Gainesville Real Estate

All of us at Allison Ables Real Estate want to wish you a Happy Thanksgiving. The web people got antsy and put the Christmas theming up on our site a week early.

We're the first brokerage in Gainesville to prominently feature important price per square foot, property tax, and last sale information. We believe that home buyers should have easy access to publicly available information rather than hiding it like most of our competitors.

While the National Association of Realtors's Realtor.com has recently added price per square foot to all listings, our local board decided it would be a smart move to remove it from the MLS. Why you ask? Frankly, we don't know or care.

Allison Ables Real Estate uses price per square foot IN CONJUNCTION with other information to help customers make intelligent real estate decisions. It's just another metric - like age, bedrooms, bathrooms, ceiling height, type/quality of construction...

After our MLS ambushed us we were pretty frustrated and sent our ninja programmer into the basement to look for a solution. A few hours later he emerged with "Real Estate Uncensored." Not only have we added price per square foot back, you can also see the average asking price per square foot for the neighborhood in addition to property taxes, and the last qualified sale date and price on the same page without visiting an external government site.

When comparing Gainesville FL condos (especially condos in the same development), price per square foot is the FIRST thing our agents look at. Perhaps we just like finding our customers the best deals and greatest value. Do our competitors and uninformed buyers really think that new carpet and fresh paint is worth an extra $30,000? What do banks and lenders think?

Example of "Real Estate Uncensored" on a Bank Owned condo in Creeks Edge - AllisonAbles.com

The "NEW" Realtor.com

Now that grandpappy Realtor.com (not to mention Zillow and all other aggregators) has found price per square foot, property taxes, and last sale information to be important to buyers - can Realtors and Brokers keep hiding it online? Can boards and MLS's continue to make it difficult to find?

Basic Licensing Requirements

1. Application: Visit the Florida Department of Business and Professional Regulation
   Here you will need to apply for your real estate license. Select the appropriate option, then Real Estate and the license you are applying for; if this is your first time select Sales Associates and then the Application for Sales Associate License. Verify that you meet the minimum requirements of holding a high school diploma or its equivalent and being 18 years of age or older. A background check is part of the licensing process. You can apply online or with a paper application.
2. Fingerprints: You will need to visit the local Pearson VUE testing center to have your fingerprints taken electronically. This can be scheduled at your convenience. Be sure to bring 2 forms of ID! View the Fingerprint FAQ.
3. Pre-Licensing Course: After you have submitted your application, you should complete a Florida Real Estate Commission approved 63-hour Sales Associate pre-licensing course. We recommend the Bob Hogue School of Real Estate and the Cooke Real Estate School. The course can be taken in a live classroom setting which usually lasts about 2 weeks or it can be taken online at your own pace. Courses typically run $200.00-$300.00. After you have completed the pre-licensing course, you will have to pass an end-of-course exam which usually consists of 100 questions covering the course material. If you do not pass the exam, you will need to wait 30 days before you can take it again.
4. State Licensing Exam: Shortly after passing the end-of-course exam, the State of Florida Department of Business and Professional Regulation will send you a username and password that you will need to schedule your state exam with the Pearson VUE testing center. You are usually allowed 3 hours to complete the exam and the results are printed out instantly. If you do not pass the exam, you can schedule a new test almost immediately.

Current Fees for Licensure Application and Examination:

Choose a Local Real Estate Broker

As soon as you pass the state licensing exam, you are allowed to legally practice as a real estate sales associate. You will need to "hang" your new license with a local real estate broker or office. When selecting an office, consider the value that the broker brings to the relationship and what support you will receive. For more information about working with Allison Ables Real Estate, visit our jobs page.

At a minimum, the new office will ask you to sign an Independent Contractor Agreement and fill out an Agent Information Sheet. You should be given a copy of the Office Policy and Procedures Manual, door keys and a username and password for the office software and email.

REALTOR® Membership

Not all real estate licensees are Realtors. According to the Florida Realtors, Realtor is a registered collective membership mark that indicates the licensee is a member of the National Association of Realtors and the Florida Association of Realtors, through a local association of Realtors. Realtors must pledge to adhere to strict, enforceable standards set forth in the Realtor Code of Ethics. These are the only licensees who may proudly display the Realtor trademark "R" logo and refer to themselves as a "Realtor."

