Southwest Florida Real Estate Archives - Page 46 of 87 - Fort Myers Real Estate and Homes For Sale

Think back to when cable TV was first introduced. It changed the television viewing habits of millions of Americans, however the big 3 networks were still king in ratings. Then came along a 4^th network. Today there are hundreds of channels, and while the Big 4 networks still maintain good ratings on certain shows, there is much competition for the eyeballs of viewers.

Just a few decades ago a great real estate marketing campaign consisted of postcard mail outs, newspaper ads, and maybe some image advertising like a bus bench or car wrap. Today image advertising has its place, but it’s not going to be the single thing that attracts buyers like it did in the past.

Buyers search for credibility and content. Listing sites like www.LeeCountyOnline.com have all the listings and updates every 5 minutes. Others like Realtor.com, Homefinder.com, HGTV, Zillow, Trulia, and others also compete in the online space. These are sources buyers search for content

Others like Realtor.com, Homefinder.com, HGTV, Zillow, Trulia, and others also compete in the online space. These are sources buyers search for content.

Content is what gets people interested, but it’s not necessarily what makes them purchase. Some people believe that Content is King, but we believe Trust is King. Trust is the difference between having general interest and actually pulling the trigger.

Imagine you had a son or daughter going off to college in a large town clear across the country. Campus housing is full, so you must find her an apartment. Parents are typically concerned about costs, convenience, safety, and terms.

Can she walk to classes or must she drive? If she must drive, is there parking available. How much will the apartment cost? What are the terms? How long is the lease? If she goes to school 9 months she may not need a 1 year lease. Is it a safe neighborhood?

Searching for a home or 2^nd home is not much different. Buyers ask similar questions. They want to know the neighborhood, it’s proximity to shopping and things to do, and if it’s a good investment. They want to know average prices, historical changes, and if the area is likely to improve. They want to know what the job market looks like and if the area is likely to go up in value or decline. People want to make a sound investment.

All these questions go to trust. You have to trust the person you’re dealing with. All the computers in the world can’t answer the simple fundamental question. What does your gut tell you?

People search for content, but they buy with trust. This is why these portals can create interest, but it’s the person behind the portal who answers the emails or answers the phone that makes the difference. If people don’t have a good feel for the area or trust their gut instinct, they won’t buy no matter how good of a deal it may seem.

Yes, our team participates and pays big dollars for our website and the big portals. We appreciate the interest these sites create. We spend a lot more money that most to create that interest, both online and in print. By the way, print is not dead. You’re reading this now in the newspaper.

The point is our team takes great care to forge a bond of trust with each customer. We don’t care what you buy so long as it matches what’s right for you. Maybe you’re not ready to buy, and that’s OK too. We seek to listen to you so we can find out you’re your needs are. We can educate you on our market, but if we fail to listen properly we won’t get to that gut feeling you need.

There’s an old saying that goes “People don’t care how much you know until they know how much you care.” We care to get it right, and what’s right is whatever is best for you. Each customer is different and has different wants and needs.

Let our team help you achieve your dream! Call us at 239-489-4042 or search online at www.LeeCountyOnline.com

Check out our latest- Neighborhood Market Reports-You can create your own too.

Reflection Lakes Market Report

We’re also adding Single Property Websites to each of our listings. Check back as we’ll be adding a lot more.

Check out our newest search for Fort Myers Waterfront Homes With Gulf Access

We won’t have final 2015 numbers until the 3^rd week in January of 2016, but by all accounts the SW Florida real estate market is going out with a bang!

November statistics were recently released over the Holidays and median sales prices of single family homes shot up 16.1% over last year. The November median sales price sits at $227,000. The averages sales price shot up 13.1% to $304,691.

Good things are happening in Southwest Florida. Businesses are hiring, people are moving here, and real estate is booming. The Lee County School Board is having a hard time finding teachers to fill vacancies. This tells us that the school system is growing and people are moving back because the jobs are here.

The time it takes to sell a home also fell 11.8%, down to 30 days on market. So basically the numbers suggest prices are rising and should you decide to sell your home you should be able to within 30 days. This is good news for home sellers.

