The purchase of a home is the largest single investment most people will ever make. For most individuals, this requires a complex financial transaction using the services of multiple real estate professionals.
The realtor is the most common face of these professionals. The financing necessary to fund the transaction is the responsibility of the mortgage broker or banker.
The title company is responsible for many of the legal details, including the assurance a clear title passes from the seller to the buyer.
The Real Estate Appraiser
A real estate appraiser helps to establish the likely sales price a property would bring if offered in an open and competitive real estate market. This is commonly known as market value. Put another way, it is an unbiased estimate of value for a parcel of real estate, where both buyer and seller are informed parties. For this value, lenders turn to a licensed, certified, professional appraiser.
The Appraisal Process
A real estate appraisal starts with a physical inspection of the property being appraised. Number of bedrooms and bathrooms are important to ensure that they really exist and are in reasonable condition. Also, the inspection ensures the proper square footage and layout of the property by including an illustrative drawing. Obvious defects to the structure of the property affect the value negatively. This may included a leaky roof or hole in the wall.
Once the property has been inspected, the appraiser chooses from three approaches of property value. The cost approach, sales comparison approach, and income approach.
The Appraised Value
The appraised value is used as a guideline by lenders who will not loan a buyer more money than the property is worth. For this reason, it is very important to choose an experienced and qualified Real Estate Appraiser. It is very important to note that this appraised value may not be the final sales price. Bidding wars and seller motivation may adjust this price above or below this value.
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An appraisal is simply an opinion of value. Some appraisals are a professional appraiser’s opinion, others are guesses. Still others are based upon the sometimes harsh reality of the marketplace. The most important factors for appraisers are figures of recent real estate sales involving comparable properties. Basically, there are only two opinions that matter.
(1) The list price is a “wishful-thinking” value, merely a hopeful estimate. It is set by the seller. The sale price is the real value. It is determined by you, the buyer. Of course, the price you finally agree to pay is partially determined by the seller through the negotiation process. But you and only you decide how much you are willing to pay.
The lender’s is the second opinion that truly matters. The bank usually employs appraisers, although sometimes it uses third party “fee” appraisers. A value of the property is determined, and the lender will then make a mortgage loan based on this figure.
If the lender’s appraisal “comes in” lower than your agreed-upon sale price, you may not be able to buy the home. The lender bases its lending decision upon this professional opinion of value. It will only loan a percentage of this figure. Therefore, if you are counting on using the lender’s funds in a certain amount to finance the purchase of your home, a low appraisal from the bank can seriously damage your first time home buying efforts.
The lender’s opinion of value can be disputed. The appraisal department at a bank will usually welcome previously overlooked comparable sales data (“comps”) and other factors which might affect their appraisal. Sometimes there were sales in the area of which the appraiser was unaware. You and/or your real estate agent often know about non-MLS sales of which the bank appraiser has no knowledge.
Perhaps you decided to buy this house because the seller spent thousands on structural and mechanical system upgrades. The lender is not to aware of these value-enhancing improvements. When you bring them to the appraiser’s attention, you quite possibly will induce the appraisal department to raise the appraisal figure. The critical point to remember about this is: If the lender produces a low appraisal, you can always contest it.
You might hear complaints when the lender’s appraisers express a low opinion of value – “Why don’t they just appraise at sales price? After all, THESE buyers are willing to pay that much. Surely others would, too.” Ah, but that’s NOT necessarily true. Some buyers (hopefully not you) do agree to pay too much. The lender needs to protect itself from these “lovestruck” buyers who must have that home. If the bank eventually has to become the owner, by having to foreclose, it must have reasonable expectations of being able to recover all or most of its investment.
When negotiating the purchase of your home, be sure you are always being prepared to “walk away” from the transaction if the seller is too unreasonable. There are plenty of other homes available. If you do this, the lender’s real estate appraisal will almost certainly come in at or above your sales price and thus cause you no problem.
