It's Wendy Real Estate Blog

How to Price a Destin Florida Condo

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Wed, 29 Nov 2023 12:21:59 -0800

How do you price a Destin Florida condo? Here’s a photo of a chart I recently made to get the big picture and relative details of sales in a Destin Florida condo complex. Why did I do this, instead of just plugging in square footage and number of bedrooms, which would be a typical way to price a Destin Florida condo (or even a house)? When considering Destin Florida condo values, position in the building is a consideration, especially if all the condo units are not set straight on to the water with unobstructed views. Looking at the example I have provided, you can see this is a horseshoe type building. Having some familiarity with the property, since I’ve sold in there before, there are two apparent location factors in the building itself. Those are just “apparent”, because there are other factors that may not be known without personally seeing the property. (If that is not initially possible, or feasible, it’s a good reason to have an in-depth conversation with the seller, because they know their own building better than you do!) First, condo units that are closer to the water on the sides of the horseshoe perpendicular to the water, have better views than the side units back further. Also, the section of the horseshoe that is parallel to the water has units with a more distant view. Unbeknownst to others who may not have seen the building in person, some of the straight facing units have obstructed views due to large pillars. And, strangely, there are rear “corner units” tucked into the “elbows” of the horseshoe that have no view at all! This is information you cannot get by just reading MLS descriptions. No one is ever going to write “dismal view”! The water view is very important when selling a Destin Florida condo. One could assume that any “waterfront” condo will have a good view, but that is not necessarily true. It is usually the most important factor to a buyer when deciding to purchase a unit. On my chart, I marked the unit locations, and sale prices. I also noted whether or not they had boat slips. This illustration helped me see the big picture in pricing in that particular Destin Florida condo building. Drawing it out gave me a clear understanding of value differences. This is critical information to price my listing well, and to explain to my seller what the market situation is in his building. I may or may not use this chart to show my seller, but I now know it, crystal clear, and we can move forward with great pricing. Need help selling your Destin Florida condo?"It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

One Acre Bay Front Lot For Sale - Walton Way, Miramar Beach, FL 32550

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Mon, 17 Jan 2022 14:32:40 -0800

One acre Lot 5A, Walton Way, Bay Front, Miramar Beach, Florida 32550 is newly offered for sale for $970,000.A lot of magnitude in South Walton County, Florida, near Destin, Florida.This waterfront acre has 100′ of frontage on Choctawhatchee Bay and offers distant views, visions of passing boats, jumping fish, and the pleasures of waterfront living. Awaken to lapping waves and glints of sunlight on the water. Repose with blazing orange and purple sunsets reflecting in its depths.Build a prime home on this deep, wide lot on Walton Way in Miramar Beach. Partially cleared, reinforced with seawall and riprap, this is the palette with which to create the waterfront estate you’ve always planned.This rare, bay front lot is approximately 100′ x 431′ x 100′ x 450′. Public water and sewer is available. Much of the property is in the minimal flood zone, X. The seller will provide the buyer with a new survey with its verification.From the premier location of this bay front lot, venture out to numerous shopping and dining venues in Destin and Miramar Beach, such as Destin Commons, Silver Sands, The Village of Baytowne Wharf, Grand Boulevard, and Scenic 30A. Directly south of Emerald Coast Parkway, U.S. Highway 98, find the soft white beaches of the Gulf of Mexico. Destin Harbor is within easy reach.We have builder recommendations to construct your new home.Lot 5A, Walton Way, Miramar Beach, Florida is offered for sale for $970,000 It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

3.8 Acre Waterfront Lot, Sunset Point, Vernon - Point Washington, Florida

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Mon, 29 Nov 2021 12:40:40 -0800

3.8 Acre Waterfront Lot (#19, 20, 21) Sunset Point Rd. Vernon, Florida, Walton County now available for purchase.For the daring water seeker, the maverick dreamer wanting solitude.This approximately three acre waterfront lot is in the little known region of the Emerald Coast of Florida in Walton County opposite Point Washington, known as Sunset Point. This breathtaking waterfront parcel sits on the corner of Choctawhatchee Bay and the Gulf Intracoastal Waterway.Find wide open vistas of the bay with long, stunning sunset views reflected for miles. Few neighbors will you see, except for wild flora and fauna, jumping fish, and passing sail boats. The creative new owner of this untamed land can maximize its remote nature and privacy to make wishes reality.As development in Northwest Florida fingers out more and more, finding a lot of this size, yet within reach to the area’s rich offerings will be a captivating opportunity for an ambitious owner. Could you build a retreat, a cabin, a cottage or a substantial domicile?To reach the lot, prepare to go through some miles of unpaved road, and walk the trail via easement to the thickly treed property. Imagine, dream, be.Lots 19, 20, 21 Sunset Point Rd., Walton County Florida offered for sale for $99,900.Buyer to do own due diligence, wetland study, and building investigations. Lot size is from public records, but with the passage of time, wave motion has likely worn down the shoreline from its original platted size. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano. "It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Picky Agent Saves Buyer Money - Okaloosa Island - Destin, Florida

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Mon, 08 Nov 2021 12:30:32 -0800

