In Sally Deneen’s “Cutting Corners” section it mentions that at the AMC Coral Ridge 10, 3401 NE 26th AVE., Fort Lauderdale; 954-566-9663 TUESDAYS ARE SENIOR SPECIAL DAY and all people 60 or over only pay $5 to catch a flick all day.

Also, for the students 13 and older, Thursday’s are their lucky day, with $6 admission…

Not a bad tidbit, especially with the price of movie tickets today, concessions and parking!

I checked out the AMC website and it does state it is for a limited time, so enjoy now, while the heat is on and most likely we will be drenched with more rain….

A beautiful 3 bedroom, 3 bath townhouse with a secluded pool and a 2 car garage.  Extra details add to the ambiance of the home.  Each bath is unique and fashionable.  A balcony off of the master bedroom makes morning coffee a pleasure.  Granite countertops, stainless steel appliances, Bahama shutters, diagonal tile flooring with inlays.  Superb location close to the beaches, Las Olas, Victoria Park and downtown Ft. Lauderdale.  Reduced once again to an excellent price of $674,900.  Call for a private showing.

Nu River Landing’s largest 2 bedroom penthouse is now a short sale.  Reduced $200,000 from its original list price.  A 2006 building with loads of amenities.  Where else do you find a rooftop pool, a Zen garden with  a jacuzzi, a basketball court, a racquet ball court, plus a 2 story gym? The 11′ ceilings add to the spacious feel of this unit with river views  from most of the  rooms .  All add up to wonderful living in the sky.   Don’t miss this opportunity.  The process with the bank has already started so the time needed to close should be shortened considerably.  ONLY $399,000

This is not a short sale, nor is it a foreclosure.  Simply a Great Deal!  Corporately owned, listed $161,000 below last selling price.  Views of the river throughout this corner unit.  Terrific amenities in the building.  Basketball court, racquet ball court, a 2 story gym, zen garden with green space and a large jacuzzi, rooftop pool where you can see forever. Granite countertops, stainless steel appliances, high ceilings.  An Excellent Price!  Call for easy viewing.

Coconut Grove•Coral Gables•High Pines•Palmetto Bay•Pembroke Pines•Pinecrest•Plantation•South Miami

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Coconut Grove•Coral Gables•Downtown Fort Lauderdale•High Pines•Palmetto Bay•Pinecrest•Plantation•Ponce/Davis•South Miami•

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Neutral 2 bedroom, 2 bath located in Manor Grove is in the back end of the complex right next to the tennis courts. The building has an updated hallway and glass door entrance. This great unit on the first floor and there is no land lease! Assigned parking space #10 right in front of door to building!

Offered at: $169,000 

Features:

• Great Location

• Updated Hallway

• Glass Door Entrance

• Assigned Parking Space

• First Floor Unit

Schools:

• Wilton Manors Elementary

• Sunrise Middle

• Fort Lauderdale High

For more information on Schools visit:

www.browardschools.com

What is a Short Sale?

A completed Short Sale occurs when a Lender agrees to accept a Purchase amount for the Home
(from a new Buyer) that’s less than the Mortgage amount owed by the existing Owner. Typically, a Short Sale occurs when the value of the property is less than the existing Mortgage amount and/or because the Owner no longer has the ability to continue making payments. HOWEVER, please note that not every Home is approved for a Short Sale! Read below for details.

IMPORTANT POINTS FOR SELLERS

1. DO NOT AVOID CONTACTwith your Lender.
2. The Clock is ticking. Do not delay listing your Home for Sale. At this point,your goal is attempting to find a QUALIFIED BUYER who will place an Offer on your Home, have their Offer approved by the Lender, and complete purchase of your Home before the Bank repossesses it.
3. Unlike a regular Sale where you’re responsible for paying Broker Commissions for the marketing of your home, that IS NOT the case with Short Sale Listings. Brokers & Agents are paid BY THE LENDER from the proceeds they receive from the Buyer for the purchase of your Home.
   
