Life In Bonita Springs

Real Estate Agents on The Internet Super Highway

Lately, I've been busy trying to keep up with work, writing, blogging and getting ready for the next opportunity that will comes around the corner.  A few months ago I wrote about how Active Rain got me ready for writing for the local paper.  Another page has turned in my story and I've now been asked to be on a panel at the NAR - National Association of Realtors Mid Midyear Legislative Meetings and Trade Show.

This is a fantastic opportunity and I know it will be a lot of fun.  I will have an opportunity to meet dozens of friends and colleagues I've met through real estate blogging and online social networking.  It goes to show that blogging can bring more to the writers of real estate blogs than clients, customers, closed sales and listings.  There are other opportunities just waiting to be discovered.  I can't wait to see what's next.

If you're attending Mid Year this is my panel.  My twitter ID is CGriffith.  Tweet or comment if you'll be in Washington DC!

There are a variety of other meet and greets in the process of being scheduled, also.  Feel free to email for links and lists of them, the hotel most of us are staying at and other get togethers.

Milking The Mailbox Series For All It's Worth

This little cutie was found in Vanderbilt in Naples, Florida just a few miles south of Bonita Springs. I stopped into the *best* sushi restaurant in Florida, Sushi Thai and took a drive after my birthday dinner and found Bessie the mailbox.

Vanderbilt offered fewer mailboxes of interest than I thought I'd find, but the houses and real estate are fantastic. If you don't know the area, Vanderbilt is tucked behind Naples Park and the homes are all on canal front lots or on the bay. There are some stellar mansions and even a few quaint cottages that just make you saw "awe"! when you see them. All of the homes have gulf access, which means you hop in your boat after work and drive to the beach for sunset on water instead of on pavement. It's a pretty sweet place to have a crib!

Happy Friday, Folks.

It's Just an Offer, Not an Insult

Sometimes a buyer's offer isn't received so well. Seller's may still have in their mind that their home is not only worth what they paid for it, but even more. If it's been said once, it's been said a million times. A home has to appraise to close sale when there is a mortgage involved. The bank doesn't care what the seller originally paid for their Bonita Springs real estate or even that they want to "break even". The real estate has to be priced right to attract buyers and contracted right in order to appraise and close sale.

Recently, I helped a buyer place an offer on a Bonita Springs home. The offer was considerably less than the asking price of the home. Did the buyer make the offer to hurt the Seller's feelings? Did the buyer think that just because the market is better for buyers they should "low ball" the seller? The answer to both questions is no.

The Buyer and I looked at dozens of homes in Bonita Springs and Estero and when the buyer decided to place an offer on the home we did our research. We found out what "like kind" properties had recently sold in the area, what their closed sale price was and what upgrades or features of significance the homes had and created a comparative market analysis. What we found was that even if this buyer fell head over heals in love with this home and made a full price offer it would likely not appraise and the lender funding would not be approved. There was more than one closed sale within the last 30 days to support this notion.

For example, if a buyer was getting an 80% loan to value mortgage on a $500,000 home the lender/bank will loan the amount of 80% of what the home appraises for ($400,000 is 80% of the value of $500,000). If the home only appraised for $400,000 but was contracted for sale for $500,000 the bank/lender would only lend $320,000, which is 80% of the appraisal value. Somewhere, someone has to make up the difference of $100,000. This is where things get wobbly. Contracts fall apart when low appraisals in contrast to the contracted price come in. In a buyers market a seller can reduce their price to the appraised value, if they so choose, to keep the deal together. A buyer, if so inclined, could bring the addition funds to closing if they so desired, but this isn't likely.

For the record, appraisers adhere to a code of conduct, read also: strict guidelines. Manipulating or influencing the appraiser or appraisal process isn't permitted. Underwriting procedures are more stringent than ever. The banks are being very careful with their money and lending guidelines.

Sometimes there is no way to salvage large spreads between contract price and appraisal price and everyone goes their separate ways. In an area with a couple of years of inventory, most buyers choose to start shopping for a home more appropriately priced to save themselves the heart ache of falling in love with a home that might not close due to appraisal issues.

If you're thinking of placing an offer on Bonita Springs real estate, do your homework.

• Find out the recent sales in the area.
• Find out the current like-kind listings in the area.
• Calculate the absorption rates for the neighborhood.
• Get a CMA - a market analysis to verify a reasonable value for the subject property.

 

Bonita Springs Real Estate and The Art of the Purchase

The finest masterpieces are painted with varied color palates and a multitude of brushes and tools. One must never forget that their own life is multifaceted, made up of little strokes, pixels if you will that build to form the whole picture.

The same is true of the stock market, the produce market and even the real estate market. Much like the having a specific sector of the stock market suffering or under performing, a segment of the housing market may be under performing. If you look at our nation as a Van Gogh masterpiece and each little city as one of the brush strokes, it begins the foundation of the "big picture" which is "the broad stroke".

