http://www.trulia.com/voices/profile/Real_Estate_Pro-Jacksonville_FL-261073/The latest answers submitted by Pam Graham to questions asked on Trulia Voicesen-ushttp://www.trulia.com/voices/Property_QandA/I_am_military_leaving_area_should_I_sell_and_br-175404Answer by Pam Graham: Hi Redter72! Let's look at your equity for a moment. Let's say you bought your house for 200k, but now it's worth 150k. Let's also say that 2009 is the last year for a decline in value (I'm not saying it is just using it as an example) and in 2010 we start to see a 3% increase in values. So in 2010 you're value would increase by $4500. To make it easy and not have to figure out what the increased equity amount is each year let's just divide $4500 into $50k and that will tell us how many years it would take before you would see the value at 200k again. Which would be approximately 11 years. Of course my example above is not perfect, 3% appreciation every year isn't guaranteed, we could see more or less. We may not even see a positive appreciation in 2010. Is it worth renting every year and waiting for the values to go up or break even with HAP now and move on with your life???Fri, 30 Oct 2009 08:21:30 PDThttp://www.trulia.com/voices/Property_QandA/How_much_acreage_is_included_with_this_home_If_ov-160733Answer by Pam Graham: Based on the tax records it's under a 1/4 acre. Are you looking for horse property in the Oceanway area?Thu, 3 Sep 2009 08:49:48 PDThttp://www.trulia.com/voices/Agent2Agent/Is_it_legal_for_a_buyers_agent_to_have_her_husband-160171Answer by Pam Graham: Jessica, I bet you were on hold for about an hour! :) If you call the Florida Dept. of Agriculture and Consumer Services, please update us on what they say.Tue, 1 Sep 2009 13:13:01 PDThttp://www.trulia.com/voices/Agent2Agent/Is_it_legal_for_a_buyers_agent_to_have_her_husband-160171Answer by Pam Graham: I would be curious to what the NAR legal hotline says too. I would think it wouldn't be illegal. If the husband is licensed to do WDO inspections and the buyer is ok with it then why would you have an issue? I'm not trying to be disrespectful to you, I'm really trying to see it from your angle, which is why I asked the question.Tue, 1 Sep 2009 11:59:09 PDThttp://www.trulia.com/voices/Property_QandA/Hi_what_do_I_need_to_qualify_How_much_income_-149920Answer by Pam Graham: This home shows up as active contingent meaning that there is a contract on the home. If you want to get pre-approved for a home give Billi West with Network Funding a call at 904-449-9460. If you are looking for an agent, I'd love to help! My direct number is 904-910-3516.Wed, 29 Jul 2009 08:09:45 PDThttp://www.trulia.com/voices/Property_QandA/Is_there_a_contact_pending_on_this_house_-147179Answer by Pam Graham: Hi Dana, Yes the property does have a contract on it. If you would like to search for homes feel free to visit http://www.pamgraham.com/custom/mlsMon, 20 Jul 2009 11:55:22 PDThttp://www.trulia.com/voices/Home_Buying/We_are_moving_from_Pensacola_my_husband_just_got_-131545Answer by Pam Graham: Hi Pacemom! As real estate agents, we can't tell you where to live but we can help point you in the right direction when it comes to what's important for you and your family. What kind of commute time is your husband willing to drive? If you're wanting to stay in Clay County here's the link for Clay county schools: http://www.clay.k12.fl.us/ I'm also going to include a link of Green Cove Springs so you can see the surrounding area: http://www.mapquest.com/maps?city=Green+Cove+Springs&state=FL If you would like additional information on the area, please feel free to email me at pam@pamgraham.com or call me at 904-910-3516.Mon, 1 Jun 2009 12:59:00 PDThttp://www.trulia.com/voices/Property_QandA/What_is_the_HOA_fees_and_CDD_fees_-117391Answer by Pam Graham: Pam, The HOA is $50 a year and the CDD is $1500 a year. Currently the house has a contract on it. If you would like up to date searches please email me at pam@pamgraham.com and I'll send you an invitation to our listingbook tool where the homes are updated minutes after the status changes in the MLS.Wed, 29 Apr 2009 06:40:51 PDThttp://www.trulia.com/voices/Home_Buying/We_re_looking_into_the_various_FTHB_programs_in_Du-114356Answer by Pam Graham: Juanita, It really depends on the program you're going to use. Some may have a time frame in which you have to take the course then purchase a home. What is your timeframe for buying a home? You could plan to take these courses prior to your time frame being here. It usually takes 30-45 days to close on a home, so back date your start date some so you can calculate when you should start your search. It sounds like your just itching to get started! :) If I can help, please feel free to email me at pam@pamgraham.com or you can call me at 904-910-3516.Wed, 22 Apr 2009 10:47:06 PDThttp://www.trulia.com/voices/Home_Buying/Short_sales_better_to_ask_close_to_asking_plus_cl-101609Answer by Pam Graham: Good Luck Pat! Maybe it won't be as long as you think. :) Let us know how it turns out.Mon, 23 Mar 2009 11:23:55 PDThttp://www.trulia.com/voices/Home_Buying/Short_sales_better_to_ask_close_to_asking_plus_cl-101609Answer by Pam Graham: Pat, It really depends on the BPO (Brokers price opinion-market analysis). Some lenders will pay 3% of the purchase price towards the buyers closing costs. Some will pay all of the buyer's closing costs if they are netting 88% of the BPO amount. You also want to make sure if there is multiple offers and offer accordingly.Sun, 22 Mar 2009 05:37:55 PDThttp://www.trulia.com/voices/Property_QandA/so_when_can_I_move_in_-101587Answer by Pam Graham: Lisa, A typical closing can take 30-45 days to complete. Would you like to take a look at this one? I