Real Estate Brokers Educated, Consumers Protected, Through Continuing Realtor Education

What would you say if you went to see a new home, you liked the home, and the sales agent said that they would refund $50,000 two weeks after the sale of the house- a rebate for buying, what a great deal, they would even write it down and put it in a separate contract, would you take it?  Or suppose you were selling your home, and you weren’t asked so you didn’t mention you’d had an addition put on without a permit, what’s the harm in that, no one asked you, right?

In the first case, that’s called mortgage fraud, and in the 2nd, it is a willful concealment of a material fact, you (the Seller)  just left your self wide open to a law suit, and the Listing Agent, who could have and should have asked, is probably liable as well, and may be disciplined by the Commission.

Each year, we real estate agents have to take a 4 hour mandatory continuing education class and a 4 hour elective, this year I took on a full day with Sandy Williams of the JY Monk Real Estate schools and it was a treat … Sandy wound us through an intricate trail that included a new look at Material Facts- what are they, and how to recognize them, and on to a course in predatory lending and mortgage fraud moved forward by her thought provoking stories and discussion format.

So What is a Material Fact?

The big facts are easy…the proposed highway, Wal-mart going up across the street… but the definition is broad, it is “Anything that could affect the value of a property or its marketability“– so that would include a short sale or foreclosure status, but also un-permitted additions, streets maintained by the HOA and not the city, trash pickup and more.

What’s more, material facts have to be shared with all parties, not just the principals, and they have to be shared even if you believe that a reasonable person  should know it- it is not enough to say, “Well any person (idiot, Agent, Buyer etc) would know that.”

Why are Material Facts important for Agents to know?  Simple, settled real estate law states, “no matter who the Agent represents material facts must be disclosed to all parties”… and “a real estate agent who intentionally or unintentionally gives a purchaser incorrect or incomplete information may be held liable for such statements even though the source of the incorrect information was the Seller or another Broker, and even though the purchaser could have verified the information himself.  Further, a Seller and his Agent have an affirmative duty to disclose any latent defects about which they are aware, or should be aware.

That is quite a broad outline of responsibility, and you can see the toughness of the Agency law. It certainly removes most Agent defenses, it removes all of the “I didn’t ask, they didn’t tell ” excuse and sets a high barrier to the “I didn’t know” defense.  Agents beware,  when in doubt, investigate, ask questions and disclose. Check for the handful of exceptions with the commission, or your handbooks, but if it might scare a Buyer off, it is probably a material fact! Buyer Agents, we have an even higher responsibility to our clients.

For Consumers, full disclosure is a real benefit, and one way the industry has cleaned itself up   over the last 30 years.

The increasing movement to full disclosure, and holding Agents/Brokers and Sellers accountable when they don’t, has shined a bright light on the industry, and made it a safer place for consumers, and a better place to work.

Disclosure, and the advent of Buyer Agency, which demands full representation and fiduciary responsibilities to the Buyer, are quite possibly the two most important changes to the way real estate has been historically done in the US… changes for the better.

Mortgage Fraud

Mortgage fraud went up 1,014% from 1996,  to 2006 according to HUD… and the course broke these cases down into 2 categories, those that were helping buyers get into a house, and those designed to defraud the banks for profit.  Both were fueled by greed, and consumers and banks were left totally un-protected by government officials…  the barn doors were left swung wide open by  the Fed’s and local authorities.

Some examples of mortgage fraud  include:

Not disclosing other owned property

Stating the intent to live in a property as owner occupied when actually intending to rent it out

Cash is paid to the Seller, or Buyer, outside of the escrow arrangement, and Not recorded on the HUD-1.

A difference exists between the price paid on the contract, and the price on the HUD-1.

The Buyer is required to use a specific lender

The sale is subject to the Seller acquiring title

Mortgage fraud comes in many forms, and today there are multiple parties investigating around the country, the FBI, HUD and some state agencies. If someone says, “We wouldn’t want the Lender to know about this…” That’s fraud! My simple advice? “Don’t do it.”  Jail is not good. The only upside of this down market is that without the flush of business, fraud will go down dramatically, and many of the worst elements will return to selling home improvements on credit to poor people or credit cards to teenagers.

Next up, Putting Character Into the Transaction, the Agent’s role.  A good title Sandy shared… thanks for the good day Sandy!

