A few condo developments in Gainesville have expired. Here is the latest updated list:

• Bellamy Forge
• Casablanca East
• Casablanca West
• Cedarwood
• Charleston Place Condominiums, Buildings A & B
• Chase Hollows
• Countryside at the University, Phases 1 through 11
• Creekside Villas
• Creek’s Edge Condominium
• Gables, The
• Hailey Forest
• Isabella Park Condominiums
• Magnolia Place
• Mill Pond, All Phases
• Oaks Condominium
• Palmetto Villas
• Somerset Village
• Southfork Oaks
• Southwood
• –>
• Sparrow
• University Terrace West, Phases 1 through 6
• University Terrace Condos, Phase 1
• Woodshire Villas Condominiums
• Woodside Villas Condominiums

Withdrawn

• Rockwood Villas Unit 1

Rejected

• Windsor Park at Gainesville

Some of these will still be withdrawn by the end of summer. Call or email us before it’s too late.

FHA Approved Condos List – Gainesville Florida Real Estate

Kristen Rabell and Rebecca Johnson, REALTORS

info@kristenandrebecca.com

Kristen 352-213-6760 and Rebecca 352-275-9900

Here is another family who purchased a home and did not order inspections before closing. They soon found the house was infested with snakes and now the original sellers and listing Realtor are being sued for not disclosing. However, this purchase could have possibly been avoided with an inspection.

http://denver.cbslocal.com/2011/07/05/snake-force-family-from-home-into-bankruptcy/

Kristen and Rebecca

Okay – that’s just stuff I’ve personally learned when asking sellers this catchall question, but I can’t recommend it strongly enough!

Despite the fact that real estate transactions can get adversarial on occasion, the fact remains that the average home seller wants to be helpful, and wants their home’s buyer to be happy.  When these two wants collide, if you ask the right questions (okay, so there are more than 6 – but you get the gist!), you can save yourself untold amounts of research, time and energy!

Re-posted by Kristen and Rebecca

By: Tni LeBlanc

It never hurts to ask, right? How many times have you heard that expression? However, as a real estate agent, I have a front row seat and back stage pass to home buying and selling action, and I can say with absolute authority that — sometimes it does hurt to ask. Countering a buyer’s price and terms is the equivalent of asking. And there is risk in doing that. When you are selling a home, here are a few reasons you might want to rethink countering a buyer’s offer:

1) It’s a fair offer. The offer is fair and it hits your target. What more could you want? A little more you say? You may want to resist the temptation to ask for a little more. Just because a buyer offered you what you want up front doesn’t mean there is more meat on the bone. The buyer and their agent studied the market before writing the offer and they probably reviewed the same comps you and your agent studied. They know they’ve written a fair offer — it didn’t happen by accident. If you counter their fair offer, they may think you are going to be unreasonable throughout the transaction, give up, and simply walk away. Think twice before countering a fair offer.

2) It was prepared carefully. As an agent I know presentation matters. You may not be able to determine whether an offer is well prepared, but your agent will know. In my opinion, a well prepared offer leaves out unimportant requests, and includes every single piece of information necessary to make a decision. A good buyer’s agent is going to counsel their buyer about how to make a good offer, what to leave out, and what to include — and a serious buyer will listen. When I receive a well prepared offer, I not only know that the buyer is serious, I know that they are worth taking seriously. Think twice before countering a serious buyer with a well prepared offer.

3) You will interfere with the buyer’s momentum. Yes, there is a momentum to the home buying process. You may have forgotten that if it has been awhile since you bought a home. Countering can put a kink in momentum — and it can kill the enthusiasm of a buyer. Especially in today’s market where they must withstand a whirlwind of negative news reports, the opinion of their family, friends, (and sometimes their agent), as well as hurdle through the current invasive loan pre-approval process in order to write an offer. Countering can sometimes feel like a road block to a buyer who has already navigated an obstacle course. Think twice before slowing a buyer’s momentum with a counter offer.

