Many of us are excited about the 3 day weekend in honor of Memorial Day, and it’s a wonderful time for a mini getaway or just to relax at home. For those military families and veterans, we thank you so much for the sacrifices you’ve endured.

At some point during your plans this weekend, I hope everyone takes a minute to remember the countless brave souls that have fought for our country and its principles, starting from the American Revolution until today. Whether we agree with the wars or not, the fact remains that Americans put their lives on their line to fight for what they felt was right.

1. 1775-1783 American Revolution: Colonies vs. Great Britain
2. 1798-1800 Franco-American Naval War: US vs. France
3. 1801-1805 and 1815: Barbary Wars: US vs. Morocco, Algiers, Tunis, and Tripoli
4. 1812-1815: War of 1812: US vs. Great Britain
5. 1813-1815 Creek War: US vs. Creek Indians
6. 1836 War of Texas Independence: Texas vs. Mexico
7. 1846-1848 Mexican-American War: US vs. Mexico
8. 1861-1865 Civil War: Union vs. Confederacy
9. 1898  Spanish-American War: Us vs. Spain
10. 1914-1918 WWI
11. 1939-1945 WWII
12. 1950-1953 Korean War: US and S. Korea vs. N. Korea and Communist China
13. 1960-1975-Vietnam War: US vs. S. Vietnam and N. Vietnam
14. 1961 Bay of Pigs Invasion: US vs. Cuba
15. 1983 Grenada: US Intervention
16. 1989 US Invasion of Panama: US vs. Panama
17. 1990-1991 Persian Gulf War: US and Coalition Forces vs. Iraq
18. 1995-1996 Intervention in Bosnia and Herzegovina
19. 2001-present Invasion of Afghanistan: US and Coalition Forces vs. the Taliban
20. 2003-2011 Invasion of Iraq: US and Coalition Forces vs. Iraq
21. 1861-1865 Civil War: Union vs. Confederacy
22. 1898  Spanish-American War: Us vs. Spain
23. 1914-1918 WWI
24. 1939-1945 WWII
25. 1950-1953 Korean War: US and S. Korea vs. N. Korea and Communist China
26. 1960-1975-Vietnam War: US vs. S. Vietnam and N. Vietnam
27. 1961 Bay of Pigs Invasion: US vs. Cuba
28. 1983 Grenada: US Intervention
29. 1989 US Invasion of Panama: US vs. Panama
30. 1990-1991 Persian Gulf War: US and Coalition Forces vs. Iraq
31. 1995-1996 Intervention in Bosnia and Herzegovina
32. 2001-present Invasion of Afghanistan: US and Coalition Forces vs. the Taliban
33. 2003-2011 Invasion of Iraq: US and Coalition Forces vs. Iraq

If your or anyone you know need help Selling or Buying a Home in Broward and Miami-Dade Counties, please do not hesitate to call me.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

If your or anyone you know need help Selling or Buying a Home in Broward and Miami-Dade Counties, please do not hesitate to call me.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

I was honored to be invited to be a member of the Short Sale Panel, and I’m thrilled to participate at this event. It certainly shows a lot of promise to learn a lot of useful information in how to work with BoA for years to come. The event is $35 for members, and $60 for non-members at the Double Tree by Hilton Miami Airport & Convention Center. Lunch is included. To register, visit: www.nahrep.org/southflorida/events

WHAT:

NAHREP’s Doing Business with Bank of America 2012 and Beyond: REOs, Short Sales, FHA 203k, and Home Retention

WHEN:

May 23, 3012, 11:30am-3:30pm

WHERE:

Double Tree by Hilton Miami Airport & Convention Center, 711 NW 72 Avenue, Miami, FL 33126

If your or anyone you know need help Selling or Buying a Home in Broward and Miami-Dade Counties, please do not hesitate to call me.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

Tobbie Marble

A Cat’s Dream

Kitty cat, kitty cat, asleep on the rug,

With velvet paws beneath your head nice and snug,

What are you dreaming of? What do you think

When out slips your little tongue so soft and pink?  

When you flick your ears, and your whiskers quiver so,

And you give an eager cry like a whisper low;

When your tail pats the rug so intent, and you seem

Just ready for a spring, tell me what do you dream?

Oh, I have a fairy-land I visit in my sleep,

Where the mice don’t expect me and are playing bo-peep;

Down I pounce upon them, they are not so quick as I,

And I smile as I regale myself upon a mouse pie;

There are pantries where the pans of milk are brimming o’er,

Where I lap the rich cream and spill no drop upon the floor;

Loveliest custards, daintiest bits of fragrant cheese;

And I help myself without a word as often as I please.

Then I walk along the fences and I grandly wave my tail;

My whiskers are so fierce all the other cats turn pale;

When Pug and Towser eye me, suspiciously, I know,

I give a spring upon them and off in fright they go.

And in my pretty fairy-land no cruel boys appear;

Only black cats and white cats, and purrs and mews to hear.

And these are what my visions are, oh little mistress sweet;

Sure any cat would need to smile asleep here at your feet.

by Amy Prentice

If your or anyone you know need help Selling or Buying a Home in Broward and Miami-Dade Counties, please do not hesitate to call me.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

There will be rabies vaccinations, parvo/distemper vaccine, and a Broward County Pet Registration Tag available. Costs is $20, cash only, per dog. You must be a Broward County resident to be eligible for the discount. All dogs must be on a lease please.

If your dog is behind or due for his/her vaccines, please take advantage of this amazing chance to  make sure they’re healthy for only $20. The Broward County Pet Registration alone is at least $15, so this is a great deal! They are reaching out to the community to ensure the safety and wellness of our pets, so please stop by and support them.

Saturday, May 19th ~ 9am-2pm

Catharine Young Library _ 5810 Park Drive, Margate, FL

$20 per dog, Cash Only

"Save a life...adopt a shelter pet."

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

Q. What is a short sale?

A. In a short sale the seller’s lender(s) agrees to accept less than what is owed on the loan for the property, and therefore it is contingent on the lender(s)’s agreement called a Third Party Approval.

Q. How do I know if I qualify for a short sale?

A. The three basic requirements to qualify for a short sale: Hardship, Monthly Shortfall and Insolvency:

1. Hardship examples: Divorce, death, disease, disability, job loss, reductions of hours/salary, forced relocation, etc.

2. Monthly shortfall: Monthly income is less than monthly obligations.

3. Insolvency: Seller cannot have assets that can be liquidated or used to cure the debt or monthly short fall.

Q. I have a little bit of money still left in my account. Will I qualify for a short sale if I have a hardship and a monthly short fall?

A. Yes. You don’t have to be completely broke to qualify for a short sale, but if there is a good amount of money on the distressed homeowner’s possession, the mortgage holder is likely to ask for some (or all) of the amount in exchange of releasing the mortgage and the note.

Q. I have no hardship, but need to sell. Will I qualify for a short sale?

A. Yes, you can try. However, take into consideration that the lender will see that you have the means to keep the home, so they are very likely to ask for a financial contribution to approve the short sale. You can argue that it’s better for you to short sell than allow the home to go into foreclosure. In my experience, having just one loan or short selling an owner occupied home is easier to do, and with less financial consequences; a 2nd mortgage or an investment property may complicates the situation.

Q. How long does a short sale take?

A. There is no standard short sale process used by lenders, and each lender has their own method and timeline to process a short sale. After the lender receives a complete short sale packet with an offer to purchase the home, the lender usually requires anywhere from 30 to 120 days to process the short sale. The sale must close within 30 days from the date the lenders issue the demand letter (aka approval letter).

Q. Is the seller’s lender involved in the offer/contract on a short sale?

A. No. The Contract is between the buyer and the seller. The seller still owns the home, so the seller is the only person who can accept an offer (execute). The lender isn’t part of the offer discussions, isn’t in a position to negotiate the terms of the contract (down payment amount, number of days for inspection, closing day, etc.). The seller's lender approval to let seller sells the home for less than what is owed is a contingency that must be met in order for the sale to go through. The seller's lender only verifies that the seller is a candidate for a short sale, and accept, counter, or reject an offer, terms of the approval in exchange for releasing the mortgage and the note of the home. No offers are sent to the lender, just executed contracts that have been accepted by the seller.

Q. Should the seller sign multiple offers and submit multiple offers to the lender?

A. No. It is very common for my listings to receive multiple offers. When that happens, I ask the buyers to sign a multiple offer disclosure divulging that there is more than one offer being presented to the SELLER. The disclosure provides the buyer with deadline to submit their best and highest offer. On the deadline date, I present all offers to the seller, and the seller chooses the best and highest offer. The seller then executes the offer, and that contract is then sent the seller's lender for approval. The remaining offers can remain as a back up offer if the buyer chooses so. I’m aware that some agents do submit multiple contracts to the lender to see which one they would choose. I would never advise my seller to do so, as a home cannot be sold to more than one purchaser. Submitting multiple offers to the lender leave the seller open to a lot of liability if another buyer chooses to enforce their contract.

Q. How do lenders view multiple offers submitted on a short sale?

A. As mentioned above, there is not one set of rules that all lenders follow. However, it is my opinion that asking a lender to take a huge loss while submitting multiple contracts (which shows enormous interest on the home) is contradictory in fact. I have had this conversation with many loss mitigators, some supervisors, and loss mitigation department directors, and I can share that many, MANY loss mitigators will NOT work on multiple offers. To quote one mitigator I spoke to, "I am not a Realtor nor am I the owner of the home, and I should not be doing their jobs". He followed that sentence with, "If I receive more than one offer, I do not know which offer to work on, and I have to close the file". It makes no sense, in my opinion, to waste time while opening up the Seller to liability. The most effective strategy is to send the best and highest offer to the lender for approval.