———————————————

Related Posts

Buyer Agency Illustrated, a True Life Story Do’s and Don’ts of Home Buying

Where were the Realtors in the Sub-Prime Fiasco?

Skilled Buyer Agents and Smart Buyers Make Great Deals Happen! We are skilled!  First time home Buyers? Yes, we help first home buyers with a special offer… and we also help buyers secure million dollar foreclosures as well! Call Terry at  The McDonald Team, 704-351-1519.  See more information and search for homes in Southpark,  Matthews,  Fort Mill,  or Sun City Carolina Lakes.

What Are Your Property Taxes? Your Casualty-Property Insurance?

Charlotte’s lower cost of living is not just about more home for the money, Charlotte also has lower taxes and lower insurance rates than any major city in the US.  I’d like to test that here, and invite your comments below.

Consider some of my recent clients. A Rahway, New Jersey  homeowner, recently retired and  who is heading to Charlotte to look at Sun City Carolina Lakes: her home is up for sale at $299,000, she pays $8,000 in property taxes annually, on about a 1800 sf duplex.   The home? Asking price of $166/sf, Taxes $4.44 per sf, per year.

Clearly, these high taxes in northern states are driving people south, even in this turbulent economy

Comparing Home Values- Testing Trulia

…instead of the usual tax rates that make comparing taxes difficult, I just compared the taxes on these houses based on the “tax per square foot” a simple calculation-that I think offers the best look at relative taxes and affordability.  They ae the last 2 columns, see what you think. I did the same thing with property insurance

I know a number of insurance agents watch this blog– could you run some quotes on these houses, quick and dirty?

See the rest of the story

The Cost of Living in Charlotte- “Objectively Affordable”

Why have so many people been moving from the north-east down to Charlotte, NC? Is it because they get tired of the long winters? Well that’s part of it but another major reason for moving to Charlotte is the low cost of living index.

Looking at the Chamber of Commerce’s website the average new house in Charlotte cost $243,773 in 2007, had 2,400 sq ft of living space and was on a 8,000 sq ft lot.

But how does Charlotte compare to other large cities? Using CNN’s cost of living calculator I’ve compared several cities to Charlotte’s cost of living. There are many reasons folks move here- the  favorable cost of living is a big one.

Cost of living in Charlotte as compared to Boston

A person living in Charlotte, NC making $60,000 per year would have to be earning $89,328 per year to sustain the same quality of life. Groceries cost approximately 23% more in Boston. Healthcare costs are about 18% more and utilities cost almost 56% more than in Charlotte. If you’re still not convinced it would be less expensive to live in Charlotte let’s look at the housing costs. It costs 118% more to live in a similar sized house in Boston than in Charlotte! Charlotte is certainly less expensive to live in than Boston.

Cost of living in Charlotte as compared to New York City

A person living in Charlotte, NC making $60,000 per year would have to be earning almost $135,784 per year to sustain the same quality of life. Groceries cost about 50% more in New York and health-care costs approximately 17% more. Housing in New York City costs 395% more than in Charlotte!

Cost of living in Charlotte as compared to Washington D.C.

A person living in Charlotte, NC making $60,000 per year would have to be earning about $92.554 per year to sustain the same quality of life. Groceries cost 13% more than in Charlotte. Transportation costs 11% more and utilities cost 47% more on average. Housing costs are approximately 184% more expensive in the Washington D.C. area than in Charlotte.

Thinking about moving to sunny Florida instead of the Queen city? Think twice, besides the higher danger of skin cancer Florida is a more expensive place to live.

Cost of living in Charlotte as compared to Miami

See the rest of the story

What is the Cost of Living Like in Charlotte?”

is a frequent question I get from families considering a move to Charlotte. We’ve been called the third most “affordable city” in the country, here are some more details and comparisons, I point out Portland and Seattle because those are the 2nd and 3rd fastest appreciating c

nd

Charlotte cost of living is 27% less than Seattle

Charlotte cost of living is 36% less than in Washington DC , 48% less than San Francisco!

Check out the chart of southern cities (thanks Charlotte Chamber)

Cities of 400,000 to 1,000,000 Population
Second Quarter 2007

Sources: U.S. Department of Commerce – Bureau of Census, 2000; ACCRA – Cost of Living, 2007 Note: Five cities within this population range did not report Cost of Living data to ACCRA.

If you are moving from New York or the Northeast, you will like our property tax rates,and how we compute them. If you are from Florida, you will love our property insurance rates… but as the chart above shows, if you want to live in a larger modern city in the south, there isn’t a better city for cost of living!

