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Home Buying in Cape Coral : Real Estate Advice

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  • Local Info78
  • Home Buying410
  • Home Selling29
  • Market Conditions36

Activity 526
A few hours ago
Marshallejohnsonsr answered:
We bought a home in Ocala . Florida and would like to put an inground pool in with enclosure. What can we expect cost wise and how long to have it built ? Any recommendations on a contractor ? Concrete or fiber glass ? ... more
0 votes 32 answers Share Flag
Mon Oct 9, 2017
Robert Guth answered:
One of my customers just had a seawall built, and it was done in less than 1 week after permitting.
If you need any help finding a good deal on a lot, let me know. I am a native of Cape Coral, I have all of the best boating maps, and know my area better than most. I can be sure to help you find a premium lot at a good price. One that will do well long term, no nearby problems, and educate you on all of the finer details of lot buying from soil studies, our owl population, utility assessments, etc. And when I do, the seller pays me, not you. I help folks buy lots and then sell for a profit.


If you need any help, have any questions, or need receive lots emailed to you, just let me know. I am a native of Cape Coral with 17 years of real estate experience all here in SWFL.

Robert Guth, Re/Max Realty Partners
robguth88@gmail.com
... more
0 votes 1 answer Share Flag
Tue Oct 3, 2017
Robert Guth answered:
I have detailed maps of our area and canals including depths, bridge heights, distance to open water, boat ramps, etc. I am a local Realtor here with ReMax Realty Partners, with 17 years of experience all here in SW Florida. I have been fishing and enjoying our canal system and all the way out in to the Gulf since I was a little boy, and I am 47 now. So I know our waters pretty well and would be happy to help you or anyone who is thinking about buying a home here but wants to understand the waterfront lifestyle thoroughly 1st before making a serious investment. You can call me anytime and I will be happy to share with you what I know. Robert Guth, ReMax Realty Partners
239-770-6741
... more
0 votes 17 answers Share Flag
Thu Aug 10, 2017
Robert Guth answered:
It depends on what YOU like. If your rear view faces west, you will get amazing sunsets reflecting over your pool, guests are impressed, life feels good....But if you have a lot of windows and sliders there, you can also deal with blinding sun coming in, hotter in that area, etc. The lanai roof is a factor of course because if it extends out far enough, you get the great sunset, and then its gone, leaving that time of blinding sun to a minimum. If your home faces north and south, then your pool gets the benefit of longer sun exposure, keeping it warmer longer, and at a more comfortable temperature. If your rear faces east, you will be able to sit out on your lanai and enjoy the sunrise.

Robert Guth, Realtor - ReMax Realty Partners
17 years in real estate
Native of Cape Coral
And I love where I live
robguth88@gmail.com
www.CapeCoralFortMyersHomesOnline.com

Search through my Re/Max site: http://www.robert.southernfloridahomesearch.com

Or search through my local real estate MLS: http://members.FloridaRealtors.org/2292729
... more
0 votes 1 answer Share Flag
Thu Aug 10, 2017
Robert Guth answered:
It all depends on what your contract says.

This is why I don't understand when folks go directly to a builder without a Realtor representing them. Builders set aside commission to pay Buyer agents. They will just keep the entire commission, and the incentives and upgrades they promise can be yours regardless. Otherwise, it is you against them. Their primary interest is making sure the Builder or seller makes as much money as possible, and has the upper hand from start to finish.
I offer my clients half of my commission to represent them when working with a Builder. For one, I do less than on a normal transaction since the builder will handle much of the tasks I normally do. But this way I make sure the Buyer gets good contract review, better negotiating, and a credit from me at closing. Folks just have to register my name with a builder, and then I can help them for free. They WILL get the best deal and incentives anyways, as well as a credit from me. I work with several builders. I know who is good, who has had trouble, and how to proceed with building or buying a new build home. One mistake, and you could be in trouble. I don't make mistakes.

Robert Guth, Realtor - ReMax Realty Partners
17 years in real estate
Native of Cape Coral
And I love where I live
robguth88@gmail.com
www.CapeCoralFortMyersHomesOnline.com

Search through my Re/Max site: http://www.robert.southernfloridahomesearch.com

Or search through my local real estate MLS: http://members.FloridaRealtors.org/2292729
... more
0 votes 1 answer Share Flag
Thu Aug 10, 2017
Robert Guth answered:
You should expect around $15,000. Of course you can also add a boat lift, extended dock, tiki hut, etc. As an example, I have a customer who just spent $30,000 for a large dock, 10,000 pound boat lift, and tiki hut.

