homes

Why Are New Home Builder Contract So One-Sided?

February 21, 2018 by Lance Mohr

Have you read a new home builder contract and wondered why it's so one-sided and wanted to know if you can do anything about it? I will explain why ALL home builder contract are one-sided and what you can expect for this.

Transcription

Hi everyone, this is your Tampa Bay realtor Lance Mohr and in this video, I want to talk about why builder contracts are so one-sided and is there anything you can do about it and for those of you who actually read the builder contract, you know how one-sided they are. They lean completely toward the builder and not toward the purchaser. We are going to talk about that in this video.

Over the years I’ve read a lot of builder contracts from huge national builders to small little builders. It seems like they're all virtually the same. The one thing they all have in common is there very one-sided. It's almost like there a boilerplate contract and they just look out for the builder’s best interest. There is a reason for this. You have to look at things the way the builder looks at it when you’re buying a home and there in business to build a home and get it sold. They’re not a business to kick people out a contract even though you read one of their contracts and you look at it they have some normal stuff in there that will be in a regular real estate contract. Like you have so many days to get a home loan or you get your earnest money back and you have so many days if you have to fill out an application for the loan and stuff like that. But then a lot of them have some really weird things. Like it could take them 2 years to build. You’re thinking, what the heck out is that about or they kick you out a contract for basically any reason. You’re like why, oh my gosh I don’t want to be kicked out of the contract what’s going on there.

If you look at it from where the builders coming from and think of it this way, they are on the job to build homes and sell homes not kick people out of contract. A lot of times the reason why that's in there is because they need to protect themselves. I've had this happen before and I’ve head the stuff like this happening where they've called builders call that the buyer and said hey I know this you’re out in front of the home with the kids and you’re walking around and you don't have a hard hat on. You can’t take kids on the job when the workers are working and there telling people this over and over and over again. Well if People continue to do that, if buyers continue to do that will probably have to kick you out of the contract because if OSHA comes by and they see something like that, the builders are going to get slapped with huge fines. So just work with the builder and understand why they are telling you this stuff.

If you have any question about new hoes or new home builders in Tampa Bay, FL please contact me.

Lakefront Property In Tampa, FL – Water Skiing Lake

November 4, 2015 by Lance Mohr

Why buy someone else's home when you can have your Dream Home build?

Outlaw Lake Estates is a 37 Lot Gated Luxury Estate Subdivision with a private water skiing lake * This quaint community offers privacy and tranquility, as well as entertainment for the boating enthusiasts * The community borders a 40± acre ski lake with a community boat ramp – Private docks are allowed * Estate lots range from ±1.11 to ±2.89 acres * Choose your builder or we can recommend a great builder * 2,400+/- SF minimum living area for single story homes and 2,800 SF minimum living area for 2 story * If you are looking for a quiet lakefront community that allows water skiing you’ve found the right place * Come see Outlaw Lake Estates today!

Click here to view all 16 lots for sale: http://bit.ly/1iD5Nsd

The Real Estate Must-Haves No Buyer Should Overlook

September 11, 2014 by Lance Mohr

In the world of buying real estate, it is important to know what you are doing so that you don't get taken for a ride. That is where a lot of research on real estate buying protocol comes in handy. Follow these tips to help you get a good deal when purchasing real estate and to avoid scams.

Determine if your desired property is in an economically viable area. Find out if property values in the area are rising or declining. Check with your city's economic office about the recent history of income from the area. This can be a determining factor in whether or not the property will appreciate or not.

Take the time to investigate the inspector for your potential property. You should make sure that they are certified, work for a reputable company and if possible are with an inspector association that is non-profit. If not, their credentials may be supplied by a non-reputable organization that supplies them for nothing more than a fee.

If you've dreamed of having a vacation home, now is the time to buy. Home prices have gone down in popular vacation destinations like Florida, Las Vegas, and California, and so have interest rates. It sounds risky, sure, but as they say, you have to spend money to make money; and you can easily rent out your second house while you're not using it. It's definitely a good time to buy.

By searching for the best prices one can assure that they will be making the most of their money. Homes that have been foreclosed on can be found for attractive prices although more money may be needed to be invested in the home. Other homes can be bought for more but may require less money invested.

Potential buyers should be sure to get everything in writing. This is especially important when working with a builder, as options and upgrades which are verbally promised may not end up being honored. Make sure you have a knowledgeable Realtor that knows about new construction and a the local builders. This can help you to avoid frustration and confusion during and after your home closes.

One important tip when it comes to real estate is to make sure that you do your homework on what agent to choose. This is important because this may be the largest investment of your life and you need to make sure you are in good hands. Be sure to do background checks, read reviews, and try to find out their track record.

