Patrick Kolz

01/27/2023

Real Estate question of the week: What day is best to host an open house?

It goes without saying, weekends are considered the best days for open houses as more people are typically available to attend. Saturdays are typically the most popular day for open houses as people are off work and have more free time to look at properties. Sundays can also be a good day for open houses, but it is less likely to have as many visitors as Saturdays.

Another option could be to have open houses during the weekdays, especially during early evenings, as it can give potential buyers the opportunity to see the property after work and it could be less crowded than on weekends.

Ultimately, the best day and time to have an open house will depend on a variety of factors such as the local market, the specific property, and your target audience. It's always best to consult with a real estate agent or a property specialist who can help you determine the best day and time for your open house

01/03/2023

Real Estate question of the week: Should you skip a home inspection? Simply put. Don't do it. If the home looks flawless, it may be tempting to save that $500. But would you buy a used car without getting it inspected or at least test-drive it? Probably not. Especially if you consider the $$$ of the purchase. Inspections can unveil problems you may not see and give you peace of mind. Additionally, it can open up new negotiations.

10/05/2022

Real Estate question of the week: How long should I anticipate my home to go from hitting the market until you have the chaching$ in your bank account?

In Florida, you have to consider 20 days on the market and 20 to 45 days for closing. So realistically 8-10 weeks or make it 3 months to be safe min. In Florida there is so a huge variety of factors, it makes the Dennys food menu seem simple. No offense Dennys, you are a great place for burgers, pancakes, sushi, and oil changes (They used to offer oil changes, true story I just made up). Here we go:

Florida is seasonal. Homes sell quicker before and during the season.

Financing. Florida has seen a lot of new home buyers and cash buyers. Cash is obviously king and can see turnaround time of just days/weeks

Price of the home. Florida is all over the board! From starter homes to beached cruise ships. The higher-end homes over $800K (average being $313,00) tend to go a bit slower. Whereas cruise ships on land may take months.

Which brings up inspections and condition of the home and deal. Fewer contingencies, the better chance of closing fast or at all….read that again. Remember cash is king.

Bottom line. The longer the house is on market the more chaching$ you lose. You can avoid that by:

Having realistic expectations

Pricing your home correctly. Your experienced agent should have a good understanding of the comps and the guts to tell you, you’re driving a Camry, not a Bently.

And of course property condition. This may not matter in Florida as much since there are many cash investor flippers who will take it from your hands. But look again above, realistic expectations. Is it a be**er or a Bently you’re selling?

If you have any real estate needs or just want to know what your home is worth you can use www.avooga.com or send me a message. If I can't be of any help, I’ll find the best alternative in your area. Please note this all varies. Just an estimate based on average conditions and data.

Contact Real Estate Specialist Patrick Kolz to get home value estimates plus details regarding buyers looking for a home like yours!

09/26/2022

Real Estate question of the week: Should I include NABOR, FR/BAR inspection in my offer or buy as-is

Let's dive head first into the shallow end and look into the different types. NABOR differs significantly from FR/BAR regarding inspections and repairs.

Despite this attitude, some still make a few minor repairs in order to generate goodwill with the Buyer. Making a few repairs may facilitate a smoother closing. As I tell my Sellers, “You may need a favor from the Buyer prior to closing”. But bottom line, the Seller still can say “No” contracts and is exactly what it sounds like, as-is. This is also when you hear caveat emptor, no it's not a reference to a Chinse Dynasty, it literally means "let the buyer beware"

Despite this attitude, some Sellers still make a few minor repairs in order to generate goodwill with the Buyer. Making a few repairs may facilitate a smoother closing. As I tell my Sellers, “You may need a favor from the Buyer prior to closing”. But bottom line, the Seller still can say “No”.

FR/BAR is quite different. FR/BAR mandates that the Seller make repairs if the costs equal or are less than the repair limit in the appropriate repair category in paragraph 9 of the CCFC. The 3 categories are General Repairs, WDO (Wood Destroying Organisms), and Permits. In contrast with NABOR, a Seller cannot contractually say “no” to the Buyer if the repair or replacement cost is within the agreed amount… they are on the hook!

If you're going "what the pumpkin did I just read", maybe trying to sell your own home isn't the smartest move you are about to make this week. Feel free to reach out to me with questions. If you can't find the answers online, let your realtor's favorite realtor help! Ohh also be careful using the web as your resources since laws and regulations vary by state or even county. Searching online for answers is like trying to diagnose that rash via WebMD.

09/19/2022

Real Estate question of the week: What is the Best Day to List Your Home

A little bit of a loaded question. That's like asking who the best Spice Girl is/was. This time period will vary, depending on your local community, the weather, the season, etc. In Florida for instance you normally want to put it on the market before the snowbirds fly south, again. So look for a listing date just prior to Labor Day. If you can't catch September, October and November are still great months. As to the day, midweek is a great start if you plan on having an open house that weekend.