Q. Will my lender require me to sign a note making me responsible for the remainder of the loan?

A. It is my experience that if there is only on loan on the home, the sellers have not been asked for a note. If the seller has a second mortgage on the property, it is likely that the lender holding the junior note (loan) is going to ask for a contribution from the seller. As the number of short sale listings rise rapidly, the second mortgage holders are getting tougher to deal with. The seconds are requiring as much as 10% of the loan amount at closing, and sometimes are asking for a lump sum or an unsecured note for the difference of what the first lien holder is giving them and what they’re asking for. If the lenders see that the seller can contribute to their loss financially, they may ask for a contribution. This is honestly changes case by case, lender by lender.

Q. Can the note be negotiated or waived?

A. Yes. This is determined on a case by case basis and not guaranteed. The note may be waived without any financial contribution from the seller, or the lender may ask for cash at closing to waive the note, or a promissory note (usually 0% interest), or a combination of cash at closing and a promissory note. This truly is depends on your investor and your financial circumstances.

Q. Are there tax consequences between the amount that is owed and what the house sold for or are the sellers forgiven?

A. On primary residence, the seller will receive a 1099C (C = Cancellation of Debt). Congress passed a law on December 2007 that will absolve that 1099C amount (up to 2 Million Dollars) on the short sale seller of a primary residence. The seller does not have to pay income taxes on the difference between the acquisition costs of the home and the short sale amount This law expires at the end of 2012. Please visit this link for more information: http://www.irs.gov/individuals/article/0,,id=179414,00.html I strongly recommend that my sellers consult with a CPA or a Tax Attorney to examine their particular situation, as I am not a tax expert.

As a final note, there are programs aimed at helping distressed homeowners close as a short sale instead of letting the home foreclose. The government has something called the HAFA program, FHA has their own program, and many lenders now have proprietary programs to help homeowners. They all have different requirements and timelines, and can be discussed further with your Agent.

If your or anyone  you need need help, please do not hesitate to call me.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

A Taste Card is only $15 at the location or $10 online in advance that will give you access to sample all the fabulous restaurants at The Shops At Pembroke Gardens. As if the food’s not enough, your ticket will also enter you into a drawing for prizes. I think this a wonderful outing for the family or if you just don’t want to cook tonight!

Proceeds from this event benefit the Sun-Sentinel Children’s Fund.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

Survivor Guide For Real Estate Buyers in 2012 Part 1 addressed the real estate aspect of buying a home with a tip for cash Buyers, and now part 2 gives important tips to financed Buyers. Being that the vast majority of Buyers are financed, and that there are some real complications that can come up with financed offers, I believe that the 6 tips below are crucial to helping financed Buyers get under contract. These tips will also help in keeping the transaction as smooth as possible and getting to the closing table.

Buyer Tip #1: Vet who you hire: Lender.

1)      Just as with hiring a REALTOR, hiring the right lender and loan office is also key. Who you use as your lender is so important that there are two tips! Along with going with a local lender, it’s important that you call around and speak to a few of them to see who is the best fit for you. Ideally you will find a lender who has experience, who is reliable, who is accessible, who works in a timely manner, and who cares about your file instead of treating you like a number. Ask to speak with previous clients, look for online reviews, ask the loan officer as many questions as you need to feel comfortable.

Buyer Tip #2: Keep it local.

2)      Get a pre-approval from local lender because they can close sooner and are accessible. We don’t care which local lender you use, just please use a local lender instead of one of the larger lenders. I don’t have anything against the larger lenders, I’m just trying to avoid issues with getting to your closing. Fact of the matter is that local lenders are more accessible for any questions or issues, and they can close in a lot less time than the large banks. Larger lenders also usually require more than 30 days to get your loan ready, which is an issue especially if you’re buying a short sale that has given the usual 30 days to close. Avoid putting yourself in a stressful situation by working with a local lender from the very beginning.

Buyer Tip #3: Put Your Pen Down and Leave Your Credit Alone.

3)     Once you have been pre-approved for a loan, please don’t apply for credit of any kind…buying new furniture, cosigning for anyone, buying a new car, etc. Applying for any credit at all will hit your credit score negatively, and that isn’t something you want to do while in the process of purchasing a home.

Buyer Tip #4: When Shopping is Not a Pleasure.

4)      Don’t use any of the money you used to get the pre-approval letter. Please, please don’t take out any of the money you showed to obtain your pre-approval until you close. Any money that is taken out might need to be explained and investigated by the underwriter, and it might affect the amount you need to close and your ratios.

Buyer Tip #5: No Mystery Banking.

5)      Don’t make withdraws and deposits in any of your accounts that are out of the norm. Of course routine/regular deposits are fine, but keep in mind that unusual withdraws and deposits trigger investigations by the underwriter, that once again, can add complications and extra time getting to your closing.

Buyer Tip #6: Don’t Play With Your Money.

6)      Don’t open or close any bank accounts, move money around between your accounts, or move money from your account and someone else's accounts. You may think that something like transferring a bit of money into your child’s account to help him out while she’s away at college is harmless, but again, this will trigger an inquire by the bank’s loan underwriter.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

Adopt two cats for only one adoption fee of $74.95! The promotion runs May 1 through September 30.

Both cats come complete with a health exam, all necessary shots, Feline Leukemia/AIDS test, spaying/neutering, Broward County pet registration tags and LOTS OF LOVE!

The promotion includes cats at both Fort Lauderdale and Pompano Beach Adoption Centers, as well as all Pet Supermarket stores located in Broward County.

So come on over and make a difference in the lives of two homeless cats! Let's help Broward County Become a NO-KILL county!

Tobbie Marble And Davidson ~ Best Friends Forever

Please visit this post to learn about the Mother's day promotion at the shelter tomorrow!!

SOUTH FLORIDA RESIDENTS~GIVE THE PURRRFECT GIFT OF LOVE TO MOM!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

There will also be special discounted adoption fees if you’d like to add more love to your family. Every adoption and every photo puts you in the running to win a gift certificate to Tequila Sunrise Restaurant. So come out, get a professional picture taken of your pet(s), maybe walk away with a new family member, and maybe win a gift certificate! I can’t think of a better way to spend a Saturday! See you there!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

Another critical oversight is how these homes are photographed. You can’t say that the owner is motivated to sell when the home is total chaos! Ask your owners to clean up and try to take the best pictures possible; it’s not a difficult concept, not to mention that it’s part of our job. When a Buyer looks at a home online and sees a huge overpriced mess, what are they to think? It looks like the Seller is not motivated at all, and that the Agent just took that listing to put their sign up. There, I said it.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

11014 SW 11TH PL DAVIE, FL 33324 ~ COMPLEX: SCARBOROUGH

A Little Bit About This Wonderful Davie, Fl Home: Wonderful 4 Bedroom 2 Bath Waterfront Davie Corner Home. Property On A Street With No Outlet That Provides Privacy And Peace. Corner Unit Is Attached Only On One Side And Backs Up To A Canal. The Garage Was Originally Built As The 4th Bedroom. No Other Property For Sale In This Development! Home Is Original, But In Great Condition. The Listing Price Was Given By The Lender, And Everything Has Been Taken Into Consideration With The Price. Portions Of The Home Have Been Retrofitted For A Little Person. Offered at $126,000

Would you Like me to Sell your home? Call me:

954.667.7253

Would you like to see more pictures?
Please visit the property's Exclusive
website at: 11014 SW 11th Place Davie

Buyer Tip # 1: Vet Who You Hire.

1)     Hire a good real REALTOR. Do your research before you decide on an Agent to help you find a home. Any licensee can show you a home, but that’s just the beginning. Make sure the Agent can accommodate your schedule, reads through all the attachments that the listing agent provides, can answer any questions you may have (especially when it comes to short sales and bank owned properties), and gives you realistic expectations for your situation. You can check up on the Agents by seeing how experienced they are, reading online reviews about them, and speaking to previous clients.

Buyer Tip #2: “Best” is Called Best For a Reason.

2)      Make your best and highest every time you make an offer because there is lots of competition. No longer are Buyers “saving” Sellers in short sales… Sellers now have multiple offers on their property and are able to go with the best and highest without having to make counteroffers. Contingencies and contribution requests will take you out of the running, so avoid them if possible. If you don’t have the money for your down payment and closing costs, consider waiting until you do to find a home. Banks aren’t so inclined to take money away from their net in short sales and foreclosures, and Sellers with equity will go with the offer that nets the most and has the least contingencies.  

Buyer Tip #3: Reading is FUN-damental.

3)      Make sure to read EVERYTHING, and ask to see if there are any special disclosures or addenda before you put in an offer. I would actually encourage you to do all this before you even see the home so that you are not hit with any surprises after you fall in love with the home. Once you put in an offer, make sure your offer documents are complete, correct, signed, initialed to avoid any delays or issues with the transaction.

Buyer Tip #4: Take Your REALTOR Seriously. Seriously.

4)      While you make your own decisions and take your own risks, take your agent’s advice seriously. You hired the agent for expertise and experience. If your agent warns of red flags, please don’t be surprised or upset later on when it goes badly. Keep in mind that we are not trying to kill the deal (since that’s how we get paid), we are just looking out for your best interest. An agent’s #1 goal should be your satisfaction, not just putting you under contract in the hopes that a transaction will close.

Buyer Tip #5: Don’t Play Hide and Seek.

5)      Be available, and if you are not, let your agent know. It’s imperative for us to be able to contact you, just in case something comes up.

Buyer Tip #6: Speak Through a Hefty Deposit.

6)      The higher the deposit, the more serious you look to the Seller. I say this all the time to my Buyers, especially if they’re putting in an offer for a short sale. Lenders are looking for market value, so offering more on short sales doesn’t necessarily make your offer stronger, especially if you are financing because the home might not appraise. What makes your offer stronger is putting in a high deposit. That sends a message to the Seller that you won’t continue shopping around for a home since you have a lot to lose if you breach the contract, and that’s the offer that the Seller should choose.