They say salespeople are not detail oriented. Well, they should be. My picky OCD personality has helped me market, sell, and close many Emerald Coast of Florida properties over the years. Being picky helps the client. Correct representation is imperative. Details can be dollars.Just recently, this picky agent sold a waterfront condo on Okaloosa Island with a boat slip. Having sold two in the past few months made me dig further when the listing agent said he didn’t know anything about a boat slip transfer fee. I was concerned, because I knew that there were boat slip transfer fees payable to the Florida DEP upon sale of a property. I wanted to tell my buyer what this fee would be. (Calculated at $1,000 x linear foot of the slip x 6% + 7% sales tax ).The association management company researched the Okaloosa Island condo I was now selling. They said no transfer fee was due on that one, because it was a Florida homestead property, which is a primary residence. I asked for their reference document so I would have it for future use.I let the title agent know there should be no fee charged to my buyer in this case.Closing time came. I had to review the preliminary settlement statement, also called a “Closing Disclosure” or “CD”. Well, gosh, there was the boat transfer fee in the amount of $1600, charged to my buyers! This wasn’t correct.I notified the title agent and provided my documentation. She said the association manager had given her the figures with their estoppel letter. Hold on there.I contacted the association manager to remind them that there was no boat slip transfer fee because it was a homestead property. They corrected their estoppel letter, the title agent fixed the settlement statement, and the fee was removed.No one had noticed. Not the lender, not the title agent, and not the very association management company who provided the original information.If the transfer fee of $1600 had been collected and paid to the State of Florida, I doubt someone would have researched it after the fact to recognize this was a homestead property, and that no fee should have been paid. No one would have refunded that money to my buyers.That is, if no one had noticed. This picky agent did. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Florida Real Estate Contract – Important Appraisal Deadline Change

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Tue, 26 Oct 2021 11:51:58 -0700

The Florida Realtors/Florida BAR contract for sale and purchase of real estate will change effective November 1. Updates to the financing clause addressing appraisals may affect you. Now, the mortgage approval deadline will also include the receipt of a satisfactory appraisal. The previous version of the contract did not have an appraisal deadline.BACKGROUND:Appraisals have been backlogged in the busy Destin, Florida real estate market, and all over Florida for the past year. Appraisals, or alternate valuations (for example, “desktop” appraisals, appraiser-assisted, or AVM “automated valuation models”) are part of the mortgage loan process, and how a lender vets a property they are lending on. Appraisals can take two to three weeks, and many assignments are turned down by appraisers due to the increased volume of orders for new purchases and refinance loans.Appraisals are often paid out-of-pocket by the buyer at the time of the order. This could be between $450 and $2000 or more depending on the house. Some buyers, upon advice from their agent, delayed having their lender order the appraisal until the home inspection was complete – which could take up to two weeks. That’s because if they cancelled the contract due to inspection, they would save the appraisal expense.On the other hand, if they ordered the appraisal right away, then cancelled afterwards due to inspection, they’d be out that money. (With the new Florida contract, that sneaky tactic is about to hit a road block.)Since the previous version of the Florida FR/BAR contract had NO appraisal deadline, it could be done by day of closing. If there was a problem with the property under-appraising for lender needs, the entire sale could be threatened. That’s no fun for a seller who just moved a house full of furniture, or a buyer whose lease is about to run out. As appraisals have become more backlogged, the last-minute appraisal situation has become worse.Florida Realtors’ solution is to have a date-certain by which the appraisal is complete. That date is the same as the loan approval deadline. You must specify the deadline in the contract, or it becomes the default time period – 30 calendar days (extended to the next calendar day if the time period ends on a Saturday, Sunday, or national legal holiday.)If the finance and appraisal deadline passes, and there is no extension requested, the buyer can lose his deposit if he fails to close. So, what can you do about this new deadline to minimize your risk of losing your deposit? Ask your lender to order the appraisal right away. Find out when the due date is for the appraisal. Find out when your lender expects mortgage approval.Use the later date of the two, based on your consultations with your lender, in the contract paragraph 8b.Ask for an extension should your approval deadline be in jeapardy. More questions? It’s Wendy… It’s Sold! Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comConsult with your attorney for legal advice.Wendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

SOLD! 2 Condos - Palm Court Yacht Club, Okaloosa Island, Florida

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Mon, 11 Oct 2021 11:07:20 -0700

Just sold! Two condos in Palm Court Yacht Club - Unit 208 and another unit (to be named upon closing) on the penthouse level at 321 Bream Ave, Okaloosa Island, in Fort Walton Beach, Florida!Palm Court Yacht Club is a little known waterfront condo complex on Okaloosa Island. To get there, you must drive by the quintessential older buildings on Bluefish Dr. and Barracuda Ave. Prepare to be surprised when you see the more modern Palm Court Yacht Club at the end of the street at 321 Bream Ave., directly on the Santa Rosa Sound. I didn’t even know it was there, and neither did my clients, long time residents of Fort Walton Beach.My buyers purchased two units in this complex, which is a prize catch! All the condos in Palm Court Yacht Club have boat slips. They are of various sizes and locations, so trading and cross-purchasing boat slips is common among the owners.The views of Santa Rosa Sound and the warm, salty breezes from the balcony are swoon-worthy. Watch the Brooks Bridge and boat traffic, with a constant parade of interesting sea vessels. Many of the units in the complex have been updated, as were the two condos I sold.The fun feature of Palm Court Yacht Club on Okaloosa Island is the owners coded gate that goes directly to the walkway to the beach! This is a secret entrance located on the “1st Beach Freeway” to the Gulf of Mexico Beach across the street. (If you want to buy a condo there, I'll show you where it is!)Palm Court Yacht Club has two secure entrance gates. There is assigned, covered parking below, and open guest parking on the second level. The penthouse units come with two assigned parking spots.Palm Court Yacht Club has locked access to its private boardwalk with boat slips. There are two elevators. Walk to two local institutions for fresh fish - Stewby’s Seafood Shanty and A.J.’s Oyster ShantyThe prices for these Palm Court Yacht Club condos on Okaloosa Island, Fort Walton Beach, Florida are in the $450,000 range.Search all Palm Court Yacht Club condos for sale.Search all Okaloosa Island condos for sale.Search all Okaloosa Island homes for sale. It's Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

It's Sold! Case Study: Emerald Grande W226, 10 Harbor Blvd. Destin, FL

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Tue, 05 Oct 2021 11:10:53 -0700

