In today’s market listings are getting multiple offers. The sellers are happy, but only one buyer and their agent will be happy. Let’s look if you’re doing everything you can to be the successful bidder on the next house…. 1. Never offer less than the listing price (unless there is only one offer) Most houses are selling over the listing price. I talk to a lot of agents from all over the country and what we’re seeing is about 10% give or take over the list price is what the houses are selling for. So how do you put together an offer where you win? 2. Use an Escalatory Clause – okay so what is this you ask. It is a clause that is added to the contract stating that you will pay more than any other offer that is received by the seller up to a certain amount. So on a $200,000 house you’d offer up to 10% more or up to $220,000. You also do it in $1,000 increments. Say the seller receives a contract for $210,000. Your Escalatory clause would state that you would beat any other offer by $1,000, up to $220,000. 3. So what about the appraisal? Well if you’re paying cash, you don’t have to worry about the appraisal, but if you’re financing the home you will have to come up with the difference between what the house appraised for and whatever loan to value amount you’re doing. So the $200,000 house only appraises for $210,000 but your contract is for $220,000. So if you’re putting 20% down, the bank will only lend 80% of $210,000 which is $168,000. So you’d have to come up with $52,000 instead of the $44,000. A difference of $8,000. A lot of buyers are waiving the appraisal, or a certain amount of the appraisal. It’s called a gap appraisal addendum. This means that the buyers will pay a certain amount over the appraised value. So in the case above the buyers would guarantee to pay up to $10,000 over the appraised value. If the house doesn’t appraise for $210,000 then the buyer and seller have to renegotiate the price. 4. What about the repairs? Many buyers are getting a home inspection, but waiving any of the repairs. This way the buyers know what they are getting into as far as what will need to be done to the home after closing, but not making the seller responsible financially for those repairs. If something major comes up the buyers can always walk away, but hopefully something can be worked out.  5. What about paying some of the sellers closing costs? This is totally backwards from what used to happen. But the seller has a dollar amount in mind that they want to net for the sale of their home. By offering to pay some of the sellers closing costs, you are not offering an inflated price for the house and therefore may not have to worry about the appraisal, but the sellers are still walking away with the same amount of cash. 6. You have a pre-approval letter from a local, reputable lender. The last thing a Realtor wants to see on an offer is a pre-approval letter from some institution they’ve never heard of before and it’s located 7 states away. Best to use a local lender with a great reputation. Want to know more about how to submit a winning offer, give me a call!

June’s housing market numbers are the largest on record, according to the Northeast Florida Association of REALTORS , (NEFAR). The number of home sales in the Greater Jacksonville area was the largest for any one month. The number of sales even surpassed those of 2006 and 2007. Other statistics of interest from NEFAR June report were: Pending sales spiked up 31.8 percent from a year ago to reach 2,779 Median sales price jumped 9.3 percent from a year ago to reach $183,590 Sellers enjoyed 94.5 percent of sales being made at the original listing price Despite 3,455 new listings being added to the market, a low inventory of 9,667 ended the month, equating to 4.4 months of supply homes sold in an average of 81 days

⋅ Hurricanes And Homeownership: The Facts on Florida Living ⋅

How would you like to be given $15,000 to help you buy your first home? If you’re planning to buy in Duval County there is a mortgage program in place through the state of Florida that offers up to $15,000 in down payment or closing cost assistance. The money is received by the buyer as a $15,000 second mortgage. Each year one fifth or $3,000 is forgiven. So if you own the home for 5 years, all of the mortgage is forgiven. First time Homebuyers are defined as someone who has not owned a home in the last three years. So you could have owned a home before, but sold it and have been renting for the last few years. You would still qualify as a first time buyer. This is perfect for the first time buyer who may not have been able to save up enough money for a down payment. Want to know about first time home buyer programs in Florida , or if you qualify? Call , text or email me and I’ll put you in touch with a lender who can answer all your questions.

Have you thought about retirement and where you want to live? If the answer is Florida, you’re not alone. Why wait to buy your home after you retire? Several clients of mine have purchased homes prior to retirement. Why would someone do this? 

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