Buyer Tip #7: Spend a Little Money to Save a Lot of Time.

7)       Do inspections, even if you think the home is fine. Make inspection period short, ours is for 5 days. If you are buying a short sale, do the inspection up front instead of waiting until there’s a short sale approval. I know that most Buyers don’t want to spend the money, but it’s better to know that the home has issues you don’t want to deal with upfront instead of 3 months later. In the time it took to get the approval, you just missed out on many, many properties that could have been a better fit.

Buyer Tip #8: Cash Doesn’t Mean 50% Discount.

8)       As a very active listing office, I see this issue come up a lot… cash Buyers send in an offer for tens of thousands of dollars less than the listing price. Yes, Sellers prefer cash Buyers because it’s easier than financed Buyers, but that doesn’t mean that they are willing to give away their home or are willing to risk a short sale approval. Of course equity Sellers have the final say on how little they are willing to accept, but distressed Sellers (short sales especially) know that whatever their lender’s value came back as is what the offer needs to be. If the home is priced correctly or if the lender has already done the value, don’t offer for less because you are likely to get a counter by the lender if the Seller accepts your offer.

Stay tuned for Part 2: Buying a Home Using Financing

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

You are invited to the Cinco De Mayo Celebration at Broward County Animal Care! Lots of fun, Cinco de Mayo themed pictures with your pets, refreshments, 4 raffles for gift certificates to Tequila Sunrise (an awesome dog friendly Mexican Restaurant), and hopefully lots of ADOPTIONS too!

Come tour the shelter, Take advantage of the  2 for 1 kitty cat adoptions, sign up to volunteer or foster, and meet our wonderful pets, staff and volunteers!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

Millions of animals are put down every year for no reason other than that they were born. The majority of these euthanizations are avoidable through spaying and neutering. Animal lovers, please spay and neuter your pets…it’s the only way to avoid overpopulation in the shelters, and one of the most effective ways to avoid the shelters having to put the animals down.

For those who have not spayed or neutered their dog, there is an amazing promotion being held by Miami-Dade County. They are offering FREE dog spay and neuter services on every Saturday in May at Marva Bannerman Park. Appointments are required, and can be booked by calling 311. They are also offering FREE vaccinations (distemper, parvo, and rabies), along with FREE Frontline application, collars, and microchips.

I can’t even begin to express what a great deal this is, and all dog owners will recognize how much money this will save them. If your dog  is current on their shots and is spayed or neutered, please pass this along to everyone you know so that they can take advantage of this opportunity.

Location: Marva Bannerman Park, 4828 NW 24 Avenue.

Call: 311 for an appointment.

When: May 5th, 12th, 19th, and 26th.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

Perhaps you’ve seen a story on the news about how the housing crisis has caused some South Florida homeowners to simply walk away from their homes. It sounds crazy, but the masses are being led to believe that walking away from their home is a good (or even the best!) option. This phenomenon is called Strategic Default.

For distressed homeowners who feel that they have no other viable options left, the idea of walking away “free” may sound like a relief. The reality is that choosing strategic default has serious repercussions on your credit, and there’s nothing strategic or good about it. THERE ARE BETTER OPTIONS AVAILABLE!

As a Real Estate Broker who has had the CDPE Designation for 4 years, my mission is to provide financially-challenged homeowners with options to put unmanageable mortgages behind them without such harsh consequences. 

Remember, facing your problems head-on is always the best solution. If you or anyone you know needs help, please call me or visit: www.GreenRealty.net

954.667.7253

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

I volunteer at the Broward Animal Care and Adoption Center - Shelter, where I focus mainly on helping cats find forever homes. I spend time holding the cats, brushing them, taking photos of them, socializing them, and getting to know their personalities. Spending time with the cats allows me to match their personalities to the humans who come in to adopt them. I use my marketing skills to hopefully help enrich the human's life with a new pet, and to help the cats avoid an unfavorable fate. Volunteering not only allows me to take some time away from the stress of work, but it also fulfills me on a on a higher level. So I encourage everyone to try to find a cause to take up (if you haven't already), not only for the greater good, but for yourself.

That is me, holding and socialing Oscar who was up for adoption during one of my volunteer visits.

Now, spending all that time with the cats at the shelter has also had the added side effect of me wanting to take home every single cat that doesn’t get adopted. I have noticed, not surprisingly, that cats with disabilities are usually left behind… so I made up my mind that the next cat that would be joining our family would have to be a disabled cat. I had focused on adopting a blind cat, and I set out on working on my husband’s resistance to take home another cat. Such a huge percentage of cats are put down in shelters before they are even given an opportunity to be adopted, so disabled cats face a dire future once they’re taken off the street or are surrendered.  My husband, being the animal lover and tender heart that I know he is, didn’t need that much convincing once I came across our newest addition.

This is Roo's intake photo and info sheet

I first saw Roo on a Facebook post, made by a shelter volunteer, before I was able to visit the shelter for the week. Roo was a stray that was brought into the shelter. His two front legs are deformed, so he looks like a little cat-kangaroo.

Roo, hanging out on his cage waiting for his second chance

Roo's sweet disposition made the shelter staff fall in love with him, and as a result, he was given a chance to be adopted. From the minute I saw his picture, I was in love.

The Amazing Shelter Staff came by to say Good-Bye to Roo.

I visited Roo at the shelter, and quickly learned that this kitty has no idea that he’s any different from the rest of the cats. He just uses his legs and his tail to balance and get around.

Me, in love.

Roo came home with us the next day with a really bad upper respiratory infection. It was horrible watching him not eat or drink, and having to take him to the vet for shots. We lucked out with my husband being a licensed ICU nurse because the vet allowed us to give Roo IV fluids at home, and although I still had to hand feed him because his nose was still a bit stuffy, Roo is doing much better.

Needless to say, we are madly in love with Roo we are happy he is now healthy and able to meet his very curious brothers and sisters.

Roo, ejoying his new life.

You might already know that my County Commissioners recently voted, unanimously, on a resolution to make Broward County a NO-KILL County. I could not be happier. :)

If you live in Broward County or anywhere is South Florida, please come to the shelter and adopt an animal.  Visit the Shelter's Facebook page to see the beautiful animals looking for a home:

www.facebook.com/broward.pets

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

 4330 SW 163 Path, Miami, FL 33185 ~ Melrose Landing

Green Realty Properties was the Listing Brokerage and Selling Brokerage firm in this sale that closed on March 30, 2012.

This home caused a stir as soon as it was listed. South Florida Agents know how hard it is to find such a beautiful and well kept Miami home for such a great price. We received more offers than I can count on this property (14 actually) so the Seller was able to choose the strongest offer.

One of Green Realty's wonderful Agents, Yadi Martinez, was able to bring the Buyer in. We were fortunate with a FANTASTIC negotiator (really, I can’t say enough about this man) at Citi that helped the short sale move as smoothly as it did. The Seller was relieved to move forward, and the Buyer is super happy with their gorgeous new home.

A Little Bit About This Home: Fabulous Sought-after Melrose Landing Home. 1 Story 3 Bed-2 Bath Home Featuring A Spacious Kitchen With Upgraded Cabinets, Granite Countertops & Stainless Steel Appliances. There Is Plenty Of Space With Separate Family, Living & Dining Rooms. Large Terrace & Nice Size Fenced Backyard With Ample Room For Play Or Room For A Pool! Vaulted Ceilings And Beautiful Neutral Palate. This Home Was Listed For $199,000.00 And Closed For $199,000.00

Would you Like me to Sell your Home? Call me:

954.667.7253

  7559 NW 2 Ct, Plantation, FL 33317 ~ Lakes of Newport

Immaculate Plantation single family home sold by Green Realty Properties! Green Realty was the Listing Brokerage and Selling Brokerage firm in this sale that closed on March 29, 2012.

This beautiful home was immaculately kept throughout its listing and had very engaged Sellers. Chris Green from Green Realty was able to bring in the Buyer, a very sweet couple that was over the moon with the purchase of their first home. The Sellers were able to breathe a sigh of relief and the Buyers were able to start their American Dream with their new home. The road got a little bit bumpy along the way, but I know everyone involved was very happy to have this transaction closed.

A Little Bit About The Home: Lakes Of Newport, 4 Bedroom 2.5 Baths Two Story Home In Central Plantation, House Has Been Well Maintained And Is Ready For A New Owner. Home Features Neutral Decor, Tile And Carpet. Vaulted Ceilings, Separate Living & Dining Rooms, All Bedrooms Upstairs. Fenced Backyard With Patio. Community Has 3 Pools, 4 Tot Lots, Tennis Courts, Clubhouse, Exercise Rooms - Guest Parking Area. One Pool Is Walking Distance From The Home. Close To Broward Mall, Hospital, Library & Courthouse. This Home Was Listed For $195,000.00 And Closed For $195,000.00.

Would you Like me to Sell your home? Call me:

954.667.7253

 Community Pool

Would you like to see more homes?
Please visit Plantation's Exclusive
website at: FindPlantationHomesforSale.com!!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

FREE ADOPTIONS on 04/15

Come by Broward County Animal Care and Adoption Center tomorrow and leave with a friend (or many) for life. Here are just a few beautiful animals who are ready to go home with you:

Curious. Folks tell I'm a Turkish Van Mix, I'm 11 months old ~ look at my eyes, one blue and one orange!

Vivian. I'm a 3 year old tan Shiba Inu

Google aka Chuko.  I have a beautiful gray coat and piercing green eyes.

Guliver. I'm a 3 year old Labrador Retriever

Chester I'm a 2 year old Tabby and we all know Tabbies are the best kitties!