4. If you’re interested in negotiating a Short Sale, you must complete a Short Sale application through your Lender. The Short Sale Application package includes items such as the
   Listing Agreement showing that you’re actively marketing your Home for Sale through a Broker, Tax Returns, Financial Statements, W2s, Homeowner or Condo Association Lien Status Letters, and a Hardship Letter.
5. Every Lender will require that you provide documentation of your Hardship (in other words, the Lender will require that you provide a written explanation of why you’re unable to continue making your Mortgage payments) and the Lender will determine whether the Hardship you explained meets their criteria of “Hardship” or not. Simply owning a Home that’s worth less than your purchase price is not
   sufficient hardship. A few examples of Hardship include Payment Adjustments (such as Adjustable Rate Mortages–ARMs), Family Illness, Death, Unemployment, Divorce, Separation, Military Service, etc.
6. In reviewing your Income, Assets, and Hardship, the Lender will determine if you qualify financially for a Short Sale.
7. Other items that can affect the sale of your home include delinquent Taxes, delinquent Association fees, various Liens, etc.
8. The Lender will not allow you to receive any profit from the Short Sale.
9. Your Credit Score WILL be decreased by a Short Sale, although your Credit Score decrease for a Short Sale is less than the Credit Score decrease experienced in a Foreclosure or Deed in Lieu of a
   Foreclosure.
10. If you receive a qualified Offer for the purchase of your Home, the Offer will be submitted to the Lender along with your Short Sale Application package.
11. If the Lender accepts the Offer, they will order a Broker Price Opinion (BPO) which they use to determine the current Market Value of the home. The Lender will use the BPO to determine
    the purchase price that they will accept from the Buyer.
12. Carefully evaluate if you absolutely must sell your home. Listing your Home for Sale does not guarantee its’ sell, nor are there guarantees that a Buyer will place an Offer, or that the Lender will
    accept the Buyer’s Offer. Inventory of homes for sale in our current market is high, so if you do not absolutely have to sell right now, then wait until a future time when conditions are better for Sellers (right now, we’re in a Buyer’s Market, not a Seller’s Market). Review my Broward Real Estate Market Report.
13. Lenders are swamped with thousands of Short Sales and Foreclosures and, unfortunately, are understaffed to handle the caseload. Because of that and because of the required steps to process Short Sale requests, the Short Sale Offer and purchase process can be lengthy. Although
    some Short Sales close quickly once an Offer has been received (within 30-45 days), many others are known to have taken more than 2-3 months before even receiving a response from the Lender as to whether the Offer will be accepted or not.
14. The listing of your Home will be competing with other Homes on the market including non-Short Sales that are competitively priced. If you have more than one Mortgage on your home, the Short
    Sale process will typically take longer than if you have only one Mortgage.
15. I am not an Attorney, nor an Accountant. I advise you to consult your Financial and Legal Advisors regarding the ramifications of a Short Sale or Foreclosure.

