Destin Florida Short Sales & Real Estate

HAP Private Sale - Silver Oaks, Crestview, Florida - Just Sold

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Tue, 31 Aug 2010 17:17:19 -0400

This beautiful home on Shire Lane in Silver Oaks, Crestview Florida just sold. The home had impeccable upkeep. It was 2751 square feet, four bedrooms, two full baths and two car garage. The landscaping was outstanding. The sale price was $218,000.

This home sold as an Eglin Air Force Base HAP Private Sale. HAP (Homeowners Assistance Program) is a program which assists U.S. military service members relocating to new bases, called PCS (permanent change of station). In these cases, the service member's mortgage exceeds the market value due to home values declining. Under certain circumstances, HAP will cover the mortgage loss. With a HAP Private Sale, the government reimburses the military service member after closing for the loss, including closing costs up to 3% for conventional loans. The service member would bring funds to closing to cover the deficit between the contract net and the mortgage balance. HAP would reimburse based on 90% of the original sale price plus improvements.

With a HAP Augmented Sale (also called Government Aquisition), HAP will cover the loss at closing not to exceed the mortgage payoff. You can see that the HAP Private Sale will help the service member recoup more of their losses. HAP Private Sale is not an option for all service members, since the mortgage deficiency may be significant, and they would have to initially cover the loss with their own funds, while waiting for reimbursement.

For help with your Eglin Air Force Base or Hurlburt Field HAP sale, contact an experienced real estate agent specializing in HAP, VA compromise sales and short sales.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-487-9639 or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Wendy is a short sale, pre-foreclosure and HAP specialist and has been featured in "Kiplinger Personal Finance Magazine" and "Florida Realtor Magazine". Call Wendy Rulnick, Broker/Owner,to list and sell your home or condo on the Emerald Coast of Florida in Walton, Okaloosa and Santa Rosa County- Destin, Santa Rosa Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Seagrove Beach, Watercolor, Sandestin, Seaside, Crestview, Rosemary Beach, Mary Esther, Shalimar, Eglin AFB, Hurlburt Field.

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You Cannot "Make" a Buyer or Seller Do Anything

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Mon, 30 Aug 2010 18:45:26 -0400

"Did you get the contract signed by your seller?” The offer expired yesterday!

"Why won’t your buyer sign the document?” We need it now for short sale approval!

"Your seller did not sign the earnest money release!” We’ll go to court.

Guess what? You cannot make your buyer or seller DO anything. You can relay a message. You can make a suggestion. You can advise they speak to an attorney. But you cannot MAKE them do anything.

This week I had two unfortunate calls from other brokers. One stated his buyer would go to court and it would be "ugly” if my seller does not sign a release of contract. The other broker called one of my agents and threatened that if our buyer didn’t sign a document, he would be in violation of the contract.

Well, you know what? That is not my decision nor your decision to make. That’s the buyer’s or seller’s decision. They can choose not to sign, they can choose not to respond by deadlines and they can choose to take no action. All you can do is tell them what the deadlines are (that they should be able to read on their own) or relay a request. Sure, you can relay a threat, too.

All too often I see agents act like attorneys. I see them get emotional and insert themselves into contracts. They are treading on dangerous territory. The Realtor Code of Ethics states we cannot practice law.

Article 13

Realtors^® shall not engage in activities that constitute the unauthorized practice of law and shall recommend that legal counsel be obtained when the interest of any party to the transaction requires it.

So, skip the strong arms tactics. We all wish our sellers and buyers would comply with contracts and deadlines. Sometimes they don’t. Leave the deciding to the client.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

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Wendy is a short sale and pre-foreclosure specialist and has been featured in "Kiplinger Personal Finance Magazine" and "Florida Realtor Magazine". Call Wendy Rulnick, Broker/Owner,to list and sell your home or condo on the Emerald Coast of Florida in Walton, Okaloosa and Santa Rosa County- Destin, Santa Rosa Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Seagrove Beach, Watercolor, Sandestin, Seaside, Crestview, Rosemary Beach, Mary Esther, Shalimar, Eglin AFB, Hurlburt Field.

