 months.  The average price per square foot for Destiny subdivision homes sold has been $195. The median sold price is $590,000.  The average sold price is $591,441.
Need a real estate broker to list your Destiny, Destin Florida home for sale?  Email Wendy at itswendy@rulnickrealty.com.
“It’s Wendy… It’s Sold!”
Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call Wendy Rulnick toll-free 1-877-487-9639 or local 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

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Monday, November 18, 2013

Gulfview Heights Building Lot, South of 30A, Santa Rosa Beach Florida


Gulfview Heights building lot

 
 
What a charming 30-A lot toward the end of Vicki Street in Gulfview Heights, Santa Rosa Beach, Florida . This parcel is deeply wooded and generously sized compared to many lots south of 30-A. The size is approximately 74 x 103. This is your piece of heaven – near public beach access and great restaurants like Cafe Tango, Goatfeathers and Local Catch. Ride your bike on the path steps from your door. Enjoy entertainment and unique shopping at nearby Gulf Place and Redfish Village. We also have a builder available if you need plans for your new home, too!
Lot 13, Vicki Street, Santa Rosa Beach Florida – offered for $235,000.
It’s Wendy... It's Sold! itswendy@rulnickrealty.com
south of 30A lotsbuilding lots south 30A
Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.
Co-Founder www.ShortSaleSuperstars.com  national network
call Wendy 1-850-650-7883

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1014 Airport Rd., # 177, Quail Run, Destin FL Short Sale Sold

Quail Run short sale agent
I was going to write a “Just Listed” post about this Destin Florida VA Compromise Sale townhouse.  I cannot, because I sold it too fast!  1014 Airport Rd, Unit 177, Quail Run, Destin Florida went under contract after four days on the market. Very well priced at $137,900, there was a buyer just waiting to buy this Destin VA Compromise Sale, Bank of America mortgaged, town home. Here is what I was going to write:
“Convenient and lovely brick neighborhood of Quail Run. Neat, clean and inviting! This end unit has an open floor plan with the kitchen overlooking the cathedraled living room. The master bedroom is on the main level. There are two additional bedrooms upstairs with a full bathroom. Central Destin location offers access to the beach, Henderson Beach, Destin Harbor and shopping at Destin Commons.”
Why did this Quail Run Airport Road townhouse sell in just four days? Perfect pricing! It was listed at $137,900. (I will reveal the sale price when it closes after short sale approval.) What are the next steps? We will fax Bank of America the listing agreement, contract, preliminary settlement statement (HUD), buyer proof of funds and seller hardship letter with military PCS (permanent change of station) orders.  After a couple of weeks, Bank of America will email us a VA “Welcome Package” with additional forms for the service member to fill out and/or provide.  There will be a special VA appraisal ordered of the property. After the seller’s information is analyzed and the contract’s net proceeds to be determined to be at least 88.13% of the appraised value, an approval will be issued.  The buyer will be given about 30 days to close.  The seller is also eligible to receive a $1500 VA Relocation Credit.
Do you have a VA backed mortgage and need to sell your Destin Florida home? Give me a call. I can explain the VA Compromise Sale program and how it may affect you.  
It’s Wendy... It's Sold!"
Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.
Co-Founder www.ShortSaleSuperstars.com  national network
call Wendy 1-850-650-7883

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Thursday, November 7, 2013

Watercolor, Santa Rosa Beach Florida October 2013 Real Estate Sales

Watercolor Homes Recent Sales
Watercolor, Santa Rosa Beach Florida – Marketing Report October 2013
ACTIVE LISTINGS in WATERCOLOR
There were 64 homes for sale in the subdivision of Watercolor in October.
Of these 64 homes, there is one short sale in pre-foreclosure at 422 Pine Needle Way. It is listed at $1,035,000.
There are 11 homes that are new construction for sale in Watercolor. They are in various stages of completion.  Some are newly finished, others will be completed within a few months.  Prices of the new construction homes range from $1.151 million to $2.89 million.
10 Watercolor homes for sale have in-ground pools.
PENDING SALES in WATERCOLOR
9 homes went under contract in Watercolor in October. The listed price for the homes was between $690,000 and $4.95 million.
CLOSED SALES in WATERCOLOR
7 Watercolor Florida homes sold in October, 2013.  They ranged in price from $569,000 to $4,550,000.
YEAR TO DATE in 2013, there have been 94 homes sold in Watercolor, Santa Rosa Beach, Florida. The average days on market is 177. The average months inventory (time to sell the all homes on the market at the existing rate of sales) is about 10 months.  The average price per square foot for Watercolor sales has been $382. The median sold price is $905,000.  The average sold price is $1,180,000.
Watercolor FL home sales
Need to list your Watercolor home for sale?
It’s Wendy!
Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call toll-free 1-877-487-9639 or local 850-650-7883 ext 204

                                                                  Rulnick Realty 
                      

Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.
Co-Founder www.ShortSaleSuperstars.com  national network
call Wendy 1-850-650-7883

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