It takes a myriad of little markets to make the big market. Even in our little market of Bonita Springs there are more "little brush strokes" that are as fine as the leaves on a cypress tree or the crisp twinkle in a star. City to city markets vary, but within a city there are facets that also make up the market. Right now, you can be put in a car and shown neighborhoods with little inventory and stable pricing or taken to a neighborhood struggling with massive inventory, short sales and pre-foreclosures. It would be wrong to paint the Bonita Springs real estate market with a broad stroke and state that the city is soaked in short sales. True, certain neighborhoods have their share but not every neighborhood has them.

This phenomenon of "bad news sells" isn't exclusive to Bonita Springs Florida. From Kitsap to the Blog by the Bay everyone has grown sick tired of it - moving on to sick and tired of being sick and tired. It's like the media is now just trying to "out bad-news each other".

If you're seriously interested in the stability or volatility of a specific neighborhood in Bonita Springs or Estero contact Chris today to get the facts. The facts are out there in the little brush strokes, but you just won't see it on TV or in the paper. Arm yourself with the information and find out for yourself why now is a great time to buy real estate in Bonita Springs, Florida.

Bonita Beach Sunset

I am whooped.  I've been cruising the beaches all day helping a lovely couple finding a view like this from a condo in Bonita Springs, Florida.  Seems easy enough, doesn't it?  It sure would be easier if the condos were just a little bit more accessible.  Listing agents don't return calls, keys aren't where they're suppose to be, tenants and owners are left not expecting us and they are way, super surprised when I show up.

Tomorrow's a new day.  I know this view is waiting for us.  We're finding it tomorrow at the Barefoot Beach Club or Casa Bonita on North Hickory.  While I'm down on Hickory I'll keep and eye out for my lost credit card, which still hasn't shown up since I saw red at Bonita Beach.

 

Buyer to Assume CDD Community Development District 

A Community Development District (CDD) is a local, special purpose government authorized by Chapter 190 of the Florida Statutes as amended and is an alternative method for managing and financing infrastructure required to support community development. Real Estate in Lee County, which includes the cities of Bonita Springs, Estero and Fort Myers may be subject to a CDD.

CDD's (Community Development District) possess several powers as a legal entity, such as the right to enter into contracts; the right to own both real and personal property; adopt by-laws, rules and regulations and orders; to sue and be sued; to obtain funds by borrowing; to issue bonds and levy assessments. CDD's provide a mechanism for the financing and management of new communities, which is consistent with the local governments' development procedures and regulations. They represent a major advancement in Florida's effort to manage its growth effectively and efficiently.

The community development district may impose and levy taxes or assessments, or both taxes and assessments, on the property.

These community development district taxes and assessments pay the construction, operation and maintenance costs of certain public facilities and services of the district and are set annually by the governing board of the district. These taxes and assessments are in addition to county and other local governmental taxes and assessments and all other taxes and assessment provided for by law. CDD's – Community Development Districts are fairly common in the Bonita Springs and Estero Florida areas.

Q. Can I pay off my CDD assessment?

A. Yes, you can pay off the capital assessment on your property at any time, but not the O & M assessment

Q. What time period does the assessment cover?

A. CDD assessments are collected in advance.

Q. I paid off my CDD so why do I still have an assessment on my real estate tax bill?

A. The property continues to be subject to annual operating and maintenance (O & M) assessments for the maintenance of common improvements that the CDD provides. This assessment is subject to change annually with the adopted budget.

Q. What does the O & M pay for?

A. The O & M (operating and maintenance) assessment is an annual assessment for maintenance for common improvements within your community that the CDD provides. The services vary depending on which community you live in. For example, it may cover landscaping, street lights, guard facilities, roving patrol, storm water management, etc., or it may only include a few of the services listed above.

To perform a data search or to find information regarding a CDD in your neighborhood visit: http://www.cddflorida.com/

Communities that have CDD's include: Spring Run at The Brooks, Pelican Landing, Village Walk of Bonita Springs and Copperleaf.

 

There's "Us" and "Them" in Golf - Justin [AKA Slice]

Just for the record, the "crime" part is my game, and the punishment is...my game too.  I've took a trip to the driving range for something to do. I don't know, it's kind of like bowling for me. Every few years you think to do it and when you do finally do it, you stink up the joint and embarrass yourself. At least I haven't been asked to leave the range, like my friend Justin. Seems there's a little league & pop warner field just beyond the super high fence to keep balls on the range. Justin's technique is so "advanced" he's able to make it over the fence and earned the nickname "Slice" - whatever that means. Apparently he has a low success rate on the driving range. He may as well shovel balls over that fence. I'm a hazard on the range, but Justin is a hazard and a loss. I know, those little leaguers are wearing helmets, but it's still dangerous.

Apparently there are 26 practice tees at the Estero Driving Range just for driving balls. Apparently? Well, somebody just told me that. I never counted them myself and frankly I am concentrating so hard to not hurt myself or anyone around me that the quantity of tees never entered my mind. Not even once. Don't get me wrong I have a deep respect for golfers and golfing. I understand what a challenge it is. Believe me, I understand it is a challenge because I'm a golfing failure. Don't worry, I've embraced that shortcoming. I'm more or less the comedy relief for whomever I'm golfing with.