Robert Guth, Realtor - ReMax Realty Partners
17 years in real estate
Native of Cape Coral
And I love where I live
robguth88@gmail.com
www.CapeCoralFortMyersHomesOnline.com

Search through my Re/Max site: http://www.robert.southernfloridahomesearch.com

Or search through my local real estate MLS: http://members.FloridaRealtors.org/2292729
... more
0 votes 9 answers Share Flag
Thu Aug 10, 2017
Robert Guth answered:
That area has a low crime rate, an Cape Coral overall is very safe. We were ranked 2nd safest city, and now 17th safest city in America. We have an excellent police force.

If you need help buying a home, I'd be happy to help. Here the Seller will compensate me, so I can help you with no cost to you. I can also very often get credits towards Buyer closing costs as well.

Robert Guth, Realtor - ReMax Realty Partners
17 years in real estate
Native of Cape Coral
And I love where I live
robguth88@gmail.com
www.CapeCoralFortMyersHomesOnline.com

Search through my Re/Max site: http://www.robert.southernfloridahomesearch.com

Or search through my local real estate MLS: http://members.FloridaRealtors.org/2292729
... more
0 votes 1 answer Share Flag
Thu Aug 10, 2017
Robert Guth answered:
You are better off having an agent give you access to their MLS so you get the real, accurate list that is updated every minute. Online real estate websites take from our MLS, but then fail to update, to check with individuals upload fake homes, scams, etc.
Many people don't realize that they can have Buyer representation for free. I help my Buyers, and am compensated at closing by the seller. My customers start off by getting daily updates on properties through my MLS, then we schedule showings. Anything otherwise is very inefficient and unsafe. I know of a man who tried to buy on his own direct to a seller, and because he missed one small detail on the contract, he was on the hook for $18,000 in assessments. The price he got for the home is the same as he would have gotten using a Realtor. Experience is critical in real estate, and in SW Florida, there are so many quirks and factors to know. One mistake, and it can be the worst experience in your life.

Robert Guth, Realtor - ReMax Realty Partners
17 years in real estate
Native of Cape Coral
And I love where I live
robguth88@gmail.com
... more
0 votes 1 answer Share Flag
Wed Jul 19, 2017
Alexander Wesley answered:
Think no one is Lending? Think again, Xanda financial is running a relief loan program at this time. For more info, Call 570-521-6506
0 votes 2 answers Share Flag
Wed Jul 19, 2017
Jerlee494 answered:
In the STATE of Texas is there only one original signing of the deed of property because I have 2 different signature on the original from the bank & the one that was filed through the county ? ... more
0 votes 13 answers Share Flag
Sun Jul 2, 2017
Kathy Burgreen answered:
Are you a foreign national or a legal U.S. resident? Are you here on a visa? FIRPTA is a tax for foreign nationals that is paid to the U.S. Government when selling their property in the U.S. ... more
0 votes 1 answer Share Flag
Wed May 31, 2017
billofempire answered:
My house was sold in 2007 in short sale and after about 2 years I rented it from the new owner and living in it since then as a tenant . I want to buy the same house again after 9 years ,can I buy now
Thanks
... more
0 votes 20 answers Share Flag
Mon May 1, 2017
S_thesy asked:
ho I would like to know how much it would cost to put a house on my lot : 1920 1TH NE CAPE CORAL or other solutions
thank you
kind regards
thesy walraf
0 votes 0 Answers Share Flag
Mon Jan 9, 2017
Robert Guth answered:
The amount of homes with defective drywall left in the area at this point is slim to none. There is not a master list of homes, but if there is one listed on the MLS, then it will identify that it is positive for defective drywall.

If you'd like for me to help you find good investment deals, let me know and I'll email some properties.

Visit: http://www.capecoralfortmyershomesonline.com/contact
... more
0 votes 1 answer Share Flag
Mon Jan 9, 2017
Robert Guth answered:
Electric bills will vary a lot based on the home size, location, and pool or no pool, but $120-$200 for electric, and $90-$100 for water would be a fairly realistic expectation.

You can visit the local utilities websites here:

http://www.capecoralfortmyershomesonline.com/buyers
... more
0 votes 2 answers Share Flag
Mon Oct 17, 2016
Barbara Klare answered:
I always post my open house in the MLS. Potential buyers using their property portal can see them. Also stake plenty of signs.
0 votes 1 answer Share Flag
Tue Sep 20, 2016
answered:
Wow, I know this is an old question but good grief there are a ton of incorrect answers here.