And of course Charlotte’s lower cost of living means much more money for the fun things in life!

Come on down, check us out, and save more money for fun!

Charlotte NC- Undervalued, Affordable and Appreciating Still! And South Charlotte is leading the way

“The only objectively affordable city on the list is Charlotte, N.C,

whose price per square foot is third cheapest in the country,” according to Radar Logic, a New York-based real estate research firm, as cited by Forbes. In these “undervalued” cities, “the real estate boom was driven by sustainable factors like job growth and economic expansion,” Forbes says

Charlotte Top of Five Appreciating Markets of Top Twenty US Housing Markets (this post from late 2007)

Each month S&P/Case-Shiller® Home Price Indices ranks the top twenty US housing markets– it gave them a base line index of home prices in the year 2000, then has ranked them monthly since. Charlotte ranked 2nd in growth in home prices over a year ago. The news on the whole was Not Good for the housing market, with 17 of the top 20 markets in decline, price depreciation from a year ago. Here then are some of the winners and the losers, comparing August ‘06 to August ‘07: Charlotte home prices up 5.6%, Seattle home prices up 5.6%,Portland home prices up 2.8% – Atlanta and Dallas had increases of less than 1%

The losers, over 5% drop in value: Las Vegas, Detroit, Miami, Tampa, Washington DC, San Diego, and Phoenix leaving another 10 markets having lost in value less than 5% from last year. Trust me, this has lenders worried (terrified?) across the nation.

See the rest of the post

——————————————–

Skilled Buyer Agents make great deals happen… we will save you time, and in almost every case, money!

New to Charlotte? See the #1 Video on You Tube for Charlotte NC

Meet Terry, Terry’s Team and sign up to Search for homes at Charlotte Real Estate

Follow TerryMcDonald on Facebook or on Twitter at @TerryMcDonaldRE

Yes conditions apply- only new homes, conforming loans (below $417K) you must have  a credit score of 700 or above, and minimum 10% deposit… still Lennar builds a beautiful home and they have discounted inventory around Charlotte.

Call me-I’ll only show you Inventory homes  because that is where the deals are! Lets look at them today.

Compare Loans

Suppose you are a first time home buyer, compare your payments on a $250 K loan–home price of 277,000 and you put 10% down of $27,000. You will of course get the $8,000 tax credit on your next return, so net out of pocket is 19,000 plus closing costs (we’ll get the builder to includte those!)

Principal and Interest at 3.62% = $1,139 per month  and at 5.25%= $1,380/mo or $241 per month! That means you save $2,892 per year (pays your tax bill!) or $14,460 over 5 years. Gigurin Taxes and insurance at an additonal $300/mo, then the Lennar PITI is 1439/mo and requires a gross  income (at 30% yours may vary) $4,796 per month, or $62,000 per year to qualify.

At 5.25%, a great rate, your PITI would be $1,680, requirin a monthly income of $5600 also at 30%. Or you’d need $72,000 in gross income to qualify

Quite a difference!

———-

Pulte is offering 3.99% Fixed, OR, they’ll pay your mortgage for 6 months while you sell it at SCCL!

This is good at Sun City Carolina Lakes, and as far as we know- all Pulte communites on homes closed by June 30, 2009

———-

Bank of America IS still in the Jumbo Mortgage market- those over $417K- and increasing its share in the 4th quarter.

Last weeks average conforming rate, loans below $417K,  edged up to 5.07%, with average loan costs of .28%.  Jumbo rates were consdierably higher at 6.63% and .46% loan fees.

Bank of America was a bit higher at 6.88% loan with 0 pints- they require 20% downpayemt up to $1.5M houme, and above $1.5M they require a 30% DP.

———–

You all know we are not mortgage loan officers and these do not contistute an offer by CharlotteCommunitiesonline in any way.  Of course, each businees has the right to change it- but we wouldn’t report it if we didn’t believe it true! The informatino is deemed accurate, but not guaranteed, but we are happy to get with you, and look at a property and get their specific details- all of them,  for you to consider.

New to Charlotte? See the #1 Video on You Tube for Charlotte NC

Meet Terry, Terry’s Team and sign up to Search for homes at Charlotte Real Estate

Follow TerryMcDonald on Facebook or on Twitter at @TerryMcDonaldRE

Welcome Charlotte First Home Buyers!

