Lisa Hill's Blog

LOOK! Realtors and Home Buyers; This home is as unique as it is beautiful! This is a beautiful, remodeled, 3 bedroom, 2 bath, beachside home with plenty of eastern windows for lots of light, and peaceful, completely private views of your garden area with pavers and covered patio. Use your outdoor wet bar with work surface and cabinets to store your gardening or entertaining supplies for your family or guests, while you enjoy your large, screened, sparkling pool. Prepare to be impressed as you enter the foyer and are struck by this home’s wonderful flow. The large, formal living room has pecky cypress walls and a warm, comfortable feel. Your open, expansive family room has a wood-burning fireplace, a wall of windows to view your patio and garden, and your formal dining room is waiting for your full dining set (or use this area for a fantastic office). The eat-in galley kitchen with Corian counters and sink, has breakfast bar, and even more storage, and leads to a multi-function bonus room; great for a children’s play room or an entertainment area, or even a 4th bedroom. The laundry area has plenty of cabinets, counter space, and a basin. The master bedroom has a step-in shower with steam function, plus new commode and pedestal sink. The guest bathroom has been completely remodeled with neutral colors and a beautiful tile inlay, and combined tub and shower. The 3rd bedroom which is currently being used for an office has quality plantation blinds. Your one-car garage has upper storage, your yard has a timed irrigation system with rain sensor, and your side yard has a gardening shed, to maintain your gorgeous tropical shrubbery. This fantastic Daytona Beach home is just 2 blocks from the beach, and less than a mile from the Bellair Plaza. Don’t wait! This home puts the competition to shame!

www.DaytonaBeachRealEstateSales.com

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*All content is owned and copyrighted by Lisa Hill. Do not copy.

Port Orange Real Estate Reports and Local Information. By Lisa Hill, "THE SMART CHOICE!"

If you live in Port Orange and you've never eaten at The Upper Crust and Crumb, Bagelry and Bread Cafe, you mst do so immediately! We all know how important it is to support local businesses, and The Upper Crust and Crumb, Bagelry and Bread Cafe has been in business in Port Orange since long before "The Big Guys" came to town.

There are so many fabulous choices at The Upper Crust and Crub, for breakfast, lunch, or a late afternoon snack. You can enjoy 

• Soup of the Day,
• Fantastic Bagels,
• Delicious Sandwiches,
• Heart-Healthy Salads,
• Mouth Watering Deserts,
• Much More. 

The Upper Crust and Crumb Bagelry and Bread Cafe is located on South Williamson Blvd. This convenient location is just 10 minutes from the Port Orange homes located in the heart of town and closer to the river, and about 5 minutes from all the fabulous new construction houses on South Williamson and Airport Rd. It's even cose enough for anyone who owns a house further out Taylor Rd., and onto Tomoka Farms Rd where all the houses are located on one acre or more.

If you live in Port Orange, or if you're a potential real estate buyer for the Port Orange area, you need to know about The Upper Crust and Crumb, Bagelry and Bread Cafe. I personally love the ambiance of the classy yet casual atmosphere as I sit and enjoy my bagel, or cookie, or sandwich, or soup, or whatever I've chosen for my affordable treat when I need a relaxing break. Oh! I should mention their excellent coffee too. I say this because I'm not a coffee drinker. So it's very rare that I find myself wanting coffee. But when I want it, guess where I want to get it? Yep. You guessed it. The Upper Crust and Crumb.

I hope you have a chance to visit soon. If you do, be sure to leave a comment and let me know your favorite menu item! =)

To sell a house in Port Orange, make a Smart Choice and contact Lisa Hill, a Daytona Beach native with experience selling houses and condos in every city in east Volusia County!

Daytona Beach Area Real Estate Blog. Information and Reports by Lisa Hill, "THE SMART CHOICE!"

As most REALTORS® are experiencng, I'm finding myslef almost grasping at straws, looking for new ways to sell my Port Orange and Daytona Beach area real estate listings. We all know it's a buyer's market, and home buyers and investors can buy houses or condos at superbly low prices! And yet they only seem to want to buy the cheap properties, even though some of the best buys are found in the luxury market. I personally have a 4 bedroom, 3 bath house with a full in-law apartment and swimming pool, located on a lake in a fabulous, gated, Port Orange community, listed for only $499,000!

I was just reading a blog post by Sheldon Neal... Actually, it was the post he wrote for Sally Cheeseman's "Spring Fresh" contest. One portion of Sheldon's post could not have more perfectly stated what REALTORS® everywhere are experiencing, learning, and doing for their clients.