Free adoptions only at this location: 1870 Southwest 39th Street, Fort Lauderdale, FL 33315 (954) 359-1313

If you can't adopt, you can still help the animals. We need funds to help us run promotions like this and so we can become no kill.  We are so lucky to be participating in the ASPCA $100K Challenge and we need your vote to compete. Click the link below to vote for us today and everyday until April 16th!

http://challenge.aspcapro.org/shelter/Broward%20County%20Animal%20Care%20and%20Adoption%20Center

You can enter as many email addresses as you have/use - please vote everyday voting is so easy and it only takes a few seconds. You can vote from anywhere in the country or world - please feel free to share.

Thank you ~ The Animals ♥

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

We are so luck to be participating in the ASPCA $100K Challenge and we need your vote to compete. Click the link or picture below to vote for us today and everyday until April 16th!

http://challenge.aspcapro.org/shelter/Broward%20County%20Animal%20Care%20and%20Adoption%20Center

You can enter as many email addresses as you have/use - please vote everyday voting is so easy and it only takes a few seconds. You can vote from anywhere in the country or world - please feel free to share.

Thank you ~ the animals ♥

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

This gorgeous home is Green Realty's newest listing in Cooper City. The home was listed for 7 days and received 3 offers, all for at least listing price! The listing price is $435k, and even at this price range we are seeing multiple offers in the Western Broward County Area.

5089 Waters Edge Wat Cooper City, FL 33330 ~ Development Country Glenn

I am hearing more and more of multiple offer situations around the country so the trend is not only local. Buyers who want to live in the Western Broward County area (composed of Davie, Weston, Cooper City, Pembroke Pines,SouthWest Ranches, Miramar and Plantation) must be ready, willing, and able to pay full price for the home.

That means that Buyers must have funds in an US institution if they are buying cash or have a local lender who issues a proper pre-approval and can close in 30 days. Nothing is worse than getting an offer from a Buyer and it being incomplete because of the lack of documentation of a buyer's ability to purchase. It really breaks our hearts as the listing office to have to say no to wonderful people because they weren’t prepared.

Also, Buyers need to consider that the days of the fire sale is long gone; homes are selling for current market value or more, and low ball offers are not being countered by the sellers because they have too many good offers to pick from the start. I hope this helps Buyer and their Agents avoid the next home slip through their fingers.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

The Broward County Board of Commissioners unanimously passed our No Kill Resolution today. We are thankful to all of the county's commissioners, the no kill resolution sponsor; Commissioner Chip LaMarca, Cynthia Chambers of Broward County and to Susan Pierce and Armando Linares of Broward County Animal Care and Adoption Center. They all have been willing partners in reform of the TWO county open admission shelters.

Broward County is home to 1.9 million people and their companions.

RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF BROWARD COUNTY, FLORIDA, PERTAINING TO THE ESTABLISHMENT OF A PROGRAM FOR BROWARD COUNTY WITH THE GOAL TO BECOME A NO KILL COMMUNITY; PROVIDING FOR THE DEVELOPMENT OF A FINANCIALLY FEASIBLE STRATEGIC PLAN TO IMPLEMENT LIFESAVING PROGRAMS AND SERVICES AT BROWARD COUNTY ANIMAL CARE AND ADOPTION; PROVIDING FOR SEVERABILITY, AND AN EFFECTIVE DATE.

WHEREAS, saving the lives of animals, identifying and eliminating animal neglect and abuse, and protecting public safety in Broward County are compatible interests; and

WHEREAS, animals should be given a chance at life through proactive adoption efforts and/or transfer to a pet placement partner or cooperating rescue group to take custody and care of the animals; and

WHEREAS, access to affordable and convenient animal behavior training and medical care is important to reducing the number of animals that are released into the community to fend for themselves; and

WHEREAS, public and private partnerships are essential to increasing the save rate of healthy, adoptable animals entering the County's Animal Care and Adoption Center; and

WHEREAS, Broward County desires to become a No Kill Community by fully developing and embracing proven lifesaving initiatives consistent with the No Kill Equation; NOW, THEREFORE,

BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF BROWARD COUNTY, FLORIDA:

Broward County will develop and implement a financially feasible No Kill Strategic Plan with goals and measurable objectives to include the following programs and services utilized in successful No Kill Communities across the nation, with the goal to become a No Kill Community:

• Comprehensive On-site and Off-site Adoption Programs
• Community Cat Trap/Neuter/Return Program
• High-Volume, Affordable Spay/Neuter Services
• Large-Scale Volunteer Foster Care Programs
• Medical and Behavioral Programs
• Pet Retention Services
• Pet Redemption Programs
• Public Relations/Community Involvement Programs
• Rescue Group Transfer Programs
• Volunteer Programs

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

Adoption Includes:
• Vaccinations
• Heartworm test
• De-worming
• Spaying or neutering
• County License
• Feline Leukemia Test


Promotion Location: 1870 Southwest 39th Street, Fort Lauderdale, FL 33315

Feel free to call for information at 954-359-1010 or visit www.broward.org/animal

The adoption fee is $74.95 - WAIVED today only!!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

Take advantage of this great Event for ONLY $20.00
Vaccination Event will be on March 31 from 10 am to 12 noon.

Rabies vaccination, Pet License, Parvo Vaccine, Distemper Vaccine and Flea and Tick treatment. All included for only $20.00 - Anyone who has paid for these vaccinations and the registration knows that this is a total steal!

Please be sure to bring proof of residence such as driver's license or utility bill.

Puppies must be over 4 month old to apply.

See you at Parkland's "Barkland" Park for Dogs!!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

5089 Waters Edge Way, Cooper City FL 33330

Development: Country Glen

Stunning 4 Bedroom-3.5 Bath Lake Front Home In Cooper City's Beautiful Country Glen. Home Features: Spacious Living Room, Gorgeous Dining Room With Tray Ceilings, An Office, A Bonus Room Off Of The Garage, Remodeled Kitchen & Breakfast Area Facing The Lake. Master Suite Also Has Tray Ceilings, Large Bath With Double Sinks, Tub & Shower. Watch The Sunset From Your Patio Overlooking The Beautiful Lake. Bank Of America Approved Cooperative Short Sale. Listing Price Has Been Set By The Bank, No Need To Guess! Offered for $435,000

Details:

Square Footage Under Air: 3,290
Square Footage Total: 3,780
Lot Size: 14, 731 Sq. Feet
HOA Fee: $196 per Month
Year Built - 1997

Interested in this Beautiful Home? Call us:

954.667.7253

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

This short sale was a marathon. Despite our Sellers being extremely engaged and doing everything by the book, we ran into a dead end with the 1st Buyer because he wasn’t able to secure financing once we received the short sale approval (not because we hadn’t done our job in vetting the pre-approval, but because the loan officer had lied to us). After much scrambling and begging, we were able to keep the short sale open and secure a 2nd Buyer. The 2nd time around went much smoother, and we were able to close as a HAFA approved short sale. I’m extremely relieved and couldn’t be happier for my Sellers.

I also think it’s worth noting that it took Bank of America a very long time to get themselves together during the 1st time around, but I have to say that we had good people working with us on their side the 2nd time around. It should always be like that, not just with Bank of America, but with every lender.

                                                      18520 NW 43rd Street Miramar, FL 33029
                                                          Division: Mirasol Isles - Sunset Lakes

EXQUISITE 6 BED - 4.5 BATH + DEN/OFFICE MIRAMAR HOME ON A LAKE WITH A POOL. HOME FEATURES LUXURY & ELEGANCE IN EVERY ROOM; TRIPLE SLIP FLOOR PLAN, EAT-IN KITCHEN WITH MAPLE CABINETS, GRANITE TOPS OPEN TO FAMILY ROOM; MASTER HAS TRAY CEILINGS, MASTER BATH WITH SEPARATE SHOWER, JACUZZI TUB & DOUBLE VANITIES. VOLUME CEILINGS, RECESS LIGHTING, BEAUTIFUL TILE WORK. EXTERIOR HIGHLIGHTS INCLUDE GORGEOUS CURB APPEAL, CIRCULAR DRIVEWAY, CUL-DE-SAC LOT, ACCORDION SHUTTERS ON LARGE WINDOWS - Settled for $434,000

                                          Would you like to see more pictures?
                                           Please visit the property's Exclusive
                                          website at: 18520 SW 43rd Street!!

As recently as a few months ago, if you would have told any Certified Distressed Property Expert that they’d be raving about a lender’s stellar service and rapid approval times, you’d have gotten some strange looks. If you went on to say that the lender is providing significant cash incentives for financially strapped homeowners who pursue a short sale, they may have just laughed in your face.

That’s all changed.  And it’s changed faster and to a greater extent than most real estate professionals ever could have imagined.

With a glut of bank-owned properties dragging down the recovery of the real estate market in addition to the national economy, major lenders are more eager than ever to avoid foreclosing on properties. So they’ve sharpened their focus on short sales. Big time.

The biggest lenders in the country have staffed up to ensure rapid processing of short sale applications. They’ve also ponied up with cash incentives at closing for homeowners who pursue a short sale. And they’re proactively reaching out to CDPE agents and putting them in touch with delinquent borrowers.

This is big news and the media has not really caught onto it yet. What’s important for you to know is that whatever you’ve read or heard in the past about long lag times and frustration with short sales is probably no longer the case.

As a member of the CDPEAdvanced community, I’m tapped into major lenders and on top of major developments affecting short sales and bank-owned properties. Feel free to contact me any time at 954-667-7253 if you or anyone you know is struggling with an unmanageable mortgage.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

Sheryl Hartley was born in New York, but has been a South Floridian since she was 2 years old. She worked in the hotel and catering business in Miami Beach before becoming a Realtor. Since becoming a Realtor, Sheryl has been extremely active in the Real Estate community.

Sheryl joined the South Broward Board of Realtors in 1976, and has served on every committee over the years. She is currently serving on the Commercial Investment Committee and the MLS Committee.

