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?

The post How to Price a Destin Florida Condo first appeared on Rulnick Realty.

This Sandpiper Cove #8111 condo just sold in Destin Florida on Holiday Isle. It was a first studio unit of 470 square feet, overlooking the pool. The front location put this unit within quick walking distance to the dazzling white beach on the Gulf of Mexico. Sandpiper Cove has a lovely, on-site restaurant called Louisiana Lagniappe at the Sandpiper Cove Yacht Club that is well-known to Destin locals.  There are actually many fantastic amenities that keep this Destin resort so popular. You can find nine-hole golf, six tennis courts, five swimming pools, a gorgeous marina, and a lagoon. On the deeded beach, there is another restaurant, Rick’s Sandtrap and 1100 feet of sand to build castles, set up a beach chair or take a swim.  This Sandpiper Cove condo sale was a Freddie Mac short sale with Citi Bank, with a second mortgage with Huntington.  It was speedily approved.

775 Gulf Shore Dr., #8111, Sandpiper Cove studio unit on Holiday Isle in Destin Florida just sold for $80,000.

It’s Wendy… It’s Sold!

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

The post Just Sold – Sandpiper Cove #8111 Holiday Isle Condo – Destin Florida 32541 first appeared on Rulnick Realty.

This Sandpiper Cove Destin Florida condo Unit 1009 is under contract and on its way to SOLD!   This is a one bedroom unit has about 700 square feet. Walk to the private beach on the Gulf of Mexico, right across the street on Holiday Isle. Play the nine-hole par three golf course. Or do you prefer tennis? There are six tennis courts, three lit… Five pools, (one outside your balcony), hot tubs, Louisiana Lagniappe Restaurant, Rick’s Sandtrap bar on the beach, canal docking for your boat and more!  Sandpiper Cove condos are popular to buy as vacation rentals or as second homes. This Sandpiper Cove unit is a short sale with Suntrust and Bank of America.

This property was sold due to strong online marketing, presentation and correct pricing. If you are thinking of selling your Sandpiper Cove unit, give me a call.  If you are deciding which agent to pick to list your Destin Florida condo, read my testimonials.

Wendy Rulnick, Broker, Rulnick Realty 850-650-7883 ext 204.

The post Sandpiper Cove #1009, Destin Florida – Listing on way to Sold first appeared on Rulnick Realty.

Indian Lake two bedroom condo #48, Destin Florida, a Wells Fargo short sale.  These Destin condo units are selling like crazy. This is a third floor unit. The carpet has been replaced, as well as the stove. The cabinets have been refurbished. Indian Lake has a pool, gym and playground. This Destin Florida short sale condo is 10 minutes from Henderson Beach, Destin Commons and Destin Harbor. This unit would be a wonderful full-time residence, second home or long-term rental investment.

This Indian Lake condo at 4009 Dancing Cloud Ct is offered for $94,900.  Call Rulnick Realty to see it today.

Thinking about listing your Indian Lake condo?  Call Wendy Rulnick 850-650-7883 or email  itswendy@rulnickrealty.com

It’s Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call toll-free 1-877-487-9639 or local 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

SHOULD YOU SHORT SALE OR STAY CALCULATOR

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, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Seagrove Beach, Watercolor, Sandestin, Seaside, Crestview, Rosemary Beach, Mary Esther, Shalimar, Panama City Beach, Eglin AFB, Hurlburt Field.

The post Indian Lake #48 – 2 Bedroom Condo – Destin Florida Short Sale first appeared on Rulnick Realty.

Offered at $119,000.

It’s Wendy!

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

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Wendy’s Destin Real Estate Blog

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

Email Wendy: itswendy@rulnickrealty.com

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

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The post Luau Condo #6108, Sandestin Florida – Short Sale first appeared on Rulnick Realty.

Bank of America Approves Destin Short Sale Condo:  Pays Past Dues

Sometimes you get lucky! 

