Cape Coral Real Estate

www.SusanMilner.com

(239) 542-8521

Cape Coral home prices

Susan Milner — Wed, 14 Jul 2010 18:57:18 +0000

Here in Cape Coral FL, we have many homes for sale, whether it is a
traditional sale due to relocation, upgrading, or downsizing, or the
many being sold due to foreclosure, or short sale. Has the
economy influenced the rate at which homes are selling, as portrayed by
the media? Or, are more people buying because home prices continue to be
discounted, and offered much more economically than in past
years? Here are the statistics below:

Homes priced from
$0 to $150,000

1^st and 2^nd quarter of 09′ combined, the number
of sold properties were 3,159.

1^st and 2^nd quarter of 10′ combined, the number
of sold properties were 2,778.

Homes priced from
$150,000 and above

1^st and 2^nd quarter of 09′ combined, the number
of sold properties were 868.

1^st and 2^nd quarter of 10′ combined, the number
of sold properties were 806.

What we can gather from this information, is that home sales have
remained virtually unchanged from this year to last. The media
likes to negatively portray our areas real estate market as being on a
downward cycle, but the reality is that we are selling homes. The
very slight decrease from last year’s is most likely due to the slightly
longer than normal negotiation times associated with bank owned
properties and short sales.

It is certainly a great time to buy, homes are offered at huge
discounts from the preceding years, interest rates continue to be at
some of the lowest levels ever offered, and financial institutions are
loaning money more freely again.

If you thought living in Florida was just a pipe dream, it could be
your reality. If you are interested in searching for a new home
take advantage of our user-friendly home search.

Cape Coral real estate search.
or call us to speak with one of our knowledgeable agents. We look
forward to helping you with your real estate needs.

Yours in Success,

The Florida Future Realty Team

(239) 542-8521

inquiry@FloridaFutureAgents.com

Home Buyer Tax Credit Extended

Susan Milner — Thu, 08 Jul 2010 17:55:16 +0000

Congress just passed yet again another extension to the first time
and repeat home buyer tax credits. The tax credits allow up to
8,000 to new home buyers and up to 6,500 to repeat home buyers.
The former bill stated that a valid contract must be entered into by
April 30, 2010 and closed on or before June 30, 2010.

The new bill allows for a little breathing room to buyers who are
involved with the arduous process of short sales and banked owned
foreclosures, there are many of these properties available in today’s
market and are offered at a discounted rates which makes them a
desirable. These types of transactions are known to take quite a
bit longer than traditional real estate sales transactions to
complete.

This new bill allows for all contracts entered into by April 30, 2010
can now be closed on or before September 30, 2010 and still be eligible
for the tax credits. The new bill
doesn’t grant any new tax credits it
only extends the deadline in which the transaction can be closed.

Home buyers and investors that have been involved in long
bank negotiations can still reap the benefits of these generous tax
incentives. This extension will allow buyers the opportunity to
purchase a home or investment property they may have not been able to
otherwise.

If you would like more information about the first time and repeat
home buyers tax incentives please follow this link : Cape Coral tax credits

If we can help in anyway please don’t hesitate to call.

Yours in Success,

The Florida Future Realty Team

Florida Future Realty, Inc

(239) 542-8521

Cape Coral real estate

Susan Milner — Wed, 23 Jun 2010 19:29:01 +0000

Cape Coral, Florida

At Florida Future Realty, Inc we are always focusing on how we can make the real estate process more pleasant. This is for our customers and our agents. So we recently revamped our entire office. We changed things up and gave the office a more inviting feel. Agents have more areas to meet with customers and do their work. Customers have a professional yet comfortable location for all of their real estate needs. Below are photos of our new look. Stop by to see us! We are open regular hours Monday-Friday 9am-5pm and by appointment on the weekends!

Florida Future Realty, Inc.
2816 Del Prado Blvd. S Unit 2
Cape Coral, FL 33904
(239) 542-8521

Hope to see you soon!

