Yes I get asked this question a lot since I am a Realtor. That and " Is it a good time to buy a new property?" Let me give you the short answer as related to my market and my real estate business. I partner with Tommy Michalak and we cover mostly the areas of Pembroke Pines, Cooper City, Hollywood, Miramar, Davie, Doral and Plantation. The good news for buyers is that we have more inventory to show to those who are not deterred by interest rates, inflation, high home prices, etc. And we see more price drops and longer days on the market. More buyers are venturing out there to try to buy a home again this summer of 2022. As for sellers, it is still a sellers' market since inventory is still low and summer is the time that most families choose to move as to have their kids all set for the new school year in September.
We are rolling out some nice incentives for our customers who want to sell their home; various listing packages, free home inspections and very flexible agreements. Catch our newsletter coming out soon again, the HOT SUMMER EDITION 2022.
Have a great summer, enjoy the nice weather, enjoy the family, let us do the work for you.
Happy Monday! Wishing you a happy, effective and successful week.
Having just gone under contract for one of our listings where we received 24 offers, there are learning points I took away for when I am working with buyers and find myself in a multi offer situation. Here are my top 3 learning points for buyers' agents:
1. Before submitting an offer, give the listing agent a call to introduce yourself and establish contact. Keep it professional, short and to the point. This is a good moment to show how easy and effective it will be for the listing agent to work with you.
2. While waiting to hear if your offer was accepted, keep the communication with the listing agent steady but keeping in mind they are very busy. Whatever you do or say, try to maintain a calm and positive attitude.
3. Once you hear from the listing agent, no matter the outcome, thank them for their time and stay courteous. You never know if the offer might fall through and you would want them to give you a call if it does.
Drop me a note with some of your tips for buyers' agents, would love to learn from you how to improve my game!
Both Joyce Patricia Bartels Daal and Thomas Patrick Michalak started in this business around
the same time. We both started as full-time Realtors® in 2016.
Joyce is a Happy Real Estate Professional and has earned the following
designations/certifications: Military Relocation Professional (MRP), and Pricing Strategy
Advisor (PSA). Joyce also has her e-PRO® certification where she learned to master the
advanced digital marketing techniques of today. Joyce travels to her home in Aruba for vacation,
and often lists homes in Aruba here for sale. She speaks four languages: Spanish, German,
Dutch, and English. Last, this is why she also obtained her Certified International Property
Specialist (CIPS) designation.
Thomas is an Awesome Real Estate Professional and has earned the following
designations/certifications: Certified Luxury Home Marketing Specialist (CLHMS), Pricing
Strategy Advisor (PSA), and Real Estate Negotiation Expert (RENE). Thomas has lived in Rock
Creek, Tierra Vista, since 2006.
Here are some of the homes we listed for sale. “Sold” means we represented the Buyer only:
MLS# Address City Sold Price Status
This is not a complete list. We have additional land listings in Punta Gorda and Port Charlotte if you are interested in buildable residential land.
Last year, we joined forces as business partners. We list homes and property together as The Ohana Team at Elevate Real Estate Brokers. Our combined sales were over $20 million. We have created this new website: www.TommyandJoyce.com.
As of April 28, 2022, there were literally zero homes listed for sale in all of Rock Creek. Not a single home or
townhome! There is a major opportunity for anyone still selling in this market.
Our humble opinion is we hope the market cools off somewhat over the next few months due to interest rate
increases. While Selling is still easy, Buying presents hurdles and challenges Realtors® have never seen
previously, not in 30 years. For example, try finding a 4 bedroom, 3 bathroom home right now in Broward
County with a budget of $900,000.00 and you will see it is not so easy. Of course, there are homes on the
market we can buy but they won’t necessarily feel worth the money or rather they won’t necessarily meet the
Buyer’s expectation given the price. Next, if the home is very good in terms of condition, renovation, or brand
new there will most certainly be a premium paid above asking price to secure a contract for it. Not even to
mention, contractual tricks may be necessary as well, such as waiving the appraisal, etc.
Below are single family homes (only) sold in Rock Creek over the last 90 days. Townhomes were excluded, otherwise the list is too long. None of these homes are on the lake. For a complete list, please contact one of us.