So why doesn’t every home sell in 30 days? Of the homes that do sell, half sell quicker than 30 days and half take longer than 30 days. Then of course there are the homes that never sell. Those homes are not included in this calculation.

Homes priced at the lower end tend to sell quicker because there is more competition. More buyers qualify at the lower price ranges. Additionally you have investors that compete against home buyers in those ranges. As you rise in price you lose buyers from the available buyer pool. Simple economics are in play here.

As interest rates rise it squeezes home buyers as well. A 1% rise in interest rates decreases a buyer’s purchasing power by 11%. So if a buyer qualifies to purchase a home up to $300,000, they now only qualify for $267,000. The payment is the same for both mortgages though. They just qualify for less because the rise in rates made the lower amount financed cost as much as the higher amount financed today.

This is precisely why we tell buyers now is the time to buy. Rates are rising now and are expected to rise for the next few years. For the same payment, you will buy less home next year than you can this year. And add to the fact home prices are going up, not down, you get caught in a double whammy. If you don’t like the available selection now, you might hate it next year.

Inventory levels are down 5.1% from last year. Buyers are in competition with other buyers for the best homes. If a seller is priced correctly, their home should sell, so the buyers aren’t really in competition with the seller.

One way to beat out other buyers to Hot new listings is by signing up on www.LeeCountyOnline.com Listings are updated from MLS every 5 minutes and we have all the shareable listings. This is important because some of the other platforms don’t update regularly. There’s nothing worse than searching listings and missing out on a good one because it wasn’t there, or missing out on a diamond that comes back on the market and missing it because the system you’re using doesn’t have current data. In fact, our system will also email you new properties that match your criteria along with price changes and back on the market listings.

And of course, there’s no substitute for speaking with a knowledgeable agent that cares for you. We’re not here to sell you anything. You want to buy. We want to help you find what’s right for you. It’s really pretty simple.

If you’ve got questions, give us a call at 239-489-4042 We’re easy to talk to and never high pressure. We listen to you and find you what you’re looking for. And, we’ve got some great tips on things to think about too.

Good luck and Happy House Hunting!!

Featured Properties of the Week-

Danforth Lakes Pool Home 5 Bedrooms 3 Baths — Danforth Lakes Pool Home

5 Bedroom 4 Bath Home in South Fort Myers — Eagle Ridge Pool Home on Golf Course

SW Florida closed sales for single family homes fell in November 6.7% in SW Florida. Many are blaming new Federal guidelines known as TRID for delayed or cancelled closings, and there may be some truth to that. However, a deeper look inside the numbers presents another theory as well.

Cash sales also fell 12% in November. Cash sales were not affected by the new rules, so this would dispel the idea that the entire slowdown was caused by delayed closings caused by TRID. It could very well be there are fewer closings because there is less active inventory to sell.

Active single family home inventory fell 5.1% in November, down to 5,010 listings as compared to 5,277 available last year. It’s hard to keep losing inventory each month and expect closed sales to rise. Statistically it can’t happen forever, and this is why it’s putting pressure on prices to rise. And rise they have!

Before we look at prices, there is some good news on the inventory front. New listings rose 10.7% in November. 1,661 new listings came in this year compared to only 1,500 last year. We are seeing more listings hitting the market, so why aren’t inventory levels rising?

New pending sales fell in November 4.4% There were 1,104 new pending sales this year compared to 1,155 last year. If 1,661 new listings came on the market, and only 1,104 went pending, how did inventory levels fall in November?

The answer is convoluted. Not all pending sales close. Not all pending sales close in the month they go pending as there is a lag. And not all closings are happening on their scheduled contract closing date. Closings are being delayed by TRID and banking delays. Additionally, some listings expire and don’t go pending which also drops inventory levels.

Sellers with expired listings need to make difficult choices. Did they hire the wrong Realtor? Does their home need repairs? Or did they simply overprice the market? Sometimes it’s good to step back and objectively look at what other sellers are offering and at what price. That is your current competition. It’s also important to look at sellers who won the home selling game. What condition was the property in? Did that property receive updates? How was it priced?

Many times the answer is staring sellers right n the face, and it’s right there if they want to look at it.

