Blog | Miami Real Estate, Miami Foreclosures, Miami homes

Getting to know Short sales….

By Maycol Delgado | Published: December 9, 2008

Getting to know Short sales….

If you are a buyer in today’s Real Estate market you will notice Short sales and foreclosures homes are dominating the Real estate market. 1 out of 15 homes are either foreclosures or short sales. Short sales have changed the way we present and sale homes today. In a traditional Real estate Sale Home owners would hire a Real Estate agent to sale their home. The agent would enter into fiduciary relationship acting in his best interest.

In today’s Real Estate market this still holds true but now a real estate agent and homeowner needs to receive the final approval from the lender.. The bank can either say nay or yea. In most cases when short sales take form and serious negotiations take place most loss mitigators often ask critical questions such as.

1. Is this the highest and best offer
2. How long has the home been In the market
3. Can you cut commissions and expenses

Most banks one way or another want the answers to these questions. Remember we are representing the seller not the bank.

My answers would be….

1. Yes this is the highest and only offer that I will present to you any more offers that I receive it will not be presented because it means more work.

2. The home has been in the market long enough to have just one single offer.

3. Can I cut commissions of course I can in fact do not pay my commission up front. What we can do is you can give me a promissory note to pay all commission with interest at a rate of 20% for a term of 12 months.

Short sales take time and demand a lot of patience. Many times the answers to these questions can be the outcome between closing or not.

If you are a potential real estate buyer be advice that short sales can take at least 45 days. And more often than not it demands an experience Real Estate agent with good negotiating skills. Oh by the way most loss mitigator laugh after my commission proposal hey at least I get them to laugh before real negotiations take place. Humor is a great way to break the ice.

Ready to buy a Miami foreclosure Home? Contact Global Market Realty today. We have several Miami Foreclosures for sale in , Search the MLS for foreclosures in Miami . Do you want more information on a second home or a vacation home please contact us at 305 364 0037

Looking for a home in Miami ? You will find everything you want in the Miami area. The city of Miami is a great place to live and is served by the Dade county School District.

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Real Estate Market Reports for Pinecrest, Coral Gables, Palmetto Bay.

By Maycol Delgado | Published: December 2, 2008

Real Estate Market Reports for Pinecrest, Coral Gables, Palmetto Bay.

This is the Miami Real Estate Market Report for the last quarter of the Year. I would agree 2008 was a year of many challenges Indy Mac, countrywide, Lehman Brothers all filed for bankruptcies ,the price of gas nearly went up to 4.00 dollars and unemployment rate rose. We also witness Miami Foreclosures increasing at a rate of nearly 50 % experts say 2009 will be another year of foreclosures. But as it was a challenging year for many others like Real Estate investors and first time home buyers began to purchase Miami Real Estate and luxury homes. New Luxury homes that were built early in 2006 were also affected due to the Real Estate Market. But prominent areas such as Pinecrest, Coral Gables and Palmetto Bay have been impacted due to the Real Estate Market but experts say the Prices are going to stabilizing late next year.

Every month my Real Estate Monthly Report is being published in the web. IF you would like to know about another area or neighborhood I didn’t cover please email me.

Village of Pinecrest Real Estate Market Report.

There are currently 245 listings in The Villlage of Pinecrest.

1. Highest priced listing is 6,999,000 ( located at 6500 SW 98 street)
2. Lowest Priced listing is 259,000 ( Foreclosure located at 7820 sw 110st)
3. Pending Sales 32 homes Highest 3,350,000 lowest 317,900
4. Closed Sales in 2008 132 ( 6 sales in the past month)

In the last 30 days the highest sale has been for 2,775,000 for the property located at 11800 sw 69 ave that was originally listed for 3,845,000. The average sale price in Pinecrest is 1,035,000.

Pinecrest still remains a sought out and highly demanded area for many investors and Home buyers.

Coral Gables Real Estate Market Report.