Sheryl has been a Director on the South Broward Board of Realtors Board of Directors for the past 12 years, and was the President of the Women’s Council of Realtors for the Hollywood/South Broward Chapter for 2010 and 2011.  

Sheryl has her CRS, CIPS, and CDPE designations, meaning she’s had extensive training in residential sales, international sales, and distressed properties. Sheryl loves working with Buyers and Sellers alike, and lives and works by the Golden Rule. She is known as the Realtor with the hat and the heart.

Sheryl enjoys playing golf, cooking, reading, and socializing. Sheryl has a private pilot’s license, She is also a Certified PADI Scuba Diver, as well as a Certified Hypnotherapist.

Sheryl shares her life with Doug, her partner of 32 years, and their Maltese named Cooper. Doug is an Independent Auto Broker and has been in the automobile business for his entire adult life here in South Florida.They have 3 grandchildren, and like to spend time at the Ft. Lauderdale Country Club, where they have been members for 30 years.

Meet Cooper!

Cooper is 10 yrs old. He’s recently been diagnosed with lymphoma and is undergoing chemo, but he is doing very well. Cooper is a snuggler who loves to watch basketball. He doesn’t like to go for walks (he runs and hides), but he does love playing catch inside with his ball . Cooper also has a fondness for playing with socks and loves to play tug-of-war with them!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

In keeping with my 2012’s monthly goal setting, I set out to achieve 2 professional goals for the month of February and was very happy to do so.

I enjoyed teaching "Keeping Your Sanity while Working Short Sales" so much last month that I continued it into this month! Aroosa, Bart and I conducted our first monthly Short Sale Forum at the South Broward Board of Realtors, where we are open to any questions that Realtors have on short sales.

The forum was created because we know that even after an agent takes a designation course, there are still a million day to day questions that Realtors have, yet they don’t always have resources available to them if they have absent or unknowledgeable Brokers. So far it’s been a great success, and I really enjoy being able to help out.

This month I also had the pleasure taking a trip to Tallahassee with the Governmental Affairs Committee of the South Broward Board of Realtors. We meet with several Senators and House Representatives and we were able to speak to them about Florida's Housing issues and to give our input. I sincerely hope speaking of our every day experiences and issues with the Florida Legislators will help our Buyers and Sellers

Of course, in addition to my 2 larger goals, we continued to sell our listings, and I’m always proud of that!

Representative Evan Jenne (Dem)

 Representative Matt Hudson (Rep)

Who can see me holding this position in the future? I'm at the Chamber floor of the Florida's House of Representative.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

Unfortunately, the first stage of grief is denial, and that denial is heightened when the threat of foreclosure is looming. No one wants to talk about or admit financial troubles—even when millions of others have founds themselves in a similar situation.  It’s completely understandable, but for homeowners who are behind on mortgage payments, decisive action is often the most critical step toward ensuring the best possible solution.

As a South Florida Real Estate Professional who has earned the Certified Distressed Property Expert (CDPE) designation, I help homeowners to deal with every aspect of the grief and uncertainty that accompanies a mortgage that is no longer manageable. In the process, I help them to get back on a path of financial solvency.

If you or someone you care about is facing foreclosure, I can help.

Contact me today at 954.667.7253

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

470 Birchwood Way Weston, FL 33326 ~~ Neighborhood: Bonaventure Lakes


BEAUTIFUL 3 BED, 2.5 BATH WESTON HOME PERFECT FOR A FAMILY LOOKING TO MOVE OUT TO THIS BEAUTIFUL CITY. NO NEED TO WONDER IF THE LISTING PRICE IS CORRECT; THE LENDER'S BPO IS IN AND THIS IS THE APPROVED LISTING PRICE! THE HOME HAS BEEN COMPLETELY REMODELED, FEATURES NEW FLOORING, CROWN MOLDING, CABINETS, AND BATHS. THERE IS A BRILLIANT, SPARKLING AND PLAYGROUND THAT STAYS WITH THE PROPERTY. THE BACKYARD ALSO FEATURES A SERENE WATERFRONT. THIS SPACIOUS HOME HAS BEEN KEPT IMMACULATE BY THE SELLERS. Offered at $285,000

Details: 

1932 Square Feet Under Air

HOA FEE $280 Per Year

MLS # A1610307

Would you Like to See this Home? Call us:

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

By Polyana da Costa • Bankrate.com

Listing your home for sale in this depressed real estate market is like entering a beauty pageant. The contestants are all other for-sale homes in the area. The judges are potential buyers who will ultimately choose their favorite candidate. The challenge begins at the open house.

To improve your chances of getting ahead of the other contestants, you must prepare for the big day when you show the judges why they should buy your house and not the one down the street.

"You have a very little amount of time for the buyers to love your home," says Patty Da Silva, owner of Green Realty Properties in Davie, Fla. "If your house doesn't look good at get-go, they turn around and leave."

Sellers often underestimate the importance of preparing their homes for open house, and that can lower their chances of finding a buyer. Here are six common open house mistakes you should avoid.

*There have been 44 U.S. presidential administrations, but only 43 presidents--Grover Cleveland served two non-consecutive terms from 1885 to 1889 and 1893 to 1897.

*William Henry Harrison held the office for the shortest period of time--he died of pneumonia after about a month in office.

*The longest-serving president was Franklin D. Roosevelt, who died shortly into his fourth term in office. (The 22nd Amendment, ratified in 1951, limited to two the number of presidential terms one person could serve.)

*In addition to Harrison and Roosevelt, six other presidents have died while in office-- Taylor, Lincoln, Garfield, McKinley, Harding and Kennedy. Of these, four were assassinated: Lincoln, Garfield, McKinley and Kennedy.

*At 43, John F. Kennedy was the youngest president elected to the office, but Theodore Roosevelt, who was sworn in at age 42 after the death of McKinley, was the youngest ever to hold the office.

*The oldest was Ronald Reagan, who began his first term at age 69.

Do any of you know any Presidential trivia? Please share!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

My very dear friend Steve David, suggested that I apply for this certification that, from my understanding, is not easily obtained.

The objective of the Office of Supplier Diversity is to improve business and economic opportunities for Florida’s minorities, women, and service-disabled veteran business enterprises. Essentially, it makes Green Realty eligible to be connected with “government spenders”. It was a very long and tedious process to apply for this certification, but I’m thrilled to have it!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

17441 SW 29th Court Miramar, FL33029

Development: Marina Pointe in Silver Lakes

We’d like to congratulate our Sellers for going under contract today! They received 12 offers on their beautiful home, and were able to go with the best offer for them.

Little about this home: Elegant 3 Bed 2 Bath Pool Home In Beautiful Marina Pointe, Silver Lakes. Home Features Well Designed Kitchen, With Stainless Steel Applicances & Counter That Opens To Family Room; Grand Living & Dining Rooms; Stunning Master Suite Has Tray Ceilings, Bay Windon, Large Master Bath Has Spa Tub And 2 Separate Vanities. Gorgeous Tile Floors-Amazing Windows Fill The Home With Natural Light. Relax On Your Lusciously Backyard While Watching The Sun Set & Enjoying Amazing Waterfall Views. Hafa Approved Short Sale. Home Listed for $216,000

Would you Like us to Help you Find a Similar Home? Call us:

954.667.7253

   Family Room

   Living Room

Pretty Waterfall!!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

I AM PROUD TO SAY THAT GREEN REALTY JUST RE-LISTED ANOTHER PLANTATION, FLORIDA HOME.

9861 NW 2ND ST, Plantation, FL 33324

Subdivision: Jacaranda - Quatraine V

PRETTY 3 BED 2.5 BATH TWO STORY HOME IN JACARANDA'S QUATRAINE V. HOME FEATURES SPLIT LEVEL, HIGH CEILINGS, BEAUTIFUL TILE FLOOR ON FIRST FLOOR. KITCHEN OPENS TO FAMILY ROOM, NICE LIVING AND DINNING AREAS. GREAT BACKYARD AND LANDSCAPING. PRIVATE CUL-DE-SAC LOCATION.  HOME OFFERED AT $173,000

Extra Details:

Square Footage: 1600

HOA Fee: $175 Monthly

Kitchen

Living Room view from foyer

Living room and foyer

BackYard

View from second floor

Cul-De-Sac

Community Pool

Would you like to see more pictures?
Please visit the property's Exclusive
website at: 9861 SW 2nd Street!!

Kale Salad                                                                                                             

What you need:

·         2 Bunches of Kale, washed and ripped into big pieces

·         ¼ Cup of Olive Oil

·         2 Teaspoons of Salt

·         3 Cloves of Garlic, crushed

·         ¼ cup of nutritional Yeast

·         1 Teaspoon of lemon juice of Apple Cider Vinegar

·         Gloves (to massage the kale)

What do you do:

Place all ingredients in a blender (except the kale) and process until smooth then pour it over the kale. Massage the leaves for a few minutes and allow to marinate for at least 15 minutes before servicing. Refrigerate if not consumed, will last 2-4 days.

Kale Chips

What you need:

·         Food Dehydrator.

What do you do:

After following the recipe above, place the kale on a teflex-lined dehydrator sheets and dehydrate until dry (6 to 8 hours). Set the dehydrator temperature for no higher than 105 degrees (still considered raw). The chips are best stored in an airtight container in the refrigerator and will last 2-4 weeks.

These dishes are raw, vegan, and extremely nutritious!! KALE is low in Saturated Fat, and very low in Cholesterol. It is also a good source of Dietary Fiber, Protein, Thiamin, Riboflavin, Folate, Iron, Magnesium and Phosphorus, and a very good source of Vitamin A, Vitamin C, Vitamin K, Vitamin B6, Calcium, Potassium, Copper and Manganese.

Read More – Nutriciondata

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

I promised my friends I would share the delicious recipes I learned in the course. And since today is Super Bowl Sunday, I can’t think of a more appropriate recipe to prepare than my incredibly mouth watering and easy-to-make Salsa!

