http://www.trulia.com/profile/PCRealtor/The latest answers submitted by Kristi Ross to questions asked on Trulia Voicesen-ushttp://www.trulia.com/voices/Home_Buying/I_have_a_friend_that_has_asked_me_to_find_the_valu-173514Answer by Kristi Ross: Hey Jen, I have information regarding 54 Hernandez Avenue....you can email me at PalmCoastMLS@gmail.com and I would be happy to provide you with a free Comparative Price Opinion based on recent sales and current market conditions for you and your friend to review. Regards, Kristi L Ross Hawk Beach Realty Inc. PalmCoastMLS@gmail.com www.Palm-Coast-Hot-Properties.com www.TheCoastalLivingBlog.comThu, 22 Oct 2009 14:44:39 PDThttp://www.trulia.com/voices/Foreclosure/where_do_I_find_the_listing_from_Flagler_County_Ap-41486Answer by Kristi Ross: Hi Donna, You can access all of the Public County information Online Directly without being directed through a person's own personal website...and if you are looking for specific information about Flagler County and Palm Coast Florida..the website that I gave earlier http://www.FlaglerClerk.com is the best resource....this is the "official" Flagler County Clerk's Website...not my own ;-) I am sure that Mike's website is just fine..but the information on the "actual" Flagler County Clerks website in my personal opinion is the best resource for the information you are looking for. Real Estate is not just local..but is very hyper - local..... especially in a community like Palm Coast & Flagler County ;-) Jacksonville is over an hour from Palm Coast/Flagler County and a very different type of community. good Luck...Kristi Kristi L. Ross P.A. REALTOR Hawk Beach Realty IncThu, 23 Apr 2009 12:29:55 PDThttp://www.trulia.com/voices/Foreclosure/where_do_I_find_the_listing_from_Flagler_County_Ap-41486Answer by Kristi Ross: Hi Donna, Thank you for your question about Palm Coast - Flagler County properties. I realize that your question was asked in June of 2008...but also feel that you and others may benefit from and update. The Flagler County Clerks Website ( http:///www.FlaglerClerk.com ) has a plethora of valuable information that will assist you in upcoming foreclosure sales, recently filed lis Pendens and foreclosures newly scheduled on the docket for judgment. There are currently 272 properties that have been added to the Flagler County Court Docket in the last 6 weeks (March 10, 2009 – April 21, 2009) If you are serious about purchasing a bank owned foreclosure home and would like the most up to date list of currently available properties...please let me know and I would be happy to get it to you immediately...and no, I do not charge a fee for this information...good grief ;-) If you are interested in actually buying a foreclosure at a court house sale....unless you are very educated, have proper legal representation, know the ins and outs of title, leans and judgments specific to the state of Florida...I could not in good conscious ever suggest you purchase a property in the manner...but you may if you choose to. If you are interested in purchasing a property that is already bank owned and available to purchase with clear title...I would be happy to provide you the most up to date and current list of properties available. You may also feel free to search thousands of properties available for purchase at http://www.Palm-Coast-Hot-Properties.com at anytime. Feel free to contact me with any questions or comments….Kristi Kristi L. Ross P.A. REALTOR Hawk Beach Realty Inc. PalmCoastMLS@gmail.com www.Palm-Coast-hot-Properties.com www.theCoastalLivingblog.comThu, 23 Apr 2009 10:14:49 PDThttp://www.trulia.com/voices/Home_Buying/_Westover_Lane_-79441Answer by Kristi Ross: Hi Roy & Debra, I wanted to take a brief moment to give you an update on what I was able to find out about the house at 70 Westover. Since you have just recently moved to the neighborhood I am sure you are interested in making sure that the properties surrounding you are well taken care of and not harming the value of your own home. And possible for the right price you may be willing to purchase the home yourself or know of friends and family that may be interested. Here is what I can tell you...and all this information is public..so you can even keep tabs through the Flagler County Clerk website if you would like http://www.FlaglerClerk.com Although the house is not listed for sale in the Flagler County MLS and therefore cannot get you into to view the inside....here is what I can tell you about the property based on the public records. The home was built in 1992...it is 2169 of living sq ft...The house has had several owners and was last purchased in 2005 for $297,500. The current assessed value of the land the home sits on is $38,000 and the home together with the land is assessed for $178,128. The depreciated value of the home is shown as $124,648. a lis Pendens was placed on the home in February of 2008 and has not as of yet made it through the courts to