It’s Wendy… It’s Sold!Emerald Grande condo W226, 10 Harbor Blvd., Destin, Florida 32541This Emerald Grande four bedroom condo in the corner stack had a tremendous view of Destin Harbor, the Choctawhatchee Bay, Crab Island, and the Gulf of Mexico. Although the floor number is “2”, this condo was actually seven floors above ground level, so not too high, and not too low, offering a view that’s “just right”. Soothingly updated with new furnishings, and well maintained, this Emerald Grande unit garnered a lot of attention during the Destin, Florida selling season. A few years ago, Emerald Grande did not generate many sales, but this year was different.Sales Factors for Emerald Grande W226:This Destin luxury condo was listed for $925,000.The buyer offered full price.Surprisingly, the seller offered to reduce the sales price in exchange for several weeks of future rental bookings, which he valued at $6000.The buyer agreed, and the sales price was reduced to $919,000. (Find out more about how sales factors make a difference)The Emerald Grande complex is difficult to finance. The buyer went to two lenders and settled on Renasant Bank. (Read about Emerald Grande financing challenges).Next problem – the unit underappraised! Since there had been no recent four bedroom condo sales in Emerald Grande, it appraised for $850,000. That’s $70,000 under contract price.The buyer chose to go forward with the purchase anyway, seeing the value, and the still rising market in Destin, Florida.It’s SOLD! Emerald Grande W226 sold for $919,000.Search all Emerald Grande condos for sale. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

83 Earl Rd. – Acre Lot – Waterfront – Lake Powell, Inlet Beach FL 32461

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Thu, 30 Sep 2021 12:30:23 -0700

Just Listed – Lot 17, 83 Earl Rd., Inlet Beach, Florida 32461To find a lot of this magnitude in South Walton, less than a mile from the Gulf of Mexico, located directly on Lake Powell, at almost an full acre – is unheard of.Offered now for sale for those seeking privacy, yet moments from the exciting vibe of the uber lifestyle of 30A and the beach.Imagine living on Lake Powell, one of the few coastal dune lakes in the entire world. Imagine living under a magical canopy of grand, mature trees. Imagine living less than a mile from the white sands of the Gulf of Mexico. Imagine all this on almost a full acre of land. In South Walton, you will not find another lot of this size, beauty and location.The lot, at .94 acres is approximately 82 x 484. There is an old mobile home on the property left at no value. The property has public water, and public sewer is available. The road is gravel and maintained by Walton County. Located in a Coastal Dune Lake Protection Zone, there are building requirements to respect the environment.From the lot, fish in the rare ecosystem of Lake Powell, the largest coastal dune lake in Florida and North America. The combination of salt and freshwater offers a wide variety of fish. Paddle board, kayak or boat through Lake Powell’s outfall, which is a channel that flows directly to the Gulf of Mexico.Moments away, find the top echelon of dining and shopping on 30A. The new Inlet Beach Pedestrian Underpass will be completed in 2022, a few minute walk from the property. Camp Helen State Park, a historic site, is around the bend off Highway 98. A major airport in Panama City Beach is within reach.This is an unrivaled setting to create the home of your imagination. This is the opportunity of dreams.83 Earl Rd., Inlet Beach, Florida is offered for $899,000. "It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Maybe It Was Karma

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Mon, 27 Sep 2021 07:14:09 -0700

I got an anxious call from another agent, someone I didn’t know. He had run into my drone photographer on the vacant lot across from his house. It was a beautiful lot, valued at almost one million dollars. It wasn’t in the MLS yet, as I was just getting my marketing done. The photographer told him it was my listing.When I called the agent back, he was interested in details and the price. He told me he could try to dig up a buyer, living there, he knew the value. Then, he asked, “How did you get the listing?” I hesitated, then told him I had done some mailings in the area. He said, “I could kick myself. I should have done that.”I then said, “Some times it’s just luck. And, you may think this sounds weird, but I think I was meant to help those people. It was Karma.”He agreed and said it wasn’t weird at all. This kind agent then offered any help I may need with the listing, since he lived right there.As I drove home that day, I went by the “For Sale” sign at the end of my street. It was another agent’s sign. When I first saw it a few weeks ago, I was miffed that the seller had not listed with me.Now, I had another thought. Maybe that other agent was meant to help that seller, and not me. Maybe it was better that way. Karma. It's Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

SOLD! New Home! Church Street Landing, Santa Rosa Beach, Florida 32459

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Wed, 22 Sep 2021 13:32:45 -0700

SOLD! A new home on Lot 8 Euvino Way, Church Street Landing, Santa Rosa Beach, Florida 32459.This is a new construction home that will be built similar to the photo. My buyers were impressed with the quality offered by Martelle Builders when they previewed this home in the Ivy subdivision, Inlet Beach, Florida.The builder representative, Logan Horne, made the whole process a delight. Logan offered to meet with my clients while our area was hit with the fringes of Hurricane Ida. Afterward, Logan graciously came to my office, toting her laptop and contract paperwork. She told me she would be brief, and one hour later, we had a signed contract and happy buyer.The Ruth model is about 1800 square feet, with three bedrooms and two bathrooms, and a base price below $500,000. This home will be built in the new Church Street Landing subdivision off Church St. on Euvino Way in Santa Rosa Beach, FL. The lot backs up to woodlands. The Gulf of Mexico is 2.8 miles away directly down Scenic 393 on Scenic 30A, at the Ed Walline Beach Access. Adjacent is Gulf Place Town Center with dining, shopping, artists, and vibrant concerts.The first steps and selections of colors and upgrades are complete. We will be getting weekly updates about the progress of construction from the builder.Stay tuned for new photos as the plans become reality.Meanwhile, if you are looking for a new construction home in Santa Rosa Beach, 30A, or the surrounding towns on the Emerald Coast of Florida, give me a call.Search New Construction Homes for Sale - Santa Rosa Beach, Florida It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano. "It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

The Sound of a Voice

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Thu, 16 Sep 2021 07:08:54 -0700

