Evaluating the Market to Decide on a Price to Offer

The easiest way to obtain such data is from a licensed real estate agent. They can provide you with details about recent condo sells and the prices they sold for. This includes the location so you can compare prices for various neighborhoods. Such information is public record so you can get it on your own too if you aren't using a realtor. It does take time to compile though.

Get it in Motion

You don't want to drag your feet when it comes to getting one of the condos for sale in though. Most of them don't stay on the market long at all. If you wait, the prices are going to continue going up. You also risk the locations where you would like to live not offering much. Prime locations such as the downtown area sell very fast!

Evaluating the market to find out what the price range is will help you to make an offer. You want to get the best deal you can. Avoid emotionally making an offer because you can't stand the thought of not getting the property. If you can't afford it, you will be stressed very month about the payment. Don't put yourself in a position where they could possibly foreclose on you.

Offer Versus Asking Price

You may assume the demand for condos for sale in means the sellers can set the asking price and they always get it. This is why you need to do your homework before you place an offer. If a location is priced thousands more than what others in the area have recently sold for, you need to question why. Does it offer more value or is the seller after more money?

You can't blame the sellers of condos for sale in for trying to get the most money they can for their property. If someone is willing to pay it, they are going to ask for it! However, most of them are also willing to accept a reasonable offer that comes to them. If you put that offer out there, they may accept it!

What if they Don't?

One of the fears is the seller won't accept your offer. You don't have to worry too much about that when you try to buy one of the condos for sale in. Just put the reasonable offer out there as a starting point and see what happens. If they don't accept it, are they willing to negotiate at all?

If the answer is no, you have to decide if you are willing to pay the price they are asking. If not, you need to look at one of the other properties available and repeat the process. If they give you a counteroffer, it will be somewhere between what you offered and what they asked for. You can accept it or you can give another counter offer.

This process can continue until you agree on a price or until one of you is no longer willing to budge. This process takes a bit of time, but it can save you a great deal of money on one of those condos for sale in high in demand. It certainly doesn't hurt to give it a try!

Before Buying Size Your Residential Real Estate Needs

The largest investments we make in our lives are often the hardest to refund, that's why it is really important to figure out what you need and then move on with your search. If we talk about the big investments, one thing that people spend their whole life's hard-earned money is real estate. No matter whether you are extremely rich or a common man saving every penny to buy a home for his family, you can't afford to make an impulsive decision and turn your moment of joy into remorse by settling down for something you never wanted. It is crucial to know about the options you have before taking a plunge into home buying, for they say half of your search completes when you are sure about what kind of home you are looking for. The list of the options that any average home seeker can look for in the real estate market includes:

Newly Constructed Home

What could be better that designing each and every detail of your dream home yourself? Planning your house yourself give you the leverage of choosing every little thing from layout of the structure to the color of the cabinet, which is one of the most dominant reasons why the culture of newly constructed house is increasing day by day. The major drawback that comes along buying a brand new constructed house is the list of unplanned expenses that occur meanwhile the construction.

Condominiums

Condominiums are the individual flats located in a multi-story building. The condominium building generally has its own recreation centers, parks, shopping hubs and is governed by an association that determines the monthly fee and takes care of the maintenance and improvement of the building. The major drawback of living in a condominium is the lack of privacy and increased depreciation during a housing- market downturn.

Townhouses

Vertically joined in a row with other similar looking houses, townhouses are perfect for the people who are seeking for the privacy of a single family apartment along with the exterior maintenance of a condo. Townhouses are generally located in the vicinity of schools and parks. They are bit cheaper compared to the condominiums and newly built houses but will not be the right choice if you are overly sensitive about noise coming from the adjacent shared wall.

Foreclosure Property

Foreclosure properties are known to be an inexpensive alternative for the people looking for a previously owned home that require minor repairs and modifications. A foreclosure property is also known as Real Estate Owned property and is often owned by the lender as the previous owner defaulted on paying back loan. Foreclosure properties are usually up to 65% below the market and are considered to be best deals on the market.

