nathantutas's posterous

Your friendly Davenport, FL Realtor®. Specializing in short term rentals and vacation homes in the Davenport area. Call me: 407-870-3581

P.S. I Hope You Know About Identity Theft...

Proof Of FundsHi Folks, I recently had a home buyer from the UK send me the following email after I asked her to provide proof of funds prior to going out on any showings:

Nathan,

You are the only realtor who wants these documents. Please explain.

Thanks, Sandra

PS: Hope you know about identity theft...

Obviously she is tentative because identity fraud is now a major problem in our society. I sent her the following email in response:

 

Hi Sandra,

Firstly, here in the U.S. buyers only work with one agent when searching for a home. The system is dramatically different from what you are used to. You can read more about that here: http://activerain.com/blogsview/1746551/the-international-buyer-s-guide-to-davenport-fl-real-estate Working with multiple agents here is actually frowned upon as nobody wants to work for free, and realtors are paid by commission. I'm sure you can understand.

In regards to the proof of funds, it surprises me that other realtors haven't requested the proper documentation to pre-qualify you. It is a standard thing for any professional realtor to pre-qualify a buyer before spending any real time searching for homes. Sellers here in the U.S. require that proof of funds accompany any offers, so you'd need to have those documents at hand prior to making an offer any way.

It sounds to me like the other realtors you have been in touch with are what we in the business refer to as "taxi cabs". I am a very busy, professional realtor and my time is valuable. I have to know that once I'm spending time with a client looking for a home that a purchase is on the horizon. Some realtors will just run right out and show you any house you want to see knowing that you may not be able to afford the home or that the home may not work for your situation (hence the term "taxi cabs"). I will do neither of those things as they are a waste of our time, and it would be unfair to you as the consumer.

This is a small part of what separates us real professionals from the fly by night types who are out to take advantage of you. It's another reason why it is advisable to find a realtor who you can trust has your best interests at heart and stick with them.

I am quite aware of identity theft, having been the victim of it just 2 years ago. It can have a lasting effect on your finances and your life in general. However, there still needs to be some sort of pre-qualification done prior to me working with you. If it would make you feel more comfortable, you could black out your account numbers and address prior to sending it. All I need for now is your name on an account showing you have the funds to close the transaction.

I look forward to working with you once we have these things in order. If you decide not to work with me, I respect that decision, and I wish you the best of luck finding what you are looking for. There used to be a saying about real estate. It was "Caveat Emptor", which is latin for "buyer beware". I can only encourage you to find a realtor who you feel like you can trust and make sure to ask them a lot of questions. The current market is a difficult place to navigate without the knowledge and training necessary to be successful.

Whichever way you decide to proceed, I wish you the best and may you and your family be blessed. Good luck!

Nathan

 

After sending out the email, I thought to myself "maybe there is a better way. Maybe some super real estate agent out there has figured out how to pre-qualify a buyer without them having to worry about identity theft".

So how about it? You guys have any better ideas...

 

Image courtesy of Don Hankins at Flickr

The International Buyer's Guide To Davenport, FL Real Estate

Let's Bridge The GapI'd like to try to bridge the gap between the UK and Florida. I recently had a buyer from the United Kingdom ask me to detail how a real estate transaction happens here in Davenport, FL. So I thought I'd put together a guide to help him along and hopefully help you along as well.

The best thing about the real estate business in Florida, as compared to the UK, is that here in Florida we have the MLS (Multiple Listing Service). All realtors enter their listings into this database. This allows all realtors to have access to all listings of other realtors, whether their own or another realtor's. This means there is usually a realtor on either side of the transaction, one representing the seller, and one representing the buyer. In some cases a listing agent can represent both parties, but usually it's two different realtors. The seller pays the listing agent a commission and that agent will offer a portion of the commission to another agent who is representing the buyer. You get the best of both worlds, you get an exclusive buyer's agent, and you don't have to pay him a dime. As my Dad once told me, "free is the best price there is".

