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Here you will find various postings on Palm Beach Gardens and Jupiter events, real estate news, and community sales with statistical information.

April 11, 2017

3 Things Sellers Wish They Knew Before Selling a House

Being a real estate agent for a few decades, I've seen home sellers, homeowners, and buyers in a wide range of transactions. Something I have learned is that there are no two transactions exactly alike. You have so many people involved in a real estate deal including buyers, sellers, multiple agents, escrow, lenders, appraisers, inspectors and so on that every single dynamic in each transaction can be different. But, there are some similarities between homeowners when they go to sell. As a homeowner myself I have bought and sold many homes over my lifetime including international and so these ring true not only for sellers in the future but just about all the sellers I've had in the past.

Here are three things most sellers wish they knew before listing their home.

3 Things Sellers Wish They Knew Before Selling a House

#1. They wish they would've priced it correctly at the beginning.

Just about every homeowner tries to list their house too high. And, this is understandable. You want the most profit from the sale of your house and if you can get it, why not go for it? The pitfall and the dangers to this are that is usually does not sell. Here's the kicker; if you have a real estate agent that is very familiar with micro markets, communities and individual neighborhoods and they know how quickly homes are selling, you can listed at a higher price but be aware, if the appraisal does not come in at the asking price, you will have to drop the price anyway or have the buyer come up with the difference (which can happen as well). It is crucial to listen to your real estate agent and to choose an agent that is very familiar with homes in your neighborhood. Homes in a particular neighborhood that are hot, they might sell quickly and just don't last very long on the market might be ideal for overpricing as long as you can get that price from an appraisal or you know that the buyers will make up the difference. In a hot seller's market you may also get multiple offers so pricing your home more than market value could have the positive effect of getting more offers in at a higher price.

The point is, this is a very tricky and strategic decision that you and your real estate agent have to make. It's important to listen to what your agent is saying, trust the research, and go with the value that the agent feels appropriate. Not every real estate agent is going to be perfect, and there have been times where different strategies can backfire. Markets can drop instantly, making the home not worth as much. Remember, the home is only worth what a buyer will pay for it, so it's important to know the market in a neighborhood or community to price it correctly from the very beginning.

             Related: Should we buy first or sell first?

#2. Don't skimp on the photos.

Photos literally will make or break a sale. I'm not talking about altering photos or displaying something that isn't. It's not a good idea to falsely advertise a home but offering good photos with good lighting can work wonders for real estate listing. And, it doesn't matter if you have a $300,000 house or $3 million house, great photos help sell the house. Talk to your real estate agent about having professional photos done. If you are debating between professional staging and professional photos I would really suggest having professional photos done. You can fix up the home and make it as attractive as possible but those photos are going to be the first thing that buyers see, and you can draw them in or turn them off completely based on those photos. You don't have a second chance to make a first impression, gosh that was cliché.

            Read More: Not all Realtors like to sell New Construction Homes

#3. Pick the right Realtor®

A Realtor® in a real estate agent two different titles. Most do the same thing and are both licensed and trained to sell real estate but, a Realtor® has been trained in additional ethics and codes of conduct and has to carry a higher standard for customer service and fiduciary duties to their clients. Yes, real estate agents should do this, but those that have the extra title of Realtor are held to a higher standard in general. Now, this is not to say that any real estate agent can sell your house, but choosing the right agent or Realtor® is really essential to getting your home sold for the right price. You want to ask your agent several different questions that you feel comfortable with the way they price your home, market your home, and conduct business on your behalf with negotiations and selling strategies.

Ask how long they've been in business. How many houses they've actually sold, not just listed or facilitated for the buyer. Ask how quickly their homes sell. Also, ask how many listings they like to take on at one time. There are some agents that have a variety of assistance to take over once you sign on the dotted line. Do you like this or would you prefer to work one-on-one with the agent from start to finish? Do you like the idea of a team working together to get the job done for one agent that's sole responsibility is selling your house? These are all things you want to know so that you feel comfortable and confident that your agent is working for you the entire time, will market and advertise your home to the right buyer, and get the most profit from the sale.

Call me today to find out more about how to get the right agent, take the right photos and get the right price from the sale of your home in Palm Beach Gardens, Jupiter and surrounding cities.

Additional Selling Resources:

The Difference between Cash and Financed Offers - By Peter Westbrook

Posted in Real Estate
April 3, 2017

Most Common Questions New Home Buyers Ask

You're considering buying a home; great! This is a great endeavor and a worthy investment that will probably pay off depending on how long you keep the home and the investments you make to the property. Homeownership is not for everyone. If you move a lot, prefer someone else to take care of the maintenance and landscaping, or you simply don't want the responsibility of the house of your own, homeownership may not be right for you, and that's okay. Renting might be the best option for you but for those that desire to have a little piece of land to themselves, settle down, raise a family or lifestyle and prefer the maintenance and upkeep themselves, homeownership is ideal.

In my several dozen years in the real estate professional, I have answered hundreds of questions when it comes to buying real estate. I want my homebuyers to be educated and informed with some of the more common questions that I get asked. Here's a list of some of the top questions that I've been asked and I've asked a few of my real estate associate to give me their response as well as the most common questions they often get asked from first-time homebuyers.