Second Homes

The second home is a secret hideaway people buy to get away from the standardization of life and spend a week or two into the woods away from the hustle and bustle of town. The second or vacation homes are difficult to maintain as there is no one to look after the repairs and maintenance of the house when you are away.

Now that you have a brief idea about some of the real estate options available for a home buyer, figure out what kind of house you want and plan your search accordingly. Buying real estate is not a small step but with lots of knowledge and right guidance you can make the most out of your investment.

Wholesaling Horror Stories

A couple months ago I had a client bring me a deal to fund. He was pursuing a wholesale deal and the precursory buy/sell figures looked great. I started building his file, which I anticipated to be a no money down deal with a fast close in 2 weeks. Then, he sent me the contract. As a standard practice, we always review the contract to make sure there are no “gottcha's” that might derail a deal, and in reviewing this client's file, everything looked good, with the exception of the name of the buyer. The wholesaler had prepared the contract using their company name instead of using a “throw-away” LLC (see below). I've seen this before, and it typically doesn't cause any issues if you schedule a double closing; however, before I could advise the client, the wholesaler had received an addendum from the seller adding the client to the contract. The result: both the wholesaler and the end buyer, the client, were listed on the contract! In other words, the client, unbeknownst to him, just landed himself a partner.

As you probably know, the title for the property has to match the Deed of Trust, and both documents match the name(s) of the buyer(s) on the contract. Being as such, we had to scramble to qualify the wholesaler since he's now the client's partner, which completely changed the funding strategy. Most importantly, I had to have a heart to heart with the client. Did he want a partner? Was the wholesaler even willing to be partner? Ultimately, the wholesaler agreed to sign on the note and Deed of Trust, but would immediately quit claim the Deed to my client after closing and gracefully bow out of being partnered into the deal. Easy enough, right?

Wait, what about the insurance? The insurance would probably be a simple fix, similar to the Deed, but what about the note? Upon signing, the wholesaler, unbeknownst to himself, was going to be responsible for repayment of the loan without being part of the deal! More red flags. Did I mention we only had 2 weeks to get this closed??? Time was moving fast and nothing was falling into place. After many more emails and plenty of phone calls all around, the deal ended up disintegrating for many reasons, such as the seller not being willing to rewrite the contract, allowing for a proper wholesale and the two new “partners” disagreeing on structuring the deal between them. Worst part, both parties had put down big earnest money checks. Last I heard they were all trying to get their money back.

The moral of the story, before you try to wholesale a deal, make sure you fully understand how to properly structure the transfer. Here are a couple of ways to structure a wholesale:

Assignment. The easiest and best way to structure a wholesale is to do an assignment; simple, clean and easy. Usually a one page assignment of contract will suffice, so long as the contract is assignable, which most private seller offers are.

“Throw-Away” LLC. If you are buying a bank REO and the bank won't allow assignments, the next best strategy would be to use that “throw-away” LLC I mentioned earlier, or alternatively a trust. Under the “throw-away” LLC method, a wholesaler creates a brand new LLC for the sole purpose of buying and transferring ownership in the property. The wholesaler simply sells his interest in the LLC to the buyer, and from the bank's standpoint, the buyer remains the same (i.e. the “throw-away” LLC).

Double Closing. An alternative, and less desirable way to wholesale, would be through a double closing. This alternative results in two closings at the same time: the first results in sale of the property from the seller to the wholesaler, and the second results in the sale of the property from the wholesaler to the end-buyer. Like I mentioned before, this method is the least desirable and should be avoided if possible, due to the added costs of an extra closing, as well as the management of all of the moving parts associated with the second closing.

If you have any questions on any of these methods, or if you have a success or horror story of your own you'd like to share, we'd love to hear from you!