Buyers have similar decisions to make. Often we hear from buyers who have lost out on many homes for various reasons. Quite often they’re being outbid by other buyers. If you keep offering 10% off asking price expecting to win a home you have about as much chance as a seller overpricing their home by 10%. The market is the market, and when you price a home correctly, it will sell. When you bid for a home correctly, you have a chance. We’re not saying you have a guarantee as sellers evaluate the entire offer and compare it against other offers, or potential future offers.

Sellers look at how much you have in escrow, how confident they are in the lender you chose and the details in your pre-approval letter. They look at how much you’re putting down, and if it’s not a lot how you would overcome your bank appraising the property low.

Buyers typically say a low appraisal is the seller’s problem, and it may be. But it also can be the buyer’s problem as many sellers turn down low appraisals and sell their home to cash buyers the next week. This is of course if their home was priced correctly in the first place, as cash buyers don’t like to over-pay anymore than financed buyers do.

The bottom line is it pays to research the market, and work with an expert. Experts can help you navigate the process of how much to offer, battling low appraisals, and overall market statistics. If you’d like to do a little research yourself, check out www.LeeCountyOnline.com and search the MLS. If you’d like to talk to local experts, call us at 239-489-4042 and we’ll see if we can help.

Good luck and Happy House Hunting!

Featured Property of the Week

8740 Banyan Bay Blvd

3 Bed 2 Bath Pool Home- Former Model

Bella Casa Condominiums

Search Bella Casa Condominiums in MLS

While we’re awaiting the Fed’s decision on interest rates at the time of writing this article we thought we’d delve into year-end inventory numbers in SW Florida. Could this be a perfect storm for Southwest Florida home sellers?

We’ve been saying for quite awhile this may be the perfect time to sell your home as rates are low and inventory is low. Buyers have to compete against each other to win bids. In a normal market it feels like the buyer is competing against the seller and that’s just not the case right now.

As rates rise it will begin, albeit slowly, to price buyers out of certain price ranges. Ultimately this will begin the process of adding inventory to the market as there will be less buyers competing for each listing. It may force buyers down in price range and increase the number of buyers at the low end of the spectrum, but then again some buyers at the low end will be priced out completely, so that may wash.

We never know how many buyers become priced out. All we do know is that a 1% increase in rates equates to about 11% less purchasing power for any given borrower.

As you can see from the inventory graph, single family residential listings in Lee County Florida are down to 4,628 listings. This is down 10.3% from last year’s number, and down significantly from 2011 when we had in excess of 8,100 listings. It’s no wonder average prices rose 20.4% in October this year over last October. Median sales prices were up 14.0%

Month’s supply of inventory is also down 20.5% from last year. Currently it sits at 4.0 months, which is up from September’s 3.7 months. Last year supply was running around 5 months.

If you’re a seller, it’s really a “Perfect Storm” to sell right now. Listing inventory is down right now, and nobody knows how long it will be this low. The one thing we know for sure is that real estate is never constant. External forces influence inventory levels, demand, and ultimately pricing.

Rising rates is a big driver which influences demand. It affects affordability. It also affects consumer confidence. While higher rates slightly above zero percent shouldn’t affect buyers too much right now, the psychology of continued rising rates can influence consumer sentiment going forward.

Nobody is really concerned about the first Fed rate increase. It’s just that when they start raising rates, they usually continue. Nobody wants to see rates stay at zero percent forever, and yet everyone is afraid to begin the process. They cannot stay where they are, although empirical evidence suggests if you had a basis to place rates at zero for several years, there is still some evidence that suggests rates should stay there. And if you believe rates need to stay at zero then you’ll be against beginning the process now.

By the time you read this article, those arguments may already be settled. Regardless, one of these days, if not already, rates will begin to rise and it will cost buyers more to borrow. It will begin a process, and one day sellers may look back at today and say “I wish I had sold my home back when rates were lower and inventory was lowest.”

If I had a dollar for every time a seller said they should have sold back in time I’d be a rich man.

Let me be clear, we think we’re going to have a good market in 2016. Prices may rise. We’re not saying we have a Top to the market. All we are saying is it’s a lot more fun to sell when you have little to no competition from other sellers. You place all the competition onto buyers to compete. These days won’t last forever. You’ll still be able to sell when you’re competing against other sellers. It’s just won’t be as much fun.