There are currently 570 single family home listings in Coral Gables Florida:

1. Highest priced listing is for 24,500,000 ( 620 Arvida PW ) the property is still under construction but it is breathtaking with many details.
2. Lowest Priced listing is listed for 84,500 it is a tear down home.
3. Pending Sales ( 61)
4. Closed Sales (316 homes have closed in 2008) ( 15 homes have closed this month)

The highest priced listed that sold this month was 105 Paloma Dr the home was listed for 5,795,000 and it closed at 4,893,000

Palmetto Bay Real Estate Market Report

There currently 275 single family home listings in Palmetto Bay Florida

1. The highest priced home is for 2,600,000 ( 14201 Old cutler Rd)
2. Lowest Priced home is for 74,290 ( 16915 sw 93 ave)
3. Pending Sale (26)
4. Closed Sales ( 180 homes closed in 2008 ) ( 30 homes closed in Nov. 2008 with the highest price sale at 490,000 it was listed at 545,000)
Ready to buy a Miami Luxury Home ? Contact Global Market Realty today. We have several Miami Luxury Homes for sale in , Search the MLS for foreclosures in Pinecrest, Coral Gables, Palmetto Bay . Do you want more information on a second home or a vacation home In Miami please contact us at 305 364 0037

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Miami Pre Foreclosure properties approved for sale…

By Maycol Delgado | Published: December 2, 2008

Miami Pre Foreclosure properties approved for sale…

Short sales and foreclosures have over whelmed the real estate market this year. With foreclosures filings at its peak many home buyers are purchasing Foreclosures and Short sales ( Pre Foreclosure) at below the market value.. You know what a foreclosure is but what is a short sale? A short sale is when a bank or mortgage lender agrees to discount a loan balance due to an economic or financial hardship on the part of the mortgagor. This negotiation is all done through communication with a bank’s Loss mitigation department. ( click here to view value)

Did you put an offer on a house and the offer or sale price was not approved by the second lender or the first? Have you spoken to Real Estate Agents and notice some don’t like to show or negotiate short sales? Short sales have been around for many years but this year they have double every month for the past year. Short sales are time consuming and most of the times lenders drop the commission on both ends of the deal.. The American banking system was not set up to withstand such a enormous amount of foreclosures and short sale, because of this many short sales go unapproved and many phone calls go unanswered. To get this short sale approved one needs to be persistent and determine everyday to talk to the loss mitigator from the bank.. The following properties have been approved and negotiated, this means a faster closing, time is of theessence so submit your offer today..

Address: 3640 N 56^th ave Hollywood, fl 33026 Approved

Bedrooms: 1

Bathrooms: 1

Gated community

Price: 75,000

Year built; 2000

Parking spaces: 2 spaces

Currently Rented: $950 a month

* this apartment can generate positive cash flow.

Address: 305 NW 124 st North Miami, Fl 33168 Approved

Bedroom: 3

Bathroom:2

Single family home

Price: 200,000

770 NE 199 st Miami,Fl 33179 Approved.

Bedroom: 2

Bathroom:2

Gated Community

North Lake Condos

Approved: 148,000

If you like a list of Foreclosure and Pre Foreclosures Below Market Valueclick on this link..

Christmas Spirit in The Village of Pinecrest

By Maycol Delgado | Published: December 1, 2008

Christmas Spirit in The Village of Pinecrest

Christmas too many is a time of giving and receive a time for remembrance and a time of reflection. As Christmas approaches many decorate their homes with lights and of course the famous Christmas trees. Children enjoy their small vacation while anticipating their Christmas gifts. This year I encourage you to drive south on 67 ave until you reach 120 st you can’t miss it you’ll notice the line of cars and walking pedestrians. The block is lit up by one single house and as you approach the lights gets brighter, and the crowd gets larger. The home is located in a neighborhood of or municipality called Village of Pinecrest. Pincecrest is well known for its Residents and luxurious homes. The average Luxury home price in Pinecrest is 2,500,000 after all Pinecrest luxury homes are owedby Doctors, Attorney, Business owners and our very own Dwayne Wade. But the view is not of a two story elegant mansion or the view of a Contemporary 7 bedroom home. It is the view of an amazing Christmas display and thousand of lights. The display features over 100 animated characters, 700,000 light bulbs, 2,000 amps of electricity, and a huge monthly light bill of 4,500 dollars. The display characters include Santa Claus, electric train, 3 kings, goats, and even baby Jesus. It almost resembles Santa enchanted forest without the entrance fee of course. Early preparation begins in June and it demands the presence of 20 volunteers that include family and friends. The display is open on weekdays and weekends on weekdays it start at 6-11pm and on weeknights 6-12pm with January 1 being the last day.

