Central Florida & metro Orlando real estate services

This is the second part of this series.  Here is the link to Part 1 of the article. My goal with this series is to hopefully educate a few buyers and investors on the foreclosure and REO process.

Once the foreclosure has been concluded, the bank hires a real estate agent to list the property for sale.  The first step in doing this is to find out if the property is still occupied.  If someone is still living in the property, the real estate agent is instructed to offer the occupant "cash for keys," typically from $500 to $3000 (depending on the property value) for the person to move out within 15-30 days and leave the property in good condition.  If the occupant does not move, then the bank will have their attorney evict them.  Once the property is vacant, then the property preservation process begins. Broken windows and doors get boarded or repaired, dangerous conditions get addressed, in northern areas of the country the property gets "winterized" to protect from freezing temperatures, sometimes basic repairs are made to put the property into financeable condition, and lawn service and sometimes pool service is ordered.  I have even seen some lenders thoroughly rehab the property themselves so that they can re-sell the property for top dollar but that does not happen often. Most lenders simply sell the property in as-is condition with minimal if any repairs.

  (This property that I displayed in the article last week just went pending.)

In the past lenders were more personable and you could actually speak to a human being at the lender's office or in their R.E.O. department if you wanted to buy a property directly from them.  I even remember as recently as the mid-1990's negotiating directly with the R.E.O. department at Nationsbank in Winter Park to purchase a foreclosure from them.  However times have changed dramatically. It is only on very rare occasions that you can buy a property directly from the bank without involving a middleman.  Most direct property buys occur when a group of investors is buying large portfolios of foreclosed homes (we are talking 50+ properties here) with the investor often paying in the tens of millions of dollars for a bulk purchase encompassing multiple states or regions.  Sales of smaller amounts of properties will nearly always be handled by national or regional asset management firms (i.e. Ocwen, Litton, First American, etc.) who in turn hire local real estate brokers like me to secure and market these properties.

In upcoming articles of this series, I will discuss in more detail how banks determine value when pricing their REO properties, how to negotiate the best deals, how to determine which REO properties to pursue as an investment versus an owner occupant, and more creative ideas. 

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(Copyright © 2009. Sand Dollar Realty Group, Inc. All rights reserved.)   Subscribe to my blog via RSS feed.

Rob Arnold - Your full service and investor friendly Realtor ® in Orlando and Central Florida.

ABR, CPL, CRB, CSP, GRI, Managing real estate broker, Notary Public

407-389-7318 / 1-877-389-7318 www.SDRhouses.com   We Buy Houses Florida

We sell foreclosures, short sales, and bank owned REO properties throughout Central Florida. We sell and list Central Florida real estate and Orlando real estate. Free list of foreclosure and short sale houses available.

I also provide flat fee MLS listings, For Sale By Owner, and menu-based services in most parts of Central & South Florida, the Space Coast, and the Treasure Coast including Orlando, Winter Park, Maitland, Ocoee, Winter Garden, Apopka, Altamonte Springs, Casselberry, Longwood, Winter Springs, Oviedo, Lake Mary, Sanford, Deltona, Debary, Deland, Mount Dora, Eustis, Clermont, Kissimmee, Winter Haven, Lakeland, Tampa, Sarasota, Bradenton, Miami-Dade, Fort Lauderdale, West Palm Beach, Port Saint Lucie, Melbourne, Daytona Beach, Ocala, Gainesville, Palatka, Jacksonville, Volusia, Brevard, and more. 

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The week before last I got to attend the Florida Association of Realtors (FAR) annual meeting in Tallahassee with Florida legislators.  The big issue with the legislature is the State's budget which is hurting big time this year.  The legislature is looking at big cuts in just about every department from education to transportation.  While at the same time they are looking to raise fees yet again in just about every place they can get away with.

        

The big issues for FAR are getting the Sunrail (the 60+ mile commuter rail) system approved.  There are hundreds of millions of dollars in federal money on the line here.  There is big potential to stimulate the Central Florida economy if the rail system does happen.  I have big concerns about the economic feasibility of the whole commuter rail idea especially considering that after 20 years South Florida's Tri-Rail system is an economic "train wreck" (pun intended) by pretty much all accounts.  However at the same time I do realize that simply putting in more roads or widening the interstates can only go so far to move people around.  You can read more about my thoughts and opinions on Sunrail in a previous blog article.  This bill is headed for a full senate vote next week.  Personally I don't care one way or another what happens here.  I do think long-term that something does have to change with Florida's transportation.