Imagine if you played poker and you were dealt the hand of your life. You’d probably bet that hand differently than a normal hand. And you surely wouldn’t fold. If you’re thinking of selling, play that winning hand while you got it.

Call us if you’d like to talk 239-489-4042 or feel free to search the MLS at www.LeeCountyOnline.com

Good luck and Happy House Hunting!

Featured Property of the Week

8740 Banyan Bay Blvd

3 Bed 2 Bath Pool Home- Former Model

The number one complaint we hear from sellers is that they listed with a Realtor and never heard from them again. The number one complaint we hear from buyers is that either the Realtor doesn’t return their calls or their Realtor is out of town and can’t show them properties.

Buyers and sellers aren’t being unrealistic. They need help and that’s why they go to a real estate agent. Because buyers and sellers have questions, it’s not enough for the agent to know the answers but keep the knowledge locked up in a vault. That knowledge and information must be communicated with the customer.

In the old days we provided each of our clients with a communication binder where they would store all the reports, ads, and feedback we’d send them through the mail or personal delivery. We would discuss the reports with the clients, but there was a delay because of they way they were sent.

Communication the Key to a Successful Real Estate Transaction

Today communication is better and immediate. Our sellers receive a communication portal which is essentially a website we setup for each of our listings with private access by each seller. They login and see the marketing activities, the showings, and the feedback. They see the timelines and what is left to do on the checklist and what our team has already completed. There are links to the PDF of their ad in the newspaper. They can view each ad just as it’s printed. We can also post links to websites all over the Internet. When we list a property we place it on dozens of websites. The seller sees as we post these ads. They can preview their ad on Zillow, Trulia, realtor.com, Craigslist, News Press, LeeCountyOnline.com, REMAX.com, and all the other websites we place it on.

Sellers love viewing their printed newspaper ad online. They can send it to friends, or just have it for their records. All communications between sellers are stored there as well for easy reference.

When the property goes pending, the transaction gets another website. Inspection reports are posted along with progress on buyer’s loan if applicable, timelines, etc. When we speak with clients they can actually see what we’re talking about. It really helps make our sellers a more educated seller, and that’s a good thing.

We have systems for buyers as well. While they’re shopping for a home we have a client portal. In that portal they can store favorites, take notes, and be alerted when matching properties enter the market or change price immediately. This helps buyers get a leg up on other buyers who are shopping for the same thing. The early bird gets the worm.

When the buyer finds a property and goes under contract, we also setup a web portal where they can log in and check their progress. We are in constant communication regarding their loan, inspections, insurance, HOA or Condo Association deadlines, etc. We’ve taken a complicated process and made it easy to follow along and understand.

It all starts with communication. When buyers and sellers understand the process and know ahead of time what to expect, they begin to trust. They trust their agent and they trust the process. When buyers and sellers trust the process, they’re not surprised and they can make adjustments when necessary without freaking out because they were caught off-guard. Yes, unexpected surprises can happen in a real estate transaction, but being prepared and proper communication upfront goes a long way to solving surprises later on.

Many transactions have few if any surprises, and that’s the way it should be. Each Realtor has their own systems they like to use. When selecting a Realtor, just make sure you ask about communication so you know what to expect. Have them show you their systems. Selecting a Realtor based upon communication systems and skills might be the single best criteria you could use to determine which Realtor to work with.

You can always reach us at 239-489-4042 or search the MLS at www.LeeCountyOnline.com

Good luck and Happy Selling/Buying!

Our team is growing again. We need a closing transaction coordinator. Full-time position. Call us at 239-489-4042 if you are looking for a job and have real estate, mortgage, HOA or title experience.

New Listings:

31 Lagoon St

31 Lagoon St North Fort Myers– 5 Bedroom 3 Bath home on the water seconds from the river with pool.

31 Lagoon St Single Property Website

Virtual Tour 31 Lagoon St

31 Lagoon St North Fort Myers on Instagram

12724 Aston Oaks Dr

5 Bedroom 3 Bath Home in South Fort Myers

12724 Aston Oaks Dr Single Property Website

12724 Aston Oaks Dr Virtual Tour

7479 Twin Eagle Ln

Eagle Ridge 5 Bedroom 4 Bath Golf Course Home

7479 Twin Eagle Ln Fort Myers Single Property Website

This past week I attended the joint Fort Myers Beach Town Council and Lee County Commission workshop to hear a bold proposal by developer Tom Torgerson that was dubbed an opportunity of a lifetime at Fort Myers Beach.

