Hi folks, Thanks for visiting my blog www.brokerbryant.com. You may be asking yourself, "What the heck is a blog?" Well, let me tell you. A blog is what I describe as a  "living and breathing" website. It's a place where information is shared in a more personal way and it's updated more frequently than a web site. I will be writing new articles (posts) on this site 2 to 3 times a week. I use this site to write about anything and everything related to Real Estate. Or I may just tell you something about myself. By reading my blog posts you will get a real good idea of who I am and how I conduct my business. It will also keep you updated on market conditions in Poinciana Fl.  

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Calling all Investors!! Housing prices in Poinciana Fl. Are low. Real low. In fact, there are about 35 homes, available right now, that are less than $100,000. These are bank owned properties (REOs) and are NOT short sales. This means they can and will be purchased quickly. 

A great example is a 3 bedroom 2 bath home with 1809 sq ft living area built in 2006. This house has never been lived in and is priced at $96,900 or $53.57 per sq ft!!! Folks, that's incredible. You can't build a house for that price. This property would easily rent for $900 per month. I'm also sure that by the time you read this it will be sold. It hit the market yesterday and won't last long. 

This particular house sold for $206,500, brand new, in April of 2006. The person that buys this house will get a great property at a great price. 

Now, in order to purchase a house like this, you have to be ready to make an offer immediately. When I say immediately, I mean immediately. There will be no time to go look at it. That's why we have inspection periods. Usually you will have 7 to 10 days to do your due diligence AFTER you have placed it under contract. 

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Welcome to¦..The Price is Right! Come on down Poinciana Buyers….we have homes to sell in Poinciana Fl. Not only do we have homes but we have cheap homes. That’s right folks CHEAP.

Folks, these are some really nice homes that we are selling in the low $120s. Most are only a couple of years old and average about 1550 sq ft living area with 3 bedrooms and 2 baths. 

You can’t find a house like that any where else in Central Florida, for these prices. Not only are our prices low but if you want to buy one of these homes you may qualify for a USDA Rural Housing Loan. That’s right folks¦..USDA, the same folks that stamp the meat at the Winn Dixie also have mortgages.

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Today, I thought I would post a blast from the past. Below is my very first blog post. I wrote this article on July 8, 2006. It still rings true today.

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My market area is Poinciana one of the fastest growing PUDs in the country located in  Kissimmee,Fl.  As of this morning there were 1434 homes on the market in our two zip codes ranging from $135,000 to $650,000. Twelve months ago there were approximately 250 homes on the market. Where have all the Buyers gone? Have they floated away? Or are they just letting out a deep breath after a hectic buying frenzy? Based on what I am seeing they are still here but spending more time weeding through all the overpriced properties trying to locate the Sellers that need to sale.

Poinciana like many other markets of affordable housing and strong rentals is over saturated with Investor owned properties. Investors who got into the game to late. Their initial plan of purchasing and flipping for a quick profit has now flopped. Their overpriced properties are easy to spot.

The “For Sale” sign is sun baked and askew. The wildlife is running rampant through the jungle like yard. There are still lock boxes on the front door, garage door, water spicket, chain link fence and back door from Realtors who have tried and failed. As you pull up with your Buyers to show this “Brand new, cute doll house in excellent condition. Priced to sale!” with the “Motivated Seller. Bring all offers.” the hostile neighbors armed with gardening tools confront you wanting the grass mowed and the garbage picked up. The Buyers wisely stay in the car and politely yell out the window “Think we’ll pass on this one”. Hey, they are in hurry there are 75 properties that meet their parameters and they want to see them all.  So after a quick stop at the CITCO to put another $95 worth of gas in my SUV we head on down the road to the next “Pride of ownership shows” listing.  

I just saw this yesterday and thought you may find it interesting. Poinciana is certainly going through a difficult time right now. When will it end? I wish I knew.

Check it out: POINCIANA FORECLOSURE NEWS 

If you are struggling with your mortgage payments¦.give me a call. I may be able to help.

Hi folks. Richard Zaretsky wrote a great post yesterday titled “Back to Basics…a Review on Short Sales”. If you haven’t read it please take a few minutes to do so. It is a very good perspective on Short Sales from an Attorney.

Richard’s post brought up two very good points for me. Both were light bulb moments.

