If you don’t think land sale scams happen on 30A, in Walton County, Florida, think again! Listen to the following scenario:

“Ring Ring!” My good client calls. She saw a lot for sale online on 30A, in Santa Rosa Beach, Florida, in a beautiful subdivision just east of Rosemary Beach. I know the subdivision. She knows the subdivision. I’ve sold lots in there before, and so has my client. The price seems low. I dig to find the listing. It’s an outside agent who is not even using our local Emerald Coast Association of Realtors MLS system, so it took me some time.

Next, I thought, “Hmmmm, maybe the price is so low because this agent is not familiar with the 30A, South Walton real estate market. Or… the seller knows something we don’t know. Or… the seller wants to dump it. In any event, my buyer and I knew this would be a multiple offer situation. I sprang to it.

Scrambling to Write an Offer on the 30A lot

“Let’s go over asking price” my buyer requested. I called the listing agent to feel out the situation. Indeed, there were threats of multiple offers coming. I relayed this to my buyer, and she decided to go in even higher. In communications with the listing agent, she said the seller wanted a fast closing and preferred cash, as they were going out of the country. (Land Sale Scam alert – did you notice some of the red flags so far on this land scam?)

Within minutes, I wrote a clean offer, over asking price, with a fast closing and cash terms. The listing agent said it looked like the seller was going to accept it! After a half hour, and no word back, I texted her to follow up. Nothing. Then I called. She said…. “It was a SCAM! It was a FAKE SELLER!”

What? How could this be? I was shocked. I asked the listing agent how she knew. She said the REAL seller called and and said she found out her 30A, Walton County lot was listed for sale online! The problem was, she wasn’t selling it! Someone had assumed her identity and had posed as the seller.

How could this Land Sale Scam Happen on 30A?

“Did you know the supposed seller?” “Did you speak with the fake seller on the phone?” “How did the supposed seller find you?” I questioned the listing agent trying to find out how this happened. She said she had spoken to the fake seller numerous times on the phone. She said they found her through a Realtor lead site, supposedly. I actually have a hard time believing that, and think she was targeted because she was not familiar with the area, so wouldn’t have the right questions to ask.

How Land scammers work the fake sale

The land scam criminals will look for lots with owners out of the local area, who wouldn’t happen to drive by and see a “for sale” sign on their own property. They would pick a neighborhood, like this one on 30A in Santa Rosa Beach, Florida, with out-of-town owners, or a remote area, where noticing the fake seller would be unlikely. They may contact an out-of-area real estate agent who doesn’t know the right questions to ask, but not always. They claim they are going out of the country, and want a fast closing. The prefer CASH. Then they have a fake drivers license to provide to the title agent. They have fake bank accounts. Once the funds are wired to them at closing, they disappear.

how can you avoid a land sale scam?

If you are a real estate agent, and you are contacted by someone who wants to sell a lot, do the following to avoid a land sale scam:

1. Ask why the seller picked you as listing agent? If the answers don’t make sense, take note.
   
2. Ask many detailed questions about the lot. Does it have public water and sewer, have the tap fees been paid, are there any easements, describe the property, describe the view, ask about association dues, association rules and regs, wetlands, environmental issues, zoning, price point, etc. If any answers don’t jive, get suspicious.
   
3. Ask the “seller” to send you a copy of their driver’s license and passport. See if they look fake (like having a birth date that doesn’t make sense). You could also request a Skype or Zoom call.
   
4. Express mail a letter to the address of the owner of record on the property appraiser’s website. That’s one thing the land scam criminal cannot fake. You will get a call back from the real owner if it’s a scam!

To learn more, read these articles about Florida land sale scams and selling lots:

Scam Involving Sale of Vacant Lots

Scammers are Everywhere

How to Sell Your Destin Florida Lot

Selling a Walton County Lot is More Than Sticking a Sign in the Ground

The post Land Sale Scam On 30A Walton County Florida first appeared on Rulnick Realty.

We’ve moved our real estate office across the street – still on Highway 98 in Miramar Beach, Florida near the Destin line! You can now find Wendy Rulnick, Broker, Rulnick Realty at 12598 Emerald Coast Pky, Miramar Beach, Florida 32550. Give us a call to stop by and say “Hello” at 850-259-0422.