After viewing the presentation I would concur that is indeed true. There were some things that I liked and a few things I didn’t like. I still have a lot of questions. The presentation was an overview. It was not complete.

I did not see renderings of Crescent Beach. It looks like some open space remains but perhaps not in its current form. Like Commissioner Mann, I wonder how adding 700 hotel rooms would reduce trips on the road.

The four new hotels will be a Holiday Inn Resort at the South end of the property. Next to that will be the Marriott AC property, followed by the Hilton Resort which will have a Hampton Inn inside the Hilton Resort. The parking garage will connect to the Hilton Resort. The Holiday Inn Resort will hold 200 rooms, while the Hampton Inn would hold 85 rooms and the Hilton Resort 76 units. I couldn’t write fast enough to get the Marriott number. All told I’ve read we’re looking at about 476 new rooms at the beach.

I can see how the new traffic flow would be a big boost to traffic snarls at the beach. Traffic impacts quality of life and improvements there would go a long way to allowing me to make compromises, but we need more facts.

Last year I took a road trip to Siesta Key in Sarasota. What I didn’t like was that the Gulf views were obscured by businesses and hotels. I fear that Fort Myers Beach will go the same route. I hate to lose that beautiful beach access.

Oh, the developers have opened up access points to the beach. I’m talking about the views. It will look more like a downtown shopping district in front of these hotels and businesses until you go in back on the boardwalk.

I’d like to see a virtual reality rendering of what this all looks like. I’d like to see the access to the beach and see how closed off it really is.

I also worry that the trend would continue further down the beach and we’d add more high-rise hotels, further blocking beach view access. If we do this project, is there a way to make it stop? This is a CPD (Commercial Planned Development). Is there a way to restrict further CPD’s?

Opportunity of a Lifetime at Fort Myers Beach Boardwalk — Proposed Boardwalk

For the most part, driving over the big bridge would afford similar views to what we have now. It’s when you’re at street level that you begin to feel like you’re boxed in. It almost feels like First Street Village in Downtown Fort Myers. There are arches in the renderings that looks like it could open up to beach views at street level. And of course, there is the boardwalk. I just want to make sure there is enough open space to not feel boxed in and lose that beach feel. As opposed to downtown, the beach is the draw, not the businesses.

Opportunity of a Lifetime at Fort Myers Beach Parking Garage — Proposed Parking garage and Pedestrian Walkway

There are parking benefits. I’m not sure I like valet parking versus self parking. If Lee County residents are going to give up so much, I’d like to see residents be able to buy parking passes like Collier County does. This may bust their revenue budget, but everything is a negotiation at this point. The developers know there will be some give and take.

I can see benefits to traffic flow, storm water improvements, parking, and tax revenues. There are a lot of plusses to consider. It’s just that we’re being asked to trade-off and lose that small town feel and some views for the sake of development.

Traffic flow would benefit in a number of ways. Pedestrians would not be crossing Estero Blvd at choke points anymore. They’d be using the elevated walkways. Left turns from Estero onto side streets would also be done away with. Traffic would also be diverted away with the use of the round-about and behind the garage area. The traffic plan actually does look like a well thought out plan.

Opportunity of a Lifetime at Fort Myers Beach View Looking up Beach — View Looking Up Beach

Like I said, it’s complicated, and it is a opportunity of a lifetime at Fort Myers Beach. Nobody knows how much they’re asking the state and county to contribute. They make mention of tax revenues exceeding what is needed. That is code for asking for tax dollars, and of course some land swaps. They propose giving the county the parking garage in exchange for Seafarer’s Village Property, Crescent Beach, and some right of ways.

If Lee County is going to be doing some land swaps, perhaps there is an opportunity to acquire more land down the beach adjacent to one of the parks. This way the County could expand an existing park more like Lynn Hall Memorial Park but down the beach. Then locals would have a quiet place with parking if they wanted to escape all the hustle and bustle of the new project.