Don’t Trust Your Realtor: Common Valuation Mistakes

OK OK… I don't really mean to not trust your Realtor or other advisors, unless they give you really bad advice, like the three mistakes outlined in this article. Many Realtors understand how to value real estate and can be a great asset (especially the ones that focus on real estate investors), but the unfortunate truth is that many investors and agents make these common mistakes:

· Add value to a property for a bedroom

· Incorrectly adjusting for square footage

· Compare non similar style homes with no adjustment

Add value to a property for a bedroom

This is by far the most common error that I see. In some cases a bedroom will add value but normally you cannot count on it. If a house has more bedrooms it is likely bigger and the large home is more valuable, but the bedroom itself is not adding the value, the square footage is. If two houses are the same size and one has an additional bedroom it is lacking something else OR has much smaller rooms, which will deter some buyers. It is basically a wash for valuation purposes. The one exception to this is if the house does not conform to the neighborhood. For example, if the entire neighborhood is two or three bedrooms and you have a one bedroom, it actually should add value to add a bedroom, even if you are keeping the house the same size. I would be very careful in these rare cases because it is hard to know how much value a bedroom will actually add. So when you are looking at your comps, look at the size and not the number of bedrooms.

This does not hold true for bathrooms. Bathrooms will almost always add value.

Incorrectly adjust for square footage

A less common, but more devastating error that I see is to use a price per square foot model to value a home. Many agents make this mistake. The error is to use an average price per square foot and multiply that number by the size of the house you are trying to value. It is not wise to use this method, especially if your house is on the small or large size for an area. Think about it. Is a 2,000 square foot house really worth twice as much as a 1,000 square foot house that might be next door? The area brings a certain range of values that all houses fall in and the lot values should be close to identical no matter what size house is on it. Using a price per sq foot model does not account for the lot.

It is true that you need to adjust for size, because larger homes carry more value, but it is easy to mess the adjustment up. The best way to do this is to dig into your comps and get an idea for the required adjustment. This can be very tricky because the value per square foot decreases as the homes get larger. It is a safe bet to never buy the largest or smallest house in an area, but if you do, use a very conservative adjustment for size. One rule of thumb that I like to use is 1/3rd of the average price per square foot as the size adjustment. This is pretty close to average, so it is nice; but again is a rule of thumb and is not science.

Keep in mind that the adjustments that I mentioned are above the ground adjustments. Basements do NOT carry the same value. In fact, it is normally worth less than half of the above ground square footage. For example, in a nice area an above ground adjustment might be $90.00 above ground but basements in that area might only be worth an adjustment of $30.00 per finished sq foot. I never have understood this because if finished it is usable/livable space and people love basements. I gave up trying to understand why the basement has little value and have just accepted it. You don't need to understand why it is true as long as you know it is true and use that to help come up with an accurate value.

Compare non similar style homes with no adjustment

This one makes me laugh when I hear it. The biggie that I see here is comparing the ranch or rambler style home to a home with stairs, like a bi-level or 2-story. The house with no stairs is always more valuable. You need to think of yourself as the buyer and what a buyer would want. Another common example of this mistake is comparing older homes to newer homes. In fact, we just took a call today from a client that was comparing her home to a never been lived in house one neighborhood over. They were almost identical in size and were within a quarter of a mile to each other, but one is about 30 years old and one was just built. Do you really think that someone would buy a used home for the same price they can get a new home for? The newer home is worth more, so it is best to not even use that comp; but if you need to use it, be sure to adjust for the age.

My hope is that by understanding these common mistakes you will be able to come up with more accurate after repaired values, and be a better investor for it.

As Climate Change Hits, This City Shows Only The Rich Will Be Able To Protect Themselves

MIAMI — Myesha Pugh absconded the apartment complex where she spent the first 30 years of their own lives after an bug snaked into her grandmother’s hearing in the midst of the light. “My dad made her to the hospital, and the hospital retrieved a live cockroach, ” she recounts with disgust.

Conditions at the multi-family composite in the heart of Miami’s Overtown neighborhood, where fees wavered around $500 a month, instantly deteriorated after the original owner croaked and left it to her children. “I personally think they’re waiting for the city to denounce the building, ” says Pugh.

Miami has a housing crisis, and Pugh is one of its victims. Surging leases have led to a shortage of inexpensive accommodate, which in turn has led to a surge in slum requirements . For some owners, countenancing suites to collapse is pure negligence; for others, it’s a strategy to turf out tenants to make it easier to sell up. But whatever the same reasons, when residents like Pugh are forced to leave their rundown accommodations, numerous find it was not possible to to render another home in the neighborhood.