How Much WON’T You Pay To Avoid Foreclosure?

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Thu, 26 Aug 2010 18:11:51 -0400

The other day I had a seller refuse to contribute to the loss on her short sale. Her home was $100,000 upside down, and she had been trying to short sale for two years. She told me she absolutely did not want a foreclosure on her record.

During negotiations with Bank of America, the mortgage insurance (MI) company requested the seller pay $3000 to offset some of the $100,000 loss. When they pulled the seller's credit report, they saw she had taken out another loan after she initially defaulted on her mortgage. This is what triggered the request for cash contribution . This is not an uncommon request.

At first, the seller agreed to pay the $3000 to get her short sale approved. All was well.

Or so I thought. A day later, she changed her mind. You see, she had read up on the internet and knew better - she would not pay a dime and they should cover the whole loss.

I told her the short sale would be denied if she did not contribute the $3000. This was about the third round of negotiations. The investor and MI company had done their analysis, and without the contribution, they would simply foreclose. This was not a bluff.

The choice was clear. Invest $3000 for a short sale or invest nothing and get a foreclosure.

If you're curious what a Bank of America denial letter looks like, here you go....

* Situation altered to protect identities.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

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Regions Approves Waterscape Short Sale, Okaloosa Island Florida

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Wed, 25 Aug 2010 13:39:54 -0400

Regions Mortgage speedily approved a Waterscape condo for short sale in Fort Walton Beach, Florida. This Okaloosa Island condo was decorated with luxury in mind. The kitchen had granite counters, undermount sink, stainless steel appliances. The bunk room was an added bonus. Waterscape has two pools, two hot tubs, waterfall and impressive work-out center.

This Waterscape unit had a Regions mortgage of about $450,000. The sale price was about $260,000.

How did Regions approve this short sale in just two weeks?

- Complete package submitted to lender
- Strong fair market value offer

If you are considering selling your Okaloosa Island condo to avoid foreclosure, contact an experienced Fort Walton Beach real estate agent who specializes in short sales.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Fort Walton Beach Florida Real Estate

Okaloosa Island Short Sales & Pre Foreclosure Help.

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Short Sale Listings: Tips & Tricks

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Sat, 25 Oct 2008 10:13:00 -0400

Preparation and organization are some of the keys to a successful Short Sale. This starts with the listing process.

1. Determine if your seller has a legitimate hardship. Some of those are: loss of income, divorce, medical, transfer, job loss, death of breadwinner, etc. Not "I want to move", "I am tired of paying the mortgage" or " The value of my house went down".

2. Very important -ask your seller to contact his lender before you list the property. Why? The lender may have a loan modification or forbearance plan that may help your seller solve his problem. Additionally, the lender may have its own preferred loss mitigation package to send to your seller. Further, a few lenders order an appraisal of the property at the beginning of the Short Sale process. Some examples are: BB&T, First American, and Citi Residential. The early appraisal may be helpful to you in determining a target "net". The challenge of an early appraisal, however, is that the market is still declining in most areas and appraisals don't stay valid for long.

3. If your seller has received foreclosure correspondence from his lender, recommend he contact an attorney. In any event, your seller may want legal advice if he has any concerns about his rights with his mortgagees.

4. After listing the property, prepare your separate Short Sale file in advance. This will save you time when you receive an offer, and keep you organized. It's best to have a separate Short Sale folder, because extraneous information, such as surveys, disclosures, etc. will not be needed to send to the lender.

What is in this file? For each lender, such as first mortgage and junior lien, prepare a set of documents as follows:

Hardship letter
1-2 years tax returns
Financial Worksheet
Listing Agreement
Payoff of other lien if more than one (order immediately after listing)
Letter of Authorization (send to lender immediately after listing)

Use pre-printed labels for every page with appropriate loan number and description of what each page is, e.g. Hardship Letter 877600984

Remember when you actually have a contract you will need to supplement each package with your seller's most recent proof of income and bank statements.

There are many factors that contribute to a successful Short Sale. Preparation and organization are two of them.

