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When is the best time to sell my luxury SW Florida home?

Question 3 of 20, When is the Best Time to Sell My Home?

Selling and buying a south west Florida luxury and unique property is special and unique.  We have complied a list of the Plus Realty’s Top 20 questions from our selling clients, so that you are better prepared when you need to find a real estate professional and, ultimately, choose Plus Realty as your professionals. This month, we focus on question #3 – “When is the best time to sell my home?” More information can be found at our website and you can request a copy of Plus Realty’s Top 20 questions by emailing us at broker@plusfl.com.  READ MORE - CLICK HERE - WWW.PLUSFL.COM

Question #3 of #20

When is the best time to sell my home?

There are 3 answers to this question:

The factual answer

The fundamental answer

The “Yes” answer – what the seller wants to hear

THE FACTUAL ANSWER

The factual response is based on pure facts, statistics, trends, and other metrics.  Facts and statistics are great indicators and can be applied IF we have the luxury of time and flexibility in building the best marketing, sales, and negotiation plan. Timing of the listing and asking price must be established with metrics and fundamentals in place for real-time monitoring, evaluation, and adjusts as planned or necessary. The marketing plan MUST balance sellers’ fundamentals with the technical drivers.

Stats (Fort Myers properties listed for $1,000,000 Plus):

10 Year Closed Sales Highest Month/s                              March & April

10 Year Offers Accepted Highest Month/s                        February & March

10 Year New Listings Highest Month/s                              January & February

10 Year New Listings Lowest Month/s                               July & August

10 Year Months of Inventory Lowest Month/s                 March & June

10 Year Active Listings Highest Month/s                           July & August

10 Year Average Days-On-Market                                     244 (8.5 Months)

We believe this data is severely SKEWED due to the lack of professional marketing and a “list-it and wait for the phone to ring” sales approach. However, this data is very helpful in exploring a fundamental approach and building a custom-tailored marketing, sales, and negotiation strategy.

For example: our average days-on-market is less than 6 months which suggests a July – October listing target date.

THE FUNDIMENTAL ANSWER

The fundamental response is based on gaining a deep understanding of the clients’ wants, needs, and goals.  The gathering of information will lead to a highly accurate, thorough, and clear-cut marketing plan addressing the clients’ goals.

The best answer depends on the owner’s wants, needs, goals, and story. We ask detailed questions to gain the best possible understanding, so that we can accurately answer this question and design a custom marketing plan that will exceed our client’s expectations.

Sample questions (There’s a total of 20 questions, please visit our website for the entire list):

What is YOUR desired timing?

What holidays, school, or scheduling factors do we need to consider?

Are YOU serious about selling your property?

Are the funds committed to another venture?

What do YOU think the home is worth?

You’ll see that these answers paint a very detailed picture that helps us develop the best possible plan for your case.

THE “YES” ANSWER

The “yes” response, or cookie-cutter response, is when a Realtor gives generic responses, tells you what they think you want to hear, and agrees with you solely for “getting the listing.”

“WHAT DOES ALL OF THIS MEAN FOR ME?”

Plus Realty considers all factors and strongly emphasizes a fundamental approach. We strive to truly understand our clients’ wants and needs; we build and execute highly detailed and successful sales plans; we tie compensation to performance; and we consistently exceed expectation.

When you are considering selling or buying luxury and unique property, give us a call to schedule a private and confidential conversation. If we perform as we say we do, wouldn’t it be worth it to see for yourself?

Thank you for taking the time to read this, and we hope you found something of value. Please visit our website or call us for more information.

Your professional real estate brokerage – Plus Realty

Plus Realty LLC

Fort Myers  |  Naples  |  Miami

Michael Stone

Owner & President

Personal Cell: (239) 322-0044

www.plusfl.com

broker@plusfl.com

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Private Home Sales

What is “Private Listing”, a “Pocket Listing”, or a “Whisper Listing”?

We are increasingly being asked “what is a Private Listing”, “what’s the benefit”, and “how do they work”. In South Florida there are a significant number of unique estate homes and ultra-luxury properties that would be better served sold and bought via a private listing, marketing and sale. There is tremendously large number of buyers that come to town and specifically ask us “what is off market that we can see” and home owners are asking “what can we do other than list our home in the MLS”.

Have you ever been to a fine restaurant, the host is handed the wine list then asks “do you have a private list?”  The host knows that the Sommelier usually has a private stock of rare, unique, or ultra-expensive wines “in the back room” or something special from a wine distributor. Just as the Chef may have a special cut, is playing with a potential new menu item, or there’s a “whisper rumor” of “you must ask for the Chilean Sea Bass with the Lemon Tarragon Saffron Sauce, it’s not on the menu”.

There are a couple significant criticism of this strategy that needs to consider: That a private listing only benefits the agent and hurts the client because the agent receives the sell side and buy side commissions and that the lack of mass public advertising limits the number of prospective buyers. THIS IS NOT THE CASE. 1) THERE WILL BE A SIGNIFICANT PASS THROUGH COMMISSION OFFERED TO ANY BUYING AGENT, 2) IN MANY CASES THE PASS THROUGH COMMISSION WILL BE GREATER THAN THE COMMISSION THE SALES AGENT RECEIVES, 3) THE SALES AGENT UTILIZES ALL AVENUES TO SELL THE PROPERTY, INCLUDING THEIR OWN CLIENT NETWORK AND THEIR PROFESSIONAL AGENT NETWORK - THEY ARE PROFESSIONALS AT SELLING THE PROPERTY TO OTHER HIGHLY QUALIFIED AGENTS, 4) IN THE EVENT THE SALES AGENT ORIGINATES A BUYER - ALL PARTIES MUST AGREE IN WRITING, AND 5) THE PURPOSE OF A PRIVATE LISTING IS TO KEEP THE CASE OUT OF THE PUBLIC EYE (SEE CONFIDENTIALITY AND PRIVACY BELOW).