This is great for a buyer because you have the ability to hire a realtor to represent your best interests rather than having to work with a listing agent who is actually being paid by the seller of the property, or you having to bounce around between different realtors. A buyer's agent can show you any listings and help you find a suitable property. All you need to do is find a realtor you like, and hopefully trust, and then get to work.

The first step is actually getting the pre-qualification done. What this entails is either getting pre-approved for a mortgage or having proof of funds in place if the purchase will be cash. This will be required to present with any offer. It usually takes about a week to get this completed, so it needs to be something that's taken care of first thing. Once the pre-approval is done, you'll need to forward the document to your realtor so that he can put it together with any offers you may make. Once the pre-qualification is done, you can really start looking for a property in earnest.

The market is still flooded with foreclosures and short sales that are extremely competitively priced. You can just about count on there being multiple offers on anything priced less than $100k. So any offers you make have to be enticing for the sellers to accept them. You aren't negotiating against the bank, lender, or seller. You are in a blind bidding war with other investors who know the market and know how to make a good looking offer when they want a property.

Here's The CompetitionIf you don't know the market, it can be like swimming with sharks. It's not always about the price. When an offer is made on a property, you need to be aware of the contract terms such as purchase price, escrow deposit amount, inspection period, and the closing date. All of these things can make a big difference in either having an offer accepted or wasting your time.

The purchase price is the most obvious term. The market here is quite difficult to navigate right now because there are three different types of sales that you can get involved in. There are private sales, foreclosures, and short sales. A private sale is something that most people are familiar with, so I won't go into much detail about them. Foreclosures and short sales are entirely different, so they will require a bit more homework on your part. I've written blogs about each that will help you understand how each process works. The links to those articles are below:

Short sales:

You Can't Lowball A Davenport, FL Short Sale, It's A Waste Of Time

Are Central Florida Short Sales A Total No Go?

Foreclosures:

Buyers Beware, The Asking Price Of The Property Means Squat

Buying A Central Florida Foreclosure Requires Some Strategy

The escrow deposit amount is another bargaining tool that will help you in securing a home. You have to look at this from the seller's perspective. They want the home sold as soon as possible. But they also want to know that a buyer is serious and plans on closing on the home once it is under contract. One of the ways you can show them that you are serious is by offering a large deposit. Many banks will require a 10% deposit on cash purchases. This is adequate, however, if the seller you happen to be dealing with doesn't require it, you should still offer it. A 10% deposit tells the seller that you are real and ready to buy. The deposit would be wired once the offer is accepted (normally within a few days of acceptance). The deposit is usually held by a title company that will be closing the transaction and obviously is applied to the price at closing. More on title companies later...

Probably Should Have Done A Home InspectionThe inspection period is also very important to the deal. Again, you have to put yourself in the seller's shoes. They have to take the property off the market during the inspection period. So if a buyer decides to cancel the contract during the inspection period, the seller has now had the property off the market for the entire period. You can make the inspection period 10 days (that's the standard), but if you make it 7, or maybe even 5 days, the seller is taking less of a risk when they accept your offer. If you decide to walk away and have your deposit returned, they only had the property off the market for 5 or 7 days. This makes the offer more enticing to them.

The escrow deposit is made within a few days of the offer being accepted. The inspection period starts when the contract is fully executed. So essentially, you will make the escrow deposit, schedule the inspection (inspectors are normally recommended by your realtor), and once the inspection report comes back, you would review it and decide whether you want to proceed with the purchase.

Expect to see some small defects in the house. You are probably buying a house for a third of what it would cost to build it. The foreclosures have usually been vacant for upwards of a year, sometimes even two. Any house that sits that long empty is going to have some issues that need looking after. Expect the carpets to be dirty and the walls to need paint. These are things you should plan on doing anyway if you plan to rent the house out. I will also go out and do a 50 picture photo shoot of the property during this period, if you like, and email a link to a web-album.

If you decide not to proceed with the purchase, we would need to inform the seller in writing before the close of the inspection period. If that notice is given prior to the end of the inspection period, you would be entitled to have your deposit returned. If ,however, we don't give them written notice that we are not proceeding prior to the inspection period closing, the seller could have a claim on your deposit.