Another big issue is the Wekiva Basin septic system regulations.  This is a major negative that could affect a large chunk of northwest Central Florida and eventually could affect every septic system in the state.  If you own a house with a septic system in Florida, just imagine the impact when you have to replace it with a new $20,000 system that runs off of electricity (increases your power bill) and requires semi-annual inspections ($300+ every 6 months). Oh what fun. This is Senate Bill SB 274.  Since Senator Lee Constatine (my state senator) is the sponsor of this bill, I will affectionately call this proposed system the "Constantine Crap-omatic Septic System."  No offense Mr. Constantine, after all it is YOUR BILL.

Governor Crist did throw his support behind a bill CS/SJR 532 pending in the legislature that would give first time homebuyers a new property tax exemption as well as cap the annual increase of value on non-homestead property at 5% per year. 

The last issue that I reflect on is HB 5117 which proposes to reduce the cost of filing Count 1 on an eviction back down from the ridiculous $265 to a more reasonable $90.  I'm not sure if this will pass, but we can sure hope. Consider contacting your legislator today.

You can read up on all of FAR's top initiatives on their website floridarealtors.org.  It has been an interesting year so far.  The Spring session ends next week and I will do my best to provide a detailed report on what did and didn't pass in 2009.

The best thing of the whole trip was the chance to spend time with the movers and shakers in Central Florida's real estate community as well as meet face-to-face with several local legislators like Chris Dorworth, Scott Plakon, Gary Siplin, Lee Constantine, & Andy Gardiner as well as to hear from Governor Charlie Crist and CFO Alex Sink. 

If you are interested in getting involved in real estate related legislative issues, feel free to contact me.  I am involved with the Orlando Regional Realtor Association Government Affairs Committee and the Central Florida Realty Investors Legislative Committee.  I can get your thoughts and concerns in front of the right people, if you just let me know.

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(Copyright © 2009. Sand Dollar Realty Group, Inc. All rights reserved.)   Subscribe to my blog via RSS feed.

Rob Arnold - Your full service and investor friendly Realtor ® in Orlando and Central Florida.

ABR, CPL, CRB, CSP, GRI, Managing real estate broker, Notary Public

407-389-7318 / 1-877-389-7318 www.SDRhouses.com   We Buy Houses Florida

We sell foreclosures, short sales, and bank owned REO properties throughout Central Florida. We sell and list Central Florida real estate and Orlando real estate. Free list of foreclosure and short sale houses available.

I also provide flat fee MLS listings, For Sale By Owner, and menu-based services in most parts of Central & South Florida, the Space Coast, and the Treasure Coast including Orlando, Winter Park, Maitland, Ocoee, Winter Garden, Apopka, Altamonte Springs, Casselberry, Longwood, Winter Springs, Oviedo, Lake Mary, Sanford, Deltona, Debary, Deland, Mount Dora, Eustis, Clermont, Kissimmee, Winter Haven, Lakeland, Tampa, Sarasota, Bradenton, Miami-Dade, Fort Lauderdale, West Palm Beach, Port Saint Lucie, Melbourne, Daytona Beach, Ocala, Gainesville, Palatka, Jacksonville, Volusia, Brevard, and more. 

 

ATTENTION REALTORS: Are you looking to work with a brokerage that will allow you some flexibility and creativity? Do you need a breath of fresh air from the name brand corporate outfits? We offer generous commission splits and lots of extras.

ATTENTION INVESTORS AND BUILDERS: Do you have a real estate license? There is a reason we are known as the "investor friendly" REALTORS. Learn to be your own best customer and with a great commission split.