Keep the Golden Rule in mind: “The banks have the gold, so they make the rules.”
Paul Anderberg
http://www.first-time-home-buying.net
Mr. Anderberg is the author of many helpful articles about home buying. Visit his website to read more. Several others are also available on this site.
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If you are planning to apply for a real estate loan to buy the property you want from the available Holly Springs homes for sale, you must get an appraisal to figure out the market value of the house. It is very important that you are aware of this matter since it can have a huge effect on the result of your application for a loan.
The personal approval is generally completed near the beginning of the process of your loan application. The final commitment, however, is often contingent on an acceptable appraisal as banks want to be certain that the loan they are making is covered if ever borrowers fail to pay. In case the appraiser’s report is lower compared to the selling price, the real estate loan may be disapproved. However, this is not the only thing that can have a negative effect on your application. There are other factors that may possibly cause some problems. In general, lenders thoroughly examine the appraisal before making a decision whether or not the house is fit to act as a guarantee for your real estate loan. Some examples of obstacles you may encounter include, but are not limited to, the following:
- If the expected time period to sell the house is much longer compared to the area standard, the lender may possibly do not like it.
- If an appraiser becomes aware that the access to a certain property is an exclusive road shared among certain people, the bank may ask to look into a signed road maintenance contract that proves that everybody who utilizes the road shares the obligation of maintaining it.
Real estate appraisals may be performed in different approaches. The two methods that are commonly used for houses are listed below:
1. Cost Approach – For newly-built houses, this method is the most favorable and helpful since the construction costs are already determined. This is simpler than other approaches because the appraiser only needs to approximately calculate the expenses of replacing the home if it gets damaged or destroyed.
2. Sales Comparison Approach – This method is done to approximately calculate the market value of the home by means of measuring it up to the same properties recently sold in the market area, which are referred to as comps or comparables. Because there are no houses that are accurately identical, appraisers make some adjustments to the paperwork of the comparables so that their qualities are more in-line with the features of the subject property. The outcome of the report is an amount that tells how much it would cost to sell each comparable if it possesses similar features as the property in question.
You should always keep in mind that a real estate appraisal is not a home inspection. Appraisers document the apparent issues they see, but unlike professional home inspectors, they do not perform inspection tasks like checking the chimney, looking at the roof, or testing the appliances. You must not depend on an appraisal to assist you in determining the condition of the house.
In case the house received a low appraisal, you should not panic. There are some ways that can help you solve this problem. Remember to talk to your agent regarding such issues when purchasing a house in Holly Springs real estate.
David Z Anderson is a freelance writer who specializes in writing content about real estate, business and investment. Check out great Holly Springs homes for sale and Holly Springs real estate listings.
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Tampa Bay has proven to be one of the more progressive organizations in the NFL in hiring head coaches. Tony Dungy was regarded as the nice guy. Jon Gruden was brash. Raheem Morris was unproven. Morris has quickly shown in his second season the ability to be a player’s coach.
1. Key Veteran Respects Coach Raheem Morris
Ronde Barber could have retired particularly after the struggles in Raheem Morris’ initial season. Tampa Bay Buccaneers struggled throughout the season and finished a 3-13 record. Barber preserved through last season came back even hungrier this season and is having a great season. Barber has become the most accomplished secondary defender in the history of the Tampa Bay Buccaneers with 40 career interceptions. Barber has been very supportive of his coach in the media and understands that Morris is on the verge of building a consistent winning team in Tampa Bay. Clearly, Morris has a coaching style that has brought out the best in a quality veteran like Ronde Barber.