Lastly, the closing date matters very much to a seller. If you are dealing with a foreclosure, the faster the closing date the better. The banks want the property off their books as soon as possible. Banks can usually close on a property within a couple of weeks (sometimes faster) so that is what should be offered on a foreclosure. When buying a short sale the closing date will have to be extended somewhat. Short sales require the seller's lender's approval and, as such, they can take a few months to close. In the case of a short sale, a buyer has to be willing to wait for that approval and probably needs to count on the fact that the closing date will be extended at some point. The two articles about short sales I linked to previously go more in depth into this.

Once the two parties are under contract, a title company (who is being compensated by the seller) will close the transaction. The buyer does not pay any attorney's fees as the title company will handle all aspects of the closing. Saves the buyer some money, you can't beat that. The closing would be a mail away for an international buyer. Most documents can be handed by email and fax, and those that can't will normally be Fed-Ex'd overnight. The closing could also be a mail away for the seller if it is a foreclosure and would be handled much the same way as the buyer's side. Here in Florida, the seller also normally pays for the title insurance policy and the taxes on the deed. In some cases (such as a home owned by the government) the seller is exempt from the taxes and they would be paid by the buyer. The closing fees for a cash purchase are pretty minimal. If the property is being mortgaged then the closing fees associated would be more, but that is a subject for another post. It is a very good idea to purchase a home owner's insurance policy. They are relatively cheap and you're better off safe than sorry.

Relax And Soak It All InOnce all parties have signed all documents and the transaction has funded, the keys will be released and you can start enjoying the Florida weather in your new Davenport, FL vacation home.

Photos courtesy of: PhotoRack

                                Egarc2

                                Hakan Dahlstrom

 

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Nathan Tutas

 

 

 

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Selling Real Estate In Davenport, FL The "Realtor Friendly" Way

It's For You...Some Realtors don't answer their phones. Some Realtors don't answer their emails. And some just don't want to be bothered with the day to day business of running their business. To be frank, I really can't understand where they get any business from.

With the advances in technology of today's cell phones (see attached photo, LOL) you would think this wouldn't be a problem. Doing business the "Realtor Friendly" way has been important to me from the beginning. When an agent calls and wants to show my listing, you can bet I answer the phone. When the property inspector calls and wants to set up the inspection, again, you can bet I answer the call.

I was on the phone with another agent the other day and we were discussing how we are really close to getting a short sale closed. She was thanking me for being such "a great agent", her words, not mine. I stopped and thought about it. She has been working on this short sale for about the last year and had 4 buyers prior to mine. All 4 deals had fallen apart and that had left a sour taste in her mouth. Apparently the other agents left something to be desired.

We all like to feel like we are recognized and appreciated for our efforts and I honestly felt very good about myself when she said that. When the conversation was at a close, she mentioned that she had some international buyers who she wanted to refer to me. My buyer on our current deal is in the UK and she knows that most of my business is from international investors. She hadn't worked with anybody outside the country before and wanted to be sure that they got the representation they needed, and she felt like I was more qualified to do that than she was.

So I said "sure, send them on over, I'll help them find a holiday home". That's how I do things in Davenport FL. Being a "Realtor Friendly" Realtor just got me a couple of referrals. Imagine that...if I had been one of those Realtors that doesn't bother answering calls or returning emails I don't think that conversation would have gone quite the same, do you?

Photo courtesy of Bundini at Flickr

 

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Nathan Tutas

 

 

 

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4th Of July In Davenport, FL

Talk About Job PerksIf you are in Davenport, FL and looking for something to do for 4th of July...try going over to Universal Studios. It's only a 30 minute drive and I think you won't be disappointed. The fireworks start at 10:00. They've got all kinds of awesome rides too. And I'm not just saying this because I hold a part time job there (full disclosure). LOL.

It is really a cool place to be for special events like this. You can check out the new Wizarding World Of Harry Potter, and when you're tired of that, just go hang out and watch the show. It's gonna be a great time, hope to see you all there!