Most Common Questions New Home Buyers Ask

#1. How do I get started?

This question encompasses a lot of different information. It all depends on where you are starting from. If you are currently renting you are probably used to paying a monthly housing expense. This can get rolled right into a mortgage and if you are comfortable paying monthly for your housing expenses, a mortgage payment should be all that different. One of the first things that you should do is to talk to a lender before looking at property. I know that it can be really fun to browse real estate websites (like my own) and daydream about the house you could afford. But that's just it, you don't know how much you can afford. The last thing I want is for you to fall in love with the property only to discover your current budget or finances cannot support the monthly payment for it. I always recommend all of my real estate buyers talk to a lender first, that is if they are planning to finance the property. Those that plan on paying in cash will simply need to keep their budget a little less than the amount they have on hand to cover closing costs and any additional fees. A lender will go over your entire financial situation and determine your interest rate, how much you can afford in a monthly payment, and will give you a good range of pricing that you can afford up to the maximum value.

Note: try not to max out your budget so that you have a little left over for home repairs or improvements once you move in.

Most Common Questions New Home Buyers Ask

#2. How much money do we need to make an offer?

Not only will you need to know how much in total you will need to buy the house regardless of financing for cash, but you will need some initial funds for an earnest money deposit, inspection and possibly an appraisal. Your lender will help you out with all of these details but it's important to have at least .5% to 3% of the purchase price of the home in liquid cash as an earnest money deposit. This earnest money is submitted with the offer to essentially "hold" the property against any other potential buyers. You are willing to put this amount of money down in order to hold the property through the purchase and sale agreement. If for some reason the seller should back out of the transaction or a contingency does not go through, you will be able to get your earnest money deposit back, but, if you simply back out of the deal without using a contingency or any valid reason, you could forfeit your earnest money deposit to the seller. The seller will have to relist the property and start the process all over. This earnest money deposit will make up for the loss of time.

Note: it is very rare that buyers do not receive the earnest money back. A good buyers agent can negotiate through just about any situation.

You may also need funds for an inspection. I recommend that all of my homebuyers get a professional inspection completed on their home. The only reason I would suggest waiving the inspection is in a hot real estate market with multiple offers and you are certain you will buy the home regardless of the inspection outcome. This is very uncommon and should be considered very carefully before submitting a waived home inspection contingency.

Home inspections tend to run anywhere from about $300-$800 depending on the type of inspection and the size of the home. Inspectors have a broad knowledge of just about everything on a home but if they should suggest an additional inspection to the roof, septic or sewer system, pest inspection or foundation, it is recommended to do this in order to save you thousands of dollars in repairs in the future. Additional inspections can range from about $500 to over $1000. It is rare and uncommon but it is something to consider and keep in mind.

Most Common Questions New Home Buyers Ask

#3. Do I have to pay my agent?

This is somewhat of a two-part question and a popular one sent in by and Irvine California real estate agent asking about the role of the buyer's agent and if the buyer has to compensate their agent for the use of their time.

The two-part question begins with homebuyers realizing that they need their own agent. Most first-time buyers have no idea that there are usually two real estate agents involved in a real estate transaction. They simply call at the listing agent of a home they want to see and use that agent to facilitate either that transaction on that home or any future transaction. Homebuyers usually have no idea on how real estate agents get paid.

When a seller lists a property with the listing agent the seller agrees to a certain percentage of the sale price to go to the agent involved in facilitating the transaction. This is usually 6%. If the same listing agent also represents the buyers, meaning that there are no other agents involved in the transaction, that listing agent will receive the full 6% commission. However, if the buyer brings their own agent, the commission percentage is usually split in half. You can see why the listing agent would really want to be the buyer's agent on the same property as they receive the full commission. But, this is a sticky situation and that the agent is working for the seller of that property first, which means their due diligence and fiduciary duties to the seller first and then to the buyer. If the buyer has their own agent, that agent's sole responsibility would be to the buyer, not the seller. It helps to have someone on your side during the transaction rather than the agent that is just trying to sell the property.

        [Read More: Essential home buying skills]

As a buyer, it is important to have your own representation during a purchase and sale agreement. The agent will receive half the commission from whatever home the buyer chooses but that agent is representing the buyer in the transaction and putting the buyer's needs, budget and negotiations first before the seller's needs. This is imperative so that a buyer can get what they want, the terms and price they need, and their confidential negotiation strategies are kept private.

At no point does the buyer actually pay their agent directly for their services.

Most Common Questions New Home Buyers Ask

#4. Should I buy a fixer-upper?