It will be interesting to see what the Town of Fort Myers Beach thinks as well as Lee County residents. I see some positives, and if I were in charge I’d be willing to let go of a few tings in return for some assurances on others. Both ways it’s a quality of life issue, and we need to make sure we get this right.

Fort Myers Beach Proposal — View Looking Up Old Estero Blvd

Plans are ambitious. They would like to start sometime between October- December 2106. They would need FEMA approval for the seawall change which they believe they could get within about 4 months from application. That seems pretty fast for FEMA.

Good luck to the Town of Fort Myers Beach and Lee County. We’ve got some work to do. To search the Fort Myers Beach or Lee County MLS, visit www.LeeCountyOnline.com

What are your thoughts on the Fort Myers Beach proposal? Is it a opportunity of a lifetime at Fort Myers Beach or a bad idea that will destroy the way of life as we know it?

More renderings below:

Fort Myers Beach Proposal Skyline with scale — Proposed Fort Myers Beach Skyline with Scale Drawings

Proposed Fort Myers Beach Master Conceptual Plan — Master Conceptual Plan

Fort Myers Beach Proposed Roundabout — Proposed Roundabout

Looking Up Island Toward Roundabout — Looking Up Island Towards Proposed Roundabout

Once in a Lefite Opportinity Back View of Proposed Parking Lot — Back View of Proposed Parking Lot

Public input upcoming at December 14 meeting on Fort Myers Beach

Average sales prices rose 20.4% in Lee County while median sales prices rose 14.0% in October over last year’s numbers. This tells us there is some strength in the higher end of the market pulling the average figures higher.

If we dig a little deeper we notice that average sales prices don’t usually bump up until December. In 2015 we started seeing the climb in September, about 2 months earlier. The average numbers are a little more pronounced and help identify the trend in the median numbers when they occur over time.

SW Florida Real Estate Prices Rise as Does Inventory

We’ve also been telling readers that listing inventory has been down, and this has led to a rise in prices. We know from history that inventory begins rising about October, and this year kept the trend.

Listings rose over September 8.13%, however they fell 10.3% from last year’s numbers. So we’re seeing the typical rise in inventory we usually see this time of year, however the bar is lower and listings are down from last year.

What does this tell us? The SW Florida real estate market should be in for a good ride. Of course, this is predicated upon interest rates remaining affordable and the job market remaining stable. All signs point to both. Interest rates will climb, but forecasts by FNMA and Freddie Mac suggest modest rises.

Rising rates will affect some home buyers, but it shouldn’t disrupt the market as we have more demand than supply. Rising rates will hurt individual buyers more than sellers overall. If we had a high inventory market, it would affect sellers more.

Rising rates will help curtail 20% rises in prices. It may not change the direction but it may slow the speed of increase.

We think season should be good again this year. The weather is already brutal and we haven’t even touched December yet. SW Florida has enjoyed rather warm weather and that is attractive to buyers who’ve just about had it with snow and blizzards. This winter could be the straw that breaks the camel’s back and sends people our way.

Sellers, this could be your time. All signs point to a perfect time to sell. Low inventory and rising prices combined with a decent economy spells success. It’s the perfect storm, but perfect storms don’t last forever. Yes, we expect a good market going forward, but one day you won’t be holding All the cards, just some of the cards.

It’s always fun to play cards when you’re holding all the good ones. It really comes down to skill when the cards are evenly distributed, and it’s no fun at all when you’ve got no cards. Buyers feel like they have no cards right now. If they wait, they’ll have better cards but prices and rates may both be higher, so waiting isn’t the best option.

Sellers may wait, and prices may be higher. But it may take longer to sell and buyers will have more choices. Your home won’t be the commodity it is now. Really, we can honestly say that now is a good time for both buyers and sellers. Waiting may cost buyers more money due to rising rates. The banks keep that money, not the sellers. And if a seller waits, they may not enjoy the fruits of having little to no competition.

If you’d like to search the MLS, feel free at www.LeeCountyOnline.com Our database is updated every 5 minutes, so you can beat out other buyers to hot new listings.

