Sold! 1415 Baytowne Ci. E., Sandestin, Miramar Beach, Florida 32550

Factors 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 850-259-0422
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.

Parlo italiano.

The post It’s SOLD! 1415 Baytowne Ci E., Sandestin, Miramar Beach, Florida 32550 first appeared on Rulnick Realty.

The post 627 Bayou Village Dr., Sandestin Florida – Condo For Sale – 32550 first appeared on Rulnick Realty.

Serene, sedate and luxurious… This Magnolia Bay townhome is a Sandestin short sale.  It feels like a private residence. Note the limestone floors, mahogany entry door, high ceilings and walls of windows. Overlooking a small lake and the Baytowne golf course, this unit is the perfect hideaway as a second home or a great rental. Granite double-width breakfast bar in the kitchen, tile backsplash, recessed lighting. The rear covered porch feels tranquil and cool. Master bath has a deep soaking tub and gorgeously tiled oversized shower. This Sandestin short sale home is simple and stylish. Easy walk to neighborhood pool, Village of Baytowne Wharf. Sandestin has beach access. Join tennis, beach club, golf, marina, gym!

Offered at $479,900

It’s Wendy!

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

Sandestin FL Real Estate

Sandestin Short Sales & Pre Foreclosure Help.

Read Wendy’s Sandestin 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 Magnolia Bay #8594, Sandestin, Destin Florida Short Sale first appeared on Rulnick Realty.

This 9th floor unit in the gulf-front Westwinds condo in gated Sandestin was just approved for short sale.  Soothing jewel-like colors. Granite breakfast bar, inlaid tile backsplash, recessed lighting. Plush furnishings. Tile flooring. Gorgeous sights of beach, grounds, pool. Westwinds is on the south side of Hwy 98, with gulf-front amenities, restaurants, work-out facilities and shopping.

Sandestin in well-know for its Gulf of Mexico and Choctawhatchee Bay setting, Village of Baytowne Wharf and extravagant landscaping.  Just five minutes away are more Destin Florida attractions- Grande Boulevard, Destin Commons and of course, Gulf of Mexico Beaches.

Listed at $589,000, Bank of America has accepted over $300,000 loss.  The short sale approval took 90 days. 

It’s Wendy!

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

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Destin Real Estate Blog

The post Westwinds- Sandestin Short Sale Approved first appeared on Rulnick Realty.

This 9th floor unit in the gulf-front Westwinds condo in gated Sandestin was just approved for short sale.  Soothing jewel-like colors. Granite breakfast bar, inlaid tile backsplash, recessed lighting. Plush furnishings. Tile flooring. Gorgeous sights of beach, grounds, pool. Westwinds is on the south side of Hwy 98, with gulf-front amenities, restaurants, work-out facilities and shopping.

Sandestin in well-know for its Gulf of Mexico and Choctawhatchee Bay setting, Village of Baytowne Wharf and extravagant landscaping.  Just five minutes away are more Destin Florida attractions- Grande Boulevard, Destin Commons and of course, Gulf of Mexico Beaches.

Listed at $589,000, Bank of America has accepted over $300,000 loss.  The short sale approval took 90 days. 

It’s Wendy!

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

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Destin Real Estate Blog

The post Westwinds- Sandestin Short Sale Approved first appeared on Rulnick Realty.

Adorable Bungalo home in gated Sandestin, tile floors, upgrades, porch. Close to amenity-filled Baytowne Wharf shopping, dining. Fish, pools, tennis, play, job, lifestyle. This home is 1596 square feet, built in 2005.  It has three bedrooms and three and a half baths.  Destin Florida location has some of the best beaches in the world!  This is a pre-Foreclosure Short Sale subject to seller’s mortgage holders’ approval. Offered at $317,900.

It’s Wendy!

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

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Destin Real Estate Blog

The post 2431 Bungalo Lane, Sandestin – Short Sale – Destin FL first appeared on Rulnick Realty.

Impressive Sandestin Florida home in Laurel Grove on the third green of the Raven golf course. Astounding ceiling heights, natural light from thoughtful and numerous windows to lend air of relaxation and enjoyment! Beautiful beadboard cabinets, black granite counters, stainless appliances. The first floor is a tremendous open space for dining, living, cooking and entertaining. Two bedrooms have separate outside doors for inviting walks and private comings and goings of guests. Second floor “master bedroom” may be used as executive home office. This Sandestin neighborhood has its own pool and clubhouse.  Sandestin Florida homes are adjacent to top end shopping and beach of the Gulf of Mexico in Destin Florida.

This Sandestin short sale is offered at $399,900.

The post 1369 Ravens Run, Sandestin FL Short Sale first appeared on Rulnick Realty.