            

What we provide to you:

• 100% commission splits for a small monthly fee; OR
• 90%-10% commission splits with no additional fees. Certain minimum splits do apply.
• Negotiate your own commission rates with customers.
• Committed support staff. Assistance with showings and buyer calls.
• Professional help and advice when you need it.
• Free advertising space and property listings on our website.
• Professional name tags, clothing and apparel with our logos, and for sale signs are available.
• Independence and flexibility of working from home.
• The creativity to offer full-service listings, flat fee MLS listings, menu-based (a la carte) services, buyer rebates, etc.
• Centrally located Altamonte Springs office. Free use of our conference room and on staff notary.
• Optional monthly sales meetings with relevant topics and speakers to help increase your sales volume and keep you up to date on the latest changes and trends.
• Errors & Omissions insurance paid by the brokerage to cover all your transactions.
• We have memberships in the Daytona Beach, New Smyrna Beach, Brevard County, the Ocala/Marion County MLS, and the Regional MLS in South Florida to let you assist buyers and sellers in those areas.
• Access to FAR's MLS Advantage allowing you to search the MLS of another 15+ counties.
• Earn additional income from our affiliations with local title company Brokers Title and the sale of home warranties.
• Easy exit agreement. As long as your expenses and splits are paid in full to us, you can give us 7 days notice to cancel the agreement and take your listings and customers with you.
• You will be required to become a member of the Orlando Regional Realtor Association and the Mid-Florida MLS.
• If you know people with a real estate license who do not want to join and pay dues to the local Realtor association, you can have them sign up with our referral brokerage, Sand Dollar Referrals LLC . They receive a referral fee and you get to receive all their leads, subject to our regular brokerage commission splits with you.

What you do not have to deal with:

• No floor time. Our staff handles this for you.
• No mandatory meetings. All sales meetings optional.
• No hidden fees, surprise fees, or franchise fees. We don't nickel & dime our sales associates.
• No quotas of any kind. Regardless of your volume your commission split does not change.
• No bureaucracy, big corporate structure, or endless rules and regulations to deal with.
• No requirement that you list or run any sales of your own personal houses through our firm.

WE ARE GROWING! 

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(Copyright © 2009. Sand Dollar Realty Group, Inc. All rights reserved.)   Subscribe to my blog via RSS feed.

Rob Arnold - Your full service and investor friendly Realtor ® in Orlando and Central Florida.

ABR, CPL, CRB, CSP, GRI, Managing real estate broker, Notary Public

407-389-7318 / 1-877-389-7318 www.SDRhouses.com   We Buy Houses Florida

We sell foreclosures, short sales, and bank owned REO properties throughout Central Florida. We sell and list Central Florida real estate and Orlando real estate. Free list of foreclosure and short sale houses available.

I also provide flat fee MLS listings, For Sale By Owner, and menu-based services in most parts of Central & South Florida, the Space Coast, and the Treasure Coast including Orlando, Winter Park, Maitland, Ocoee, Winter Garden, Apopka, Altamonte Springs, Casselberry, Longwood, Winter Springs, Oviedo, Lake Mary, Sanford, Deltona, Debary, Deland, Mount Dora, Eustis, Clermont, Kissimmee, Winter Haven, Lakeland, Tampa, Sarasota, Bradenton, Miami-Dade, Fort Lauderdale, West Palm Beach, Port Saint Lucie, Melbourne, Daytona Beach, Ocala, Gainesville, Palatka, Jacksonville, Volusia, Brevard, and more. 

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The term REO has become more and more commonplace over the last couple of years.  It is an acronym for Real Estate Owned and means a property that has been taken back by a bank or similar institution either through a mortgage foreclosure proceeding or a deed in lieu of foreclosure.  In this first article on this subject, I plan on going through the basics of how a bank reacts to and deals with a foreclosure at least from my observations as a real estate broker who has listed short sales and REO properties and who has represented buyers in purchasing these properties as well.

   (Photo of bank REO home we listed in Apopka.)

When a seller first stops making their payments on a property, after a few months the bank will contact a BPO company to send out "spies" a/k/a real estate agents to do drive by inspections of the property.  These real estate agents will typically do an exterior inspection in an attempt to verify occupancy and property condition.  They will also take anywhere from 1 to 4 photos of the property.  Often they will also complete a BPO which stands for Broker's Price Opinion. This is basically an informal appraisal to determine the property's current value. Sometimes in addition to these activities the bank will also have the real estate agent knock on the door and attempt to make contact with the home owner to see if they are open to speaking with the bank to do some sort of workout arrangement, loan modification, deed in lieu, short sale, etc. 