 

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Nathan Tutas

 

 

 

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The Client Said It, Not Me...But He's Right!

To start off, make sure you watch the video. Even if you watch it and then finish reading my post, trust me, you want to see this video (that guy is a dancing machine). Now that that's out of the way...

I recently helped a buyer close on a beautiful holiday villa in the Westridge community in Davenport FL. As luck would have it, he ended up making an offer on one of the few properties that was neither a foreclosure nor a short sale. So I knew from the start that the sailing was going to be smoother than usual on this one.

This buyer was from the United Kingdom and spent the time to read my blog and do his research before the trip over. It was a smooth transaction all the way around and we closed right on time with no problems. The day after closing, I stopped by his new Davenport, FL holiday villa (which he was staying in as a guest during the closing, LOL, how cool is that) and we spent about 3 or 4 hours talking and celebrating. We really had a good time and got to know each other even better than before.

During the course of our conversation he said something that really struck home for me. He said "You should always work to live, not live to work". Boy is he right! That was why he decided to buy a short term rental home in the first place. He wanted a place to vacation with his family. He wanted to live! And so he shall...in style.

When I got back home I was in such a good mood. Then I heard my daughter Brittany (you'll recognize her from previous posts) singing upstairs. Being the nosy Dad I am, I went up to see what's going on and she was making a music video. It was so good that I thought I'd share it with all of you. Be especially watchful at the 45 second mark, that's where it gets really good. Another one of those moments where you just have to "live"!

Knowing the market, and how to take advantage of the market to your benefit, is crucial to success for any home buyer, but it is especially important in our current market. I heard an old saying once that goes "luck is what happens when preparation meets opportunity". This was the case with this buyer. We went to work finding a great Davenport, FL vacation home, and as "luck" would have it, we were very successful in finding a fantastic house for him to use during his holidays. Contact me any time if you would like a little piece of the dream to be yours. I'm feeling "lucky", are you?

 

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Nathan Tutas

 

 

 

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Looking For A Florida Villa To Spend Your Florida Holidays In...Think Davenport FL

Highlands ReserveThere is one thing that everyone in the world can agree on, and that is...Central Florida is a great destination for a vacation or holiday. There is so much to do and see and experience. Another fact that most people can agree on is that we all want our trip to be easy and uncomplicated.

Well here's the answer, why rent a vacation home in Davenport FL when you can own your own holiday villa. What could be easier? No rude hotel staff, no check-in or check-out times, and all the privacy you want. There's no time like the present to buy a little piece of heaven!

From premier golf communities like Highland Reserve, to beautiful, well manicured vacation villas like Westridge...Davenport FL has a house that you can call home for the holidays.

As long as you haven't been in a bomb shelter for the last 4 years, you know that property values are very low. Homes that would have been unattainable 4 years ago are now within reach for home buyers. The average sold price for a home in Highlands Reserve in May of 2006 was $449,250. The average sold price for a home in May of this year was $167,385. That means average property values in Highland Reserve are now 37% of what they were in 2006.

Talk about a buyer's market!! If you need a little help getting started on your home search, give me call, I'd be glad to help.

 

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Nathan Tutas

 

 

 

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The "MOMENT"...Why We Do What We Do

Have you ever had a "MOMENT"? One of those moments when your child looks into your eyes and you just know that you will do anything for them? I had one yesterday. My little mini-me, Caleb (the one driving in the video) came up and asked if he could spend his $1 dollar on a truck. We were on our way out the door and so we could just stop in at a store and pick one up for him.

When we got to the store and rounded the corner of the toys section, his eyes lit up and somehow I knew I was in trouble. He bolted right over to the Power Wheels and started jumping in and out of each one. I'm sure every father walks right into this dilemma at some point. Right? :)  I initially thought he wanted a Hot Wheels truck, which is about $1. But alas...he wanted a Power Wheels truck, which is more like $150. So for the last hour, he's had his heart set on buying a big Power Wheels truck with his nice crisp one dollar bill. LOL.