2. Key Rookie Succeeds For Coach Raheem Morris
One of the hardest things for a coach to do in the NFL is get immediate production out of a rookie player. Mike Williams was a receiver with first round talent many teams chose not to select because of his prior issues at Syracuse. Coach Raheem Morris and pro personnel team did their research and believed Williams would be a productive receiver for the Tampa Bay Buccaneers. Williams has exceeded expectations already with over 40 receptions and six touchdowns. Williams just last Friday probably did make a mistake with a possible DUI, which let Coach Morris and the team down. The situation could have been a distraction for the team, but Coach Morris did not let that happen. Less than 48 hours later, Williams was able to make a huge touchdown contribution in the win against the San Francisco 49ers. The Buccaneers have traditionally struggled against the 49ers, especially on the road at San Francisco. In a potentially difficult situation, Coach Raheem Morris still managed to get the best out of a young player.
3. 7-3, The Real Test
Getting to 7-3 has not been easy for the Tampa Bay Buccaneers, yet after ten games, the Buccaneers are in the hunt to win a division title. The Buccaneers have improved and already had a successful season. The real test for the Buccaneers will be next season to see if Coach Morris can build on this season with another successful season next year. Coach Raheem Morris has proven to be an excellent hire for the Tampa Buccaneers in just two seasons and a player’s coach capable of improving the team each season. The Buccaneers look like a team ready to be a consistent winner in the NFL.
Lewis Dawson
http://www.sportsreport360.com
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The Tampa Bay Buccaneers are just entering toddlerhood, as they have only been an NFL franchise since 1976. They began their journey as a member of the AFC Western Division, and quickly moved to the NFC Southern Division. The first season, they appeared on the field, had record ticket sales – residents were ready for a professional football team. It was apparent that the team had fans from the start, and even more so after their Super Bowl win in 2002.
The Tampa Bay Buccaneers have only been around for 33 years. They have experienced some major changes, some within the first couple of years of play. After only one year in the AFC Western Division, the team was moved to the NFC Southern division. The move took place to allow the team to play the Seahawks twice in a season, and other NFL teams once. This contract was to last for two years.
The Buccaneers, the name itself, has historic sentiment to Tampa Bay. The originating owner, of the Buccaneers, was a man by the name of Tom McCloskey. He did not stay around for long as he was unable to stabilize the team, financially that is. This left room for Hugh Culverhouse to come in and get the team on its feet and away from bankruptcy.
Today, after getting through many of their ups and downs, the Buccaneers play in the Tampa Stadium. The stadium, which holds 73,000 people, is nearly full to overflowing at every home game. Even with two other professional football teams in the state, the Buccaneers still thrive, both financially and from fan support.
Their first two years, in the NFL, were a bit of an embarrassment as they lost 26 games. Yes, every game they played, in the first two years, ended with a loss. Nevertheless, the season of 1979 would proved to be different for the team. Their first five games, in this new season, were wins for the Buccaneers and their fans. It was apparent, now, that this was a good team and tickets, literally, disappeared.
They were such a success that Sports Illustrated approached the team about being a featured cover story for the magazine. Fans began to get so rowdy, with excitement, which the goal posts had to be greased in order to keep them from toppling over. As the Buccaneers beat the Chiefs, the field was covered with fans. The team was on a streak, which continued into the Central Division title.
In ’96, the Buccaneers faced many changes, the first of which was that Culverhouse was no long in charge of the team. Even though sales were through the rough, the team was suffering severe financial hardships, bordering bankruptcy. Malcolm Glazer purchased the Buccaneers, this same year, for over 190-million dollars. Glazer’s goal was to turn the Buccaneers into a winning franchise – financially and on the field.
In 2008 the Buccaneers were only 4 games away from the playoffs. However, Monte Kiffin – defensive coordinator – announced his move to Tennessee and that he would be leaving in December, not giving the team much time. This news was devastating, and the Buccaneers lost their chance at the playoffs. With all of this behind them, 2009 is expected to be an exceptional year for the team!
By Matt Ryan, article sponsored by StubPass.com. StubPass sells Tampa Bay Buccaneers Tickets, sports tickets, concert tickets, theater tickets, NFL Tickets and many more tickets to just about any event in the world.