4) The market is declining. This has to do with leverage. If the market is declining in your area, the buyer is aware of that fact as well. So, they may be absolutely insulted that anyone would counter any offer they make in that type of environment. You simply may have no leverage in your current market. This is true even on a short sale – if the market is declining and the offer is reasonable — it is sometimes better to let the bank do the countering, if they choose to do so. Think twice before countering in a declining market, lest you find the value of your home declining with it.

5) A counter is a rejection and some people don’t take rejection well. This reason is almost completely emotional and psychological. Simply put, not every buyer is up for a nice spirited game of negotiations. You might return that serve to find that the other player has walked off the court. Some people just can’t handle rejection. Other people like to be in control. And, some people just don’t like to play what they view as “a game.” I’ve found that there are people who will never ever respond to a counter offer. They typically “don’t do bidding wars” and they “don’t do counter offers” either. Think twice before rejecting that offer with a counter.

Every situation is unique, and the decision of whether to counter an offer should reflect both the current market for your home and the particular offer that is presented. However, I do believe that the decision to counter an offer should not be made lightly. At a minimum, you should think twice.

Kristen Rabell and Rebecca Johnson, REALTORS

Bosshardt Realty Services, LLC

info@KristenandRebecca.com

Originally posted on Bankrate.com

Making a home sale has never been a lot of fun — but in this economy, it’s even  worse.

If you’ve followed the usual chestnuts about boosting curb appeal and staging  your living room properly, but still aren’t getting any bites, there are other  ways to help catch a buyer’s eye.

Bankrate.com spoke with real estate agents to get  their best tips on how to move a house in the quickest amount of time — without  giving the place away.

1. Get An Appraisal

Knowing what a professional appraiser believes your house is worth is a good  reality check on a couple of fronts.

First, it gives you a realistic target price — versus your own beliefs –  that can be factored in with recent comparable sales. It also gives you an idea  of what sort ofhome  loan a buyer can get.

“It takes a lot of the guesswork out of the price,” says Naomi Brodbar, an  agent with Weichert Realtors in Princeton Junction, N.J. “You can take any  figures in the market and make them work to your advantage. With this, you know  if you’re in the right ballpark.”

You’ll likely pay about $300 to $400 for the  report.

2. Pre-Inspect Before Listing

Buyers want to see that you’ve cared for the home during your time there. An  indisputable way to showcase that is to hire  a home inspector to go through the house with a fine-toothed comb and to  rectify any major issues the inspector finds.

Of course, the buyer is going to hire his or her own inspector — but this  helps convince the buyer that the home has been kept up well. It also prevents  the buyer from issuing a laundry list of demanded fixes, which some buyers do in  an effort to further lower the sales price after their offer is accepted.

“It says ‘We’ve thought enough of this property  to make sure that if there are any unforeseen problems, then we have taken care  of them for you,’” says Dorcas Helfant-Browning, an agent with Coldwell Banker  in Virginia Beach, Va., and past president of the National Association of  Realtors.

3. Offer a Home Warranty

Everyone likes a security blanket. Home  warranties give buyers an assurance that if something goes wrong with any of  the major appliances, plumbing or electrical systems in the house, they won’t  have to shell out a lot to get them fixed.

As the seller, you’ll also reap some of the benefits, as many plans provide  additional coverage for when your house is on the market. This can be  particularly beneficial when you go through the inspection process after you’ve  accepted an offer.

Plans generally cost between $300 and $450, with  extra charges for some appliances (such as your washer or dryer) and items like  a pool or hot tub.

4. Consider Cash Incentives

No matter how perfect you think your house is, the new owners will want to  change something about it. It could be the paint, landscaping or even the front  door.

Acknowledging this upfront and offering a cash incentive to pay for those  improvements could make your house stand out from the competition.

It also gives you the upper hand. Because you’re  setting the amount of the incentive — say, $1,000 or so — you can work that  into your house’s asking price to recoup the outlay.

5. Take Care of Post-Move Expenses

Moving is tough for everyone, so consider making the buyer’s life easier by  contracting a service to mow the yard through the summer. Taking care of the tab  for pool cleaning is another type of incentive that you can work back into the  price.