Address #Beds #Baths Sq. Ft.Living Pool? ListPrice. SoldPrice Difference
11720 N Island Road 4 3 2,684 yes $820,000. $820,000. $0
11570 N Quayside Drive 3 2 1,770 yes $650,000. $680,000 +$30,000
11293 Rhapsody Road 4 2.5 1,946 no $615,000 $620,000. +$5,000
11221 Reveille Road 3 2.5 1,976 no $590,000. $615,000. +$25,000
32 Cedar Way 3 2 1,794 yes $550,000. $562,500. +$12,500
11251 Renaissance Road 3 2.5 1,792. no $535,000 $500,000 -$35,000
76 Forest Circle 3 2 1,664 no $525,000 $505,000 $20,000
4060 Fern Forest Road 3 2.5 1,797. no $460,000 $459,000 -$1000
If you are interested in finding out what your property is worth, or are moving out of the area, or looking to move
within the area; we would be happy to consult with you.
Before I obtained my real estate license in 2016 I used to own and manage a successful coaching and training company in Aruba. It's where I learned about the power of the mind to cultivate success. Helps me everyday in my real estate business. Here are three tips I want to share with you;
1) Make a move daily, literally. I rotate what I like to do; walk, do yoga, play pickleball, ride my bicycle, as long as I move daily! Some days I drag myself out there, and it never fails to amaze me how good I feel once I start.
3) I have my goals in my phone and I look at them every day. I visualize how I feel when I have accomplished these goals and then I actually do something related to me making my goals a reality. Every day, one step!!
There are different types of builder/developers. One, are the large companies known by many in the area you live. They are well established and build dozens or hundreds of homes. Typically, they buy large tracts of land and build from start to finish. They build model homes and customize the finishing. They are efficient, relatively economical, provide move-in ready homes, and often offer a warranty. Two, are spec builders who buy two to several lots and sometimes build a model home to show as an example. They will sell the completed home and perhaps offer buyers some customization. They will offer to build you a similar home typically on another lot they already have purchased for this purpose. Sometimes they merge several lots, re-dividing the property and may offer a few different home designs plus options. They often do not build the same home twice so the homes will be unique. They are often well known local companies. Last are the custom builders who will build you anything you are willing to pay for on any buildable lot, either one you own or one they own.
In this market, it may be practical for some to buy the lot/land and then hire an architect and/or builder. The trick with builder contracts is to make certain you have addenda attached to the contract specifiying every item. The builder developer should provide you with a floor plan and builder specs. These items will be part of your contract and must be attached and referenced. Here is where things can go wrong. It isn't what they put in the builder specs but rather what they do not. Look for vague wording such as "appliances being listed" but no specific brand names. With the average four bedroom three bathroom home in the area coming close to one million dollars, and in some cases depending on the location, much much more; I suggest you opt for specific brands of appliances, etc. in your contract addenda. This applies to everything including the structural notes, exterior finishes, plumbing, lighting, interior finishes, landscaping, insulation, air conditioning, etc.
Our recommendation is to have these contracts reviewed by a competent real estate attorney. To be clear, we are not talking about your generalist who also does divorces, etc. and other legal work but rather a specialist only in real estate. Nothing personal against our generalist attorney friends but knowing the territory inside and out here counts.
Yesterday I showed several of the larger home models as my customer was looking to purchase a four (4) bedroom, three (3) bathroom home at Oak Tree, a Pulte Homes development built on land which used to be a golf course, south of Commercial Blvd, off of Prospect Road in Fort Lauderdale. I did not anticipate being impressed by this community but I was very impressed. It is a thoughtfully organized, gated community. There is a clubhouse, a pool, a community area, and the lots offer more space options than most similar communities. The location relative to Fort Lauderdale, the beach, shopping, etc. is very good. The only caveat is the lots and homes are priced at market prices, which keep going up. This means most every lot has an additional premium in addition to the price for building the home. Right now, the larger homes on the best lots are financially inaccessible to many of those who would have purchased otherwise. For the best premium estate home lots with a four bedroom home we were quoted $1.4 million. This doesn't include a pool, fire pit, or exterior extras. Also, there is an HOA monthly maintenance fee based on the size of the lot, in this case about $300.00 per month. Still, if a two story is what you have in mind, a four bedroom home can be had for just under $1 million.
If you have further questions, please contact Joyce Bartels Daal or myself. Thank you and have a great day!