EXAMPLES:

The two most expensive U.S. home sales on record, the $117.5 million Woodside estate and billionaire Yuri Milner’s $100 million Los Altos Hills, Calif. mansion, were both sold via private marketing and sales. Many other significant homes have sold privately in recent years, at record breaking prices. Hedge fund billionaire and Sears Holdings Chief, Eddie Lampert, plunked down $38 million on a Miami estate on exclusive Indian Creek Island that hadn’t been listed for sale. In Naples Florida, two notable homes on the same street sold privately with in weeks of each other, each breaking the $40 million barrier. Another hedge fund billionaire John Paulson spent a combined$49 million on the Hala Ranch and an adjoining property in Aspen, Colo.; once listed for $135 million, the 56,000-square foot manse hadn’t publicly been on the sale block since the beginning of the economic downturn. Ken Griffin, another hedge fund billionaire, paid $15 million in the most expensive condo purchase in Chicago history, on a Park Tower penthouse that had been marketed privately. A massive oceanfront estate in Malibu, Calif. owned by finance billionaire Howard Marks fetched $75 million from an anonymous Russian couple in the city’s largest sale to date.

WHAT IS A PRIVATE LISTING?

Private listings (also known as “pocket” listings, “whisper” listings, “quiet” listings, and “rumor” listings) Property information about these off-market listings is passed through a private network of in-the-know realtors and select clients. An agent who keeps the listing in his or her “pocket” gets word out through a number of alternative means, including open house and private tours.

Private listings refer to homes being sold without being listed on the Multiple Listing Services (MLS).  This strategy has been popular for years among celebrities and the wealthy seeking to shield their privacy. They increasingly are used by a broader segment as the demand for privacy increases, the buyer’s desire for a rare and unique opportunity, the uniqueness of homes are significant, and financial transactions become more complicated.

Essentially it's a private marketing and sales plan. Instead of a broad and public display of the homes information, agents restrict access to information about the house to their vetted buyer clients and their network of other worldwide affluent agents including real estate agents, lawyers, money managers, personal business managers, accountants, sports and celebrity agents, friends, and family.  Such properties aren’t advertised to the public but pitched mostly by word-of-mouth among tight-knit networks of agents and their clients.  Additionally, private listings generate an air of exclusivity.

WHAT’S THE BENEFIT?

1.               Confidentiality

Your business is not everyone else’s business. Somehow the fact that a property is for sale, the asking price, the terms, and the ultimate sale has a way of finding the public domain. Many sellers and buyer do not wish that the public, family, friends, colleagues, country club members, or anyone else to know about their real estate activities or asset management. More than privacy, confidentiality serves folks whom wish to keep transactions, sale prices, terms, and financial profiles private and confidential.

Entering into a private listing agreement and conducting a private sale or purchase serves folks whom wish for confidentiality by not listing the property in the MLS. Offering price, sale price, and financial terms are not released to the public domain and the data is kept in the highest regards with the professional agents whom serve the clients. Identity, buyers wants, the property location, and other data may be withheld until all parties are qualified and vetted. Confidentiality and privacy is not only important to celebrities and sports figures but also to executives, medical professionals, heirs, estranged family situations, estranged spousal situations, politicians, foreign diplomats, foreign investors, institutions, hedge funds, and folks whom simply want to keep their business private and confidential.  (See Privacy)

2.              Privacy

In today’s technology world there are many websites devoted to tracking the whereabouts of business leaders, celebrities, sports figures, high net worth families, physicians, politicians, entrepreneurs, and anyone with a degree of success or intrigue attached to them. One can find addresses, images, home details, property values, tax information, financial profiles, net worth, compensation, and with the amount of data “leaked” or “hacked” additional private information seems to find its way into the public web.

Private listings protect seller’s privacy. Once a listing enters the MLS – and the accompanying national listing platforms like Realtor.com and Zillow.com –  the details (which can include address) and images become the property of other platforms and essentially enter the public domain, meaning they can become easily shared by, for example, media outlets, gossip magazines, business publications, and sports publications. Sellers at the wealthiest end of the market spectrum often will list privately so they can avoid this unwanted forfeiture of their privacy.

3.              Valuation - Unique, Rare, and High Valued Properties that require special consideration

Unique properties such as luxurious, waterfront, location, historical, new construction, remodeled, ornate, size, design, acreage, architecturally stunning, one of a kind, and owner profile – may not be easily valued based on typical factors. In many cases the construction or replacement cost may not be what the market would consider to be fair value.

Private listings should be accompanied with a due diligence packet including a valuation report that is backed by both facts and emotions. Such a valuation requires science and art in order to set seller expectations and to create a defendable presentation of price justification. Buyers or these types of properties will initially select a property based on emotions then conduct financial analysis and negotiations.

4.              Sale Price

With a private transaction strategy the agreed upon sale price and terms is typically higher than a home that has been listed in the MLS for several years and has had several price reductions. The typical true carrying cost on luxury properties in 1.2% per month.

The sale price for unique properties is simply a “meeting of the minds”. Generally each party is financially secured and accomplished, has a key advisor acting as a sounding board, the buyer is typically a “cash buyer” with liquidity or borrowing power, neither party is needing to sell or buy a property, and once an agreement is made both sides are eager to close on the sale. These facts present an interesting set of challenges.

In a private transaction it is not uncommon for the broker to act as a mediator between the parties and arrange a meeting with all parties, a negotiation, which usually results in a successful agreement whereby everyone is pleased and honored.