When you are moving, pack a suitcase full of things that you may need for a few days. Include things like clothing and toiletries. Keep this suitcase separate from everything else so that you can have easy access to things that you would need until you can get totally unpacked at your new home.

As you can see from the previous list of tips, buying real estate can be quite an undertaking even if you have done it before. It takes some work, research, and common sense to avoid making a poor purchase, but it is all worth it in the end to make a smart property purchase.

Please give me a call so I can help you with your real estate needs.

Tampa Waterfront Homes for Sale – Tips

March 5, 2014 by Lance Mohr

Read the video transcript below.

Hi, my name is Lance Mohr and I’m a real estate agent in Tampa and I wanted to do a video today because I had a gentleman call me, actually someone I knew in Tampa. He had one of his friends that was looking for a waterfront home in Tampa Bay. It was more of an acquaintance and the gentleman was looking at Tampa waterfront homes for sale and they decided to buy a lot so they contacted a real estate agent and they didn’t know at the time this real estate agent really didn’t have a clue in what they were doing so let me just tell you about his experience and it was really almost catastrophic for this gentleman and his wife. They almost bought a $600,000 lot that was on the wrong location.

So what happened is he was talking to the agent, they were looking for Tampa waterfront homes for sale and then they went to the lot and they decided to build something so the agent starts sending them information. They found one that was advertised on the Gulf of Mexico. It was a gorgeous lot on the Gulf so they went under contract on it, they paid $600,000 and they put $50,000 earnest money down. Well what happened is they get a little before closing to find out that this lot was not on the Gulf, it was across the street on the intercostal- big difference. On the Gulf it was probably worth $600,000 but on the intercostal when you have neighbors 50 yards across from you it was not worth anything near $600,000 so I talked to them to figure out what happened and I asked them, I said well the listing agent advertised it on the Gulf. I said well didn’t you see a survey? And he said no, they kept on giving us excuses. They were paying cash for the property. The listing agent kept on giving his selling agent, his realtor excuses about the survey and I said, “Okay but when you came to town didn’t you meet your agent and meet the listing agent at the property and look at the property and see where all the stakes were for the survey?” He said no and I said okay well didn’t your real estate agent at least call the title company and ask them for a plot map or did you see the plot map of the property and he said no. He didn’t know what to do. He was new to all of this and I completely understand that.

It's hard to ask a question or know what to do when you don’t know what to ask or what to do. He relied on his real estate agent and his real estate agent didn’t really have a clue on what the heck they were doing. On the other side the listing agent just seemed completely unethical as well as the seller so I basically told him how he could get out of it which was pretty easy and there are outs in contracts, there always is but he ended up getting out of it. He lost $50,000 but I told him first off the seller needs to provide. It is up to the seller and I’ve done waterfront listings before on the lots and I tell the sellers, look if you want me to list it, you are going to have to get a survey. I have even had sellers that have come to me and said if I have the listing I have the survey but I went out there and there were no stakes anywhere. You are going to have to pay a surveyor $100.00 to go stake the property because I need to meet the potential buyer and the realtor out there and we need to walk it or at least they need to walk it and they need to know what they are actually buying. So you have to get a real estate agent that one knows what the heck they are doing and keep in mind you as the home buyer, you as the consumer if you are buying waterfront homes in Tampa or anywhere for that matter in Florida or anywhere else you have to do your due diligence. Do not just figure all real estate agents are the same because this gentleman literally was weeks away or not even that far away from buying a $600,000 lot that was not facing the Gulf. Unbelievable! So anyhow, do your due diligence. If you have any questions on anything, don’t hesitate to give me a call. I’m doing a bunch of these video series right here so you can always look at my other videos or type in the search box as far as finding different videos and stuff. If you have any questions don’t hesitate to give me a call. I would love to help you out and I would love to answer any of your questions for you. Take care and I wish you the best of luck.

If you are searching for Tampa waterfront homes for sale or luxury waterfront homes in Tampa please visit our Tampa2Enjoy Real Estate website.

Renters Are Getting The Shaft From Their Hedge Fund Landlords

October 25, 2013 by Lance Mohr

With so many renters getting ignored by their hedge fund landlords it would be wise for them to start know their rights as a tenant. As a landlord of over 18 years I can tell you that most states have very strict guidelines of what a landlord can and cannot do. If the landlord keeps crossing this line they are going to pay a hefty price. If you know anyone who is going to be renting a home they need to read below.