For 5 decades the clot family has shared with their neighbors and bystanders a magnificent gift, the gift of remembrance and the gift of the Christmas spirit that we sometimes misplace and forget. Christmas is not about running to buygifts and it’s not just a time for holiday parties and extra bonuses it is a time to give even when it’s free. The clot family takes this opportunity to collect for the women’s cancer associationthe University of Miami conducts the comprehensive research.Over the Past Fifteen Years, visitors have donated over 450,000 a direct contribution to support the study of a disease that kills millions every year. The Clot family makes a difference every year and so can you.

Ready to buy a Miami Luxury Home ? Contact Global Market Realty today. We have severalMiamiLuxury Homesfor sale in , Search the MLS for foreclosures inPinecrest . Do you want more information on a second home or a vacation homeIn Pinecrest please contact us at3053640037

Looking for a home inThe village of Pinecrest? You will find everything you want and need In the city of Pinecrest.Pinecrest is also know for its strict law enforement.

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Can your debt be forgiving can your Miami Foreclosure be over looked.

By Maycol Delgado | Published: November 25, 2008

Can your debt be forgiving can your Miami Foreclosure be over looked.

Two days ago I was browsing the internet searching for Miami Foreclosure as I came across a blog title “Why lenders might forgive your debt” I didn’t think much of it until I began to think of the amount of panicking homeowners that are in the verge of Foreclosure or First time home buyers that are seeking FHA financing. I also began to think about the countless amounts of credit conscious borrowers who borrowed a little too much and now worry about their Credit score. For them I write this article and highlight many of the Points Liz Weston mention in her brilliant article “Why lenders might forgive your Debt.”

“Lenders often found it easier and cheaper to write off delinquent accounts as bad debt than work with you on a repayment plan. After all, they could get a tax break on the loss and then get on with the profitable business of extending credit to the next guy”.

This is her second paragraph in which I found really important to highlight. Do you ever get treating calls from collection companies trying to collect the full amount of debt that you once old to a creditor. Well the fact is the Lender or the creditor that you once owe write off almost all delinquent accounts after a certain of time. The account or debt is sold to a collection company. The collection company bought this paper debt for cents on the dollar hoping you will pay the full amount. For example if you owed Sears 1,000 and Sears couldn’t collect they write the debt off and sale the Debt to ABC Collection Company who bought the debt for 45 dollars. Welcome to the world of collection companies. The fact is most collection companies can negotiate your debt 80 percent of the time. IF you are a first time homebuyer that is seeking an FHA loan FHA will require paying all collection accounts before closing remember they can be negotiated.

“The most sweeping new program was announced Nov. 11. Freddie Mac and Fannie Mae, the government agencies that guarantee 31 million U.S. mortgages, will begin paying the mortgage service companies that maintain the loans $800 for every loan they modify. Borrowers would get help in several ways: Interest rates would be reduced so that borrowers would not pay more than 38% of their gross income on housing expenses. Another option is for loans to be extended from 30 years to 40 years, and for some of the principal amount to be deferred interest-free.”

IF you are a homeowner facing foreclosure who only needs their mortgage payment adjusted a couple of dollars this can be your hope. The lenders are providing incentives to servicing companies to help much more, to go the extra mile. The servicing companies can adjust your interest rate from 7.6% to a 6.5 % they can also adjust your term from 30 years to 40 years they are doing everything and anything to keep your home from foreclosure.

The Fact is we are seeing more walk than talk from congress and the lenders. IF you are a homeowner who is in risk of Foreclosure call your lender and submit your financial statements. You might be eligible for a loan modification.

