Buying on "promised" growth is not a good thing...

I seem to run into all sorts of questions these days about growth, new developments and property restrictions.

As a rule I answer these inquiries with "just the facts."

Just yesterday I received a call from an out of area person inquiring about the local Viera  55+ community of Heritage Isle.

Apparently they had purchased in a nice area (somewhere else in Florida) a couple of years ago with the understanding growth was coming.  Oh, they love the community but without local restaurants and shopping the long drives are not what they were looking for in retirement they are not happy.


I explained Viera is a planned unit development. 

It is a master planned community with planned growth and restrictions within the development.

There have been new shopping facilities like The Avenues Viera built and thriving.  There is a new hospital (Viera Hospital) and nearby medical facilities.

There are golf course nearby like Duran Golf Course.  There are plenty of restaurants and more being constructed even now.  There is easy access to I-95 and nearby tourist spots in Orlando.  Port Canaveral is less than a half hour away.  The beaches are nearby as well.  There are new schools like Viera High School.  There is minor league baseball.

And Viera continues to grow.


It seems many of the inquiries come from out of area folks who want to move to a new area "like Viera" in Brevard County, Florida.  But many want it without homeowner associations and the inevitable "rules."

Unfortunately, that is much like asking for cheesecake with zero calories.

If you are considering a move to central Florida, let me introduce you to the Viera area!  Call me at 321-693-3850 or email me.

 

Hanging your sign upside down and other mistakes when selling your Brevard County home

I seek inspiration (if that is what it is called) for these short bursts of wit from something I encounter in my daily existence.

Saturday was no different than others…get up, took the dog for a walk.

And there, just as I turned the corner, was my inspiration. No it was not the lady out picking up her newspaper but rather a garage sale sign.

Something that is so simple yet was still a mistake. The garage sale sign was securely fastened to the stake in the ground. But, it was upside down!

When you get ready to sell your house talk to several real estate agents. Seek recommendations about getting your house sold quickly. Some things a seller can do to increase appeal are so simple - as simple as placing a sign out front.

Yet, some simple tasks can be done wrong.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Read my blog Forida Homes for Sale and Observations from a Viera Florida Realtor for helpful information on buying and selling a home in Brevard County, Florida. Visit my web site at www.moving2brevard.com.

Is a home warranty worth it?

First of all, in this buyer’s market there is very little no risk for the buyer because an agent would be remiss to not request the seller provide a home warranty!

Home warranties are not that expensive. They may not provide 100% bumper-to-bumper coverage but they do offer some comfort.

As a buyer you should have must have a home inspection conducted by a competent home inspection company. Upon getting a clean bill of health then you need to insist on a home warranty.

As nice as your new home may be, none of us have a crystal ball!

While most home warranties do not cover pre-existing conditions, you should have protection for future events. I had a home warranty when I purchased my current home. It came in handy when the roof leaked!

[Wish I had one when my AC went out yesterday. New AC on its way for about $4,000!]

Buy a home with me as your buyer’s agent I will include a home warranty at closing. Of course I will try to get the seller to pay for it first!

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, serving buyers and sellers in Brevard County, Florida.

Read my blogs at:

• www.moving2brevard.blogspot.com
• www.brevard-homes-for-sale.com
• www.gwatersc21.activerain.com
• www.moving2brevard.com (my website)

Equity - Real or Imagined?

I was reading an article this morning on a buyer who saw the "value" of homes in a particular neighborhood on a web site that assigns values. He then noticed the prices were less than the web sites assigned "value." He was considering here because of the perceived instant equity.

Folks, those days are gone! At least, for now. That sounds a little direct but it is the truth! Look at some of the folks who purchased within the past few years with sub-prime mortgages. Some of these buyers intended to re-sell before the loans adjusted. Now they are paying the price.

It has been said that the current real estate market is the result of too much speculation. That is probably pretty accurate.

When purchasing a property examine your motivation. Over the long haul real estate has been said to appreciate. My point, don't look for instant equity because a property is only worth what a willing buyer is willing to pay on a given day, in a given market!

Buyers don't care what you paid for your home, really!

I read an article today where a real estate agent said a "great Realtor would consult an appraiser to get a real value for a house." While it is true that an appraiser will set a value that the lender will consider, I do not believe it necessary to have an appraisal to get a listing price/value.

A little disclaimer...in Florida real estate agents give opinions of value and do not perform appraisals.

A competent, real estate agent with local market knowledge in your segment should be able to do this as well! Please notice that the term referred to above is value but I am speaking of list and selling price. Value as in the selling price. Your selected real estate agent will do the "comps." They will find homes that have sold recently and compare them to your property. They will look at age, condition, location, updating, enhancements (pool, spa, etc). They will consider your current market.

They will not consider what you paid for the home. What you paid is not an issue in looking at sales price/value! The market does not care what you paid for it! If the same house sold for "XXX", if your home is similar, it can't be higher unless there is a real difference. Besides, your home is only worth what a willing buyer is willing to pay.... and, unless it is a cash deal, what the lender says it is worth. So, ultimately you as the seller may influence or even dictate the "list price," but it is the market (buyer) who will set its "real price."

So back to the first paragraph.... Does a great real estate agent need an appraiser to set your probable selling price? No, as a Florida licensed real estate agent I am not an appraiser but I can give you a pretty good opinion of value in my market!

If you are looking to sell your Viera, Rockledge, Suntree or Cocoa Florida home, please give me a call. I would welcome a chance to talk with you about pricing and marketing your house.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Melbourne, Florida. Email me at agent@moving2brevard.com .