Sarasota Florida Flat Fee MLS Listings FSBO - Discount Realtor & Broker

First-time homebuyers.. When is the best time to purchase?? When is the real estate market going to be groomed to make the perfect purchase?? First of all, timing the market is tough in any investment and may keep you on the fence for just long enough to miss the perfect wave of opportunity.. Our real estate market is setting up to rebound strongly (debatable when that rebound will occur..), but the Federal Government is stepping in and encouraging you to move forward and commit to buying a home.. Why are they doing this? The Economy is slow and with a pool of first time homebuyers waiting on the sidelines for the market to come back, the Feds are trying to Speed this process up & get you back in the buying circuit..

Below are the details and the article I’ve received from the Sarasota Realtors Organization covering the details of this new Bill..

WASHINGTON – Aug. 1, 2008 – A provision of the recently-passed federal housing recovery bill gives first-time buyers an interest-free loan of up to $7,500 in the form of an income tax credit.

The credit equals 10 percent of a home’s cost up to $7,500, and applies to any single-family residence (including condos and co-ops) to be used as a buyer’s principal residence.

First-time homebuyers, defined as those who have not owned a home for at least three years, will claim the tax credit the first year they file federal taxes and receive the money as a reduction of their federal tax liability. The money must be repaid at the rate of 6.67 percent of the total credit each year for 15 years, essentially making it an interest-free loan. If a home is sold before the 15-year pay-off, the balance of the credit is recaptured at resale.

The credit was included in the new law as a way to entice first-time buyers to get off the fence and commit to a purchase.

Other provisions:
 
• Income limits: Full credit goes to individuals making $75,000 per year or less ($150,000 for couples). The credit amount phases out for higher incomes.
 
• Effective dates: The new law is retroactive back to April 9, 2008. It terminates on June 30, 2009.
 
• Alternative Minimum Tax: Credit can be used against the AMT and the credit will not throw any individual into AMT territory.

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Contact Justin Shirley w/ Shirley International Realty Inc. for Showings and More Information, @ 941-448-4872

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My Listings are now exposed in front of 35,000 Realtors from Orlando to Port Charlotte.. Mid-Florida MLS, corporate headerquarters in Orlando, is a Giant Multiple Listing Service Website that has now replaced our local Sarasota MLS System.. Members of the new System are, Manatee, Tampa, Hillsboro, Greater Tampa, Sarasota, Venice, Port Charlotte, Englewood, & Port Charlotte, among other smaller noteworthy assocations.. 13 Total Assocations make up this new Multiple Listing Service, so over 35,000 Realtors have Confidential Previewing Capabilities to all of my Listings.. This is great News for My Flat Fee & Full-Service Sellers.. Read on about Sarasota’s new membership to Mid-Florida MLS (Multiple Listing Service..)

“In 1995, six Central Florida REALTOR® Associations pooled their resources and joined forces to form the Mid-Florida Regional Multiple Listing Service. By doing so, they unified the Central Florida real estate market and made it easier for REALTORS® from across the service area to cooperate with one another. Four years later, the West Volusia Association of REALTORS® joined MFRMLS, and in 2003 the Greater Tampa Association of REALTORS® came on board. Now, five Southwest Florida Associations have joined MFRMLS, making our MLS one of the largest and strongest multiple listing services in the country.

MFRMLS is a member-run organization, owned entirely by our shareholder member Associations. Each Association has representatives that WHO serve on the Board of Directors. The number of representatives from your Association is proportional to your Association’s size, and every Association has at least two, ensuring everyone has a fair voice in the leadership of the MLS.

The daily operations of MFRMLS are conducted from our headquarters in Orlando, FL. MFRMLS Vice President Joel Cohen has led the MLS through significant growth in the past several years. “We are ready to grow again,” Cohen says. “We have assembled an extraordinary team of management, administrative, and support staff that are prepared to pave the way for a smooth transition, and we look forward to providing a service that exceeds the expectations of our new member Associations.”

The staff of your local Association also plays an important role in running MFRMLS: they serve as your local MFRMLS Service Center personnel. We are currently giving them the tools they need to support the resources of MFRMLS.”

Why Did We Merge All These Assocations into One Giant System?? Read on to Find Out..

