The Southwest Florida real estate market posted continuing gains in March as single family homes sales rose 12.58% from February sales numbers, and condo sales in SW Florida rose 29.28% over the previous month, as you can see from the SW Florida Real Estate Homes Closed 2005-2008 chart.    Median sales prices for single family homes rose slightly over February numbers as well, but barely.  See Florida real estate sales prices 2005-2008 chart.

Sales numbers and prices are down Vs. 2007 numbers, but pending sales are defintiely on the upswing which could translate to higher closing numbers in the coming months.  Some of the monthly rise could be seasonal, however many agents we talk to are generally excited because buyers are definitely coming off the fence now in droves.  Sales numbers at the Ellis Team at RE/MAX Realty Group have spiked, along with the phone calls. Internet trafiic is up as well, and buyers from all over the U.S. have been calling looking to buy now that SW Florida is attractively priced again.

Our foreclosures continue to sell at a brisk pace, and many times they are attracting multiple offers.

 

I’ve heard the politicians talk about everything for sniper fire, to denouncing what their pastor said, to drinking shots with the locals, and everything in between.  Does the public really care if you drink a beer or shots to make yourself appear like common folk, or how you disagree with your pastor?  Well, probably a few do or they wouldn’t stoop to such things, but I think there is one topic that should be at the top of this year’s election and I don’t hear anyone talking about it much.

The Southwest Florida real estate market, the SW Florida economy, and the US economy is basically on edge and is being held hostage.  We are being held hostage by gas prices which put pressure on inflation.  It’s to the point where our economy is being hurt and perhaps our national security too.  Senator McCain has proposed a gas tax holiday until the end of the year to help drivers, but I don’t think that will do any good.

The reason is we could wipe out all federal sales tax, and the producers of oil could just cutback on production a corresponding amount and prices would stay the same, and our government would be the only losers due to falling revenue and increasing profits to our suppliers.

The sad truth is our suppliers, like Venezuela, Saudi Arabia, and others are not our true friends.  They have their own vested interests, and America isn’t among it’s highest priorities. We really need to rely less heavily on outside suppliers to the extent we can.

I recently saw a Walmart ad that said just one energy saving light bulb can save an awesome amount of oil due to conservation.  I’m all for conservation.  However, I don’t believe we can conserve our way out of this completely.  Oil consumption is increasing in China and other developing countries, and even if we cut back oil is more sought after and we are in competition for it.  And even if we cut back 20%, OPEC can cut back production 20% and make just as much money, so why wouldn’t they?

I believe we need to do a number of things:

1.  Drill for oil in Alaska.  I’ve been told ANWAR is in a remote area and will not affect animals.  Even if it did somewhat, people are just as high on the food chain as animals and we need relief too.  No reason not to get this done

2.  We may need to consider drilling in Gulf of Mexico.  I know states like mine (Florida) and other gulf states oppose this, but we have our own oil and won’t drill for it.

3.  Nuclear.  We haven’t built a plant in decades.  Other countries want to build them, why not us?  If nuclear can save millions of barrels of oil each year, why not?  We use many now, why not add a few more?

4.  Refineries.  We haven’t built one of these in decades either.  We need to invest in our own infrastructure, and let’s do it soon.

5.  Grades of Gas.  Each area has its own standards, and makes gasoline expensive as the refineries have to shutdown to retool each season.  Let’s end this practice.

6. Ethanol.  What a joke.  It’s made corn and food more expensive, and it costs as much to haul the corn around as it does with the savings you achieve.  Now we have corn shortages and it’s done nothing for gas prices.  Nice idea, but may turn out to be more of a subsidy to farmers than savings to consumers.

7. Oil Reserves.  I’ve heard we’ve found major reserves in Montana, and Cuba has found big reserves in International waters off Cuba.  Wonder why Chavez has become such friends with Cuba.  Maybe it’s time to see what capitalism would do for Cuba instead of an Embargo.  How long has that embargo lasted.  Yes, we don’t get Cuban cigars, but it didn’t get rid of Castro.  Maybe a little capitalism and hope for the Cuban people would oust a bad leader quicker than oppression would.  I really don’t know, I just pose the question and let those smarter than me figure that one out.

