Find Your Home!

Sunday, October 31, 2010

Difference between Foreclosure and Short Sale

Buyers sometimes see foreclosures and short sales as being the same thing.  While it is true both types are considered distressed properties a short sale and a foreclosure are two completely different animals!

In the case of a short sale the owners are attempting to sell the house or condo for less than the mortgage owed.  The lender must approve any accepted offer.  The difference between the selling price and monies owed will have to be dealt with by the lender and borrower before any sale is completed.  It is in the seller's best interest to maintain the property and get as much as possible.

On the other hand foreclosures have already been repossessed by the lender.  The foreclosure process takes a long time from the initial default and some have occurred during the short sale process. [If considering selling as a short sale, price competitively to get an offer on the table.]

The general condition of a foreclosure is usually worse than that of a short sale.  Some of these properties have been vacant for a long time.  Some may have been vandalized.  Some, although newer construction, have been stripped of the appliances, cabinets, sinks, ac units.  Thus the discounted price!

In a foreclosure, even if the bones are good, bring a suitcase full of cash!  Not all buyers are suitable prospects for foreclosures or short sales.  Discuss your needs with your real estate professional to determine if one of these distressed properties is a consideration.


Gary L. Waters, PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Email me if I can help you with your real estate needs.

Now tell me again “What is a short sale?”

In the Brevard County, Florida real estate market the words “short sale” show up in a great many of the property descriptions in the listings.

Many outside of the real estate business hear the terms but don't understand them at all.  Some equate "short sale" with quick sale while other have much different ideas.  Here is a brief summary of the short sale.

Short sale is a situation where the probable selling price of a property will be less than the mortgage(s) owed.   Short sales require that any offer accepted by the owner be forwarded to the lender for approval (referred to as third party approval).

Sellers in short sales can not derive any proceeds from the sale. Sellers usually are facing some hardship like a job loss, death in family, employment transfer, etc.  Short sales take longer to get approved.

In many neighborhoods  and condo complexes (like Sunset Bay) in Brevard County short sales are the dominant type of housing for sale.  Short sales, while discounted, are not fire sales! 

For information on short sales in Viera, Melbourne and Merritt Island, Florida, call me directly or send me an email. If you have specific questions, drop me an email.

©Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida working with buyers and sellers in central and coastal Brevard County, Florida.

Friday, October 29, 2010

Home Buyer Tip: When Buying a House The Only Thing You Can Control

When shopping for a house or condo the most important consideration is price.   There are some choices a buyer makes like location, age of the structure and size.

But after all those choices have been made there are the issues a buyer can not control but should take into consideration such as....
  • Taxes.  They will likely go up and you will have little say in the matter until the next election.
  • Homeowner Association Dues.  Sure the association members control the association in accordance with the by laws but just as taxes are not directly controlled association dues are at the mercy of the member voters.
  • Condo Dues.   The number of condos, insurance requirements, reserve funds, common area improvements all are issues that cost money.  The number of vacant/foreclosure units as well as delinquencies.  The association funding requirements continue even when the funds are slowed.
  • Special Assessments.  Associations as well as municipalities always have this as an option to cover a need.
  • Insurance.  If you are buying on the barrier islands, on the beach, in a flood zone or any place for that matter, the cost of insurance will likely rise, especially if there is a hurricane.
Taxes, association dues, and insurance are pretty common regardless of where you purchase in Brevard County.  However, keep in mind these are often only known as of the time of purchase.

If you are buying your first home this is not meant to scare - only to educate!
www.Moving2Brevard.com

New Home Sales Rise 6.6% in September - Big Reason to Negotiate with Builder

I just read an article that proclaimed the government's report that new home sales in September rise by 6.6% in September 2010.  That is good news in a usually negative segment of the economy.

New home starts have been slow.  Builders have been waiting until the "buy order" to start most construction.  New home inventory is down as can be seen in any community.  

It remains a buyer's market.  In the Viera new home market the builder representatives I visit routinely tell me they will negotiate.

Buying a new construction house is like buying a new car.  The builder price is the "sticker price." 

And you know, nobody pays sticker price!

I have heard countless new home sales representatives quote how many thousands in upgrades "we will give you."  [Those are retail prices with expensive labor costs included I am sure - not the builder costs. ]

Builders in Viera, Rockledge, and Melbourne, Florida do not have a waiting list of folks with money in hand waiting for a chance to buy a house from them. Buyers are not camping out over night to buy as they once literally did in Viera, Florida!

If you are in the market for a new house or condo my advice is simple:
  1. Find yourself a good local real estate agent who knows the area. Remember the builder representative works for the builder, not the buyer!
  2. Negotiate the price downward!
Gary Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me if you are considering a purchase in Viera, Suntree, Rockledge or Melbourne, Florida!