We are looking forward to helping you achieve your real estate goals anywhere on the Emerald Coast of Florida! Our service areas include Destin, 30A, Santa Rosa Beach, Sandestin, Niceville, Freeport, Miramar Beach, DeFuniak Springs, Fort Walton Beach, Walton County, Okaloosa County and Santa Rosa County. Call Wendy Rulnick for a market analysis of your property.

Happy New Year!

It’s Wendy… It’s Sold!

The post Rulnick Realty in Miramar Beach Florida 32550 first appeared on Rulnick Realty.

You’ve been trying to sell your For Sale By Owner property in the Destin, Santa Rosa Beach, Niceville of Fort Walton Beach of Florida area for a while, and finally, there is an interested buyer! In fact, you just finished showing your home and he’s standing in the foyer by the door.  He said he really likes your property, and you can tell that he has an air of excitement he is trying to hide…. What should you do?

Here are considerations for negotiating your sale:

1. CLOSING:  You say, “Well, what’s next?” Now be quiet!!!!!!!! You have just asked the buyer a closing question. This is the moment of truth.  Do not say another word, just allow your buyer “think”.  This is a professional sales technique. (Many a sale did not happen due to the interruption of the buyer when he was about to say “yes”.) Good news! The buyer, after an unbearable full minute of quiet, says, “I would like to offer you $530,000 for your home”.
2. GET IT IN WRITING:  The buyer just made a verbal offer. What does it mean? Nothing, really.  Anyone can just toss out a number, but until you get it in writing in the form of a contract, there is no agreement.  The thoughtfulness that goes into a written offer is much more than words at the door.  On a contract, the buyer will have to specify exact financing terms, inspection periods, earnest money amount, closing date, and so on.
3. PRICE IS NOT EVERYTHING: If a buyer offers you your asking price, would you take it? For example, would you still do so if he wasn’t going to close until his house sold?  Or would you take slightly less from another buyer who didn’t have a house to sell? Just a thought!
4. EARNEST MONEY: Would you accept the buyer’s offer if he gave you no earnest money deposit? If you do, and he decides to cancel for no reason, you will have lost valuable marketing time and have nothing to show for it. The buyer has no “incentive” to stay in the contract if there is no  earnest money deposit.  You, on the other hand, have a lot to lose.
5. HOME INSPECTION:  Is the buyer accepting your home “as is”, or will he require you to make repairs? Will repairs be determined by a professional home inspector? What if you don’t agree with the findings, what happens next?  Is the buyer’s repair amount reasonable? Most contracts have a repair limit, a method to counter home inspection findings and a time frame to inspect.
6. FINANCING:  You already obtained a pre-approval letter from the buyer from a local Emerald Coast Destin or Santa Rosa Beach (or Fort Walton Beach) lender, correct? Make sure the time period to obtain financing and terms make sense. For example, you don’t want to allow the buyer 90 days to get a residential loan, that’s far too long.
7. OTHER CONTINGENCIES: There is so much more that goes into an offer other than price. I suggest you review a sample contract in advance and familiarize yourself with it. Then you will be prepared for any possible contingency the buyer may come up with. Believe me, you may be surprised!

For more tips on selling your For Sale By Owner property or a sample contract, give me a call!

“It’s Wendy… It’s Sold!”

Wendy Rulnick, Broker,  Rulnick Realty, Inc.
850-650-7883 ext 204
email itswendy@rulnickrealty.com

The post 7 Tips for Negotiating Your “For Sale By Owner” Contract first appeared on Rulnick Realty.

Redecorating… and upholstery! 

We had gorgeous teak chairs long and lovingly used that had been perfect for me and my husband.  Our birdwatching, talking, puzzle-doing, reading chairs.  After twenty years, the fabric was becoming threadbare. I didn’t want to really buy new ones, as these special chairs were wide enough to sit cross-legged, which I love, balance a computer, phone, drink, and even hold a cat or two, on their wide, smooth arms.  The pattern vibed in a colorful style, but you could see through to the cushions especially on “my” chair.  So, should I try to get them re-upholstered? I’d never done that, and hadn’t a clue as to where to start. So I googled and checked Nextdoor for any suggestions for upholstery shops on the Emerald Coast of Florida, and up popped Brian Howell Upholstery in Fort Walton Beach. There were good reviews, too.

I emailed Brian and sent him a photo of the chairs, and he emailed back a quote!  One year later, when I was finally ready after having been distracted with other decorating projects, we went down to meet him – one cushion in hand.  I thought he might have three books of fabrics, but, I was shocked. He had thousands of samples in his shop at 123 McGriff St., Fort Walton Beach, Florida! 