Here are Sheldon's words... "Out with the standard thinking of how to represent my clients and the way to market their homes and my services. In with FRESH new ideas including blogging, SEO enhancements, network strengthening - both online&offline, and an embracing of the changed environment we work in, including learning the nuances of new business opportunities such as short sales and strong buyer representation." I could not have said this better myself. So I didn't.

Selling real estate in this day and age is like being catapulted into a whole new world... a topsy-turvy world full of contradictory reports and annoyingly negative media! The learning curve is difficult, and the obstacles are astronomical. This is most especially true for listings like the one I mentioned above, being that it has the additional difficulty of being in the jumbo mortgage market. The old ways of doing business do not work anymore. And any agent who thinks they can be effective, using yesterday's methods is not only disillusioned, they're an embarrassment to our industry, and they're doing a huge disservice to their clients.

So what do professional REALTORS® do?

• When working with real estate sellers, we never stop using every marketing strategy we know; both new and old. And we never stop looking for new ways to market our real estate listings.

• When working with real estate buyers, we scour through thousands of MLS listings to find the house, condo, townhouse, land, or whatever property best meets their needs.  If necessary, we preview properties on behalf of our buyers. (This is often necessary in Florida, since so many of our buyers are from other states and countries) Sometimes we take additional photos or video of the listings we preview, if the listing agent did not do a thorough job for their sellers. We then can e-mail or upload for viewing, these photos and video for our non-local real estate buyers.

Why do we go to these lengths? Because we're professionals and this is a career. When the market changes, we change with it. We may be down, but we're not out. Many people are desperate and depending on us. So we do the best we can, and we keep learning, keep trying, keep praying, keep changing, and never give up.

I guess we really must love what we do! So did I miss anything?

www.DaytonaBeachRealEstateSales.com

www.DaytonaBeachRealEstateVideos.com

Lisa Hill, Expert REALTOR® for Daytona Beach, Port Orange, and all of Volusia County. A Daytona Beach native with experience selling real estate in every city in the area!

As a REALTOR®, it's easy to forget that the public doesn't always know how we get paid and/or how the real estate business works. They don't see what happens behind the curtain. So I'm pulling back the curtain. I believe the consumer might enjoy learning about the hidden part of the real estate transaction, and at times, just how much can be hanging by a thread. Hopefully, you'll enjoy learning about the process behind the process. To keep this as simple as possible, I'll start by stating that REALTORS® are not employees. We're Independent Contractors. We don't get a W-2, with our taxes partially paid by an employer. We get a 1099 and are responsible for ALL of our own taxes and expenses. Think of every REALTOR® as an individual small business owner. Therefore, we have to itemize our taxes, and write off whatever is eligible for claim as a business expense. But those small tax breaks don't add up to much when each and every expense is our own to pay! Now for some specifics... REALTORS® work strictly on a commission basis. We do not get paid until we actually close on a property. And out of each commission, we have to pay for...

• All gas and vehicle mileage incurred by that transaction
• Any "extras" we may have donated to help facilitate the transaction
• The cost of postcards or paper, ink, envelopes, and postage that was needed to promote a listing, or send notification of a sale
• Paper, ink, color copier, (or we can pay someone else for this service) and yard boxes for flyers, if we've provided this service for a real estate seller
• Costs of all advertising for the duration of a listing, which in our current market, could take 2 years. (That's how much inventory we have in our MLS)
• Lockbox, if the brokerage doesn't pay for it, or a different kind of lockbox, as is sometimes needed
• Name riders or personalized signs, if for a listing
• MANY hours of our time

In addition to the costs incurred for an individual sale, there are the things that are needed just to keep our business running smoothly and professionally (some of these are only what I personally consider necessary)...

• REALTORS'® Personal Web Site
• Multiple Blogs
• Errors and Omissions Insurance
• Computers: Desktop and Laptop
• Portable Hard Drive/Memory Stick/Jump Drive
• Cell/Smart Phone with Contact Manager, plenty of minutes, text messaging, and internet capability, so we can provide full-service for our clients
• High Speed Internet Connection
• Additional Phone Lines for fax or DSL
• Cable Modem if DSL is not used
• High Quality Camera for taking quality listing photos, or to take extra photos for buyers and insurance companies
• Video Camera for filming listings
• Photo Editing Software
• Video Editing Software
• Word Processing Software
• Contact Management Software
• Power Point Software for miscellaneous presentations
• Personal Printer/Scanner/Copier/Fax
• Personal Brochure, Business Cards, and other miscellaneous handouts
• Extra Vehicle Insurance, since we use our vehicles for business
• More Gas and Vehicle usage, as we travel to each appointment, even if we don't get the business!
• Personalized Open House signs
• Office Supplies
• (We have to replace these items on our own, as they break or become outdated)
• And let's not forget, a true real estate professional is going to be knowledgeable of any recent changes in real estate laws, and is proficient in the Social Networking of Web 2.0