Bottom line is nobody is policing the supplies, and we’re not doing anything to control our own security.  I understand why we go to Afghanistan or Iraq, to keep the terrorism over there before it could easily come over here.  But why do we let something much bigger control our own destiny?  Terrorists could shutoff oil supplies to US and shut us down much faster than any  single Trade Center bombing ever could.  Why aren’t our politicians talking about what they would do for gas prices, supply, and demand?  That makes more sense than who’s drinking a shot with the locals in PA, or who took more sniper fire.

 

This is the brand new 3 bedroom Belvedere Model from 1st Homes.

This beautiful Lehigh Acres, Florida home boasts many wonderful features including a spacious great room floor plan, a tech center or computer area centrally located near kitchen which is great for the kids or your home office area. The master suite offers his and hers closets and  two additional linen closets. There is a pantry in the kitchen and so much more.

Call the Ellis Team today to see this home or any of the many Lee County foreclosures, short sales and bank owned properties we have available.

The Ellis Team at RE/MAX Realty Group just released their monthly SW Florida Real Estate Current Market Index and once again the Index has strengthened.  We’ve been reporting for months now the local SW Florida real estate market is firming as the Current Market Index accurately predicts real estate activity into the future.  Because of these numbers, we look for some continued strengthening in closed sales numbers for March and April.  Official March 2008 numbers should be released around April 25, 2008.

We are seeing strength because many of the short sales that were clogging the system have converted to foreclosures and are now being sold by one lender able to make decisions.  A short sale often involves multiple lenders plus a seller, and all have to agree to the sale.  Lenders in second position often don’t agree because there is nothing in it for them to agree, and lenders in first position don’t like to agree to a loss unless the second is completely wiped out.  There are exceptions to this, but we are seeing only about 3% of the short sales actually closing, and just about all of the foreclosures closing in due time.

Median prices have actually been rising, but we’re not focusing on that right now as many of the foreclosures are occuring at the bottom of the market, which could skew the numbers down.  By skewing numbers down, some could interpret that the entire market is coming down further, and that may or may not be true.  Median price doesn’t tell the whole story.  We have pockets of weakness and pockets of strength, and all real estate is local all the way down to the street and neighborhood level.

The higher the CMI Index, the more supply we have relative to demand.  The lower the CMI Index, the better the market for sellers.  As you can see, buyers are losing some of their leverage now.

April 15,  2008 Active Pending CMI
Single Family 15,706 1,656 9.48
Condo 8,445 602 14.03

 

March 15,  2008 Active Pending CMI
Single Family 16,357 1,610 10.16
Condo 8,789 603 14.58

 

February 14,  2008 Active Pending CMI
Single Family 16,694 1,088 15.34
Condo 8,787 456 19.27

 

January 14,  2008 Active Pending CMI
Single Family 15,812 821 19.26
Condo 8,581 334 25.69

 

December  17, 2007 Active Pending CMI
Single Family 16,098 892 18.05
Condo 8,655 386 22.42

 

November 14, 2007 Active Pending CMI
Single Family 15,710 797 19.71
Condo 8,361 388 21.55

 

October 16, 2007 Active Pending CMI
Single Family 15,438 783 19.72
Condo 8,212 354 23.20

 

September 15, 2007 Active Pending CMI
Single Family 15,215 809 18.81
Condo 8,141 369 22.06

 

August 15, 2007 Active Pending CMI
Single Family 14,919 955 15.62
Condo 8,190 417 19.64

 

July 12, 2007 Active Pending CMI
Single Family 15,095 975 15.48
Condo 8,380 443 18.91

 

June 14, 2007 Active Pending CMI
Single Family 15,164 1,014 14.95
Condo 8,761 485 18.06

 

May 17, 2007 Active Pending CMI
Single Family 15,607 1,107 14.10
Condo 9,205 560 16.44

 

April 15, 2007 Active Pending CMI
Single Family 15,896 1,152 13.80
Condo 9,660 569 16.98

 

January 23, 2007 Active Pending CMI
Single Family 13,769 1,016 13.55
Condo 9,002 529 17.02

 

November 27, 2006 Active Pending CMI
Single Family 13,186 1,031 12.79
Condo 8,344 535

15.60

SW Florida bank foreclosure auctionLast week we attended a major bank auction in SW Florida.  Over 100 homes were auctioned off.  One investor in attendance said that of the over 100 properties, only 6 were absolute and the rest were subject to investor approval, which if true means most of these will come back on the market

Most of the properties didn’t fetch a very high price, so they may very well not be acceptable to the end investor.  We will attemot to verify this with the bank.  The buyer has to wait up to 15 days to see if the investor on the loan takes the offer from the auction.