IMPORTANT POINTS FOR BUYERS

1. Review the points I included for Sellers above as they will help your understanding of the Short Sale process.
2. The List Price shown on a Home offered as a Short Sale DOES NOT EQUAL the amount that you will pay for the Home!!! When you submit an Offer to the Lender, they will determine the current
   Market Value of the Home and will decide how much of a discount they’re going to offer off of the existing Mortgage amount. Factors affecting their decision include the current market value of the Home, how much home inventory they own, and other factors.
3. Lenders are requesting “highest and best Offer” from Buyers, so ask me for details about how to structure and place an Offer that’s based in reality, an Offer that’s more likely to be accepted.
   I and many other Real Estate Professionals are seeing numerous Buyers’ lowball Offers being rejected by Lenders. Just because home inventory is high and because Lenders do not want to own Real
   Estate DOES NOT MEAN that they are “giving homes away” and that they’re accepting every Offer that they receive. If it were so easy and if Lenders were indeed giving homes away, the current inventory of Broward homes for sale would be A LOT lower and home sales would be A LOT higher.
4. The Lender will first have to determine if the Homeowner qualifies for a Short Sale. Not all
   Homeowners qualify for a Short Sale. The Lender will review the Homeowner’s Income, Assets, and nature of their Hardship to determine if the Owner qualifies for a Short Sale.
5. Other items that can affect the sale of the home include delinquent Taxes, delinquent Association fees, various Liens, etc.
6. When you place an Offer on a home offered as a Short Sale and submit the Offer to the Lender, the Lender will determine if they will ACCEPT or REJECT your Offer. Price negotiations are conducted through the Lender. Although Homes offered as Short Sales are still owned by the Owner (these homes are also known as Pre-Foreclosures), the Homeowner in Pre-Foreclosure DOES NOT determine the amount that will be accepted for the purchase of their home.
7. Get Pre-approved through a Lender BEFORE starting your home search in order to determine how much home you can afford. Home inventory is high in many segments of our local market
   and we have to be able to narrow your home search first based on price and then other search criteria. It’s a complete waste of everyone’s time and resources to view homes that you cannot afford.
   If you’re planning for your purchase to be a Cash purchase, a Letter from your Financial Institution verifying your available funds to purchase a home will be necessary.
8. The Lender will determine if you qualify financially for the Short Sale that you placed an Offer on.
9. Lenders are swamped with thousands of Short Sales and Foreclosures and, unfortunately, are understaffed to handle the caseload. Because of that, other reasons, and because of the required steps to process Short Sale requests, the Short Sale Offer and purchase process can be lengthy. Although some Short Sales close quickly once an Offer has been received (within 30-45 days), many others are known to have taken more than 2-3 months before even receiving a response from the Lender as to whether the Offer will be accepted or not.
10. IF YOU ARE NOT PATIENT, DO NOT ENGAGE IN A SHORT SALE!!!Repeat this a few times! Short Sales ARE NOT for Buyers who are not patient or who have a short, specific timeframe for purchasing. I’ve experienced several Buyers who ignored my advice regarding this who later regretted not listening.
11. Other interested Buyers can submit an Offer on the same Home that you placed an Offer on, so it can be a competitive process where the Buyers involved are all hoping that their Offer is the one that’s approved by the Lender.
12. Short Sales are not the only great deals available for Sale. Many Sellers have reduced their prices in response to market conditions, so there are other Homes that are priced competitively that can be purchased through a normal sale process, without the necessity of Short Sale and Lender approval and related issues.
13. I’ve outlined information about Short Sales in this post, however, Foreclosures (properties that the Bank has repossessed) are also available for sale. Foreclosures typically require a much more
    specific timeframe for closing (unlike the lengthy time for Short Sales), however, item #9 applies here as well (other Buyers can all submit Offers). Additionally, Foreclosed Homes are sold “As Is”, which
    means that the Bank is selling the Home in its’ current condition, has already determined its’ current market value and WILL NOT negotiate the price with you based on repairs or updates that might be necessary. You will pay for and complete an Inspection prior to purchase and will decide to purchase or not purchase the home based on the Inspection results (unlike a non-Foreclosure sale, you will not be able to use the Inspection results as a point of price negotiation or ask that repairs be completed prior to your purchase). Be advised as well that some Foreclosed homes are in varying states of disrepair. Additionally, the Electricity might not be on, so it will be your responsibility to pay for connection of the Electricity prior to the Inspection in order to test the Electrical components of
    the Home.

Again, the information I provided here IS NOT comprehensive and does not substitute for the
advice of Legal and Financial professionals, but is intended to provide you with basic, important details regarding the process. Contact me for additional details. I meet people everyday who
do not understand the FACTS related to Foreclosures and Short Sales.

If you are a Seller who wants to list a Ft. Lauderdale Short Sale or Broward Short Sale, please contact me for information about my Marketing Plan for your home.I work full-time to market your Home for sale and search for QUALIFIED Buyers.Real Estate is not a Part-time Profession for me.

I work with local Short Sale Mitigation Specialists–who also work with you and deal directly with the Lender, on your behalf, to negotiate the existing Mortgage(s), assist you with completing necessary documentation, and facilitate many other necessary steps in the Short Sale process, including closing/completing the transaction if a QUALIFIED Buyer places an Offer that’s accepted by the Lender for the purchase of your Home.