In today's society of HGTV shows like Fixer Upper, and Flip or Flop, many first-time homebuyers are drawn to these types of homes thinking they can score a deal and work on fixing up the home. The problem with this is that many of these homes have so many issues that starting out in the real estate world with a fixer-upper might be more of a tragedy than a benefit. If you've never fixed up a home or remodel the property before, this is probably not the best way to start your real estate career. Many of these fixer homes need serious work such as thousands of dollars to the foundation, mold or mildew issues that have damaged larger parts of the house, a $5000 roof replacement, new siding, or replacement of all the appliances costing over $10,000. With a real estate agent marks property as a "fixer-upper" it usually needs a lot more work than some paint on the walls and maybe a new light fixture. Fixer homes are best left to professional investors that are familiar with the type of property and how to get their money's worth out of repairs and replacements. Now, I'm not saying that you can't go for home that need some work. I've helped a lot first-time homebuyers that are very handy themselves or even their own construction company and can do a lot of the work themselves. Is this the case, you might be saving thousands of dollars by doing the work yourself, but, if you're planning on financing the property, many FHA or USDA loans require the home to be in certain livable conditions before they will even loan money on the property.

         [Read More: What will my agent actually do?]

All in all, be very careful when choosing an investment type of home. It may be a good option for you but as your first purchase, it may be more trouble than it's worth.

Most Common Questions New Home Buyers Ask

#5. What if I can't find anything I like?

This is a funny question but a valid one which comes to us from our associate in the Tri-Valley area. Dale Corpus had a client this month that was frustrated they couldn't find anything they liked. This is actually something you shouldn't be too concerned about.There are a lot of homes out there and even though inventory is down in a lot of markets across the US, but chances are you'll find something within the next six months is very likely. Don't worry about loving every single home you come across. If you have specific ideas, features and items you want in a home, don't settle for something that you're going to be disappointed with later.

                [Read More: How to buy your dream home if you weren't ready]

Some things that I urge my clients to focus on is the area in which they want to buy. Are they looking at getting into a specific school district? Do they want to be a certain distance away from work? Do they want to be close to modern conveniences were community amenities? Are they looking for a home within a community with homeowners associations and community perks? When you narrow down some of the logistics of the location, you might be surprised to find that there are several homes within that locale that work better for your situation. But again, don't be discouraged if you're not finding a home you love right away. You may be in a time crunch and you may not be. Talk to your real estate agent about looking past the aesthetics of a home to the real reason in which you're buying. We want all of our customers to be satisfied not just with their initial purchase but several years down the line as well.

These are probably the top questions I get asked on a regular basis. Do you have a question about real estate that we could add here? Feel free to fill out the comment section below or contact our office today for all homes, real estate purchases and properties throughout Palm Beach County Florida.

 

Posted in Real Estate
March 15, 2017

Should We Buy First or Sell First?

If you're planning on selling your home in Palm Beach County and moving, either within the county, to another city or state, you might be toying with the idea of buying first or selling first and which makes the most sense. I deal with this type of real estate situation a lot because most people that already own a home are not going back into the rental market but are finding and purchasing another house.Should We Buy First or Sell First?

There's always that tricky situation of buying and selling simultaneously. While it might sound confusing, it's not uncommon. The key is to have the right real estate agent on both sides of the transaction that is familiar with the situation, proficient in simultaneous closings, and can help schedule these closings promptly.

There are pros and cons to both selling first and buying first. If you're buying within the same area, it's best to use the same real estate agent for both selling your home and buying your home. This limits the number of parties involved and keeps things more organized. I usually recommend that the homeowner listed the property first and casually look at homes that might be available. It also depends on the market. If it's a seller's market, the home may so very quickly. If it's a buyers market, there may be plenty of homes on the market in your house might take longer to sell. Talk to your real estate agent about the market and when the right time is to pull the trigger on the listing, accepting an offer and making an offer on another house.

In our current market, homes are selling fairly quickly. If the home is priced correctly, you should receive an offer within a few days or a few weeks. It's at this time that I recommend making an offer on another house. I would not suggest making a contingent offer on another house until you have a bona fide offer on yours. Most sellers will not accept a contingent offer if there's not already a chance that the house will close.

But what happens if you find a house you love first?

This can be a tricky situation, and it does take skill and expertise to time everything correctly. If you find a house you love in a hot market, you can take the risk by putting in an offer not contingent on selling your home. If the offer is accepted, we will list your home and get it sold as quickly as possible. This will take effort on your part to fix up the house, stage it and have a properly ready to show. We will also need to price it aggressively so that it sells quickly. We can push out the closing date on the new house anywhere from 45 to 60 days if the new seller allows this. This gives you more time to sell the home and close before having to close on the next house.

This is not ideal, but most situations are not when it comes to buying and selling simultaneously.

Also, comes down to having an agent that will accept contingent offers. This is why having an offer already accepted on your home is more attractive and appealing to your seller. They already know you're planning on selling, the wheels are in motion and it's just a matter of closing at this point.

What if something goes wrong?

Not every transaction is smooth sailing. Somewhere along the line bumps and hiccups can happen. Again, having a seasoned and experienced real estate agent that understands time frames and how to save the deal is crucial to getting the deals closed. If your financing doesn't go through, if something with the inspection on either end fails or if the buyer of your house falls through, it can greatly affect your chances of getting the next home.

There are several things you can do to keep the home. You can talk to your lender about a bridge loan, which bridges the gap from one mortgage to another, you can carry two mortgages if your income can support it, you can ask for an extension on the closing date to give you more time to resell your property, or you can cancel the transaction and hopefully get your earnest money back.