5.              Deal & Financial Structure (See Confidentiality & Privacy)

In any real estate transaction private financial data is exchanged. In larger priced real estate transactions there is a high percentage of cash transactions. Many buyers will borrow against other assets or securities as to not carry a mortgage on the property being acquired. The buyer may be an overseas investor, there may be some creative financing between the parties, there may institutions involved, or any number of other factors that require sophisticated financial understanding and counsel.

In a private transaction, by nature, both parties seem to have a higher tolerance for creativity and risk/reward. In a private setting price, terms and conditions can be settled and agreed upon quickly and in a professional manner. The data is not released to the public via the MLS as the MLS requires strict updates pertaining to seller identity, buyer identity, asking price, sale price, active status, contingent status, pending status, closing status and price, closing date, and disclose if transaction is a “cash” or “financed”.

6.              Open House Traffic & Drive-Bys

Some sellers, particularly wealthy ones, don’t want to go through the hassle of listing properties and holding open houses, where dozens of people trample through, often with no real intent of buying. The fact of the matter is that 99.5% of the open house traffic only benefits the real estate agent as they use the luxury listing to capture sales leads. Additionally, open house traffic spends more time looking at photos, art, and other personal lifestyle insights that are in view at the home. When a home is listed in the MLS the address is disclosed and for a luxury home the owners will see increased auto and pedestrian traffic, typically from sight seers and the curious.

Private listing approach might make sense when the property’s “wow factor” (the price and the property itself) might draw more curious window-shoppers than actual serious buyers.

7.              Well Qualified and Vetted Prospective Buyers

By nature of the private listing and the listing agent’s network, buyer prospects are highly qualified. Private sales agents, both on the sell side and buy side, will attest to the seriousness and capability of each prospect that receives significant data and tours the property. In some cases it may be acceptable for parties to enter into a Confidentiality Agreement before in-depth due diligence is conducted.

8.             Test the Market

The MLS is a great tool for the majority of homes for-sale and really is beneficial for selling, but it’s geared toward a more generic search. Most luxurious, estate, and truly unique properties fall outside of the scope of the MLS. An estate that is privately listed for-sale may be public knowledge, but generally a qualified buying prospect is not searching the MLS, zillow.com, realtor.com for this type of estate.

Private listings are a great way to test a unique property’s marketability. The seller may want to measure the market demand as an early step in the overall marketing plan. Private listings let sellers test and evaluate the market when the agent introduces the property to select buyers and buyer’s agents and feedback, interest levels, and activity are measured. Then the seller and agent may make necessary adjustments to the marketing plan without having the property displayed in the public eye.

At the highest level of the “trophy home” market, luxury homes are fetching record breaking prices even without a bidding war. These multimillion-dollar homes are not bought and sold the way more modest homes are marketed. If a buyer can easily find a home’s value using the MLS (by looking at market comps), the seller will fare best listing on the open market.

9.              Stigmatization – Negative

Private listings reduce the risk of a property becoming stigmatized if it is advertised publicly, if the property is listed for-sale for extended periods of time, if the property is listed, removed and re-lists, and the property has had multiple price adjustments up and down, which can all depress the value.

Private listing properties aren’t subject to a running count of the number of days it has been listed as it would in an MLS. An overpriced listing with a high “days on market” number will attract low offers. Stale listings look bad, pure and simple. Buyers don’t really know how long a private listing has been on the market, so the stigma of remaining unsold for great lengths of time doesn’t apply.

10.         Stigmatization – Positive Private listing carry a certain stigma of the “wow” factor, exclusivity, the “rich & famous”, wanting what may not be available to others, luxurious, rare, and creates a sense of urgency to the buying prospect. These are difficult emotions to generate when a home is listed in the MLS, Zillow.com, realtor.com, luxury.com, and 100 other real estate websites. This is comparable to the “whisper rumor” of a hot stock before publically releasing year end numbers.

All of these facts listed above can be the secrets to selling and buying luxury and unique properties. Some or all of these may appeal to home owners and buyers but this approach should not be taken lightly and careful consideration must be given to clients’ needs and wants.

HOW DO THEY WORK?

For a Buyer

Find an agent whom specializes in these types of transaction in the area you are looking for. This agent is well connected with the business side of the seller’s network and activities not necessarily connected with the social side where there’s more hear-say, gossip, and rumors. Large and sophisticated transactions require a serious and professional relationship.  The buyer should expect to be asked to sign an “Exclusive Buyers Representation Agreement”, which may need to be modified if the agent brings both sides together.

For the seller

The first step is for the seller to considering how serious they are about selling the property and what the property is worth to them. Then meet with an agent whom works with private transactions, knows the local market, knows ultra-luxury, and has referrals - to discuss the seller’s wants and needs. This should be a general discussion and explore the sense of a business relationship. Once the initial step is taken move into valuations, expectations, marketing scenarios, and agreement structure. The initial phase takes 1 – 4 weeks.

A marketing and sales plan is developed and agreed upon by the seller and the agent. This plan may include seller’s requests pertaining to privacy and qualifying buyers, premarketing activities, marketing, measurable and metrics, evaluation points, pivot points, expenses, and the desired sale time and price.

The agent and their team will prepare all necessary marketing and sales material and follow a strict flow and timeline. The marketing will commence and the seller should expect action, results, and quality communications.

When an offer is presented the agent will provide data, recommendations and negotiations, facilitate any meetings, obtain all necessary signatures, and have a team of professional real estate lawyers and title companies prepared to execute the agreement.

At Plus Realty we serve sellers and buyers of unique and luxury properties in South Florida. We are experts in the fields of Private Listings & Marketing, Traditional Listings, and Exclusive Buyer Representations. We have closed more private transactions than any other Brokerage in SW Florida.  We bring over 50 years of experience in real estate, construction & remodel, business development, finance, venture, real estate, and private investing, start-up companies, venture funding, fortune 100 company partnerships, buying/selling auctions, and networking.