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There is a type of investor fraud in which an unsuspecting Real Estate investor believes he is buying a property worth a certain amount, when in reality the property is worth much less. This places the investor in a hopelessly upside down situation, owing more money than the property will ever be worth.
The primary way that this type of scheme is enabled is by the use of a “bogus” appraisal that over-inflates the value of the property. Once the investor has closed the deal, there is virtually nothing he or she can do to avoid the consequences of having put a 300% Loan To Value mortgage on an investment property.
This basically means that the investor will owe too much to be able to cash flow the property as a rental, and there’s no possible way that he or she will ever sell the property for enough to cover the mortgage payoff. This essentially leaves one with a bankruptcy/foreclosure, “take-your-pick” financial situation.
Investors who realize they have bought a property that will never be worth what they owe on it, may continue to make payments for months or even years in order to preserve their excellent credit rating. However, once the damage is done, this is essentially throwing good money after bad. Given that this is one of the worst scenarios an investor could ever experience, it behooves each one of us to take the necessary time to carefully examine the appraisal for the property that we are about to purchase, BEFORE we purchase it.
Since this type of fraud is dependent upon an over-inflated appraised value, an appraisal with incorrect or deliberately misleading market information will be necessary to perpetrate this fraud. Therefore if a prudent investor is careful to take the time to examine the appraisal prior to closing, or better yet, have their own appraiser do an independent appraisal, one could avoid this scenario completely. In a nutshell, it is potential investing suicide to accept an appraisal at face value without verifying for yourself the information in that appraisal.
When you just don’t know the market, it would be an excellent idea to simply pay the $ 250 or $ 300 necessary to have your own independent appraisal done.You do not want to take anyone else’s word for the appraised value of a property. YOU are going to guarantee the loan, so you are the one who must make sure you are not being misled into paying too much.
The vast majority of investor fraud and loan fraud would be avoided if someone took the time to verify the information in the appraisal.
The greater part of a typical appraisal will deal with what are called “compable properties”. These properties are supposed to be very similar in style, quality, and size, to the property which is the subject of the appraisal. The concept of Compable Market Analysis” or CMA, means simply that one property in a given neighborhood should be worth approximately the same amount as other similar properties in the same neighborhood.
A valid appraisal that is a reasonable and accurate estimation of market value would only use similar properties that are within a very small radius from the subject property being evaluated. The official rule is within one mile of the subject property. But in Atlanta, one mile can be the difference between a $ 50,000 and $ 500,000 ARV. So, I prefer to see comparables that are located within the very same neighborhood. One mile can make a very big difference.
The question is, “who is responsible for generating the appraisal being provided as an estimate of value?” In typical transaction between a home seller and a home buyer it is the buyers lender who orders the appraisal as part of the process of underwriting the loan. But, in most investor type transactions, the seller may provide an appraisal. When you are the buyer, you should always plan to verify any appraisal provided to you by the seller.
Many fraudulent schemes perpetrated against innocent real estate investors involve a seller who got an appraisal that was over inflated simply by paying an appraiser and asking him to provide a specific value, in order to “make the numbers look good”. Therefore the prudent investor buyer does not want to accept the appraisal provided by the seller at face value. The appraisal should be verified or you should obtain your own independent appraisal prior to closing.
In extreme cases of well organized fraud, it is possible for the seller, the seller’s agent, the closing attorney, the appraiser and even the lender to be involved in trying to lure a buyer into a bad deal.
Usually in this type scenario, the investor buyer is offered a “full-service” type arrangement, in which everything is taken care of for them. One should always careful of any deal in which ”everything is taken care of for you”. The single most important piece of due diligence on any property is to verify the real market value before you buy. ***
Donna Robinson is a real estate investor, author, and consultant located in Atlanta Georgia. You may read more of her articles on her website at [http://www.RealEstateInvestorHelp.com] or you may contact her by email at drobinson@reihelp.com or call 404 542-9903.