foreclosure. The mortgage holder is Indy Mac F.S.B. According to public records...the owners live out of state...I also see that in late January 2009 the City of Palm Coast issued a lein on the property....not sure...but quite possibly due to some sort of code violation. If you are interested in keeping track of the status of this property through the Flagler County Public Court Records...I am seeing the Case # on the property is 2008CA000320. I hope this helps. There are currently 272 newly added foreclosure cases within the last 6 weeks (March 10, 2009 - April 21, 2009) in Palm Coast-Flagler County and those are added to the already overloaded court docket of previous foreclosures that are making their way through the court's dockets...so it is not surprising that this has been tied up for a while. Please let me know if i can be of further assistance...and I will kepp my eyes open and let you know if the property does make it through the foreclosure process and is listed for sale. in the meantime, if you would like acces to search Palm Coast - Flagler County properties and are interested in keep abreast of current maket conditions in your neighborhood and surrounding areas...you may always visit my website www.Palm-coast-Hot-Properties.com and my blog www.TheCoastalLivingBlog.com Kristi L. Ross P.A. REALTOR Hawk Beach Realty Inc. PalmCoastMLS@gmail.com www.Palm-Coast-Hot-Properties.com www.TheCoastalLivingBlog.com I am an advocate of transparency and consumer empowerment regarding Real Estate.Thu, 23 Apr 2009 11:53:41 PDThttp://www.trulia.com/voices/How_To_/i_would_like_to_know_how_i_find_out_about_a_empty_-111141Answer by Kristi Ross: Hi Debbie, After some additional research...I have indeed found some more information about the home you have asked about on 14 Zonal Ct. in Palm Coast, Florida. On January 24, 2008 a Lis Pendens was filed against the property by Indy Mac Bank F.S.B. After going through all the listed foreclosure sales currently scheduled...this property is not yet on the list Considering that 272 new foreclosure cases have been added to the Flagler County Court Docket for the period of March 10, 2009 til April 21, 2009 (the last 6 weeks) and the large overload of cases already in the system...it is not surprising that a judgment and sale date has not yet been determined for the property. This is all public information and available from the Flagler County Court’s Records. I also see that the home was built by Maronda Homes, and as with any purchase of real estate, especially in Florida, from any builder, I would highly advise that you have a professional, reputable home inspector do a thorough inspection of any home you are considering purchasing…including a mold inspection, wood destroying organism inspection and with the newest fear regarding the Chinese Drywall situation…may also want to make sure to have an air quality inspection performed on the home as well….it is unclear at this time which homes may be effected by this newly discovered problem. You can read more about the Chinese Drywall situation on my blog. http://www.theCoastalLivingBlog.com When you purchase a “Bank Owned” home….you purchase the property in “As Is” condition and since they have no personal knowledge of things that may be wrong with the home and therefore are unable to disclose any potential hazards or problems…it is up to you the buyer “Caveat Emptor” to make sure you are protecting yourself with these types of purchases. Working with a qualified and experienced REALTOR who is versed in Foreclosures and Short Sales is highly advised. I hope this information is helpful. If you are interested in a list of Bank Owned homes that are currently available for purchase…please let me know…I would be happy to send you the most up to date and accurate list….you may also at anytime perform searches of thousands of homes, condos, vacant lots etc on my website.. Feel free to contact me with any questions or comments...Kristi Kristi L. Ross P.A. REALTOR Hawk Beach Realty Inc. PalmCoastMLS@gmail.com www.Palm-Coast-Hot-Properties.com www.TheCoastalLivingBlog.comThu, 23 Apr 2009 09:59:00 PDThttp://www.trulia.com/voices/Foreclosure/the_house_is_zonal_ct_palm_coast_fl_-111143Answer by Kristi Ross: Hi Debbie, I am a little confused about your question. Are you looking for a home on Zonal Ct in Palm Coast, FL? There are currently no homes on the market for sale on Zonal Ct., however, 13 Zonal Ct., which was a foreclosed home owned by Wells Fargo was just sold and closed on April 4th, 2009. The sale price on the home was $124,000. 