Occasionally the property is actually vacant or abandoned and if it is, the bank will send out a property preservation company to secure the property, change the locks, and basically take possession for the bank.  Many property owners are quite surprised to learn that the lender can do this, but just pull out a standard Fannie Mae / Freddie Mac mortgage document and read Paragraph #9.  This Paragraph gives the lender very broad rights to re-take possession of the property even if a foreclosure has not been concluded or even commenced.  That being said, if you do own a property in foreclosure or if you are an investor or real estate agent, please make it obviously clear to anyone that the property is not abandoned.  I would go so far as to put a sign in the front window of the property that says you are managing or still occupying the property and to please call you at 407-xxx-xxxx. I would also recommend putting your lockbox on some place other than the front doorknob. Otherwise you just might end up getting locked out of your own home and your lockbox thrown into the trash never to be seen again.

Hopefully this article has given you a little insight into the foreclosure process. I will continue more on this subject in a future article.  Until then, if you are interested in buying a bank owned REO home, short sale, or any other property in Central Florida please contact me so we can help you get that great deal.

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(Copyright © 2009. Sand Dollar Realty Group, Inc. All rights reserved.)   Subscribe to my blog via RSS feed.

Rob Arnold - Your full service and investor friendly Realtor ® in Orlando and Central Florida.

ABR, CPL, CRB, CSP, GRI, Managing real estate broker, Notary Public

407-389-7318 / 1-877-389-7318 www.SDRhouses.com   We Buy Houses Florida

We sell foreclosures, short sales, and bank owned REO properties throughout Central Florida. We sell and list Central Florida real estate and Orlando real estate. Free list of foreclosure and short sale houses available.

I also provide flat fee MLS listings, For Sale By Owner, and menu-based services in most parts of Central & South Florida, the Space Coast, and the Treasure Coast including Orlando, Winter Park, Maitland, Ocoee, Winter Garden, Apopka, Altamonte Springs, Casselberry, Longwood, Winter Springs, Oviedo, Lake Mary, Sanford, Deltona, Debary, Deland, Mount Dora, Eustis, Clermont, Kissimmee, Winter Haven, Lakeland, Tampa, Sarasota, Bradenton, Miami-Dade, Fort Lauderdale, West Palm Beach, Port Saint Lucie, Melbourne, Daytona Beach, Ocala, Gainesville, Palatka, Jacksonville, Volusia, Brevard, and more. 

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Our firm has been providing short sale, foreclosure, and bank owned REO asset management in the Central Florida and metro Orlando area for quite a while now.  I actually worked my first short sale in 1999 when the real estate community (or at least I) was not familiar with the term "short sale."  I just knew that the seller owed basically what the home was worth but had to unload it due to a hardship plus pay closing costs and a commission to me.  Even back then it took me over 4 months to get the seller's lender to accept the deal, so the idea that banks are simply overwhelmed and therefore take a long time is really a misnomer.  Short sales took a long time even when the market wasn't in turmoil. From 1999 to 2006, I was able to successfully negotiate another dozen or so short sales even though most Realtors still had no clue what a short sale was.  And nearly all of those short sales took months to get approved, the bank would lose the package multiple times, etc., etc. even in those days.

   

Now that short sales are the norm and not the oddball transaction, you want someone in your corner that has true experience in negotiating them.  I often don't get into the day to day of the short sale transaction anymore, but I have several VERY well trained Realtors working for me that KNOW exactly how to get deals approved and closed.  In fact Realtors with our firm SOLD AND CLOSED over 90 short sale deals during 2008 (yes I said sold and closed). And we are on track for an even better year in 2009.

If you are behind in your mortgage payments and need to sell your house, we can assist you in negotiating with your lender and lienholders to get your home sold. We are short sale real estate experts and can help you mitigate the foreclosure and sell your house at the highest price with the least amount of damage to your credit and finances.

We provide full service listings of short sale properties in Orange, Seminole, Lake, Osceola, Polk, Volusia, and Brevard Counties in Central Florida.  More info at the Sand Dollar short sale page.

Also if you are a Realtor, short sale negotiator, or bank loss mitigation company and you need to see a property listed in the MLS so that you can handle the short sale negotiations, we can help you with that too.  In fact we have roughly 10 properties listed right now that are being handled by others who needed our assistance to get it into the local MLS and make the bank happy.  We offer this MLS listing service in some 29 counties in Florida from Orlando to Tampa to Miami to Jacksonville.  We also service many of the smaller MLS areas like Ocala, Gainesville, Daytona Beach, Flagler, Brevard, and a few others.