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Carolyn Mathis joins the Florida Venture Forum Board of Directors
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Cardinal Health won't ship pain pills from Florida facility under DEA deal
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As a home buyer, it’s very important to understand everything you can about real estate. One of the vital steps of the home buying process is an appraisal. If you’re planning on purchasing a property among the available Hoboken homes for sale, you should know the fundamentals of appraisals.
What is an Appraisal?
An appraisal is a third party’s unbiased value estimation of a home, which is referred to as the subject property. This is acquired by weighing similar houses recently sold against the one being evaluated. It aids in establishing the home’s market value, which is the expected price it will get if put up for sale in an open and spirited market.
Some people confuse an appraisal with a comparative market analysis (CMA), so be informed. CMAs are used to assist sellers in determining a reasonable asking price, while appraisal reports help in figuring out a home’s market value, which is more comprehensive and the only evaluation report that banks consider when making a decision whether to lend money or not.
Appraisals are done by appraisers, which are licensed by their own states after finishing coursework and a certain number of internship hours that make them acquainted with the real estate markets.
An appraiser may be chosen by the lender from its own staff or hire an independent one, or you may be permitted to choose; however, if the one you picked is someone who the lender is not acquainted with, the report may possibly be subject to analysis before it is accepted. Remember that an appraiser must be a neutral third party who doesn’t have any financial or other relation to any individual involved in the deal. Furthermore, it is most likely that you’re the one who will finance the appraisal if you’re applying for a loan.
Real Estate Appraisal Report
An appraisal is a very comprehensive and in-depth report. Some of the things included are:
1. An assessment of the complete real estate market in a certain area.
2. Features regarding the subject property, with evaluations of three comparable houses.
3. Notes regarding gravely damaged features; for example, a collapsing foundation.
4. Records about problems which the appraiser considers damaging to the home’s value, like bad access to the house.
5. The kind of area the property is located, such as in a stand alone acreage, a development, and the like.
6. An estimated standard sales time of the subject property.
The process of buying a home in Hoboken real estate can be quite complicated. It’s advisable to ask your agent about the whole process, including appraisals.
Paul Russel is a freelance writer who specializes in writing content about real estate, business and investment. Check out great Hoboken homes for sale and Hoboken real estate listings.
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Florida state parks camping opportunities are not to be missed if you are looking for an amazing opportunity to ensure the benefits of the Florida weather and diverse ecosystems. Florida state parks camping is an activity the entire family can enjoy, even the dog. Avid campers know that this is the way to get away from the frustrations of everyday life and the hustle that often accompanies vacations to the more heavily marketed tourist destinations where most travelers know and visit.
When scouting for uniqueness you will discover opportunities for your personal family event abound in state parks, so consider enjoying the quietness of Florida state park camping when planning your Florida vacation.
Things to Consider When Planning a Camping Trip In Florida
When looking at Florida state parks camping opportunities there are a few things to keep in mind and consider. First and foremost is the weather. Depending upon what area and time of year you plan to visit the Sunshine State the weather varies from chilly (below freezing nights for a few days each winter in the north) to very warm (mid nineties during the southern summertime) and unpleasantly humid. Most of the year, however, the weather is perfect for enjoying the outdoors and camping.
Nearly as important as time of year when looking at Florida camping is location. There are about 50 state parks listed as “Full Facilities” and more than 100 with limited or no facilities. Many also have cabins available if tenting isn’t your style. These parks are scattered throughout Florida with parks such as Lafayette Blue Springs Park located in the more forested northeastern region to John Pennekamp Coral Reef State Park (first underwater state park) located in the southern region just north of Key Largo in the Florida Keys.
How do you enjoy being touched by nature? With such diversity available year round Florida state parks camping allows you to enjoy a sub-tropical paradise with fishing and swimming in the Atlantic Ocean or Gulf of Mexico or you can follow a more traditional forest style camping with or without lakes or rivers.