It's Wendy!

Wendy Rulnick, Broker, CRP, CRS, GRI, ABR Rulnick Realty, Inc.

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Short Sale Pre Foreclosure Help.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email itswendy@rulnickrealty.com

Wendy Rulnick, Broker and Realtor, specializes in real estate sales, short sales, traditional sales on Emerald Coast of Florida: Destin real estate, Santa Rosa Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Seagrove Beach, Watercolor, Sandestin, Seaside, Dune Allen, Blue Mountain Beach, Freeport, Rosemary Beach, Mary Esther, Shalimar, Eglin AFB, Hurlburt Field. She lists and sells homes, condos and townhomes. Wendy has been selling real estate for almost 20 years. She has won numerous awards, including the coveted ADDY for advertising design. An expert marketer of real estate listings, she negotiates successfully to her dients' advantage. She is supported by a team of top buyer specialists.

This site, Wendy Rulnick or Rulnick Realty, Inc. is not providing legal or tax advice. The information provided is for educational and informational purposes only. It is recommended that sellers considering a short sale should consult an independent legal and tax advisor for more information.

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Just Sold - Countryview Estates, Crestview Florida - VA Compromise Short Sale

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Fri, 20 Aug 2010 15:55:09 -0400

1254 Ego Drive, Crestview Florida just sold as a short sale. It was a Bank of America VA Compromise Sale. The Countryview Estates home had serene landscaping with a Japanese maple tree, asian benches, St. Augustine grass and enormous patio. Inside, wide open spaces in the dramatic living room open to dining. Kitchen was bright and big with center isle. The soothing master bedroom was separate from secondary bedrooms. The Countryview Estates home was 1688 square feet. The sale price was $132,246.

Bank of America approved this VA Compromise short sale in about four weeks. How so quickly? There was an existing VA appraisal. VA appraisals for compromise sales are good for six months. I knew the required net and ensured the purchase price, closing costs and terms would be acceptable in advance. And the negotiator said I was good to work with.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

If you need to do a short sale, VA Compromise sale or HAP sale, be sure to contacted an experienced Crestview real estate agent.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

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933 Ridgewood Dr., Bluewater Bay, Niceville Florida - Short Sale

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Tue, 17 Aug 2010 19:04:29 -0400

Fabulous Bluewater Bay Florida short sale home! 933 Ridgewood Way, Niceville, Florida, in the Woodlands has sunken living room with real hardwood floors, vaulted ceiling, wood-burning fireplace and wet bar. French doors in the separate dining room offer an incredible view of the pool and large patio. Eat-in kitchen has solid wood cabinets. Wood floors in dining room, bedroom and hall. New energy efficient doors and windows throughout the house. New AC/Heater. This Woodlands, Bluewater Bay, short sale has a very large, fenced landscaped lot with in-ground pool, new irrigation system, fruit-bearing trees and lots of palm trees.

As an owner in Bluewater Bay, you are open to the world of golf, swimming, tennis, marina, boating, dining and more. The Woodlands located five minutes from Destin Florida- and beaches, Destin Commons, movie theaters and fine dining.

933 Ridgewood Drive, Niceville Florida - offered for sale - $223,900

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Niceville Florida Real Estate

Bluewater Bay Short Sales & Pre Foreclosure Help.

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HAP Approves Another Crestview Florida PCS Sale

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Tue, 17 Aug 2010 09:50:25 -0400

The military's Homeowner Assistance Program is getting speedier all the time! I just had another HAP contract approved, this time for a Crestview Florida home sale in the Redstone subdivision. The sellers were PCSing from Eglin Air Force Base more than 50 miles away. They purchased their home prior to July 2006, their property value had declined at least 10% and they met other HAP requirements. Primarily, they owed more on their mortgage than the property was worth.

That's where HAP comes in to help our military service members. HAP will pay the mortgage shortfall at closing to assist the service member relocate to a new base.

For this Crestview Florida HAP sale, the airman sent in a complete application along with the real estate contract and market analysis which I provided. HAP approved the sale in about four weeks.