12 Zonal Ct. also a foreclosed home owned by Yale Mortgage Corp. Was sold for $148,000 on April 29th, 2008. All of the information provided regarding these homes is available to the public through the Flagler County Court House Records. I have not been able to find any current information regarding an upcoming foreclosure of the home at 14 Zonal Court. Perhaps it is the house number that was incorrect?? If you are interested in properties for sale in the Seminole Woods neighborhood of Palm Coast, Fl...or would like to have a current list of bank owned foreclosed homes that are available for purchase in Flagler County & Palm Coast, FL....please feel free at your convenience to visit www.Palm-Coast-Hot-Properties.com. Please feel free to contact me if i can be of any further assistance in your search and purchase of a home in Palm Coast, FL. You questipons and comments are always welcome...Kristi Kristi L. Ross P.A. REALTOR Hawk Beach Realty Inc. PalmCoastMLS@gmail.com www.Palm-Coast-Hot-Properties.com www.TheCoastlLivingBlog.comThu, 23 Apr 2009 08:41:12 PDThttp://www.trulia.com/voices/Home_Buying/How_safe_is_the_P_section_The_home_is_close_to_t-87153Answer by Kristi Ross: Hi Jackie, For the most up to date and accurate information about the crime rate in the Palm Coast - Flagler County, Fl area..please visit http://www.myfcso.us/ You can also find more information about all the Flagler County Schools...including the School you speak of off of Belle Terre at http://www.flagler.k12.fl.us/ For additional information about Palm Coast - Flagler County real estate and the ability to freely search thousands of homes...including those in the "P" Section also known as "Pine Grove" you may visit www.Palm-Coast-Hot-Properties and monthly updated market reports at www.theCoastalLivingBlog.com Please let me know if I may be of further assistance. I am a string believer in comsumer empoweerment and transparency in real estate transactions and data. Kristi L. Ross P.A. REALTOR Hawk Beach Realty Inc. PalmCoastMLS@gmail.comThu, 23 Apr 2009 06:45:30 PDThttp://www.trulia.com/voices/Market_Conditions/How_bad_has_rents_gone_down_in_Palm_Coast_-72722Answer by Kristi Ross: Hey Wayne - I hope all is going well with you. I just noticed that the site Zilpy was just recommended as a way to gage the rental market in Palm Coast, FL. Although this is an additional tool to use to gather information...you know about junk in junk out when it comes to data. Please note that the demographic information given regarding Palm Coast, Fl is from the 2000 Census and we all know that this data is nowhere near to accurate anymore. Also, in many cases the monthly rental values are not necessarily the best indicator of how healthy the rental market is. By speaking with Rental Professionals in the area, you will get more accurate and excellent data on current vacancy percentages and the quality of the renters. You do not want a renter in your property that is going to damage the premises or default on their lease. Although I did manage my own rental properties in Palm Coast, Fl for 8 years.....I have liquidated all of my rental properties in the area.......I do not manage rental properties in Palm Coast, - Flagler County for others...but would be happy to email a list of Property Management Companies and Property Managers that will give a more realistic report on the current rental situation in the community. For customers who are interested in purchasing properties in the area with the goal of becoming a landlord...feel free to visit my website to Search thousands of available properties. I would also be happy to add you to my Hot Properties notifier. As always, feel free to contact me anytime...I believe that knowledge and transparency in real estate is power and I am a strong advocate for consumer empowerment.....Kristi Kristi L. Ross P.A. REALTOR Hawk Beach Realty Inc. PalmCoastMLS@gmail.comThu, 23 Apr 2009 06:01:24 PDThttp://www.trulia.com/voices/Market_Conditions/How_bad_has_rents_gone_down_in_Palm_Coast_-72722Answer by Kristi Ross: Hey Wayne, I am sending you a link to the current rental properties on the market by email for your review. Should be getting it shortly. Hope you are having a great day....call me with any questions and we can go into more detail....Kristi Kristi L. Ross Hawk Beach Realty 386-931-5822 www.Palm-Coast-hot-Properties.comSat, 13 Dec 2008 08:19:39 PSThttp://www.trulia.com/voices/Home_Buying/Looking_for_a_vacation_villa_townhome_in_Palm_Coa-102806Answer by Kristi Ross: Hi Brige, I have just posted several Real Estate Market Reports on my blog www.TheCoastalLivingBlog.com to inform buyer's and seller's of the current market conditions in Palm Coast, FL. Grand Haven, Ocean Hammock, Hammock Dunes and Hammock Beach are all Gated Golf Course communities that have pool facilities. I post these reports every month, so feel free to check back anytime to see the health of the current market. I am in the process of posting the Real Estate Market Reports on the status of Pine Lakes, Cypress Knoll and Mantanzas Woods for the month of March. These are all non-gated golf course communities surrounded primarily by free standing, single family homes with and without pools.. The above mentioned golf courses are under the same management of the Grand Haven Golf Course. If you own property within the gates of