Consider us to serve you with your real estate wants and needs. Should you be interested in private sales, private purchases/inventory, or acquiring your dream S. Fla. property – please contact us for a private and confidential conversation. We hope you enjoy our letters and we look forward to working for you.

Plus Realty

Serving Clients Real Estate Needs in:

Sanibel & Captiva

Fort Myers, Bonita, & Estero

Naples

Miami – Ft. Lauderdale

Mike Stone

239-322-0044

mike@plusfl.com

www.plusfl.com

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Home Values & Carrying Costs

Compliments of Plus Realty – South Florida Luxury Real Estate Brokerage

For every 30 days a home is on the market it costs the sellers at least 1.20%!

There are many different values pertaining to a home and there are as many different opinions of what the value is. This is such an important topic that a whole college degree could be written about it. This topic relates directly to the success or failure of selling a home. This sets all expectations and is driven by wants, needs, greed, humility and egos.

Here are some different values:

Owner’s Desired Value

Owner’s “Secret” Value

Real Estate Agent’s Value

Neighbor’s Value – “my house is worth more than theirs”

Appraised Value

Fair Present Market Value

Future Market Value

Past Market Value

Lottery Winner Value

Emotional (Subjective) Value

Factual (Objective) Value

Investor Value

Distressed Auction Value

Luxury Non-Distressed Auction Value

Buyer’s Due Diligence Value

Buyer’s Emotional Value

TRUE MARKET VALUE

FACT: More often than not a home is overpriced when it comes to the market and the end Net/Net result is lower proceeds than pricing right with a proper marketing & sales strategy, and realistic expectations. This can be the difference between 2% and 30%!

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In order to understand this, let’s consider some facts:

Everyone believes they have a special home that is worth more than the next. Selling and buying are emotional – even for investors as they make or lose money. Realtors are sales-people, they want to get paid a commission and they want the listing – sometimes at all costs. Home owners rely heavily on the Realtors opinion. Determining a valuation requires great skill, knowledge, wisdom, and experience. Over priced homes get branded, have longer days-on-market, and costs over 1.2% PER MONTH as a result.

The most important of all value above is the True Market Value. That is what a well-qualified buyer – in a competitive and well market environment will pay for your home – TODAY! This number can be very disappointing to the seller if the expectations are too high or they have been misled.

Don’t worry, there is help. A great real estate agent will be able to explain all of these valuations and walk you through an objective model and help set goals, expectations, and get your home sold. One of the biggest challenges a great real estate agent has is explain to a seller how value, pricing, and marketing will result in a successful sale. These agents are honest, factual, and diligent. This the difference between an ordinary Realtor and a great Real Estate Agent. Think of a lawyer – if you were in legal trouble and needed representation – would you hire a “c” class lawyer or find the best “a” class lawyer? You may have a lower fee with the “c” but the “a” will protect you and deliver world-class results.

At Plus Realty we believe in providing tools and services that are factual, accurate, and we use the area’s best real estate professionals to assists in providing initial valuations for our users. We have proprietary TrueValue technology that accurately determines a home value and risks / rewards of higher or lowers listing prices as well as target acquisition values. We believe that too many buyers and sellers have lost $1000’ and $1,000,000’s as the result of poor representation. We aim to serve buyers and sellers in Cape Coral, Fort Myers, Captiva, Sanibel, Estero, Bonita, Naples, Marco and surrounding areas.  Feel free to use our tools, request a valuation, and use our TrueValue service.

Thanks for reading, hopefully you enjoyed.

Plus Realty

South Florida Luxury Realty Brokerage

Fort Myers | Sanibel | Captiva | Estero | Bonita Springs | Naples | Miami | Minnesota

239-673-0044

broker@plusfl.com

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5 Tips for Buying Florida Luxury Real Estate

5 Tips for Buying Florida Luxury Real Estate

Buyers, 5 Tips to buying SW Florida luxury property

At PlusFLORIDA, we serve buyers and sellers of SW Florida real estate by providing real-time and accurate search tools, highly accurate home valuations based on proprietary technology and human-touch, and a MatchMAKER service by introducing you to a highly vetted real estate professional. Please enjoy our comments and many of our free tools.

  U…

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Why Home Buyers Should Hire a Professional

Why Home Buyers Should Hire a Professional

Greetings from sunny SW Florida – where the weather is fantastic and real estate is humming. We, at PlusFLORIDA.com are dedicated to providing real time and professional real estate services to buyers and sellers. We provide real time and accurate search tools, exclusive listings, home valuation tools, and a critically acclaimed MatchMAKERservice – matching buyers and sellers with the best real…

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Understanding Home Values

For every 30 days a home is on the market it costs the sellers at least 1.20%!

There are many different values pertaining to a home and there are as many different opinions of what the value is. This is such an important topic that a whole college degree could be written about it. This topic relates directly to the success or failure of selling a home. This sets all expectations and is driven by…

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Luxury Home Auctions 101

Luxury Home Auctions 101

Stone Luxury Real Estate Services & Auctions is a specialty real estate company serving sellers and buyers in S. Florida. We offer Private Marketing & Sales, Luxury Non-Distressed Auctions, and Exclusive Buyer Representations. We strive to offer folks news, data, facts, financials, and other data that may be relevant to their interests. In turn, we ask that you consider us and interview us for…

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Luxury Non-Distressed Home Auctions 101

Luxury Non-Distressed Home Auctions 101

Stone Luxury Real Estate Services & Auctions is a specialty real estate company serving sellers and buyers in S. Florida. We offer Private Marketing & Sales, Luxury Non-Distressed Auctions, and Exclusive Buyer Representations. We strive to offer folks news, data, facts, financials, and other data that may be relevant to their interests. In turn, we ask that you consider us and interview us for…

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Things That Go Bump in the Night (No, It’s Not a Ghost … Probably)

Things That Go Bump in the Night (No, It’s Not a Ghost … Probably)

Compliments of YourDigs! – Your Sanibel, Captiva and Ft. Myers Real Estate Search and Valuations. Contact Us!

