The Challenge!

I review the appraisal and without much effort make some simple square foot adjustments and "Voila" an instant 20K in value.

Some boring background here:

When Appraisers measure a home they actually measure the home and only count the "Living spaces" they measured BUT they use Measurement's supplied by County Tax records for the comps; they do not physically measure comps. Well tax records have several measurements in their rolls; Building, Adjusted and Total and you need to account for this BUT my Ace apparently forgot this basic little tidbit.

Now and  this is key, there are pictures involved in appraisals and every home used as a comp has a Garage in the photo. So you would assume that each home would be adjusted to reflect a sq ft difference based on this obvious fact (my listing was) BUT NOOO, Ace still uses the total sq ft (which includes garages and overhangs)

With me so far?

Below is the actual appraisal and my adjustments are in blue ink, all I did was adjust the Sq Ft from the comps from Total to Building off the official tax rolls (Living). Note the smaller numbers in Comps 1 (1654),2 (1709) and 3(1652) and the subject (My Listing) is 1625.

BTW; forget the 1759 in blue on my listing, all I did was use the same rational that the appraiser used for his comps and pulled my Total SQ FT off the tax rolls (garage included)

 
 
 
 
 
 
 
 

 

Note that the original appraised value is 340.0 and with just the sq ft being correct, value climbs and the Contract Price is just fine at 357.0

Think I have a Chance at the Appraisal Challenge?

Not a Chance, no way, no how is ACE going to admit he is wrong and sure enough 3 days later, I get the call "Appraisal stands as written"

Think this is over?

Nope, I don't give in this easy.



So Soon?

Yesterday when I went out to get the paper in my stylish boxer shorts I found TWO bags filled with news print.

The "El Herald" was laying there and that can only mean one thing; She's coming back!!!!

Yes, the "MIL" (Mother in Law) is back in the hood, oh what wonders await.

This morning there was a cry while I was in the shower "Where is the Half & Half?", but in Spanish and louder.

In the fridge lady, where its always been.....

Oh...

New Listing!

Ok, my Neighbors ad says I'm sold out.......so why am I sitting at an Open House for a new listing?

(Damn that ad worked well).

If you know anyone looking for an a nice home on an acre lot, give us a shout; the skinny below.

A lovely acre Estate awaits you in soon to be gated South Gables...DO NOT miss this opportunity to enter into the highly desired & exclusive Hammock Park community with private police patrol. This home features 5bedrooms, 3 updated baths, lighted tennis court, swimming pool and great patio areas to enjoy South Florida living. Other features include formal & informal areas such as living room with fireplace & vaulted ceilings, formal dining, eat in kitchen overlooking the pool, plus a huge family room.

Offered at $1,699,000

SUV 2

We had a closing the other day and needed to move some items from the home.

"Call a mover" you say?

I say "you are a wimp!"

Remember how I said forget "Car Fax" and just never buy any car I have ever driven?

















Further proof that you have been warned.........

BTW; the yellow one is known as the "Flame"

We're number ONE!!!!!!!!!

In shark bites!!!!!!!!!!

Take that New York!

"Yo no creo El Herald".......old 90's saying in the "Cuban 305"

This job.....

Will drive most sane people crazy and most crazy people.....sane.

One of the coolest things about this gig is that we meet ALL sorts of folks, from the sane to the crazies and every once in a while you get the "Cool".

Cool as in; I use to live where the Mayfair is and could see Captain Sam's Dock......
Cool as in; I remember when my horse got out and tore up Grand Ave.....
Cool as in; I use to watch my uncle build Sawyer Craft boats on Percival St......

Google can answer lots of questions but It will never replace good old story telling.

Thank's Bill for giving me another reason to love the Grove and this Gig!

Now where was I?

Oh yeah, Kick butt and taking names!

Folks, I'm sold out (of listings) so unless you want me to take my shirt off (this will not be pretty) and start cleaning pools, I need some homes to sell.

I'm not picky, they don't need to be a zillion dollars each; just some good, solid properties that we can show to qualified buyers.

You may have heard from other blogs/sources that inventory is getting tight. It is and we have settled into a pretty stable market that a lot of agents/folks have not seen before. In the good old days of Real Estate exploitation, inventory came up everyday; now it's different (wrote about it a couple of months ago).

As I like to say "we can't just call China and order 300 new places with 2500 sq ft, pool, garage on a 15k lot in south Grove/Gables". (you can in Palmetto Bay).

BUT the a lack of inventory does not mean that Sellers can start inflating prices (layoff the 400 a sq ft list price folks, buyers will not bite.).

So if you need/want to sell for traditional reasons, give us a call BUT if you "want to test the market", please call someone else.....I do not have the time.

BTW; Happy Ground Hog Day (and the Woodchuck says more winter, we need a Honey Badger!!!)