Parts previously published Negotiate with builders...it is expected.

Short Sales in Viera and Melbourne, Florida: Some Close, Some Foreclose

I am not opposed to showing short sales in Viera and Melbourne, Florida as long as the buyer understands the short sale process and is motivated and selective.  It is easy to put a house on the MLS as a short sale.

Having a system in place to sell is key.  If the listing real estate agent and homeowner have not priced the property appropriately, gotten the paper work ready for the bank, lined up the appropriate representation (title company, attorney) as well as have a legitimate hardship, the system is not in place. 

Assuming the seller has done their homework mentioned in the previous paragraph, I believe one of the keys to purchasing a short sale is making a reasonable offer.  Actually, I think that is key to successfully purchasing anything.

    A reasonable offer is one that will, although not accepted , get the negotiations started. 

Seems easy, right?

Short sales can be a challenge to close.  Some never make it to closing because an offer never comes because the property is just not desirable due to condition or location.   Some never close because the negotiations broke down.  Some because the lender's foreclosure department did not know the short sale department had a contract and was in negotiations.

If you are considering purchasing a short sale in the Viera and Suntree Florida area, call me.  If you are considering selling as a short sale in the Viera and Suntree Florida area, call me.  I can be reached at 321-693-3850 or by email.

Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

Thursday, October 28, 2010

Does Your House Have A “Sell By” Date?

Selling your house is usually motivated by some life change.  Perhaps a change in employment, need for a larger house, downsizing, a death in the family,a change in financial circumstances.  Rarely does someone just out of the blue decide to sell their house.

If you are selling and have an imposed schedule perhaps you should establish a “Sell By” date just as that milk carton has a “Use By” date.

In establish a "sell by" date I would recommend that at the time of listing you:
  • Establish an acceptable sales price at the outset, 
  • Understand closings typically take a month although a cash deal can be done in days,
  • Base the starting list price on the acceptable selling price with "wiggle" room (negotiate),
  • Set a date to review the marketing if limited activity (don't wait too long),
  • Modify the price if necessary to get the offer you need. 
If your schedule is not flexible then it is imperative that the "sell by" approach be applied.  The fact is anyone selling in Brevard County Florida should approach the process as if there were a "sell by" date!

Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

A Real Estate Agent's Biggest Challenge

The process of buying and selling real estate has been described as exciting, stressful, fun, an adventure and a challenge.  It truly is an emotional experience that is best handled when approached on an even keel.

Typically the buyer comes up with a description of the "ideal."  Something like a "4 bedroom 3 bath 2 car garage, great schools, low association dues with a motivated seller. Oh, and for a price under $150,000."

As a real estate agent the challenge at hand is finding a property that balances wants and needs while eliminating the "can't haves" but including the "must haves" while having a few "can live with" characteristics all within the budget!

Sounds quite easy, doesn't it?  The secret is to establish realistic expectations early on and then the search can be exciting, fun, and an adventure!

If you are moving to Brevard County, Florida, call me at 321-693-3850 or email me to discuss how I can handle the challenge!

Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

Wednesday, October 27, 2010

Buying and Selling Real Estate: A Glass is Half Full or Half Empty Process

When buying or selling a house or condo, we see what we want to see.  Just as when we are talking to someone we only hear what we want to hear.  When reading something we "read" what we want to read.

All we do, say, and hear gets filtered.  The validity of the filtering process must be considered, especially when approaching a major decision like buying or selling real estate.

A seller sees a property with the greatest attributes and no flaw.  That busy street out front means easy travel from a great location - not noise. That new kitchen wallpaper you just put up is pretty.  Who would not like chickens and roosters in their kitchen wall?  Your house may be the smallest in the development but to you it is "cozy."

A buyer sees "potential" with some work.  Although the house had a pre-listing inspection with no major issues discovered and a copy of the report available for review!  A buyer sees the price as too high although the comps support the seller's price.

Buying and selling real estate is truly is a "glass is half full or half empty" process.

Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

Got to Love Flippers in this Market...

Flippers had their glory days a few years ago.  Buying and selling real estate for huge profits.

But still, even in this buyer's market in Brevard County, Florida, my appreciation for flippers is still very evident.

You see, in many of the developments in Brevard County you can find a foreclosure (or several).  Many of these are being snatched up by investors who intend to flip for easy money.  Some even become for sale by owner properties because "buyers know they can save money by buying directly from the owner." [Far from the truth, in my opinion!] 

So, why do I still appreciate flippers in Viera, Suntree, Rockledge and other parts of Brevard County, Florida?  Simply because they still want to get a reasonable return on their investment.

But the margin for profit is slim when flippers must compete with short sales, foreclosures and motivated fair market sellers!  Thus they often price high(er) than the others which only goes to highlight the other values in the neighborhood!

