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Home Buying in 33418 : Real Estate Advice

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  • Home Buying12
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Activity 12
Tue May 24, 2016
Hubspooner asked:
4 Guillard Ct.
Palm Beach Gardens, FL 33418
0 votes 0 Answers Share Flag
Fri Jan 30, 2015
Peter Eurich asked:
245 Palm Springs Drive CO Springs
Price changed on Owners.com and photo updated 1/29/15
0 votes 0 Answers Share Flag
Sat May 24, 2014
skindoc4u answered:
You must be a member or stay at the hotel to play golf at PGA. Certain courses are not available to hotel guests. Also, every license plate is indexed 24/7, with permission for entry only granted in the evenings by a home owner. Some communities have another manned gate in addition to the main gates. Also, there are homes that are in PGA that were built in the 2000s. PGA National is popular because of the 5 courses, but also all of the different swimming pools by the Spa, and the huge pool by the hotel, the old croquet club is beautiful, the trees are mature, it is a wildlife conservation area, the Honda Classic is here, great nightlife, beautiful parks, and great people. Also, the hotel and the name, PGA National, brings in guests from all over the world. Your money only goes to special assessments and HOA fees in your neighborhood and therefore stays in your home and not in the equity of the club, e.g., PGA National Hotel just spent $100,000,000 on the hotel..this improves the value of the houses without the homeowner spending money.

Other membership-required communities have to vote in a special assessment (e.g. Mirasol is currently voting on a $40,000,000 improvement on the gym and EVERY resident will have to pay their share of this assessment even if they never go to the gym.

We looked at houses in BallenIsles, Mirasol, and Frenchman's Creek and we found that the per square foot cost of the houses was cheaper presumably because one has to pay for membership.
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Sat Apr 19, 2014
Gary Hitchcock answered:
I just did a search in my cities and clicked on homes for sale and got as many pictures as was provided by the listing agent. Not sure what you are talking about. Anna is correct, perhaps you don't understand that Realtors work for FREE in FL so why would you want to look at pictures without knowing the true story. The MLS has over 300 data fields on each home, sizes of bedrooms, lot size, HOA fees, property taxes, etc. etc, So when a Realtor sets up a search that sends you a listing, you ONLY get homes that you are pre-approved to buy, and meet your desires. ... more
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Wed Oct 9, 2013
Kim Benedict answered:
Never think that a bidding war won't happen when a property is below market price. Yes your right, the sellers agent should be working in the best interest for the seller and getting them the best price they can, yet there are agents that just want to sell and get the listing completed so the contract don't expire before the property's sold... may want to get more information on whats going on, and make another offer if you really want it!

Good luck to you!
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0 votes 12 answers Share Flag
Wed Jun 19, 2013
Belinda Reese answered:
There may be a couple of somewhat legitimate reasons that a RE agent may be discourages from showing particular categories of listings to a client/buyer. One reason may be the timing of when you need to pruchase/move into a house, the condition of housing you require (slight renovation vs full on rehab), and the type of funding you intend to use for your purchase. Some examples are: if you need to move relatively quickly, within 2-3 months, given the reputation for short sales taking more time to close due to the 3rd party approval requirement, the agent may not want to waste(??) your time showing you properties that typically will not meet your time frame for purchase; another example is if you are using for example, an FHA loan and closing cost assistance monies that require significantly longer close dates than say a CASH deal, then they may not want to flood your box with REO listings --which typically REO agents want to conduct relatively fast/sure transactions (why wait for a 45 - 60 day close using traditional bank money and closing help to see IF it closes rather than accept CASH deals that can surely close in 30 or less days). In this case it would be hard for you to compete with cash buyers and could possibly lead to frustration on your part. Additionally, REO properties typically require more repair (renovation to more typically rehab) which in many cases retail buyers are not prepared to nor desire to undertake. These REO scenarios --of course, depend on your price point as well. And, FHA monies also have certain requirements for use of those types of funds that limit the condition of the house that can be financed.

Having said this --IF the agent explains the pros and cons of the different categories of sale types (Standard, REO, Short Sales, etc) and the client/buyer still wants to be sent those listings (as long as the financing supports it) the buyer should have the option of seeing all the inventory that fits his/her buying/financing criteria.
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0 votes 11 answers Share Flag
Wed Jun 19, 2013
Kim Benedict answered:
Its a great idea to have a company that works with rentals handle the property rental for you. This way you get the best possible tenets with credit check and background checked as well. This can give you a piece of mind about the person living in your home, and the assurance they can pay the rent when they move in.