Grand Haven you can have a Grand Club Membership that is inclusive of the PRIVATE Grand Haven Golf Course and the three golf courses, Cypress Knoll, Pine Lakes, Mantazas Woods located outside the gates west of I-95. Only homeowners or guests of members are permitted to play the PRIVATE Grand Haven course at this time. In the community of Grand Haven, you have your choice of either a townhome or a patio home for your needs and you have two pools and three clubhouses to utilize during your visits. Please feel free to contact me with any questions or comments. Kristi L. Ross P.A. REALTOR Hawk Beach Realty Inc. 386-931-5822 PalmCoastMLS@gmail.comMon, 30 Mar 2009 16:28:54 PDThttp://www.trulia.com/voices/Home_Buying/Looking_for_a_vacation_villa_townhome_in_Palm_Coa-102806Answer by Kristi Ross: Brige - I apologize. I misread your question when writing my first post. I misunderstood and thought you meant multi- level condo on the interior...but now rereading your question I realize I was mistaken. That really narrows down your choices. Either a free standing patio home or a townhome in the community of Grand Haven would suit your needs. If you would like a full list of townhomes and patio home properties available in Grand Haven...please email or call me and I will get it sent over to you immediately. Sorry again about the misunderstanding :-) Kristi L. Ross P.A. REALTOR Hawk Beach Realty Inc. 386-931-5822 PalmCoastMLS@gmaiSat, 28 Mar 2009 19:48:45 PDThttp://www.trulia.com/voices/Home_Buying/Looking_for_a_vacation_villa_townhome_in_Palm_Coa-102806Answer by Kristi Ross: Brige - Based on the criteria you have provided...Grand Haven, Cinnamon Beach, Hammock Dunes or Hammock Beach Club would fit your request. Depending on the price range you are looking in will be the final determining factor on which community is best suited for you. Of the communities mentioned above...Grand Haven is the most affordable. With condos, townhomes and detached patio homes starting in the mid to high $100K's. Grand Haven is a gated community fronting the Intracoastal Waterway and features an 18 hole Jack Nicklaus Signature Golf Course, two full service clubhouses with pools, fitness facilities and sports centers. The other communities are located on the Northern Peninsula of Flagler County and front the Atlantic Ocean. Hammock Beach Club and Cinnamon Beach are both communities surrounded by the Jack Nicklaus Signature Golf Course called Ocean Hammock. Ocean Hammock is an amazing Jack Nicklaus signature Golf Course with several holes directly fronting the Atlantic Ocean. Hammock Beach Club is a gated resort style environment. It features a beautiful pool area with slides and a lazy river. Condos are listed for sale starting in the Low $200K's all the way up to over $1million. Cinnamon Beach is an exclusive gated community within the gated community of Ocean Hammock. The condos in Cinnamon Beach front either the ocean or lake with panoramic views of the gold course. The lowest priced condo currently listed for sale in Cinnamon beach is a 3 bedroom bath unit for $250K. Ocean Front units are listed for $300K up to over $1million. Hammock Dunes is an exclusive gated community surrounding an 18 hole Tom Fazio masterpiece, The community also owns a Tent Jones course along the Intracoastal Waterway. The condos in Hammock Dunes are the most luxurious in all of Flagler County with stunning views of the Ocean. The best priced unit in Hammock Dunes at this time, that is not a multi level set up, is a 2 Bedroom 2 Bath listed for sale at $349,900. I hope this information is helpful. If I may be of any additional service...please feel free to contact me anytime; your questions and comments are always welcome. You may also visit my website www.Palm-Coast-Hot-Properties.com or my blog www.TheCoastalLivingBlog.com at anytime for the most up to date market reports and current Flagler County MLS listing information. Kristi L. Ross P.A. REALTOR Hawk Beach Realty Inc. 386-931-5822 PalmCoastMLS@gmail.com www.Palm-Coast-Hot-Properties.com www.TheCoastalLivingBlog.comSat, 28 Mar 2009 19:17:24 PDThttp://www.trulia.com/voices/Market_Conditions/Can_you_advise_on_market_conditions_in_Plam_coast_-29789Answer by Kristi Ross: John ~ The following is a quick update of the current market conditions as of March 28, 2009 for the Gated, Intracoastal Front, Golf Community of Grand Haven - Located in Palm Coast, Florida. The good news - Grand Haven has seen a decrease in home listings in the last couple of months. There could be several reasons for this change including the sale of listed homes and seller's removing their homes from the market either voluntarily or being forced to due to upcoming foreclosures. There are currently 111 Active homes for sale in Grand Haven. Of those listed homes, 20% are distress sales that are listed as either bank owned or short sales. A total of 8 homes have sold in Grand Haven since the 1st of the year....putting the current