This is what you need:

·         4 Medium tomatoes, seeded and diced

·         1 Small Jalapeno Pepper,

·         1 Small Vidalia onion, thinly sliced or 2 green onions thinly sliced

·         1 Clove of garlic, crushed

·         2 Tablespoons of cilantro, minced

·         1 Teaspoon of sea salt

This is what you do:

Simply combine all ingredients. Let it sit at least 15 minutes before serving.

Tips:

Use organic ingredients whenever possible, especially the tomatoes, it makes a big difference in how the salsa tastes.

Consider doubling or tripling this recipe as the salsa seems to disappear right in front of your eyes!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

This awesome gift basket was sent to us by our wonderful Sellers whose short sale was just closed in Plantation, FL. They were most cooperative and a pleasure to work with and we thank them so much!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

1825 PALM COVE BLVD #7-303 DELRAY BEACH, FL 33445

Awesome Third Floor Unit, Largest Two Bedroom In Verano At Delray Featuring Upgraded Kitchen With Granite Countertops, Stainless Steel Appliances. Laundry Closet With Full Size Washer And Dryer. Offered at $72,000

Details: 

1068 Square Feet Under Air

Condo Fee: $386 Per Month.

MLS # A1597425

Would you Like to See this Home? Call us:

954.667.7253

Common Area

Agents from all brokerages are welcome to come listen to the proven strategies in getting short sales closed, and the best way to overcome common roadblocks.      

WHEN: Thursday, January 26th, 2012

 1pm to 3:30pm

WHERE: Keller Williams Partners

1801 N Pine Island Rd., Ste. 210 Plantation, FL 33322

Seating is limited so sign up early by calling Jodi at 954-343-4444

WHO SHOULD ATTEND THIS CLASS?

*Realtors who are interested in listing short sales.

*Realtors who are looking to bring in more income.

*Realtors who are interested in learning the latest short sale strategies.

*Realtors who already sell short sales, but want new tips and advice on how to stay on top of their game.

*Realtors who would like to be as professional as possible with their short sale customers.

WHAT YOU WILL LEARN:

*Discussion of current short sale issues.

*The way top short sale Realtors solve short sale problems.

*The most effective ways to get the lenders to listen to you.

*Where to find information about short sales.

You will have the opportunity to ask me all of your short sale questions, and have a chance to share and learn with like-minded Realtors. Hope to see you there!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

4330 SW 163 PATH, MIAMI, FL 33185

Development: Melrose Landing

Fabulous Sought-after Melrose Landing Home. One Story 3 Bed - 2 Bath Home Featuring A Spacious Kitchen With Upgraded Cabinets, Granite Countertops And Stainless Steel Appliances. There Is Plenty Of Space With Separate Family, Living And Dining Rooms. There Is A Large Terrace And Nice Size Fenced Backyard With Room For A Pool Or Ample Room For Play! Vaulted Ceilings And Beautiful Neutral Palate. The Home Has Been Well Maintained And Is Ready For Its New Owner. The Listing Price Has Been Given To Us By The Lender, So There’s No Guesswork! Offered for $199,000

Details:

1,735 Square Feet Under Air

HOA Fee: $70 Per Month.

MLS # A1596067

Would you Like to See this Home? Call us:

954.667.7253

"Human progress is neither automatic nor inevitable... Every step toward the goal of justice requires sacrifice, suffering, and struggle; the tireless exertions and passionate concern of dedicated individuals."
Martin Luther King, Jr.

I believe that if every person spent just part of their time fighting for an injustice that they were passionate about, we would be living in a much better place. There’s still too much of turning the blind eye, and we shouldn’t be honoring people like Dr. King just one day out of the year. I encourage everyone to volunteer their time to a cause of their liking, and you’ll find that your life and your world will change for the better.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

17441 SW 29th Court Miramar, FL33029

Development: Marina Pointe in Silver Lakes

Little about this home: Elegant 3 Bed 2 Bath Pool Home In Beautiful Marina Pointe, Silver Lakes. Home Features Well Designed Kitchen, With Stainless Steel Applicances & Counter That Opens To Family Room; Grand Living & Dining Rooms; Stunning Master Suite Has Tray Ceilings, Bay Windon, Large Master Bath Has Spa Tub And 2 Separate Vanities. Gorgeous Tile Floors-Amazing Windows Fill The Home With Natural Light. Relax On Your Lusciously Backyard While Watching The Sun Set & Enjoying Amazing Waterfall Views. Hafa Approved Short Sale. Home Listed for $216,000

Would you Like to See this Home? Call us:

954.667.7253

   Family Room

   Living Room

Pretty Waterfall!!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

Green Wave Cafe is a delicious vegan restaurant in Plantation that I love, so I thought it would be a great idea to introduce everyone to it. I often get turned off faces when I mention vegan food, but this place has a delicious menu and I can't wait to share a meal with my friends.

After lunch we’ll be going to the Whole Foods in Plantation to do some shopping. For tomorrow only, 5% of all proceeds go to Abandoned Pet Rescue, Broward County's largest no kill animal shelter that is in need of the funds.

I encourage everyone in the  area to please stop by and do your grocery shopping at the Plantation Whole Foods tomorrow for a wonderful cause.

Pets looking for loving homes will be on Whole Foods' patio from 10am-4pm.

If you can't make it to Whole Foods tomorrow but would still like to help Abandoned Pet Rescue, please visit their website and inquire on how you can donate or volunteer.

It's super fulfilling and the animals are so appreciative. Thanks everyone!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

The Cat Owner's Prayer

Because I'm only human, it's sometimes hard to be

The wise, all-knowing creature that my cats expects of me.

And so I pray for special help to somehow understand

The subtle implications of each proud meowed command

Oh, let me not forget that chairs were put on earth to shred

And what I like to call a lap is actually a bed

I know it's really lots to ask but please, oh please, take pity

And though I'm only human, make me worthy of my Kitties!!!

Meet my kitties!!

 Davidson

 Tobbie Marble

                     Ronnie II

Jodie Foster-Forever

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

2125 NW 77 Way, Unit 205, Pembroke Pines, FL 33024

 Division: Walnut Creek at the Preserve

IMMACULATE PEMBROKE PINES CONDO JUST SOLD BY GREEN REALTY PROPERTIES!! Green Realty was the Listing Brokerage firm representing the sellers on this sale that closed on 12/7/11. Fabian Rojas from Fima Realty Inc. represented the Buyer.

This beautiful condo was hot from the start and went under contract in less than 20 days! Our Seller was one of the sweetest and cooperative Sellers we've ever worked with. We were ecstatic that we could help her start anew with a successful short sale closing. She can now move on and breathe easier. We had a few bumps along the way, but Fabian and his fanstastic assistant, Andrea Trujillo, really worked with us and helped get this closed. The Buyer is very happy with her new home, and we're all happy that we could help.

Little about this home: Adorable 2 Bedroom - 2 Bathroom Second Floor Unit Provides Privacy With Great Water View. Home Has Beautiful Arches, Tile Flooring In The Living Room, High Ceilings And Is Very Well Kept. Gated Community And Great Location Within Walking Distance To Memorial Hospital Pembroke. Home Listed for $69,900.00 and Closed for $70,000.00

Would you Like to Sell your Home? Call us:

954.667.7253

Pretty View from Master Bedroom

Would you like to see more pictures?
Please visit the property's Exclusive
website at: 2125 NW 77 Way Unit 205!!

We wish everyone a healthy, happy, and prosperous 2012 - full of love and peace!

2011 was a rough year at the very least and a very interesting one at the very best.

How was 2011 for you, and what are you hoping for in 2012? Do you have a New Year's Resolution?

12214 SW 8 Ct, Pemrboke Pines, FL 33025

Division: Pelican Pointe

WONDERFUL PEMBROKE PINES TOWNHOME JUST SOLD BY GREEN REALTY PROPERTIES!! Green Realty was the Listing Brokerage firm representing the sellers on this sale that closed on 11/14/11. Ana Maria Moron and Gladys Herrera from Prudential Florida Realty represented the Buyer.

This adorable townhome had a whole lot of interest and went under contract in less than 20 days! Our Sellers walked away very happy with a spectacular incentive from their lender. Ana Maria and Gladys were so great to work with and true professionals. And I also have to say that CHASE was wonderful to work with on this short sale also!

Little about this home: Adorable 2 Bed 2.5 Bath Townhome Located In The Heart Of Pembroke Pines In The Pelican Pointe Community. Home Has Beautiful Wood Floors, Elegant Paint And Is Very Well Kept. Gated Community With Pool, Spa, Tennis Court And Recreation Center. Home Listed and Closed for $100,000.00

Would you Like to Sell your Home? Call us:

954.667.7253

Would you like to see more homes?
Please visit Pembroke Pines' Exclusive
website at: PembrokePines.com!!

Community Pool

Recent economic upheaval has taken a hefty toll on most of us. It’s impossible to know what’s next in 2012, or to know the kind of an impact that an unstable market will have on your family’s finances.

Regardless of what happens in Washington or on Wall Street, two things are very clear: 1) you are not alone; and 2) now is the time to brace for changes.

Unemployment and underemployment are national epidemics, and 25% of the homeowners in the country owe more on their mortgage than their home is now worth. Unfortunately, the sad truth is that homeownership has become a financial liability for many. Many homeowners feel like they're stuck between a rock and a hard place because they cannot afford to make payments on their home and they can’t sell it for what they owe. However, the fact is that there are solutions that can help you avoid foreclosure.

Loan modification is an option for many and banks are also increasingly willing to negotiate short sales. In many cases, they’re offering sizable financial incentives to help financially strapped homeowners to get a fresh start. As real estate professional who has earned the Certified Distressed Property Expert (CDPE) designation, it is my mission to give homeowners the gift of a fresh start. 