Here are some quick hints for Eglin Air Force Base or Hurlburt Field HAP sellers:

HAP will normally contribute 3% of the purchase price for closing costs on conventional sales.

HAP will pay the Realtor fee.

You must keep your mortgage current, pay any liens, judgments and prorated property taxes.

To speed your approval process, always send in a complete application, and hire an experienced HAP real estate agent.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Eglin AFB FL Real Estate

Eglin AFB and Hurlburt Field Short Sales & Pre Foreclosure Help.

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Sometimes You Can Be "Too Good" At Sales

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Fri, 13 Aug 2010 19:08:19 -0400

I got "sold” by a good salesman the other day. Yep, buying a pair of sneakers. It was at a fancy outlet mall, and a big national brand. I tried on the sneaks, and they felt a little uncomfortable. The salesman, quite personable, said "You’ll get used to them” and that they were the "best sneakers he ever wore”…. He seemed knowledgeable about shoe construction and foot mechanics. So, with a little knot of hesitation, I took his word for it and bought the sneakers.

Wrong! They hurt. After a few days of attempting to wear them, they would not even fit. The salesman was just TOO good. He had "sold” me-- I didn’t buy. Now I won’t go back to that store again nor ever buy a pair of that brand shoes.

What does this mean to the real estate salesman? Sometimes you can be TOO GOOD at "selling” – what people don’t want.

Some examples of being "too good” when selling to a buyer?

Convincing them it’s the "house for them”, even though they might barely qualify for the mortgage.

Commenting that "the home just needs a little work” to make it perfect, when they aren’t handy.

Saying they’ll "get used to the commute”, even though they complain about gas prices.

Telling them "It’s a great buy!” despite knowing they don’t love the home.

Now everyone normally has some minor objections when they are making a buying decision. It’s part of the customer’s "gut check” process and we all do it. But when you KNOW you are "selling” versus helping them overcome their own objections, you’re headed for disaster.

In the end, what is the outcome? Deals fall through. That’s right. The buyers really didn’t want the home. They found an out. It might be the home inspection. It might be their mortgage qualifications suddenly change. Or they might walk. You see, they didn’t choose to make the purchase, the salesperson pushed them.

The same thing can happen with sellers who don’t really want to sell. They list high. They don’t cooperate. They default, too. The salesman was just too good and "sold” them on listing.

So if you are suave, charming and have a silver tongue, keep it in check. Listen to the customer. Don’t sell them what they don’t want. You may make less "sales", but will certainly have more "closings".

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

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Magnolia House Condo #408, Destin Pointe, Destin Florida - 32541

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Thu, 12 Aug 2010 17:43:00 -0400

Magnolia House condominium #408 is at the end of Destin Point on Holiday Isle in Destin Florida, with wonderful views of the Gulf of Mexico, East Pass and the Jetties. Sit on your balcony, relax and watch boats come into and go out of Destin Harbor. This condo has been redone with an elegant touch. There are granite countertops in the bath and kitchen, undermount sinks, stainless steel and black appliances, angled ceramic tile in the hall, bath and kitchen and like new carpet in the bedroom and living room/dining area. Magnolia House condos are located in the Destin Pointe community, with 24 hour security, covered parking, tennis, a Gulf front pool, shuffleboard and two freshwater lakes - Lake Christina and Lake Caroline. This is Holiday Isle living in Destin Florida as you can see in the virtual tour!

Magnolia House condo #408 offered for sale for $250,000

Contact: Rulnick Realty, Inc. 850-650-7883

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238 Melvin Street, Azalea Gardens - Destin Florida Lot for Sale

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Wed, 11 Aug 2010 18:49:06 -0400

This is a great corner lot on Melvin Street for building your new home in Destin Florida. Located close to Destin Harbor, restaurants, shopping and the beach. It is about 100 x 64, in Azalea Gardens on the corner of Melvin and Azalea. "Tap fee is paid", which means you save money when hooking up to public water and sewer! Call Destin Florida home with this affordable lot in an established neighborhood.

