The North Star Yacht Club.  Amazing high- rises, twelve floors and a top floor of penthouses that have views to die for!

 

This is a gated community. The security guard takes your name and copies your license plate.  There are 3 legal ways in!  A)  be a resident   B) be a realtor  C) come with a realtor (me!).

 

 Lets talk about the homes! 

  The Penthouse: There are two floor plans.  I saw 'Perseus.'   This phenomenal home boasts 3 bedrooms/study/2.5 baths, the grand salon and a dining room, and in suite laundry. 2287 sq ft  of living area and a glorious water view from all of the wrap around patio!  From $559,900   HOA $784/mo

 

 Orion: 3 bed/2.5 bath/   The master bedroom and adjoining master bath area are so luxurious! The laundry room has a sink, extra cabinets and a double closet for storage.  Granite and dark wood cabinets line the kitchen. 2129 sq ft    from $319,000  HOA $710/mo

 

Libra: 2 bedroom/den/ 2 baths.   Gorgeous unit with an awesome floor plan.  It has a dining room/great room that is open to the kitchen.   1902 sq ft    From $239,900  HOA $635/mo

 

Capricorn: 2 bedroom/ 2 bath/ den , kitchen open to the dining /great room. The balcony is also facing the water.  This home is 1759 sq ft   From $219,900     HOA $586/mo

 

 The club house building includes a theater, fitness room, aerobics room, billiard room, and a card playing room. There is also a fabulous sparkling pool outside.  All of these are paid for by part of your HOA fee.

 

These units are Fannie Mae and FHA approved. 70% are sold!

 

New residences with full warranties. Fully protected marina with boat slips for lease.  Each unit comes with 2 parking spaces and a storage unit.  And of course, they all have a southern exposure!

 

Call me with questions!

The results of a three-year study examining buyer types in 18 US counties hit hardest by America's mortgage crisis.

See newvista.com This study is in agreement with what my experience shows, that most REO sales (Bank owned foreclosures) in Florida, are cash transactions by investors.

Interesting study to read.

I share my neighborhood ventures with my perspective clients to familiarize you with the different areas. I hope it is helpful.  If there is a specific development you would like to know more about, please let me know!

 

Today I was lucky enough to be on the tour of Verandah!  Verandah is a gated development of  over 140 acres of land in East Fort Myers/ Buckingham.  Its off Exit 141.  The ride to the beach is about 45 minutes.  The highway (I75) is 2 miles.  Publix (supermarket) is <2 miles away.

 

There are two parts to Verandah.  First, there is the Cottonwood Bend neighborhood.  This neighborhood was built by Lennar homes. It features Coach homes or townhouses.  Most are 3 bed, 2 bath and around 1800 sq ft. with a 1 car attached garage.   Selling prices since Nov.2011 average about 80k. They sell rather quickly, so if you are interested don't wait. Units that are priced right sell in less than 30 days.  Units rent for about $1100/month (per MLS).

 

Then there are the luxury homes.  When I say luxury I mean huge homes with miles of moulding! (or what seems like miles).  These custom homes have fantastic cook's kitchens.  They have spa-like master suites. The tile is incredible- all masterpieces!  They have gorgeous lanais and  pools. The lots on a lake, woods or golf course.   

 

The fitness center is huge!  It goes out to a community pool.  There are showers in the Fitness center, and scheduled classes.   The restaurant offers fine dining and a casual bar.  There is a pro shop for golfers.  Rent a kayak, or walk the 9 miles of nature trails. 

 

The community is gated. Ammenities include a JOG PATH, CLUBHOUSE, COMMUNITY POOL, DOG PARK, EXERCISE ROOM, GOLF COURSE, INTERNET ACCESS, PLAY AREA, SIDE WALK, STREETLIGHTS, TENNIS. Your HOA fee does not cover golf membership, or the fitness center which is optional.

 

Cottonwood town houses:  HOA fees are approx $230/month to the Verandah west community asscoiation and $363/month to the Cottonwood Neighborhood Association assessment.  a CDD fee of approx $870 is added to your annual tax bill (Community development district). 

 

A few Cottonwood notes: Buyer to assume the balance of the CDD (approx $871 seems to be the amount on the listings here) from the date of closing forward, pay a one time capital contribution fee of $2,000 to the Verandah Community Association, and pay a one time foundation fee of .0025 times the selling price.