Give me a call or shoot me an email and I will personally help you find a good fit to get your short sale situation analyzed and ultimately sold and closed too. 

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(Copyright © 2009. Sand Dollar Realty Group, Inc. All rights reserved.)   Subscribe to my blog via RSS feed.

Rob Arnold - Your full service and investor friendly Realtor ® in Orlando and Central Florida.

ABR, CPL, CRB, CSP, GRI, Managing real estate broker, Notary Public

407-389-7318 / 1-877-389-7318 www.SDRhouses.com   We Buy Houses Florida

We sell foreclosures, short sales, and bank owned REO properties throughout Central Florida. We sell and list Central Florida real estate and Orlando real estate. Free list of foreclosure and short sale houses available.

I also provide flat fee MLS listings, For Sale By Owner, and menu-based services in most parts of Central & South Florida, the Space Coast, and the Treasure Coast including Orlando, Winter Park, Maitland, Ocoee, Winter Garden, Apopka, Altamonte Springs, Casselberry, Longwood, Winter Springs, Oviedo, Lake Mary, Sanford, Deltona, Debary, Deland, Mount Dora, Eustis, Clermont, Kissimmee, Winter Haven, Lakeland, Tampa, Sarasota, Bradenton, Miami-Dade, Fort Lauderdale, West Palm Beach, Port Saint Lucie, Melbourne, Daytona Beach, Ocala, Gainesville, Palatka, Jacksonville, Volusia, Brevard, and more. 

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I'd love to actually attend the one in Orlando (more info at OrlandoTeaParty.com), but I am in our State capital today along with a bunch of members of the Florida Association of Realtors for their annual day on the hill. We are talking with legislators about many vital issues to the real estate industry including all the taxes and fees that keep getting imposed on us.

 

Tomorrow is April 15, 2009.  Income tax day.  Some people get a refund, but many people have to pay a big pile to the IRS.   The sad thing is that the Obama administration (like the Bush administration before him) is more than happy to take all your hard earned tax dollars and throw them into a bottomless hole.  Things like AIG, General Motors, Chrysler, Fannie, Freddie, Bear Stearns, and multi-trillion dollar budgets come to mind.

We need to stand up to our federal government and Mr. Obama and just say NO to all this crazy spending. Our country is on the fast road to bankruptcy (if it isn't already there).  There is a tea party somewhere near by where you live.  I just found out they are having one in Tallahassee tomorrow afternoon and I plan on being there for at least part of it.  Make it a point to be at yours. You can get more info at TaxDayTeaParty.com .

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(Copyright © 2009. Sand Dollar Realty Group, Inc. All rights reserved.)   Subscribe to my blog via RSS feed.

Rob Arnold - Your full service and investor friendly Realtor ® in Orlando and Central Florida.

ABR, CPL, CRB, CSP, GRI, Managing real estate broker, Notary Public

407-389-7318 / 1-877-389-7318 www.SDRhouses.com   We Buy Houses Florida

We sell foreclosures, short sales, and bank owned REO properties throughout Central Florida. We sell and list Central Florida real estate and Orlando real estate. Free list of foreclosure and short sale houses available.

I also provide flat fee MLS listings, For Sale By Owner, and menu-based services in most parts of Central & South Florida, the Space Coast, and the Treasure Coast including Orlando, Winter Park, Maitland, Ocoee, Winter Garden, Apopka, Altamonte Springs, Casselberry, Longwood, Winter Springs, Oviedo, Lake Mary, Sanford, Deltona, Debary, Deland, Mount Dora, Eustis, Clermont, Kissimmee, Winter Haven, Lakeland, Tampa, Sarasota, Bradenton, Miami-Dade, Fort Lauderdale, West Palm Beach, Port Saint Lucie, Melbourne, Daytona Beach, Ocala, Gainesville, Palatka, Jacksonville, Volusia, Brevard, and more. 

Hot off the presses, the market statistics for Orange & Seminole Counties were released this afternoon by the Orlando Regional Realtor Association.  As those who subscribe to my E-newsletter are aware, I was quite positive this morning about our firm's numbers for March.  Well the great news is that the Realtor association's numbers mimic what I had already thought to be true. 

