Real Estate Information

Sun Bay Blog

Doug & Gwen Campbell at Sun Bay Associates

Blog

Displaying blog entries 1-10 of 302

A Moving Checklist for When You Sell Your House

by Doug & Gwen Campbell at Sun Bay Associates

When you sell your house, the entire experience can be stressful, to say the least.  There are a few things you can do to ease the pain and have as "calm" an experience as possible.  The following moving checklist for when you sell your house may come in handy.

Of course, there is the part about selling your house.  When you sell your house as a "For Sale by Owner"it  is not often a good idea.  In the end, statistically, according to the National Association of Realtors, a For Sale by Owner ends up losing money because the house sells for less than it could have.  Hire a professional Realtor, get the right price, and worry about your move instead of showing the house.

Now the house is sold, here are a few things to consider.  Get in touch with the Utilities, including electric, phone, water, internet/cable, gas, etc.  Be sure to leave the utilities on at least until the day of closing.

Then make sure you let various professionals know about your move and new address, including your broker, accountant, doctor, dentist and lawyer.

Next, check to make sure the appropriate government offices are aware of your new address.  These include: the IRS, the Post Office, school (if applicable), motor vehicles, voter registration, Veterans Administration, etc.

Do you belong to any clubs, such as Rotary, Kiwanis, health and fitness, country club?  Check in with your insurance companies: auto, health, home, life, etc.  Don't let coverage lapse because the insurance company can't get the bill to you.

What about your business accounts, like the banks, cell phone, internet provider, department stores, credit cards and finance companies.  Protect your credit and give them notice of your move and forwarding address.

Then move on to newspaper and magazine subscriptions.  Be sure to give plenty of notice so you get continuous coverage, or don't get billed for a newspaper that you no longer receive.

And of course, there is the "miscellaneous" category.  This might include your pharmacy, house of worship, dry cleaner, hair stylist, and your business associates or golf buddies.

The more you can do to prepare for moving when you sell your house, the easier the entire experience is going to be.  So relax, be organized, and as much as possible, enjoy the experience when you sell your house.

Dunedin Condos for Sale

by Doug & Gwen Campbell at Sun Bay Associates

Dunedin condos for sale.  Is this an exciting sentence or not?  It is if you are looking for a condo in Dunedin, FL.  If you are interested in the Florida lifestyle, Dunedin is the city for you.  Dunedin is a small city or just under 50,000 people, it is located on the Gulf of Mexico, just north of Clearwater Beach and just south of Tarpon Springs and Palm Harbor.  Actually, if you go to the west edge of Dunedin, on the Gulf, and look across the water, there is Clearwater Beach and Caladesi Island.

Caladesi Island is accessible by boat only.  No cars, no roads.  There are nature paths for walking, and you can observe bald eagles, various sea birds, tortoises, dolphins just off the beach, osprey, and other forms of wildlife.  Caladesi Island has been named by Dr. Beach as the best beach in the country.  If you are a sportsman, the fishing off Caladesi Island is excellent, and includes redfish, snook, and for excitement the occasional shark.

Of course, Clearwater Beach is a world famous beach destination, with a wide sandy beach with lots of things to do, including watch stunning sunsets, Pier 60 and its attractions, various restaurants and attractions such as dolphin cruises, dinner cruises and parasailing.  Clearwater Beach is a very short drive from Dunedin and provides a good bit of extra entertainment for those who are looking for Dunedin condos for sale.

Oh yeah, we were talking about Dunedin condos for sale, weren't we.  The prices range from the very affordable to the luxury market.  Look at the listings below to see what is happening with Dunedin condos for sale.

And did we mention the lifestyle?  Dunedin's Main Street has great restaurants, interesting and unique shops, hand-made ice cream, lots of parks with outdoor concerts, green markets and an endless schedule of arts and crafts fairs, special events festivals - Cinco de Mayo, Mardi Gras, Wines the Blues, juried arts fair, and lots more.

