Marcie Tanner Licensed Realtor in Manatee County FL
I am very happy to call Manatee County, Florida, a waterfront paradise, my home for over 30 years. Born and raised a Yankee from upstate New York, I have enjoyed Florida’s beautiful weather, pristine beaches, gorgeous sunsets, great fishing, and abundant wildlife.
As a Florida State Licensed Realtor, I can help you find your Florida
dream home here in Manatee County. We have it all: Beachfront homes and Condo’s,
Canal Waterfront homes that wind throughout Manatee County and give direct
access to the Gulf of Mexico, great Golfing communities and serene Country
living.
Let’s get together to talk about your home buying plans. Call me on my cell phone (941) 962-3293 or send me an email Gatorbiz1@aol.com or call me at the office (941) 776-5571 or complete my online real estate request form.
This is the time to buy. A good selection of all types of homes, Condos and Acreage are on the market today in Manatee County.
View my blog entries about my family adventures and living in Manatee County FL. I’ve thrown in miscellaneous helpful information concerning the buying and selling of local real estate.
For your real estate needs in Manatee County, please visit Marcie Tanner’s website.
Deep water canal home in great condition and move in ready. Ceramic Tile through out this home. New windows, doors, plumbing and electrical upgrades. Granite counter tops in kitchen. Jacuzzi tub in master bathroom. Read the rest of this entry »
Wonderfully Furnished & turnkey. Ground Floor with parking right in front for owners and guests. Low HOA fee. Fantastic views of Lake from your enclosed Lanai. Read the rest of this entry »
5 Steps to Deciding How Much to Offer – or Ask – for Your Home
One of the hardest, most important decisions homebuyers face is how much to offer for their home. And the glut of information on the web about real estate only makes buyers even crazier than the decision itself does. Supply, demand, foreclosure rates, mortgage rates – buyers think they need to run spreadsheets and do fancy math to make a smart offer. And THAT can be super intimidating.
But the fact is, there is a pretty short list of steps you need to take to make a smart offer – one that gets you a great value, but is also likely to be successful at getting the property. (A low offer does not make for a great deal if you don’t get the house!) And most of the same steps apply to sellers trying to set the list price that will lure the most buyers (and net them the most cash)!
Step 1: What do the “comps” say? First things first. When it comes to pricing a home, or making an offer to buy one, the ‘first thing” is the home’s fair market value. Both buyers and sellers should work with an experienced, local agent to understand what the home’s value is. Most agents will do this by offering you a look back at similar properties that have recently sold in the neighborhood – i.e., the comparable sales, or comps.
Ideally, look for comparables that are very recent sales (3 months or less before you’re listing or buying), very similar properties (i.e., same number of bedrooms, bathrooms, square footage; and similar style, condition and amenities). If you do get into contract, these may be the same comparables which will be considered by the appraiser, so looking at them before making an offer can:
(a) provide factual support for a lower-than-asking offer or for the asking price, in a negotiation, and
(b) result in a sale price at which the property will actually appraise, later on – avoiding the common glitch of the deal falling through because the appraisal comes in way below the agreed-upon price.
Also, looking at comps is the first step for locating a home’s seller and prospective buyer in the reality-based universe of current home values. The fact that you bought or refinanced the place at a given value 5 or 6 years ago is entirely irrelevant to what it’s worth today, as is the buyer’s belief that the place was worth $100K less at the trough of the market, in 2009.
Step 2: What can you afford? This step is much more critical for buyers than for sellers. (Unfortunately, sellers, the facts that you need to net a particular amount to buy your next home or pay your existing mortgages or credit card bills off has no relationship whatsoever to the price at which you should list or will sell your home.)
Buyers – it’s a must to make sure that your offer price for any given home falls within the range of what is affordable for you. This includes offering a price within the range for which your mortgage was preapproved, but also includes making sure that the monthly payment and cash you’ll need to close the deal (down payment + closing costs) are affordable in light of the particular house. If, for example, the property will require repairs for which you’ll need to conserve cash, or has HOA dues you hadn’t planned on, you may need to alter your offer accordingly.
Step 3: What’s your competition? (And what’s theirs?) This is another step at which it’s critical to check in with your agent. You need to know what level of competition you’ll face – whether you are a buyer, or a seller. As a seller, you can find this out by looking at things like how many comparable homes are listed in your town or your neighborhood in your general price range (your agent will brief you on this). Sellers should also consider what type of transactions their home will be up against – the more distressed properties (foreclosed homes and short sales) with which your home must compete, the more aggressive you must be with your pricing to get your home sold.