FHA only requires a 2 year wait after a chapter 7 bankruptcy to be eligible. If you did a chapter 13, you may be eligible 12 months in to your payment on it!

The only time the period is long is if you included a mortgage in your bk in which case FHA defers to their foreclosure guidelines which require a 3 year wait from when the bank takes back title to the home.

VA guidelines on the other hand are just a straight 2 years for chapter 7 with or without a mortgage being included & the exact same as FHA for a chapter 13.

Take a look at the recommendations from some of my past clients on my Trulia profile by clicking the link below my phone number.

Please feel free to contact me for more information or help.

John Burke
Senior Mortgage Banker
Lending in ALL 50 states
Great Plains National Bank
Apply Online: https://secure.smartapp1003.com/102471/?loanofficerid=106115
(877)228-9069
NMLS# 787231
http://www.trulia.com/mortgage-lender-profile/MTG%20Banker/#reviews
... more
0 votes 11 answers Share Flag
Tue Sep 13, 2016
Robert Guth answered:
The majority of residential real estate contracts in Florida these days are written on the F-R BAR- AS IS contract, This article will answer some frequently answered questions regarding this contract with a focus on how inspections and repairs are handled under the AS IS contract.

AS IS is essentially a warranty disclaimer, Property is often sold AS IS in order to limit any liability relating to the condition of the property.

Aside from the general AS IS disclaimers the main difference is how inspections ans repairs are handled. Under the standard contract seller is obligated to a repair limit, If the cost of repairs exceeds the repair limit the buyer can elect to have seller repair certain defective items up to the repair limit. If neither election is made, either party can cancel the contract. The procedure is much simpler under the AS IS contract. Seller has no obligation to repair anything, but buyer can cancel the contract within the inspection period if buyer determines the property is not acceptable.
There are a couple other notable differences between the two contracts pertaining to inspections and repairs. First, the AS IS contract has no limitations on the type of inspections or who can do these inspections compared to the standard contract which limits the items that can be inspected and who can inspect them. For example, under the AS US contract a buyer can get a mold inspection which cannot be done under the standard contract ( unless there is a separate mold inspection). Second, under the AS IS contract anyone (including the buyer) can inspect the property, compared to the requirement of using a professional inspector under the standard contract.

Is buyer's only option under the AS IS contract to cancel?
Technically, yes. Practically, however, buyer's ability to cancel gives buyer significant leverage to negotiate for certain repairs, a price reduction, or a repair credit (often re-captioned a "closing cost"credit if buyer is getting a loan).

A major (and perhaps the only similarity) is that seller is not obligated to make any repairs. However, the parties under the standard contract must still follow the extensive inspection and repair provisions. These include:1- buyer must still give notice of defects, 2- seller must still obtain written repair estimates buyer cannot cancel if seller agrees to make all requested repairs, and 3- if seller does not agree to make all repairs, 4-seller can cancel if buyer fails to elect to take the property in its AS IS condition.

*Addendum K - Legally there is no distinction between the AS IS contract and the standard contract with addendum K attached. However, the AS I S contract is much cleaner and easier to use. A typical circumstance where it makes sense to use the AS IS addendum is when the parties as part of the contract negotiations decide to convert the standard contract into an AS IS sale. This usually occurs when seller agrees to a reduced price in exchange for buyer taking the property AS IS.
*Addendum L- Right to Inspect and Right to Cancel- From a buyer's perspective this is the best of both worlds. Buyer can cancel the contract if buyer is not satisfied with the condition of the property but seller is still obligated to repair defective items (up to the repair limit) if buyer does not cancel.

Seller and listing agent are still required to disclose known hidden defects that materially affect the value of the property,notwithstanding that the property is being sold AS IS.

Bank owned properties are always sold AS IS. Similarly, institutional trustees and fiduciaries typically sell property AS IS, A seller may also decide to sell a property AS IS if seller knows the property is in a state of disrepair, or if seller agrees to a significant price reduction, A buyer, on the other hand may use the AS IS contract to make buyers offer more attractive, or to tie up the property while buyer continues to look at other properties (often to the consternation of the seller and listing agent).


When representing a Buyer, I am compensated by the seller, not the Buyer. I'm on call for my clients 7 days per week, and can make the buying experience seamless and hassle-free.

Robert Guth, Realtor
Re/Max Realty Partners

www.capecoralfortmyershomesonline.com
... more
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