In addition to all this, REALTORS® pay to be members of their local REALTOR® Association, and for access to the Multiple Listing Service (MLS). Then they have to pay for ALL their own taxes, which are higher due to non-employee status. We also pay for our own health insurance and medical costs. And there are always additional marketing materials that are needed, to keep new business coming in. Let's also not forget that with everything I've listed, there are many, many, many hours of work that is done... all without knowing if the work we're currently doing is going to lead to an eventual sale. And some clients may take years before they buy. I recently sold a house to someone I've been working with for 3 years. In order to bring these types of clients to a successful closing, we have to maintain contact with them, and meet their needs for the entire time, until they buy.

With all that being said, I'll finish this post by stating what I thought would be obvious, but apparently is not. And I'll preface this by saying, the next section is not meant to be rude or offensive. It's just the reality of the situation. So here it is... When a REALTOR® works with a real estate buyer, the REALTOR® expects that buyer to be loyal, and not call other real estate agents. Many times, a buyer can unintentionally, with one phone call, or by stopping by one open house, land in the cross-hairs of another agent who is not ethical enough to ask if that buyer is working with another REALTOR®, and end up negating all of the costs, and hours, and dedication they've been given by the REALTOR® who has been working diligently to help them find that perfect home. Actually, when this happens, their former REALTOR® ends up with less than zero... it's worse than ending up with nothing. It's a deficit of the worst kind. That loss of time, income, and expenses paid, not only amounts to bad business, it also means that all this was taken away from our families who depend on us. It's a loss of our time and expenses that could have been better spent on a client who is loyal. This is why many REALTORS® will require a real estate buyer to sign a buyer/broker real estate agreement.

To elaborate just a bit more, if a real estate buyer is going to call other agents, that buyer's agent is not going to be able to do their best work. If we (REALTORS'®) know our real estate buyer(s) are working only with us to find their next property, we'll go out of our way to find the perfect property; we'll set aside extra time for that buyer; we'll always have the needs of that particular buyer in the back of our minds, even when we're on a non-related appointment. Also, with the Multiple Listing System (MLS), all REALTORS® have access to each others' listings. The agent who is working for a loyal real estate buyer, can setup a customized MLS search for that buyer, and keep them apprised of new listings as they come on the market. It's about going the extra mile for that loyal buyer, and doing what is necessary to meet their needs. It's a win/win relationship.

One last note: With all this information, I didn't even touch on all the details of the individual real estate transactions. I guess that will be a future post.

If you'd like to buy or sell real estate in the Daytona Beach, Port Orange, Ormond Beach and encompassing areas, make a Smart Choice and contact Lisa Hill with Adams Cameron&Co., REALTORS® for all your real estate needs.

 

Daytona Beach Estate Questions, Answers and Information by Lisa C. Hill, "THE SMART CHOICE!"

This blog post is addressed to both real estate professionals, and real estate consumers. I hope it answers questions, brings enlightenment, and causes everyone to really think about the direction the real estate industry is taking, and how our current actions are directing that future.

Yesterday I blogged about the huge difference in the types of questions being asked on Trulia now (part 1), as opposed to those that were asked in the past, and I included examples in that post. To be honest, I'm suspicious of these new questions, although I have given some partial answers. But as REALTORS®, I believe we eventually develop a 6th sense, so to speak, that can raise our suspicions in certain instances. I believe this is one of those instances. In this yesterdays' blog post, I referenced a Members Only post by Richard Weisser titled "How Is It that Buyers Still Do No Understand Agency?". (You'll need to register for a free Active Rain account in order to view that post.)

Upon showing examples of the differences in the recent Trulia questions vs the Trulia questions of the recent past, the following thought occurred to me. "Is this now the equivalent of floor time?" If so, I suppose it has possibilities, but there are some major problems with this theory (even if it was my own thought). First, bear in mind how the real estate industry is structured, and the way REALTORS® get paid. Then compare "floor calls" with "questions on message boards, that contain no information about the person who left the question...

• When a real estate buyer calls a real estate brokerage to obtain information on a property, REALTORS® have the oppportunity to pre-qualify them (a service that is usually promised to the real estate sellers who list their properties with us) while providing the property information. This benefits both real estate buyers and sellers alike. It's going the extra mile in providing information and services that are necessary to most real estate transactions.