Brian cracked up as I directed my husband to “Start looking!”, and Hubby stared helplessly around the room at the hundreds of fabric sample books. I told Brian the feeling I was going for and he could see the vision, and suggested books to check out. Brian said to bring the favorite books home so we could see how the fabric looked in the changing light of our home. Great advice, as the colors did change from morning to evening! I brought home (that time!) at least ten books. Each books had dozens of patterns and material types.  All I could see and dream was fabric!  The books were spread out all over the chairs and tables and I bookmarked favorites (dozens).  My cats even examined them!

When I settled on a few choices, we went back to the Brian Howell Upholstery shop.  He informed me that my final selections may not be the best for extended sitting! Darn! He explained why, and what type of material would be better. Brian was honest and knew very well what would be best.  Back to our house with several more books, more sticky notes and musings, we finally made a choice.

Brian said he was swamped, gave us a completion date, and off we went.  We stopped by the next day to return some of the many books I forgot, and he was already DONE!!! My heart leapt! The upholstery work was perfection!! Mind you, this was not an easy pattern in my opinion, but the craftsmanship was that of an artist.  I didn’t even notice at first, but once we got the cushions home and placed them on the chairs, it became evident how much care was taken in the detail and pattern matching.  How could someone do such professional work? 

Brian gave us the extra fabric in case I want to have pillows made in the future. He can do that.  In fact, I am now thinking of re-upholstering all the furniture in my house!  Those dining room chairs I’ve had for years.  Maybe a new bench cushion. Even my Hubby’s future theater room can have sound-proof upholstery custom fit on the walls. Brian Howell can do it all.

I am giving a Brian Howell Upholstery a five-star rave review.  We are fortunate to have such a talented craftsman in our Emerald Coast area, with great advice, expert experience and results. He loves what he does and it’s evident. Thank you, Brian Howell Upholstery!

Brian Howell Upholstery, 123 McGriff St., Fort Walton Beach, FL
850-243-7008
brian@howellupholstery.com

Wendy Rulnick, Broker, Rulnick Realty, Inc.

The post Brian Howell Upholstery – Fort Walton Beach, FL first appeared on Rulnick Realty.

The latest data for the Emerald Coast of Florida’s real estate market including Destin, 30A, Niceville and Fort Walton Beach shows a shift underway in our real estate market—and it’s worth unpacking what that might mean if you’re thinking of buying or selling.

📊 Inventory is Up, Sales Are Down

Active inventory in the Emerald Coast real estate market climbed to 3,663 single-family homes, an 18% increase from last year. At the same time, closed sales dropped 13%, and new listings dipped slightly by 2.4%. Months supply? Up significantly to 7.2 months, compared to 5.8 a year ago. (Months supply, also called “Months inventory” is one of my favorite statistics. It shows how long it would take to sell all the current inventory at today’s rate of sales. So, if it’s a slower (longer) market, months inventory increases.)

In short: more homes on the market, fewer are selling.

💲 Prices Are Pulling Back

The average sale price in the Emerald Coast real estate market including Destin, 30A, Niceville, and Fort Walton Beach, dropped 12% to $755,759. This is a notable year-over-year decline in a market that had previously seen aggressive price growth. Buyers are gaining leverage. Sellers are facing a longer runway to close.

🧠 What This Means for You

• For Sellers: You must price competitively. With more options available, overpricing could lead to your home sitting unsold while others grab attention.
• For Buyers: Opportunity is increasing. Inventory is up, prices are softening, and longer days on market can translate into better negotiations.
• For Both: Despite the shifting landscape, demand hasn’t vanished. Pending sales actually ticked up 3.3%—a sign that well-priced, well-prepared homes are still moving.

📈 My Price Forecast?

If inventory continues to outpace demand, further downward pressure on prices is logical in the Emerald Coast real estate market, including Destin, 30A, Niceville, and Fort Walton Beach, particularly for homes that aren’t turnkey. That said, I don’t predict a crash—just a return to balance, or even a slight buyer’s market. Think strategic pricing and thoughtful upgrades, and purposeful planning.

Ready to make your move?
It’s Wendy… It’s Sold.