The March numbers are significantly more positive than previous months.  Part of this may be due to the upswing that typically happens every Spring, but part of it may also be because the market is finally bottoming out.  The inventory and sold numbers did plateau way back around Winter 2007, but prices  continued to slide all through 2008. 

Here is a link to the specific market details put out by ORRA.  Below are the actual numbers that ORRA put out.  Inventory decreased by another 700 or so properties.  Solds increased by nearly 25% over February's numbers.  And look at the pendings ... 4906 pending properties versus 21,448 on inventory.  That means that nearly 1 in 4 houses listed in MLS are currently under contract pending a sale. What fabulous news!

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(Copyright © 2009. Sand Dollar Realty Group, Inc. All rights reserved.)   Subscribe to my blog via RSS feed.

Rob Arnold - Your full service and investor friendly Realtor ® in Orlando and Central Florida.

ABR, CPL, CRB, CSP, GRI, Managing real estate broker, Notary Public

407-389-7318 / 1-877-389-7318 www.SDRhouses.com   We Buy Houses Florida

We sell foreclosures, short sales, and bank owned REO properties throughout Central Florida. We sell and list Central Florida real estate and Orlando real estate. Free list of foreclosure and short sale houses available.

I also provide flat fee MLS listings, For Sale By Owner, and menu-based services in most parts of Central & South Florida, the Space Coast, and the Treasure Coast including Orlando, Winter Park, Maitland, Ocoee, Winter Garden, Apopka, Altamonte Springs, Casselberry, Longwood, Winter Springs, Oviedo, Lake Mary, Sanford, Deltona, Debary, Deland, Mount Dora, Eustis, Clermont, Kissimmee, Winter Haven, Lakeland, Tampa, Sarasota, Bradenton, Miami-Dade, Fort Lauderdale, West Palm Beach, Port Saint Lucie, Melbourne, Daytona Beach, Ocala, Gainesville, Palatka, Jacksonville, Volusia, Brevard, and more. 

It is already April and the Florida legislature has passed the half-way mark on the annual Spring session.  I will be joining the Florida Association of Realtors next week in their annual trip to Tallahassee to meet with state legislators and protect the real estate industry from higher taxes and more regulation.  This will be my second time going to Tallahassee.

    

So far not much has happened in the legislature since I last posted about proposals about a month ago. The only significant new proposed legislation I saw is a bill to reduce the cost of a Count 1 eviction back down from $265 to $90 -- HB 809.  This would be a fantastic change since right now all the landlords I talk to are hesitant to file an eviction because of the high cost that went into effect on 7/1/08.  Getting this reduction passed would be a vital win for landlords.

I know much of the FAR agenda is still trying to get property taxes and homeowner's insurance back under control as well as keeping down payment assistance and other affordable housing programs available.  The Wekiva Basin septic system issue is also high on the list. 

If you are a Realtor, there is still time to sign up and attend these important meetings.  Real estate is a major industry in Florida and the number of people turning out does get the legislators' attention.  I will post more info on this after next week's trip.

Have a safe and happy Easter holiday!

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(Copyright © 2009. Sand Dollar Realty Group, Inc. All rights reserved.)   Subscribe to my blog via RSS feed.

Rob Arnold - Your full service and investor friendly Realtor ® in Orlando and Central Florida.

ABR, CPL, CRB, CSP, GRI, Managing real estate broker, Notary Public

407-389-7318 / 1-877-389-7318 www.SDRhouses.com   We Buy Houses Florida

We sell foreclosures, short sales, and bank owned REO properties throughout Central Florida. We sell and list Central Florida real estate and Orlando real estate. Free list of foreclosure and short sale houses available.

I also provide flat fee MLS listings, For Sale By Owner, and menu-based services in most parts of Central & South Florida, the Space Coast, and the Treasure Coast including Orlando, Winter Park, Maitland, Ocoee, Winter Garden, Apopka, Altamonte Springs, Casselberry, Longwood, Winter Springs, Oviedo, Lake Mary, Sanford, Deltona, Debary, Deland, Mount Dora, Eustis, Clermont, Kissimmee, Winter Haven, Lakeland, Tampa, Sarasota, Bradenton, Miami-Dade, Fort Lauderdale, West Palm Beach, Port Saint Lucie, Melbourne, Daytona Beach, Ocala, Gainesville, Palatka, Jacksonville, Volusia, Brevard, and more. 

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