My promise to you is: If you're at Golf Coast Driving Range in Estero, Florida and I show up. Number one, I'm sorry in advance and number two, you can ask me to stop until your done. I promise I will. Deal?

The Golf Coast Driving range is one of the few driving ranges open to the public in the Bonita Springs and Estero area. It's actually located by Estero High School on Williams Road and right beside the Estero Community Park.

Here's the skinny on the range! Happy driving, folks.

Golf Coast Driving Range is at:

9000 Williams Rd
Estero, FL 33928-3265
(239) 498-3900

It's near the railroad tracks, right beside Estero High School. I take back every time I curse sitting on those metal bleachers in a thunder and lightening storm. Ah, the good old days.

Keep Quiet, Keep to Yourself, Keep Out During Showings

Selling your Bonita Springs home is a business or at least you should approach it that way. The goods and services you offer to buyers, as a Florida home owner is the home itself, your neighborhood amenities and any incentives you would offer to a buyer to entice them in to purchasing your real estate.

Most Sellers start off on a level playing field. Assuming the proper care has been taken to prepare the home and price it for the buyers market that is visiting Bonita Springs, everyone has a the ability to sell their home in a reasonable amount of time for a fair market price.

There are always a few factors that can go wrong to sway a buyer away from a property. Last week, while I was driving in Vanderbilt Lakes I noticed a home for sale. Beside the real estate sign there was a political sign. My first impulse was to wonder if it would affect a buyer or influence their decision to see the home or even purchase it just based on their political opinion.

Today, I was showing property in a lovely Bonita Springs golf community. The home owner was there when we arrived. He never left and neither did his cigarette smoke. He actually never got much further than 18 inches from the buyer. He also shared that he worries that water can seep through concrete slab that the home is built on. (Buyers love water issues, it’s their favorite) Next, he shared with us that the neighbor on “that side” is the big trouble maker in the neighborhood. The woman that lives in that house is a former rutabaga farmer who is retired, beats her husband and strips at neighborhood parties. Yes, I was looking for the hidden camera at this point. It get’s worse. It wasn’t until after we left, that the buyer said that the seller shared some unbelievably serious health issues and the fact that he had to sell. Thanks for the tip.

So this lovely home started out fairly priced, freshly painted, ready for a sale and a ready, willing and able, approved buyer walked into it. From that point forward it gets ugly. The seller is surrendering stories that may or may not be simply neighborhood gossip which can affect whether the buyer even wants to live there at this point and then offers that he is under duress due to illness and forced to sell. Maybe the seller doesn’t listen to his agent. I have no doubt that she has asked him to leave when others are looking at the home. Some people just can’t help themselves…and it costs them big time. Who knows, this house might have been sold months ago if the seller wasn’t a deal killer.

Sellers: A buyer can’t imagine themselves living in your space if you’re still standing in it. GET OUT, SUSH UP, and just don’t ever talk to the buyer. Listen to me, it’s for your own good.

Earth Day in Bonita Springs, Florida

It's the little things that count. Here are 10 things you can do as a citizen of Bonita Springs, or anywhere for that matter to make a difference to the planet Earth.

1. Rather than writing checks and stuffing envelopes each month, switch to tree-free billing and pay everything from your credit card to your cell phone bills online.

2. Get involved at the local level. Find out the quality of your community's rivers and streams at the EPA's "Window to My Environment," www.epa.gov.

3. Turn your backyard into a wildlife habitat. Visit the National Wildlife Federation's (NWF) "Garden For Wildlife," and see what you can do to attract songbirds, butterflies and native species.

4. Eat healthier fish. Not only do certain fish species contain high levels of mercury but many of the world's fisheries are either farmed destructively, severely overfished or under threat from invasive species.

5. Use organic alternatives to chemical fertilizers. Fish emulsion, aged manure and compost are all great sources of nutrients.

6. Make your home sparkling clean with these earth-friendly products: baking soda, white vinegar, borax, lemon juice and vegetable-based liquid soap.

7. Support your local farmers and retailers by buying their products. This not only enriches your area's economy, it reduces the impact of shipping items.

8. Add a 3-inch layer of mulch to conserve moisture and reduce the need to use chemical herbicides to control weeds in your flower beds.

9. Conserve water by choosing drought resistant plants.  Successful drought tolerant gardens depend on deeply tilled, well-drained soil.  Your best bet is to plant in raised or mounded beds that are 12 to 18-inches tall.

10. Replacing a 100-watt incandescent with a 32-watt CFL (compact florescent light bulb) can save you at least $30 in energy costs over the life of the bulb.

Don't stress, if doing them all is too much pressure, just start with one.

This is Why I Write For You

You can listen to a blanket statements about real estate in general. You can even settle for reports on the Bonita Springs real estate market from organizations and journalists half way across the country. Real estate is local, so why not just listen to a local real estate agent with first hand knowledge, experience and access to the most current statistics and market reports. Like Tommy Boy said, "Of course, I can get a hell of a good look at a T-Bone steak by sticking my head up a bull's ass, but I'd rather take the butcher's word for it." Besides, that's can't be good for your hair. Now, enjoy the short video below or click this link:http://www.youtube.com/watch?v=NN2I1pWXjXI&e