• When a potential real estate buyer calls a real estate brokerage to obtain information on a property; in order for REALTORS® to provide the most helpful information to the buyer, they frequently will also e-mail additional MLS information and/or properties that the buyer may need. The correct MLS data for these listings can ONLY be found in the originating MLS; not on the IDX systems that provide certain MLS data to the public. A REALTOR® is the only way for a real estate buyer to obtain full and accurate listing information. (Although a new system by the National Association of REALTORS is currently being designed) I feel it is necessary to make this crystal clear to the general public.
  
  • The actual MLS (Multiple Listing Service) that REALTORS® use is NOT what the general public is finding on the internet! Currently, the MLS data that is available for public viewing is limited to whatever IDX data was chosen by a particular web site;... whatever data that site deemed as the most important pieces of data to be placed in their real estate searches. In other words, each publicly accessible site provides whatever information the site owner(s) has decided to provide. This is why there are so many errors on the public sites, whereas a REALTOR® has direct access to the full, accurate, current MLS listing data, which we will gladly provide to our customers. But bear in mind that the "listing agents" of the properties that are in each MLS system, are held accountable by the seller of those properties, to make sure the MLS data on their properties is completely accurate. This is why each "authentic" MLS is the most accurate source of information.

• When a REALTOR® receives a "floor call", as the conversation progresses, the REALTOR® is able to find out if there's other pertinent information which that particular buyer or seller may need, which may not be uncovered through random questions on an internet message board. (Again, it's all about what's best FOR the customer!) There may be previously unforeseen problems that a REALTOR® is specially trained and equipped to detect and handle when conversing with a customer. These potential pitfalls cannot be detected when a REALTOR® places a short response to a question on a message board. There needs to be a conversation between REALTOR® and consumer, in the EARLY stages of a real estate buyer or sellers' search for information.

• As a REALTOR® talks to a real estate buyer or seller, a relationship of trust is built between them that benefits the client in a way that could not happen in a quick comment on an internet message board. From my personal experience, I can testify to giving preferental treatment to my personal clients. (Almost all real estate professionals will do the same.) I will bend over backwards for my clients, and share the expertise I've gained from my years of experience, to make sure they have all the tools they need to get the best "deal" they can.

I could go on and on, but the answer to my own question is "NO!" "This is not the equivalent of floor time." Because the calls that REALTORS® receive during floor time are a two-way street of questions and answers, and the building of a beneficial relationship. This is not the case when only one question is asked on a web site. With no dialogue, there can be no assurance of the accuracy of the information being given (by either party). It's just too difficult to provide all the necessary information. REALTORS® understand that to the consumer, making personal contact may feel awkward in the beginning, but this is how many great relationships start =) With all the technological advances that have been made, and with all the social networking sites that place REALTORS® and real estate customers in contact with each other, there is still no replacement for the personal touch. The technology and the personal touch must be used in conjunction with each other.

1. From a REALTORS®' perspective; we work on straight commission and only get paid when we help our clients reach a successful closing. And we want to know that we're working with a loyal cient.
2. And from the perspective of a real estate buyer or seller, they want to make sure they don't get stuck with an inexperienced REALTOR®, or one who does not have their best interests at heart. (To all you buyers and sellers out there, yes we do understand this.)

So what is the solution? Well, it's the same solution that eludes many, but has never ceased to be the best and most straight-forward way to achieve success. It's called communication.

• If real estate buyers and sellers are honest about their needs,
• If REALTORS® will give their full attention to these buyers and sellers,
• If all parties maintain respectful, open communication throughout their working relationship;
• The only end-result can be success.

 

Port Orange Real Estate Blog. MLS Listings and Sales by Lisa C. Hill, “THE SMART CHOICE!”

Yesterday I posted a blog about my new listing for sale in Port Orange FL. This is a brand new listing for me. But it’s not the first time I’ve blogged about this house, or the owner. I originally met this seller back in September of 2008 when he asked me to do a Market Analysis (CMA) on his house. You see, this house is so unique that it’s hard to determine an asking price So I posted a blog titled “How Would You Sell This House?“. And because of some fantastic changes that had been made to this house when it was built (that were not completely in-line with the Codes for Port Orange and his neighborhood), he was not allowing his then-current REALTOR®, or any REALTOR® who got the listing, to advertise the very features that made the house worth his asking price. In that blog, many of you posted your suggestions on how you would market, and sell this house. Due to the non-conforming changes, we thought in circles without ever really reaching any definitive answers.