There are so many different factors to buying and selling simultaneously that it can be very difficult to explain all possible scenarios in one blog post. Each deal is different because every buyer, seller, listing agent and house is different. But the one key thing that I want to keep a reiterating is to have a real estate agent that is very familiar with simultaneous closings. Because I am proficient in both buying and selling real estate throughout Palm Beach County, I understand time frames, how escrow and title companies work, the real meaning behind closing dates and how long certain documents take to process and I can help coordinate the entire transaction.

If you're apprehensive about buying and selling simultaneously, give me a call today. We will talk through your situation to find out the best route to go and how to get you want to the next house as stress-free as possible.

Posted in Real Estate
March 6, 2017

8 Smart Money Moves to Make Now

This time year gets people to think about taxes for next year. There are a few things you can still do this year that are smart and wise money moves to benefit you both now and in the future. Here are 8 wise things that you can do now with your money.

#1. Always add more to retirement.8 Smart Money Moves to Make Now

Retirement is one of those things that if we don't see it it's hard to know it's there. However, you're going to miss it in the future if you're not putting away money now. The younger you are the better it will be for you to put away money now so that it has time to grow later on. Even if you can only put in an extra $100 a month, do it.

#2. Change your goals.

People's financial goals can change all the time. This may be a good time to reassess your goals, where you want to be next year, five years and even 20 years from now. Reassess those goals and find a financial advisor that can help you reach those in a practical way.

#3. Don't neglect your checking account.

Make sure your checking account is up to date. Check through your bank statements to make sure there are no discrepancies, errors or fraudulent charges. You might also find out where the majority of your money is going and reassess some of your spendings.

[Read More:  February and March are Perfect Months to Save Money on a House}

#4. Reevaluate monthly costs.

If you haven't reviewed any cable bills, phone bills or cell phone bills it might be time to reevaluate and see if you can get lower monthly fees. Speak to your credit card company about lowering your interest rate or if you qualify for new programs. You'd be surprised at how many hundreds of dollars you could save each year simply by reevaluating and reviewing many of your necessary expenditures.

 #5. Save surplus.

"Employees earning over $118,500 will get a boost in their paycheck toward the end of the year after they've maxed out their Social Security contributions for the year." Put this bone it to work for you by setting aside emergency reserves, paying down debt or putting it back into an IRA. [Tim Maurer CFP]

 #6. Continue to grow your emergency fund.

To start, you should have at least $1000 in an emergency fund. This is to cover any medical costs, car trouble, or anything else that might suddenly come along. However, it's good to continue to build that to have at least 3 to 6 months worth of expenses in the bank should you lose your job or have a major emergency.

[Related:  7 Finance Myths You’ve Probably Always Believed]

#7. Organize your taxes.

Even though April 15 may be long ways off, start organizing any receipts and make an Excel spreadsheet about any employees you may have paid, mileage used for work, charitable donations or contributions and anything else you can deduct. It will make tax time much easier.

 #8. Make charitable donations.

Now is a great time to give to your church or other local charity or organization, clean out the garage and the kid's rooms and donate to Goodwill or thrift stores in your area or donate books to the public library. Make sure you get a tax receipt for everything that you donate as proof should you be audited.

[More:  5 Things I Wish I Had Know Before Buying a House]

Thinking about buying this year or next? Start planning ahead with great tips and information for the Palm Beach County area. Call me anytime.

Posted in Real Estate
Feb. 21, 2017

February and March are Perfect Months to Save Money on a House

Buying in February and March is actually one of the best times of the year to buy a house because you can save a lot more money.buying in febrary and march is smarter

The Florida area really doesn't suffer the cold snaps and wind chills of the rest of the country does, but we do have our up-and-down seasons. Winter actually tends to be one of our busiest seasons but many homeowners don't realize this when it comes to selling. They still wait until spring or summer to list their homes. The good news for buyers is that February and March are actually one of the best times to buy.

Research has shown that homes in February sell at a price per square foot that's usually 6% less than the rest of the year. There are even specific days in these months that can gain a profit of up to 12% higher.

So, what's the big deal about February and March? Well, homes sold in March tend to sell at a price per square foot of nearly 4% higher than the rest of the year. The best days and March are 4, 5, 6, 12, and 13. Prices are typically reduced by 9.6% - and 7.4%.

This goes to prove the real estate savings are seasonal. Sellers are motivated during this time of the year to get rid of their houses and not wait until spring or summer. Homeowners that need to sell usually do so for a job change, familial status change or other reasons that make it pertinent to sell immediately.

Seasonal factors do play a role but there are other reasons as well. This is a great time of year for buyer friendly deals. Interest rates have increased slightly and this is cost some potential buyers to jump off the fence and get into the market. The uncertainty about the future of real estate may also make buyers a little bit more antsy, and there are also more distressed properties earlier in the year, saving money for many buyers looking for distressed property, short sale or foreclosure.

This is a strong seller's market and buyers need every advantage that they can find. Buying what a lot of other buyers are off the market can really help get a good deal and a great house. If buyers are willing to consider distressed properties they could even save more money.