Here's What Happens When Wall Street Builds A Rental Empire
“There's no escaping the stench of raw sewage in Mindy Culpepper's Atlanta-area rental home. The odor greets her before she turns into her driveway each evening as she returns from work. It's there when she prepares dinner, and only diminishes when she and her husband hunker down in their bedroom, where they now eat their meals.

For the $1,225 a month she pays for the three-bedroom house in the quiet suburb of Lilburn, Culpepper thinks it isn't too much to expect that her landlord, Colony American Homes, make the necessary plumbing repairs to eliminate the smell. But her complaints have gone unanswered, she said. Short of buying a plane ticket to visit the company's office in Scottsdale, Ariz., she is out of ideas.

Most rental houses in the U.S. are owned by individuals, or small, local businesses. Culpepper's landlord is part of a new breed: a Wall Street-backed investment company with billions of dollars at its disposal. Over the past two years, Colony American and its two biggest competitors, Invitation Homes and American Homes 4 Rent, have spent more than $12 billion buying and renovating at least 75,000 homes in order to rent them out.”

Good video on hedge funds buying up homes in Atlanta, GA

Renters need to understand how is renting the home to them and by all means get familiar with your rights as a tenant in the state you live in.

If you have any questions about real estate in Tampa Bay please get in touch with me by going to my website Tampa2Enjoy.

3 Practical Tips on Maintaining A Clean Home

June 25, 2013 by Lance Mohr

We have all went through the panic cleaning marathon right before company came over and it sometimes can be a real drainer. We end up rushing everything and stuffing things into the closet or chucking things under the sofa just to speed up the process. Just imagine you own one of those huge luxury homes in Tampa and one day you decide to do a thorough clean up. Imagine the absolute mess you will find. Here are some really practical tips on how to avoid the whole problem.

Return what you use – This is one of the most basic principles and is mostly overlooked by many. Of course it’s not easy to return everything single thing you take out but if you make it a habit, and consciously practice this little trick, your house will be much easier to clean and maintain. If you start this practice as soon as you buy one of those fabulous new homes Tampa has to offer, maintaining it will be a piece of cake.

Keep it where you use it – Simple things like leaving your laundry detergent with the clothes to wash, or an extra set of bedding's right under your mattress are great ways keep things in check thus not messing the whole house when looking for them. The less effort you spend to put something away or find it, the more often it will actually get put away in the correct place no matter how big that luxury homes in Tampa is. In terms of long term benefits, this can apply in almost everything you do making you a much more effective and productive.

Letting go of unnecessary things – We are all guilty of this. Because of sentimental value, or thinking that you might need it in the future, it is really hard to let go of some things and we end up hanging on to them forever. Although it can indeed be hard to get rid of memorable items, once you start letting go, you will find you have more room in your house than you expected, giving you a lot more space to work with and much easier to keep clean. Luxury homes in Tampa are known to have one of the most elegant and spacious estates in the country and maintaining such powerful establishments can indeed be a challenge, but if you follow these three practical tips them tidy and in check will certainly make your job easier.

Click here! to browse our website for available luxury homes in Tampa Bay. You dream home is just a click away.

Moving Tips – One Month Before You Move

June 6, 2013 by Lance Mohr

You are very excited, after months of inspections, shows and a lot of stress; you have finally selected one of the new homes in Tampa FL to call your own.You have so many ideas when it comes to decor and just can’t wait to get started but wait-there is one last milestone you must overcome: MOVING.

Although there are professional movers available to help you, you will still need to do the packing and making sure that everything gets taken. Here are things you must accomplish from one month before you move:

1. Finalize your packing list ready. You probably already have a draft made so a month before you can start packing the things that you don’t usually loose. As you go along, you may see the need to add some things to that list or perhaps remove some.

2. Notify the post office of your changed address. This is something that should be done as early as this so you don’t forget it later on with all the chaos during your move. Make sure you accomplish this at least one month beforehand. Simply get the form for change of address and send it out or you can simply fill up the form online.

3. Notify the utility companies. From your water and electricity to your internet connection and cable, you need to inform all these companies if you want to have their services when you move. You can choose to either change your address or simply cut services from your current home and get them turned on when you move. This is also a perfect time to decide whether you want to keep or discontinue their services.

4. Notify the newspaper. This is off course if you live in one of those places where a newspaper is delivered to their doorstep each morning. Aside from the paper, you ought to also notify anyone else whom you expect to deliver anything to your door- online shops like ebay for example need to also be informed of your move.

5. Gather your important documents. It is best to gather all these essential documents a month before you move so they don’t get lost during the main move. Take them aside and find a place to put them where they are safe from the chaos your house is going through. Make sure you take care of these as losing them may result in identity theft.