Subject Property:  Destin short sale condo on the harbor

Short Sale Lender:  Bank of America

Mortgage Balance:  $1,200,000.00

Sale Price:  $490,000.00 appr

Seller Cash Contribution: -0-

Seller Promissory Note: -0-

Past Due Association Fees Paid by Bank of America:  $25,235.67

Notes:  I wrote a previous post about short sale condos and association dues becoming the “Next Generation of Junior Liens” because so many homeowners cannot afford to pay them. As this down real estate economy progresses, more and more owners will become delinquent on their condo or association dues. The past-due balances will build to incredible amounts, just like the one I have outlined. The short sales submitted for approval will have greatly reduced payoffs to the mortgage holders when adding in the obligation to pay these dues.

In Florida, if the short sale lender does not agree to pay these costs, there is an argument for the condo association to accept less.  Florida statutes only require a payment to the condo association of the past six months in arrears if the unit is foreclosed, twelve months if it is a homeowners association.  (This is a tip for negotiating Florida short sales.)

In my lucky Destin short sale, we boldly asked for all the past condo dues to be paid- a whopping $25,000!  Bank of America did not blink.  (Rather, the secondary market investor on the loan did not blink.)  Deal approved.  Give it a try.

It’s Wendy!

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

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Wendy’s Destin Real Estate Blog

www.ShortSaleSuperstars.com for agents who want to Learn, Know and Grow.

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

Email Wendy: itswendy@rulnickrealty.com

The post Bank of America Approves Destin Short Sale: Boldly Ask and You May Receive first appeared on Rulnick Realty.

Own this fabulous central Destin short sale condo at The Palms! You can pick your choice of on-site fun or pop over to Henderson Beach and the Gulf of Mexico right across Emerald Coast Parkway! The contemporary Palms project includes huge lagoon pool, children’s pool, waterfall, tennis, basketball.

Love coffee? “The Beach Trader” is on-site for your cup of Starbucks. Finally, Traders Vics is the place to go for cocktails. Your unit is sleek and stylish, has granite counters, 9′ ceilings. Association dues covers wireless internet and utilities.

This Destin short sale is offered at $149,700.

It’s Wendy!

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

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Wendy’s Destin Real Estate Blog

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

Email Wendy: itswendy@rulnickrealty.com

The post The Palms Unit 1307, Destin Short Sale Condo first appeared on Rulnick Realty.

 When selling your Destin short sale property, hire an experienced short sale specialist.

“It’s Wendy!”  Wendy Rulnick, Broker, Rulnick Realty, Inc.

Wendy is a short sale and pre-foreclosure specialist and has been featured in “Kiplinger Personal Finance Magazine” and “Florida Realtor Magazine”.

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Wendy’s Destin Real Estate Blog

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

Email Wendy: itswendy@rulnickrealty.com

The post East Pass II, Holiday Isle, Destin Florida Condo – Destin Short Sale first appeared on Rulnick Realty.

It’s Wendy!
Wendy Rulnick, Broker, CRP, CRS, GRI, ABR Rulnick Realty, Inc.

The post Fairways at Seascape, 9F, Destin Florida Short Sale first appeared on Rulnick Realty.

Come home to Destin Florida!  Your Amalfi Coast short sale condo, in Miramar Beach is gorgeous and spacious!   Great furnishings, full size bedrooms. Unit overlooks lavish grounds, pool, and tree-top view of gulf.

Walk to private beach across the street on the Gulf of Mexico. Sprawling eight-acre complex with two pools, one heated, two tennis courts, pond, bridge, covered parking.

Amalfi condos have easy access to Silver Sands shopping, Baytowne Wharf, Destin Commons and excellent restaurants.  Short Sale.

Offered at $297,700.

It’s Wendy!

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

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Wendy’s Destin Real Estate Blog

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

Email Wendy: itswendy@rulnickrealty.com

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The post Amalfi Coast Condos, Destin Florida Short Sales first appeared on Rulnick Realty.