Im most cases you can pay half or up to a full months rent to the broker. The difference in half months price is if you keep the listing in house with the broker, so only that office knows about the rental- takes a little longer to rent- or you can pay a little more get it rented faster with the property being placed on the MLS in that area and it can be rented out fairly quickly! You have no headaches of showings, and hoping you rent to someone with a good paying record, and clean background with no judgements, or bad credit.

Worth looking into and check a few different place to see what they have to offer.

Good luck!
Kim Benedict
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0 votes 7 answers Share Flag
Thu Dec 6, 2012
Alan May answered:
This is a question from 2012... and it has already been answered several times, in violation of the sherman anti-trust laws...

There is no standard, usual, normal, regular, typical, average, common, commission. And to state that there is puts you in violation of sherman anti trust rules, and opens you (and your brokerage) to potential lawsuits and scrutiny from the Department of Justice and HUD.

All commissions, by law, are negotiable between the consumer and the agent/agency. Now that doesn't mean that each and every agent will negotiate his/her commission. But it does mean that each can charge what they see fit based on the services they offer, and the costs of providing those services.'

This is hammered into real estate agents as Real Estate 101. And for those of you, who are Realtors or agents, who think I, and Ron and Debra are wrong... please show this thread to your managing broker.
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1 vote 9 answers Share Flag
Sun Nov 18, 2012
Jimmie & Judy McAdams answered:
Hi John,

Give me the location of your condo and I can let you know if any of the sales were foreclosures or short sales.

Thanks,

Judy McAdams

The McAdams Team
Jimmie & Judy

Professional Real Estate Consultants, Realtors®
Accredited Buyer’s Representative (ABR®)
Certified Luxury Home Marketing Specialist (CLHMS®)
Certified Distressed Property Expert (CDPE®)
KELLER WILLIAMS REALTY of the Palm Beaches
(561) 385-1450 Jimmie
(561) 358-0716 Judy
(561) 842-2308 Home
www.SingerIslandLifestyles.com
Jimmie@SingerIslandLifestyles.com
Judy@SingerIslandLifestyles.com

Words of Wisdom for Buyers: The home you looked at today and want to think about making an offer on tomorrow, may be the home someone else looked at yesterday and will buy today!
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0 votes 3 answers Share Flag
Wed Feb 2, 2011
Janet Sebile answered:
I'm assuming you are not using a Realtor. If so, then this person should be handling everthing for you.

It sounds like you are dealing directly with the title company and handling everyting on your own. If this is the case I would stop calling and actually go to the title company. Make an appointment and speak directly with the Escrow officer handling the file and find out exactly what documents are missing and if this is really the hold up for the closing. Get to the bottom of the issue. Call the bank together with the escrow officer and find out exactly who has the file and what is being done.

Also, make sure that your timeframe or closing date has not passed and that you actually still have a valid contract and that the bank has no reason for getting out of the deal.

You may have to get legal assistance or advise so you can get things moving. What ever you do, take action and don't wait for them to call you.
Good luck.
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0 votes 4 answers Share Flag
Sun Jan 23, 2011
Susanna Malmgren-Grubb PA answered:
Dear Claudia,
I work for an agency headquartered in Palm Beach Gardens and we have in-house experts on title, mortgages, REO, foreclosures and shortsales. It makes it easier for us agents but also for our buyers & sellers. I recommend that you pick a buyer's agent with resources to guide you through every step of the transaction.

If a deal sounds too good, it probably is. Whether you go for a short sale or foreclosure, issues I've come across lately include removal of plumbing & doorways, severe mold that clearly has been recently painted over or bare concrete floors with recently removed carpets. There are timeline issues for the title agents that even highly qualified title agents can't cover. In some cases, IRS liens are higher than the value of the property.

I 100% agree with the agent who said bankowned homes are the best deal at this time.

Good luck!!
Susanna Malmgren-Grubb, PA
Illustrated Properties
(561) 827-2952
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1 vote 9 answers Share Flag
Thu Jan 24, 2008
Bk answered:
I had recently refinanced one of my properties and the appraisal hired by my lender did not do any justice to my property by grossly undervaluing it.Though I paid for my appraisal but the appraisal is answerable only to the lender.I had access to it and tried to discuss and ask my appraisal to reconsider it but to no avail.I had to go to another lender and get another appraisal done which came out to be about right.There was a difference of more than 40 k between the two.So you can understand how mad I was at the previous appraisal.There is a happy ending that I have refinanced my home.So whether you are a buyer or seller personally I feel that we all know the value of property but need a stamped approval of the appraisal whose job should be assessing a FAIR market price. In most states the rule is that the appraisal is hired by your lender and the borrower has to pay but has no say and can not dispute the opinion which I think is unfair. ... more
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