Sanibel, Captiva and Ft. Myers are some of the most beautiful places in the world; home to some spectacular wildlife, world class fishing, white sandy beaches, exotic sea shells, gorgeous sunsets, and some incredible waterfront condos and homes. YourDigs!Is the premier real estate web…

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Sanibel, Captiva & Ft. Myers Condo Makeover Tips

Sanibel, Captiva & Ft. Myers Condo Makeover Tips

Compliments of YourDigs! – Your Sanibel, Captiva and Ft. Myers Real Estate Search and Valuations. Contact Us!

Sanibel, Captiva and Ft. Myers are some of the most beautiful places in the world; home to some spectacular wildlife, world class fishing, white sandy beaches, exotic sea shells, gorgeous sunsets, and some incredible waterfront condos and homes. YourDigs!Is the premier real estate web…

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Sanibel, Captiva and Ft. Myers 1031 Exchange Properties

Sanibel, Captiva and Ft. Myers 1031 Exchange Properties

OPTIQU – See Your Search!

Florida 1031 Exchange Properties 

Compliments of YourDigs! A truly accurate and local real estate website for Sanibel, Captiva and Ft. Myers. Check us out for searching properties, home values and introductions to qualified Agents that specialize in your interests.

By Mike Stone, REALTOR ® Sanibel & Captiva with John Naumann and Assoc. CONTACT

Sept 2015

Sanibel,…

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The Digs! Top 10 for YourDigs!

The Digs! Top 10 Features for YourDigs!

The Diggers at YourDigs! Set out to learn what the hot “must have” features are for YourDigs!. After all, YourCommunity! YourFamily! YourDigs!, it’s all about You! 10 car garage, Man Cave, Diamond Powder Room, Miele or Fisher Paykel appliances … Nope, Not Even Close. It’s all about closets, laundry rooms and kitchens counters.

While the outdoor kitchen and two-story foyers are still hot tickets, they are starting to lose favor among new home shoppers, while energy efficiency and bigger closets are gaining in popularity, according to a new survey from the National Association of Home Builders (NAHB). Come on, you can’t Dig! In a closet.

NAHB asked builders to rank home features from 1 to 5 on how likely they were to include them this year in single-family homes they build this year. They state there’s an increased interest in energy efficiency (maybe a Tesla in the garage) and a decreasing the interest in two-story foyers and grand rooms. NOTE – “interest” does not mean spending money.

Rose Quint, NAHB’s assistant vice president for survey research, told the Digs!. "Consumers consider those spaces to be energy inefficient," she says.

Here are some of the least likely features that builders say will be include in new homes this year:

1.      Outdoor kitchen (cooking, refrigeration, and sink)

2.      Laminate countertops in kitchen

3.      Outdoor fireplace

4.      Sunroom

5.      Two-story family room

6.      Media room

7.      Two-story foyer

8.      Walking/jogging trails in community

9.      Whirlpool in master bathroom

10.  Carpeting as flooring on main level

 On the other hand, these home features, builders say, are most likely to be included in a new home this year:

1.      Walk-in closet in master bedroom

2.      Laundry room

3.      Low-e windows

4.      Guest room (kitchen-family-room-living room)

5.      Energy-star rated appliances

6.      9-foot ceiling or more on first floor

7.      Energy-star rated windows

8.      Programmable thermostat

9.      Two-car garage

10.  Granite countertop in kitchen

Source - DAILY REAL ESTATE NEWS | MONDAY, APRIL 06, 2015

In SW Florida, YourDigs! are largely about outdoor living and the beach. We agree with some of the trends listed above but we largely hold out for airy and spacious plans, stainless steel kitchens, solid rock counter tops, and lively and inviting outdoor spaces such as pools, patios, decks, fire places, and entertaining areas. Mike Stone, Top REALTOR ® on Sanibel with John Naumann and Associates, says that his clients are looking for “comfortable and easy flowing outdoor spaces, pools with unique characteristics, larger garages, energy efficient appliances, and high efficient and high impact windows”.

YourDigs! is SW Florida’s premier real estate search website, home values service, and REALTOR ® matchmakers – we are the most accurate, interesting and relevant realty website. We serve home owners in Captiva, Sanibel, Punta Gorda, Cape Coral, Ft. Myers, Estero, Bonita Springs, Naples, and Marco Island. Visit us to search real time MLS listings and get a customized and accurate “what’s MyDigs! Worth?”  report. You will NOTTTTTT find any REALTOR ® ads or other advertising.

Please tell us what’s in YourDigs!

Thank you, we hope you found this interesting and please visit us or contact us at:

YourDigs!

www.yourdigs.net

chillin@yourdigs.net

 Mike Stone, REALTOR ® John Naumann and Associates, Sanibel / Captiva Florida

www.sancapstone.com

sales@sancapstone.com

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Hurricane Season - Step/step Guide

YourDigs! Is SW Florida’s premier regionally focused realty search and values website serving Captiva, Sanibel, Cape Coral, Ft. Myers, Estero, Bonita, Naples and Marco. We strive to bring you accurate real estate search listings, high quality real estate valuation data, introductions to key real estate professionals in YourArea!, and to share interesting and relevant news and tips with You! For YourRealEstate! Search and home values; check us out at YourDigs!

August 27, 2015

With Hurricane season in full swing and ERIKA knocking at our door, we wanted to brush up on Hurricane Preparedness. Please enjoy, learn, and share with others.

Hurricane Season: An Step-by-Step Guide

Sanibel City Hall Website – Contributor and Source.

Damaging winds, storm surge, lightning, flying objects and flooding rains – How to protect you family and property.