Are you enlisting me to help you sell your Short Sale?  I know you’ve been through a tough time of late.  I understand, and empathize.  I want to help you out of your situation with an upside-down mortgage, a need to sell your property, and a way to avoid foreclosure.  I will go “all out” to help you.  I will implement a 60-point checklist.  I will organize your documents.  I will call your lenders.  I will get you a written offer for your property, and prepare a package for approval that will be hard to deny.  During that time I will have made an average of 68 phone calls, sent dozens of emails, faxed a hundred pieces of paper and expended weeks of man-hours on your behalf.  I will do my part–  and if you are denied– it won’t be because of me.  But guess what?  YOU have to help.  I cannot do it alone.  So, before signing on the dotted line and hiring me to help you with your Short Sale, I need a commitment.  YOU, the Short Sale seller, promise and commit to the following:

You will return your listing paperwork to me within 3 business days.  That includes property disclosure, mold disclosure, condo disclosure, homeowners association or any other applicable disclosures.  I cannot represent your real estate properly without the same.

You will return your Short Sale documents to me within 3 business days.  This means your hardship letter, last two years tax returns, financial worksheet, letters of authorization, paystubs and bank statements as I require. If you don’t disclose your financial information, you are NOT going to get approved.  If I don’t have authorization to speak with your lender, I won’t be able to help you.

You will keep your house presentable to show.  Please move your truck for your photograph and close the garage door.  Please vacuum the dog hair.  Please pick up the clothes and dishes.

You will provide a key for access to your house.  I will install a lockbox. I cannot sell your home by “appointment” only.

You will not rent the property for one-year term, with no early termination.  I cannot get an investor to buy your property in this market with a one-year lease.

You will disclose any liens on your property.  You will not “forget” there is a second mortgage.  Or an IRS tax lien.  If you do, you are wasting your time, my time, your lenders’s time, the buyer’s time and the buyer’s agent’s time.

You will inform me of any paperwork you receive from your lender, especially a Motion for Summary Judgment.  I need to know how long we have to sell the property, or I cannot do my job.

You will not remove appliances.  You will not strip the oven, dishwasher, microwave and garage door opener.  This will lower your market value in such a way that your lender’s appraisal will not adequately reflect the damage, and your Short Sale may not be approved.

You will consult an attorney and/or accountant.  When I tell you that you need to consult a lawyer or tax specialist, you will not speculate.  When I tell you I am a licensed real estate agent and you have addressed an area outside my expertise, I mean it.

You will not “change your mind” in the middle of your short sale, or you will be prepared to pay a cancellation fee.  Changing your mind includes doing a deed-in-lieu of foreclosure, trying to modify your loan or filing bankruptcy.  If you do, you cannot expect my forthright efforts will have been for free.

You will not “change your mind” after you have signed a contract.  In doing so, not only will you incur a cancellation fee, you may be sued by the buyer for performance, damages and maybe more.  Consult with your attorney on that one.

You will respond to my emails and phone calls.  Please don’t hide from me.  I cannot move forward when you are missing, in denial or don’t know what you need to do.

You will take the Short Sale process seriously. When your lender, through me, asks for documentation, they mean it, too.  They won’t forget.  If you don’t provide the required documentation, they will deny your Short Sale and your file will be closed.

In summary, if you want to hire me to help you- I will perform.  If you want to succeed, you must perform.

The post Destin Short Sale Sellers: Commit to Get Your Home Sold first appeared on Rulnick Realty.

Destin Real Estate Market Statistics

The Destin Florida real estate market had a rocky road in 2008.  There are some glimmers of hope, but continued signs of price declines.  In summary:

1.  In Destin, the “% Sold/List” (Sold to List Price Ratio) dropped from 90% to an average of 84% by the end of the year.  The ratio bounced around a lot during the last 12 months, but the drop to 84% may or may not be part of a trend.  We’ll look at this in coming months.

2. The average sale price for Destin real estate dropped from $520,000 to $406,000 in the past year. Again, this figure may not necessarily be a trend, as the average sold price was as high as $637,000 in June.

3.  The median sale price dropped in Destin from $350,000 to $263,000.  Note the “median” statistic may be more indicative of market trend than “average”, because “median” indicates that one-half of the sales were higher and one-half were lower. An “average” may be skewed higher due to some more expensive home sales that affected the the resulting figure.

4.  The MLS (Multiple Listing Statistic) report indicates 230 days average market time for Destin houses, condos and townhomes.  This figure is inaccurate, it is low. It only tracks the last listing period of the sold home.  If a property were listed multiple times and failed to sell during those times, that is not reflected in the figure.  Many Destin homes were listed more than once until they finally sold, and even “re-listed” by the same real estate agent.

5.  The “Months Inventory” figure is my favorite.  Months inventory indicates how many months it would take to sell all the improved properties in the Destin real estate market at the current rate of sales.  Note the year started at 68 months inventory, or almost 6 years!  It ended at 48 months inventory, or 4 years!  This figure is low, because our Emerald Coast Association of Realtors tracking only looks at the last, successful listing period.  Additionally, the months inventory statistic has bounced around a bit.  In basic terms, a 4 year inventory means there are a lot of properties for sale, and they are not selling very fast.

6.  Finally, the inventory of Destin homes for the year started at 3475.  By December, the inventory had dropped to 3225.  The inventory reduction has been consistent for the last four months. That may good news for sellers.  Typically, however, inventory increases in January when sellers decide to put their properties on the market after the holiday season.

The post Destin Florida Real Estate Market Summary 2008 first appeared on Rulnick Realty.

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