238 Melvin Street, Destin Florida lot for sale - $57,000

Contact Rulnick Realty, Inc. for more information.

www.RulnickRealty.com telephone 850-650-7883

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1940 Bahama Dr., Holley by the Sea, Navarre Florida - 32566

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Tue, 10 Aug 2010 15:58:23 -0400

Stunning home in Holley by the Sea - 1940 Bahama Drive, Navarre Florida. Magnificent lawn with brick landscape islands and palm trees. Huge fenced back yard with play area. Clean, neutral decor and big spaces! Large cathedralled living room with plant ledges. Kitchen sparkles and has convenient center island. Whirlpool tub with lovely tile work. Garage has been converted to part living space, seller will consider re-converting. There is an attached greenhouse for your gardening pleasure. Holley by the Sea is a short drive to Hurlburt Field or Eglin Air Force Base. The beach is across the street. There is a rec center, tennis, pool, gym, lessons and more!

1940 Bahama Drive, Navarre Florida - offered at $214,000.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Navarre Florida Real Estate

Navarre Florida Short Sales & Pre Foreclosure Help.

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Shalimar Florida Eglin HAP Sale Approved

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Mon, 09 Aug 2010 14:22:25 -0400

This townhome at Country Villas, Shalimar, Florida has been approved as a HAP (Homeowner Assistance Program) sale. HAP is a program designed to assist United States military service members who have orders to relocate bases, and are upside-down in their mortgages. Meaning, they owe more on their mortgage than their current market value.

Just how quick was this HAP approval?

The property went under contract two weeks ago. The seller, an Eglin Air Force Base service member, sent HAP his final application documents, a copy of the real estate contract and a Broker Price Opinion which I provided.

HAP approved the sales price within one week.

Another week later, HAP approved the service member for benefits!

The next steps? The HAP Government Aquisition program (also called augmented sale) will buy the home from the servicemember, pay his remaining balance on his mortgage, and re-sell the property to the buyer. HAP will use its own title agency to purchase from the airman, and we can choose a local title agent to facilitate the purchase between the government and the buyer.

If you are an Eglin AFB or Hurlburt Field airman, consider using the HAP program if you are PCSing and upside-down in your mortgage. And contact an agent who specializes in HAP.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Fort Walton Beach Florida Real Estate

Crestview Florida Short Sales & Pre Foreclosure Help.

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Lot 114 Cypress Dunes, South Walton - 30-A - Santa Rosa Beach Florida - Lot for Sale

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Thu, 01 Jul 2010 09:33:53 -0400

Located in South Walton, Santa Rosa Beach Florida on the west end of 30-A,this deep lot in Cypress Dunes would be a smart selection for your new home. Neighborhood amenities include clubhouse with gym, exquisite pool, tennis courts, outdoor gathering areas, sundeck, walkways and more. Located near Topsail Hill Preserve State Park, there are three miles of beach for you to play in, dune lakes for fishing, and a plethora of nature-watching available. Cypress Dunes is a few minutes to Silver Sands, Sandestin, Sacred Heart Hospital and great restaurants. Buy your lot for the future, or let us coordinate your new home plans today.

140 Cypress Walk, Lot 114 Cypress Dunes, offered for $79,900

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Santa Rosa Beach Florida Real Estate

South Walton Short Sales & Pre Foreclosure Help.

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Destin Florida Condo Sales - Bouncing Back Yet?

Wendy Rulnick "Its Wendy!" Destin Florida Short Sales (Rulnick Realty, Inc.) — Fri, 06 Aug 2010 17:11:42 -0400

The Deepwater Horizon Oil Spill was on April 20. One can see the corresponding number of Destin Florida condo sales dropped in May through July.

In April there was a year-high of 80 Destin condo sales.

In July there were only 27 Destin condo sales.

The good news is the oil leak correction is well under way. The Destin Florida condo market is showing a positive response, with 66 new units under contract in July.

It will be interesting to watch the bounce in Destin condo sales, as the permanent oil well-fix is in sight.

It's Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy: itswendy@rulnickrealty.com

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

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