Mario Ariza
Myesha Pugh moved from her accommodation in Overtown, Miami, after a cockroach infestation. Her new neighbourhood are devoid of flaws, but her payment tripled, her commute redoubled, and she's most vulnerable to flooding.

Overtown, along with other downtown Miami neighborhoods where the majority of tenants are people of color, is losing cheap accommodate and quickly gentrifying. But gentrification in these areas isn’t just being conducted in accordance with grocery impels. Climate change is too having an impact.

As rising sea levels visibly change the wealthier, lower-lying the regions of South Florida with stunning and expensive sunny-day flooding, rates are starting to rise far inland, in the neighborhoods that tourists don’t recognize. Working-class locates like Overtown, Little Haiti and Liberty City were created by redlining, a historically prejudiced programme that repudiated mortgages to people of color outside of certain neighborhoods. They are now in rapid transition. And in Miami, those areas really happen to be on the high ground.

Miami’s metro area has 44 percent of its population living at or around the poverty line. Wages are some of the lowest of any major municipal in the country, 68 percent of inhabitants are renters, and rental premiums are the highest relative to income in the U.S.

Joe Raedle via Getty Images
A strip mall in the Little Haiti vicinity, Miami. Browse proprietors face displacement after they say the property owner they leased from sold to a developer and helped the Haitian-owned enterprises in the plaza with removal observes.

The sharp increase in prices is due to a tangle of factors: shortsighted urban development, underinvestment in economical house, and a lack of regulation thanks to the outsized force of developers.

But climate change is shaping onto this list. High-pitched floor is gradually becoming more valuable, is in accordance with an April investigate authored by Harvard University professors and published in Environmental Research Letters, which called the phenomenon “climate gentrification”.

It’s going to be pretty much inconceivable to keep the lowest-lying areas of the city workable in a much more watery future, says Jesse Keenan, a prof of architecture at Harvard’s graduate school of designing and an scribe of the study. Given the reality of sea level rise, “it’s not ability surgery to see that there’s not sufficient public money to spread a world-wide obligation for the resilience of Miami’s infrastructure and its implementation of urban assistances, ” he said.

Investors were beginning to take note. “Clients questioning about[ sea level rise] used to be once a month, then once a few weeks , now it’s virtually every intersect, ” excuses Marc Singer, founding partner of Singer Xenos Schecter Shosler, a abundance handling house that focuses on South Florida.

Singer believes that rising sea levels “il go to” enlarge the already intense changes of the local real estate marketplace, and he’s admonishing his purchasers, who are typically worth$ 3 million to$ 5 million, to limit their show to waterfront real estate.

Joe Raedle via Getty Images
Single-family residences in Miami Beach — the most expensive vicinity in the city and one that's likewise highly vulnerable to flooding.

“There’s one big difference between a real estate adjustment and a real estate correction fueled by sea level rise, ” Singer says. “The former ever regains, but sea level is not going back down.”

Enterprising developers have taken note of the general distres and have begun marketing their projects in terms of resilience to climate change. The Magic City Innovation District, a 17 -acre mega-development in the heart of Little Haiti, is one example. The huge campus will include 2,500 accommodate groups and more than 300,000 square paws of retail seat, according to the Miami New Times.

The project “is on the highest region in Southeast Florida, ” says Neisen Kasdin, adviser for the increase and onetime mayor of Miami Beach. “It’s on the coastal bank that lies as much as 15 or more hoofs above sea level and is not susceptible to sea level rise and cyclone incidents and flooding.”

The fact that developers are now talking up the altitude of their projects points to a fundamental difference between ordinary gentrification and atmosphere gentrification. Climate gentrification is not just about supply, says Keenan. “It’s essentially about ask. And what our article demonstrated is that demand is changing … and that is a much bigger problem.” Buyers throughout South Florida are determining price in assets that are on higher field, and they’re willing to pay a premium.

