Most agents talk about “marketing plans”  and how their’s will sell your home but what’s real and what’s not.  In today’s real estate market you better know the real value versus what doesn’t work or towards the bottom of the totem pole in marketing.  Let’s take a look starting at the bottom and work are way up to what really sells homes…

Here is the minimum marketing you should expect any Realtor to do in order to sell in todays market,  again I said minimum…

• List your home in the MLS -  The “Multiple Listing Service” is by far the number one input system for Orlando homes for sale in Central Florida.  Realtor’s list their sellers homes in the MLS  and this SAME system  is used for updates on over 90%  of all the searches you do on internet (we call them portals, eg Realtor.com). 
• Enhance Photos -  By enhanced I don’t mean changing anything to misrepresent a seller’s home or features only basic lighting and cropping.  How many times have you seen photos so dark you can’t even see what’s in it, or how about the common photo of a bathroom with the only item visible a toilet seat, many times left open. The MLS allows 10 photos and if an agent can’t find 10 photos that enhance your home find another agent.  With internet exposure we virtually are marketing your home to potential buyers in order to set up an appointment to physically see it.  Survey after survey tells us buyers want photos and details of homes so give it to them.  
• Virtual Tours -  We all do them, or should.  They not only showcase your home but when added to sites like Realtor.com one of the largest search engines that buyers use gives your home better exposure being listed higher on search results. 
• Brochures, Flyers and Just Listed Post Cards – Great, this gets your home exposed locally but that goes only so far.  Most Likely your home buyer will be from out of the area but don’t be surprised by buyers that still drive through neighborhoods and take flyers from homes for sale.  It’s a shame that many times these flyer boxes are empty.  A good Realtor will keep the flyer box stuffed with details and also leave a stack with the home owner just in case. 
• Experienced Local Realtor - Having trained many new agents over the years that were energetic, funny, computer savvy, you name it, doesn’t come close to a Realtor in a particular market area with years of experience performing home evaluations, understanding what the number and trends mean ie days on market, inventory levels and the seventh sense that comes from showing properties to thousands of buyers knowing what they like and don’t like, percentage of buyers that like one feature vs another.  Value is what an individual at arms length will purchase a home for, sellers need to know this.
• Internet Marketing -  Make no mistake the internet is the # 1 source buyers use to find homes for sale, it’s reported the number is close to 90%.  You have to be on Realtor.com, one of the most popular search engines, Craigslist, BackPage, Trulia, Yahoo real estate, MNS homes, etc, etc,  add more value here
• Scheduled showings – Why should agents be calling my sellers to schedule a showing, that’s our job.  I should be coordinating showings with my sellers and what best works for them.  This also allows me to talk about the community, upgrades and price to the showing agent.  This way maybe some of my words will come out of the agent’s mouth during the showing.

Maximum Exposure you should be asking your potential Realtor if they do…

• Maximum Internet Exposure for keywords in the area where the home is located -  Going back to an earlier comment 88% of buyers search the internet for homes before they look for a Realtor, in other words does your home show up on the first page of Google, Yahoo or MSN because we all know not many people go to the second page but rather perform another keyword search.  I like President Ronald Reagan’s saying ”Trust but verify”.  The late President was talking about countries like the Soviet Union and East Germany but a seller should be verifying on the internet the exposure they would be getting from an agent.  Just click on Google, Yahoo or MSN.com and search keywords a buyer would use to search for homes for sale in Dr. Phillips. Dr Phillips real estate, Dr Phillips homes, Dr Phillips communities, home for sale in Dr Phillips FL and you can continue with any combination of these keywords.  For example searching keywords in Dr. Phillips your results will find Century 21 TeamConnect and our web sites ranked #1 and many time multiple locations on the first page, great value and exposure for our seller’s homes.  This kind of high internet ranking also helps our team find buyers.  Do all the buyers that log on to our web sites purchase in Dr Phillips?  No but it’s a number’s game and the more buyers we can generate the better opportunity TeamConnect has selling our listings.
• Agent IDX System
  IDX stands for “Internet Data Exchange” commonly called Broker Reciprocity. This system is the next stage in the evolution of the MLS.  The IDX is the way of enhancing cooperation between Brokerage offices/Realtors.  class=”hiddenSpellError” pre=”">TeamConnect’s listings are displayed on other Realtor web sites via the IDX allowing more exposure for our sellers.  TeamConnect’s enhanced IDX System also generates a major source of buyers looking at Orlando homes for sale. 
• Hiring a team rather than individual agent
  I started my real estate career years ago as an individual agent working alone with the buyers, sellers, doing open houses, previewing inventory, inputting listings, marketing, advertising and all the other details it takes to be a successful Realtor.  Team members still ask how I did it all but I would rather look forward than backwards.  Working the past six years as a successful team in Dr Phillips and Orlando real estate market TeamConnect understands the value of a team.  Built on a huge internet presents and systems that allow us to concentrate our efforts on what’s important, selling homes.  A full-time assistant also allows us the comfort of knowing the office is running smooth and our sellers are being serviced.  
• Communication between Sellers and their Realtor 
  As I mentioned earlier buyers ask for details, photos so give it to them but what about sellers.  Survey after survey tells us sellers want communication, they want their Realtor to keep them informed about all that was promised and showing feedback along with changes in the market.  TeamConnect’s sellers have a system called View My Listing.  This allows sellers to log in to their personal web site to view the advertising and marketing of their home and also showing feedback from agents.  We know after a showing sellers want to know how the buyer liked the home and if there are any comments that could help show case the their home.  Our sellers tell us how they enjoy keeping updated 24/7 on the selling of their home. 