And because everyone likes to be catered to, it  can also give your house an edge if a buyer is trying to decide between yours  and another.

6. Be Flexible on the Price

Many buyers offer their home with a floor price in mind — one they’re  absolutely not willing to go below. It becomes a point of pride in what can be  an emotional process. That can be dangerous.

In the long run, an extra $1,000 (or even $3,000) is a drop in the bucket –  and it’s not worth fighting over, even if it’s below your floor price. But what  about an offer that’s $5,000 or even $10,000 below what you were hoping to  get?

“Buyers don’t care what your minimum price is,” says Leslie Nichols, a broker  for Nichols & Associates Real Estate in Houston. “Price is the most  important thing. … Price will overcome location. Price will overcome  condition. Price will overcome everything else.”

Before automatically rejecting a low offer,  consider a few factors and be brutally honest with yourself. Determine how many  months that shortcoming works out to in terms of your regular mortgage and  utility expenses. What are the odds you’ll get an acceptable offer in that time  period? If they’re not excellent, give the “bad” offer a second look.

7. Explore an Auction

Real  estate auctions generally are associated with foreclosed  properties. But all types of homeowners now are exploring auctions as a way  to sell their homes.

Admittedly, there is some risk. You’ll have to pay the auction company to  market and advertise your home before the auction — whether you reach a sale or  not. But if you’re in the right market, it can be an effective way to quickly  and profitably move a house.

“They can be good in markets where inventories  are lean,” says Helfant-Browning. “But I find them less successful in markets  where there’s heavy inventory.”

Contact us to Help Sell Your Home!

Kristen and Rebecca

info@KristenandRebecca.com

Home Depot came up with guidelines for you and your family to develop an emergency plan before the storm hits:

-Keep your family safe and informed by designating meeting places for you family if separated, like a local church or school. Choose and out-of-state friend as a “check-in contact.” Write down important contact numbers on a family emergency contact card. Make sure each member of your family knows the locations and contact information.

-Appoint an adult family member to learn how and when to turn off electricity, gas andwater.

-Know the nearest shelter and evacuation routes.

-Be sure to include how you will care for your pets in your family disaster plan.
Gather the supplies that you may need during and after a storm. Include plenty of water, non-perishable food, a first aid kit, portable radio, flashlight and extra batteries, and medications.

-Make certain that everything you need is readily available for you to grab in an emergency.
Find a safe place to move your vehicle and/or boat.
Clean bathtubs and fill with water in case water lines are damaged. Use water for cleaning only.

-Check your insurance policy to see if it provides adequate coverage for damage caused by floods and high winds.

-Store all your valuables and important records in a waterproof container and in a safe place.

* We take no responsibility for errors or damages resulting from information you find in this recommended plan.

For Added Safety Tips, News and Disaster Relief

Visit the American Red Cross website at www.redcross.org or www.ready.gov. You can also contact your local Emergency Management office or local American Red Cross chapter.

BE PREPARED!!

Kristen Rabell and Rebeca Johnson

Tara always has the best info! I hope you find this helpful. -Rebecca and Kristen

By Tara-Nicholle Nelson | Broker in San Francisco, CA

In a recent study, 19 percent of American consumers who reported finding an error in their credit reports opted not to dispute the error, even when they were offered $5 to file the dispute! Why not? Well, some said they thought the error was too minor to impact their score, while others said the dispute process seemed too difficult to tackle.

The fact is, when you’re trying to qualify for a home loan, some of the items on your credit report that can pose a threat to your home finance plans might surprise you. Here are 5 surprising credit report entries you absolutely must fix, especially when you are in the process of buying or refinancing a home.

1. Account balances you recently paid down or off. If you’ve just finished paying a bill down or off, you might not dispute the elevated balance that remains on your credit report because it’s not actually an error, per se. But the whole point of paying the balance down was to bring down your credit utilization ratio, which is a heavily weighted factor in your overall credit score.