Check it out.  Dunedin is a great place to live.  And there are Dunedin condos for sale.

Leaks in the Slab, Wet Floors, Oh My!

by Doug & Gwen Campbell at Sun Bay Associates

Some weeks are  more interesting than others, and this week I learned a whole lot about leaks in the slab, wet floors, oh my!!  According to the plumber and the leak detection specialist we worked with this week, Florida and floors can be interesting.

The old saw about "don't put a wood floor in a house in Florida" is just that.  Lots of houses in our area, the greater Clearwater area, are 75 - 100 years old and have beautiful wood floors.  They are built with a crawl space under the house so air gets to circulate under the house and moisture doesn't get trapped and build up.  Projects done right will add value to a home.

Newer construction is built on a concrete slab.  Nothing wrong with that.  People decide to install nice, expensive wooden floors.  Nothing wrong with that either.  According to our leak detection expert, and the plumber, what can go wrong is the slab may not get a sealant, or the sealant could be improperly applied, and the floor will be installed with only a moisture barrier on the concrete, then the wood floor is set on top of the moisture barrier.  Again, our expert says that the moisture barrier slows the moisture from getting to the wood, but doesn't stop it.  He says he is getting a significant increase in calls for "leaks" or ruined wood flooring, mostly because of the increased number of wood floors being installed, but also because so many of them are improperly installed, as far as moisture is concerned.

What should happen, is the installer should seal the concrete and let the sealant dry for a couple of days.  Then it is OK to install the wood flooring.  In his opinion, using a combination sealer/adhesive does not work as well and will result in damage to the floors, because the combination does not protect from moisture penetration as well as sealing the floor first and then doing the installation.

He showed me a concrete floor, that appeared dry, even to the touch.  When he took a reading with his moisture meter, it maxed out on the meter.  It was only a matter of time before there would be damage to the flooring installed on that slab.

Another issue the plumber pointed out, in one of our listings, is that when the house was built, the copper pipe did not have a sleeve around it where it went through the slab.  This caused the pipe to rub against the concrete when the water was turned on or off, or if there was vibration.  Eventually, the concrete wore through the copper pipe and voila!!, there was a leak in the slab.  Good news, the homeowner purchased a home warranty.  Unfortunately, the home warranty, while covering a lot of the damage, did not cover all of it and the homeowner is still on the hook for a major part of the cost of repair.

The moral of the story, is buy a home warranty.  Seriously, if you are going to install a wood floor, just be sure it is done right.  Don't go for cheap, pay for a little extra time, get the floors done right and they just might last a lifetime.  And if they don't, a home warranty will defray the costs for repair.

For Sale by Owner Negotiations

by Doug & Gwen Campbell at Sun Bay Associates

For sale by owner negotiations can be interesting.  Almost everybody who tries to be a for sale by owner, or FSBO, thinks that because they sold a house ten years ago, or have sold a dozen homes over their lifetime, that all that is involved is putting up a for sale sign and the buyer will make an offer, get accepted, and close.  Not so fast, my friend.

Almost anybody can get a contract.  It is after the contract that the sale actually happens.  First the for sale by owner negotiates with the buyer.  Buyers invariably think that because a house is a for sale by owner, or FSBO, that this is a garage sale opportunity and the seller will give the house away.  Of course, the seller feels he needs to get top dollar for the house and is asking for what he feels the house is worth, often not considering what the real market value may be.  So, the initial negotiations are between the seller - thinking he will get top dollar, and the buyer - looking for the proverbial "deal" offering a garage sale price.  And if the buyer has a Realtor, which the vast majority of buyers do, that Realtor represents the best interests of her buyer, so she is not going to let the seller get anymore than absolutely necessary.  If the FSBO is unrealistic in the price of the house, a professional Realtor will simply have her buyer find another house that is priced properly and not overpay.  After all, the Realtor is trained in negotiations, and has her finger on the pulse of the market, so she knows just about exactly what the house is really worth.  So, when the for sale by owner negotiations eventually work out, a price is agreed upon and everything is just peachy, right?