Search for homes below, or click the Charlotte Stimulus icon for details on how you can get a $500 gift card Lowes, Ikea, Crate and Barrel or Pottery Barn, when buying your first home

To Get Your Charlotte Home Search Started, from the map below,

pick a Yellow House in the area you might be interested in, open it (click) and you’ll find community information, pictures and home search links inside. Each open in a new window so you may need to turn your pop-up blocker off. Don’t know Where to Start yet? Try the links below the map by price, this will show you how the areas compare price wise.
More Information on Mortgagesand for more information on the process try our First Time Home Buyer Guide

View Charlotte in a larger map
View Larger Map
The Charlotte Map Based Search. The green picnic tables are major parks, The Charlotte airport is to the west in brown, golf guys are golf courses (there are more, send in your link), school houses are Colleges/University’s. So give our beta map a test drive and explore Charlotte! We will be adding more and more Charlotte features to the map.

Next , Simple Charlotte First Home searches by Price

If you are just getting started, and don’t know where to look, try my Charlotte NC video, a well received Introduction to the Queen City, #1 on You Tube, a fact-filled 4 minute tour. Then you might want to move on to my About Charlotte page- all about the ares, communities that make up Charlotte. It goes right after the “Big Question” of where we might want to live, it is the starting spot for relocation links. Or you may just want to pick a yellow house below and see whats inside.We also offer Customized Home searches- we can search for waterfront homes, golf course homes, searches by home price, and school zones- and they will be delivered to your Inbox. Just email me your criteria, and we’ll set the auto search.

The Charlotte Map Based Search. The green picnic tables are major parks, jets are airports, golf guys are golf courses (there are more, send in your link), school houses are Colleges/University’s. So give it a test drive, go ahead and explore Charlotte! We will be adding more and more Charlotte features to the map.

As you look at homes, you may review the summaries and compare areas; if you are here for the first time and you request listing details, after one, the system requests an email to send you password. No worries, you get logins and no one will bother you here. Nada. It is safe.

The links in the table are captured directly from the map above. We are working on more advanced map mashups as we speak. Each link’s to a specific search, photo album, and community information from CCOnline. The first line is for a total wide area search and you can search any listing type from this window.

The map and features are growing! Do you have a Community Link you’d like to see on our map? E-mail it to me please with a note on why you think it should be here. We’ll be adding layers including New homes, major employers etc. We will also be adding Home Searches as time permits and interest develops in new areas. We will also be populating the map with photos as my new I-phone has GIS build right into the pictures- very cool.
—————————————

Moving to the Charlotte Area? South Charlotte, Huntersville, Waxhaw Perhaps? Your first Charlotte home?

I am a Charlotte real estate broker specializing in relocations, 2nd homes and first time home buyers–buying and selling real estate of all kinds- and will represent only you. We work with Buyers and Sellers every day from Ballantyne to Lake Norman -and Fort Mill SC too. My team and I know the homes, the communities, and the new home builders. We know what’s hot, what’s not, and where the deals are. I think as you read my posts you’ll see that we understand home buyer needs, from a first time home owner to a luxury home purchaser. We are working to make your relocation to the Charlotte area easier, less stressful and help you “buy smart.”

If it’s between the hours of 8 AM to 8 PM, EDT, please don’ t hesitate to call me direct at 704-351-1519. Terry

Related Links

Safe to Buy A Home In Charlotte? You Bet Says Case-Shiller and Radar Logic

Recession, No Recession, Charlotte Moves Forward

Fix Housing First-a Housing Stimulus plan of the NAHB

Housing Stimulus by The NAR Proposal for the 2009 housing stimulus by the National Assocation of Realtors

Fort Mill- First Time Home Buyer Report (maps included!)

Charlotte NC Homes Best Value Under 500K

NC Lake Best Waterfront in Charlotte Under $2M

Charlotte Cost Of Living- “Objectively Affordable”

Moving To Charlotte? Like a Good Introduction to the Area?

Charlotte Cost Of Living- “Objectively Affordable”

<div<br /> class=”statcounter”><a title=”wordpress counter”<br ></a> class=”statcounter”<br /> href=”http://www.statcounter.com/wordpress.org/”><img<br /> class=”statcounter”<br /> src=”http://c.statcounter.com/4994757/0/3cc98f2a/1/”<br /> alt=”wordpress counter” /></a></div> <p>

Quick Search Charlotte Real Estate

Need more information about the area? Try this Charlotte Homes for Sale - Introduction to Charlotte Video

Charlotte Home searches by Price, from high to low, map them with link in lower left corner of search page.