The Ellis Team at RE/MAX Realty Group lists a lot of the properties for this bank, so we may end up listing a good percentage of these listings that do come back on the market.  We did notice a few properties where the buyer overpaid for the home.  These buyers were probably inexperienced and didn’t bring a broker with them  to the auction to advise them they could have bought similiar properties in the same neighborhood for less money.  However, most properties went so far under value that most of the investors may not accept the offers, so many of these winning bidders will be disappointed.

Since the auction the bank has told many buyers and agents to contact us to be first on the list when we get thee properties in.  We get orders for the properties before they go in MLS.  We are identified as the listing agents, but it takes the bank a few weeks to tell us what the price is and authorize us to place it in MLS.  If you’d like to be on the list, give our office a call.  We plan to setup a group list whereby we can notify everyone at once when we get these listings.  They tend to be some very good buys.  For instance, we just listed a newer home in Lehigh Acres for $75,900.  It is an excellent buy.

Have you been trying to get financing on a property only to find out you can’t qualify? Do you not have money for a downpayment? No money for closing cost? Do you have a low credit score? Bankruptcy? Collections? Do you live in southwest florida and want to purchase before prices go back up?

FHA is an AWESOME program that enables alot of flexiblity for borrowers. FHA in Southwest / Lee County florida has a loan limit of 356,250! This is BELOW the median home price which is truly amazing! Previously FHA loan limits in SWFL were at 270,750, which made it difficult in many cases to purchase with little money down.

FHA will allow a seller to contribute up to 9% towards the buyers closing cost. How about 3% for closing cost, 3% for a down payment and then another 3% for buying the rate down!

Many individuals do not realize that FHA is NOT credit score driven. It looks at the entire picture of an individual. Yes, you could have collections or a lower credit score and still get qualified. If for some reason you do not qualify, I can help individuals in establishing credit so they may purchase in the near future.

FHA offers interest rates that are at or below what a 30 year conforming fixed may be at and offers a lower mortgage insurance payment.

Please call for a confidential consultation. I can be reached 7 days a week at 239-677-7250.

The Ellis Team Real Estate Office has many foreclosure properties right now. Many of these properties have never been lived in and meet all the guidelines for an FHA loan.

As we have been reporting for a few months  now, pending sales have been jumping as buyers have been taking notice this season of incredible buying opportunities.  Sale across the board have picked up, as well as foreclosure sales along the bottom.  When official sales numbers are released next week, we won’t be surprised to see a jump in closings in February, however many of these closings won’t take place until March or April.

We also won’t be surprised if the median price decreases, which won’t necessarily be an indication that the market is free falling, but rather an indication more sales are occurring in the foreclosure realm in the lower price ranges, skewing the median price downward.

For great deals on foreclosure sales, be sure to check out our foreclosure page which we update frequently.  Foreclosures have added to the pending sales as many of the short sales never panned out.  Banks needed time to fight over who should take the loss and for how much, while foreclosure sales have been good to go for buyers, and the seller has been much more motivated.  Foreclsoures in SW Florida has been the one thing that has really freed up the market, although homes sales were simultaneously picking up in all segments as sellers pricing has begun to meet buyes expectations.

The higher the CMI Index, the more supply we have relative to demand.