SW Florida, Sanibel, Captiva, Ft. Myers down to Naples and Marco are still feeling the pain of Charlie several years ago. We can’t control Mother Nature, BUT with sound planning, some knowledge and action, we can be prepared

Hurricane Season: A Step-by-Step Guide.

The Guide is comprised of simple 5 Steps. Citizens should complete Steps 1 & 2 every year, and move on to Steps 3, 4, and 5 as the situation dictates. Many items in the Guide are designed as lists with the intent they be printed and used as checklists. Additional blank lines are provided for you to add items of your own.

Step 1 - PREPARE

Well before the beginning of hurricane season on June 1st, you must begin preparations for what the season might bring. Complete the checklist & add family specific items to the list.

 1.

Review  all steps in the 'Guide'. There are only 5 steps and PREPARE is Step 1.

2.

IF  NEEDED - Get your Hurricane  Reentry Pass and put it in the glove-box of your  evacuation vehicle.

3.

Know  how you will protect your property & have the  materials on hand to do it.

4.

Review  the General Disaster Information.

5.

Collect  all items listed in your Disaster Supply Kit

6.

Determine  where you will evacuate to (more than one option is best).

7.

Identify  primary and alternate routes to you evacuation location.

8.

Decide  how early you can and should evacuate. Consider your  family’s needs and how soon bad weather will impact your evacuation route. No  need to wait until being ‘ordered’ to go. Besides… ‘Beating the  crowd’ is much easier, faster and less stressful anyway!

9.

Review  your hurricane plan with your family.

10.

Remove  dead wood from trees; remove dead or weak plants.

11.

Dispose  of unused items in your yard.

12.

Photograph  or video valuables.

 Step 2 - STAY INFORMED

 Stay Informed, is a hurricane season-long step (Jun 1 – Nov 30). Knowing what is coming, and when, is critical to knowing when to go to Step 3.

 When Hurricane Season begins on June 1st, people living in SW Florida / Sanibel / Captiva / Ft. Myers / Estero / Bonita / Naples / Marco need to keep an eye on developing storm systems in the Atlantic, Caribbean, and Gulf of Mexico. As a storm system begins to approach and threaten our area, people need to check on the location, strength and expected path of the storm with much greater regularity.

 Important considerations about the phrases ‘location’ and ‘expected path’…

Remember the location of a tropical storm or hurricane is given as a ‘point on the map’ for tracking purposes… however the storms are much broader than that. Hurricanes can have hurricane force winds over 75 or 100 miles from that ‘point’, and tropical storm force winds can be over 200 miles from that same ‘point’. Hence, they can have damaging effects far beyond their location or ‘point on the map’. Additionally, storm forecasting is not an exact science and storms don’t always go where predicted. The expected path is just that…EXPECTED.

 For Step 2 - Stay Informed, resources include:

· National and Local media

· NOAA Weather Radio

  Step 3 - TAKE ACTION

 When a storm system develops that threatens our area, it’s time to Take Action.

The action you take depends upon your hurricane plan, the conditions, and if an evacuation has been ordered. Complete the first checklist below if you’re STAYING OR EVACUATING. Complete the second checklist below, in addition to the first list, if you are EVACUATING.

 Actions to take if STAYING OR EVACUATING

1.

Install  your house protection - storm shutters or plywood – Leave at least one  entrance open

2.

Turn  refrigerators and freezers to the coldest settings

 3.

Turn  off LP tanks

 4.

Bring  in outdoor objects - lawn furniture, toys, garden tools, coconuts,  decorations, trellis, etc.

 5.

Remove  & dispose of dead branches that may have accumulated since completion of  Step 1

 6.

Prepare  boats as appropriate

 7.

Fill  sinks and bathtubs with water - you may lose water during or after a storm

 8.

Verify  you have all items listed on your Disaster Supply Kit (from Step 1)

9.

Get  extra cash - banks and ATMs may not be operational upon power loss

 10.

Fill  vehicle fuel tanks – Pumps won’t work after power loss

 11.

Let  an out-of-state person know your plans. Instruct others to call that person  for information.

 12.

CONTINUE  TO STAY INFORMED - Local media 

 ADDITIONAL actions to take if EVACUATING

 13.

Install  remaining house protection – SECURE ALL OPENINGS

14.

Unplug  all small appliances, computers, etc. - turn off battery backups

 15.

Put  your Disaster Supply Kit in your  evacuation vehicle - especially if your evacuation location is within an area  that may be affected by the storm

 16.

Verify  your Hurricane Reentry Pass (from Step 1)  is in your evacuation vehicle – If you don’t have it, don’t worry  about it… it’s too late to get one now, and it’s not a requirement anyway

 17.

Remove  all perishable items from your refrigerator and freezer. You will deposit  them into the dumpsters located at the boat ramp as you leave the Island.

 18.

EVACUATE  NOW !!! Take  comfort knowing you’ve done all you could.

19.

Your  kids and pets

  Step 4 - REENTRY

 This is the only SITUATIONAL DEPENDENT step in the Step-by-Step Guide... for an obvious reason. You can’t ‘Reenter’ if you never left! So…

 If you DID NOT evacuate, skip to Step 5 – Recover

 If you DID evacuate, continue on below

 Understanding Reentry

When an evacuation has been ‘ordered’, Government offices may move to an in-land location. After the storm has passed, government officials will return to the community to assess and record damage, begin making roads passable again, and determine if it’s safe for the public to return. Know that…

It is the local Government’s  goal to return residents, property owners, and business owners back to their property as quickly and safely as possible after an evacuation. Please be patient !!!

 The type of Reentry will be determined by community conditions. The two types are:

Non-Phased - reentry for all Residents, Property Owners and Businesses at the same time

Phased - reentry organized by  codes or pass types.