After posting that blog, as the home owner read all of our answers and suggestions, he decided not to give me the listing just yet. He decided to reduce his price, and leave it with his then-current listing agent. << I blogged about that too! I wish there were more real estate sellers like that! You see, this seller wasn’t unhappy with his current listing agent. He just wanted to sell his house. And since he decided the best course of action was to just reduce his asking price, he really had no reason to move his listing to another brokerage at that time. (All sellers should take a lesson from this one… unless you have specific reason to believe your real estate agent is not properly marketing your real estate listing.)

And now I’ll jump forward in time. This week I listed this house, and blogged about it yesterday. It turns out, that after he extended his listing with his previous REALTOR®, that REALTOR® dropped the ball and didn’t call him at all for several months. So now I have the opportunity to market and sell this fantastic listing! But I wanted to remind you all about the previous blogs regarding this house. Because since last September, the seller made a few changes that were minor, but brought his house into conformity with Port Orange codes, but at the same time, maintained the integrity of the unique features that made his house worth every penny of his asking price.

So at this time, this fantastic house still has a full in-law suite/guest area that is more like an apartment, including a separate 220 line, but the 220 outlet has been capped, and the separate service panel now has a couple of dummy switches installed. So all the wiring for the extra 220 line is still in place, but not connected.

One thing I didn’t know before, was that the garage wall that separates the 3rd car garage bay from the 1st and 2nd garage bays, has a door framed out in the wall. But it has been covered over with drywall. So if a buyer would like to have in-garage access to the 3rd bay, it’s a simple fix to just cut along the lines, and install a new door.

So if you’re a REALTOR® with a potential buyer for this unique Port Orange home, then don’t hesitate! Call me today, to schedule your appointment. And if you’re a buyer for a spectacular house of this nature, you too should call me right away. Because I intend to market this listing to the fullest extent possible, in order to help the seller find a buyer as quickly as possible.

View information and photos of this unique Port Orange house. <<

Daytona Beach Estate&Community Events Blog. By Lisa C. Hill, "THE SMART CHOICE!"

If you're looking for a beautiful house in Daytona Beach, come to this open house this weekend! You'll love this 3 bedroom, 2 bath home on a corner lot and canal, with 2 car garage. Only $219,000. Look at all these offerings!

• Home is immaculate
• Furniture is negotiable
• Rear screened porch has beautiful canal views
• Huge, galley-style kitchen has abundance of cabinets and counter space
• Entry has welcoming foyer
• 3rd bedroom has window seat and south facing front window. Makes a perfect office if 3rd bedroom is not needed
• Indoor laundry room
• Large living room with fireplace and built-in bookshelves
• Roomy breakfast nook also has peaceful canal views
• Also has formal dining area with plenty of room for all your dining furniture.

All this, in a secure, gated community with entry guards, clubhouse, restaurant, golf courses and fantastic location near I-4 and I-95.

Open House this Sunday, January 25, 2:00 - 4:00 p.m.

101 Morning Dove Ct., Daytona Beach, FL (Pelican Bay)

www.DaytonaBeachRealEstateSales.com

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Pelican Bay is a completely secure, country-club community, boasting 2 guarded entrances, 2 golf courses, clubhouse, restaurant, and much more, including fantastic location near shopping, and I-4 \ I-95 interchange.

This beautiful, immaculate home on corner, canal-front lot, has a comfortable flow with high, half-oval windows in several rooms, decorative moldings and shelving, recessed lighting, lighted niches, a fantastic great room with dining area, plus a fireplace with half-oval mirror over the top, canned spotlighting, built-in bookshelves, and sliding glass doors to the rear screen room with tinted windows, where you can relax and enjoy the view of your fruit trees, Crepe Myrtle, and the peaceful canal. The large galley-style kitchen has plenty of cabinet and counter space, extra-long breakfast bar, built-in microwave, new refrigerator, and all appliances included in the sale.

The lovely master suite boasts plenty of space, walk-in closet, and master bath has double sinks, garden tub and roomy step-in shower. Other notable features of this fabulous home include an indoor laundry room, tiled foyer, garage shelving, a more than adequate 40 gallon water heater, and many more desirable offerings. The 3rd bedroom with window seat can be used as a family room, bonus room, office or whatever meets your needs. The Islandia HOA dues are $748 per year and include lawn care. The Pelican Bay HOA dues are very reasonable at only $575 per year. This fee includes coverage by the security guards. This home is a must see! Pelican Bay offers the ultimate in amenities and if you check the recent comps, you’ll find this spotless home to be a great buy! Furniture is negotiable as well. Be sure to view all photos and the full video tour.

ADDITIONAL PHOTOS

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