Yours in Success,

Susan Milner

Florida Future Realty, Inc

www.SusanMilner.com

(239) 542-8521

(239) 218-2229 Cell

Susan@SusanMilner.com

Cape Coral real estate inventory

Susan Milner — Tue, 22 Jun 2010 18:07:19 +0000

Cape Coral’s real estate market has been less than predictable in
recent years; we have had our share of ups and downs. As real
estate professionals there are ways to track the markets progress and
predict the changes to come. This prediction comes in the form of
absorption rate. The absorption rate is the rate in which
the market absorbs and eliminates inventory. We have broken down Cape
Coral price brackets and what it means to buyers and sellers.

Homes in Cape Coral with a price ranging from $0 to $150,000 have
turned over 4.5 times in the past 12 months and currently, we have 2.6
months of inventory available in that specific price range.

Homes in the price range of $150,000 to $200,000 have turned over 2.3
times in the last year and the current inventory is 8.5 months.

Gulf access homes in Cape Coral at no specific price point, in the
last year have turned over 1.4 times with an inventory of 8.5 months.

What do months of inventory indicate? Typically 1-4 months of
inventory indicate a seller’s market, 5-6 months is generally a balanced
market and 7 months or more points toward a buyer’s market.

How does this information specifically relate to buyers and sellers
of Cape Coral real estate?

Sellers

The absorption rate is very important to know. Since it tells
something about how long it might take to sell the home. A higher
number of inventory typically means more competition from other
sellers. A lower number may indicate that we are in a seller’s
market, so the need to make sure your marketing strategies are “spot on”
is detrimental to a quick sale. Good marketing will insure your
home will be displaying a sold sign before you neighbors.

Buyers

Buyers also need to be aware of the absorption rate. If the
market is shifting into a time of low inventory, it isn’t the time to be
throwing out “low ball” offers hoping to get a good deal.

When inventory is low and buyers have increased, chances are
the buyers will be introduced to a situation where the home has
multiple offers. When inventory is high your chances of getting a
“steal” have increased significantly.

Buyers and sellers who pay attention to the changes in the market
will be more informed and can make decisions accordingly. Most
important whether buying or selling real estate in Cape Coral it is
important to work with an experienced agent to help you calculate the
absorption rates for the homes that you are interested in.

*This blog was written 6-22-10 all calculations are subject to
change, for accurate information please call a speak with our
knowledgeable team members.

Cape Coral real estate and BP Oil Spill

Susan Milner — Thu, 17 Jun 2010 20:09:48 +0000

June 17, 2010

Cape Coral is located near the SW Coast of Florida. We are a peninsula surrounded by water. There are over 400 miles of canals throughout the city. Many of these canals lead out to the Gulf of Mexico while others are freshwater and connect to other canals and/or lakes. To say that we are anything BUT a waterfront community would be misspeaking. Cape Coral IS a waterfront community. Most homes on the water have a car in the driveway or garage and a boat sitting out back in the canal. Cape Coral residents love the water. They love to boat in Cape Coral. Cape Coral residents also enjoy fishing in and around Cape Coral. Many residents also enjoy the serene waterways and wildlife in Cape Coral’s waters even if they do not venture out often into the waters.

The BP Oil Spill has many people worried. Even though Cape Coral has not been directly affected by the oil spill all of us have been indirectly affected. Watching the sad photos of the wildlife covered in oil is enough to make anyone angry. Hearing about loss of income for fisherman is sad for all of us. And for sure knowing that lives were lost in this accident is horrible.

My family and I have been to the beaches several times since the spill began. The water is still beautiful. We are not smelling any of the oil around here either. At the present time experts are saying that we are safe from the oil spill in our area of Cape Coral, Florida. Below is a photo taken this past weekend of Sanibel Causeway. There were many others out enjoying our beautiful weather & beaches.

Sanibel June 12, 2010

We hope that this continues to be of no concern for residents of Cape Coral. We continue to assist buyers and sellers alike with their real estate needs as normal. There are many great opportunities for buyers in our area and as they are attracted to Southwest Florida this is also a good time for sellers to market their home for sale.

Susan Milner

Florida Future Realty, Inc

www.SusanMilner.com

(239) 542-8521

(239) 218-2229 Cell

Susan@SusanMilner.com

Cape Coral Chinese Drywall Issues

Susan Milner — Tue, 08 Jun 2010 21:23:19 +0000

Government Guidelines For The Remediation Of Chinese Drywall

Many Cape Coral homes have been deemed “Chinese Drywall homes” and
unfortunately that comes with a stigma. Most buyers are scared
away from the thought of purchasing a home affected with this mainly
because of the unknown. We have learned a lot about them in recent
months and there continues to be more information on how and what is
necessary to correct the problems and make the home just like new.