These are just a few of the basics that you should prepare the month before your move. This way, you can save yourself from all the stress that comes with cramming on the last minute.

If you want to view new homes in Tampa Florida, Click here!

Don’t Miss Out

April 25, 2013 by Lance Mohr

According to research, some home sellers are monitoring home prices really carefully, waiting to see how real estate prices will fair in value before considering selling their home. But they might as well be missing the perfect opportunity. Why is that? As a known fact, the perfect time to start marketing a home depends on when the homeowner purchased their current home. Homeowners who invested in real estate during the slow market-rate period may consider stepping up and selling in this year.

Consider These Factors

Since they purchased estates when the market was near ground bottom, these homeowners supposedly have built up good equity that can be used toward purchasing a new home. Waiting to see whether home prices appreciate will not have an advantage given that other estates that they might have their eyes on and want to purchase will also be appreciating at the same pace. These homeowners are actually missing out. Selling your home just to move into another, does not necessarily mean you have to wait for the market price to go up to be getting the best out of the deal. The price of the move-up will actually increase much faster than the home you are leaving behind.

Aside from that, mortgage rates are said to increase a couple of notches in the next year alone, increasing the costs of financing your next home.

How to Price Your Home Correctly

April 25, 2013 by Lance Mohr

Knowing what your home is really worth is the main trick to price your home. If you price your home correctly, it will sell without fail. Instead of wondering if your home will sell, you should be asking yourself, “am I willing to sell my home at the best price possible?”

One aspect that most people tend to forget is that time is a very crucial factor that can affect your actual selling price. How much your home is worth now, can be a total different story a few years later.

Here are some things to avoid when pricing your home:

•   Do not pay too much attention on listing prices.
•   Do not set your price competitively.
•   Don’t let sentimental value cloud your judgment when pricing.
•   Don’t rush in picking an agent that quotes the highest.

The main factor that can help you sell your house at its deserved price is to determine its true market value. How? Well, here are 3 interesting methods that can do just that.

Appraisal – This is the process of determining the properties true market value by letting appraisers inspect your home, comparing selling factors and attributes with flaws to other similar estates in the area.

The only downside of this is; the value set by the appraisal can be affected by the experience of the appraiser. Although this is not such a major factor, it is still something to keep note of.

Comparative Market Analysis – A real estate agent will research similar homes in the market that have been sold in the last couple of months, comparing them to yours thus basing the price on the search results.

Example: Let us say your property is a luxury home in Tampa FL, the listing agent will then search different prices of luxury homes that have sold in that same area with similar perks as yours, and those figures that come up will then be used to determine the value of your property.

Similar to appraisals, the downside of this is different agents may come up with different figures. It all depends on whom you choose to work with and on how much you trust the individual.

Automated Valuation Techniques – This is an automated method where you can utilize an online program to search information on different other homes similar to yours that are on sale. The information then is processed and compared to public home sale records, property distinctions and demographics that can determine the estates value.

Since this is all automated, fast and pretty reliable, using this technique has its downside. The program does not take into account different factors that can in-fact affect the overall value of your home.

Keeping in mind these factors can help you set a price that you home truly deserves.

Tips For Prospective Home Buyers

April 15, 2013 by Lance Mohr

With the real estate business picking up in the country again buying a home is a lot trickier than it has been for a long time. On a national level homeowners are able to sell their homes for 97% of the price they ask for; in some areas they exceed the listed price due to fierce bidding. Here are 5 pointers that can help you to finally own a home in Tampa FL.

• Don’t go into a negotiation with a deliberately low bid thinking that you will increase your offer when the seller demands a much higher price. They have been waiting for the trend to change for a long time; they won’t fall for pointless bargaining while other buyers are offering close to their asking price.

• Remember, the national average sale is 97% of the asking price so try offering 3% less than what is on the price tag. If property in that area sells at more than the listed price, offer the listed price as your opening bid.

• If you need to go higher than the offer you have made, make your next offer your best offer.

• Be prepared to meet stricter loan requirements and if you really must have that home, consider mortgage insurance (before making your best offer) if you have to
go beyond your entitlement. Get prices for such insurance from more than 1 company to be sure you are not being defrauded. (4 of the nation’s biggest mortgage insurance providers have recently been fined for over-charging.)

• With the real estate business finally picking up, many homeowners will be stuck for a place to stay once their home is sold; it will be to your advantage if you can throw into the deal a longer waiting period before finally taking occupancy.

True, you may not get your dream house for a steal but if you keep your wits you can still own it at a reasonable price; besides buying a home is still cheaper than renting one!

For more information on homes in Tampa or Tampa Bay luxury homes, please visit our website at Tampa2enjoy.com

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