Charlotte Homes For Sale Under $200,000

Charlotte Homes For Sale under $300,000, but more than $200,000

Charlotte Homes For Sale Under $500,000, but more than $300,000

Charlotte Homes For Sale Under $1,000,000 but more than $500,000

Charlotte Homes For Sale Under $2,000,000, but more than $1,000,000

Charlotte Homes for Sale More than $2,000,000

Search Charlotte Homes, Charlotte Condos and townhouses, and use the photo links  and Community Information to round out your view if you like. You may
ppen more than one window and compare home prices side by side, or neighborhoods and homes simultaneously.

—————————————

Moving to the Charlotte Area? South Charlotte, Huntersville, Waxhaw Perhaps? Your first Charlotte home?

I am a Charlotte real estate broker specializing in relocations, 2nd homes and first time home buyers–buying and selling real estate of all kinds- and will represent only you. We work with Buyers and Sellers every day from Ballantyne to Lake Norman -and Fort Mill SC too. My team and I know the homes, the communities, and the new home builders. We know what’s hot, what’s not, and where the deals are. I think as you read my posts you’ll see that we understand home buyer needs, from a first time home owner to a luxury home purchaser. We are working to make your relocation to the Charlotte area easier, less stressful and help you “buy smart.”

If it’s between the hours of 8 AM to 8 PM, EDT, please don’ t hesitate to call me direct at 704-351-1519. Terry

Related Links

Safe to Buy A Home In Charlotte? You Bet Says Case-Shiller and Radar Logic

Recession, No Recession, Charlotte Moves Forward

Fix Housing First-a Housing Stimulus plan of the NAHB

Housing Stimulus by The NAR Proposal for the 2009 housing stimulus by the National Assocation of Realtors

Fort Mill- First Time Home Buyer Report (maps included!)

Charlotte NC Homes Best Value Under 500K

NC Lake Best Waterfront in Charlotte Under $2M

Charlotte Cost Of Living- “Objectively Affordable”

Moving To Charlotte? Like a Good Introduction to the Area?

Charlotte Cost Of Living- “Objectively Affordable”

&amp;amp;amp;amp;amp;amp;lt;div&amp;amp;amp;amp;amp;amp;lt;br /&amp;amp;amp;amp;amp;amp;gt; class=”statcounter”&amp;amp;amp;amp;amp;amp;gt;&amp;amp;amp;amp;amp;amp;lt;a title=”wordpress counter”&amp;amp;amp;amp;amp;amp;lt;br &amp;amp;amp;amp;amp;amp;gt;&amp;amp;amp;amp;amp;amp;lt;/a&amp;amp;amp;amp;amp;amp;gt; class=”statcounter”&amp;amp;amp;amp;amp;amp;lt;br /&amp;amp;amp;amp;amp;amp;gt; href=”http://www.statcounter.com/wordpress.org/”&amp;amp;amp;amp;amp;amp;gt;&amp;amp;amp;amp;amp;amp;lt;img&amp;amp;amp;amp;amp;amp;lt;br /&amp;amp;amp;amp;amp;amp;gt; class=”statcounter”&amp;amp;amp;amp;amp;amp;lt;br /&amp;amp;amp;amp;amp;amp;gt; src=”http://c.statcounter.com/4994757/0/3cc98f2a/1/”&amp;amp;amp;amp;amp;amp;lt;br /&amp;amp;amp;amp;amp;amp;gt; alt=”wordpress counter” /&amp;amp;amp;amp;amp;amp;gt;&amp;amp;amp;amp;amp;amp;lt;/a&amp;amp;amp;amp;amp;amp;gt;&amp;amp;amp;amp;amp;amp;lt;/div&amp;amp;amp;amp;amp;amp;gt; &amp;amp;amp;amp;amp;amp;lt;p&amp;amp;amp;amp;amp;amp;gt;

Once again Sun City Carolina Lakes led the new home subdivisions in sales in 2008- the Del Webb concept of a self-contained, active adult, golf cart community, just 30 minutes from a major city (Charlotte) with a large airport, in low tax South Carolina, is a bright spot in an otherwise tough year for Pulte Home Corporation, the owners of the Del Webb franchise since 2001.