But you also might be thinking, "if I wait until spring or summer won't there be more options?" Yes, there will be a lot more options but again, were in the Southwest Florida region where we don't have to worry about snow or colder seasons and it's a beautiful time of year. You might have more options come spring or summer but your prices will also increase. If you're looking for a home, there are hundreds to choose from on the market right here in Palm Beach County that might fit your budget and your lifestyle. Why wait until spring or summer to pay 10% more?

Let's get started right now. Contact me today with your search criteria and budget and let's find a home that works for you saving you time and money today.

todd@pbcoastal.com

Posted in Real Estate
Feb. 13, 2017

5 Keys to Investing in Luxury Real Estate

Luxury real estate is the norm around Southeast Florida. These real estate prices continue to rise and while we may not reach what New York's highest price luxury home has recently sold for, a whopping $91 million, many of these high net worth individuals are buying homes as a hard asset or investment.

The wealth of the world's richest people is continually growing, and the potential market for luxury properties is bigger than ever. If you're considering investing in luxury real estate, understand that it is not rare or uncommon. More and more people are doing it, and you might want to consider jumping on the bandwagon.

5 Keys to Investing in Luxury Real Estate

You are five keys to investing in luxury property.

The term "luxury property" doesn't just carry a high price tag but it is usually unique and exclusive. It is also extremely desirable. You might have a million-dollar home but if the property needs $500,000 of upgrades, not that beneficial to the investor. High-end markets only bring what someone will pay for them. Even luxury homebuyers want some of the simple things the most homebuyers want such as security, practicality, custom design and attention to detail. Whether that is a 10 million-dollar home or $500,000 home, the buyer's needs are the same.

#1. Simple purchase and flip properties.

This can be done with any property including a high-end luxury home. You can flip it for a profit and make an excellent return on your investment. Many of these luxury homes can even be lived in while you are renovating the home and this could be good and bad. The downside is that many other investors will also be bidding on the home as well as simple buyers. The competition among investors is much lower in the luxury market so if you have the cash, you can usually outbid a common house buyer.

#2. Consider a luxury condominium instead of the house.

Condominiums may be less work when it comes to flipping and you still my get a lot on your return for your investment. If the luxury building has a wide range of amenities and is in good or even excellent condition, the only thing you might need to do is work on the inside of the condominium. This means you won't have to worry about replacing the roof or the siding, and you can focus your efforts on the inside, updating, upgrading, and taking that attention to detail to the highest level.

#3. Consider a jumbo mortgage, which just recently has increased.

Even though many luxury real estate buyers choose to go with cash, you can still get a jumbo mortgage for luxury real estate. The current rate for a 30 year fixed jumbo mortgages about 4.25% which is similar to a standard fixed rate mortgage. This might be an excellent option if you're planning on buying, fixing the home up and then reselling at a later time.

#4. Consider a vacation property.

Here in Southeast Florida, this is an excellent place to consider a vacation property or second home for a future buyer. By renovating the home or condominium to meet the maximum level of potential buyers, whether that's a second home buyer, permanent resident or vacation buyer. You can also consider a high-end vacation rental. If you choose to purchase the home and then rented out, Florida has a great seasonal income and they perform well during financial markets. We haven't seen a recession in the last few years throughout Palm Beach County, so investing in a rental home, even in the luxury market, might be an excellent option. There are many business people and families that choose this area for vacations and it's usually several weeks or even months at a time.

#5. Consider completing a custom-built home.

There are a lot of new home subdivisions throughout Palm Beach County including Alton and Sonoma Isles. These are excellent opportunities to complete an existing custom-built home and then rented out or flip it to sell. The only drawback is to be careful on how you customize it. Consider the layout, amenities, materials and finishes that will appeal to a wide range of luxury home buyers or renters. This can also maximize your chances of selling quickly for top dollar.

Investing in the luxury real estate can be more exciting and much more beneficial in the long run but it does take some risk, and it does take a little bit of sweat equity on the buyers part to either for the home or create a cash flow income on a regular basis.

Because I deal specifically in investments and real estate throughout Palm Beach County and I have investments internationally, I can help you find the right luxury home for whatever investment needs you might be looking for. Contact me today.

Posted in Real Estate
Jan. 31, 2017

Now is the Time to Buy in Florida!

January and FEBRUARY are the BEST times of the year to buy! Inventory is up and prices are down up to 12% over peak seasons!

If you have been thinking about a residence in Florida, now is the time.  
At the bottom of this post you will find links that contain complete reports for each community showing ALL the current changes in the last 30 days.
      
            A Morning Beach Walk.      OR             A Morning Dig Out???
LOCAL MARKET UPDATE FOR JANUARY 2017 
Things are "HEATING UP" in Florida 
 
As you can see below the sales in the area are still brisk, however more people are buying with lender financing. We have been seeing loan approvals coming in much faster than anytime in the last 10 years! This could be a great time to buy BEFORE rates go higher.
Please continue through the email below to see the local activity for the last 30 days for each specific community. 
 
Dear Client,

  

Knowing that many of my clients are interested in keeping a close eye on today's fast changing market, I am happy to present to you the  Palm Beach Coastal Realty Market Update Newsletter.  

