Brick beauty in Bluewater Bay! You will fall in love when you drive up to this lovely 3 bedroom home. The house has spacious rooms with lots of natural light. The home features a formal living room (currently being used as a home office) and a spacious dining room. The family room has a vaulted ceiling, built in fireplace and wood laminate flooring. The kitchen has a cheerful breakfast nook and plenty of cabinets. The master bedroom is big enough to accomodate a king sized bed has a huge walk-in closet and a second closet for additional storage.The master bath features a double vanity, seperate shower and a large soaking tub. 

The home is situated on a lovely lot covered with mature live oak trees. The yard is fully fenced with a huge storage shed for your lawn supplies. There is also an area just perfect for you to park your boat or RV. The home has many updates that you are sure to appreciate including a new HVAC system, inside and out,  new roof in 2005, and fresh paint troughout in 2010.

The Difference Between a Tax Credit and a Tax Deduction

A tax credit is applied directly to taxes owed. If you owe $6,500 in taxes and apply the $6,000 tax credit, your tax bill is reduced to $500. If you have already paid $7,000 through payroll deductions or estimated tax payments, you will get a refund of $1,000.

A tax deduction is a reduction against earned income. If you made $100,000, an 6,000 tax deduction would simply reduce that income for tax purposes to $94,000, and you would pay taxes on that lower income.

Time to Act is Now

The deadline to receive the tax credit is rapidly approaching so start shopping now. Remember that you must have a valid contract on April 30th to qualify and close on the house by the end of June. With many short sales in the area you will need every bit of this time to close on the house.

All the best!

Judy Griffin, Realtor

Pelican Real Estate

www.EmeraldCoastFloridaHomes.com

Even Uncle Sam wants you to buy a new home. The expansion of the first time home buyer tax credit extended a tax credit of 6,500 to ANYONE who purchases a home between now and May, 2010. The government understands the impact on the economy when just one house is sold so they are letting everyone in on the tax incentive.

There are other advantages to downsizing your home as well.

Reduced Energy Costs. A smaller home costs less to heat and cool.

More money in your pocket at the end of the month. A smaller mortgage payment gives you more money to invest or help with college expenses.

Less to take care of. A smaller home gives you less to clean and maintain.

As you can see there are many advantages to a smaller home. Feel free to contact me if you are interested in finding out the best way to downsize. I would be happy to give you a free market analysis on the current value of your home as well as access to homes on the market that you might like to move to.

Warm regards,

Judy Griffin, Realtor

850-685-8595

judy.griffin@cox.net

Southwest is known for being a leader in value priced fares. Having service available will offer a lot of opportunity for residents and visitors alike to take advantage of the lower fares. Many feel the the lower fares will attract more tourist and industry to our area. 

The new airport is replacing the existing Panama City Airport and is the only new international airport that has been built in the U.S. in over 25 years. The new airport is located in Ebro which is west of the current airport making it more accessible for people traveling to the beaches of Panama City, Santa Rosa Beach and Destin.

Feel free to contact me for additional information.

Judy Griffin, Realtor

Pelican Real Estate

850-685-8595

Take a look at the full article: http://www.frommers.com/articles/6469.html

In our area, I often find that many military members relocate around the Christmas break. The time between Thanksgiving and Christmas is an excellent time to attract those military buyers that need to report in January to their new duty station. These homebuyers are serious buyers. They are generally motivated and can move quickly so when you do have a showing there is a greater chance that your house will sell.

Holiday decorations make your house shine! Festive colors, colored lights and spicy fragrances enhance your home and show it off at its very best. Bring in fresh cut Christmas Trees and wreaths with all of their fragrant scents. Red is an emotionally charged color. Use it to it's best advantage in candles and stockings on the fireplace.

Like to bake during the holidays? Nothing says "welcome home" better than fresh baked cookis and pies. Leave a plate out for your showings and open houses and make the buyers feel instantly at home.

So, during this holiday season, take advantage of all the season has to offer to make your home the one that people would like to spend their next holiday in.

Judy Griffin, Realtor

Pelican Real Estate

850-685-8595

judy.griffin@cox.net

www.EmeraldCoastFloridaHomes.com

We saw many foreclosed and short sale inventory being taken off the market as well. These homes prsented an excellent opportunity for buyers able to take advantage of the exceptional deals in Niceville, Crestview, Destin, Navarre and Fort Walton Beach.