Not really.  Now, the Realtor who represents the buyer is going to have inspections done.  The seller now has to negotiate with whatever the home inspector found, and they will always find something.  Not to mention what the pest inspection turns up, whether it is simple wood rot, or a major termite infestation.  These things now need the for sale by owner negotiations to work out.

And the buyer's lender might need the seller to get involved in the mortgage, depending on the loan structure.

The title company just might find an issue with title, so the for sale by owner now needs to address the title issue, which could kill the deal if not handled properly.

If you feel really good about your knowledge of the local real estate market, are confident that your house is completely maintained and has no hidden issues (roof leaking, plumbing, electrical, termites, etc.) then you can be comfortable about managing your own for sale by owner negotiations. 

For sale by owner negotiations can be good for all parties, or they can cause incredible frustration for the seller, because he can't sell the house, or the buyers will be frustrated because the seller appears to be unreasonable during the negotiations.  By the way, we didn't even talk about disclosures.  That is a topic for another time.

In the end, according to the National Association of Realtors, over 80% of real estate transactions have a professional Realtor involved.

Reasons to Use a Professional Realtor

by Doug & Gwen Campbell at Sun Bay Associates

Many people feel that they can sell a house by themselves.  Of course they can!  There are some considerations that really need to come into play before someone thinks they don't need a professional Realtor.

1. Paperwork.  There is, or should be, a contract, and disclosures for all sorts of things - condition of the property, home owner associations, lead based paint, etc..  A professional Realtor understands what disclosures and documents are required and which are very good to have.  We are living in a highly regulated environment, not to mention that if something goes wrong after the sale, someone may get sued and if the right paperwork was not done, such as a disclosure, whoever did not provide that disclosure could be in a lot of trouble.

2. Negotiation.  Most people believe that once there is a contract, the deal is just about done.  Not so much.  Realtors understand the entire negotiation process, from presenting an offer and getting the parties to agree on a price and terms, to arranging inspections, keeping the loan process on track.  By acting as an intermediary, a Realtor can skillfully avoid hard feelings between a buyer and seller over matters that could be misunderstood if not presented properly.

3.  Realtors understand the entire sales process.  They know how to get a deal done.  No one gets paid, seller or the involved agents, and the buyer does not get the house unless the sale process is completed.

4.  Realtors actually do know the market.  They help guide a seller in setting a realistic, market based price so the house will actually sell.  They also help buyers to understand what is a fair offer, based on the market and protect a buyer from over-bidding on a property.  At the same time, a Realtor will advise a buyer on not making such a low offer that a seller could get insulted and break off negotiations.  And a Realtor can save buyers hours of time and expense in searching for a house.

Consider all the factors that go into making such a large business decision, usually involving hundreds of thousands of dollars.  Get a professional who is trained, licensed and experienced.

 

How to Be a Successful For Sale by Owner (FSBO)

by Doug & Gwen Campbell at Sun Bay Associates

Are you looking to sell your home?  Torn between using a Realtor or going For Sale by Owner, or FSBO?  Read on and you can be a successful For Sale by Owner or FSBO.

Price your house right.  Do a comparative market analysis, visit homes that are comparable to yours, go to the public records and review recent sales (within the last 90 days, as a rule), and do research on the internet for pricing guidance.  Do this and you should be able to set the price correctly.  Remember, do not price the house at what you want to get, price it where the market will buy it.

Once you have decided on the price, market the property.  Remember, when you have decided to sell, your home has now become a house, a commodity to be sold.  That may sound cold, however, buyers are seldom interested in paying a premium for your family history.  Pin your house on Pinterest, promote it on Facebook, advertise on Craigslist, use Twitter, Instagram and any other social media you would like to.  You can even advertise to a specific audience on Facebook, just be sure you know how so it does not cost a fortune.