With over 500 sales, Sun City Carolina Lakes accounts for 5% of the new home sales in the Charlotte area.  So How did they do it? The dropped their prices- heavily and gave away a lot of golf carts!

Working from the Carolina MLS we get only a feel for what they sold their as they report only about 15% of their sales in the MLS- enough to keep people and Agents looking online. The Sold data is intriguing, to say the least.

Median Home Sale Prices At Sun City Carolina Lakes

Median Home sale price in 2007 was $344K, or $141 per sf on about 2443 square feet. In 2008, size and price were reduced, as buyers paid a median price of $122/sf on 1515 sf, or $184,830.  Median price per sf was off 13%, but average size was off 38% as well.

The range of prices were even more interesting: In 2007, buyers paid an average (median)  of  93% of list price, from $104/sf to 89/ sf.

But in 2008,  they paid a median price of 80% of list, paying between $90 and $162 per sf. .. Interesting indeed.

IT’S ALL ABOUT THE LIFESTYLE!   tm

——————————

Moving to the Charlotte Area? Carolina Lakes? South Charlotte, Waxhaw, Lake Norman, Fort Mill Perhaps? Your first Charlotte home?

I am a Charlotte real estate broker specializing in relocations, 2nd homes and first time home buyers–buying and selling real estate of all kinds- and will represent only you. My team works with Buyers and Sellers every day from Ballantyne to Lake Norman -and Fort Mill SC too. We work with all relocation companies. My team and I know the homes, the communities, and the new home builders. We know what’s hot, what’s not, and where the deals are. I represented Buyers in the largest foreclosure sale in Charlotte in 2008.  And I helped a handful of first time home buyers. I was the Top Agent in 2008 in our 800 + Agent firm, and won an award for customer satisfaction in 2008. We are flexible and at your service.

We are working to help you “buy smart” in Charlotte, and to make your relocation  easier and less stressful.

If it’s between the hours of 8 AM to 8 PM, EDT, please don’ t hesitate to call me direct at 704-351-1519. Terry

Charlotte NC Charlotte Relocation Guide Charlotte Real Estate Charlotte Luxury Homes

What Are Your Property Taxes? Your Casualty-Property Insurance?

Charlotte’s lower cost of living is not just about more home for the money, Charlotte also has lower taxes and lower insurance rates than any major city in the US.  I’d like to test that here, and invite your comments below.

Consider some of my recent clients. A Rahway, New Jersey  homeowner, recently retired and  who is heading to Charlotte to look at Sun City Carolina Lakes: her home is up for sale at $299,000, she pays $8,000 in property taxes annually, on about a 1800 sf duplex.   The home? Asking price of $166/sf, Taxes $4.44 per sf, per year.

A couple looking at Lake Norman pays $15,000 in taxes on their $800,000, approximately 3000 sf  home in Long Island. The Home? About 265/sf. Their taxes amount to $5.00 per sf, per year.

Clearly, these high taxes in northern states are driving people south, even in this turbulent economy

I found a 3br, 2.5 bath home in a popular Charlotte suburb, Matthews, NC for sale for $250,000, 2250 sf, with taxes of $2,579. The home 111/sf, taxes 1.14/sf per year

Charlotte- still the only “objectively affordable” major city in the US.

Tell me about your house, in the comments below, or at terry at terrymcdonaldre.com  using normal e-mail punctuation.

Comparing Home Values- Testing Trulia

What began as a price comparison of homes in the middle $400,000’s from city to city of taxes/insurance and home values, became a test of Trulia, as I kept seeing the same “estimated tax” on comparable $450,000 homes…instead of the usual tax rates that make comparing taxes difficult, I just compared the taxes on these houses based on the “tax per square foot” a simple calculation-that I think offers the best look at relative affordability.  See what you think. I did the same thing with property insurance

I know a number of insurance agents watch this blog– could you run some quotes on these houses, quick and dirty?

For example the number $112/mo for insurance comes up in Trulia over and over again. And the Lake Worth Florida house insurance reported by Trulia  look very low.   I noticed Trulia’s lack of accuracy in taxes  quickly- their numbers for tax estimates in their payment calculator can not be trusted. Trulia taxes on the Maplewood home amount to $4116, versus the $10,100 actual reported in the listing. And on the Fort Mill house they over reported the taxes by half.