For a marketing plan with maximum exposure for your Dr. Phillips home contact TEAMCONNECT.  Find your Dr Phillips home value FREE of charge, no obligations of course, just a friendly confident team that lives, works and plays in the Dr. Phillips community.  Looking for a Dr Phillips Real Estate team that can sell in todays market?  Call us today 407-516-1000

You’ll see the value in this Dr Phillips’ Sand Lake Point home situated on an oversized corner lot featuring tall mature trees and shrubs.  Waterfront homes located just across the tree covered street on Big Sand Lake only adds to the value of this ranch home featuring a three car garage, private Pool/Spa setting, Cabana bath and screened covered Lanai.

Grand entrance starts with more lush landscaping along two front walks that join at the double front door entry.  Inside there was no skimping on all the beautiful Hardwood Flooring located in ALL  four bedrooms, the open family room, formal living and formal dining rooms. 

Light and bright kitchen with dinette nook surrounded by seamless picture window and pool views.  Open Kitchen also features stainless steel refrigerator, oven and dishwasher, 42″ Cabinets with lighting underneath and plenty of countertop space that includes a kitchen desk. 

The high ceilings and three sliding glass doors to covered pool area are great features along with the built-in entertainment center and fireplace in the Family room.  Don’t forget all the Plantation Shutters that round out this beautiful Orlando home for sale in one of the most sought out established communities in Dr. Phillips. 

Sand Lake Point is a lakefront community featuring a private boat ramp for residents with access to the Sand Lake Chain, one of only a few communities.  Residents also enjoy the playground, Tennis courts and paved walking trail to the NEW Dr Phillips Park!  Don’t miss this one!

Top 45 Featured Orlando Homes for sale!

Orlando homes for sale and especailly southwest Orlando, Dr. Phillips, Windermere homes and Winter Garden communities continue to see declining inventory levels which will only help the fragil real estate market’s recovery.   The Orlando Realtor Association reported this past week another decline in homes for sale to 16,361, down from 22,613 reported the first of the year. 

2009 Inventory totals

• Jan 09  -  22,613
• Mar 09 -  21,448
• May 09 -  19,123
• Jun 09  -  17,831
• Aug 09  -  16,361

A huge percentage of sold homes in 2009 are from the tremendous backlog of Orlando bank-owned homes and distressed properties which Central Florida will continue to see dominating the market place, still yet, less homes on the market will only help the recovery. 

Another trend that is continuing in the Orlando real estate market are the increasing pending sales (homes under contract).   As I mentioned the bank owned and distress properties are the driving force but before the local real estate market gets on solid ground these properties need to continue to sell.

Over the next few months going into the Winter months the competition will not be as great as it’s been on distressed properties this Summer.  Take a look at the latest Orlando foreclosures updated throughout the day.

   View Orlando foreclosures!                                         

Newly updated single story home in Ocoee, Florida coming on the market October 1st.   Owner wants to put the finishing touches on a couple of years of upgrades and updates.  Check this out…

• Kitchen:
  Granite Counter Tops and Stool wall
  Copper Tile Backsplash
  Under Cabinet Lighting
  Real Wood Floors
  New Kitchen Aid appliances – Microwave – Glass Flat Top stove
  GE Stainless Steel refrigerator with ice and water dispenser
  Black temperature controlled Wine Cooler
• Four Season Bonus Room
  Huge 18′ x 16′ surrounded by custom windows and screens depending on the season
  16″ Spanish tile from Living room flows into Bonus room
  Wood Tongue in Grove  Ceiling
  Vaulted Ceiling
  Ceiling Fan wired 
• Great Room
  16′ Spanish Tile diagonal
  Built-ins
  Custom Wood sliding Shutters to Bonus room
  Open to Kitchen area
• Master Bedroom
  Real Wood Floors
  Huge walk-in closets
• Master Bathroom
  His and her Vanity
  Seperate shower
  Water Closet with flat screen TV conveys
  New Ceramic Tile Floors
• Office
  Built-in Desk and drawers
  Real Hardwood floors
  Plantation Shutters
  Sliding Pocket Door
• Bedrooms #1
  Upgraded Ceiling Fan
  Two Closets-one walk-in
  Plantation Shutters
  Real Hardwood Floors
  Custom Book Shelves
• Bedroom #2
  Real Hardwood Floors
  Custom Valance and window treatments
• Laundry Room
  10×6 Real Wood Floors
  Custom Cabinets
  Laundry Sink and under Cabinet
  Folding Table
  Motion Lighting
• Yard
  Huge backyard Fenced for Privacy
  New 400 square foot pressured Wood Deck
  120 square foot Shed with permit
  Brick Paver Drive Way
  Brick Paver Front and side-walk to backyard
  Outside timer controlled Solar Lighting throughout the yard
• Exterior of Home
  Cement Bond Siding
  Gutters
  Three French Drains
  Roof one year new

