Cape Coral Real Estate

Like a lots of people, I had an eye on Facebook regarding the IPO. Even if I’m not into investing on Wall Street, having no knowledge, I was just curious what could be the outcome of it. It was definitely the talk of the town, if not the talk of the planet in this case .

I put these 2 widgets side by side, so I can compare how is reacting the Facebook share and the Cape Coral Real Estate. The future will tell if it was better to invest in Real Estate or in facebook
Maybe this can be useful for other investors as it is for me.

Those values are updated live, so you get the real picture here.

Cape Coral
Real Estate Statistics

Cape Coral homes for sale

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Comments (0) May 23 2012

The basic of a Real Estate transaction is obviously a seller willing to sell to a buyer willing to buy. Once you have those terms agreed upon, you are half way to closing.

But if the seller have to settle for a low ball offer from a buyer, everyone involved in the deal may lose time and money. This is where a clever agent can use valuable skills to negotiate the deal and make it happen all the way to the closing.

One thing I use to do is really showing the temperature of the market to  my buyers. I think it is important that they acknowledge how the today’s Real Estate market in Cape Coral is reacting to. I compare sold pricing instead of listed pricing, and this can be valuable to sellers as well in order to ask the right price instead of waiting an offer forever. Once my buyer understand the market, of course, it is ultimately their decision on what to put in their offer. But at least they know the potential result.

Also, I like to compare what’s comparable. I recently visited a seller. It was a “by owner” and his price was close enough to what the neighborhood was asking for. However, the features of his home were very different and a realistic price should be much lower. That’s why it’s still for sale with no showing today, after months on the market. So, I show only similar features home for comparing and make a wise decision about the offering price.

Low ball offers usually waste buyers’ time. And that time is valuable. If a buyer is offering low ball offers on 20 properties and getting denied each time, offering a decent price at the first one would most likely had given equity by now to that buyer. Not only he had money in the property, but he is an owner instead of nothing, hoping for “the best deal” to happen. Make low ball offers if you don’t need to buy, not if you are looking for a roof to live under.

Now, if you see a property bought around 2005-2007, when the Real Estate was at peak, chances are the seller is selling at lost. He knows that and it is already difficult for him. Showing a low ball offer right there is to shoot yourself in the foot. This is something I have the need to emphasize for the health of a transaction. Sellers are people with families they have to take care of, not just a number. Ultimately, again, my buyers have the last decision about their offer.

Low ball offer

But let me tell you something that happened in the last few months when a buyer from Pennsylvania emailed me asking for a “good deal” foreclosure. I had several of them and even if I explained that the market is bouncing back, often with multiple offers, this buyer wanted to get a bargain in a location where everything was dirt cheap.

I found a nice pool home located in the SE of Cape Coral with access to the gulf of Mexico. It was a foreclosure well priced at $179,900. He told me he would pay that price when he saw the other similar sold properties I sent to him. But he wanted to “grab a deal” and he made an offer at $150,000, hoping a counter offer in the mid $160K from the bank. The scenario I told him just happened. They was a counter offer, but to another buyer who offered $175,000 and who ultimately close on that property. At this time, there is no more gulf access pool home in SE cape under $200K. No need to say the buyer made an easy $25K equity in one month. My buyer? He closed on a lovely property with a nice pool for $195,250. He does not have access to the gulf of Mexico. He’s on a fresh water canal. He knows he missed it.

So, if you are thinking of low ball offers, just know what to expect. And don’t make me wrong, I make low ball offers myself time to time, but I don’t have to buy. If I close it, great. If not, oh well, next…Not a big deal

Comments (0) Apr 25 2012

Cette année encore a eu lieu la fameuse course de bateaux en carton a Cape Coral. Cette régate a lieu chaque année depuis 19 ans maintenant et depuis 4 ans dans le parc des Quatres Libertés (Four Freedoms Park). Il y a quelques mois, la ville de Cape Coral a placé du sable dans ce parc de telle maniere a faire une plage. Donc, cette fois-ci, il y avait une évidente atmosphere de détente de vacances dans l’air.