“Alan Mitchell, 2007 President of the Punta Gorda - Port Charlotte - North Port Association of REALTORS® said, “We had worked for years to create a Data Sharing Alliance among the Associations in Southwest Florida, but we knew it was just a first step. We were impressed with the professionalism and outlook of MFRMLS, and sharing a common MLS with our neighboring associations to the north will be a tremendous benefit for our members.”

Louise Bacher, 2007 President of the Englewood Area Board of REALTORS® says, “As an individual Association, we could not offer our members all the software benefits that Mid-Florida will because of its size.” Louise also notes that joining MFRMLS will give her sellers more exposure and introduce Englewood to larger markets.

Joe Hembree, 2007 President of the Sarasota Association of REALTORS® says “Forward-thinking REALTOR® Associations nationwide are looking at consolidation of MLS systems. . .the consolidation effort strengthens our technology platform, improves our data exchange, and makes life much easier for our members.”

May Aston, 2007 President of the Manatee Association of REALTORS®, is excited about joining MFRMLS. “It is something that our members have wanted for many years,” she says, “and it will provide us with many services that would be difficult or expensive to obtain on our own.”

Laura Kopple, 2007 President of the Venice Area Board of REALTORS® says that becoming a part of MFRMLS eliminates the need for Venice Area REALTORS® to be members of more than one MLS. “It will unify the local market and provide greater exposure for listings in Venice,” Laura said.

Jack Vahey, the current MFRMLS Immediate Past President said, “We appreciate the trust and confidence the Presidents of the new Associations have placed in MFRMLS, and we are looking forward to our new partnership.”

The current subscribers of MFRMLS have a lot to gain from the resources and leadership provided by your association. We are glad to have you aboard.”

Currently, the MFRMLS member associations include the Bartow Board of REALTORS®, East Polk County Association of REALTORS®, Greater Lake County Association of REALTORS®, Greater Tampa Association of REALTORS®, Lakeland Association of REALTORS®, Orlando Regional REALTOR® Association, Osceola County Association of REALTORS®, and West Volusia Association of REALTORS®. The new member associations include Englewood Area Board of REALTORS®, Manatee Association of REALTORS®, Punta Gorda - Port Charlotte - North Port Association of REALTORS®, Sarasota Association of REALTORS®, and Venice Area Board of REALTORS®.

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(I love these Cartoons! They bring light to, and relax the mood of our dismal Real Estate Conditions.. May was a great month though! Read on..)

This information was compiled & presented by the Sarasota Association of Realtors reflecting, condos & Single-Family Homes Sold in the Month of May, 2008.. Shirley International Realty Inc. looks forward to a summer fueled by International Buying..

Sarasota Real Estate Sales Hits New High Since March 2007! The Best is Yet to Come!

Home sales in the Sarasota MLS for May 2008 stood at 627 - the highest level in 14 months, and approximately 92 percent higher than the sales in January 2008. In 2008, sales have been increasing each month, possibly due to the influence of the new property tax portability law enacted in late January. Sales have climbed from 329 in January to 423 in February, 514 in March and 567 in April.
 
“This year, the Sarasota real estate market has been a beacon of hope as the state and national markets continue to struggle,” said Helen Sosso, 2008 SAR President. “I believe our local agents have embraced the concept of a buyers’ market, and educated sellers on the realities of pricing. We still have advantageous interest rates, and our communities’ natural and cultural amenities always attract buyers.”
 
The May 2008 report continued to reflect strength in pending sales, which stood at 692 - the second highest level since June 2006.  Last month’s pending sales stood at 756, the highest in the period.   In May 2007 only 541 pending sales were reported.  Like closed sales, pending sales have been edging upward since December 2007, when there were only 374 pending sales reported. Pending sales reflect contracts executed by buyers and sellers, and indicate more closings in upcoming months and an improving market in the early summer months.
 
Inventory levels were lower in May 2008 for the third month, and are the lowest they have been since February 2006.  Still, with 9,500 single family and 5,100 condos listed, buyers have a huge selection of more affordably priced housing to select from.  The reduced inventory is a combination of fewer properties being listed, and increasing sales numbers.  As the inventory continues to decline, the market will come back to more balance.  As we approach equilibrium, the buyer’s market we’ve been experiencing will be gone, and price appreciation will creep back into the market.
 
In general, the Sarasota MLS statistics show a rebound throughout 2008 - every month seeing stronger numbers than the month before. In fact, Sarasota statistics have been stronger in recent months than sales in the Miami market, which is a much bigger geographic and demographic area.
 