As you can see, this home has been well taken care of and beautifully updated throughout.  Don’t forget the ADT Alarm system that is transferable, 4″ Base Boards and vaulted ceilings.  This is a great home in a quiet established neighborhood of Ocoee. 

Dr. Phillips in Orlando, FL is not only a premier location for homes but also a great convenient spot for new plazas.  Located at the corner of Sand Lake Rd. and Turkey Lake Rd. right off Interstate-4 is the new Phillips Crossing, one of Dr. Phillips newest plazas anchored by Whole Foods Market.   This has been all the buzz in the area that we would be home to this fabulous market.  Along side this top quality Whole Foods Market is an array of many other famous retailers, restaurants and more.

• Barnie’s – Coffee & Tea
• Delish – New York Bakery
• Pei Wei – Asian Diner
• Seito Sushi
• O’Charley’s - Good food, good times
• Anthony’s – Coal fried pizza
• Piccolo – Gelato Cafe
• Matress Giant
• Golf Galaxy
• Shooz – Shoe store
• Massage Envy
• Image Nails
• Salon Salon – Aveda

Phillips Crossing also plays host to a Farmer’s Market on Saturdays from 9 am - 2 pm located right in the parking lot.  Find plenty of options for food and fun here or any of the other great Dr. Phillips plazas.

TOP 45 HOMES

Previewing homes as they come on the market TeamConnect keeps a list of Top 45 homes for sale in Dr. Phillips, Windermere and the Orlando area we strongly suggest you take a look at.  

If you are considering purchasing this Summer TeamConnect sees value in these homes based on the our pre-defined criteria that includes location, condition, price and some friendly but competitive discussions among the team about a home’s value.

Buyers have come to know Dr. Phillips real estate  by the gated communities that line Apopka Vineland boulevard along with the high prices attached to the homes, but this past year has sprouted a nitch for buyers looking for a great location and homes  modestly priced in the 300’s.

Dr. Phillips located within the city limits of Orlando, Florida has a niche of it’s own rubbing shoulders with a neighbor like Windermere “The town among the lakes” which features estate communities and a quaint down town definitely help home values. 

Usually Dr. Phillips Homes are associated with the high end estate  communities like Phillips Landing, Turtle Creek, Vizcaya and Cypress Point but also have a few established neighborhoods in the heart of Dr. Phillips for buyers looking in the 300’s.  Sometimes overlooked is an established community Bay Vista Estates. Towering Southern Pines and tree covered streets engulf this community featuring unique style homes with brick and stone elevations and some beautiful curb appeal. 

The Bay Vista Estates community is lakefront to Big Sand Lake with a boat ramp, dock and tennis courts for its residents.  Also, convenient to Restaurant Row, Dr. Phillips Park, Disney World, major highways and much more make this prime real estate!  A friendly, well-kept community.

Two homes came on the market this past week for buyers  looking in the 300’s.   The first one is a two story traditional brick home with four bedrooms, two full and two half baths and over 2,500 square feet.   Screened enclosed swimming pool with streaming fountains and a brand new brick paved lanai situated on an oversized private yard with beautifully manicured mature landscaping.  There was lots of hard work and the pride of ownership that went into this  home…

NEW hardwood floors, NEW carpet, NEW double oven & cook top ‘09, NEW microwave, NEW dishwasher, NEWkitchen counter tops, NEWkitchen tile back-splash, NEW A/C units, exterior painted and bricks sealed in ‘05, master bath shower/updated tile in ‘04, NEW hot water heater ‘07, updated 2nd floor bath in ‘06, pool resurfaced, NEW electric pool heater, NEW roof in ‘02 and an upgraded Hurricane Rated garage door.  You will be impressed!

