Alma Kee, P.A.

I recently sold a house in 18 days. The secret to my success? Correct price along with an immaculately clean home that was staged to look like a model home. I recommended to the Seller that instead of a mere Realtor CMA (price opinion), they pay the $300 for a full appraisal from a well experienced, licensed appraiser who lived in the same neighborhood. He arrived at $320k . We listed it for $329k and got a contract in 18 days for $317k and closed 30 days later. Also because I pay for enhanced marketing on Realtor.com, both buyers were "presold" before they actually entered the house. The listing images were impeccable and the description was also very enticing and emphasized the advantages this home had versus other competing properties. As you will see on Realtor.com, some Realtors may not include additional photos and customized description. Some will actually have unappealing images and a minimal description.

So I recommend finding a well experienced appraiser that lives in the same neighborhood as the house you are selling (if possible). List about $5k above that price and then accept a few thousand less than the appraised value. Hire a professional cleaner weekly to insure the house is always fresh and clean. Hire a staging expert to help you declutter and give advise to show your house in the best light. Also make sure you have a lockbox for easy access by Realtors and allow showings at a moment's notice. Of course the landscaping needs to be fresh and tidy and also plant a few colorful flowers near the front door to give a great first impression.

Lastly, the appraisal is a value at that moment in time so if you do not get a contract within a month, you need an updated list of your competing properties and should also lower your price monthly until you get a contract.

If there is any way you can keep the property and use it as a rental for 3 years, that may be your best option in this "buyer's" market.

Good luck and I'm accepting a limited number of clients so call if you want my help.

All my best,
Alma Rose Kee, P.A.
Charles Rutenberg Realty, Inc.
813.244.9898 - Wed Jul 16 2008, 08:06

If you want to get the best bargain and have the patience to wait it out, you may want to attempt a short sale. Many Realtors do not want to be bothered with short sales since it may take several months to close (and several months for the Realtor to get paid.). Also there are other problems with short sales that are a big headache. If you have the stamina it may be the best way for you to capture a true bargain.

Lender owned properties may also be a great deal but you need a very attentive Realtor since these properties oftentimes sell in less than a week from list date. The good ones will not wait until you take a tour bus to go look at them. Your best bargain would be an "ugly" home with plenty of potential but will require a fair amount of cash in your pocket to do this. The "pretty" homes may cost you more since you will be competing with significantly more buyers.

So bottom line... decide if you're in a position (cash wise and temperament wise) to do the fix up after closing or if you want a pretty home, you will need to plan on renting for as long as 9 months before a lender may finally approve a short sale.

Good luck! If you're not already working with a Realtor, I am well experienced with short sales and I may be able to help you; give me a call.

All my best,

Alma Rose Kee, P.A.
Charles Rutenberg Realty, Inc.
813.244.9898 - Wed Jul 16 2008, 07:46

http://www.lynxbanc.com

Check with them, they are very experienced with foreign buyers and also are an "upfront" lender who will offer you the best interest rates and lowest "lender related" fees. Unfortunately some mortgage brokers who do not actually lend money many intentionally offer more than they can deliver, only to spring the surpirse on you a day or two before you're required to close. www.mtgprofessor.com is a valuable site, too. - Tue Jul 8 2008, 13:37

I would highly recommend paying $300 to an appraiser. That way when you talk to Realtors about selling your house, you will not be influenced about their "opinion" of market value. I listed a property and we did just this and we had a contract in 18 days and sold within $2k of the appraised value.

In this Buyer's market, pricing your house correctly is crucial. Ideally find an experienced licensed appraiser that lives in your same neighborhood since he will know the differences of property values north of Kennedy verus those that are south of Kennedy. Inform that appraiser the purpose of your appraisal is to help you price your house to sell within 90 days or whatever your time frame is. Good luck!

I would wait until you're ready to immediately put the house on the market before ordering the appraisal. - Wed Jul 2 2008, 11:34

Just be aware of the extra CDD, Community Development District taxes in Fishhawk. You have to pay for those beautiful amenities since the builders borrowed the money to create those amenties and created the CDD. That cost has to be paid back with interest by the current homeowners. You can find the exact amount of "extra" CDD taxes by entering the address at HillsTax.com . I believe the loan repayment period is 30 years so the bond repayment portion will be ongoing for at least 25 more years!

If you appreciate the amenities and the location is convenient for work and other places you plan to visit in Tampa Bay, it may justify the extra costs to live there. The schools are also excellent and it's a charming community.

For me, it's just too far out in the middle of nowhere, and I don't like to be encumbered with high CDD and HOA fees. For the money, Westchase, Westwood Lakes, Hunter's Green, parts of Tampa Palms or The Eagles are more convenient locations and a better overall value versus FishHawk.

Good luck. - Wed Jul 2 2008, 11:25