absorption rate of homes at about 41 months (Just under 4 years)...that indicates a very, very strong buyer's market. There are currently 113 Vacant Building lots for sale in Grand Haven. Of those listed lots, 13% are distress sales. Only 1 lot has sold since the 1st of the year. The 1 lot that sold was an estate size lot in the Creekside Neighborhood and it sold for $65K. The absorption rate of vacant lots is at least 9 years at the current rate of sales...this indicates a very, very strong buyer's market. There are currently 19 Townhomes/Condos for Sale in Grand Haven. Of those 32% are distressed sales. Only 1 Townhome has sold since the first of the year. The absorption rate of Townhomes/Condos in Grand Haven is just under 5 years...this indicates a very, very strong buyer's market. *The absorption rate equals the number of months it takes to sell a home based on the number of homes listed for sale divided by the number of homes sold per month. An absorption rate on 6 months is an indicator of a neutral market....any number over 6 months is a buyer's market, anything below 6 months is considered a seller's market. For more information about market conditions, community information and free MLS search for Palm Coast - Flagler County, Florida...please visit www.Palm-Coast-Hot-Properties.com I hope this information proves helpful in your real estate search. Please let me know if I may be of further assistance in your search for real estate in North East Florida. Kristi L. Ross P.A. REALTOR Hawk Beach Realty Inc. 386-931-5822 PalmCoastMLS@gmail.com www.Palm-Coast-Hot-Properties.com www.TheCoastalLivingBlog.com The information provided is compiled from the FLGMLS. I am not responsible for any data that is incorrectSat, 28 Mar 2009 18:29:49 PDThttp://www.trulia.com/voices/Market_Conditions/Can_you_advise_on_market_conditions_in_Plam_coast_-29789Answer by Kristi Ross: Hi John, I just updated the market conditions report for the Grand Haven community in Palm Coast, Florida for September through November 08. I hope this information is helpful. As always, feel free to visit http://Palm-coast-Hot-Properties.com for the most up to date market conditions reports for all of Palm Coast/Flagler County Real Estate. Total Grand Haven Home Listings: 131 Single Family Homes Average Listing Price: $433,396 Average Sales Price: $356,222 Total Sold Homes: 9 Total Pending Homes: 10 Pending Bank Owned: 0 Pending Short Sales: 6 (60% of Pending Sales are "Short Sales") Days on Market: 281 days - This is just over 9 MONTHS!!!! Sale Price/ Last List Price Ratio: 90.13%* *(This means that Grand Haven Homes sold for an average of 9.87% off the Last Listing Price) Sale Price/Original List Price Ratio: 78.10% *(This means that Grand Haven Homes sold for an average of 21.90% off the original listing price) It is clear that owners and their agents are still chasing the market down. The above data is very concerning to me and I am curious as to where the breakdown is coming from...is it the listing agent or the home owner? Because here is the reality check...if your house is lingering on the market for 280 days and you end up selling the home for over 20% off off the original selling price...someone is either in denial or did not do their homework when properly pricing the home for sale. If you are truly wanting or needing to sell your home in Grand Haven...price it aggressively and properly immediately and it will sell. The only factor driving sales in Palm Coast, Florida right now is Price, Price, Price. If you are not prepared to sell or list your home for what it is worth....I would recommend removing it from the market to assist in decreasing the inventory levels....this will assist in a faster recovery in the market. For more information about actually getting your house SOLD instead of just listing it...feel free to contact me for a complimentary assessment. Of the 131 homes currently listed for sale in Grand Haven.... 15 Short Sales 8 Bank Owned Regards, Kristi L. Ross PA Hawk Beach Realty Inc.Tue, 25 Nov 2008 13:02:06 PSThttp://www.trulia.com/voices/Market_Conditions/Can_you_advise_on_market_conditions_in_Plam_coast_-29789Answer by Kristi Ross: Hi John, Here is a Market Update for June 2008 for Grand Haven Total Active Grand Haven Homes: 125 in June vs 131 in May Median List Price: $419,000 in June vs $399,999 in May Average Sale Price: $318,566 in June vs $354,188 in May Sold Homes: 10 Homes in June vs 8 Homes in May Pending Homes: 13 Homes in June vs 12 Homes in May Vacancies 49% Average Days on Market: 329 List Price: Sale Price Ratio: 91.25% The above numbers reflect a decrease in inventory that is also in correlation with a decrease is sales price. It is still clear in this market that it is all about price - price- price. The median list price did rise roughly 5% which is a indicator that the lower priced homes are quickly reducing in inventory. I cannot tell yet if this is a trend and if we have finally hit