What to Consider In a Camping Location
So gather your family and friends and make your plans now to visit and campout at one of Florida’s greatest treasures. Considering today’s economy experiencing Florida state parks camping is an affordable way to keep the entire family entertained.
The four parks listed above are offered just to peak your interest with a variety of unique opportunities found only in the Sunshine State. And you can see the offerings vary immensely depending upon the location. Once you have compiled your list of camping opportunities, remember to look closely at what these Florida state park camping sites offer.
For your special outdoor events be sure to investigate the local plant life which can be very important for a healthy and memorable experience. This is especially true if you are looking to capture your event or vacation on film. Florida has so much to offer, from sea and sun, incredibly beautiful beaches and islands to Florida state parks camping sites that are more traditional for those seeking a quieter setting. A wide range of rewarding photographical opportunities are everywhere so come on down.
Where to Begin Your Search for Florida State Parks Camping Sites
As noted Florida state park camping opportunities are quite varied with the larger parks including modern conveniences such as cabins, RV parking and even laundry and bathing facilities. What follows is a small listing of some of the more popular sites with details which may assist you in deciding what is best for your upcoming vacation experience. I highly recommend you spend a few hours online and involve yourself and your traveling partners before making that final decision. You won’t be disappointed.
Cayo Costa State Park near Ft. Myers is accessible only by private boat or ferry. The park boasts nine miles of beautiful beaches, acres of pine forests, oak-palm hammocks and mangrove swamps. It is located on a barrier island and can truly be called a Gulf Coast paradise. For campers there are primitive cabins and tent spaces. In addition to the usual fishing, swimming and shelling available this unique island park has an amphitheater which provides educational programs about the island’s ecology and history.
Econfina River State Park located along the northern Gulf Coast in northern Taylor County. With 4,543 acres and nine miles of wooded trails visitors have plenty of opportunity to explore by hiking or horseback. Kayakers and canoers will enjoy the river as it traverses through pine flatwoods, oaks and palm forests eventually emptying into the Gulf of Mexico 2.2 miles south of the park’s boat ramp. Two small “efficiency style” rental units are available. Florida state park campers are reminded that all plants, animals and cultural features in the park are protected. Visitors are asked to take nothing but photographs.
John Pennekamp Coral Reef State Park located off the coast of Key Largo in the Florida Keys is the first underwater park in the U.S. The park encompasses about 70 nautical square miles with the reefs located between 3 and 8 miles offshore. Snorkeling, boating and scuba tours are offered. The reefs are protected and are shallow with an average depth of 5 to 15 feet for the snorkelers and up to 45 feet for scuba divers. For the landlubbers mangrove swamps and tropical hammocks in the park’s upland areas offer visitors unique experiences.
Lafayette Blue Springs State Park located on the Suwannee River 7 miles west of Mayo in Florida’s northeast region has attracted people for thousands of years. Bird watchers and camera buffs may be treated to viewing incredible Red-Shouldered Hawks, Pileated Woodpeckers and Barred Owls. Swimmers and snorkelers can cool off in the spring on a hot day. If you are a certified cave diver plan to enjoy the underwater caves. For Florida state park camping campers there is a walk-in campground (tents only) available or rent one of the five fully-furnished cabins. Visitors can also enter the park by boat from the Suwannee River.
The visitor center boasts several small saltwater aquariums with many live examples of reef creatures. Plus you will discover nature trails, canoe and kayak trails, Largo Sound beaches, playground and campground. Birds migrate through the area depending on the time of year and water temperatures are typically in the 70s or 80s. Since it is in the Florida Keys the balmy breezes help to keep visitors comfortable year round.
Contact us at http://www.florida-travel-photography.com/contact.html when your needs include a professional freelance photographer.
Don Stilton has been passionate about photography since a young boy. About four years ago, he decided to turn his life long passion for photography into a profession. Since then he has been studying with New York Institute of Photography – http://www.florida-travel-photography.com/about.html.
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