Ready to buy a Miami foreclosure Home? Contact Global Market Realty today. We have severalMiami Foreclosures for sale in , Search the MLS for foreclosures in Miami . Do you want more information on a second home or a vacation homeplease contact us at 3053640037

Looking for a home in Miami ? You will find everything you want in the Miami area. The city of Miami is a great place to live and is served by the Dade county School District.

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Join Toastmasters

By Maycol Delgado | Published: November 24, 2008

Join Toastmasters

Five years ago when I began my career in Real Estate I wasn’t the best public speaker in fact I was terrified of the microphone or even the thought of having the center stage or attention. Speaking to an audience felt as if somebody would grab my inner stomach and squeeze every breath I had left. It was in that desperate time when I knew I had to do something about it. I had to re gain control of my Fear of public speaking. A new born adventure began,it started in a club that called themselves toastmasters. At first I thought it was an A.A club or better yet the Alcoholics Anonymous group. But toastmaster members were polite and friendly and eager to help I quickly adapted and made myself at home. The toastmaster meetings were well structured and organized with speeches, table topics and evaluations. The Meeting was perfect after all therearemembers of all walks of life some are experts and others beginers but all sharea common goal to Develop good speaking skills. Toastmasters are for individuals that want to improve in their communication skills, public speaking skills and network skills. Please click on this link to go to the toastmasters internaitonal page.

3 day conference

This week it was the 47 district fall conference that consisted of the humorous speech contest and small workshops. There were 9 great contestants that competed for the 47 district most humorous speech. The crowd cheered and laughed as each contestant entertained and delivered funny punch lines and memorable stories. Each contestant had a story to tale Janice contestant 4 spoke about her personal story of her mother not accepting reality. Jason contestant 5 spoke about having a true companion and my personal favorite and winner Sandy spoke about how shopping for steak can lead to a divorce. This weekend was a weekend to remember for anybody that wants to improve their public speaking either for a best man speech or for a career change toastmasters is a great way to start.

IF you would like more information on joining a local toastmasters club please fill in the contact form.

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4 Facts you should know about the FHA 203k before you buy your first Miami Foreclosure.

By Maycol Delgado | Published: November 19, 2008

4 Facts you should know about the FHA 203k before you buy your first Miami Foreclosure.

Foreclosures are taking over our current real estate market nationwide. And most of these Miami foreclosures are not the Taj Mahal or the Caesar palace 65 percent of all current Miami foreclosures are in need of some type of repairs. The FHA (Federal Housing Administration) 203 K program is a primary program for the rehabilitation and repair of single family properties. Please note FHA does not lend money they insure the loans for the financial institutions that are approved such as Banks. If you are buying a Miami foreclosure for the very first type or applying for an FHA loan first time homebuyer program learn the 4 facts you can’t afford not to know.

1. Requirements

Any property that is one to four units is eligible for the FHA program. Yes it means duplex triplex and fourplex can be bought with this program. The property needs to be appraised in two ways. 1^st will be the AS is value. This value will determine the value of the home in its current condition without any repairs. 2^nd will be the value after Rehabilitation. This value will determine the value of the home after all repairs are finished.

2. FHA 203k

Instead of buying the property firs t and then applying for a line of credit or a different loan to finance the purchase of the property the FHA 203 will finance the purchase with the cost of the rehab work. Let’s assume you are buying 100,000 home that need 15,000 worth of work. With the FHA 203k program you will borrower the entire 115,000 with a fixed rate for 30 years. This can give you a great advantage on buying foreclosures that need repairs.

3. The construction payment

Due to the creativity of many scammers or fraudulent borrowers please be advice everything needs to be approved by the lender first. All construction cost estimates are only accepted by a licensed General Contractor with a breakdown of each item. The general contractor will be paid as agree in payments as the work is being completed.

4. Form partnership with non profit organization

The FHA 203k can and it has been used with many local and state agency to provide local housing to lower income borrowers.

Most Miami foreclosures and borrowers can qualify for the 203k program, my teachers used to always say knowledge is power. Know the programs available to you before you purchase your first Miami foreclosure. This is a declining market but it is also a market with great opportunity. To learn more on the FHA program click here. IF you are an investor looking to use the 203k programclick here.