The more competition you have, as a seller, the lower you should tweak your list price to attract buyers to come see your home. (And the more buyers come to see your home, the more likely you are to get an offer!)
Buyers should also be cognizant of the competition level they will face for homes. Believe it or not, even on today’s market there are properties and neighborhoods in which multiple offers are the name of the game. Work with your agent to understand the list price-to-sale price (LP:SP) ratio , which lets you know how much under or over the asking price properties are selling for in your target home’s neighborhood; the higher the LP:SP ratio, generally speaking, the less competition there is among buyers.
Your agent can also brief you on:
(1) (1) The number of offers – if any – that have been presented on “your” property (which the listing agent will usually, gladly tell). If there are other offers, you’ll want to make a higher offer to compete successfully against them; and
(2) (2) The number of days the home has been on the market, relative to how long an average home stays on the market before it sells – the longer it has, the more pressure is on the seller, price-wise, and the less competition the buyer is likely to have. (One exception is the sweet spot scenario, when a property that has been on the market for a long time has a price reduction and gets a bunch of offers as a result! )
4. How much do they need to sell (or buy) it? Buyers: Has the listing in which you’re interested been reduced at all? By how much? Has the listing agent informed you that her clients are highly motivated, flexible or have an urgent need to sell?
Sellers – most buyers are not in a high state of urgency to buy these days, given the long-term, high affordability of homes and interest rates, except when they have an urgent personal reason for moving, e.g., buyers who are relocating for work. Of course, all of real estate is hyperlocal, so it’s important to understand how motivated buyers are in your local market, generally speaking, before you set your list price.
The higher these numbers are, the stronger of a buyer’s market it is, and the more bargaining power buyers likely have. And if you’re the seller, the higher these numbers are for your area, the lower you may need to price your home to be successful at getting it sold.
5. How much do you want to buy, or sell, the place? Step #4 was about taking the motivations of the folks on the other side of the bargaining table into account when formulating your offer and your list price. This step is all about you – what’s your level of motivation? Now, buyers, you certainly shouldn’t offer a price way above what the place is worth (see Step #1) just because you really, really want it, unless you have the cash to throw around. But within the range of the home’s fair market value, it may make sense to move higher within that range if you are highly motivated to get that particular property.
Sellers: think of your list price as the most powerful marketing tool at your disposal. if you really want or need to sell, get aggressive about setting your price as low as makes sense for your home’s value and local market dynamics to attract qualified buyers and help your home stand out against all the competition.
MARCIE TANNER
LESLIE WELLS REALTY, INC.
8338 U.S. Hwy 301 N
Parrish, FL 34219
E-mail: Gatorbiz1@aol.com
Cell: (941) 962-3293
If you or anybody you know wants to buy and/or sell a home, please, think of me!
The best way to begin your future home purchase, if you need a home loan, is start with a lender. They will help you understand the different loans available (Conventional, USDA, FHA, VA and any available local bonds) and how much you qualify for. Below is a mortgage application check list courtesy of Janene McGowan at REMN – Real Estate Mortgage Network located in Manatee County - Bradenton, FL. Phone number 941 920-4650
WHAT YOU WILL NEED -
Driver’s License and Social Security Card
Residency – Complete Address. For Renters: Landlord name, address and phone numbers.
Employments – Names, addresses and phone numbers of all employers for the last two years. Relocation: Copy of employer’s relocation agreement.
Income – Past two years W-2 or 1099 forms. Last 30 days pay stubs (including bonus and/or commission pay) Self employed: past two years complete tax returns and year-to-date profit and loss statement.
Assets – Two months original bank statements (all pages) on all checking, savings, credit union and investment accounts (including retirement)
Current Liabilities – Current balance and minimum monthly payments.
Divorce or Separated Persons – Complete divorce petition (signed), recorded final decree and/or separate agreement.
Rental Properties – Copies of current leases and tax returns.
For VA Loans – Copy of DD214′s and certificate of eligibility
For Refinance Loans – A copy of the warranty deed and any current mortgage and/or bill payoff information (copies of last statements.) A copy of the current tax and home insurance expenses, along with a copy of the survey and owner’s title insurance policy.
And here is where I come along to help you find your perfect home!