If you are a Buyer who wants to buy a Ft. Lauderdale Short Sale, Ft. Lauderdale Foreclosure, Broward
Short Sale, or Broward Foreclosure, contact me for information about available Foreclosures and Short Sales. As a member of the S.E. Florida MLS and Greater Ft. Lauderdale Association of Realtors, I have access to a Foreclosure database which allows me to search available Pre-Foreclosures and Foreclosures based on a variety of search criteria, including but not limited to City Names, Zip Codes, Subdivision Names, Building Names, Filing Date, Mortgage Amount, etc. The database pulls information from Tax Records, so it’s not limited only to properties that are listed for sale through the MLS and it has far more powerful search capabilities than the local Tax site.

Search Ft. Lauderdale Homes for Sale, search the Ft. Lauderdale MLS and Broward MLS.

 Aquazul was built in 2005 and contains a total of 80 units in a 24-Floor building. There are only 4 Residences per Floor and EACH RESIDENCE HAS ITS’ OWN PRIVATE ELEVATOR & FOYER, which creates a VERY private living environment. The Foyers are privately owned by each Residence Owner and, as such, can be individually personalized and decorated to the Owner’s specifications. The direct Oceanfront views from the Balconies and Floor-to-ceiling Windows are simply amazing!

As of 7/8/08, three Aquazul Condos have sold in 2008, located on Floors 4, 14, and 23, sold at final sales prices between $980,000 and $1,293,500 in March and April. There are only 7 Residences listed for sale in Aquazul, priced between $1,099,000 - $1,599,000, located on Floors 4-22. Click to search Aquazul Condos for Sale.

Amenities and building features include 24-hr. Security, on-site Management, a Heated Pool, Spa, Billiards, Bar, Community Room, Tennis Court, private Beach access from the Pool area, 9 privately owned Poolside Cabanas, Gym, Sauna, and Garage Parking. Large Pets are allowed and Leasing is allowed.

Aquazul’s Pool offers beautiful, unobstructed Oceanfront views! I shot the Pool pictures below while visiting the property yesterday and also took a picture of a really cool Light Fixture above the Dining Room Table in Aquazul Unit 1803.

Cristelle was built in 1998 and contains a total of only 80 units in a 22-Floor building, including only 4 Residences on 20 Floors. Each Residence is VERY spacious, including 3,200 square feet of Living Area and 800 square feet of Balcony. Enjoying the sweeping Ocean views from the direct Oceanfront Balconies really “takes you to another place” altogether and makes you never want to leave!

Amenities and building features include 24-hr. Security, on-site Management, a Heated Pool, Billiards, Bar, Community Room, Tennis Court, private Beach access from the Pool area, Gym, Sauna, and Garage Parking. Large Pets are allowed and Leasing is allowed.

Unlike Aquazul, Cristelle’s Ocean view from the Pool is mostly obstructed by Fences and Hedges, but the Ocean and Beach are only a few steps away. I shot the Pool pictures below while visiting the property yesterday.

There are only 5 Residences listed for sale in the entire Building, located on Floors 5-22, priced between $1,098,999 and $2,050,000. As of 7/8/08, one Cristelle Residence sold in 2008, a 17^th Floor unit, sold at a final sale price of $1,340,000 on April 15^th. Click to search Cristelle Condos for Sale.

Condos in Cristelle and Condos in Aquazul are great deals in today’s market, have reduced prices, and significant potential for value appreciation due to their size, layout, amenities, DIRECT OCEANFRONT LOCATION, and proximity to Ft. Lauderdale, Las Olas, Restaurants, Entertainment, and more!

Please call or e-mail me if you would like information about:

Aquazul Condos for Sale (search Condos for Sale in Aquazul)
Cristelle Condos for Sale (search Condos for Sale in Cristelle)
Europa by the Sea Condos for Sale (search Condos for Sale in Europa by the Sea)
Corniche Condos for Sale (search Condos for Sale in Corniche)
Cristelle Cay Condos for Sale (search Condos for Sale in Cristelle Cay)
Lauderdale by the Sea Condos for Sale

P.S. This is not a foreclosure, but just a darn good deal!