Contact me TODAY and let’s get started. : 954. 667. SALE (7253)

I know most of us have had to overcome many obstacles this year, but I sincerely hope that these tribulations help us focus on the spirit of the season and help us appreciate our everyday blessings.

I hope that you're surrounded with loved ones and that you have a wonderful day.

May the warmth and glow of each candle you light make your heart and home happy and your Chanukah bright!

Everyone at Green Realty wishes you and all your loved ones a very

Happy Chanukah and healthy, happy, and prosperous 2012!

In other words, every quality that women hate in a man they love in a cat.

Tobbie Marble the Kitty

4801 SW 202 Ave SouthWest Ranches, FL 33332

Division: Trails of El Rancho Acres

BEAUTIFUL SOUTHWEST RANCHES HOME JUST SOLD BY GREEN REALTY PROPERTIES!! Green Realty was the Listing Brokerage firm representing the sellers and the Selling Agent on this sale that just closed on 11/30/11.

This wonderful home had 5 offers in 4 days and closed in 30! We had the most spectacular and engaged Sellers. Our Buyer was enthusiastic and fell in love with them home right away (how could she not). Everyone walked away very satisfied and happy with their new homes! This was a fantastic listing with a fantastic closing!

Little about this home: Spacious 5 Bedroom, 3 Bath Split Floor Plan Southwest Ranches Home Sits On A 35,500 Sq.ft Corner Lot. Home Features 2 Master Suites-One With Fireplace, His And Hers Bathroom, Dining Room, Living Room, Tile Floors Throughout, Crown Molding In Most Rooms, Huge Laundry Room, And 2 Car Garage. Granite Counters & Stainless Steel Appliances In The Kitchen That Opens Up Into The Family Room. Outside Is Perfect For Entertaining, Complete With A Brilliant Waterfall Pool, Covered Patio, And Bbq Area. Solar Panels. Home Listed and Closed for $399,950.00

Would you like to sell your home? Call us:

954.667.7253

Would you like to see more pictures?
Please visit the property's Exclusive
website at: 4801 SW 202 Ave!!

UNDER CONTRACT!! CONGRATULATIONS TO OUR SELLERS!!!

18520 NW 43rd Street Miramar, FL 33029

Division: Mirasol Isles - Sunset Lakes

Exquisite 6 Bed - 4.5 Bath + Den/office Miramar Home On A Lake With A Pool. Home Features Luxury & Elegance In Every Room; Triple Slip Floor Plan, Eat-In Kitchen With Maple Cabinets, Granite Tops Open To Family Room; Master Has Tray Ceilings, Master Bath With Separate Shower, Jacuzzi Tub & Double Vanities. Volume Ceilings, Recess Lighting, Beautiful Tile Work. Exterior Highlights Include Gorgeous Curb Appeal, Circular Driveway, Cul-De-Sac Lot, Accordion Shutters On Large Windows. Short Sale Opportunity, Excellent Price.  Home now Offered at $462,264.

Property Information:

Address: 18520 NW 43rd Street Miramar, FL 33029

Details: 6 Bedrooms, 1 Den. 4.5 Bathrooms -4,153 Total Square Feet

HOA: $212 Per Month

Listing Price: $462,264 - MLS #  M1462075

NEED TO SELL YOUR HOME? CALL ~ 954-667-SALE (7253) TO LIST YOUR HOME WITH PATTY DA SILVA

                                          Would you like to see more pictures?
                                           Please visit the property's Exclusive
                                          website at: 18520 SW 43rd Street!!

To our Veterans, their family and friends...  We can't ever thank you enough for all your courage and your for incredible sacrifice.

We hope that you enjoy your day and we hope that we know how grateful we are. Thank you for your that you give to and for our country!!

View from Balcony

      900 BAY DRIVE UNIT 819 MIAMI BEACH, FL 33141 ~~~ Development: KING COLE CONDO

Little about this home: Enjoy spectacular views Miami's skyline & beautiful Biscayne Bay! Floor to ceiling windows allow natural light & gorgeous views. Fully renovated 1BR + Den/1.5 BA. New kitchen cabinets & counters and kitchen opens to the living area. New bathrooms include double vanity & extra storage in master. New marble floors in living area. New A/C. The building is full service with 24 hour security & valet service. On-site management, gym, tot playroom, heated Pool, solarium + deeded docks available. HAFA APPROVED SS Home Listed for $85,000

Status:  HAFA APPROVED SHORT SALE ~ Type: Condo ~ County: Miami-Dade County ~ Year Built: 1963 ~ 1 total bedroom + Den ~ 1.5 bath(s) ~ 920  Total Sq. Feet ~ Property Tax 2011 = $1,340 ~ Condo Fee: $744 per month

Would you like to see this home, Call us:

954.667.7253

Virtual Tour: 900 Bay Dr Unit 819

WOW- What a view!

Kitchen

View from Kitchen

Bedroom

Master Bath

Community pool and deeded docks (available for sale)

View

Gym

Building

                                      2147 Madeira Drive, Weston, Florida 33327 ~~~ Development: San Messina

BEAUTIFUL WESTON HOME JUST SOLD BY GREEN REALTY PROPERTIES!! Green Realty was the Listing Brokerage firm representing the sellers on this sale that just closed on 10/20/2011.

Little about this home: GORGEOUS HOME THAT HAS BEEN TASTEFULLY REMODELED. EAT-IN KITCHEN HAS NEW CABINETS AND LOVELY TILE FLOORING. INVITING LIVING AND DINING ROOMS WITH ELEGANT FIXTURES, PLEASANT PAINT COLORS AND WOOD FLOORING. ALL 3 BEDROOMS ARE LOCATED ON THE 2ND LEVEL ALLOWING FOR PRIVACY. SCREENED PATIO AND 1 CAR GARAGE COMPLETE THIS MUST SEE HOME! DESIRABLE SAN MESSINA COMMUNITY HAS A BRILLIANT POOL AND PLAYGROUND AREA FOR A LOW HOA FEE. Home Listed and Closed for $175,000

Status:  CLOSED SHORT SALE ~ Type: Townhome ~ County: Broward County ~ Year Built: 1998 ~ 3 total bedroom(s) ~ 2.5 bath(s) ~ One Car Garage ~ 1,693  Total Sq. Feet ~ Property Tax 2010 = $3,188 ~ HOA Fee: $121 per month

    Remodeled Kitchen

   Kitchen and Living areas

Dining Room

Living Room

          Master Bedroom

        Enclosed Patio

View from Master Bedroom

Community Pool

Would you like to see more pictures?
Please visit the property's Exclusive
website at: 2147 Madeira Drive!!

Jody in a cage with her babies at Miami Dade Animal Services (a very high-kill shelter)

We rescued her with the intention of fostering her until we found a forever home, but we just couldn’t part with her. Jodie loves the humans in our house, but still is wary on our 3 other cats. She’s still discovering us and slowly getting used to having a family, so she still hisses at and slaps the other cats… just to set them straight and show them who’s boss.

Jodie is making steady progress in all areas; she came to us weighing only 6 pounds and is now proudly sporting a little gut, plus she now roams around the house instead of refusing to leave the bathroom. In time, she’ll understand that she’s no longer Jodie Foster, but now is our Jodie Forever. 

Jodie safe and happy - hanging out in her favorite spot in our house.

4801 SW 202 Ave SouthWest Ranches, FL 33332

Division: Trails of El Rancho Acres

Gorgeous 5 Bedroom, 3 Bath Split Floor Plan Southwest Ranches Home Sits On A 35,500 Sq.ft Corner Lot. Home Features 2 Master Suites- One With A Fireplace And His And Hers Bathroom, Dining Room, A Living Room, Tile Floors Throughout, Crown Molding In Most Rooms, Huge Laundry Room, And A 2 Car Garage. Granite Counters And Stainless Steel Appliances In The Kitchen That Opens Up Into The Family Room. Outside Is Perfect For Entertaining, Complete With A Brilliant Waterfall Pool, Covered Patio, And Bbq Area.  Home Offered at $399,950

Property Information:

Address: 4801 SW 202 AVE, SouthWest Ranches, FL 33332

Details: 5 Bedrooms, 3 Bathrooms -3,070 Total Square Feet

HOA: NONE

Listing Price: $399,950 - MLS #  A1566958

   Would you like to see this home, Call us:

      954.667.7253

Would you like to see more pictures?
Please visit the property's Exclusive
website at: 4801 SW 202 Ave!!

I was asked to write another article for the South Broward Board of REALTORs Magazine, so I started thinking of issues to write about. I didn’t have to think too long before everyday problems gave me an idea, and that is…Is your Buyer really pre-approved? Again, I am writing from a listing broker’s perspective, and I am hoping that some of my insight is useful to your everyday practice.

First I will address Buyers who are taking on a mortgage. Take a really good look at the Pre-Approval Letter. Does it include the type of property, the type of loan, the terms of the loan, and direct contact information for the Loan Officer? If not, ask for a Pre-Approval Letter with all the necessary information. If so, wonderful, but you are still not done. Did the Loan Officer pre-approve the Buyer based on the Buyer’s income, reserves, tax returns, employment verification, and credit check? It is very common for Loan Officers, especially within the larger lenders, to do a quick credit check and issue a generic Pre-Approval Letter. However, in today’s financial world, the credit check is a very small piece of the puzzle that’s arguably not even the most important piece.

Ask the Buyer what information they gave the Loan Officer. Were physical copies of financials submitted, or was some information given over the phone or online? If the Pre-Approval is based solely on a credit check, then your Buyer may or may not be actually pre-approved, and you don’t want to wait until the end of the transaction to find out. You may even want to use that contact information for the Loan Officer to call and check directly with them. Make sure you have a proper Pre-Approval Letter before you even get into the car to show a property. If your Buyer has a Pre-Approval from a large bank, you may also ask your Buyer to consider speaking with local direct lender; it has been my experience that local lenders are faster and more flexible on their loan programs and guidelines. In addition to a proper Pre-Approval Letter, we require that the Buyer show us Proof of Funds for the down payment and the closing costs…. again, you don’t want to get to the end of the transaction to figure out then that the Buyer can’t afford to close.