 

Although many of you may not be ready to buy or sell a property today, clearly following the specific action in the community that you are interested in can only help you once you are ready to take action.  

MARKET CHANGES IN THE LAST 30 DAYS...

The links below contain the complete reports for each community showing ALL the current changes in the last 30 days. Each link contains multiple properties that fit the following criteria:

  • NEWLY LISTED
  • PRICE CHANGE
  • UNDER CONTRACT
  • SOLD  

I Hope That You Find This Information Useful.

Do not hesitate to contact me ANYTIME to discuss any information that you see here.

Todd Blair

If you'd prefer NOT to get our emails anymore, simply  scroll down to our SafeUnsubscribe and I will be sure to delete you from my list.  

 
 
Abacoa 
Located within the town of Jupiter Abacoa is just 3 miles from the beaches and is made up of different communities centered around a downtown area comprised of,restaurants, shopping, schools and a baseball stadium. Florida Atlantic University and Scripps Research Center is also part of Abacoa.  

 

Click here or above to view the Market Changes in the Last 30 days report for this community

 

Abacoa-Valencia. 
Located within the town of Jupiter Abacoa is just 3 miles from the beaches and is made up of different communities centered around a downtown area comprised of,restaurants, shopping, schools and a baseball stadium. Florida Atlantic University and Scripps Research Center is also part of Abacoa.  

 

Click here or above to view the Market Changes in the Last 30 days report for this community

 

Admirals Cove
full service marina , golf courses, tennis courts, and a beautiful waterfront clubhouse with 900 homes tucked around miles of canals with ocean access.  Estates to condos, a boaters/golfers paradise. 

 

Click here or above to view the Market Changes in the Last 30 Days report for this community

 

Alton
Alton is a brand-new community located in Palm Beach Gardens Florida. 
 Alton will include 136 acres of lakes, parks, nature preserves and open space with over 2000 single and multifamily homes, up to 700 apartment homes, 300 hotel rooms and over 500,000 ft.² of retail space
Click here or above to view the Market Changes in the Last 30 Days report for this community
BallenIsles  

An array of neighborhoods ranging from golf villas and patio homes to luxurious estates and is home to 3 magnificent professional golf courses.A gated and luxurious appointed golfing community, BallenIsles County Club homes for sale can be found in 32 unique neighborhoods with nearly 1,500 homes.

 

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Evergrene    

A nature friendly community comprised of 963 residences ranging from 2 to 3 bedroom condominiums to 5 bedroom single family homes.A family community with a broad mix of young families, professionals, and snow birds. The 20,000 sq/ft clubhouse offers great amenitite including a fitness center, adult room, teen room and library.

 

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this community
Frenchmans Creek  

South Florida's premiere golf and country club located in beautiful Palm Beach Gardens. concierge services, two championship 18-hole golf courses, an amazing clubhouse, 17 Har-tru tennis courts, state-of-the-art fitness center and spa with cutting-edge security, and a spectacular array of world-class amenities.

 

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Frenchmans Reserve   
Frenchman's Reserve boasts several different varieties of luxurious home designs and additionally offers an 
18- hole Arnold Palmer Championship golf course with a 3 acre driving range, 7 clay tennis courts, fitness center, dining, guest suites for visitors, and so much more.  

 

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Harbour Isles   

Harbour Isles real estate for sale in North Palm Beach Florida consists of about 100 single-family custom estates resting on the Intracoastal waterway and fingerlings. These luxury North Palm Beach estates offer deep water private docks, resort-like pools, and stunning waterway views 

 

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Jonathans Landing    

A waterfront community with a collection of residences ranging from expansive single-family homes to town homes and condominiums. 3 championship golf courses and Intracoastal access allows this community to beautifully  combine all loved Florida activities. 

 

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Juno Beach    

Juno Beach has approximately 378 single family homes and 2070 multifamily homes. About 43% of Juno Beach is county park land or environmentally sensitive lands keeping the area less congested and more valuable. Juno Beach offers a 990ft fishing pier as well as beautiful walking trails, a guarded beach, and children s play area. 

 

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Jupiter Country Club    

Jupiter Country Club is a beautiful golf community with homes designed by America's luxury homebuilder, Toll Brothers. These gorgeous grouping of homes is called the Herritage collection and offers a beautiful courtyard estates, gourmet kitchens and picturesque golf course or Lake views with every home.
Located in  Jupiter Florida, these gorgeous homes offer exquisite home designs, six floor plans to choose from, and home prices starting around $700,000. Spacious great rooms, open studies, gourmet and chef inspired kitchens are all a part of the homes at the Jupiter Country Club. These homes range in size from about 1800 to over 5600 ft.² with world-class amenities and quality craftsmanship
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Mirabella 
Mirabella at Mirasol features 492 homes. There are three neighborhoods offering 12 floor plans ranging in size from 1,860 square feet to 3,525 square feet. Models include 3, 4, and 5 bedroom homes, one and two story many with 3 car garages. There is a 24 hour attended entrance. Additionally, there is an 8,500 square foot clubhouse that features fitness center, heated community swimming pool and 4 tennis courts plus additional amenities like the children's play area. Many of the homes offer large patio and swimming pool areas, plus panoramic lake views.