the bottom in Grand Haven Residential Single Family Homes but the increase in average sale price is encouraging. And, the trend of more homes going pending and sold is also a positive trend. With 125 Single Family Homes currently on the market for sale in Grand Haven and with 10 homes selling in June...we are still at an absorption rate that is clearly in a buyer's favor with inventory levels of Grand Haven Single Family homes being at a supply of 12.5 months. Once we hit 6 months supply we will be back to a normalized inventory and anything under 6 months of supply is considered a seller's market...so you can see that the absorption rate is a very important number. Please feel free to contact me for additional information or you can always visit my website and blog to search then entire MLS for free and all available properties that fit your needs and goals....Kristi Kristi Ross Hawk Beach Realty Inc. www.Palm-Coast-Hot-Properties.comMon, 21 Jul 2008 16:16:57 PDThttp://www.trulia.com/voices/Market_Conditions/Can_you_advise_on_market_conditions_in_Plam_coast_-29789Answer by Kristi Ross: Hi John, As I promised....I have updated the information on my blog regarding the current market data and statistics for the community of Grand Haven. I do market updates on Palm Coast-Flagler County Real Estate trends and statistics every Sunday...so feel free to continue to check back at you convinence. As I mentioned before, I am actually an owner of property in the Grand Haven Community so I am very familiar with this community and the many different villages inside the gates. I did notice that there are currently 17 homes for rent in Grand Haven as well ....if you are interested in renting while you make your buying decision and to become more familiar with the different neighborhoods within the Grand Haven community and which one best suits your needs and goals. If you would like any additional information, please let me know If I can be of further assistance.Sat, 31 May 2008 23:08:46 PDThttp://www.trulia.com/voices/Market_Conditions/Can_you_advise_on_market_conditions_in_Plam_coast_-29789Answer by Kristi Ross: OK Reality check here. Nothing against Marian but she is in NC. I actually own property in Grand Haven here in Florida. I am very familiar with both the development and the current market conditions in that community. The prices in Grand Haven are still falling and inventory levels are still very, very high for a community of that size. And the sales team has now moved onto the next pre-construction development of Grand Landings and therefore are not pushing the Grand Haven community in thier advertising efforts as much in my personal opinion. Now, it depends on your goals and the resaon for buying. If you are wanting to live in that community for the lifestyle, I would suggest renting for a while before buying..do your homework and take your time. Prices in that community are not going to rise or stabalize for awhile...there are a ton of vacant lots available that are really dragging the entire community down. I have a list of bank REO properties and short sales in Grand Haven that I would be happy to share with you. Most of the buyers of the vacant land in the Creekside and Wild Oaks area of Grand Haven were investors and speculators that are now leap frogging over each other with price reductions to get thier properties sold first...not a good thing....hurts the entire community. I will also disclose to you that I am a Full time Florida Licensed REALTOR and have had my license in florida for 7 years. I am also a current property owner in Grand Haven. The community is very nice...but in my personal opinion...not the time to buy in there yet. I will be doing a current market update about Grand Haven for my coastal Living blog in the next few days...feel free to check out the data there if you would like...KristiMon, 26 May 2008 20:40:31 PDThttp://www.trulia.com/voices/Home_Buying/we_waited_months_for_an_answer_on_a_short_sale-73865Answer by Kristi Ross: The quick answer...and this is not to be taken as legal advice ...is NO!!!! Putting an offer in on any short sale in these current market conditions is what I liken to playing craps in Vegas...sometimes you win but for the most part the odds are against you. The percentage of listing and pending short sales that ever make it to closing is frankly rather pathetic when you consider the banks alternatives. But you must remember, not only does the house have to qualify for the short sale, agree to the price, but the the owner also must be in a a severe hardship situation and have very little. With those three little words "Third Party Approval" you have lost all rights to recourse....just a fact. Anytime a second is brought into the mix, the odds are even more dire that you will get through to a successful closing on a short sale home. And, while you have been waiting for the last 5 months...you have probably missed out on some great already