 How To Reenter

Wait comfortably where you are until you see or hear in the news that reentry has begun. Pay close attention to the details, specifically…Your Community.

 Is the whole community approved to Reenter OR only certain zones? If reentry is approved for certain zones, has your zone been approved for reentry?

 Step 1 - Prepare.

IMPORTANT TIP: Do not go to your community before your Zone is cleared for Reentry. In addition to wasting your time, it will hamper the reentry process for everyone.

When your zone has been cleared to Reenter, take your time; there may still be hazards on the roads.

  Step 5 - RECOVER

 After you have reentered YourDigs!, finish the storm evolution by following these important tips:

 1.      Drive only when it is absolutely necessary. Ongoing recovery efforts may still be underway. Avoid sightseeing. Roads may be closed for your protection, so if you encounter barricades, turn around and go another way.

2.      Do not drive in flooded areas.

3.      Beware of downed power lines and report them immediately.

4.      Enter your home with extreme caution.

5.      Stay on firm ground, moving water only six inches deep can sweep you off your feet. Standing water may be electrically charged from downed power lines.

6.      Beware of snakes, alligators, or other animals that have moved to higher ground.

7.      Do not drink or prepare food with tap water until notified by the City of Sanibel.

8.      Avoid using any open flames indoors. Use a flashlight or other battery powered lighting.

9.      Complete a thorough damage assessment of you property. Record all damage and take pictures to support insurance claims.

10.  SAFELY mitigate further damage to your property from rain and wind. Do Not tackle jobs that exceed your capabilities. Keep records of materials used and costs.

11.  Be especially cautious when using chainsaws or other powered tools to cut fallen trees.

12.  Never connect portable generators to your home. Review Portable Electric Generator Safety

13.  Contact your insurance company.

14.  Only hire contractors that have registered with the City Building Department.

15. MOST IMPORTANTLY; HELP YOUR NEIGHBOR!

  YourCommunity! YourFamily! YourDigs! … It’s all about YOU!

 We hope you found some use in this article. Please feel free to share. Check of out for your SW Florida Real Estate needs. If you are on Sanibel or Captiva, our exclusive local partner is Mike Stone / SanCapStone / John Naumann and Associates / Sanibel’s Best Waterfront Plus.

 Contact Us:

YourDigs – www.yourdigs.net

Mike Stone – mike@sancapstone.com

Mike’s Webpage – www.sancapstone.com

Sanibel Island, Florida USA

Phone – US 01-239-322-0044

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Greetings from sunny SW Florida - where the weather is fantastic and real estate is humming. We, at YourDigs!, have been busy getting ready to launch the latest/greatest, super hi tech, proprietary algorithms, most accurate and relevant real estate search engine and home valuation service for SW Florida - Sanibel, Captiva, Cape Coral, Ft. Myers, Ft. Myers Beach, Estero, Bonita, Naples and Marco. Stay tuned, it's coming - we are working a few bugs out and testing the systems.

Optiqu, is our software, it means "View the Search"

Meanwhile, here is an article we thought might be of interest:

Why Home Buyers Should Hire a Professional

Written by Blanche Evans on Thursday, 20 August 2015 1:18 pm

Getting a purchase closed in today's market is complex. The real estate market has changed greatly from only a few years ago. Buyers face many more hurdles including stricter financing, low housing supplies, higher mortgage rates, and rising prices.

To negotiate today's challenges, you need a real estate sales professional to help you close the deal. A good real estate professional understands current market conditions. He or she has house-by-house neighborhood experience and can help you obtain the right home at the best price and terms.

Your agent can help you find a home quickly. Not only do real estate agents have access to the local multiple listing service, they also share knowledge of homes coming onto the market with their colleagues. Your real estate professional will tell others about your requirements for a home so they can also be on the lookout for you.

In fact, networking is one of the biggest industry advantages. Many homes are bought and sold without a sign ever going into the yard. But, for buyers to be shown the latest homes on the market, or to hear about homes about to come onto the market, there has to be a strong relationship between the buyer and the real estate professional.

If you want to be the buyer positioned to make first and best offers on the most desirable homes, make certain your agent knows you are committed. How do you show you're serious? There are several ways.

Get prequalified with a lender. Share your financial records so you know exactly how much home you can buy. Your agent won't go over your limit because it would be a waste of time to show you homes you can't afford to buy.

Work with only one agent. You can do this by signing a buyer's representation agreement, if it's customary in your area. If not, show your loyalty by telling other agents you may meet at open houses or socially that you are represented and give them your agent's name.

Don't shop for homes without your agent. If you want to look at open houses or builder homes, invite your agent to go along. If your agent can't go, make sure you register your agent's name with builder sales reps and open house sellers' agents.

Be loyal. Real estate professionals work primarily on commission. If the deal of the century is about to come on the market, who do you think your agent will tell first - the buyer with five other agents or the buyer who is loyal? If you're playing agents against each other thinking you'll get people to work for free and that you'll have your pick of homes to choose, you're wrong. Agents talk, and they'll find out they're working for the same buyer. If you want great service, show appreciation, confidence, and commitment.

Once you find the house you want, the work really begins. You'll have to navigate negotiations, loan approval, seller's disclosures, inspections with environmental and structural reports, and so on. From helping you make a reasonable offer, to providing for the discovery and disclosure of material facts, your agent can help protect your interests.

Buyers and sellers are natural adversaries. Agents must be skilled negotiators and problem solvers, as well as anticipate problems before they happen. Pride, ignorance, or stubbornness can get in the way of a fair deal for both sides.

Your agent will share your risk, and will make sure you go into any home purchase with your eyes wide open. Take advantage of the greatest homebuying resource available -- your own real estate agent.

Thanks for taking the time to read. If you found this interesting, please pass along. If you get a chance to check out www.yourdigs.net - let us know what you think. Remember - it's still getting some bugs worked out.