Well, what's a daddy to do? I can't break his little heart, so I told him to pick out the one he likes and I'd help him spend his dollar. And wouldn't you know it...he picked out a PINK truck. Haha. He's only 5, he'll learn. So we brought that little pink truck home and he went for a drive, and he even gave his little sister a ride. He's so considerate.

While I watched them drive around the yard I thought to myself "THIS IS WHY I DO WHAT I DO". The next time an inspection goes bad, or a deal starts going south I'm just going to stop and think about that "MOMENT", collect my thoughts and keep putting one foot in front of the other. That's all any of us can do. Stay motivated people, that's the key to success! Well, that and hard work.

 

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Your friendly Davenport, FL Realtor®

Nathan Tutas

 

 

 

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Don't They Teach Scout's Honor Anymore?

Scout's HonorAs realtors, we are always under the microscope. Sellers and buyers want to know they are dealing with a straight shooter. Someone who has integrity and a good work ethic, as well as knowledge of the market and the ability to get the job done. I used to tell my Marines (back in the old Corps) that someone's true character was best tested when no one was looking. Do you do what's right because you don't want to get caught red handed, or do you do what's right because it's the right thing to do? Think about that for a second.

I know for a fact that a person looking to sell their Davenport Florida short sale is going to be looking for someone who they can trust. And I'd like to be able to trust them as well. It really is a two way street.

I had a seller contact me a couple of months ago who initially just told me he wanted to sell his home as a short sale and needed some help. So I start doing some research and putting things in line. I found out that he was actually an investor who was doing an A-B-C short sale with the original owner of the property, in our first conversation he had already lied to me. But I let that one go, maybe he just wasn't a good communicator. He already had short sale approval from the lender and was just needing to find a buyer. Great, I can handle that. I've got a database of 600 or so investors who might be interested.

We got the listing agreement done and put the house on the market. About a week later I get a call from him and he needs to take the property off the market for a couple of weeks to sort some stuff out with the lender. "Sure thing, no problem," I say, "just let me know when you're ready to move ahead." So I give him a call a week later and can't reach him. It took another 3 weeks total before he returned my call. He proceeds to lie through his teeth for about the next ten minutes and finally gets to the point, he no longer needs my services.

Basically, he found another realtor willing to list the house for cheaper and find a buyer. Well at this point I explained that he signed a listing agreement with our company, but there really isn't much I can do. If I hold him to it, he is just going to try to run my name through the mud. So I decide to just let it go and let bygones be bygones. I know karma will sort it out in the end.

I've kept track of the property in the MLS over the last 2 months and it's been withdrawn listing after withdrawn listing. Every time he finds another realtor to work with, they figure out that he's dishonest and drop him like a bad habit. The property has been withdrawn 5 times in 2 months and I feel bad for the original owner. They are in a bad position and there isn't much they can do about it. If he had just been honest from the start, we would have had the thing under contract and well on it's way to being closed (maybe, with short sales who knows how long it's going to take). I'm sure we could have worked out the commission. But as it is, that house is never going to be sold because no one wants to work with someone who's dishonest.

It's a two way street, I'm going to be honest with you, but I expect the same in return!

Photo courtesy of azrainman at Flickr

 

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Your friendly Davenport, FL Realtor®

Nathan Tutas

 

 

 

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Unavailable Listings Got You Down? Show Em The Ugly Face!

That Listing Better Be Active!This is the face I make every time I have to tell a home buyer that the home they just saw listed on Realtor.com is actually unavailable.

"Yes, Mr. Ineedahome, I understand that it is still listed as active in the MLS."; and "Yes Mr. Ineedahome, I realize that it's a waste of your time having listings on there that should be pending." What am I supposed to say?

I realize that I'm probably stepping on someone's shoes here, but...I know it shouldn't be active, you know it shouldn't be active, and guess what...the consumer knows it shouldn't be active.