Sellers, if you’d like to take advantage of this Hot market, call us at 239-489-4042. Put our marketing and “Secret Sauce” to work for you. We can even help you find your next home. Call us and let’s talk.

Good luck and Happy House Hunting!

Selecting an Agent Solely on Price Can be a Big Mistake

Obviously agents want to get you as much money as the market will allow. Unfortunately when an agent feels they’re in competition to “Win” the listing, they may tell you they think they can get more in hopes of not losing the listing to another agent. Each listing brings the opportunity to create buyers. They may sell your home once, but they can pick up as many as 20 buyers off your listing.

The longer they hold your listing, the more time that listing can generate buyers. Buyers they can go sell other things to. I would say that agents don’t win when they over-price a home because it won’t sell until the seller gets realistic. However, if the agent over-prices it and sells off of it, the agent can win. The seller never wins in this case, as statistics show homes that sit longer on the market typically sell for less later on than they would have had it been priced correctly upfront.

In the industry we call it “Buying a Listing.” It depends on two things. What is the agent’s motivation? Is it to sell your home or just get a listing? The other factor is maybe the agent doesn’t know better. They may not know the market, or understand the area. Market knowledge is crucial. Agents need to know the stats.

Whether the agent doesn’t know better, or is buying a listing doesn’t matter. Either event causes a seller to lose. And sellers walk right into the trap because the first question they ask is “How Much Can You Sell My Home For?” And then they select the agent who tells then the highest price because they can “Get” more than other agents, so they must be better.

The better way is to interview agents and see who best knows the market and has the best marketing plan to sell your home. Price should be discussed last. If you’re interviewing great agents who understand the market, prices should all be about the same. The real question should be which agent understands the market and can effectively market your home to home buyers.

The reason price should be discussed last is because it is the one constant. The market is what it is at any point in time. The variable is the agent’s ability to promote your home to the market and the agent’s knowledge, experience, and wisdom to properly interpret the market.

If you really want to hire the best agent, spend your time seeking answers to the variables and less on the constant. In fact, I would go a step further and say you should select the agent you’re going to hire, then agree on the list price. Doing it in reverse is just asking for trouble and won’t answer the questions you need answers to, which is does your agent understand the market and who promotes your home the best.

If you’d like to search the MLS and do some of your own research visit www.LeeCountyOnline.com or call us at 239-489-4042 We’re glad to help.

Good luck and Happy House Hunting!

Open House This Weekend

Sunday 1-4 pm

Riverfront Home in North Fort Myers

Featured Properties of the Week

Oasis Luxury Condo — Oasis Luxury Riverfront Condo

More Information on Oasis Condo

6087 Waterway Bay Dr Fort Myers FL — South Fort Myers Gulf Access

3 Bed 3 Bath Gulf Access Home

Cape Coral Direct Access Pool Home With Dock

The Future of Real Estate SW Florida November 2015 Market Update

Have you ever heard the term “Now we’re cooking with gas?” Before natural gas people cooked with wood and it was a slower process. The advent of natural gas changed everything and thus the term was born.

That’s how we feel here at the Ellis Team. Our marketing produces sales 19.7% faster than the average agent and our sellers average over $11,000 more than the average agent. Recently we just added fire to our marketing program and we’re seeing some outstanding results.

Cooking With Gas and the Secret Sauce

We had a waterfront listing in North Fort Myers for $525,000 that had been on the market for about 3 months. It was getting some activity but no offers. We added our “Secret Sauce” and it went pending.

This past week we added our “Secret Sauce” to a $700,000 listing in Cape Coral and it just went pending. It had been on the market a little over 2 months.

We listed a property in Bell Tower Park and tested our new “Secret Sauce” and it went pending in 2 days. Was it luck? Was it a hot market? Or was it something more?

What is the Secret Sauce? Let’s start out by telling you what it isn’t. It isn’t a simple 4 step process that anybody can do for free on the Internet. It has over 50 elements to it and most of them cost money. They certainly cost time. Some companies do some of the things in the formula, but we haven’t found anybody that does all the elements. The process is also important. Things must happen in order.