 

Luxury home developments have their own fees (each street is their own HOA with various ammenities. )  I can scan it to you. They also have CDD fees and one time association fees. 

 

The community boasts several 'loops' each being developed by fantastic builders into single family homes ranging from $500k to $1MM.  The million dollar home was stunning if your interested!

 

 I have the HOA docs. Upon acceptance of an offer, I will have them copied for you. You can ask me any questions and I'll go through the paperwork to answer them for you.

 

 If you would like to see one of these homes, I need 24 hours to set an appointment.  You need to be either a cash buyer (cash in the bank) or have a bank prequalification to see property with me. Sellers require proof of funds at the time of the offer.

 

Have a great week!

 

CLAUDIA DEBRUYN

Maxim Realtors

5235 Ramsey Way #14

Fort Myers, FL 33907

Cell/text  (781)799-7570

text 941-518-3347

www.maximrealtors.com/claudia

twitter  FLwaterfrontRE

 

Specializing in SW Florida waterfront property 

 

 

 

 

 

 

 

Last Sunday (Feb 2012) I viewed homes in The Hawk's Preserve neighborhood of Fort Myers. This neighborhood is off of Palm Beach Blvd. It is close to I75, and about 45 minutes to the beach. Homes here list and sell within days. There are currently 8 pending and only one active (two most recent closed sales are $120k and $132k ).

 

 Some have lake view, some are wooded view. Some have pools, some do not. Some are 3 br, some have 4!  There is an HOA. Fee looks like its <$50/month!  Taxes are county only -approx $150/mo . (Homes closer to downtown have county and city tax in FL)   Homes were built in 2006.  The sellers boast no chinese Drywall (but I'd have an inspection anyway- I know... I'm everyone's mom!).

 

 I just rented a beautiful 3/2, just over 1900 sq ft home Saturday for a client for $1100/month. Leases are a 12 month minimum in this development.

 

If you are interested in this neighborhood, please be sure to let me know!  I'll watch it for you.  If you are not signed up on listingbook.com, let me know that too.  It is free and it is a comprehensive look at the local MLS!

 

CLAUDIA DEBRUYN

Maxim Realtors

5235 Ramsey Way #14

Fort Myers, FL 33907

Cell/text  (781)799-7570

www.maximrealtors.com/claudia

twitter  FLwaterfrontRE

 

Specializing in SW Florida waterfront property 

With 2 more short sale approvals this week with full waivers of deficiency and no out of pocket requirements for my seller clients, it is the most ideal outcome of the short sale process we can hope for, and my clients are extremely satisfied with the results. I have a high success rate in negotiating with the banks to get these results for my clients. There are alternative options the banks will propose if they will not waive everything up front in exchange for the buyer's offer. They usually ask for a small amount of money up front to close, and/or to have the seller sign a small promissory note.

I also had two additional short sale approvals this week. After negotiations, the banks were asking sellers to either bring a small amount of money to the table to close, in exchange for a full waiver of deficiency, or sign a small promissory note (approximately 3% of total amount owed on the mortgage on one, and 2.2% on another). The promissory note is set at a small monthly payment at 0% interest and no pre-payment penalty (this type of promissory note is becoming pretty standard if the bank won't waive the full amount up front). My recommendation for my clients, and all clients in this situation is to accept the terms to whatever extent they can afford bringing any cash to the table to close. If my clients cannot bring cash to close, and the bank offers a promissory note option instead, take the note option. The alternative is guaranteed FORECLOSURE AND GUARANTEED PURSUIT OF TOTAL AMOUNT OWED. At least if my clients were considering bankruptcy if foreclosure happened (and they both were), why not take the short sale deal, avoid foreclosure on your record, get the bank collections off of your back, be free of any legal responsibility for the property, and include the note and the deficiency in a bankruptcy later, if necessary? It just makes more sense. I'm here to work with you if you need it, folks. I have a high success rate with getting either full waivers of deficiency (depending on your situation) and negotiating with the banks to obtain a settlement deal on your behalf that is MUCH better than allowing foreclosure to become the elephant in the room for the next 7-8 years of your life. Call me for your private consultation 239-410-4460.

Cheers,

Douglas E. Trevino