Fortunately, the government has also stepped in and created a task
force that studied the effects Chinese drywall has on each individual
component of the home. It is now mandated and guidelines were
created for removal and remediation. This allows home owner the
security of knowing the job was done correctly.

The Interim Remediation Guidelines for Homes with Corrosion form
Problem Drywall are as follows

They state that you must replace:

All possible problem drywall
All fire safety alarm devices(including smoke alarms and carbon
monoxide alarms)
All electrical component and wiring (including outlets, switches,
and circuit breakers);and
All gas service piping and fire suppression sprinkler systems

According to the guidelines, once these repairs have been made your
home or potential home is ready and safe to occupy. People have
once thought that it could spread to surfaces such as wood, tile,
carpet, and furniture. The task force stated that they do not have
any scientific basis to believe that to be true.

The material in the effected drywall is high levels of sulfur, which
emits a corrosive gas that attaches itself to anything metal (copper
pipes, electrical wiring, HVAC, systems, appliances and so on) we know
that the removal process can be time consuming and added expense is
involved, but people should not steer clear of these properties
anymore. There are many of these homes in inventory that are
priced well below market value giving the consumer the potential of
instant equity once the repairs have been made.

We have been in contact with a local contractor that states they are
able to repair these homes for approximately $21.00 a square foot (just
to give you an estimate of the repair costs). This contractor will
guarantee the complete removal of the drywall and all directly affected
components.

We also have been made aware of a lender that has allocated funds for
rehabs, including Chinese Drywall.

We hope this information help open doors for buyers that just haven’t
found the “right” place.

All information above was gathered from
www.dryallresponse.gov
Information is subject to change as investigations continue.

Yours in Success,

The Florida Future Realty Team

(239) 542-8521

inquiry@FloridaFutureAgents.com

Cape Coral First Home

Susan Milner — Tue, 08 Jun 2010 17:56:13 +0000

Get Started Saving For Your Dream
Home

How to save money seems to be on everyone’s mind these days, we all
strive to hold on to every last penny and make it stretch as far as it
will go. We have come up with some helpful and creative ways to
help you and your family stay on budget, so you will be able to afford
that dream home much more quickly.

Here are 20 tips to get you closer to making that down payment on
your home

1. Wash your laundry with cold water in place of hot.
2. Hang your clothes outside to dry
3. Turn the thermostat up in the fridge
4. Fix leaky faucets
5. Pack your lunch
6. Use rechargeable batteries
7. Grow your own fruits and vegetables
8. Turn off the water while brushing your teeth
9. Rather than renting movies, check them out at the library
10. Pay your bills online and save the postage
11. Bring your coffee from home
12. Shop year round for Christmas presents
13. Save gift bags and reuse them
14. Buy all purpose cleaners rather than different solutions for
each task
15. Save and actually eat last night’s leftovers
16. Buy in bulk
17. Cancel your newspaper subscriptions, most all information can
now be found online
18. Take a shorter shower
19. Make your own baby food
20. Buy or sell your next home with Florida Future Realty

Try implementing some of these helpful tips into your everyday life
and soon you will have enough saved for that down payment.

Yours in Success,

The Florida Future Realty Team

Florida Future Realty, Inc

(239) 542-8521

inquiry@FloridaFutureAgents.com

Staging you home for success

Susan Milner — Wed, 02 Jun 2010 21:07:47 +0000

What are the benefits to staging your home?

Selling your home in today’s market has proven to be a more
challenging task. Inventory continues to be flooded with short
sales and foreclosures, that are driving down Cape Coral home values .
We need to be more creative than ever, and make your home shine
above the rest.

Home staging is preparing your home for sale, with a special emphasis
on presentation and appearance.

Staging a home involves things that will improve the look and feeling
of your home, such as design, organization and overall
appearance. The goal when staging is to “wow” the buyer.
This will get your home sold quickly and for maximum sales price.

