CATHY SLOAN's Discussions

Jacksonville, Florida.  the northern most major city in Florida enjoys mild weather year round, yet still has a change in seasons.  Jacksonville is the largest city in Northeast Florida. Area population is 1.4 million.  Jacksonville has been named "one of the 10 best places to live by Mobility Publication and Money magazine several times.  Forbes.com recently named Jacksonville as one of the "10 best cities for bargain house hunters"   the job market is robust.  We have a school district that ranks consistently among the top 10% to 12% of school districts in the US.  Jacksonville has an International Airport and the Orlando International Airport is less than a 2 hour drive away.   There is a seaport. The city is surrounded by water.  Bordered by the Atlantic Ocean on the East with the St. Johns River and the Intracoastal waterway running though the city. The population is diverse containing many nationalities and cultures.  Newcomers always remark on the friendliness of the residents. Jacksonville natives are rare.  The majority of the population has migrated here.  There are many affordable communities offering a resort type lifestyle.  Price for a home ranges from the low $200,000 US to over a Million dollars, with many homes between $400K to $600K. Towhnouses and Condos can be purchased for $150,000 US.  Many communities offer community pools, tennis, fitness centers, parks, walking & hiking trails, sports comples and golf.   There is 68 miles of beaches.  The city has a small town feel and is very family oriented.  If you like Mickey Mouse, Disney's Magic Kingdom is a two hour drive away.  Skies are most always blue, very few grey days. Example of a $400K home

There are agents who are reducing commissions.  However, beware they also reduce service.  Today's market requires agressive marketing  A sign in the yard and listed in the MLS alone doesn't sell homes in 5 days  anymore.  The Agents are insisting on 6% 6.5% & 7% commissions.  Here is why. In our area there are 26,000 homes in MLS, up from 7,000 homes in 2005.  Thats a 17 month supply of homes.  This means of every 34 homes listed 2 will sell, 32 will not.  If you get a good agent they will be actively marketing your home.  It costs to market homes internationally. The canadians & europeans are buying, Americans are waiting.  A good agent markets a home professionally  with Virtual Tours, Video tours, slide tours, and web sites dedicated to your listing. Realtor.com, Homes.com, Homeseekers.com, and TV.  and the free sites. Its a Buyers market and seller's now have to compete to get a buyer to walk through the door to see your home. If your 6% agent has shown you an agressive marketing plan SIGN UP.  There is a 94% chance that your house is not going to sell. If it doesn't sell the agent  not you is paying for all that advertising.  There livelyhood depends on getting your home sold.  30% of last years Realtors have left the business, a great many of them were discount brokers. Many realtors are interviewing you to determine if your home and your motivation is adequate for them to accept your listing.  They may not tell you this but agents many are selective on the homes they will market.

Sandi:  About the Buyer's Agent. In our area, the resale home is competing with Builders that reduces the price by thousands, pays all buyer's closing cost, gives free upgrades or gift cards & PAYS AGENTS 4% to 10% Commission. The buyer's agent (good ones) have a wealth of knowledge to protect the buyer on their largest investment. The agent spends weeks/months corresponding and educating the buyer, Drives them all over Gods green earth for days or weeks, negotiates the sale dotting alt the i's and crossing t's and IF the contract gets together will monitor and provide all activities necessary to get to closing. I do not negotiate with the seller an amount lower than 3% to pay the buyer's agent. MLS data indicates sellers are offering 3% up to 5% to the Buyer's agent. The marketing $$$$ I spend on your home are thrown away if the commission paid to the selling agent discourages them from making the appointment. There are hundreds of homes agents can select from to show without compromising their duty to the buyer. Today's Buyer is looking for deals . National Association of Realtors survey of Buyers revealed that Buyers worked with 14 agents before they purchased in 2007. 13 agents got no pay check for their work. The listing agents know your market and knows whether or not offering reduced buyer's agent commission would be in your best interest. Research your realtors before you decide to list, ask for references, compare all the marketing plans. The commission % you pay depends on the Market you are in. Since January agents have been making adjustments to their business practices to survive the market conditions. Good Luck

I swear by realtor.com.  They get 6,6000,000 hits a month.  With the right Showcase subscription you can add additional verbiage, additional photos and links to your website, virtual tours and a direct link to contact you or schedule showings.

I am in Florida.  Each listing becomes a new listing in our MLS and starts O days. There is no time off market required to reset to 0 days between listings in our MLS.  However, we do have a clause stating that the Broker, if Broker demands, is due full commission if the title to the home is conveyed to any person to whom the property was shown within 12 months after termination of the agreement .  However, no brokerage fee is due Broker after termination of the listing, if the home is listed with another Broker and sold through that exclusive righ of sale.  Ask your agent.

The zillow estimates range from way high to way low.  Occasionally they are right.  I dissagree about researching 6 months sales.  The market in most areas is volatile, I would not research more than 3 months.  Many cities and counties have the public records posted online for easier research.   In my area of North Florida I just had a property that appraised early December appraised again last week.  It appraised 3% lower.

Klarek the Realist.    So True

Check out Jacksonville, Florida.  This home sold for 285,000  5BR 3 BA2800 SF. 

According to Forbes.com Jacksonville is one of the "10 best cities for Bargain House-Hunters"  Do you know any bargain house hunters? Send them over. 429,900 Currently listed 3265 SF 

I am in Florida.  I agree with Justyn Kearney.  Florida law gives  the day of closing to the Buyer. Look at the HUD1 Closing document.  It usually gives the dates that taxes, etc were prorated between Buyer & Seller.  It should confirm the dates.  If you are still confused ask the Closing Attorney or Title Company.