More importantly, you basically get one chance to present your home in its best light on its first day on the market. So make sure those k***s are buffed and windows cleaned (more on that later this week). Again, buyers are still flocking to Florida by the busload, many of them consider properties solely on their online presence. If you have a property on the $500k+ side, don't cheap out on a budget Realtor or brokerage. Top agents spend top dollars on digital marketing tools and advertising to get you top dollar in fewer days on market. Send me a message if you are looking to buy or list. If I can't help, your realtor's favorite realtor will find you the best agent for your area.

09/15/2022

Real Estate question of the week: How do I find the best real estate seller's agent?

Check "For Sale" signs in your neighborhood. Have they been there since Grunge music was around? That's probably not a good "sign" (no pun intended).

Additionally, keep in mind that an agent who's moving houses like hotcakes in the next county might not be able to do the same for you if they're not familiar with your location.

Ask a neighbor who recently sold a house in a timely matter who they used. Or ask a trusted Realtor friend who their favorite Realtor is (obviously me). If your Realtor friend isn't active in your area, they shouldn't try to sell you on using them. If they do, you might want to reconsider your top five. Yes, that was a myspace reference. Speaking of which, where is Tom? In any case, referrals go a long way. Feel free to reach out to me. If I can't help you, I will find the best option in your area.

08/31/2022

Real Estate question of the week: Do I really need fancy photography to sell my home in this market?

Not only do you need it, you should also insist on it. If you hired a top-notch listing agent, your agent most likely already provides professional photos. It's not enough to just get the angle right in the photo. Images should be rich in color, have even color tones, and be staged correctly. Additionally, there are options to help demonstrate your home like drone footage, video walkthroughs, matterports, dedicated websites, blue skys to name a few.

So why all the fancy technology? Florida continues to see an influx of roughly 800 new residents DAILY! Most of them will consider your listing or even buy your property sight-unseen based on their online representation. So make sure your online profile shines like the Florida sun!

Also, look at your home listing on various websites to make sure the information is correct. Agents do their best to ensure accuracy, but since it is your home, you know the details better than anyone. If you spot a feature that is missing, contact your agent immediately, and ask for an inclusion.

08/24/2022

Real Estate question of the week: Is it legal for homeowners to listen to or watch live feeds from their home surveillance devices while you are touring the home?

Absolutely! Refrain from making much commentary about a home while you’re touring it because homeowners are likely eavesdropping via smart home technology or nanny cams.

08/18/2022

Real Estate question of the week: Should I stage my home?

Ask your agent to advise you on preparing your home for sale. Most homes show better with about half of the furniture removed. If a buyer walks in the door and wonders whether anybody lives in the house, you've done your job correctly. Consider professional home-staging to boost your selling power and appeal.

Pro Tip. Fresh paint! It's an easy and very impactful fix. Don't snooze on it. Dedicate a weekend even if it's only touch-ups. Dated fixtures? Fans, vents, switches, outlets, etc can be easily replaced as well and give it a modern touch.

08/11/2022

Real Estate question of the week! Pricing Your Home Accurately

You don't want to create the wrong impression by pricing your house high and then reducing it. Nor do you want to leave money on the table.

A reputable listing agent can help you here. Don't choose your cousin's sister-in-law who only dabbles in real estate. You'll fare much better if you select an experienced real estate agent who sells a fair number of listings, preferably in your neighborhood.

Your agent will analyze comparable sales and prepare an estimate of value—often called a CMA—for comparative market analysis. It is OK to compare this to the Zestimate on Zillow, but note the variances your agent will point out because your listing agent should have the experience and education to provide you with a more accurate opinion of value. There are also special certifications like PSA (Pricing Strategy Advisor) that educate Realtors on how to better do this, in addition, to providing them with special tools.

If you have any questions regarding the market feel free to contact me directly - Patrick Kolz, Realtor, PSA 786 284 2244

05/03/2022

While buying or renting can be daunting in the difficult housing market that we are facing at the moment, it's not a mission impossible. "Active" Realtors' insight into the market has never been more valuable than it is now. I have helped dozens of clients find a home that meets their expectations within their price range. You just have to know where to look :)

Finding a place to rent can be stressful in normal times, but it is especially daunting with rents soaring to unprecedented levels.

10/26/2021

The City of Fort Lauderdale is pleased to announce that the transformation of the Las Olas Marina is moving forward.
As of this month, the Las Olas Marina is being operated by Suntex Marinas as part of a public/private partnership agreement between Suntex Marinas and the City. Construction of the new Las Olas Marina is expected to begin in early 2022 and is estimated to take 24 months to complete. The $70 million project will be built and paid for by Suntex Marinas.
Plans for the new Las Olas Marina include:
• 7,000 linear feet of dockage
• a three-story 31,000-square-foot marine services building with a casual restaurant, ship store, office space, a gym, a swimming pool, and an outdoor patio
• a two-story 15,000-square-foot upscale waterfront restaurant with outdoor dining areas

Upon completion, the Las Olas Marina project will create a signature destination offering spectacular views of the Intracoastal Waterway that will enhance Fort Lauderdale’s position as the “Yachting Capital of the World.”
As part of the transition, current marina users will need to reach out to Suntex directly for assistance on matters related to their use of the marina.

For inquiries about slip availability or for more information, please contact marina team members directly at 954-756-6557 or [email protected].