The post 🔍 Emerald Coast Real Estate Market NOW – Destin, 30A, Niceville, Fort Walton Beach first appeared on Rulnick Realty.

With freezing temperatures, ice and snow on its way to Destin, Florida, take precautions to protect your commercial property. Check the comprehensive list of items to pay attention to!

Thank you to B&C Fire Safety!

Please take this time to ensure that the following items around your buildings:

Exterior backflows

Dry systems

Wet systems

Drum drips and auxiliary drains

Main drains

Standpipes

All sprinkler components to be maintained at 40° or above. This includes riser rooms, pump rooms, exposed piping etc.

Inspectors test valves

Fire department connections

Post indicating valves

Fire hydrants and drainage

Pilot lines

Trim lines

Roof manifolds

Roof top equipment rooms

Trash chutes equipped with sprinklers supplied by automatic sprinkler systems or domestic supply

Exterior HVAC closets

Exterior storage closets

Please contact B&C Fire Safety office at (850) 862-7812

The post Freeze Warning – Take Precautions! first appeared on Rulnick Realty.

Hello, Friends on the Emerald Coast of Florida!  It’s that time of year again.  For what? Well, maybe… a hurricane? I hope not, but hurricane season officially began June 1 and ends November 30.  The last major hurricane in Northwest Florida was Hurricane Michael, seven years ago.  How long do you think we will remain lucky?  NOAA predicts 8-13 hurricanes this year and 20-25 named storms.  I thought this would be a great time to post a reminder and hurricane tips to keep top-of-mind awareness. If you have any tips to add, comment below and I will update the list.

HURRICANE PREPAREDNESS TIPS:

PETS: Cats, dogs, snakes, parakeets?  Make sure you have carriers for them  if you have to evacuate.  We actually have a van and use a small cage for our cats with room for the litter. Consider getting a blanket to cover your pets in their carriers to lessen any distress.  Procure any extra medication or tranquilizers for car trips in advance of the rush to your veterinarian.  Map out a hotel that accepts pets if you need to go.  Here is a link to search for pet friendly hotels.

INSURANCE: Take photos of all your belongings and download to a CD or thumb drive. Open all your drawers and closets and photograph the contents. You may need these for insurance claims if your property is damaged.

IMPORTANT PAPERS: Gather up your wills, powers of attorney or any legal document that may not be readily accessible online. Have them ready in a pouch to grab when you evacuate. To help you organize, here is a 20 page guide from the State of Florida on Hurricane Emergency Financial Preparedness.

ICE: If you have an automatic ice maker in your freezer, empty it and/or turn it off.  If not, you may find melted ice on your floor if you lose power for more than a day. We found that out when we returned from one of our Destin Florida hurricane evacuations!

PERISHABLES:  Limit perishables in your refrigerator or freezer.  You will have to discard spoiled food if you lose power for a few days, so why add to the mess?

PROJECTILES: Bring in your lawn chairs, tables, wind chimes, real estate signs, etc.  Prevent them from becoming air borne projectiles into your or a neighbor’s property.

HOTEL: Make hotel reservations now if you are in a threat zone.  Hotels may be booked for hundreds of miles around you. Don’t book where the hurricane is tracking after landfall. For example, if the hurricane is on a track to Atlanta, don’t plan an evacuation stay there.

GAS: Fill your car up with gas now.

MEDICATIONS: Get your refills now.  If it’s too early for a refill, many pharmacies will make an exception.  Bring a copy of your prescription with you.

COMPUTERS:  Back up your systems to a hard drive and  bring them with you. Check out Acronis or similar software to make a mirror image copy of your computer.  I’ve had to use this technology to recover computers in the past.

Florida Hurricane Tracking Map

If you have not gone through a hurricane before, please take it seriously. If you have survived a hurricane, add your hints here. Take care, my friends.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post Are You Ready for a Hurricane on the Emerald Coast? first appeared on Rulnick Realty.

Time and again, I’ve seen sellers reject a first and often “fast” offer on their property.  What a mistake.  Here is how to get a better list-to-sale price ratio, and sell faster and for more money.

Here is a typical scenario I am talking about:

1. Home is listed at $640,000.

2. An offer comes in three days later for $590,000.

3. The seller responds with $635,000.

4. After a little negotiating, the buyer goes  to $600,000 and the seller $632,000.

5. No contract

This scenario usually happens when the list price is too high.  If the list price were closer to market value, the offer would probably be higher. For example, market value for this property listed at $640,000 was really $610,000.  If the seller had listed for $619,900, the buyer may have come in at $610,000 or more! And the house would have been SOLD. Instead, it will sit on the market for months. The seller “may” lower his price, little by little, with nudging from his agent. Eventually, months later, it may sell for $590,000.