foreclosed upon, bank owned properties. Sorry to hear you lost out on the house. However, look on the bright side....if it truly is going into foreclosure, once a bank owns a property, they are very, very motivated to unload it and you may end up getting the home for an even better price in the future, or maybe that home was just not meant to be for you and a better deal is just around the corner. My recommendation to you going forward would be to do alot of homework on learning about short sales and bank foreclosed homes. Work with a very experienced REALTOR that is familiar and educated about these processes. Ask many questions of your REALTOR before making any offers... For more information about short sales and bank owned properties...you can always feel free to visit my blog and website for daily updated information and links to very helpful information from highly trained professionals regarding all aspects of buying and selling Real Estate. http:// www.Palm-Coast-hot-Properties.com I hope that you are able to find the home that will fit your needs. Take a look at the bank owned homes...there are some very excellent deals out there at this time and the process moves very quickly once a contract is agreed to...especially with cash. Regards, Kristi L. Ross PA Hawk Beach Realty Inc. www.thecoastallivingblog.comThu, 18 Dec 2008 07:41:50 PSThttp://www.trulia.com/voices/Home_Selling/Please_advise_on_market_conditions_in_Indian_Trail-50728Answer by Kristi Ross: Hi Patricia, I do monthly Palm Coast Market Updates broken out by neighborhood and post to my blog "The Coastal Living Blog". This month there are 175 homes for sale in Indian Trails. 14 Indian Trails Homes sold in November and there are 44 homes currently pending sale. There is some very interesting data regarding the pending sales, short sales, foreclosures etc. and the full report is too long to post here. If you would like to view the current market conditions update report for Palm Coast, Fl - Indian Trails neighborhood you can view it at http://www.thecoastallivingblog.com I would also be happy to run any data on the Indian Trials neighborhood that will assist you with your goals of selling your home. Regards, Kristi Ross Hawk Beach Realty Inc.Mon, 1 Dec 2008 16:33:17 PSThttp://www.trulia.com/voices/Foreclosure/someone_showed_a_document_stating_a_home_in_forecl-69812Answer by Kristi Ross: Iv66 - I would be happy to find out what happend with this property but I need the address in order to do so. Things are not always as they seem in real estate transactions...but then again...there are always exceptions. If you do not feel comfortable posting the address publicly here...you can visit my website http://www.Palm-Coast-Hot-Properties.com and email me the address and I will do some research for you...perhaps someone did get an amazing deal on a property for $100. Regards, Kristi L. Ross PA Hawk Beach Realty Inc.Tue, 25 Nov 2008 13:07:39 PSThttp://www.trulia.com/voices/Property_QandA/What_ist_the_present_status_of_this_property_-68606Answer by Kristi Ross: Hi Brenda, I am actually an agent in Palm Coast, Florida, not St. Augustine (30 miles to the north) or Daytona (30 Miles to the south). I own a home on the canals so I am very familiar with this community and know exactly where this particular home is located. I am not sure if you are familiar with Palm Coast and the Saltwater Canal area and homes. The home at 2 Cold Spring Ct. is located at the end of the canal (not the tip...tip lots are the most desirable for boaters, corner lots are many times less disireable due to water depth and waterfrontage for boaters...just FYI). This home is very nice and is one of the largest and most improved homes in this area of the canals and was built during the top of the market. The home is located at the Intersection of Cold Spring Court and Coral Reef Ct. this is significant because Coral Reef Court is an area of multi family duplexes and this does have an impact on the value and resale of this home. I would also like to point out that the majority of homes on the Canals in Palm Coast, Florida are single story as most people moving to this area do not want stairs and prefer to have single story homes....that makes this home unique. I only bring up these two factors because it is important to know the attributes that may affect the value of the property. Cold Spring Court is located to the North of Clubfield Drive, so the time to get out to the outlet to the Intracoastal Waterway and fueling Marina, by boat, can take upwards of 30 minutes and there is one 16ft fixed bridge, so this property is not accessible by sailboat. After doing some searching, I was unable to find this home listed in the Flagler County MLS for sale within the last year. The following information about 2 Cold Spring Ct is public information and accessible to everyone. The property was sold for $100. at the Flagler County Court House recently and a new deed was recorded on 