In the local Sarasota market, we have seen the trend already beginning toward lower inventories, higher sales, and a leveling of prices after several months of declines. The May figures reflect this new reality.

Sarasota Association of Realtors..

This is great news! Looks like our market is showing a short term rebound.. Who wouldn’t want to live in this paradise?

Justin Shirley
941-448-4872
CEO
Shirley International Realty

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What does it take to get your sold in this chaotic Florida Real Estate Market? This is the question Justin has been answering for hundreds of his sellers throughout the state of Florida.. There’s a number of different options & plans a seller can strategically approach to attract a buyer.. According to Justin, “Everyone is looking for a bargain in today’s market.. Many buyers feel they aren’t getting the best deal unless the home has a “Foreclosure” sign in the front yard, or the listing has buzz words like, “Short Sale”, “Pre-Foreclosure”, & “Quick Sale””.. These are all keywords that buyers are looking for when shopping for a home that make them feel they are getting the best possible bargain the market has to offer.. After sitting down with Justin and asking him to share his thoughts on Florida Real Estate, here’s a few points he highlighted..

Buying Short Sales is a Long and Strenuous Process 

Not necessarily.. When buying a short sale, there’s a potential of up to 8-10 weeks before you hear back from the bank on a counteroffer.. Understand, you’re dealing & negotiating with a bank as opposed to an independent seller here, so your offer is in a pile of other offers in the Loss Mitigation Department of the bank is already negotiating.. The bank is swamped with these “hardships”.. After you hear back from the bank, there’s a window of up to 90 days to get the deal to close.. Sit tight and get comfortable if a short sale is your niche buying market.. This could be a long process that is very stressful..

Short Sales & Foreclosures Are Not Necessarily the Best “Bargains”

The Short Sale market buzz could be the next “downfall” of our real estate market.. Rule #1 in short selling  home is to claim a legitimate “hardship” that is so convincing, the bank is willing to take a loss on your loan balance to let you out of the purchase.. We have sellers entering this short sale market that aren’t in a hardship situation, but are just looking for a way to walk away from a bad investment.. This is part of the “glut” in our inventory.. It will take some time to clean up this inventory, but for now, I’m not sure if these are even the best deals in our market.. Most of these sellers paid too much for the property in the first place, so the loss the bank is willing to take on the unit just delivers a home at par (Market Value.. Not sure if there is a market value anymore, but this is not a bargain..)

Where are the Best Bargains & Deals in Sarasota Real Estate?

The real deal and bargain market is still the seller who has owned the property for many years and has enough equity to out price even the discount inventory.. A seller who wants to sell his Longboat Key condo, and has owned this unit for 20+ years has more room to play and negotiate with his/her price than a bank who is swamped with loss after loss contracts being thrown on their desk.. I talk to many sellers who are in this situation and don’t want to compete with the “Short Sale”/“Foreclosure” markets, and have this equity to give you the best bargain on the market. This allows them to sell quickly and move on with their life, creating a win/win for both parties and closing the deal inside of 30 days.. These equity rich sellers are out-pricing the sellers who overpaid for their home in the first place which is all a “Short Sale”/”Foreclosure” seller is.. These equity-rich sellers are bringing the best value to our buyers & it’s these properties my investors are soaking up and being bought for 60-70% of market value..

Speak with Shirley International Realty Inc. for Help and Advice..

I don’t mean to speak too negative about the short sale/foreclosure because there are instances where these sellers are completely distressed situations.. However, I’m not sold on the fact that more of this inventory is doing our buyers any favors.. The process to purchase these homes aren’t clean & can be delayed for 6 months before closing, and banks are swamped with these contracts and are “tightening-up” on the losses they are taking, forcing the homeowner to rethink “Am I in a hardship, or am I just trying to sneak out of a bad purchase?”.. Shirley International Realty Inc. is selling more homes now than we were 3 years ago because we are market leaders in bringing value and equity-based bargains to our buyers.. Give me a call @ 941-448-4872 & speak with Justin Shirley to make sure you buy the best bargain in our Florida Real Estate Market..

Justin Shirley
CEO
Shirley International Realty Inc.
941-448-4872
WWW.TheSarasotaDeed.COM

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(No Matter How High Inventory Gets, or How Out of Whack Rates Become, This Picture Represents Why Florida Real Estate Will Always Be In High Demand.. We Live in Paradise..) 

I’ve Been Working Overtime To Bring You Better Service.. 