Think like a buyer. Look at your Cape Coral home through the
eyes of potential buyers, what makes your home stand out? Then showcase
those attributes. Tour other homes on the market and see
what stops you in your tracks, then implement those features in your own
design.

Organize and de-clutter. Clearing away shelves, closets and
cabinets is a big part of the home staging process. Don’t forget
to get rid of personal effects such as family portraits.

Staging increases likely hood of a sale. When selling your
home, you must do everything in your power to increase your chances of
selling. These techniques can give your and extra edge in selling
the home quickly.

Staging reduces the home’s time on the market. Putting in the extra
effort to stage your home effectively, will decrease the time it sits
stagnant on the market.

Staging the home helps justify the asking price. We are in a buyer’s
market; you need everything in your favor to justify the asking
price. Proper home staging will position your home as the front
runner in the minds of the buyers.

You can think of home staging as presenting your Cape Coral house in a
way that appeals to the largest possible audience, in order to ensure a
quick sale for the best possible price. Good luck, and start staging.

Yours in Success,

The Florida Future Realty Team.

(239) 542-8521

inquiry@FloridaFutureAgents.com

2010 Hurricane Season

Susan Milner — Tue, 01 Jun 2010 17:22:26 +0000

June 1, 2010

Cape Coral, Florida

June 1 is the first day of Hurricane Season.

This year is predicted to be a busy hurricane season. The official NOAA predictions are as follows:

“We estimate a 70% probability for each of the following ranges of activity this season:
14-23 Named Storms,
8-14 Hurricanes
3-7 Major Hurricanes
An ACE range of 155%-270% of the median.” (from http://www.cpc.noaa.gov/products/outlooks/hurricane.shtml)

NOAA is clear to state that they DO NOT make landfall predictions. They are unable to predict landfall until a few days out.

It is always best to be prepared as you never know exactly what may happen in your neighborhood/area. The good news with Hurricanes is that they give us plenty of warning. We are notified of their formation SEVERAL days before they are even close to United States in most cases. This gives you plenty of time to prepare. Whether you plan to board up and stay at your house or board up and leave is up to you. Depending upon the strength of a Hurricane you can make the best choice for you and your family.

I remember when Hurricane Charley hit our area in 2004. Most people didn’t even make the necessary preparations because they had never experienced a storm this large. They were used to small storms that caused minimal damage. We knew it was headed our way as at least a category 2 storm well in advance. However, as it approached it reached a category 4 Hurricane status. Many older homes sustained minor to major damage and many other homes sustained minor roof, pool cage and tree damage. We lost power through most of the area for several days. Charley was definitely a wake up call for our area.

The following years were mild for us including last year which was also pretty mild in and around Cape Coral.

You can watch 2009’s season in video below:

I wrote the article below in the past to remind people of other natural disasters around the US and World to put Hurricanes ‘in perspective’.

Being in SW Florida, I hear concerns from people about Hurricanes from time to time. We usually end up discussing historical data, newest hurricane codes & then I typically go into ‘natural disasters elsewhere’.

Honestly, I cannot think of a single place to live that there won’t be something weatherwise to concern yourself with. Basically it comes down to picking the ones that least annoy you, or maybe are least likely to kill you.

Here are some I can think of:

Hurricanes
Tornadoes
Mudslides
Blizzards
Avalanches
Fires
Floods
Draught
Extreme Heat
Wind
Earthquakes
Tsunamis
Sink Holes
Volcanic Eruptions
Solar flares, meteors, etc…

So, what natural disasters do you have to explain in your area?
Oh, I almost forget Florida is also the lightning Capital of the World
But I can’t see myself living anywhere else!

In conclusion, I hope everyone makes the logical preparations for this Hurricane Season. Be prepared in advance & hopefully you won’t need to execute your plan or even break out your Hurricane Kit. But as with anything, being safe is always better than being sorry. And when a Hurricane is coming & quickly things get crazy and it is difficult to get the necessary items you need.

Here are some additional resources for you:

Download the 63 page Hurricane Guide

View NOAA.gov for up to the minute Hurricane information

Go to Weather.com for weather updates.

As always, should you have any questions about real estate in and around Cape Coral, Florida we are here to help!