Correcting the actual balances of your outstanding bills downward to account for your recent pay-down efforts poses such a large potential improvement impact for your credit score that it might even be worth paying your mortgage professional the $30 to $50 it will cost for them to initiate a Rapid Rescore, which can update your reports to reflect your slimmed-down balances in about 72 hours, compared with the 30 to 60 days you’d expect to wait to see results from a traditional dispute or update.

2. Incorrect former addresses. Of the 19 percent of consumers who spotted an error on their report in the study, nearly 40 percent of those errors were in what the credit bureaus call “header data,” things like the consumer’s previous street address. Many elected not to dispute these sorts of line items because the error doesn’t seem like it would impact their credit score. While an inaccurate address might not have much to do with your score, it can still wave a red flag, signaling issues that can foul-up your mortgage application.

A misspelling in an otherwise correct street name should not cause you grave concern. But if the previous addresses listed are in the wrong city or state, or otherwise come out of nowhere, they might signal that someone has used your name and/or social security number to obtain credit at a different address. Credit card fraud and identity theft are difficult to unravel when you’re not seeking credit; they are much more complicated to resolve when the credit stakes are high and the underwriter as picky as they are in the course of applying for a mortgage.

Also, current and previous addresses that conflict with where you’ve told the lender you live(d) can raise suspicion that you might be buying a second or rental home, rather than the owner-occupied home you say you’re trying to buy; that can provoke a lender to demand that you ante up more down payment dough, make you jump through greater hoops to prove your true address or even stop you from qualifying for the loan altogether.

3. Bills that were never yours in the first place. As with completely bizarre former addresses, accounts listed on your credit report that you never opened in the first place can be a red flag that tips you to the fact that someone else might have stolen your identity and opened a credit card or account in your name. If you find one of these items on one credit bureau report, but it’s currently closed or has a zero balance, you might be tempted to let it slide, thinking it can’t move the needle on your credit score. In reality, though, if someone is using your identity to obtain credit and you fail to dispute that the bills belong to you, they might continue to use it, which can cause you real problems. Of course, if the bills weren’t paid on time or have been placed in collection, disputing the accounts’ presence on your credit report is a must.

If they were paid on time every time, though, the analysis might be different. Unfortunately, instituting a fraud-based credit freeze or fraud alert on your credit reports at the same time as you’re applying for a mortgage can complicate your own loan qualification process significantly. If you find yourself in this situation, carefully scrutinize the rest of your report and the credit reports you receive from the other bureaus to detect whether other fraudulent accounts exist, then consult with your mortgage professional on exactly when and how you should go about disputing the accounts which weren’t actually yours.

4. Limits listed as lower than they really are. As with closed accounts that were never yours in the first place, accounts that are listed on your credit report as having limits that are lower than they really are might seem like a battle not worth fighting. But the fact is that only two inputs go into the credit utilization ratio that comprises about 30 percent of your FICO score: how much credit you have available, and how much credit you have used. So, if you have account balances that show up on your credit reports as lower than they actually are (i.e., that you have less credit available to use), that inaccuracy can skew your credit score and screw up your mortgage qualifying efforts. Big time.

5. Derogatory items that should have aged off. Very few of us are perfect, and you might have worked hard to pay your bills on time in an effort to overcome a credit ding from back in the days. Although the impact a derogatory item has on your credit score wanes over time, it’s still your right (and your responsibility) to make sure negative items disappear from your credit report when they are supposed to – that’s 7 years for a late payment, 10 years for a bankruptcy. If you are still seeing credit dings on your report after more than the relevant time frame has elapsed, dispute them and claim the rehabbed credit (and score) you’ve since earned.

It’s not very common that credit report disputes cause dramatic changes in credit score, but again, many borrowers aren’t disputing these sorts of items they don’t realize could make a difference in their homebuying or refinancing prospect.

Beyond that, if you’re close to a credit tier cutoff, like 620-640 or 740-760, depending on your loan type, even a few points’ difference can be the difference in qualifying for a home or not, or paying a higher mortgage interest rate for the life of your loan. For these reasons, it behooves every potential borrower to be proactive in spotting and correcting these 5 must-dispute errors.