Use a good camera to take high quality photos of your house.  Remember, the first look a buyer gets of your house over 90% of the time is on the internet.  Bad photos will greatly reduce the pool of potential buyers.  It may be wise to hire a professional photographer who is experienced shooting for real estate marketing.  Depending on your market, you can find a photographer who will do the work between $125 to $500, depending on the specific needs of the situation.

Then be sure to take advantage of internet sites such as Zillow, Trulia, Homes.com, Realtor.com and perhaps even build your own specific website for the house.  All you need to do for that is buy the web domain, build the site, and put the house on the site.  You may be able to hire a high schooler to do this for you for $500 - $1,000.  Be sure to use relevant keywords so buyers can find your house in an online search.  There are tools available on the internet, such as Google, that teach you how to pick the best keywords.

Now you've got this far, make a video so people can actually see your house.  Upload it to YouTube and buyers will be able to find it online, as long as they use the right keywords.  Be sure to put yourself in the video so you can talk about the best parts of the house, improvements you have made, what attracted you to the house in the first place, and cover important issues a buyer might ask, such as taxes, nearby schools, insurance costs, utility costs, convenience items like shopping or airports, etc.  Even explain why you are a FSBO. 

Come up with a catchy name for your video or website, then link to all your social media outlets.

Put a professional sign in the yard so people driving by will know the house is for sale.  A generic sign with Sharpie lettering on it will get potential buyers to think "Yard Sale" prices.

Make sure that all buyers who want to come into your home are actually who they claim to be and are in fact, qualified to purchase your home.

Being a successful For Sale by Owner, or FSBO, can be challenging and may not be for everyone.  If you do everything right, your may sell your house quickly and for a fair price. Who knows, being a FSBO might even be fun!

Or, you can hire a Realtor who does this already.

Real Estate Trends in Pinellas County

by Doug & Gwen Campbell at Sun Bay Associates

If you are looking for a bargain in real estate, and think that chasing after foreclosures is the answer, take a look at these numbers and then consider if this is your best strategy.

In April 2014, there were 720 active foreclosure listings in Pinellas County.  The previous month there were 764.  In April, 299 foreclosures were sold, in March 323 sold.  The arithmetic says that if there are 720 available foreclosure, 299 sold, then the absorption rate is 41.5%.  The absorption rate means that there is only a 2.4 months inventory of foreclosed property.  The competition for foreclosed property is pretty aggressive.

According to statistics from the Pinellas Realtor Organization, foreclosures are selling at 97% of the list price and are going under contract in an average of 71 days.

So you might think that shifting to short sales is a better strategy.  In April, there were 438 short sales listed and in March there were 448.  In April 113 short sales sold, in March 83 sold.  The absorption rate for short sales is 438 active listings with 113 sales, thus a 25.8% absorption rate.  This works out to an inventory of 3.9 months for short sales in our market.  And, short sales are selling for 98% of the list price.

So far, I'm not sure I am seeing the proverbial "deal" in these distressed properties.

Let's take a quick look at non-distressed, or "traditional" sales.  In April, there were 5,798 properties for sale, March has 5,904.  In April, 1,367 sold vs. March when 1225 sold.  Now we have an absorption rate of 5798 active listings and 1367 sold for an absorption rate of 23.6%.  Meaning that there is a 4.2 months inventory of homes for sale in Pinellas County, and they are selling at an average of 95% of list price.

Of the three groups of property, short sales are going for 98% of list price, foreclosures for 97% of list price, and traditional (non-distressed)properties are selling for 95% of list price.

Part of your strategy should be to consider the cost of repairs, especially for a foreclosure property -   things like a new roof, plumbing repairs, possible mold remediation, etc.  The short sales have somewhat different issues, most notably the length of time from contract to closing, with the uncertainty of the final purchase price.  This uncertainty is caused by increasing real estate prices, which makes the bank often ask for thousands of dollars more after the house has been under contract for months at a lower than "market" value.  The buyer then has to determine if the short sale is worth the additional and unexpected cost, or should he simply move on.