If you had the recipe to make the world’s finest wine and followed all of the steps but didn’t time each step perfectly, it probably wouldn’t turn out like you’d hope.

The Secret Sauce also isn’t a recipe to sell a home for double its market value. If we list a home worth $500,000 and try to sell it for $ 1 Million or even $700,000, it‘s not going to sell because it’s overpriced. Marketing can only expose a home to the market. It can’t make someone overpay or make the bank appraise it for more money.

Many agents advertise in the newspaper, in the Yellow Pages, on TV, radio, etc. Many advertise online like Facebook, Twitter, Craigslist, Instagram, blogs, etc. Some even use single property websites, pay per click advertising, re-targeting, search re-targeting, etc.

Yes, we use all these, and more. We also use aerial photography, enhanced photography, high definition video, virtual tours, and the list goes on. If you found a company that uses all these tools that would be impressive enough. It’s not the list of ingredients that produces results; it’s the process of putting it all together in a manner that works.

Once you find that secret formula that generates buyers, you have to have systems to capture the leads, and follow-up systems to convert them.

It does no good to pay companies like Zillow, Trulia, Realtor.com if you don’t have a system to follow-up and connect with people. Yes, we advertise on these sites too, but that’s not the magic. The magic is connecting with people, listening to their needs, and producing results.

When you combine the Secret Sauce with the Magic, powerful things happen. We don’t disclose the exact ingredients or the process of the secret sauce. Not because we’re afraid agents will copy it, because quite frankly nobody is going to do everything we do, it just costs too much time and money for the average agent.

We keep it secret because it’s something we’ve tested and developed over many years. We recently discovered a few new ingredients and a few tweaks to our process and the whole thing is producing magic.

If you’d like us to put our magic to work for you, call us at 239-489-4042 To search the MLS, visit www.LeeCountyOnline.com Good luck and Happy House Hunting!

If you’re thinking about selling, you might also be interested in our Ultimate SW Florida Real Estate Selling Guide

Open Houses This Weekend

6087 Waterway Bay Dr Fort Myers

Gulf Access Home in South Fort Myers – 3 Bedrooms, 3 Baths-Open Sunday 2-5 pm

Oasis Waterfront Luxury Condo 14th Floor Unit

3000 Oasis Grand Blvd Unit 1407 Fort Myers, FL 33916

Open Saturday 12:30-2:30

1917 SE 36th St Cape Coral FL

Direct Access Pool Home

Open Saturday 1-4 PM

Check out our newest listings on Instagram

Island Park area home almost 2,200 Sq ft community boat ramp for boating and community pool http://www.leecountyonline.com/property/215062659/ #swfl #swflorida #realestate #ellisteam #fortmyers #remax

A video posted by Brett Ellis (@ellis_team_fl) on Nov 11, 2015 at 9:05am PST

Oasis 14th floor in Downtown River District. Unit 1407 http://www.leecountyonline.com/property/215061157?view 3 bedrooms 2.5 baths #oasis #riverdistrict #fortmyers #ellisteam #remax #swfl #swflorida #realestate #ftmyers A video posted by Brett Ellis (@ellis_team_fl) on Nov 11, 2015 at 8:51am PST

The Ellis team at RE/MAX Realty Group in Fort Myers is hiring. Our team is growing and we need to fill 4 positions.

We’re looking to hire another closing coordinator. This person should be familiar with Excel and Quick Books. Real estate experience is preferred as you’ll be working with attorneys, title companies, lenders, appraisers, sellers, and inspectors.

Fort Myers Real Estate Brokers are Hiring

We’re also looking to hire 3 buyer specialists. Our marketing is working and producing buyers. We have some fantastic listings available for open house. Our newspaper and print marketing generates phone calls and our online marketing generates leads looking to buy complete with name, phone, and email addresses.

We never cut back on marketing. We’ve tested what works and we’re not afraid to spend the money. We need great people to help our customers purchase homes. Great lead generation and great service equals happy buyers who refer us to their friends and family.

If you have experience in real estate and aren’t making the type of money you should be making, we should talk. Give us a call at 239-489-4042

If you’d like to search the Southwest Florida MLS for your dream home feel free.

View our SW Florida Real Estate Video Market Update November 2015

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