The Sound of a VoiceIt had been several months, at least. My long-time friend had moved to another state years ago. She used to live across the street. We would see each other frequently, have girls-night, kicking out the husbands, and splurging on sushi. When she moved away, we still kept in touch. At first it was real birthday cards, and talks, and going over life issues. Then it became electronic. The cards were selected from a batch online, still chosen carefully. The talks became less. After a while, it was an occasional email. And, of course, the Facebook “like”.I hadn’t actually talked to my dear friend for a very long time. We had to text about some business, and she asked if we could talk some time. Imagine that! Asking to “talk” to a dear friend, instead of texting or emailing? Asking permission? I knew something was wrong and told her I was available right then. When she called me and I heard her voice it was a rush of love. It was like coming home to our friendship. I knew every cadence of her tone, her Midwestern accent, the catches as she spoke. The nuances of her speaking. It was wonderful. I missed her. We spoke at length about medical issues, like we always do, and gave advice. It was most important. I knew it would be ok. I told her to call me next week, when she got the results of her tests. And I meant “call”. On the phone.Facebook “likes” don’t cut it. They are an excuse for intimacy. A text is better. But there is nothing like a real voice, which sends out its heart vibes. Of healing. Of friendship. Wendy Rulnick"It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Case Study: SOLD 167 Starlight Ln., W. Hewett Rd., Santa Rosa Beach, FL

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Sat, 11 Sep 2021 13:10:35 -0700

JUST SOLD – 167 Starlight Ln., West Hewett Rd., Santa Rosa Beach FL 32459Case Study:The home at 167 Starlight Ln. was in excellent condition. Features included trendy décor, bamboo floors, upscale light fixtures, and substantial outdoor living areas. The Florida room was 30 x 15, with wood ceilings, screens, shades, ceiling fans and an outdoor fireplace.The price point was going to be attractive for Santa Rosa Beach, Florida, because the property was a manufactured home. That would place it on the more reasonable end of available offerings and likely contribute to a faster sale.Marketing Challenges:The property was located on a dirt portion of a road off West Hewett. The lot for the subject property began just after the paved road ended. It was red clay and in bad condition, with a few large pot holes you had to maneuver your car around. It was a mess. I called Walton County and confirmed that the portion of the road where this property began was not county maintained.I emphasized to the seller that the property would be more marketable, i.e. we could head off objections about the road, if it were smoothed out and the holes filled in. This was not an easy task, as my seller contacted numerous contractors and everyone was backed up. I researched what could be done and found out that Walton County has a “Pay to Grade” program offered by Public Works. With “Pay to Grade”, a road that’s not county maintained can be graded for $50 per half-hour. The property owner had to supply the dirt.This process of fixing the road took two months due to contractor delays, but only cost few hundred dollars. I feel the work probably reaped the seller an 8-10% higher sales price.Comparable Sales: The best comparables were sales of about $250,000. Given that those sales were a couple of months old, we were initially going to price around $289,000. The delay in putting the home on the market to re-surface the dirt road was serendipitous, though, because prices had gone up further. We listed for $299,000.The property sold in one day with a cash, “as is” offer for $295,000. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Don’t Be A Scaredy Agent

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Wed, 08 Sep 2021 07:13:57 -0700

You’ve seen it before. The telltale sign of a scared agent. Scared of what? Their own customer. Classic clues are: Their contract is full of every contingency and additional term – to the point of extreme.They won’t provide proof of funds for their customer and have an excuse.They need the information for their buyer “ASAP!”They ask for documentation and information for their buyer not pertinent to the sale.Every demand is relayed without obvious reasoning.What is going on? These agents are afraid of their clients (normally a buyer). They don’t question. They “pass along”. Why? They are hanging on to make the sale. They fear the customer.Scared agents are afraid to ask their customer “Why?”Scared agents are afraid to make suggestions.Scared agents are afraid to explain how their customer’s actions, contract, or requests will be perceived.Scared agents are afraid to lose.Scared agents are just… scared.This is a disservice. It doesn’t help the customer win the sale. It doesn’t help further negotiations down the line. It makes it harder for the other agent to do their job.This is normally a symptom of a newer agent (not always), an agent who “needs” business, an agent going into a different type of sales from what they are used to (commercial, residential), or an agent who is outside of his normal price range (usually higher).What can a scared agent do?Take a pause. You are in control of the transaction. You are a professional. You’re there to help your customer. That’s why they involved you in the sale. No matter how much reading your customer does about real estate, no matter how wealthy they are, no matter what profession they are in, no matter how pushy they may act, you are the boss. They have chosen to work with you. You are worthy of respect, and they want your advice. They don’t have to agree with it, but they will respect you back if you tell them:“This is how adding so many contingencies may affect your chances of success.”“Maybe it’s not a problem.”“I think the seller may react xyz if we present it like this.”“Proof of funds is required for me to present an offer.”“Not in my experience.”“That may not work.”No one wants to work with a scaredy agent. Confidence stems from knowing your stuff. Confidence also comes from curiosity. Ask questions. Give advice. Take yourself out of your own mind. Laugh. Take a breath. And don't be frightened. It's Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Selling a Lot in Walton County Florida is More Than Just Putting Up A Sign

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Tue, 07 Sep 2021 15:40:31 -0700