So, for you Charlotteans who think your taxes are high…

Know any other high tax area? High Insurance costs?  Please let me know in the comments below

———————————————

Moving to the Charlotte Area?  South Charlotte, Huntersville, Uptown?  Your first Charlotte home?

I am a Charlotte real estate broker  and lead a team specializing in relocation’s, 2nd homes, investors and first time home buyers–buying and selling real estate of all kinds- and will represent only you. My team works with Buyers and Sellers every day from Uptown to Ballantyne,  Lake Norman  to Concord-and Fort Mill SC too. My team and I know the homes, the communities, and the new home builders. We know what’s hot, what’s not, and where the deals are. I think as you read my posts you’ll see that we understand home buyer needs, from a first time home owner to a luxury home purchaser.

We are working to make your relocation to the Charlotte area easier, less stressful and help you “buy smart.”

I am easy to reach, please don’t hesitate to call, no question “too small,” call me direct at 704-351-1519. Terry

Related Links

Charlotte NC  Terry’s Introduction to Charlotte, Over 10,000 views You Tube views-#1 for a search Charlotte NC,

About Charlotte NC  Charlotte Homes For Sale   Charlotte Luxury Homes For Sale  First Time Home Buyers

Fix Housing First-a Housing Stimulus plan of the NAHB  Housing Stimulus by The NAR Proposal for the 2009 housing stimulus by the National Association of Realtors

I call this a “Deep Market Report” because of the home features searched, some are: New Homes or Newer homes (built since 2004), Master Bedrooms on the Main Floor, On the Golf Course, with Community pool, and more. i hope this gives you a good understanding of the depth and breadth of the Fort Mill homes market.

Fort Mill Homes For Sale -Deep Market

There are 21 Homes For Sale in Fort Mill for under $150,000.

There are 156 homes for sale in Fort Mill for under $250,000, but more than $150,000

Of these, 143 have a 2 car garage,

78 homes have a community pool,

111 homes are new or newer, (built since 2004)

65 Homes are new /newer, with a community pool, and 2 car garage,

12 Homes are new or Newer, with a pool, 2 car garage, and OVER 2700 Square feet.

There are 181 Fort Mill Homes for Sale for Under $350,000, but more than $250,000

Of these, 41 (23%) homes have the Master Bedroom on the main floor

119 homes have community pools and 2 car garages

144 are New Homes or Newer (built since 2004)

1 new home has a community pool AND is on the golf course

10 new/newer homes, with community pool, AND OVER 3500 square feet.

There are 108 Fort Mill Homes For Sale For Under $500,000 but more than $350,000

Of these,  48 (44%) homes have the master Bedroom on the main floor

71 are new homes or Newer homes-buillt since 2004,

66 home are new.newer and have a community pool

2 homes are on a golf course

There are 99 Fort Mill Homes For Sale for More than $500,000

Of these, 68 have Master Bedrooms on the main floor

18 homes are on a golf course

5 homes are waterfront

Only 11 are over $1M.

Home prices of course don’t tell the whole story about a community, but it is a starting point, and one factor. I’ve assembled some of the best resources you need to discover Fort Mill and Charlotte for yourself-in this report and through the links in the left hand column.  The best way of course to discover Fort Mill? Come and see Fort Mill and the Charlotte area, and see if it is a fit for you and your family. We’ll be here for you to show you around town a bit and look at some homes- even on what’s usually a preliminary visit.

———————————-

Moving to the Charlotte Area? Fort Mill Perhaps? Your first Charlotte home?

Have a home buying or home selling questions? I am a Charlotte real estate broker specializing in relocations, 2nd homes and first time homebuyers–buying and selling real estate of all kinds- and will represent only you. We work with Buyers and Sellers every day in Ballantyne, Lake Norman and Fort Mill SC too. My team and I know the homes, the communities, and the new home builders. We know what’s hot, what’s not, and where the deals are. I think as you read my posts you’ll see that we understand home buyer needs, from a first time home owner to a luxury home purchaser. We are working to make your relocation to the Charlotte area easier and hopefully less stressful.

If it’s between the hours of 8 AM to 8 PM, EDT, please don’ t hesitate to call me direct at 704-351-1519. Terry

Related Links

Fort Mill- First Time Home Buyer Report (maps included!)

Springfield at Fort  Mill- Luxury Homes and golf

Charlotte Homes For Sale- Map & Community Based, over 20,000 properties for sale!