Thank you

Chillin

chillin@yourdigs.net

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Sanibel Florida Real Estate 2Q 2015 - Looking Good!

2015 - 2nd Qtr. SANIBEL REAL ESTATE DATA - By YourDigs! Sanibel, Captiva & SW Florida Home Values and MLS Search.

Overall, Sanibel real estate is healthy - inventory is down; closings are slightly up; average sale prices rose; list-to-sale ratio is steady; and the average “days-on-market” is down 5%. I expect this positive trend to continue through the spring of 2016. We have a pent-up purchase demand but that will be slightly off-set by a surge in January 2016 new-listings. Reservations are a head of last year and there’s a surplus of cash resting in investment accounts. Also, keep an eye on the election as that may have an impact on valuations.

We are experiencing “pre-Charlie” traffic level and bookings for the upcoming season are high. The Buyers for Sanibel properties might be at their “lake homes up north”, but they are keeping an eye on my new listings. Farmer’s Almanac projects another brutal winter up north and north/east. I have buyers who are ready-willing-able should I find the “right property”.

FACT – LATE SUMMER IS THE BEST TIME TO LIST A PROPERTY FOR-SALE!

Considering selling your Home? My suggestions:

1.      Make a decision as to sell or not.

2.      Select your REALTOR® - Interview, agree on timing & pricing strategy. Approve marketing plan.

3.      Make any necessary improvements / repairs / show ready efforts.

4.      Be ahead of the curve – list sooner instead of waiting until November or after the 1st of the year.

5.      Tie the Listing Agreement and Commissions to expectations and performance.

If you are interested or considering selling your Home - Allow me to show you how my valuations tools, my proven marketing plan and my resources will benefit YOU. Visit YourDigs! for your professional, accurate and real time real estate valuations, listings and home search.

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The Sanibel Stoop

SANIBEL, Fla. — With “Season” right around the corner there are certain things to know; one of them is the Sanibel Stoop. People from all over the world visit the beaches on this Gulf Coast barrier island, and they are likely to see people doing the “Sanibel Stoop.” That’s the term for the bent-at-the-waist posture used to collect seashells on Sanibel Island, which bills itself as one of the best shelling locations in the world.

Sanibel Island also offers 15 miles of beach, 22 miles of bike paths, and the largest undeveloped mangrove ecosystem in the country. While other beach destinations in Florida might attract partying spring breakers or glamorous fashionistas, Sanibel is the perfect spot for a family looking for a quiet beach retreat at the height of spring break revelry. Even travel guru Arthur Frommer, who’s seen more than a few beaches, has named it a favorite destination, calling it an “idyllic haven of white-sand beaches” with “thousands of birds of every species.”

The beaches are lovely. They are far from crowded, with room to play Frisbee or fly a kite without bumping into anyone. The waves are gentle , and it was shallow for a long way out, making it ideal for children. One of the top attractions is the shelling. The 10-mile-long island is situated east-west, making the south side the place to scoop for shells being carried on the current from the Caribbean and other southern seas. There are infinite number of shells, including cockles and clams and the prized whelks, conchs, tulips and ceriths that feature prominently in the marketing brochures.

Among Sanibel’s claim to fame is a Guinness World Record for the largest treasure hunt, set last February when 478 people simultaneously did the “Sanibel Stoop,” searching for seashells. Knowing how to “Stoop” is as important as knowing what hotel you are staying at. A good stoop can make the difference between nabbing a run-of-the-mill clam shell or snaring a prized Scaphella Junonia before it washes out to see.

Rule number one; no live shells, period, end of discussion. Only shells that have been vacated are fair game.

Rule number two, scoops stoops are allowed. Using a scoop is effective and saves the strain on a worn back and knees.

There are three types of effective stoops – The Standard Scoop, The Squat Scoop and The Laying in the Sand Scoop.

The Scoop Stoop, going for quantity rather than quality. This is characteristic of the Type A traveler or the designer who has crafting in mind. A 3 foot scoop can be purchased at any beach shop for about 8 bucks. The scoop is thrusted into the sand yielding a trove of sand and shells, The scooper pans the sand out, leaving a pile of diverse shells and the shells go into a heavey duty sack and the scooper is off to the next thrust.

The Standard Stoop; no shame here, band at will when a shinny shell catches your eye. The concern is quality and exceptional handling. This stooper walks leisurely along the beach, is very calm and has a deliberate mission – sometimes committing hours to the hunt. It consists of the perfect bend at the waist, a very methodical approach and a measured execution of sight, lock in, bend, grad, evaluate and pocket; the true expert. Warning be cautious of your swim suit bottoms or shorts, this stoop can result in very embarrassing moments.

The Squat Stoop – While the Standard Stoop allows for traveling-shelling, the squatter usually hones in on a 12 foot area, brings their shelling guide book and a magnifying glass. They are serious and know the scientific names of the exotic shells, they are a walking encyclopedia, and they are the serious shellers. Warning: if you are walking, jogging or shelling on the beach and you see a squatter – stay away. If you invade their space there are liable to shot daggers from their eyes.

Then there’s the one and only, world famous Lay in the Sand sheller. “I am going to park myself right here, get a tan, scoop the sand with my toes or hands and see what cool shells I can find.” This requires very little effort and is for the least serious sheller. I must admit, this is me. I enjoy a nice exfoliation of me feet and hands and pass the time by occasionally glancing at what cool shell I find only to throw back to the sea.

Shelling in Sanibel is serious business and not taken lightly. No matter what your personality is, if you are a scientist or a beach comber, a crafter or a novice – shelling is cool. I hope that you find a prized Junonia and if you do – send me a picture.

Mike Stone

Sanibel & Captiva Real Estate

239-322-0044

mike@sancapstone.com