I’m about to list a waterfront lot in Walton County, Florida. It’s on a rare Coastal Dune Lake. (Whenever you speak of “Coastal Dune Lake” in Florida, the word “rare” usually accompanies it.) Yesterday, I walked the lot for the first time. The sellers are not local, so I went by myself, a bit furtively, so the neighbors would not think anything was amiss. It was breathtaking strolling down to the water’s edge. There were mature trees and cleared underbrush. I could see someone loving this setting for their new home.Now my research begins on price and preparation for putting the lot on the market. Here are some of the steps involved:What is the lot size? Does seller have a survey? YES! What marks the lot boundaries? A certain tree? An iron pin? A fence?Who maintains the road? This particular road is not paved. Do the owners have a road maintenance agreement, does no one maintain it (this happens in Florida), or does Walton County? Walton County has a link on their website that shows publicly maintained streets. When in doubt, call Walton County Public Works. Is public water or sewer available and hooked up? If not, what would be the cost to hook up? These are called “tap” fees.Is there an existing septic tank and well? If so, where are they located?There’s an old mobile home on the lot. Will the sellers be removing it prior to the sale?Are there wetlands on the property? Better yet, does the seller have a wetlands or environmental study? Preliminary wetlands research can be done on the Walton County GIS website. What is the zoning for the property? Is it subdividable? You can also find out on the Walton County GIS website.What is the FEMA flood zone of the property?Is the property in a Coastal Dune Lake Protection Zone? If so, what are the building restrictions?Is there a Homeowners Association? What are the costs? Is membership in the association required or voluntary? If there is an HOA, what are the rules and regulations?Are there covenants and restrictions? Ask the seller, check public records on Walton County Clerk of Courts, or ask the existing HOA. Who owns the property on either side of the lot? Is it improved, that is, with a house or structure on it, or is it “green space”?Who owns the property across the lake on the other side? There appear to be only trees, but could this be developed? (A buyer might ask).What are the nearby amenities, public parks, beach accesses, and future plans? This is just the beginning of my research for my Walton County, Florida, lot seller. With these answers, the listing will be properly prepared for its introduction to the market. Then I won’t have to sneak around! It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

New Construction Escalation Clause, Explained – Destin, FL

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Sun, 05 Sep 2021 08:42:33 -0700

Having recently sold a new construction home in Destin, Florida, I was not surprised to review the builder contract and find an “Escalation Clause for Specified Building Materials”. My buyer client had not read the contract carefully, and as we sat with the builder to finalize the sale, I brought it up.What is this new construction cost escalation clause, and why is it used?Building construction material costs have been rising for more than a year, since the beginning of the COVID pandemic. Lumber and steel production declined and housing demand increased. Home remodeling projects skyrocketed from people working from home. These factors, as well as tariffs on imports and labor costs, caused the price of lumber and other construction materials to rapidly increase.Overall:Building materials prices have increased 22.5% year-over-year.Steel products costs are up 59% in 2021Softwood lumber prices are up 81% The cost of a new home has increased on average by $30,000 due to the price of lumber alone.Since construction materials prices are considered “volatile”, builders are adding clauses to their contracts to cover unexpected price increases during construction. This is called the “Escalation Clause for Specified Building Materials”, or a version thereof. So, instead of being locked into the contract price for a new home, and stuck with the extra and unknown materials cost increase, the risk is being passed along to the buyer, or partially shared by the builder. It’s being used in about 47% of new construction contracts.In the case of my recent Destin new construction sale, the buyer would be obligated to pay up to 4% more for construction materials, should their cost increase by more than 6%. The initial cost increase of 6% would be paid by the builder. If the cost of the materials went up more than 10%, the buyer could pay the overage or terminate the contract. He would, however, lose his deposit. (Why? Because the builder will have already incurred costs in construction on buyer’s behalf, including and considering the builder’s time, design fees, permitting, lot preparation, paying subcontractors, and more.)Variations to the Escalation Clause for Specified Building Materials include using a percentage increase of the overall base price of the home as a benchmark, or, as mentioned, using specified building materials cost increases. These extra fees may be paid at the time of the materials purchase or when the home is complete, and the sale closes.You should read your new construction contract carefully to find out if you will be responsible for paying materials cost increases, at what limit, what happens if the limit is exceeded, and when payment will be due. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

It's SOLD! 1415 Baytowne Ci. E, Sandestin, Miramar Beach, Florida 32550

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Wed, 01 Sep 2021 07:13:23 -0700

Sold! 1415 Baytowne Ci. E., Sandestin, Miramar Beach, Florida 32550Factors contributing to the sale:Pricing analysis was done taking into account the condition of the Sandestin home, which was excellent, but also the non-updated aspects of the home. The kitchen and bathrooms had not been updated since the house was built in 2003. Competing properties were mostly updated, so this was a pricing factor.Research was done to get the original building plans, as this Sandestin home had been custom built. It had a very angled design and apparently this caused a major square footage discrepancy with public records. The Walton County Property Appraiser website said it was 3323 square feet (a hard to measure home). The building plans said 2935 square feet. I verified this with the original architect, and, of course, we want to be accurate in presentation. Most agents would have just used the property appraiser record. In this case, the actual square footage was lower by almost 400 square feet! Square footage is a major pricing factor. The home was extremely cluttered. The owners had a lifetime of collectibles and furniture. They were elderly and had to leave the area on a specific schedule. I volunteered to prepare the home for showings, and they gave me free reign after they left. I enlisted the help of my husband, and we spent a day putting away every knick-knack, statue, plate, doily and extraneous piece of furniture. When I showed the photos of the changes to my seller, they could not believe their eyes!We did not do a “coming soon” listing, as I have seen sometimes delays in sales due to agents being overly ambitious.I accompanied the photographer to point out appropriate shots with my design eye. Sometimes they don’t catch the “ahhh” angle.My MLS listing was meticulously documented with all required homeowners association documents. I paid a service to obtain the most up-to-date covenants, deed restrictions, etc., for the three associations – Baytowne East, Raven Oaks and Sandestin.My documentation also included a raised seal survey, building floor plans, termite coverage information, roof warranty, seller disclosure and more.I wrote the MLS description keeping in mind only the first 800 characters are seen by a quick-scanning public or other agent. This description highlights fast and beguiling facts about the home, and unique characteristics. Not too fluffy, but creative and descriptive. When the Sandestin listing hit on the market, there were immediate showings. One produced a full price, as is, cash offer and it was accepted by the seller.1415 Baytowne Ci. E, Sandestin, Miramar Beach, Florida sold for $965,000. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano"It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

If You Are Wrong, Own It

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Tue, 31 Aug 2021 06:06:36 -0700

