Sarasota - Beyond the Beach

We are well known for our beaches, and rightfully so. The sun and sand are the primary reason for the tourist draw every year, and I can't blame the visitors - our coastline is stunning.

However, at some point folks might want to try something different. And unlike many "Beach towns" in Florida, Sarasota does not disappoint. There are so many other things to do in Sarasota which are sadly missed by many of our visitors.

For instance, Myakka River State Park is an amazing sanctuary just 12 miles east of Sarasota. Myakka is one of the few places where you can still routinely see alligators -and lots of them - roaming about in their natural habitat. Let's face it, the alligators are legendary in Florida, and Myakka is the place to see them up close - and safely! One of my family's favorite things to do at Myakka is to walk out the boardwalk to the bird watching pavilion. To those who think their kids wont be enthralled, think again - to be "this close" to bald eagles, herons and cranes taller than they are, and even the occasional wild boar had my kids transfixed for nearly two hours. The natural beauty of old Florida is breathtaking for us adults as well. Make sure you check on the schedule for the daily airboat ride down the river -its not to be missed.

Another attraction that mesmerizes both kids and adults alike is Selby Gardens. The botanical gardens occupy some of the most stunning waterfront property in Sarasota. The orchid house provides the opportunity to see flowers you've likely never seen before, in an array of colors. The echo of "oh , this one is sooo cool!" is often heard from the kids. Walking the pathways along the gardens you will be shaded and lulled into a "Gone with the Wind" mentality - this really is beautiful, old Florida. Check Selby for bay front concerts, fireworks displays, educational opportunities and seasonal exhibits like the amazing Christmas lights display.

Sometimes its fun to be a "total tourist". I highly recommend you go out to Sarasota's most famous tourist boat, LaBarge. The two hour cruise allows you to see Sarasota from a completely different vantage point - the water. You will cruise past some of the most beautiful homes in Sarasota, see dolphins and manatees, and relax to music while sipping a drink - all while being talked through your tour by an experience tour guide. Ask them to point out the webcam at the north end of Siesta Key, and wave hello to your family back home in the snow!

Finally, if you are here during season you may want to check out America's favorite pastime, Sarasota style. Ed Smith Stadium is the place to enjoy the sunshine and remember what it was like to spend a sunny day at the ballfield with your family - without the high cost of regular season! Fun events like "free wing night" just make this old fashioned, family fun, right in the midst of your vacation.

Sarasota is so much more than the beach - talk to the locals that you run into and ask them what they like to do -you'll find a whole world of activity you may never have known existed -and its all right here.

Case Study in Buyer Representation

Little by little, people are learning about the realities of representation. The listing agent represents the Seller. A buyer agent represents the Buyer.

The sale of a home is a legal transaction. In any other legal transaction, would you call the opposing side to ask them questions or tell them your situation? Of course not. They can use anything you say to strengthen their position.

Recently, while in the midst of negotiating an offer for a client, it occurred to me that the listing agent seemed to know more about my client than I had told her. And soon after, she said "Well, your client sent me an email saying..."

Needless to say, this caught me quite unaware. The email gave the listing agent insight into the clients plans, and thus allowed her to create a strategy for negotiation. We will never know if we could have had a different outcome had the email not been sent.

I am not talking about illegal or unethical behavior. But think of it as a poker game - if you show your hand, your opponent knows how to play theirs.

Make sure you retain professional representation, but then trust them to do their job. Any communication with the opposing side should ALWAYS be handled through your agent. It is for you own benefit.

Nothing New Under the (Florida) Sun

Ok, I admit it. I wrote about this on my website too. But this has me FIRED UP.

I read an article today, distributed through a national real estate publication that proclaimed "Bye-bye to buyer brokerages" . Obviously this is of interest to me, so I took a look.

There were many points made in the article about the future of real estate, given the economy and the internet explosion. Really, only one paragraph addressed the buyer brokerage model ( so why pick on us in the title??) I'll tell you why.

The "expert" quoted in the article made the argument that as more and more people search properties online, the online listing - complete with listing agent information - provides everything they need. Apparently in this bold "new" world of online real estate, the buyer need only contact the listing agent for all their needs.

Wait a minute.

Doesn't that sound an awful lot like...the entire history of real estate? In fact, the buyer agent is a fairly new creation, when people realized that the listing agent 1) represented the seller and 2) had every incentive to keep the sales price as high as possible for their seller. The buyer, although perhaps officially "represented", certainly didnt have sole representation or someone fighting on their side.

So how is this new online model different? Why should the buyer be more comfortable with this situation just because they found a listing online and not on a yard sign?

Nope, its the same old game. No matter where or how you find the house, you need professional representation to protect your interests. Don't let 'em fool you.

The Bank Said WHAT?

Since the beginning of this era, when the short sales and foreclosures began to hit, people have tried to figure out what the banks are thinking.

Most came into the buying process thinking "the bank is going to be thrilled I am willing to take this off their hands!". The offers were low. REALLY low. And in most cases, the banks said no...they were still trying to get as much money as they could.

As we moved forward, we saw banks pricing properties a bit more aggressively. The foreclosed homes often were a very good deal, listed well below the market price. And still, people offered low. Really low.

I cant blame people I guess. But when a house is ALREADY a steal as per the comps, the bank is still going to say "no" when a 50% offer is made.

This week, we made an offer on a foreclosed property. It was priced well. We offered well. We went to contract. But inspections revealed a problem the buyer didn't want, and we invoked our right to cancel the contract.

And the bank came back with the question "What does the buyer want?"

This is nearly unprecedented. A bank is asking what a buyer wants in order to make the deal happen? To me, it signals a couple of trends -

1) Banks, notoriously impersonal and uncaring, really are interested in negotiating with someone who is realistic and fair.

2) Banks are realizing the qualified buyers are qualified buyers, and like traditional sellers - they are loathe to let a qualified, interested buyer walk away.

Unofficial conversations with bank assessors has led me to believe that banks will accept offers up to 10-15% off list price pretty regularly - much under that, and they will simply wait for the next buyer. But if a home is already 25% under market or more, you really cant go too wrong.