Bay Vista Estates has another new home hit the market in the low 300’s.  Also a traditional brick home which is move-in ready and available for new owners.  Updated and upgraded with four bedrooms and three bathrooms and over 2,400 square feet of living space.  Make no mistake this home is ready for the pickiest buyer.  The foyer welcomes you with cathedral ceilings, a formal living and dining room. 

An inviting Family room features a double sided wood burning fireplace and French doors that open to the tranquil setting of the screen enclosed patio, all overlooking wonderfully matured & professionally manicured landscaped backyard, no rear neighbors.

Sellers are original owners and have taken such unbelievable care of their home, starting with, NEW exterior doors, NEW hot water heater in ‘09, NEW granite kitchen countertops ‘05, NEW Kitchen cabinets, NEW cook top range, NEW microwave, NEW refrigerator, NEW dishwasher, NEW tile floors in Kitchen & Bathrooms, NEW bathroom sinks, NEW A/C units and air handlers ‘03-’08, NEW screen door, NEW light fixtures ‘08, NEW ceiling fans ‘07, NEW roof  ‘06, NEW patio, NEW tile on back patio, patio re-screened and a NEW septic tank installed in ‘03.  This home has it all; home improvements, large lot size, location, “A” rated schools, solid construction and is close to Restaurant Row, Dr. Phillips Park, attractions, Downtown Orlando, I-4 and other major highways.  This home is perfect and will not stay on the market for long!

View all of the Estates at Bay Vista homes and tell a friend!

It’s time again for the Parade of Homes in Orange, Osceola and Seminole Counties.  This year marks the 56th annual and will be open to the public from May 3rd, 2009 through May 17th; noon till 6:00pm everyday except Saturdays will start at 10:00am.  With median home prices finally affordable for every budget, this is an ideal time to tour through many custom built home, single-family home, town homes, condominiums and new communities with some focusing on green, energy efficient building.  Every price range will be represented in this year’s Parade of Homes ranging from $100,000 to over $4,000,000.

Whether you are in the market for a new home or just looking to remodel your existing, builders and contractors have their work showcased for you to explorer different options.  Saturday and Sunday, May 9th and 10th, 2009 from noon till 5:00pm, there will be homes open featuring remodeling and design specialties.  View beautiful craftsmanship from the outside to the inside, featuring new elevation ideas, kitchen and bathroom remodels, landscaping, painting, cabinetry and countertops.

Property in Windermere, Dr. Phillips, Winter Park and others are among some of Central Florida’s finest and are listed on the Parade’s tour map.  If you are in search of your next paradise home, don’t miss the opportunity to preview homes in the exclusive KEENE’S POINTE golf community, new lakefront community VENEZIA and the famous BAY HILL Country Club.

Contact TeamConnect at 407-516-1000 to inquire about any of Central Florida’s properties and find out how to take advantage of the $8,000 tax credit for home buyers.

Bank owned homes in Central Florida are creating a frenzy among home buyers lately.  With investors landing at OIA daily you end up with a little not so friendly competition for buyers looking for bargains. 

Unlike short sale which can take up to seven to eight weeks for a response, bank owned real estate tends to be priced very attractive and response time on offers is usually under a week. 

Just this weekend looking through the Florida MLS  (Multiple Listing Service) of Mid Regional I was taken back on all the pending sales (homes under contract).   Searching town homes in Dr. Phillips for a buyer that’s interested in The Vistas at Phillips Common, nice gated community off of Wallace, there are only 4 active homes (with one of them signing a contract Monday) 12 pending sales and the activity is not just in this community.  

Working with a couple of investors from Canada and another from Connecticut this past month for condominiums we are seeing the same kind of activity.  The Hamptons at Metrowest, whether you like this area or not the pending sales are piling up with 40 pending and 69 units for sale and that’s just in the Hamptons.  

Buyers tired of the short sales of past and the inability of getting an accepted offer are turning to bank owned.  An increase in bank owned homes this past year are increasing because of the short sale process of 2008.  The process was not streamlined with the understanding in a buyers market buyers are not going to wait around for a couple of months waiting for an initial response to an offer.  If short sales don’t work they usually end up at the court house steps and turn into bank owned and that’s what we are seeing in 2009.   Even sought after Dr. Phillips real estate  has it’s share of bank owned homes being picked through and seeing multiple offers within days on the market.

Central Florida’s real estate market is starting to see some real activity but don’t just take it from me.  If there is one thing I think we learned going through these rough economic times is  “Trust but verify”  - President Regan.  

Let’s look at the numbers from the Orlando Regional Realtors Association…

New Listings in Central Florida

The decline in new listings is good, less homes being offered for sale will help bring the Central Florida market closer or I should say headed toward, equilibrium. 

New Listings

Under Contract

Contracts pick up this time of year going into Spring but these types of increases so early in the year are indications buyers are seeing value after two years of declining home prices.

New Contracts

 
Total Under Contract

Total under contract