I was going to show a condo the other day. It was Destin. It was Florida. And it was hot. The scorching pavement reflected the sun and made it seem hotter than the 95 degrees out.I arrived early so I could turn on the lights, open the blinds and welcome my buyer. The agent had given me the key code. It was one of those programmable electronic locks. I went to the door, and it was blank. Oh no! What do I do? I called the listing agent and he gave me the code again. Nothing. He texted me the message his sellers had sent him.That door was only going to unlock at precisely 2:00 p.m. I was ten minutes early. For whatever inexcusable reason I had, I said to the agent, without thinking, “Wow. They expect us to stand outside in the sun until that exact time?” The moment I said it, I regretted it. I stomped back to my car and called the agent back. “I am sorry. I was rude, and I apologize.” He was gracious and told me he understood, that it was a pain. I, on the other hand, felt terrible. I still do. If you do something wrong, own it. Say it. And apologize. It's Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano.. "It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Scouting Out Palm Court Yacht Club Condos, Okaloosa Island, Florida

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Fri, 27 Aug 2021 06:55:51 -0700

Sometimes it’s good to pre-scout what properties you are showing buyers in Fort Walton Beach, Florida. I recently sold a Palm Court Yacht Club condo on Okaloosa Island, but I hadn’t seen it yet. The buyers, long time clients of mine, knew of the building and when a tempting listing came on the market, they made an offer based on the photos. It got accepted and is now “pending”. Since they are coming into town, they wanted to see the unit in person, and I’d never been there. I’ve sold a lot of condos and houses on Okaloosa Island, but not in this complex. So, I decided to take a look to get the lay of the land and be prepared for my buyers when I actually showed them. As I approached the Palm Court Yacht Club complex, I noticed was there were two ways to enter. One was up a very high ramp and the other was into a lower parking garage. Which way to go? Panic set in. I was glad I was checking this without the buyers first. I decided to park in the lower garage. All the spots appeared to be marked, so I just picked one, hoping that an ornery owner would forgive a panicked-looking real estate agent holding her MLS sheet. Then I searched for the elevator, and pressed “2” for the second floor. It stopped and a man got in. Then I pressed “2” again. The LED flashed “3” and the doors opened. No one was there. I pressed “2” again. The doors opened again. The LED display was still “3”. I said to the man “The elevator has a mind of its own”. Then I noticed that the wall had a “2”, but the elevator LED was wrong. I checked out the unit location, going down a hall with no lights. Now I went to scout out the boat slip, map in hand, wandering all around to find it. Success. I paused and enjoyed the warm breeze of Santa Rosa Sound and the relaxing view of the water. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Finding the Right Property Takes Detective Work – Destin, Florida

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Wed, 25 Aug 2021 14:28:55 -0700

I always said that in another life I would be a detective. Well, sometimes being a real estate agent is like being a detective. To help different types of buyers in Destin, Florida requires varying degrees of investigative work. Here are some examples of recent “cases”.Cold Case – Buyer #1 He lives out of state, doesn’t know the Emerald Coast, and sends me an email: “Are homes going over or under list price? I am starting to look at the area.” I ask, “What area?” There are dozens of markets around Destin, Florida. “What type of property? House or condo? What price range?” This general buyer just starting to look doesn’t know what he wants. He’s a harder puzzle to solve. He’s not ready to buy. I ask questions, but this file goes into the cold case folder until I get answers.Hot on the Trail – Buyer #2 He knows exactly what he wants. It is a specific Destin condo complex, and it must be a two-bedroom unit facing west with sunset views. I have an investigative method to help this buyer. I set up an online search, notify my real estate colleagues, make phone calls, post needs on private Realtor websites, and keep an eye on that complex. I might even send letters to the condo owners or check expired listings to see if any unit meets the requirements for Buyer #2. I stay hot on the trail.Mystery Case – Buyer #3 I am given clues. This buyer wants a second home that can be rented out occasionally. It will eventually be a retirement home. It must be no more than four bedrooms in a less congested area of Destin, Miramar Beach or Santa Rosa Beach. The house must be remodeled or newer. It would be nice if the home were in a gated subdivision, and even better if it had a little land. If the home had a stylish quirkiness to it, that would be a plus. The price range is $1.5 to $2 million.I must use honed detective skills to help this buyer. I have to scout out subdivisions that allow rentals, but have a primary residence “feel”. Many of the second home or primary residence gated subdivisions around Destin do not allow short term rentals, so I will eliminate those. I have to find a house that has a bigger lot (over a quarter-acre to a half-acre is considered a bigger lot). And finally, I must analyze all the photos of the potential listings to know what condition the home is in, and even check it out in person, to see if it has a suitable quirkiness to excite my buyer.The detective work in finding the right property is actually fun. Each case is different. Some are more challenging than others. Sometimes clues point me in the right direction fast, or it may be a false trail. I often use my intuition, but my ears are always attuned to gathering more information.As for tomorrow, I don’t know what will come across my desk, but with street smarts, experience, and creativity – the case should be closed. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano.."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

A Chance Meeting

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Mon, 23 Aug 2021 06:42:31 -0700

You never know when you going to run into someone. I had to go out to the pharmacy over the weekend, a quick stop to grab some items. No one would see me, I’d be in and out. So I decided not to wear makeup for the first time in a year. Mind you, this is not me. I am always in makeup, even for the gym. I’d chance it. I scrambled through the Niceville FL Walgreens to get my stuff in a hurry and would make my escape. As I was in the checkout line almost done, something possessed me to turn around. Uh oh! I knew her! (You know that moment where you can make a decision and just turn and leave?) I went for it. “Susie?” This was a client I hadn’t seen in over ten years! Her name just welled up in me when I registered her face. I asked how she was. I remembered she worked at a gym, Bluewater Fitness, and asked if she was still there. “Yes”! I told her I was going to rejoin soon. Big smiles. There was a man close to her, so I guessed it was her husband, whom I did not recognize one bit. I blurted out his name, Todd, without stopping my brain to ask if it was correct. It was correct. (Thank goodness!) More big smiles. I remembered the house I sold them and asked if they still had the landscape island in the back yard? They told me they had just wiped it out and were putting in a pool. They had thought about selling, but didn’t know where they could go that would be better. Happy smiles. Then I asked Susie about her father, John, whom I also knew years ago. I asked if he still rode his bike a lot? Yes. More updates came. Grins from ear to ear. I went out to my car, happy for the chance meeting. Happy that I overcame my fear, and my deciding to go for it. Then I looked in the rearview mirror at my makeup-less face. It wasn’t that bad. It's Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Nice To Meet You – What Was Your Name Again?