can be reached at 904-910-3516 or pam@pamgraham.com.Sat, 21 Mar 2009 17:36:37 PDThttp://www.trulia.com/voices/Property_QandA/when_can_I_see_it_-101583Answer by Pam Graham: Lisa, When is it a good time for your schedule? I'm not the listing agent but I can show you this home and other homes that meet your criteria. I can be reached at 904-910-3516 or email: pam@pamgraham.comSat, 21 Mar 2009 17:33:23 PDThttp://www.trulia.com/voices/Home_Buying/What_Down_payment_assistance_plans_are_still_out_t-101067Answer by Pam Graham: Summer, There are down payment assistance available. There is the Clay County SHIP program as well as bond money available in the state of Florida. There is also the USDA program that is 100% financing, no PMI and seller concessions up to 6%. If you would like more info, feel free to call me at 904-910-3516 or if you prefer, my email is pam@pamgraham.com.Fri, 20 Mar 2009 08:58:28 PDThttp://www.trulia.com/voices/Home_Buying/Thinking_about_buying_a_short_sale_does_agent_kno-100919Answer by Pam Graham: In all the short sales I've done, the bank has told me what their bottom line is.Thu, 19 Mar 2009 17:36:36 PDThttp://www.trulia.com/voices/Home_Buying/Thinking_about_buying_a_short_sale_does_agent_kno-100919Answer by Pam Graham: Pat, First you shouldn't look at the county appraisers values, because it doesn't represent the true market value. Ask if there has been a BPO (Broker's price opinion-market analysis) done,that's the price the bank bases their approval on. They usually want to net 88% of what the BPO came in at. If the values have come down since the BPO was done then, the listing agent can send in their own BPO showing that and request a new BPO. Hope that helps!Thu, 19 Mar 2009 17:32:00 PDThttp://www.trulia.com/voices/Property_QandA/My_wife_and_I_are_interested_in_this_home_Who_do_-99957Answer by Pam Graham: This home is showing expired in the MLS. I'd be happy to contact them to arrange a showing. I can be reached at 904-910-3516 or if you prefer email: pam@pamgraham.com.Tue, 17 Mar 2009 10:08:54 PDThttp://www.trulia.com/voices/Property_QandA/Who_is_the_agent_for_this_property_-99019Answer by Pam Graham: Rebecca-That house is not listed with an agent. It's listed on Realty Trac because the Lis Pendens was filed in December 2008. So far an auction date has not been set. Typically if the home owner's don't try to stop the foreclosure it takes around 4 months to foreclose on. Would you like for me to see if the owner's want to sell? If so, I can be reached at 904-910-3516 or if you prefer, my email is pam@pamgraham.com.Sat, 14 Mar 2009 17:35:56 PDThttp://www.trulia.com/voices/Rental_Basics/is_it_good_to_rent_a_pre_forclosure_-69263Answer by Pam Graham: Adrianna, I highly DO NOT recommend it! I agree with Bill, once you get settled, more than likely you'll have to move out. All the extra costs and headaches of getting your utilities connected and address changed isn't worth it. Any seller can default on their loan but chances of someone already in foreclosure is much greater.Wed, 19 Nov 2008 13:56:35 PSThttp://www.trulia.com/voices/Home_Selling/What_do_I_need_to_do_to_sell_my_home_it_has_been_o-66074Answer by Pam Graham: Jennifer, I can appreciate your frustration. There's a few things to take in consideration when selling your home: 1. What is the condition of your home? In today's market buyers have alot of homes to choose from, so if your home is not in good shape and the price doesn't reflect that, that can cause very few showings (if it's noticeable in the photos) or no offers. 2. Location? Are you located next to power lines, backed up to a busy street, next to commercial property? Those could be turn offs to some buyers. 3. Price is pretty much everything. When you want to determine what the value is for your home you need to look at homes that are comparable to yours that has sold in the past 6 months or less. You also need to see what the competition is priced at because that will determine which houses, buyer's look at. With the amount of inventory out there, the buyer's will eliminate houses before they even go out to look, if the price is higher than other homes in their criteria. Even though it's important to know what you owe and price it to be able to pay off your mortgage and closing costs, it isn't a true picture of value in today's market. I'd be happy to do some research on your home and give you some honest feedback as to why your home hasn't sold. Feel free to call or email me if you would like. Pam Graham Vandguard Realty, GMAC Real Estate 904-910-3516 pam@pamgraham.comMon, 3 Nov 2008 09:48:45 PSThttp://www.trulia.com/voices/Schools/How_can_parents_track_their_childs_progress_at_Dar-65315Answer by Pam Graham: Hi Mhemingway, Here's the link for Darnell-Cookman school just in case you haven't ran across it: http://www.duvalschools.org/darnellcookman/ I'm not sure if they offer online progress report or not but this would be a good place to start! Hope this helps. :) Pam Graham Vanguard Realty, GMAC Real Estate www.pamgraham.com 904-910-3516Wed, 29 Oct 2008 14:05:12 PDThttp://www.trulia.com/voices/How_To_/how_do_i_find_out_when_a_reo_house_goes_on_the_mar-64735Answer by Pam Graham: Hi Dee, Sometimes the house sells when it's auctioned at the courthouse. If not, the bank's REO dept. hires a real estate brokerage to list the home. There can be a little lag time from when the REO dept. gets the home to when they have it listed. I can check to see if it was sold at the courthouse or listed on the Multiple Listing Service. If it's not showing up there, I can dig deeper to find out more information. Pam Graham Vanguard Realty, GMAC Real Estate 904-910-3516 pam@pamgraham.com www.pamgraham.comMon, 27 Oct 2008 11:39:01 PDT