September Stats:

Area	Number sold	Average Price	Median Price
Destin
Single Family	28	553,692	287,500
Townhouse	5	122,580	132,900
Condo	35	429,780	339,900
Niceville
Single Family	40	273,640	242,500
Townhouse	8	175,987	165,000
Condo	1	97,500	97,500
Miramar Beach
Single Family	18	434,016	391,150
Townhouse	1	145,000	145,000
Condo	26	362,969	298,275
Fort Walton
Single Family	46	182,553	179,000
Townhouse	19	152,074	153,000
Condo	16	251,937	237,500
Navarre
Single Family	74	186,618	179,670
Townhouse	1	212,000	212,000
Condo	5	314,300	292,500
Crestview
Single Family	71	154,578	155,000
Townhouse	0	0	0
Condo	0

October Stats

Area	Number sold	Average Price	Median Price
Destin
Single Family	26	304,405	238,500
Townhouse	3	199,000	160,000
Condo	38	313,624	245,000
Niceville
Single Family	32	344,579	282,450
Townhouse	3	131,500	137,500
Condo	0	0	0
Miramar Beach
Single Family	23	561,018	399,000
Townhouse	4	335,500	352,500
Condo	25	351,956	260,000
Fort Walton
Single Family	56	186,302	155,500
Townhouse	4	335,500	352,500
Condo	25	351,956	260,000
Navarre
Single Family	63	224,263	185,000
Townhouse	3	179,966	180,000
Condo	4	374,291	395,000
Crestview
Single Family	71	159,674	162,000
Townhouse	2	106,200	106,200
Condo	0

So, it is essential that your home is in the best condition possible to capture the buyer.

There are four varibles that sell a house.

• Price
• Terms
• Condition 
• Location
• Agent You Pick to Represent You

Each aspect must be taken into consideration if you want a property to sell.

1.  Price fixes everything!  Don't let anyone tell you different.  When the buyer perceives value they will buy the home.

2. Terms: Often, there are circumstances where a buyer has lost the ability to qualify for a traditional loan because of a foreclosure or bankruptcy. Offering owner financing may help your home sell. Often, the buyer would be willing to pay more if they can buy the home with a small down payment.

3. Condition:  Condition is a key factor in selling a home. Homes in top "Show Condition", are more attractive to buyers. The home is in move in condition with very little for the buyer to do. The seller can expect to get top dollar for their home. If the home is in poor condition with worn carpets, outdated wallpaper and fixtures, the price needs to be adjusted downward.  Buyer's need to be compensated for the repairs and updates needed to the home to make it worth their while to invest in a home with work needed. The needs to be the BEST property at the Lowest price to get to the closing table.

Carpet or paint allowance does NOT work in selling a home.  If the home needs carpet, put it in.  If the home needs painting, get it painted.  Many times this can cost a seller $5,000 to $8,000 to do those upgrades.  The money invested will come back in the form or a quick sale at full market value.

4. Location: This is the toughest variable in the sale to compensate for.  Most people have heard about in Real Estate the terms Location, Location, Location. If the location is bad.. ONLY price will sell the property.

It does not matter that the same model home across the street sold for thousands more, because it was ACROSS THE STREET and did not back to the highway.  If the seller got a good deal when they bought because it had a bad location then they have to give the new buyer the same good deal to sell. 

Sellers should take all the emotion out of the business of selling a home and treat the transaction as an investment decision. 

If the goal is to get the home sold then listen to your realtor. Make the required improvements or be prepared to lower the price to compensate for any deficiencies. 

I would be glad to take a look at your home to see what items would be worth investing in to get your home sold. Call me at 850-685-8595. I would be glad to be of service.

Judy Griffin, Realtor

Pelican Real Estate

850-685-8595

judy.griffin@cox.net

www.EmeraldCoastFloridaHomes.com

Buyer's Agent Get to Know You

A buyer's agents job is to get to know you and your family and find the house that meets your needs. The agent will know the local community and know the past and present homes on the market to better help you make a good decision on the home you purchase at the right price. Ultimately, the buyer's agent is your advocate to help you find the best property.

Buyer's Agents Work Hard For You

Many agents spend countless hours finding the right home for a client. They look through the homes listed on the MLS to insure that you do not miss a property that might work for you. Often the agent will contact For Sale By Owners so they know of every property on the market. Buyer's agents make appointments to view listings and spend countless hours showing homes and helping you evaluate the merits of each property. When writing a contract to purchase a property, the buyer's agent can provide recent data to insure that you know the market vaule of the home you are buying.

The Agent Introduces you to Industry Professionals

The buyer's agent can recommend professionals that help you complete the transaction. They often know the lenders with the best rates and lowest fees in town or the ones that offer special discounts for teachers, firefighters, first time home buyers and the military. They can provide you with a list of qualified home inspectors, insurance companies and local handyman that can fix just about anything.