1. Florida DBPR RE 10: Your new broker will need to sign this form activating your license under the company. Bring this form to the Gainesville and Alachua County Association of Realtors along with a copy of your real estate license or license number.
2. Application: You will need to fill out the Realtor Application and return the Application to the GACAR office which is located at 1750 NW 80th Blvd, Gainesville, Florida 32606. GACAR staff can be reached by phone at 352-332-8850. You can obtain an application from GACAR or from your Broker.
3. Board Fees and MLS Dues: When you join GACAR, you will also join the state and national associations FAR and NAR. The dues for these memberships are billed annually. You will pay a one-time application fee and a pro-rated amount of the annual dues depending on when you join. MLS or Multiple Listing Service Dues are also billed annually. These dues are necessary for you to gain access to the listings in the MLS. You will also need to purchase an MLS token to access the Gainesville MLS website.
4. Supra Lockbox Keys: The board has several options for Supra electronic lockbox access. In order to show properties, you will need to have one of these keys. We recommend the Active Key because it is simple and easy to use. There are other versions that work through your cell phone but we have found them to be slower and less reliable than having a dedicated key. There is a one-time activation fee and the annual fees are pro-rated depending on when you join.

Current Fees for REALTOR Membership and MLS Access:

Source: First-hand knowledge and GACAR.

8 Reasons Why You Should Work With A Gainesville Realtor

Not all real estate practitioners are REALTORS®. The term REALTOR® is a registered trademark that identifies a real estate professional who is a member of the NATIONAL ASSOCIATION of REALTORS® and subscribes to its strict Code of Ethics. Here’s why it pays to work with a REALTOR®. 

1.  Navigate a complicated process. Buying or selling a home usually requires disclosure forms, inspection reports, mortgage documents, insurance policies, deeds, and multipage settlement statements. A knowledgeable expert will help you prepare the best deal, and avoid delays or costly mistakes.

2.  Information and opinions. REALTORS® can provide local community information on utilities, zoning, schools, and more. They’ll also be able to provide objective information about each property. A professional will be able to help you answer these two important questions: Will the property provide the environment I want for a home or investment? Second, will the property have resale value when I am ready to sell?

3.  Help finding the best property out there. Sometimes the property you are seeking is available but not actively advertised in the market, and it will take some investigation by your REALTOR® to find all available properties.

4.  Negotiating skills. There are many negotiating factors, including but not limited to price, financing, terms, date of possession, and inclusion or exclusion of repairs, furnishings, or equipment. In addition, the purchase agreement should provide a period of time for you to complete appropriate inspections and investigations of the property before you are bound to complete the purchase. Your agent can advise you as to which investigations and inspections are recommended or required.

5.  Property marketing power. Real estate doesn’t sell due to advertising alone. In fact, a large share of real estate sales comes as the result of a practitioner’s contacts through previous clients, referrals, friends, and family. When a property is marketed with the help of a REALTOR®, you do not have to allow strangers into your home. Your REALTOR® will generally prescreen and accompany qualified prospects through your property.

6.  Someone who speaks the language. If you don’t know a CMA from a PUD, you can understand why it’s important to work with a professional who is immersed in the industry and knows the real estate language.

7.  Experience. Most people buy and sell only a few homes in a lifetime, usually with quite a few years in between each purchase. Even if you have done it before, laws and regulations change. REALTORS®, on the other hand, handle thousands of real estate transactions over the course of their career. Having an expert on your side is critical.

8.  Objective voice. A home often symbolizes family, rest, and security — it’s not just four walls and a roof. Because of this, homebuying and selling can be an emotional undertaking. And for most people, a home is the biggest purchase they’ll every make. Having a concerned, but objective, third party helps you stay focused on both the emotional and financial issues most important to you.

Reprinted from REALTOR® magazine (REALTOR.org/realtormag) with permission of the NATIONAL ASSOCIATION OF REALTORS®. Copyright 2009. All rights reserved.