Sun City Carolina Lakes- Del Webb’s Active Adult super stars (#1 Selling community in Charlotte 2006, 2007)

Charlotte NC Homes Best Value Under 500K

NC Lake Best Waterfront in Charlotte Under $2M

Great Home Prices, Low Taxes, Easy Commute and Connection to Charlotte NC Fuel Fort Mill Growth

Fort Mill is a South Carolina town just 17 miles from Uptown Charlotte. Since a major expansion of I-77 completed in 2006, and the lowering of property taxes in 2007, and its longstanding well regarded school system, Fort Mill has become a popular suburb of Charlotte.  Friday, I posted about luxury homes at Springfield, a beautfiul custom community in Fort Mill. Today’s post will feature entry level homes – many very suitable for first time home buyers.  First, a Google map!

If you visit my Fort Mill  map, you’ll be able to see which blue marker is which-but they are, from left to right, Tega Cay, Baxter Village, Old Fort Mill (B) up to Legacy, then Springfield and furthest to the right Sun City Carolina Lakes (the over 55 active adult heavyweight).

You can see the easy commute, look carefully and you’ll see Charlotte-Douglas Airport to the west of Charlotte.

Fort Mill Homes for Sale

There are 74 Fort Mill homes for sale priced between $100,000 and $200,000.

Of these homes for sale, 17 are in communities with pools, 45 have 2 car garages, 5 are larger than 2500 sf, 6 are on more than .3 acres,and 2 are on more than .5 acres.

There are 214 Fort Mill homes for sale priced between $200,000 and $300,000.

Of these homes for sale, 130 re in communities with pools, 204 have 2 car garages, 56 are larger than 2500 sf, 17 larger than 3000 sf. Lot size varies, wth 15 more than .3 acres, 5 more than .4 acre, and 2 more than .5 acre.

———————————-

Moving to the Charlotte Area? Fort Mill Perhaps? Your first Charlotte home?

Have a home buying or home selling questions? I am a Charlotte real estate broker specializing in relocations, 2nd homes and first time homebuyers–buying and selling real estate of all kinds- and will represent only you. We work with Buyers and Sellers every day in Ballantyne, Lake Norman and and Fort Mill too. My team and I know the homes, the communities, and the new home builders. We know what’s hot, what’s not, and where the deals are. I think as you read my posts you’ll see that we understand home buyer needs, from a first time home owner to a luxury home purchaser.

If it’s between the hours of 8 AM to 8 PM, EDT, please don’ t hesitate to call me direct at 704-351-1519. Terry

Related Links

Charlotte Homes For Sale- Map & Community Based, over 20,000 properties for sale!

Charlotte NC Homes Best Value Under 500K

NC Lake Best Waterfront in Charlotte Under $2M

Charlotte, NC  An Introduction to the Queen City

Long a Terry’s Top Ten Community Sun City Carolina Lakes remains the top selling community in the greater Charlotte area, but now the deals are in new homes.

If you want to live in or near Charlotte, or close  to excellent Charlotte Airport, and want to live in an over 55 community, there aren’t a great number of choices. Del Webb pioneered the active adult lifestyle a generation ago, today, Pulte pulls in many of the same resources to deliver quite a community- Sun City Carolina Lakes is still selling new in their 4th year.

Did I mention South Carolina has lower taxes? In the summer of 2007, they reduced property taxes statewide so that if you buy a home today, it is roughly .80 /1000, so a $300,000 home has taxes of $2400, +/-, making Sun City Carolina Lakes one of the most affordable active adult communities in the country.

A few months back, re-sales were king, but today, they are literally dropping prices to unheard of levels at the new home center.  And they drop more using a Buyer Agent- I’ve evidence from earlier in the year on this.

Their clubhouse is the center of community activity- it has a large fitness center,

indoor pool, work out rooms and meeting rooms.

the smaller photos are thumb nails, just click to enlarge.

They like to think of themeselves as a golf cart community, and now with the new Harris Teeter open, you can go to the grocery store and not get in your car if you don’t want to…

You are entitled to a Buyer Agent and I  will represent only you. Why not take a minute and call me? I’ll save you money and time promise-  704-351-1519

Related Posts

Sun City Carolina Lakes- Deep Market Home Sale Report

Sun City Carolina Lakes- Living in Carolina Lakes, Homes for Sale Report

Living in Charlotte Introduction to the Queen City

Charlotte Homes For Sale- map based intuitive search