If you have a cash Buyer, the screening process is a bit easier, but still be sure to really check the Proof of Funds. As with the financed Buyers, you need to make sure there’s enough for the purchase and the closing costs. Make sure the Proof of Funds is current and the funds are inside a United States Financial Institution. We have Offer Guidelines in our listings that make it very clear that we will not accept Proof of Funds that don’t cover the purchase price and closing costs, and we always carefully look to see that they are current and in the US once they are received. I will give you two examples so you can see how this plays out:

We had a lovely Buyer’s Agent put in a cash Offer for one of our listings. I looked at the Proof of Funds, and not only the funds were in South America, but the document was from February of 2010! This poor girl has been taking her Buyer out to see properties with a Proof of Funds that is more than year and half old! I don’t think I have to explain how many things can change within a year, especially in today’s world. I really wanted to work with this particular Agent because she was very sweet, so I asked her for current Proof of Funds that are in the United States. Her buyers agreed to transfer the money into the US, and four weeks later, we are still waiting on that transfer.

My second example comes from one of my Buyer Specialists who called on an approved short sale listing for showing instructions. She asked the Listing Agent if the listing was truly an approved short sale, and what had happened. This Listing Agent did not advise the seller against going under Contract on the short sale with a Buyer who had his funds in Europe, and the funds still hadn’t been transferred into the US when the short sale approval was issued (then expired) months later. Can you imagine? Doing all that work to get a short sale approved, and then it all falls apart because the Buyer couldn’t get his funds into the US in time?

My point is that it is difficult and time consuming to get funds transferred from another country into the US (with the exception of Canada). I am not saying that the Buyer doesn’t have the money, but that the money has to be accessible. Both of these ladies in my examples seemed to be competent Agents, but this issue has left them and their customers in a horrible position. As the Buyer’s Agent, have all your ducks in a row before you start showing. Your Buyer will inevitably fall in love with a property, but they will be risking losing the property to another Buyer if the Listing Agent catches that the Pre-Approval isn’t complete. Remember that your time is valuable! Make sure that you are showing in the right price range from the very beginning. As the Listing Agent, be sure to check these Pre-Approvals; we actually have our guidelines as part of our listing documents so that the Sellers know upfront what we need before they go under Contract.

Re-blogged by 0 agents

HAFA APPROVED 6 BEDROOM MIRAMAR SHORT SALE ::: 18520 NW 43rd Street ::: MLS: M1462075 

18520 NW 43rd Street Miramar, FL 33029

Division: Mirasol Isles - Sunset Lakes

Exquisite 6 Bed - 4.5 Bath + Den/office Miramar Home On A Lake With A Pool. Home Features Luxury & Elegance In Every Room; Triple Slip Floor Plan, Eat-In Kitchen With Maple Cabinets, Granite Tops Open To Family Room; Master Has Tray Ceilings, Master Bath With Separate Shower, Jacuzzi Tub & Double Vanities. Volume Ceilings, Recess Lighting, Beautiful Tile Work. Exterior Highlights Include Gorgeous Curb Appeal, Circular Driveway, Cul-De-Sac Lot, Accordion Shutters On Large Windows. Short Sale Opportunity, Excellent Price.  Home now Offered at $462,264.

Property Information:

Address: 18520 NW 43rd Street Miramar, FL 33029

Details: 6 Bedrooms, 1 Den. 4.5 Bathrooms -4,153 Total Square Feet

HOA: $212 Per Month

Listing Price: $462,264 - MLS #  M1462075

                                          Would you like to see more pictures?
                                           Please visit the property's Exclusive
                                          website at: 18520 SW 43rd Street!!

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954. 667. SALE (7253) ::: Green Realty Properties®

Visit www.PattyDaSilva.com &www.GreenRealty.net for SouthEast Florida's best properties.

Copyright © 2008 - 2011 By Patty Da Silva, CDPE©. All Rights Reserved.

JUST LISTED 

2231 SW 98TH TERRACE DAVIE, FL 33324

Subdivision: Oak Knoll

A little bit about this beautiful home... Rarely Available Oak Knoll 4 Bedroom 3 Bath, Screened Patio Home With Large And Serene Backyard That Backs Up To The Ridge. Spacious Home Features Upgraded Kitchen With Stainless Steel Appliances, Snack Bar Seating At The Island, Family Room, Dining Room, Split Bedrooms ,16' High Vaulted Ceiling, 2 Master Suites, Hurricane Shutters. 2 Car Garage, Luxurious Landscaping & Curb Appeal Makes It A Dream Home. Included In HOA: Country Club Membership With Swimming Pool, Gym, Picnic Area, Tot Park - Golf Fees Extra. Minutes From Nova University, Restaurants, Shopping, Close To I-595. Offered $325,000

Property Information:

Address: 2231 SW 98 Terrace Davie, FL 33324

Details: 4 Bedrooms, 3 bathrooms - 2,632Total Square Feet

HOA Fee: $101 per Month

Listing Price: $325,000 - MLS # A1545095

INTERESTED? CALL US ~ 954-667-SALE (7253)

More info and photos at the property's exclusive site: 2231 SW 98th Terrace

Weren’t we assured that home values were destined to go up and up and up?

There have been lots of promises that help is on the way—and lots of warnings of scams and schemes that have only served to confuse the matter. So where’s a homeowner who’s underwater or overleveraged to turn?

Here’s the bottom line: the choices that homeowners make when they feel they are at the end of their rope will have ramifications for years to come on their ability to qualify for credit, their job prospects, their security clearance and their overall finances. When a family’s financial trajectory is rapidly heading in a negative direction, there’s no substitute for the helping hand of a knowledgeable expert who has the integrity, the experience and the training to reverse the course—someone who is tapped into regulatory initiatives and can separate fact from fiction.

It is my mission to serve as a credible source of information and perspective to homeowners who have found themselves in a tough situation and need help sorting through their options. That’s why in 2008 I sought out the Certified Distressed Property (CDPE) designation—the most renowned and recognized credential in the distressed property field, and it’s why I continue to stay on top of regulatory and industry developments that impact options available to homeowners who are struggling with their current financial situations.

My message to homeowners who do not know where to turn: there is hope. Foreclosure is not inevitable and neither the government nor your bank wants to see that happen. No one expected to find themselves on the brink of foreclosure, but I have worked with countless clients who have managed to turn their financial trajectory around and get on a path of financial recovery. 

It CAN be done! And it would be my privilege to help.

Help lots of people and have a great day!

Patty Da Silva, CDPE©, RESS®, AHWD®, e-PRO®, GREEN, CFS, TRC, RSPS

BROKER - REALTOR® Serving South Florida ::: 954-667-SALE - Green Realty Properties®

Visit www.PattyDaSilva.com & www.GreenRealty.net for SouthEast Florida's best properties.

Copyright © 2008 - 2011 By Patty Da Silva, CDPE©. All Rights Reserved.

Legal Stuff: This article (Contents) reflects the opinion of the author and it is not to be considered legal advice. The author is not an attorney or a CPA. If you are in need of legal or tax advice, it is recommended that you to contact a trusted professional advisor.

Let’s think about this, and look at a few examples. When an investor, such as Fannie Mae, "invests" in a mortgage loan, they won’t accept a loan without an appraisal. Similarly, before a lender approves a loan, they don’t order a BPO, they order an appraisal. The most puzzling and irrational example is when the buyer and seller have the same lender...which is common with the larger lenders. I have seen the same lender, in the same transaction, order a BPO on the seller’s side, and then turn around and order an appraisal on the buyer’s side. Of course the BPO is always inflated, and somehow the same property has suddenly lost $50,000 in value in the weeks it took for that lender to approve the short sale. Why do BPOs even exist as the deciding factor on a short sale transaction?? Why can’t appraisals be ordered by all sides? Some can argue because they save time and money, but do they really?

For argument’s sake let’s say it costs $100 to hire a BPO agent to do a BPO, and roughly $400 to hire an appraiser to do a proper appraisal. It costs $100 to hire someone who isn’t necessarily licensed (and definitely not regulated), to spend less than 5 minutes in a house, and to not take into account all the factors an appraiser would. I have heard BPO agents say that they do 500-600 BPOs a month. That’s impossible for ONE person to do! We have all heard that some of these BPO agents hire (unlicensed) people to drive around and take pictures of the outside of the property, and I have actually seen BPO agents recruiting these drive-by photographers on Craigslist.

Now let’s juxtapose the BPO agent against the appraiser. An appraiser is a qualified professional who goes through serious training, and then is supervised for two years before being able to work on their own. Plus the appraiser’s sole objective is to appraise the property; they don’t do it in hopes of getting REO listings from the banks. Appraisers are qualified to appraise, take the time to take all factors into consideration, and generally speaking, give fair market values. They are regulated and are subject to consequences if they don’t do their job right.

Don’t get me wrong, I know that there are bad appraisers and great BPO agents, but that’s not the norm. We are in a serious mess and its being exasperated for what? Lenders think that they are saving time and $300 per property, but in reality, thousands of hours are wasted disputing BPO values and getting nowhere. When there is a file that I need to dispute the value on, sometimes it takes months to resolve the issue with the lender…months that the property sits on the lender’s books, the sellers and buyers are left in limbo, and the values continue to drop.

Can’t we put an end to this insanity? Please! Lenders/Investors are losing thousands and thousands of dollars on short sales and foreclosures, yet they are worried over a $400 appraisal? Am I the only one who is confused about this lack of common sense?