Plus de 40 bateaux en carton ont participés a cette régate et a peu pres 2.000 personnes ont assistés a l’evenement. Des stands servant de la nourriture et boissons étaient placés un peu en arriere. Comme chaque fois, j’ai pu prendre quelques photos et vidéos. J’en ai placé une ci-dessous pour vous donner une idée des lieux et de l’ambiance.

Il faut savoir que pour assister a cette régate en tant que spectateur, l’entree est gratuite ainsi que le parking. Par contre, si vous désirez construire votre propre yacht en carton et participer a la course, un droit de participation est obligatoire et coute seulement $15. Mais les souvenirs acquis sont sans prix

Le seul dommage cette année fut le temps. Les années précédentes, le soleil a pratiquement toujours été au rendez-vous. Cette fois-ci, meme si l’évenement est passé entre les gouttes, le ciel était fort chargé et gris. Mais la température de 24 degrés celsius nous faisait passer une journée malgré tout agréable.

Comments (0) Apr 22 2012

For the last 19 years, individuals and organizations have participated building floating ships using cardboard and glue, and let’s say it, lots of work. The Cape Coral cardboard Boat regatta is a cape coral thing. Last year, about 40 vessels competed in the regatta. This year, there were more than 40 and about 2,000 people had a blast watching those hippies in their floating 70’s van or the “pirates of the Cape”.

While it all began Cape Coral yacht club in 1994, the event attracted more and more people. It’s been at the four freedoms park for 4 years now, and this year, had a vacation atmosphere since the sand was put there to make a beach, even if the weather was not so cooperative, no rain during the event but cloudy day.

This year, the event began the Friday before the race. People could enjoy live music and food, and also meet the cardboard boat builders who will participate at the regatta. Like other years, I was there to watch. You know, I’m not a sailor but I could get a couple of videos.

For those who want to participate, there is a website about this event at www.capecoralregatta.com

Comments (0) Apr 22 2012

Hier, j’ai recu un coup de fil d’une personne résidant a Geneve en Suisse. Nous avons eu une conversation qui mérite quelques éclaircissements au niveau des papiers nécessaires pour l’achat ou la vente d’un bien immobilier aux Etats-Unis en général en en Floride en particulier.

Ce messieur a, auparavant, fait l’acquisition d’une maison dans l’état du Texas. Au moment de passer les actes notariaux, l’agent immobilier – un local qui n’a évidement aucune notion au sujet de l’immigration – lui a fait savoir qu’on allait retirer 30% du prix de vente lorsque ce résident Suisse allait vendre. J’ai expliqué ce qu’il en était en réalité.

Il est vrai qu’il y a une retenue de 10% sur le prix de vente d’un bien immobilier situé sur le territoire Américain lorsque le propriétaire est un étranger. Notex bien le 10%, et non pas 30%. Un propriétaire étranger est généralement défini comme une personne étrangere, mais aussi toute personne non résident légal, une société étrangere, un partenariat ou un trust, mais pas un étranger qui est résident légal. Et les 10% retenu sont calculés sur base du prix de vente du bien immobilier.

Le vendeur peut aussi faire une demande a l’I.R.S ( Internal Revenue Services – le departement des impots ) pour obtenir un ” Withholding Certificate ” ou un certificat de retenue pour réduire ou éliminer le montant retenu.

Un point important est aussi a retenir ici, et c’est notament le cas ou le prix de vente est inférieur a $300.000.

Si un bien immobilier a un  prix de vente  inférieur a 300.000 dollars au moment de la passation des actes , la retenue ou le report de ces 10% n’est pas nécessaire si et seulement si l’acheteur a l’intention d’utiliser cette propriété comme résidence principale. L’acheteur doit avoir l’intention d’utiliser cette maison au moins 50% du temps pour les deux premieres périodes de 12 mois. Donc, 50% des 12 premiers mois et 50% des 12 mois suivants. Par exemple, l’utilisation continue des 12 premiers mois mais aucun autre jour de la deuxieme année ne qualifie pas pour l’exception. Or 50% d’occupation est atteinte sur les 24 mois. Il faut 6 mois la premiere année au moins ET 6 mois la deuxieme année au moins. L’acheteur doit aussi etre un individuel, et non une société.