Finally, with a traditional transaction, the price is agreed to, the loan is made and the deal can close in 30-45 days with often no significant repairs.  

So, in the current market for Pinellas County real estate, which transaction presents the best value for the time and money invested in a property?  You tell me.

Tarpon Springs Homes for Sale

by Doug & Gwen Campbell at Sun Bay Associates

Check out the values in Tarpon Springs homes for sale, especially in the $150,000 to $250,000 price range.  There are the world famous Sponge Docks, with authentic sponge fishing tours, wonderful restaurants - featuring Greek cuisine, and fresh seafood right from the Gulf of Mexico.

The Tarpon Springs High School marching band was in the Macy's Day Thanksgiving parade this past November.  And they have an outstanding culinary program in the high school.

So do yourself a favor and check out the Tarpon Springs homes for sale.

Congress Acts on Flood Insurance

by Doug & Gwen Campbell at Sun Bay Associates

Congress has reached agreement on amending the Biggert-Waters Act for flood insurance reform.  A key component is that houses built to code at the time of construction will be grandfathered, so that they are protected from rate spikes due to new mapping.  AND, the protection stays with the property and not the policy.

Congress has reduced FEMA's authority to increase premiums.  There is now an annual cap of 15% for a property class and up to 18% for a specific property.

Another item that Congress has addressed is that the bill has removed the sales trigger - which allows a purchased to take advantage of a phase in.  The new purchased is now treated the same as the property owner and the premiums cannot spike when the property changes hands.

For specific details on how the new legislation, which will go into effect as soon as the President signs the bill, contact your local insurance agent.

Hopefully, this bill will stabilize the real estate market for older houses built in flood zones and eliminate the uncertainty that was created when Congress initially passed the Biggert-Waters Act a couple years ago.

Choose Your Realtor Carefully!

by Doug & Gwen Campbell at Sun Bay Associates

Choose your Realtor carefully because it could be one of the most important decisions you make in the process of selling your home.  When interviewing Realtors, among the questions to ask is not "how many listings do you have?"  The better question is "how many homes do you sell?"  A non-productive agent will be counter-productive when it comes to selling your home.  They may lack negotiation skills, may be willing to take your listing at a price well above market value - which greatly increases the chances that qualified buyers will not even look at your house, or they will offer to take your listing at a significantly reduced commission because they don't have a real marketing plan to sell your house, beyond putting a sign in the yard and placing it in the Multiple Listing Service.  

In our Keller Williams Realty office in Palm Harbor, the following are statistics comparing the general Realtor population in our MLS versus our Keller Williams Realty office.  Keep in mind that these statistics for Keller Williams are not internal office improvement, it is how our office compared against all the agents in the Multiple Listing Service area.

MLS down 9.4% in closed units             Keller Williams Realty UP 37.4% in closed units

MLS up 4.2% in new listings taken         Keller Williams Realty UP 69.5% in new listings taken

MLS down 12.7% in closed units            Keller Williams Realty UP 42.2% in closed units

For these three statistical measurements, Keller Williams Realty outperformed the MLS by 46.8%, 65.3% and 54.9% respectively.

All that these numbers are saying is to choose your Realtor carefully.  Good Realtors get results and that translates into more dollars for you, the seller.

Displaying blog entries 1-10 of 302

Syndication

Categories

Archives

Contact Information

Photo of Gwen and  Doug Campbell - Sun Bay Realty Group Real Estate
Gwen and Doug Campbell - Sun Bay Realty Group
at Keller Williams Realty
35095 US Hwy 19N, Suite 100
Palm Harbor FL 34684
Gwen's Cell 727-741-4744
Doug's Cell 727-741-4189
Fax: 888-447-7908