 

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Mirasol

Exclusive gated community offering finely crafted estates set among nature preserves, lakes, and pristine fairways . Mirasol Country Club has 2,300 acres of land, the Mirasol golf club features 2 golf courses, large fitness complex, resort quality restaurants, spa, card rooms, community pool, golf pro shop, attended security, tennis and tennis pro shop. The total club facilities are 70,000 square feet with the Grand Clubhouse around 50,000 square feet and the sports and fitness center at about 17,000 square feet plus there are 15 clay tennis courts, steam and massage rooms.Additionally there is a 5 mile walking and jogging path. 

 

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 this community
Old Marsh    

Old Marsh remains Palm Beach County's lowest density golfing community and is centrally located in Palm Beach Gardens offering luxury custom estates. Fitted with a Peter Dye golf course and blended among natural sanctuaries and lakes these opulent Palm Beach Gardens Florida custom homes rest on about an acre of land 
  
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Old Palm  

Old Palm offers all the amenities of a country club as well as caters to the ultimate golfer. Old Palm Golf Club is known for its 33 acre golf practice facility and for its Raymond Floyd designed championship golf course. There is a 43,000 square foot clubhouse which offers concierge service, guest accommodations, spa and salon services, dining, and a fitness center

 

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Abacoa-Valencia.  

Large homes, townhomes and villas find themselves surrounded  with a panorama of five championship golf courses, lakes, jogging and cycling trails.  

 

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San Michele  

San Michele, a small private community with 90 large estate homes is known for its beauty and quality construction.  Though golf nor a country club is associated with this community its location puts residents close to the finest golf and country clubs of Palm Beach Gardens and Jupiter. 

 

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Singer Island    
Singer
 Island offers oceanfront condo living, wide intracoastal and canal front homes, low rise condos on the inlet, and so much more. No matter where you live on the island you are steps away from the beach and the intracoastal. Enjoy activities such as scuba diving, bicycle tours, fishing, sailing, windsurfing, jet skiing, and day cruises. 
  

 

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Singer Island  
Singer
 Island offers oceanfront condo living, wide intracoastal and canal front homes, low rise condos on the inlet, and so much more. No matter where you live on the island you are steps away from the beach and the intracoastal. Enjoy activities such as scuba diving, bicycle tours, fishing, sailing, windsurfing, jet skiing, and day cruises. 
  

 

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Abacoa-Valencia. 
Located within the town of Jupiter Abacoa is just 3 miles from the beaches and is made up of different communities centered around a downtown area comprised of,restaurants, shopping, schools and a baseball stadium. Florida Atlantic University and Scripps Research Center is also part of Abacoa.  

 

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Posted in Real Estate
Jan. 18, 2017

How to Negotiate With Stubborn Sellers

How to negotiate with a stubborn seller

Ugh... you try and try to be nice to sellers, but you find that one or two that just is encourageable! They won't negotiate, they won't listen, they won't even try to find a happy medium, but you really, REALLY love their house and want to buy it.

I've had that happen, maybe you have too. Maybe you're stuck right now dealing with a seller that just won't communicate, negotiate, or be reasonable to any scope of the imagination. So, what can you do?

Okay, first, calm down. Being agitated, irritated and frustrated (lots of 'tated stuff there! HA) will not get you anywhere. Try to keep your emotions out of it. That can be really hard when you love the home and you're afraid someone else will swoop in and take it. Well, consider this, unless you're being completely unreasonable in your offer, chances are anyone else this seller has to deal with is probably going to go through the same rigamarole. So try and keep your cool and set yourself on negotiating.

Talk to the listing agent. This only works if the seller has listed with an agent. Often times, sellers that are being unreasonable list it themselves because they couldn't find an agent they could work with - hmmm, I wonder why?

But, if the seller has an agent, have your buyer's agent talk to them about negotiations. What is it the seller really wants? Do they really want to sell their house or are they just testing the market to see if they can get a high price for their home? Often, sellers who are unreasonable or unwilling to negotiate on the list price simply are not motivated to sell and move. You might be able to find out a lot about the seller just by talking to the listing agent. But, if they don't have a listing agent, your buyer's agent needs to try and communicate with the seller on their needs, what they want, and how to accomplish a common goal.Stay Calm

A lot of times, sellers are adamant about their price and simply will not budge. If the buyer will not meet the price and if the price is too inflated for the market value, financing and lenders may have to reveal the shocking truth to the homeowner. If the buyer is applying for financing and the home does not appraise for the asking price, the lender cannot loan that amount to the buyer. The seller can stand firm and reject the offer, or the buyer can come up with the additional amount on their own. If the seller is stubborn enough to wait for the higher price, they may find themselves waiting forever.

If the seller refuses to be unreasonable on other items on the offers such as the terms, these again should be negotiated between buyer's agent and listing agent if possible. The listing agent should counsel their seller to find a win-win for both buyer and seller. This could be a difference in the closing date, items that stay on the property, financing options, contingencies, or earnest money deposits.