Looking for a home in Miami ? You will find everything you want in the Miami area. The city of Miami is a great place to live and is served by the Dade county School District.

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Closed foreclosure and Pre foreclosure in Miami.

By Maycol Delgado | Published: November 17, 2008

Closed Foreclosure and Pre Foreclosure.

North Miami	Status: Closed Sale
Great Pre Foreclosure	Type: Residential
Asking Price: 190,000	Closed Price 190,000
MLS Number: D1265012	Square Ft: 1790

Every Foreclosure and Pre Foreclosures has their own challenges, thispre Foreclosureproved to be a rollercoaster ride all in its own. As for the short sale the home had two loans both loans where serviced thru Homeeq which made the process much smoother. The home had liens open and needed repairs. The chanllege was acquiring a re certification of occupancy from the city of North Miami. Working with short sale and foreclosures are never a walk in the park but it takes determination and a little cooperation from all parties including the Buyers. We have many approved short sales from single family homes to condos dont let the process of a short sale discourage you from buying a great deal.

Ready to buy a Miami Foreclosure? Contact Global Market Realty today. We have severalMiami Foreclosures for sale in , Search the MLS for foreclosures in Miami . Do you want more information on a second home or a vacation homeplease contact us at 305364-0037

Looking for a home in Miami ? You will find everything you want in the Miami area. Thecity of North Miamiis a great place to live and is served by the Dade county School District.

Homestead, Fl	Status: Closed Sale
Foreclosure	Type: Residential
Asking Price: 129,900	Closed Price: 120,000
MLS: M1269049	Square Ft: 2,542

This Foreclosure is located in homestead florida in a new devolpment called the Isles of Oasis. The city of Homestead experiance a building and housing boom the last 5 years. New schools,shopping centers and a stay of an art hospital called homestead baptist hospital was build to accomadate the city. Today we are experiance a declining market in Homestead due to the amount of foreclousure and inventory in the city. Threeyears ago this home sold for 400,000 today it sold for 120,000.

Ready to buy a Miami Home? Contact Global Market Realty today. We have severalMiami Foreclosures for sale in , Search the MLS for foreclosures in Miami . Do you want more information on a second home or a vacation homeplease contact us at305364-0037

Looking for a home in Miami ? You will find everything you want in the Miami area. The city of homestead is a great place to live and is served by the Dade county School District.

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How to buy a Miami Foreclosure Home for $40,000 under value.

By Maycol Delgado | Published: November 13, 2008

How to buy a Miami Foreclosure Home for $40,000 under value.

Mold is a type of fungus of small particles that spread thru the air it is associated with damp and is common in areas with high moisture such as Bathrooms, and A/C vents. Mold is considered to be a health hazard material that can affect many young children and older adults. Keep in mind not all bacteria are the same. Some Mold can be easily removed able and some require a Mold specialist. To many Mold can be a disgusting problem and expensive repair but to others it can be the gateway to big profits.

Uninformed Banks

With the amount of Miami foreclosures and inventory increases many lenders such as Bank of america, Chase, CountryWide,are not as informed as you think. The banks are not prepared to thoroughly inspect every home that has potential Mold. And if they did, it would cost them Millions of dollars every year. Their main priority is to sale the Miami homes they have because the Foreclosed homes are considered a non performing asset on their books. Keep in mind the more foreclosures the banks have the less money they can lend. Most banks when faced with a Mold issue they automatically assume the worst even if the mold problem is not as bad as it really is. This can lead to thousands of dollars discounted of the price or credit incentive to fix the repairs.

My buyer greatest purchase.