Yours in Success,

Susan Milner

Florida Future Realty, Inc

www.SusanMilner.com

(239) 218-2229

Susan@SusanMilner.com

Susan Milner — Sun, 30 May 2010 16:34:23 +0000

West Cape Estates is a beautiful waterfront coummunity located in NW
Cape Coral. All custom estate homes were built in this gated community.
Not many homes are available in this beautiful waterfront Cape Coral
community.

Browse below through currently offered single family listings in West
Cape Estates.

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Susan Milner — Sun, 30 May 2010 16:27:08 +0000

Trafalgar Woods is a centrally located small community in Cape Coral.
Under 100 single family homes exist in this beautiful Cape Coral
community.

Browse below through currently offered single family listings in
Trafalgar Woods.

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Susan Milner — Mon, 24 May 2010 17:14:07 +0000

How to pick the pick the perfect agent.

As with anything, the real estate profession is filled with honest
trustworthy agents, but there are those who give all hard working agents
a bad name, with their lack of knowledge and shady practices.
During the real estate boom, every Tom, Dick and Harry wanted to get in
on the action and unfortunately many did. There are countless
stories of many of agents that ruined deals, artificially drove up
prices and were engaging in fraudulent practices with mortgage brokers
and appraisers, all for an extra buck. Now unfortunately,
consumers are having a hard time trusting Cape Coral real estate agents
or brokers. Now that the market crashed, we are left with the real
professionals wanting to provide consumers with exceptional service,
and honest business practices.

Here are some guidelines to help you pick the agent that is right for
you:

Make sure you interview with the potential agent.

You need to make sure your personalities click; you will be spending a
lot of time with this person. They need to fully understand your
wants and need and most importantly your budget. Are they willing
to show you properties that are not listed by their Cape Coral
brokerage? Do they seem to be honest? Are they interested in developing a
long term business relationship with you? Many people buy and sell
multiple times in their lives, building a strong trustworthy
relationship with your customers can only benefit their business.

Do some research.

You can find out so much about a person by simply imputing their name
into Google and hitting search. Visit their website; make sure
they have experience in the type of property you are looking to buy.
What have they sold? What type of property seems to be their specialty?
Most importantly, ask for references and make sure to call.

Ask your friends and family.

Most likely someone you know or are related to have bought or sold a
Cape Coral property recently, and can share some useful tips and
valuable information with you. Would they recommend their agents to you?
If they answered yes, what traits made that particular agent so
special? What kind of overall experience did they have?

These a just a few tips to help you weed through the mountain of
agents a find the best fit for your needs. Put your trust and
confidence in this person, they will be responsible for the largest
transaction of your life and because of that pick carefully.

Call our team of highly qualified professional to answer any of your
real estate related questions. Florida Future Realty is here to
help.

Yours in Success,

The Florida Future Realty Team

(239)542-8521

Susan Milner — Fri, 21 May 2010 14:27:22 +0000

Are You
Living ’Green”?

When you think of going ‘green’ and reducing your carbon footprint
what first comes to mind? “Instead of tossing out my soda cans, today
will be the day I dig out the laundry occupying my recycle bin and use
it as it was intended.” Well that is indeed a great start, but if
we want to make a difference on the grand scale of things we can start
by reviewing the materials we use to build or remodel our existing
homes, or research the ‘green’ practices already in place in a home we
intend to purchase. When researching home builders and modelers in
SW Florida, I came across many dedicated builders with the mission of
transforming existing or building more ‘green ‘dwellings. Here are
some useful tips to incorporate in your next project.

What are some
things that make a home ‘green’?

Exterior paint with LRV (light reflective value) absorbs less heat
in turn lowers your air conditioning costs.
ICF wall system a step up from the standard concrete wall systems
includes two built-in layers of foam insulation.
2″ overhangs help shed rain water away from walls and foundation
reducing cooling costs
Solar or hybrid water heating system. Water heaters are the biggest
energy waster of all your appliances.
Impact rated and tinted glass windows and doors.
Bamboo flooring vs. carpet; certain types of carpet can emit VOC
gases that contribute to poor indoor air quality.
Heatlok Soy spray foam insulation uses recycled plastic waste to
create rigid spray polyurethane foam.
Energy Star Appliances
Relocating your washer and dryer to the garage can help you save on
air-condition costs.
Use any available recycled materials to remodel or construct your
home.