But citizens aren’t accepting climate gentrification without a fight. “Resilience needs to be seen as more than just that the accommodate is on high ground, ” illustrates Meena Jagannath, co-founder of The Community Justice Project, a nonprofit legal services group. “Are you then pushing out the people who were there into areas that are more climate susceptible? ”

Jagannath has been part of a opposition to five brand-new mega-projects now being proposed in the historically minority Miami neighborhood of Little Haiti. Taken together, these five jobs represent a startling densification of “whats being” been, until recently, a neighborhood of single-family homes. The progress has contributed to sharp increase accommodate costs this year: Single-family residences are up 8 percent, hire is up more than $400,and many of the borough’s Haitian small business owners have been forced to leave .

Joe Raedle via Getty Images
Juliette Virgile works in the tuxedo collect in the Little Haiti place, Miami, which has been in their own families for 32 years. Little Haiti and circumventing vicinities are knowledge gentrification, which is slowly propagandizing out some of the longtime residents and business owners.

The intensity of proposed development is ostensibly in keeping with the city’s construct code, which prioritizes dense, walkable, mixed-use vicinities connected by move passageways.

To a certain extent, that increased density is a good circumstance. Miami needs to get as countless folks on high ground as possible, as soon as possible, bearing in mind the fact that the domain could see up to 10 inches of sea level rise by 2030 , two paws by 2060, and five feet by 2100. It is estimated that a two-foot rise in water level would physically dislodge roughly 50,000 residents in Miami-Dade County, and a six-foot raise would displace virtually 1 million.

ASSOCIATED PRESS
A cyclist in Miami goes past an arena submerge during a monarch ebb, an especially high tide, on Oct. 9, 2018.

But Jagannath often determines Miami’s building code in the way of her efforts to keep the city’s city core communities from being evicted. That’s because of a provision for developers that buy at the least nine neighboring acres and perpetrate a small percentage to open space. Those developers can forestall elevation and density restraints, move arteries, and slow parish consultation until late in the planning process.

“The needs of a community are not taken into consideration in the early stages of design of development projects, ” Jagannath says. This can lead to displacement and other negative effects, she includes, just as the city attempts to alteration more person onto high ground.

Myesha Pugh still drives the same errand that she did when she lived in Overtown, but now compensates $1,400 a few months for a two-bedroom in Miami Gardens, an hour northward of downtown Miami by forms of public transport.

She misses Overtown. “Everyone knew one another. You knew your neighbors, your neighbors’ family.” Her brand-new home is clean-living of cockroaches, but her payment tripled, her commute redoubled, and her new suite is closer to sea level.

Her brand-new dwelling on lower foot prepares her more vulnerable to hurricane spates, typhoons and flooding. Overtown, the second-oldest neighborhood in Miami, sits at around 10 feet above sea level. Miami Gardens, some 17 miles from downtown, has an average elevation of simply seven feet.

One way of tackling the problem of atmosphere gentrification specifically, and gentrification in general, is to demand that developers set aside a certain number of measurements at below-market rates, in return for rebates to build higher and denser, says Keenan.

In a move easing the effect on Little Haiti, The Magic City Innovation District has already done so much better, setting aside 21 percent of its cells for inexpensive and workforce building. But its move was voluntary. Attempts to codify such business practices — announced inclusionary zoning — failed in 2016 in the Miami-Dade County Commission, but were recently put into neighbourhood for a few bricks in the city of Miami. Developers elsewhere in the city and province is not have to abide by such mandates.

“I think there needs to be immediate action to address our communities’ living statu, to make sure they are not displaced, make sure there is affordable dwelling which we don’t have a lot of, period, ” says Francis Colon, a city Sea Level Rise Committee member. Though the city recently announced it is reserving $15 million to affordable dwelling programs as part of a $400 million resilience bail overstepped last year, it has harboured off devoting more coin to the problem pending further study.

The Sea Level Rise Committee, an independent citizen advisory board tasked with helping Miami adapt, recently got the city commission to vote on a resolution to study the questions. Yet as expenditures balloon — the median premium per square paw became up 26 percentage in just one year in Liberty City, another high-ground, historically black neighborhood — Colon worries that considers won’t be enough.

“I do not get the feeling that the city understands the urgency and the severity of the questions, ” she warns.

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