Wow! Its been a great 2 months for Shirley International Realty! I apologize for being a little distant from my blog, (You’ll notice I haven’t posted in a few weeks) but I have been “on the ball” rounding up as many great relationships as possible that assist me in selling Real Estate! My Flat Fee MLS Listings have been a dependable avenue for sellers to get exposure on the MLS and I’ve learned so many things about my competition.. I want to re-iterate why I feel we have a competitive advantage over Full Service Listing Agents, & other Flat Fee Listing Brokers..

Full Service Listing Agents Aren’t Providing Over-the-Top Service..

The Real Estate Market is slow.. Unfortunately, thats the reality of the situation we’re in.. When this happens its only natural for real agents to 1)Bail out of the business (to the tune of 1,000+ agents dropping out of the local Sarasota Board of Realtors) 2)Tighten up on Marketing Expenses.. Even I am very picky about the Full Service Listings I am taking and have turned down quite a few because I know the seller can’t afford to pay me 6%, and price the home to sell.. I don’t think every seller is in this distressed situation, but for the ones that are, dishing out 6% shouldn’t be “in the cards” for your hard earned equity.. Full Service Listings are simply listing your home on the MLS and then waiting for another agent to bring a buyer, so they can collect their commission.. Is this the attitude you want from your sales person? I’m not saying all listing agents operate like this because I know quite a few that are worthy of that 6%.. However, most assume holding a few open houses and running a classified ad is worth 6%.. I have a better option for you..

Find the Best Way to Get Your Home on the MLS..

Our Flat Fee Listing service eliminates the seller from paying a listing commission.. This allows you to offer broker incentives and discount your property’s asking price.. We can put you on the MLS for a Low Flat Rate & STILL provide you more service than most 6% agents.. I love my Flat Fee offering because we’re closing so many deals for our Flat Fee clients by saving them money at the closing table & delivering a great price to the new buyer! The real estate market is still in good shape for a sale.. Inventory is up, but you can compete as long as your receiving the right advice & marketing strategies from savvy real estate people..

The Reasons Why Shirley International Realty Can Help You Sell Through a Flat Fee MLS Listing..

-1) We can list & sell any home in the continental US (I’ll go into how we’ve worked this out in a future post).. This ability gives us maximum exposure to the latest marketing strategies & techniques to get your home sold the quickest in any market.. (Florida isn’t such a bad market by the way!)

2) When you Flat Fee list with us, you can make changes to your listing at any time.. (This is very uncommon among my competitors.. This gives most Flat Fee Brokers an opportunity to charge you more for your listing.. Not with us.. You need a new picture added to the listing, or a price change on your home, We’ll Get it Done For You!)

3) Our Price is Unbeatable.. $199 until your home is sold or until you terminate the listing, unlimited changes to your listing, & an agent on Call from 9-5 to talk to you about Real Estate Market Conditions.. Unbeatable! We offer Value..

4) Efficiency is our Strength.. As soon as I get pictures of your home, within 24 hours, your home is active on MLS and your phone may start ringing.. I know full listing agents that drag their feet getting your home listing.. I’m operating with a sense of urgency here! Let’s get you home sold quickly..

5) I’m an Internet & Search Engine Optimization Guru… I’ve taken a number of websites; real estate, fitness, etc. and turned them into high traffic platforms in less than 1 month.. I can show you so many avenues of listing your home on the internet that you will get you more internet exposure than your competition.. I have a database of over 100 websites that I can advertise your home on.. Getting your home listing on many web portals, and putting it in front of as many people as possible, is what you want in a listing agent.. I’m your Guy!

5) I Can Market Your Home Internationally.. I have a database of over 75 international real estate domain websites that are specifically set up to sale Florida Real Estate to Overseas buyers.. I can get your home in front of the international crowd that’s buying our real estate due to our weak economy.. This is where the market’s at, and I’ve found a way to bring them to my listings (Your Home).. International Marketing of Real Estate is What I’m focused on Now!

6) If You Need Help with the a Real Estate Contract or Disclosures to Make Sure Your Selling Your Home Properly, We Can Do This..

Give me a call or drop me an email about how I can help you sell your home.. I have an endless menu of ways I can help you market your home and generate a buyer! I like our current market conditions, and I’m actually selling more real estate now than I was 3 1/2 years ago when it was easy.. I’m making things happen for you, and would love to help.. Let me know what I can do!

Justin Shirley..

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