These are just a few suggestions to help get you started on the path
to living a more ‘green’ existence. And most importantly ask your
contractor what he/she does specifically to incorporate ‘green’ into
their building practices.

As always, if we can be of assistance to you please call one of our
knowledgeable team members.

Yours in Success,

Florida Future Realty Team

(239)542-8521

Cape Coral Lease Option

Susan Milner — Mon, 17 May 2010 23:49:35 +0000

June 12, 2010
Cape Coral lease options are a great idea again. Florida Future Realty, Inc. has been receiving a high number of requests for purchasing homes in Cape Coral via lease options. We are in need of more inventory to fulfill the needs of these buyers in Cape Coral. Many of these buyers have unfortunately lost a home in the past few years to a short sale, foreclosure or deed in lieu. They are good people who want to purchase a home they can afford but banks aren’t lending them money, yet. They want a place to call home and are sick of moving every 6-12 months from homes that are also going into default! We need your help. If you have property in Cape Coral that is paid for and you’d like to receive income on this property we have a great plan for all. Lease options were very big several years ago and they are big again.

There are 3 parts to a lease with option to buy. The first part is the lease. The lease agreement is set up for anywhere from 1 to 3 years. There is first & last month’s rent included to get started. Rent rates on lease options are slightly higher than standard rental rates because the tenant/buyer will be receiving part of their monthly rent towards the purchase price.

There is also a contract for sale and purchase. This price will be based upon projected market value at the time the lease ends and the sale is to take place. The tenant/buyer will also put a non-refundable deposit down as well. This is generally 3-5% of the sales price but can always be negotiated to fit the needs of all parties involved. This amount will also be credited towards the buyer’s closing costs at the actual sale of the property. If the tenant/buyer fails to purchase the property then they deposit is completely forfeited to the owner of the property.

The third part is drafted by an attorney and is the actual option agreement between the parties.

Our lease option program guidelines:

For Owners of property in and around Cape Coral, Florida:

You must own the property free of any mortgages/liens or must owe less than 50% LTV

We will collect a non-refundable deposit for you. 50% of that deposit will go to you & the other 50% will go towards the full commission to be paid at closing of said property.

Here is an example of how a lease option would work:

You lease the property to a buyer/tenant for $1,200/month with an end purchase price of $100,000. The buyer puts down a $5,000 non-refundable deposit that will be used towards the purchase at the end of the term (usually 1-3 years).

Paid up front: $5,000 non-refundable deposit
First Month’s Rent: $1,200
Last Month’s Rent: $1,200

Total to move in: $7,400
Minus $2,500 to real estate brokerage

You will credit $100-200/month towards the end purchase price also. So say at the end of the 2 year term the buyer qualifies for a loan and purchases the house.

You will credit $200 per month for 24 months towards the purchase price ($4,800) and also credit the $5,000 deposit as well.

The house sells for the agreed upon $100,000 and the buyer has $9,800 to use for closing costs/prepaids/down payment.

You pay the real estate commission ($6,000-$2,500 already paid=$3,500) and sell the house for a net near $83,000 (after closing costs/other fees)

More benefits for of a lease option compared to a straight rental:

Large non-refundable down payment

Tenant who wants to buy – care more for property (less maintenance)

No monthly management fee

Monthly income for 1-3 years!

Larger monthly income vs. rental

Sales contract in writing

More benefits of a lease option compared with a straight sale:

Higher sales price compared to current market/buyer

Large buyer pool

Defer capital gains taxes while renting

And finally benefits of a lease option compared with seller financing:

Close in 1-3 years vs up to 30 years of holding a note

Evict a tenant who defaults vs foreclosing on them

Pay only part of the sales commission until property closes

We can also assist you in seller financing as well if you are interested.

At Florida Future Realty, Inc. we bring the consumer what they are asking for versus what we think they want. Lease Options are a win/win for all parties involved and will in turn return the city of Cape Coral back to the full beauty it should be. We need people in homes that they can comfortably afford and maintain. We do not need more vacant homes.

We also work with traditional sellers, short sale sellers & bank owned listings as well. In any real estate market it is critical to accommodate to the needs of the majority buyer.

We look forward to hearing from you….

Susan Milner

Florida Future Realty, Inc