J’ai eu le cas il y a quelques années. Un citoyen Francais vendait sa maison pour un prix demandé de $309.900. Une offre a été acceptée a $309.000. Vu que le prix de vente est supérieur a $300.000, une retenue de 10% doit etre appliquée, laissant une somme de plus ou moins $280.000. En réduisant le prix a $299.900, ce vendeur n’était plus soumis a une retenue et pouvait repartir avec la totalite des $299.900, économisant plus ou moins $20.000 au passage. Il avait donc plus d’argent en poche en vendant en dessous de $300.000.

J’espere que ceci facilite la compréhension de cette retenue monétaire. Mais si vous avez des questions, ou si vous etes pret a vendre ou a acheter de l’immobilier sur Cape Coral, n’hesitez pas a me contacter par email a info @ 1capecoral.com ou par téléphone au 239-240-7346

Comments (0) Apr 15 2012

There were about 9,895 properties for sale in Cape Coral at the end of March 2012. And $225,000 was the median asking price of these homes. But what’s important to know is the decrease of the inventory. There are 20.2% less properties available for sale than a year ago while the median price increased by a whopping 8.2%.

The median asking price for homes in Cape Coral peaked in April 2006 at $406,348 and is now $181,423 (44.6%) lower. From a low of $172,500 in October 2010, the median asking price in Cape Coral has increased by $52,425 (30.4%).

25th, Median (50th) and 75th Percentile Asking Prices for Cape Coral Florida

Cape Coral Housing Inventory History

Housing inventory in Cape Coral, which is typically highest in the spring/summer and lowest in the fall/winter, peaked at 22,335 in February 2008. The lowest housing inventory level seen was 9,790 in September 2011.

Housing Inventory for Cape Coral Florida

Comments (0) Apr 05 2012

The number of foreclosure has hit the its lowest level. Today, when I checked those bank owned properties for Cape Coral, there were only 214 units. For your information, there were 1085 in December 2010. And that’s most likely why we see more interest in the non distressed market, often with multiple offers.

All is all, there are 1774 properties for sale in Cape Coral and we have experienced 451 sales in the last 30 days. That’s mean we have about 3 months inventory out there, making it a seller’s market now. And if you add the fact that multiple offers occur more often now, buyers have a harder time to have their dream home under contract. That is exactly what my french speaking buyers from France experienced. They use to make a search online for ” maisons a vendre a Cape Coral “, find me there, give me a call to begin the search and get very frustrated after looking around for a few weeks, seeing nothing good is available anymore.

Cape Coral luxury foreclosure

The thing is, today, if you plan to buy a property here, be prepared. Get your financing handy, bank letter, pre-approval. And once you see a property you like, make that offers good enough to have the seller put his signature on your contract. Unfortunately, if you don’t act quickly, chances are the property will be pending before you realize it. Prices are still the lowest in the nation here, especially if you compare the amenities that Cape Coral is offering with cities in the middle of Tennessee for example. Not only the weather is more attractive, let’s face it, but also the proximity of the water, with the gulf of Mexico and the beaches.

So, in my opinion, 2012 shows the switch from a buyer’s market where sellers were waiting for a single offer to show how low was the price offered to a seller’s market where the buyers are competing so ferociously to have a chance to buy that property at often a price above the asking price.

If you are entering the market for selling or buying a property in the Cape, give me a call or send me an email. There is still time to find your dream house at an excellent price, but don’t delay.

Comments (0) Mar 25 2012

La très sérieuse section immobilière de Yahoo nous a révélé il y a de ca à peu près deux mois que Cape Coral est la ville dont le prix immobilier augmente le plus dans tout les Etats-Unis. Ceci est évidement une excellente nouvelle pour nous les habitants mais aussi pour les investisseurs qui travaillent avec moi, dont une grande partie venant de France.

Maison a vendre a Cape Coral en Floride

Cette augmentation est de 12,1% sur les 12 derniers mois, faisant de Cape Coral la ville numéro 1 devant Bridgeport-Stamford dans le Connecticut qui voit une hausse de 10% sur les 12 mois passés. Mais le prix moyen reste toujours abordable puisqu’il se situe vers les 100.000 dollars pour une maison standard de 3 chambres avec 2 salles-de-bain.