The first was the 1099 “thingie”. Whether you receive a 1099, or not, has no bearing on whether you have income to declare. Well…duh!!! Why would it. All a 1099 does is reports the income to the IRS for you. If it’s not done for you….it is still YOUR obligation to report it. A perfect example of this is the way Title Companies, at least in Florida, handle our commissions. They are not required to 1099 me for commissions paid….BUT…I still have to claim the income. So wouldn’t the Seller have the same obligation? They certainly may not have to pay any taxes BUT they would still have to claim the income.

The second light bulb moment was the promissory note. Some lenders will require the Seller to sign a promissory note for all of the “short” or part of it. So my thought was, why not sign it if the alternative is a foreclosure? What difference does it make? You would go from having a foreclosure on your credit to having a “no pay” promissory note.

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Here are a sampling of some of the “Short Sale” pool homes that are currently on the market in Poinciana FL. There are starting to be some pretty good pool homes for sale at very reasonable prices. Let me know if you would like some help with finding a home to buy in Poinciana FL. Just click on that little contact button over there.

SHORT SALE!!! Over sized cul-de-sac lot with conservation in the rear. Very private pool area. Fenced yard, utility shed. Heated pool. ceramic tile flooring through out. Huge master bath with garden tub and much more. Need space? Want pool? This beautiful pool home sits on an over sized cul-de-sac with conservation area in the rear. Very private. Pool has pool sweep, solar and electric heat. Pool and patio were added in 2003. New roof in late 2004. Fenced yard with mature landscaping and a shed. Vaulted ceilings, corian counter tops in the kitchen, garden tub, security system, inside utility room, solid wood kitchen cabinets, flat top ceramic stove, formal dining room and a dinette. Too many features to list. Folks if you want space, pool and privacy then come on down.

This is a SHORT SALE and will require 3rd party approval.   Beautiful pool home with ceramic tile flooring throughout, travertine in the master shower, updated fixtures, solar heated in ground pool, family room, heavily landscaped lot, new roof in late 2004, new AC in 2001 and much much more. Let this be you own tropical paradise. A place to call home and to build memories. Act today!

Hi folks. Today I want to try to get my head around the distressed property market in Poinciana FL. By distressed properties I mean, banked owned and short sale listings. These stats are from the Mid-Florida Regional Multiple Listing Service and assume that the data was entered correctly. I’m sure there is a small percentage of incorrect data so the percentages may be a tad low. If I had to take a guess I would say they are low by about 2%-3%.

So what I’m doing is comparing the figures for Poinciana neighborhoods, zip codes 34758 and 34759 excluding Cypress Woods, Crescent Lakes, Doral Woods, Lake Marion Golf Resort and the other “sub” subdivisions WITH Kissimmee excluding Poinciana.

I want to see what percentage of the Active, Pending and Sold listings since Jan.1, 2008 are distressed properties(REO/SS).

My goal is to see how Poinciana Villages stacks up. Let’s see what we have:

THIS CHART IS FOR POINCIANA

THIS CHART IS FOR KISSIMMEE

Now what does all this mean? Well, the obvious is that Poinciana is quite bit worse off than Kissimmee. It also shows me that the distressed properties are on the rise in both markets. This is evident by the percentage of pending listings that are distressed properties.

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OK, youll like this one. Ive recently been communicating with a Seller that wants to list and sell a couple of vacant building lots in Poinciana. The lot market in Poinciana has pretty much dried up since most of the builders moved out of the area last year.

During the peak of the market, 2005, a building lot in Poinciana would fetch about $60,000 to $70,000. These were incredible prices since as recently as 2002 you could find lots in the $5,000 to $7,000 range. Sure wish I would have bought about 50 of those¦but nooooooooo¦¦.Im an idiot!!!!

This guys lots are now worth about $30,000 each, assuming we could even find a Buyer. Anyway, he sent me an email asking if I heard of a company¦..lets call them¦.Surf and Turf, Inc.

I picked this name because one of their marketing techniques is bringing Buyers and Sellers together through promotional Dinner Shows. Have a piece of fish, watch a show and buy a lot. Does this work? I dont know.

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Hi folks. I had a couple of listing appointments today and thought I would try a new approach. I decided to do the market analysis at the house in front of the potential Sellers. What I noticed was that the Sellers were much more receptive to what I was telling them about price. It’s difficult to dispute hard cold data.

What I did was…after we toured the property, and had our talk, I whipped out my laptop and logged into the MLS. Then I entered their property details and pulled up the Active listings. At my first appointment there were 569 listings that showed up!!! The Seller’s jaw dropped at the amount of competition he had for his property.

He could see how low the listing prices were. It was pretty dramatic.

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