March 15,  2008 Active Pending CMI
Single Family 16,357 1,610 10.16
Condo 8,789 603 14.58
February 14,  2008 Active Pending CMI
Single Family 16,694 1,088 15.34
Condo 8,787 456 19.27
January 14,  2008 Active Pending CMI
Single Family 15,812 821 19.26
Condo 8,581 334 25.69
December  17, 2007 Active Pending CMI
Single Family 16,098 892 18.05
Condo 8,655 386 22.42
November 14, 2007 Active Pending CMI
Single Family 15,710 797 19.71
Condo 8,361 388 21.55
October 16, 2007 Active Pending CMI
Single Family 15,438 783 19.72
Condo 8,212 354 23.20
September 15, 2007 Active Pending CMI
Single Family 15,215 809 18.81
Condo 8,141 369 22.06
August 15, 2007 Active Pending CMI
Single Family 14,919 955 15.62
Condo 8,190 417 19.64
July 12, 2007 Active Pending CMI
Single Family 15,095 975 15.48
Condo 8,380 443 18.91
June 14, 2007 Active Pending CMI
Single Family 15,164 1,014 14.95
Condo 8,761 485 18.06
May 17, 2007 Active Pending CMI
Single Family 15,607 1,107 14.10
Condo 9,205 560 16.44
April 15, 2007 Active Pending CMI
Single Family 15,896 1,152 13.80
Condo 9,660 569 16.98

January 23, 2007 Active Pending CMI
Single Family 13,769 1,016 13.55
Condo 9,002 529 17.02

November 27, 2006 Active Pending CMI
Single Family 13,186 1,031 12.79
Condo 8,344 535

15.60

The webiste for SW Florida’s Bank Owned Bargains is up.  You can access it at http://www.swflbankownedbargains.com or at http://www.topagent.com/bob.htm   You can use these webistes to track foreclosures listed by the Ellis Team at RE/MAX Realty Group. 

Most of these foreclosures are brand new and never lived in, and are located throughout Lee County Florida.  Many are in Cape Coral, Lehigh Acres, but some may be in Fort Myers, Bonita Springs, Estero, and North Fort Myers.  We’re listing new properties all the time, so bookmark this website and get in on a great deal.

The Ellis Team at RE/MAX Realty Group has been selected to market a significant number of bank foreclosures in the SW Florida real estate marketplace.  Many of these bank foreclosures and REO are located in Lehigh Acres and Cape Coral, while others are located in Fort Myers and throughout Lee County Florida.

Starting today, we’ll have a loan officer on hand to pre-qualify buyers for free at our office located at 7910 Summerlin Lakes Dr, Fort Myers, FL  33907.  After the buyer is pre-qualified, we’ll have Ellis Team buyer specialists available to sit down with you and find out what your needs are and price points.  We’ll share with you what inventory we have available to you and help you purchase one of these bank owned bargains.

The bargain properties are a good deal, and we’d really love to sell these to an end user.  An investor is just going to purchase these homes and resell it to an end user for a profit, so we’d like to let the end user in on a good deal if possible.

The banks do desire to sell these and not hang on to them, so we’re sure some of these homes will sell to investors as we can’t hold off selling these homes for all end users to buy them.  In a perfect world, we could, but it is the banks money.

So if you’re looking for a good deal on ah home this weekend, stop by or call our office immediately before these bank owned baragins in SW Florida get scooped up.

The Ellis Team has been selected to market a significant amount of properties in SW Florida.  Many of these properties have never been lived and have been taken back by the bank from speculators who walked away from their investment when they failed to flip the home for a profit.  A smaller amount have been rented out by the investors in hopes of obtaining some cash flow, and a still smaller amount were actually lived in by a homeowner who has been displaced.

While the foreclosure process is sad, it is also a healthy last step for this market’s recovery.  Many listings in MLS were listed as short sales, however very few of those actually sold as multiple banks involved required multiple decision makers, and the acceptance process can be quite lengthy in many cases.  When the answer did come back, the buyers sometimes balked as banks squabbled as to who should take the loss and for how much.

The foreclosure process cleanses all that and leaves just one motivated bank with a property to sell, and one decision maker who can act quickly as time is money.  These properties tend to be excellent bargains to the end user.

Today the Ellis Team listed the first 42 of these properties, with more to follow.  Obviously it does take time to process each listing.  Interested buyers should call our office at 239-489-4042 and leave with us your buying criteria so that we can match up what you’re looking for with what we just listed or what may come available in the coming weeks.  Today many of the homes have been located in Lehigh Acres, Cape Coral, and one in North Fort Myers.  We do expect some in the Fort Myers area in the future.

The institutions involved range from credit unions to large national banks.  We will be setting up a new webpage specifically for bank owned properties in the coming days.