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Cape Coral : Real Estate Advice

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  • Local Info77
  • Home Buying407
  • Home Selling29
  • Market Conditions36

Activity 1,116
Tue Sep 13, 2016
Robert Guth answered:
Cape Coral is safe, clean, affordable, and offers a lot to do. Currently, Cape Coral is ranked the 17th safest city in America:

http://www.businessinsider.com/the-safest-cities-to-live-in-america-2016-6


If you are considering buying a home, I work with Buyers and am compensated by sellers. Cape Coral native, Realtor, with 16 years a mortgage lender.

www.capecoralfortmyershomesonline.com
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Tue Sep 13, 2016
Robert Guth answered:
Crime is very low in Cape Coral. But don't believe me:

http://www.businessinsider.com/the-safest-cities-to-live-in-america-2016-6

Cape Coral is ranked 17th safest city in America. 2nd safest city in Florida.

www.capecoralfortmyershomesonline.com
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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
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0 votes 16 answers Share Flag
Tue Sep 13, 2016
Robert Guth answered:
Overseas. I list my sellers homes, regardless of price, on 2 sites that target foreign buyers. My seller's homes are translated in 11 languages. One of the sites I use is Juwai.com which puts their listing in front of wealthy Chinese buyers. In fact, they have to have a certain net worth to be a member. I sold a $485,000 listing in Cape Coral to a foreign buyer who was directed to my Seller's listing via that site. A cash buyer.

Robert Guth, Realtor
Re/Max Realty Partners
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Tue Sep 13, 2016
Robert Guth answered:
Though Maronda Homes has been around since the early 70's, they have a pretty healthy base of unhappy customers and bad reviews. As you know, every builder is going to have their share of unhappy or even unreasonable clients, but in their case the extent of their complaints is hard to ignore. Most of the complaints seem to be about sub-contractors, consistency, follow up, and overall quality of work with problems arising after construction.

If you are looking to build in the area, I'll be happy to help. I'm a local Realtor, I have built spec homes myself, work with many builders, and having been a licensed mortgage broker in the past for 16 years, I have originated countless construction loans. Builders have a commission built in to their price, and if you work with them unrepresented, they very well may retain that entire commission. Otherwise they will compensate your Realtor, and now you have unbiased protection and representation by a professional who will have your best interests in mind, and who has the capacity and experience to review contracts, understand draw schedules, and in my case, make sure the loan you are getting is healthy for you and your family.

I work with Buyers and Sellers, and I am on call 7 days per week for my clients. Seller/builders pay me, not the Buyer.

You can visit my website and contact me any time. Regardless, best of luck, and I hope your construction experience is a good one!

Robert Guth, Realtor
Re/Max Realty Partners

www.capecoralfortmyershomesonline.com
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Wed Sep 7, 2016
Aweisman1970 answered:
I am a gay unit owner and was told by a board member
i could not do laundry because i will infect everyone with aids
please help
0 votes 5 answers Share Flag
Thu Aug 25, 2016
LLoyd Nichols answered:
MIchele: in your case only as its usualy better to rent with a Realtor for many reasons, I would check with owners who advertise themselves their home to rent...Good luck, Lloyd
0 votes 1 answer Share Flag
Thu Aug 25, 2016
Damadmom answered:
If you can call, I would do that. In my experience I have sent MANY unreturned "request emails"
0 votes 3 answers Share Flag
Mon Aug 22, 2016
Neil Roxas answered:
Hello,

You can add or edit the photos of your property if it is listed as for sale or as active listing. However if your property is off market, you will not be able to add or edit the photos of your property.

For future reference, you can feel free to contact us about this type of inquiry through our contact form here:

http://www.trulia.com/help/ask/

Thank you for using Trulia!

Neil
Consumer Care Advocate
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Mon Aug 22, 2016
Robert Guth answered:
If you are unhappy with your agent, speak with them to see if they can improve, or let you out of your listing agreement.

You may also ask them to to co-list it to get better results.