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Thu, 19 Aug 2021 08:31:22 -0700

Nice To Meet You – What Was Your Name Again? How frustrating is it, when you greet someone by name on a regular basis and they only say “Hello” back? Or vice versa? You cannot remember their name, so you just say “Hello, how are you?” It feels like something is missing. Calling someone by name usually brightens their day. Some people don’t find names important (they should!) or they are just not good at name memorization (they often tell me!) Well, you can learn how to memorize names. I’ve developed a few tricks over the years at remembering names. My need for frequent name memorization stems from a peripheral social circle where I might meet someone and not see them again for a couple of weeks. The contact is brief. Maybe you have the same type of situation at an infrequent business mixer, with some neighbors you rarely see, or at the gym? After running into someone a few times, there could be a casual interaction, then a more formal “I’m Suzie”, which opens up the “I’m Jack” introduction and a handshake. Then you may not see this person again for quite a while. That makes it harder to remember their name. Or so it seems.So, how can you memorize names? There are three key methods that you can implement to improve your name recall. Visual - Use a physical attribute to connect with the name.Auditory - Make a play on words, use song or rhyme, or another relational tie to the name.Kinesthetic - Write it down. I make a note with the name on my phone (not in front of them!) All these aspects of memorization help reinforce the names in my brain. The more imaginitive your association, the better!Here are some examples:Abbie – I think “Abbey Road!” (the Beatles). She has red hair, so I have an Irish-English thing in my head.Sean – Sean works with Abbie, so I connect them as “Irish” – two Irish names, Sean and Abbie! I even repeat it in my mind with an Irish twang.Dave – Dave is big and tall. “David and Goliath” was my initial trick. Kenny – my brother’s name is Ken. I mentioned this to Kenny when I first learned his name, and he then told me his niece’s name is Wendy. So that connection embedded pretty fast.Beth – Beth the beautiful. Enough said.Sandy – Her daughter, whom I already knew, is “Mandy”! The rhyme sticks (“Mandy – Sandy”)Kim – looks like Kim Novak, the actress.Anne – tall with broad shoulders, so Anne – Amazon!A Couple? - I may use a stronger mental play for one of the names, but then I always say them together in my mind “Sylvia (pictured with her hair over one eye) and Byron”. (Plus the “y” in both names)Tougher names? I have a new acquaintance named “Avonis”. I had to ask for his name multiple times to hear it right. It rhymes with “Upon Us”. That’s a musical connection.Writing down the names is important, so you can review them if necessary. That ties in another visual piece to a kinesthetic element.Finally, I repeat the name in my mind the evening after the meeting, along with whatever mental trick I originally devised. If there were several names, I repeat them all. Doing this, I actually remember people’s names from years ago, people I don’t see any more.So, the next time someone says “Hello” to you, give them a smile by calling them by name! It's Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Hitting the Back Button

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Tue, 17 Aug 2021 06:37:44 -0700

Have you ever started typing an email, and thought the better of it? You hit the back button to erase that portion of the message. The one that conveyed how you really felt, or some potential tongue in cheek humor (or sarcasm) that would better be conveyed by voice? I do it all the time. Sometimes it slips out. Today I was typing an email to one of my clients about furniture being sold outside of closing. This is something I normally don’t deal with, as it’s not “real estate”. Furniture is personal property and that’s better handled directly between a buyer and seller. In this particular sale, the buyer wanted several tables and some artwork, and I received an itemized request from the buyer’s agent. The seller did not want to sell them all, so I then received her version of the list, with a price of $500. I conveyed that by text to the buyer’s agent. Then, I was further instructed to ask the buyer, by the seller, should the buyer not respond quickly enough, to seek those items on craigslist, where the seller was going to offer them for sale imminently. (At this point it was becoming comical.)So, I relayed yet another message to the buyer’s agent with the seller’s wishes and instructions about the furniture. When I acknowledged this final (I hope) email from the seller, I originally typed “By the way, I can put you in direct touch with the buyer to sort out furniture purchases.” Or something perhaps not quite as diplomatic. I deleted it. First of all, my attitude wasn’t gentle, in my mind. And if I had added it, it would really have contributed nothing, as this dialogue was close to petering out anyway. What’s in the mind comes through, if even in a nuanced way, as an intention. In those cases, the back button is our friend."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

"Cancelled!" - The Dreaded Florida Homeowners Insurance Letter

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Mon, 16 Aug 2021 12:52:28 -0700