Real estate questions?

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, has been featured in “Kiplinger Personal Finance Magazine” and “Florida Realtor Magazine”.  Wendy Rulnick sells real estate in Destin, Santa Rosa Beach, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Crestview, Rosemary Beach, Mary Esther, Shalimar, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Panama City Beach.

The post How to Sell Faster and For More Money – List – Sale – Price Ratio first appeared on Rulnick Realty.

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:

1. The back-up contract is contingent on the termination of a prior contract.
2. The back-up contract is effectively withdrawn if the prior contract is not cancelled by a specified date.
3. 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 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

This 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.

The post Should You Accept a Back-Up Offer on Your House? first appeared on Rulnick Realty.

Do you want that house? You can bet others do, too. Chances are that when you make an offer on a Destin, Emerald Coast of Florida, house or condo, there will be at least one competitor trying to outbid you. If you had your agent ask the right questions first, you could only hope that the seller would pick your offer.  But you may have another option.

Florida Realtors has just released an official “Escalation Addendum” for use with the Florida real estate contract (either the FR/BAR, CRSP, commercial contract, or vacant land contract). An escalation addendum, or escalation clause, states that the offer price will automatically go up if certain conditions are met. By using this new addendum, you may potentially outbid the highest competing offer up to an amount you specify.

How does the Florida Escalation Addendum work? Let’s look at an example:

1. Your agent found you a home in a very popular neighborhood, for example, in Bluewater Bay. Houses stay on the market there for less than a day, and most sell for over asking price. It’s a huge military and retirement community that has a very fast real estate market.  You’ve been looking for weeks and this is the house!
2. Let’s pretend the house is listed for $500,000. With the advice of your agent, you are going to write an offer for $515,000.  The only catch is, there will likely be a dozen competing bidders, all of them submitting by the offer deadline. You decide that your maximum price in this situation would be $530,000, or $30,000 over asking price. You don’t, however, want to offer $530,000 initially and give all your  money away if you don’t have to.  That’s where the escalation addendum comes in.
3. The Florida Escalation Addendum would specify the amount by which you are willing to increase your offer over a competing offer.  For example, you could state you would be willing to pay $5000 over another offer.  If the highest offer was $520,000, your offer would change to $525,000.  If the highest offer was $527,000, your escalation addendum stated you would not go over $530,000, so that would be your highest offer- not $532,000. Does that make sense?

What are the Florida Escalation Addendum’s stipulations?

1. The Competing Offer that the seller may choose to show you (with buyer’s name redacted), must still be in effect. In Florida, offers have an expiration date.
2. The Competing Offer must be bonafide. The seller cannot have trumped up a fake offer to entice you to offer more.
3. You must specify if you will pay cash or finance any increased amount. You must show proof of the ability to do so along with the addendum.

What’s the catch?

There are several. First of all, the seller does not have to respond to your Escalation Addendum. It can be confusing and gimmicky. They may ignore your offer, or simply counter offer you without regard to your Escalation Addendum.  Why would they not outright counter with the maximum price you stated you would pay? On the other hand, “price” may not be the most important criteria to the seller.  They may like the terms of another offer better, even though the purchase price may be less. They might like the structure of another offer better. The seller may choose to simply ask for the “highest and best” offer from all parties. There could also be multiple offers with escalation addenda. What a mess!

Should you use the Florida Escalation Addendum?

It’s a matter of style. Some buyers prefer a more straightforward approach, rather than using a potentially confusing clause.  If you know what your highest offer is, why not just offer it?  Your agent should also ask the listing agent if the seller would be receptive to such an offer.

If you choose to use an Escalation Addendum, I recommend using the Florida Realtors’ addendum.  Previously, some Florida real estate agents would scribble something they made up to formulate an “escalation” clause. This was risky, because a real estate agent is not an attorney, and constructing complex clauses is not a good idea without legal advice.  The official Escalation Addendum is a form you can have confidence in, should you choose to use it.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

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.

The post Want That House? How to Beat the Other Offer – Florida Escalation Addendum first appeared on Rulnick Realty.