I think the old adage "seek first to understand and then be understood" can really benefit a buyer in this position. What is it that the seller is really asking for and how can you find a common ground? By getting frustrated, being stubborn, and refusing to negotiate will really get you nowhere. It can be frustrating to give in all the time but it also depends on how much you love the house and how hard you're willing to work for that home.

I want to make one other note here; I've had some buyers that really like the house but maybe not have fallen in love with it completely. We've had a stubborn seller that did some hard negotiations and the buyer got so wrapped up in the negotiations and attraction of winning that they were able to win the house but not be satisfied with the purchase. Consider how much you truly love the house and how much you're willing to go through in order to get the house

Listen to your agent; we've been through the ringer when it comes to stubborn sellers and unique situations. As your agent, I can offer sage advice to dealing with just about any type of seller and listing agent out there. 

Ready to find that house and buy? Call me anytime!

Read more: 

5 Things I wish I knew before buying a house

Home buying strategies all buyers should have

Posted in Real Estate
Jan. 10, 2017

Florida is Only State with No Snow!

It's been a tough winter around the country. Every state except for Florida has had some form of snow, ice, and extremely cold temperatures this winter already, and we are not even a month into the winter season. However, Florida remains cozy and warm.Florida is Only State with No Snow!

According to the National Oceanic and Atmospheric Administration, nearly 60% of the United States is snow-covered as of today. Many of the southern states are covered in ice or sleet but it is very cold and frozen in many places in the country. There are even snows on the slopes of Mauna Kea in Hawaii.

The snow in the South and mid-Atlantic is starting to thought but highs are only in the 20s to 30s and most places around the country.

But, what is it doing in Palm Beach County? Oh, it's a warm 72° with a low of just 66°. Our highs have been in the mid to upper 70s, which is a great temperature for comfortable living, however, many Floridians may actually be cold with lows dipping down in the 60s. Joke all you want, we live here for a specific reason. We like to stay warm most of the year and even though it can get a humid 100° in the dead of summer, we usually won't dip below 60 in the winter. This keeps a lot of people here year-round and his snowbirds coming back year after year.

This is also one of our busiest seasons when it comes to real estate. A lot of people don't like to move in the dead of summer, even though that's when most of the country is moving. It's hard to look at homes that may have not had air conditioning in a few months in 100° heat maturing homes in 70° weather is much more comfortable. Winter, January, and February are actually some of our busiest months and there are plenty of homes on the market but competition is still pretty strict. Having a great real estate agent on your side that not only knows the market but the individual neighborhoods throughout Palm Beach Gardens and Jupiter Florida makes all the difference in the world. Ready to warm up? Give me a call today.

Posted in Real Estate
Dec. 27, 2016

Highest Priced Homes in Palm Beach Gardens

As we wind down 2016, we can reflect on the housing market, the economy recovery and of course, our famous election. But as we head into 2017, the housing market is projected to continue to increase and improve; new developments are in the works, and the Palm Beach County area is vibrant in home sales and first-time buyers. However, I'm pretty sure that many first-time buyers will be looking too closely at the homes on this list. This is the highest priced homes in Palm Beach Gardens as of the end of December 2016.

Currently, the highest priced home is at $10,900,000 and is a beautiful six bedroom and 12 bath home with over 13,000 ft.². This luxurious property is on its own Lake with fantastic swimming pool, guesthouse, and over 2 acres with a stunning golf and Lakeview. Enjoy private tennis courts, luxurious master suite, detailed craftsmanship and custom built-ins completely surrounded by the Old Home Golf Club. Homeowners dues are $1020 per month, and residents have access to the championship golf course, a full-service salon and spa and private dining and wine room.

Click this link to view this home in person

 

Highest Priced Homes in Palm Beach Gardens

Coming in at the second most expensive home is a $9.8 million, six bedrooms and eight bath property with over 10,000 ft.² also in the Old Palm Golf Club. This nearly 1-acre lot features a custom wine cellar, marble floors, entertainment area with elevator and lots of privacy. The community is Audubon certified with one of the lowest in cities in the area. The community features over 300 homes on 650 acres, and concierge services are available for all members.

Click this link to view this property

 

Highest Priced Homes in Palm Beach Gardens

Also located in Old Palm Golf Club is the third highest priced property coming in exactly at $9 million. This is a six bedroom and nine bath home with a 9500 ft.² built in 2013. This custom home features a 1-acre lot with golf course views. This home even features and 80-foot entertainment Terrace on the second floor. The property boasts a custom swimming pool, spa, gas fireplace pit and wet bar.

Click this link to view this property

 

Highest Priced Homes in Palm Beach Gardens

And finally, the fourth highest priced home in Palm Beach Gardens currently is priced at $8,799,000. This is a five bedroom and eight bath home with 8300 ft.² set on a custom estate with 136 feet of Intracoastal frontage. This home is just two years old and features barrel ceilings, luxurious master suite, library, game room, media room and fabulous outdoor living space complete with infinity pool and spa.

Click this link to view this property.

 All Images courtesy of the local MLS for Palm Beach Gardens
Posted in Palm Beach Gardens