A Mark Cahill custom built FABULOUS home on two acres with beautiful PRIVATE lake & preserve view. This FANTASTIC open floor plan, split bedroom home features a den/office/library, bonus/media room, porcelain tile, stunning wood floors, heated caged spa & pool with extended covered lanai. Read the rest of this entry »
Aug. 4, 2010 – The tax credit expired, but it’s still a great time to buy a home thanks to low mortgage rates and motivated sellers. Here are five reasons why now is a great time to buy:
1. Low mortgage rates serve as an equity shock absorber. When buyers borrow at today’s record-low rates, they start building equity as soon as they close. That means they can absorb a few ups and downs as the still-recovering housing market gains traction.
2. Houses are in move-in condition. Homeowners continue to spend on maintenance and repair, according to the Harvard Joint Center on Housing. As these houses enter the market, they stand in marked contrast to tattered foreclosures.
3. Terrific houses are coming on the market. Foreclosures are finally starting to clear the system, and they are being replaced by some very attractive properties.
4. Appraisal regulations are finally aligned with market realities. Fannie Mae has adjusted its appraisal guidelines, giving appraisers more flexibility to set values that reflect the current market.
5. Plenty of programs. Many programs that encourage middle-class families to buy homes still exist, despite market downturns. Buyers who qualify can get a big boost by combining one of these programs with today’s low mortgage rates.
Deadlines loom for Fla. property taxpayers
OCALA, Fla. – Aug. 11, 2010 – August is Property Tax Appeal month in Florida. Notices of annual tax assessments are mailed to taxpayers in August, and the window of opportunity closes soon for homeowners who want to contest their property tax assessment.
The tax notices also include information on filing an appeal with the local Value Adjustment Board (VAB), which generally includes a September deadline for filing a petition. VAB Notices include three values: market, assessed and taxable. Taxpayers can appeal market value if they believe their assessments are too high. If successful, as a result of a VAB Hearing, their property taxes may be lowered.
However, the VAB must receive a petition requesting a hearing by the deadline date to be assured of an administrative appeal – postmarks do not count.
Petitions are one page forms and can be obtained from the Florida Department of Revenue, the Value Adjustment Board in any Florida county, or the property appraiser in each county.
Some guidelines for property owners who wish to appeal:
• Separate petitions generally are required for each property id or parcel number.
• Fees may be charged for each petition filed, but $15 is the maximum fee a VAB can charge.
• Taxpayers can file petitions to appeal their assessments, or their agents or attorneys can represent them. Petition forms include requirements for anyone who represents a taxpayer before the VAB.
• Complete petitions must include the name of the petitioner (taxpayer or representative), property identification numbers, property addresses, the address of the petitioner, sworn signatures, times requested, and boxes to check requesting information or certain conditions.
Commercial Property Services (CPS), a licensed Florida real estate brokerage that appeals property taxes, recommends that petitioners check a box asking for property record cards, which can include information that helps with an appeal. Many record cards identify the appraisal method used by the taxing authorities, as well as cost calculations. Some records include income data.
Tax credit and flood insurance retroactive
WASHINGTON – July 1, 2010 – The deadline for closing on a home and qualifying for the federal homebuyer tax credit ended at midnight, and the National Flood Insurance Programs expired May 31, 2010. But two bills reauthorizing each program received Congressional approval yesterday, though both still need President Obama’s signature to become law, a move expected shortly.
Once the president signs the bills, both extensions become retroactive, meaning the law will not recognize a lapse in coverage for either program.
Homebuyer tax credit
The only thing that changes under the new tax credit bill – The Homebuyer Assistance and Improvement Act (H.R. 5623) – is the deadline for closing on a home. Under the latest version of the tax credit, buyers had to secure a signed contract by April 30, 2010, and close by June 30, 2010. The bill extends the closing deadline to Sept. 30, 2010.
Short sales, however, can take considerably longer than two months to close. And an onslaught of buyers trying to beat the June 30 deadline proved challenging to Realtors, title companies and lawyers trying to beat the clock.
The National Association of Realtors lobbied heavily to get the tax credit extended, but Congress took the issue down to the wire before eventually approving the change.
National Flood Insurance Program
The federal flood insurance program has general support among lawmakers, but they continue to disagree on the details. As a result, it has expired three times this year, only to be reauthorized after the fact by Congress. Each extension is considered a short-term fix so lawmakers have time to consider a long-term solution.
Officially, NFIP is still on hiatus until the president signs the bill, HR 5569, into law; but once that happens, it’s official again back to May 31, 2010.