From the curvy drive way one can see a two story elegant mistreated home. As you open the front door you can notice how well distributed the home really is. The home had 2,500 square feet of living area with a double car garage and Good size bedrooms. But the home as I like to say was a diamond on the dirt. The home had Mold spread thru the garage and the bathrooms the master bedroom windows well covered by insulate. Due to the Widows being shut and covered and the amount of mold in the garage and a little information from neighbors we assume the previous owners or tenants used it to grow illegal substances. This was the reason the home was reduced to an insane price. We had a Mold specialist inspect it the Mold wasn’t on the structure and it didn’t penetrate deeper than the dry wall. Even with the amount of work and damage and mold infection the home was the best priced home in the market. The home was twice as big as any home in the area it had all the appliances and it had a roman tub with a standing shower just want my client wanted. We decided to put a lower than the asking price and exaggerate the Mold repairs. The bank accepted and my client bought the home with the limited amount of repairs needed. This Miami Foreclosure was a great purchase my client was able to buy with the FHA rehab program.

This might not be the case with every home that has a Mold problem. But don’t shy away from homes that have mold they can mean big profit and a great amount of equity.

Looking for a home in Miami ? You will find everything you want in the Miami area. The city of Miami is a great place to live and is served by the Dade county School District.

Why you should be more involved in your Neighborhood Foreclosure.

By Maycol Delgado | Published: November 12, 2008

Why you should be more involved in your Neighborhood Foreclosures.

Foreclosures are increasing at a rapid pace and more properties are in the market today than the previous 3 years. Because of such of increase in such a rapid pace many lenders, borrowers and neighborhoods are slow to adapt to the new Real Estate Market. Purchasing Miami Foreclosures can have many benefits such as buying below market value, closing in 30 days, affordable homes, but as there’s a benefit there’s also draws backs that foreclosures have in a neighborhood. Here’s why you should be more involved in your Neighborhood foreclosures.

Insect haven

Many Miami Foreclosures today are vacant and can have attracted many unwelcome visitors. I have been to Miami Foreclosures where as I’m entering the property I observe a manifestation of all type of insects having a cat for a meal. Not to mention the odor that’s being released from a dead cat can leave you with a memorable experience.

Dangers of a Green Pool

Pools are enjoyed and can be the center piece for family reunion or get together. Many homeowners who are forced out due to foreclosure leave the pool unclean and unmaintained. Now many neighborhoods are witnessing green pools and unkempt homes. Green pool can be the breeding ground for millions of potentially disease carrying mosquitoes more reason why to call health officials as soon as you see a green pool.

Foreclosure nightmare

As I’m viewing the home and I’m entering the back room my heart suddenly stops cold I couldn’t hear or move a muscle. I immediately turned pale white it seemed as if I saw a ghost or the image of GOD himself. I was speech less and began to sweat. As I am trying to get a grip on myself I decided to say a word. After a long 10 seconds which seemed like 5 hours I suddenly whisper in a freighted tone “Don’t worry I am just seeing the home”. And I began to back pedal slowly until I rushed to the front door. There was a group of guys they seemed homeless smoking a substance that is not legal here in the states. I quickly left the home still shocked and regretting not calling the police. I began to think about the outcome if it was my assistant Maria showing the home or a neighborhood teenager being curious would the outcome be different I hope not. But Vacant homes is not a bank problem it is everybody’s problem.

Solution:

You as a home owner or neighbor should have a list of Neighborhood Foreclosures in your area not less or more than a mile from your home in all directions. The homes within a mile are the homes that affect your neighborhood the most. Visit the homes and make two categories. Your first a category should be the homes that are being sold from a private seller and the other category should be the homes that are bank owned, foreclosures, or short sale. Once you identify the Miami Foreclosurethat are vacant make it a routine to drive by and inspect the property. * Please note direct neighbors are sometimes the best alliance because it affects them directly. If homeowners or neighbors are not interested call the city code enforcement department they will love to assist you they will penalize the homeowner and the bank where it hurts them the most. So get them involve keep them inform of the drawbacks and danger of having an unkempt home. This is a neighborhood effort and can only be accomplished as a Team. In california a Real Estate Agent got rape and stab Read more.

Ready tosee a Miami Foreclosure with a BodyGuard? We have several Personal BodyGuards to help you view Miami Homes, Miami Foreclosures, Miami Rentals, Miami luxury foreclosures, Miami Condo foreclosures. Search the Local MLS for Hundreds of Miami Homes and Miami Real Estate. Please contact us for a list Miami homes.