Donc, les investisseurs et autres peuvent encore prendre le train en marche, il est encore temps. J’espère que vous avez déjà acheté ici  à Cape Coral durant les 12 derniers. Et sinon, il est encore temps. N’hésitez pas à me contacter.Il semble bien que la reprise immobiliere a Cape Coral montre le bout de son nez pendant que le continent Européen a beaucoup de difficultés. Profitez que l’Euro est toujours assez fort face au dollar et vous aurez fait un excellent placement immobilier aux Etats-Unis qui sont un pays solide globalement.

Pour ceux qui sont interesses, voici le lien vers cet article de Yahoo Real Estate

N’oubliez pas de vous adherer a la page Facebook des francophones de Cape Coral

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Comments (0) Mar 13 2012

The very serious Real Estate section of Yahoo has brought something very interesting a couple of months ago, and a very good news for people who bought a home in Cape Coral in the past 12 months. And not only in the Cape Coral real estate but also all around, like Lehigh Acres or Fort Myers. The good news is that Cape Coral is the highest rising home prices in the U.S.!

Price differences show an increase of 12.1% for the last 12 months far ahead from Bridgeport-Stamford in Connecticut, but with still a median price of$100,000 for a typical 3 bedrooms 2 bathrooms house. But the number of foreclosure is still important with 1 foreclosure for every 92 homes. That alone will probably decrease the price rise into the single digit. It will remain steady in my opinion though because the median price is still the lowest nationwide, but steady because more and more people see a perfect place to retire when they think about the sunshine state.

Cape Coral italian style foreclosure for sale

The city of Cape Coral show only a 4 months’ supply of properties, which has to rise prices and demand. Lehigh Acres has only a 1 month’s supply and the rumor about how secure is the city is decreasing as well. People begin to realize that crimes in Lehigh Acres were made by A/C, pool and water system professionals in search of free parts by stealing A/C, pool equipment and water system equipment from abandoned foreclosed houses there. Those foreclosure having disappearing rapidly, those parts are no longer available and crimes rate has melted like snow under the sun.

So, this is an excellent news for our community and I really hope you bought within the last 12 months. If not, and if you still want to take the running fast train to real estate wealth, feel free to give me a call at 239-240-7346 or send me an email at info@1capecoral.com.

Here is the link to that Yahoo Real Estate article.

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Comments (0) Mar 13 2012

My wife and I were spending great quality time last week-end during the shrimp festival in Fort Myers Beach. We were with our 18 month old grand daughter and I think that was her first time she saw the beach and the water there.
The city was crowded with people and also with students who came down for spring break. The ambiance was hot and noisy
At first, we were redirect to park on vacant lot before the bridge. The police closed down the bridge because of the parade. Of course, there was a guy taking advantage of tourist asking for 5 bucks for parking. He was maybe a neighbor trying some few quick bucks.
So we went crossing the bridge walking, which was OK, it’s not that long and you get nice view from the top of it. Once there, we were trapped in the middle of the parade. That was really nice. My wife got several pearl pendents, especially from those 6-pack firefighters dancing on their char
Then we headed to the shrimp festival place where we ordered the $10 shrimp menu served for and by the lions club. We got some nice well cooked shrimps, and some were just huge, with some slaw. Bottle of water were at $1.
After a nice meal, we went to the pier. Our grand daughter could appreciate the water view and a couple of pelicans sleeping right there, on the spot where fishermen clean their catch of the day. The beach had quite a lot of beach bums that week-end. Not only because it is high season for vacationers, but also and mainly because of the nice weather we have here in winter. I took a picture of the beach to show you how it was. So, make sure to make plan for your next vacation here in Fort Myers Beach. You’ll be glad you did. And you plan to buy a nice little home In Fort Myers Beach for your holidays and renting it in between your stays to help to pay the mortgage or the expenses, feel free to contact me through www.1capecoral.com or by calling me at 239-240-7346.

Comments (0) Mar 12 2012