I'd be happy to help, and I have a 100% satisfaction rating with my home sellers because of the effort I give them:

http://www.capecoralfortmyershomesonline.com/sellers
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Mon Aug 15, 2016
Nsgphd answered:
Mon Aug 15, 2016
Angelica P answered:
Hello,

We didn't get enough information about your problem to resolve the issue. Please provide us with your email address and we will be happy to assist you.

For future reference, you can feel free to contact us about this type of inquiry through our contact form here:

http://www.trulia.com/help/ask/


Thank you for using Trulia!

Angelica
Consumer Care Advocate
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Fri Aug 12, 2016
Robert Guth answered:
The least amount I have spent to put a pool in, was $23,000. That included a paver deck, pool cage, pump, etc. I suspect prices may have gone up a bit since then though. So use that figure as your bottom line, but it also depends on how much it takes to put a pool in your specific yard, retaining wall, the design and any additional features. So you can expect $25,000-$35,000 is that helps.

If you need any more help, you can visit my site:

www.capecoralfortmyershomesonline.com
... more
0 votes 30 answers Share Flag
Tue Aug 9, 2016
Robert Guth answered:
You can ask a local Realtor to work for you. A Buyer's agent is most likely going to be compensated by the seller, so you can have professional representation with no cost to you. I have helped many investors, first time home buyers, etc. buy a home and they never had to pay me. I am from SWFL, and am a local Realtor with 16 years of previous mortgage experience, so I can pretty much cover all aspects of buying a home.

www.capecoralfortmyershomesonline.com
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0 votes 2 answers Share Flag
Mon Aug 8, 2016
Robert Guth answered:
Yes, but be careful. I think what you are meaning, and correct me if I am wrong, but you have a home with a mortgage, and you want to buy another home getting a mortgage for that property. The only way you can tap in to your equity is to get a home equity loan or line of credit from your bank or a lender, and then use that cash for your down payment on the new home. But I say be careful because then you will have a new debt to account for when your new lender reviews your "debt to income" ratio. This is a significant factor in getting approved for a new mortgage.

Its always best to game plan first, and then make a move. I am a local Realtor, from Cape Coral, with 16 years of mortgage lending experience as well. When you buy a new home, I would be compensated by the seller, not you. So please feel free to contact me, and I'll be glad to help you.

You can check me our and get my contact info from my website:

www.capecoralfortmyershomesonline.com/
... more
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Mon Aug 8, 2016
Robert Guth answered:
Only if the duplex has each side individually recognized as separate properties in terms of a strap number. This is uncommon in our area, but not unheard of

There are other ways to purchase together and still document and secure each position.

If you need any help, I am compensated by the seller, so my Buyer clients never pay me. I can research each property for you, and work with a local lender to game plan the best approach for you folks. I am from Cape Coral, and have 16 years experience as a mortgage lender as well so you'd be in good hands.

You can check me out here as well as find my contact info. If you'd like, I can send properties to you that meet your criteria:

www.capecoralfortmyershomesonline.com
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Mon Aug 8, 2016
Robert Guth answered:
I'd be happy to help. I am compensated by the seller, so my Buyer clients never have to pay me for my representation. It depends on if it is an auction foreclosure, or a bank owned foreclosure. A title search will determine if there are any liens, and the costs vary. Sorry to be vague, but it really depends on the circumstances. We can take it case by case, and as you find homes you are interested in, I'll do the ;eg work to get you all of the pros, cons, and costs.

If you want some help buying a foreclosure, I'll be happy to help.

You can check me out here:

www.capecoralfortmyershomesonline.com/
... more
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Mon Aug 8, 2016
Robert Guth answered:
There is no such list. Your best bet is to search here:
www.capecoralfortmyershomesonline.com/search l
look for homes built between 2004-2008, and if it looks ok but is priced significantly lower than similar homes, your radar should go off. CLEARLY THIS IS NOT A FOOL PROOF WAY TO SEARCH so your best bet is to search through my Realtor portal, and then if a home interests you, shoot me an email and I do the leg work for you in terms of finding out if it has defective drywall, or any other concerning factors. My Buyers don't pay me. I am compensated by the seller when my Buyer clients find a home using my service.

Search all homes for sale here:

www.capecoralfortmyershomesonline.com/search
... more
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