I see this as an unfair practice by REO listing agents. I know it's not their fault, but they still end up being the focus of buyer agent's frustrations. Here in Davenport Florida, realtors leave their listings as active until the banks get all of their bank addenda back signed by the buyer. This usually takes about 5-7 days after the property is actually under contract and an offer was accepted. Normally it wouldn't be so bad, but out of 871 active listings in Davenport, Florida 107 are foreclosures. That's a pretty significant portion, and it ends up being a thorn in the side of buyers and buyer's agents alike.

And don't even get me started about this problem in Kissimmee and Poinciana, it's even worse. I know I can't be the only realtor who thinks this needs to change, at least I hope not. I can't be alone in my misery. :)  I know the banks want the property to stay on the market just in case the buyer they are accepting walks away. However, what have they actually lost if they make the listing pending while they wait on the bank addenda? They've probably already listed the property 10%-15% below market value and know the house is going to sell.

What do you think? Some of you REO agents come on over here and argue the point with me. I'd like to hear your side of it. You never know...I could be wrong. But I doubt it! (wink)

 

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Your friendly Davenport, FL Realtor®

Nathan Tutas

 

 

 

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You Can't Low-Ball A Davenport, Florida Short Sale, It's A Waste Of Time


No Low-Balls PleaseI had a home buyer in Davenport, Florida call me last week and ask about a property they saw listed. It was a short sale and they thought it looked like a great deal. This automatically got my "Spider-Senses" going. As with most things in life, if it sounds too good to be true, it probably is.

And this is the case with most short sales as well. There is the possibility that it is a pre-approved short sale, and the lender has already given the listing agent the net price they will accept to approve a sale. But the odds aren't good. Normally, it's priced low because the listing agent is trying to get the thing under contract with a buyer quickly. Obviously, selling your home quickly is a good thing.

The problem is, when the lender sees the price on the sales contract they will balk if it's too low. I'll give you a good example. As a matter of fact I'll give you my example. The house my buyers called about was listed as a short sale for $100,900. I already know that a home of this type in that area in Davenport, Florida is worth about $135,000-$147,000 depending on it's condition and location. So there's no way a lender is going to accept $100,000.

So the first thing I do is call the listing agent to find out why he priced it so low. It ended up not being a pre-approved short sale price. And his response may shock you. Here's a brief synopsis of our conversation:

Short Sale Newbie: "You're the 8th realtor to tell me that this house is priced too low and won't get approved, what do you think it should be priced at?"

Me: "It's your listing man, I'm just trying to figure out what the deal is for my buyer."

Short Sale Newbie: "Well, I didn't even do a CMA (Comparative Market Analysis) on it when I priced it. I figured it didn't matter."

Me: "Why wouldn't it matter? The seller's lender has to approve the sale and the BPO (Broker Price Opinion) on this property is going to come in a hell of a lot higher than $100,000"

Short Sale Newbie: "What's a BPO?"

At this point, I could see this conversation was going nowhere, so I politely excused myself from it. As the consumer, you need to know that the lender is going to send out for a Broker Price Opinion to try to value the home. If it comes in at $145,000 and the sales contract is for $100,000, either you or the buyer will have to bring the extra funds to closing. And that probably ain't happening.

So you just wasted 4, 6, or maybe 8 months of your life (and the buyer's life) because now the deal is dead in the water. A short sale needs to be priced properly. The seller usually can't walk away with any of the closing funds anyway. So the best way to price it is right at market value. If you don't get any showings you lower the price a little bit every couple of weeks until you do. At least that way, you can show the lender that you tried to sell it for as much as possible.

This will also keep buyers from calling their realtor with unrealistic expectations and then being upset when the truth is laid on them. On a short sale, the market will sort out the price for you if you initially price it correctly.

If you'd like more helpful hints on getting your Davenport, Florida short sale sold please visit www.centralfloridashortsales.com. And if you can't find the answers there, I guess you'll just have to call me. :)

Image courtesy of Dricker94 at Flickr

 

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Your friendly Davenport, FL Realtor®

Nathan Tutas

 

 

 

   Call Me   Find A Home

 

 

CFLHOMES