Why Buyer's Agents Ask for a Buyer Broker Contract

Agents who want to ensure that they have a legal and binding agreement that allows them to represent a buyer exclusively, and be paid for their efforts, will ask a buyer to sign an exclusive buyer broker agreement. Agents are independant contractors and do not get paid unless they help a buyer complete a transaction. A buyer broker's agreement simply insures that they will be paid for the time they invest in finding you the buyer the perfect home.

Do Buyers or Sellers Pay the Buyer's Agent?

Generally, a listing agreement between the seller and the seller's listing agent specifies how much the listing brokerage will pay the selling brokerage for bringing a buyer.

Yes, the seller pays the buyer's agent to negotiate on behalf of the buyer, not the seller. Many buyer broker representation agreements state that if anybody other than the buyer pays the commission, then the buyer does not have to pay it.

For more information about buying a property in Niceville, Destin or Crestview, Florida feel free to contact me at judy.griffin@cox.net.

Judy Griffin, Realtor

Pelican Real Estate

850-685-8595

The sales activity for August was very strong along the Emerald Coast. The average sales price was up slightly accross the board. The active inventory of properties is down almost 50% over a year ago showing signs of a more stable houseing market.

If you would like additional information, please feel free to contact me for the statistics for your neighborhood.

Judy Griffin

Judy Griffin is a Real Estate Professional the specializes in Real Estate along the Gulf Coast including Destin, Niceville, Crestview, Fort Walton Beach, Miramar Beach, and Navarre. Jusy can be reached at judy.griffin@cox.net or visit her website at www.EmeraldCoastFloridaHomes.com.

Foreclosures - Deal or No Deal?

 

Many people contact me about buying a foreclosed property. There is a common perception that a foreclosed property is a good deal. While these homes are sometimes offered 10's of thousands of dollars less than competing homes they are not all a good value.

Foreclosed properties are distressed. Usually foreclosed properties were on the market prior to being foreclosed  and did not sell. The properties often have an inherent problem that makes them less desirable for many buyers.  A bad lot, too close to a road, no back yard are some of the defects. Or it could be a very dated interior, abused carpets, or loud paint. For these reasons you may find them undesirable as well.

Many foreclosed homes have been vacant for extended periods of time. Yards become overgrown with weeds, pools are not maintained and the utilities have often been off for months. Owners losing their house to foreclosure will often take appliances, light fixtures, and leave the place a mess. All of these factors add to the amount of work that will need to be done by the new owner.

Once viewing these homes buyers start to see the sad and true reality of what the Foreclosure market is really like.  The vast majority of these homes are in bad shape and in need of lots of work to make them habitable.

Buyers often find good value in homes currently on the market.  Homes on the market are priced 15 -25% less than the height of the market which represents a good value for today’s homebuyers. These homes are readily available and are often in good condition.

Now, I am not saying there are not good deals out there in the Foreclosure Market only that it takes someone with a strong motivation, the time, vision, and the financial resources to buy one of these homes .If you are considering buying a foreclosed homes you will want to make sure that you have a good home inspector and evaluate each property carefully to insure that you know what will be needed to do to make your home a great investment for you and your family.

 Judy Griffin is an experienced real estate agent in Destin, Florida serving Niceville, Crestview, and Fort Walton Beach. Judy can be reached by emailing judy@judygriffin.com, by cell 850-685-8595. You can also visit her website for additional information at www.EmeraldCoastFloridaHomes.com

 

 

 

 

 

There are many programs that offer help for homeowners in this position. Freddie Mac offers this advice:

Hopefully we these resources you will be able to work with your lender to modify your mortgage or find a solution that would work for you. If all else fails you can try to sell the property, even it is for less than you owe. Many banks would rather sell the house short than to take it back in a foreclosure.

Fell free to contact me if I can help in any way.

Judy Griffin, Realtor

Pelican Real Estate

judy.griffin@cox.net

www.EmeraldCoastFloridaHomes.com

Area	Number sold	Average Price	Days on Market
Destin
Single Family	23	397,343	173
Townhouse	5	119,100	198
Condo	27	330,311	207
Niceville
Single Family	43	307,000	121
Townhouse	4	236,000	123
Condo	0
Miramar Beach
Single Family	12	367,107	227
Townhouse	0
Condo	32	331,697	211
Fort Walton
Single Family	51	201,296	114
Townhouse	6	107,233	105
Condo	13	227,385	278
Navarre
Single Family	82	207,325	115
Townhouse	4	204,962	172
Condo	4	200,625	157
Crestview
Single Family	55	164,603	185
Townhouse	0
Condo	0

I would be happy to provide you with sold prices and statisrics in your neighborhood. Just click here for a quick Market Update in your negihborhood.

Judy Griffin, Realtor

Pelican Real Estate

850-685-8595

www.EmeraldCoastFloridaHomes.com