I recently wrote about our homeowners insurance doubling on one of our Destin Florida area houses. When I opened my mail the other day, I got another insurance cancellation notice! I said “Oh no, this cannot be happening again!” The insurance company for our primary residence, Gulfstream Property & Casualty Insurance, just went out of business, with $35 million in underwriting losses it could not sustain. That left us and 33,000 other Floridians scrambling to get new insurance, right before the start hurricane season (as I sit here now awaiting a Tropical Storm!)After I got the cancellation notice, I contacted my Florida homeowners insurance agent to find another policy. He got quotes from eight companies, and the most reasonable was 71% higher than our previous coverage! That’s from $2460 per year to $3460 per year. Other policies were as much as $7500, or more than triple. We had no choice but to accept the new policy.“What the heck is going on with Florida homeowners insurance prices?” I asked my agent. “It’s scammers!”, he told me. How do these insurance scams work?Basically, “runners” will target neighborhoods in Florida looking for houses with a little wear and tear on the roof. They may go door-to-door, put out flyers, or post signs that say “Free Roof Inspections”. Even if the roof is good, they tell homeowners that they can get a free new replacement roof by filing an insurance claim. They will do all the paperwork, and may pay the insurance deductible for the homeowner. They may also give the homeowner a gift certificate to participate.The homeowner then signs a contract and “assignment of benefit” which allows the roofing contractor and the attorney involved in the scam to file an insurance suit stating the roof was damaged from a previous storm. The assignment of benefit allows them to receive any monetary award as a result of the claim. They may go so far as removing shingles and starting the roof job, so that the insurance company’s adjuster cannot verify the previous condition of the roof.When the claim is settled, the attorney behind the fraud can receive what’s called a contingency fee multiplier. This could be double, ten times, or even 30 times the monetary damages the homeowner (whose benefits are now assigned) wins. For example, one 2019 case paid the attorney $700,000 on a $35,000 claim. Florida is the only state in the nation that allows these multipliers on insurance claims. Florida has 76% of the homeowners insurance claim litigation in the country, losing $1.5 billion last year.What’s happening as a result of these fraudulent claims? Florida insurance rates rise for everyone. 35% of the hidden cost of a policy is to cover the insurer’s expense in fighting this scam litigation. Insurers don’t want to cover homes with roofs older than ten years, because those are more likely to be targeted in a scam. So, in order for a homeowner to keep their insurance, or to cut the cost, they have to pay to replace a perfectly good roof that’s a little old. This is a feeding frenzy that benefits only the roofing contractors, shingle manufacturers (who teach seminars in how to get insurance companies to pay), and scammer attorneys.Recent Florida legislation, SB76, was passed to help fight the insurance fraud and lessen insurers’ risk. It limits the originating date of claims to be within two years from the event, versus three, has litigation stipulations which may reduce awarded amounts and attorney fees, and makes it illegal to solicit homeowners with prohibited advertising. The legislation will probably not reduce Florida insurance rates soon, as it’s criticized as not going far enough. It does not eliminate the contingency fee multiplier that can pay out huge damages to the attorney.And as for stopping illegal solicitation, I just saw another “Free Roof Inspection” sign go up in my neighborhood. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

A Simple Question to Start a Phone Call

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Thu, 12 Aug 2021 12:42:38 -0700

The other day, a busy start of a real estate morning, I was trying to leave the house. You know those days when you cannot seem to get out of your pajamas, being caught up in emails, internet updates, and text messages from agents and clients? (Confess, you know what I am talking about). Well, it was one of those mornings.Propping my phone onto my bathroom counter, getting ready for the day, I kept checking my emails. Lucky to jump in the shower at 10:00 a.m. Out of the shower I came, hair soaking wet, the phone rings. Normally, I would not have answered it at that time. Something possessed me to do so. It was a mistake.Believe me, I welcomed the call from a new buyer client referred to me by a local builder. He was earnest, serious, and quite loquacious. While my hair continued to drip. He explained to me his past real estate projects, construction types, lot requirements, and knowledge of the area. There was no place to pause, and it continued. I scrambled for a piece of paper and maintained my composure. As the frizz started to form on my head that would further explode from the humid day. No flat iron was going to solve this problem. Which brings me to a simple piece of advice. When starting any phone conversation, after a brief “How are you?”, the added, “Do you have a moment to talk?” should be asked. I always begin my phone calls that way. Variations are, “Are you free?” “Do you have a quick minute?”. When the question is asked, the recipient is “let off the hook”. If they are busy, they will generally say so, with a sense of relief. Then, you can call them back or they can call you back when they are available. If I am asked the question, and I am busy, I explain that I would like to call them back, so I may give them “my full attention”. People appreciate that.Did I survive the day? Of course. Did my hair look good? Not really. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comWendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Should You Accept a Back-Up Offer on Your House?

Wendy Rulnick, "It's Wendy... It's Sold!" (Rulnick Realty, Inc.) — Wed, 11 Aug 2021 08:45:04 -0700

Should you accept a back-up offer on your Destin Florida property, and what is it?I recently placed one of my Destin listings under contract. It’s a fast market, so the house went “pending” in one day. The offer was great, for cash, with a strong price and a fast closing. Of course, I had received several inquiries and showings as soon as it was listed. One agent whose buyers didn’t move fast enough, asked if they could put in a “back up offer”. What does that mean, exactly?In Florida, you can write an offer for real estate with a “back-up” contingency. It says, in a nutshell: The back-up contract is contingent on the termination of a prior contract. The back-up contract is effectively withdrawn if the prior contract is not cancelled by a specified date.The buyer can withdraw the back-up contract at any time prior to notification that the primary contract is terminated. How does a back-up contract benefit a seller?A back-up contract obligates you to sell to the secondary buyer should the first offer fail to close. The failure to close could be for various reasons, such as: the buyer cannot get financing, the house does not pass an inspection, the buyer backs out, etc.But why would you want to be tied in to a second contract? If you are, you will miss any potentially better offer that might come in. Let’s say, however, that the back-up contract has fantastic terms, like a strong price, cash, and few contingencies. Even then, the back-up buyer can withdraw his offer at any time prior to moving into first position. It’s really an “option” to actually become the primary contract.So, it just ties you in, and the back-up buyer is in control. That’s to the buyer’s benefit, and not yours. It’s Wendy… It’s Sold!Wendy Rulnick, Broker, Rulnick Realty, Inc.Call 850-259-0422Email Wendy: itswendy@rulnickrealty.comThis is not construed to be legal advice. For contract questions, consult an attorney. Wendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.Parlo italiano."It's Wendy... It's Sold!" Wendy Rulnick, Broker/Owner Rulnick Realty, Inc. Call Wendy Rulnick 1-850-259-0422 email itswendy@rulnickrealty.com www.rulnickrealty.com property searches and community info Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.