10/01/08. The public records are a little confusing and incomplete and I was unable to decifer who actually owned the property from 2003-2008. It does not appear that the home is currently available for sale through a Licensed Real Estate Professional from what I can tell. I hope I was able to help with your question. If you are interested in more information about Palm Coast, Florida and Saltwater Canal Properties please feel free to visit http://www.thecoastallivingblog.com Regards, Kristi L Ross PA Hawk Beach Realty inc.Tue, 25 Nov 2008 12:49:37 PSThttp://www.trulia.com/voices/Home_Buying/Short_Sales_In_Palm_Coast-19484Answer by Kristi Ross: Hi Alan, You are correct...many properties in Palm Coast - Flagler County are very attractive now. It is important to know that cheap prices do not always equate to the best value. Always do your homework, gather all the information you can and work with an experienced REALTOR to determine if now is the ideal time for you personally to purchase...everyone's needs and goals are different and should be treated as such. If you are looking at bank owned or short sale properties...make sure your expectations are realistic and always have either a proof of cash funds letter from your bank or pre-approval letter from your lender before you begin your search. REO and short sale properties will require this information be submitted with any offer. I wish I had all of the answers to your questions...but my crystal ball is a little fuzzy right now :-) The good news...our inventory levels have dereased significantly in the last 9 months.Thu, 5 Jun 2008 19:42:36 PDThttp://www.trulia.com/voices/Home_Buying/Short_Sales_In_Palm_Coast-19484Answer by Kristi Ross: Hi Stan, I agree 100% with Harry Ashley. He actually works in my office and is one of the hardest working most succesful agents in town right now. If he is telling you to hold off until the summer months when sellers will be scrambling because the buyers have dissapeared, I agree...better time to get a better deal on a Palm Coast Home. Plus more and more bank owned properties are in the pipeline soon. I also would suggest if at all possible, stay way from the short sales,,,they usually lead to dissapointing results for the buyer and once the bank gets ahold of them, you can generally pick them up for less and with a very quick closing. When you are ready to purchase...give Harry a call...he will find you the best property for the best price.Mon, 26 May 2008 20:23:48 PDThttp://www.trulia.com/voices/Home_Buying/removed-37878Answer by Kristi Ross: I am very happy to see all of the great answers to this question on Trulia. Are you sure the REALTOR did not present your offer...they are required by law to present any and all offers. Also, it is not uncommon for the bank...especially Fannie Mae and Freddie Mac to come back and ask for highest and best if multiple offers have been presented. I had a situation with an agent asking me for my clients best and final...we told them they had the best and final and to present the offer...we got the property. I see you are in California, so unfortuneatley, I have a feeling you will see other REO opportunites soon. However it is good to see that REO properties are going for as much as $30K over ask. Maybe the market is finally stabalizing.Mon, 26 May 2008 20:10:17 PDThttp://www.trulia.com/voices/Home_Selling/We_have_been_in_our_home_for_years_now_We_have_p-37998Answer by Kristi Ross: What I believe is more important than the same brands is the same overall look. My beachhouse I had all LG appliances and they looked great...in my current home I have a fridgedaire stove, Dacor Microwave, GE dishwasher and Whirlpool refrigerator...LOL!!! We live in an area with a high foreclosure rate...so we were able to get new or nearly new stainless steel appliances for next to nothing...they are all different brands but match very well and everybody comments on how great they look...not that they are different Brands. If you are in an area that is having a high rate of foreclosures...check out craigslist...why pay retail for anything right now... good luck and have fun.Mon, 26 May 2008 20:00:34 PDThttp://www.trulia.com/voices/Agent2Agent/Have_any_Realtors_adopted_the_iPhone_-8667Answer by Kristi Ross: I have an Iphone and Love, Love, Love it. I cannot wait for the wave of programs that will be launching soon that will help make our jobs easier. I love that fect that I can run on the beach, have the phone ring or get a text message...and the music stops so that I can answer my customers immediatley. I no longer have to carry around three or four different devices to be productive. I can also download all my podcasts, videos...it is a must have going forward in our business as REALTORS in my opinion...plus the keyboard is very easy to use once you get used to it. I just wish I would have been more patient and waited for the 3G to come out...but I am still loving it.Mon, 26 May 2008 19:52:14 PDT