There is a difference between serious investors and flippers.  Knowledgeable investors will always be keen competitors in this market and will price accordingly.

Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

Tuesday, October 26, 2010

Hidden Secrets to Selling Your House in Any Real Estate Market

There are no hidden secrets to selling your house regardless of location, market or condition. 

  •  Price it right.   The number one factor in selling is appropriate pricing.  Price appropriate to competition, condition, location and motivation.
  • Stage it right.   It must look its best. Put yourself in the position of a buyer. What will they see when they pull up to your house?  What will they see when they open that front door?  
  • Show it right.  Make your home available during reasonable hours.  Let your real estate agent place an electronic lock box on your home. Keep your home in "show ready" condition until the day it sells!  
  • Negotiate it right.   Understand that buyers will want to negotiate. If you have priced it right for the competition then your offer should come in a reasonable time. Be realistic as there is only so much you will get for your house and it will have to appraise for the buyer to get a mortgage! 
  • Close it right.  The property inspection will come. If there is a problem, address it by repair or compensate. Leave the property in a condition that allows the buyer to move in before hiring Molly Maids to clean it!
Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Brevard County Florida High School Ratings

    An interesting web site called greatschools allows parents to evaluate neighborhood schools as well as provides an assessment of their own.

    Of course, the best way to judge a school is to visit the campus and meet the staff.  These web sites should be considered adjunct tools in your consideration. I have had more than a few teachers tell me the published "grade" does not tell the whole story!

    In Brevard County, Florida the high schools as rated by www.greatschools.net on a scale of 1 to 10 are:
    • Viera High School  - 10
    • Merritt Island High School – 10
    • Cocoa Beach Jr-Sr High School – 10
    • Satellite Beach High School – 10
    • Eau Gallie High School – 10
    • West Shore Jr-Sr High School – 10
    • Bayside High School – 9
    • Rockledge High School – 9
    • Melbourne High School – 9
    • Titusville High School – 8
    • Astronaut High School – 8
    • Heritage High School – 7
    • Palm Bay High School – 7
    • Cocoa High School – 5
    There are several organizations that evaluate schools and provided comparisons.  Another of these is School Matters as well as the Brevard County Public Schools own site.  As recommended above, visit the school.

    Also, the Brevard County Public School web site provides a page where you can place an address and it will show assigned schools however the results should be verified with the school if the address is possibly your next home in Brevard County!

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Low Interest Rates: Not the Reason to Buy a House in Florida

    I just read an article that promoted low interest rates as the reason to quit renting and buy a house or condo.  Of course, it was authored by a gentleman in the mortgage business.

    I recently read a comment that stated some are “not meant” to be homeowners.

    I have read many articles (and written a few) authored by real estate agents who are promoting “this is the time to buy a house!”

    But the reality is some do not want to purchase a home right now.

    There are those who may be in a career path that allows them to move up the rungs in the career ladder quickly.  In this market it is probably not a good idea to purchase.

    There are others who may only be in an area for a few years.  Or, if relocating to Brevard County, one may choose to rent for a year or two while they learn the area.   After all, a real estate agent will not (can not) “tell you the good places to live.

    Only you can know the time to buy is right.  Your circumstances, plans, hopes and dreams all impact the decision.

    If the time to buy (or sell) in Brevard County Florida is now, call me directly at 321-693-3850 or email me.

    Gary L. Waters PLLC, Century 21 Baytree Realty, Rockledge, Florida - a Florida licensed real estate agent serving Brevard County Florida.

    Monday, October 25, 2010

    Know the Rules When Buying in a Condo Complex or Deed Restricted Subdivision

    Condo complexes have associations. Associations have rules.  Subdivisions have associations.  Associations have rules.

    Rules are limits.  Limits exist to protect the whole - the entire development.

    But as an individual you may at times find these restrictions to be a source of conflict.

    Know the rules before buying into a condo complex or restricted subdivision. [The below list is not all inclusive, just ideas. Consult an attorney if you have questions.]
    • Pets: What are the limitations on pets? 
    • Rentals: Can you rent your condo if you move (% which must be owner occupied)?
    • Parking: Can I park on the street?  Are commercial vehicles allowed in front of house?  Can I store that boat or RV in the side yard - even overnight?  Can I have my pickup truck in the driveway?
    • Modifications:  Do I have to get an OK to paint my house?  Can I have a fence?
    • Guests: Are there restrictions on how long a guest can stay or their age (in a 55+ community)?
    • Fees and Assessments:  What are the dues?  Will they go up in the future?  What is the association's financial position?  Does the association have reserves? How many owners are delinquent in their dues?  What does the association fees cover?
    Associations exist for a reason.  Know the rules before buying!

    In Florida, and most states, there are laws requiring prospective buyers a time period to review the association documents.  Use that time wisely and consult an attorney if necessary! 

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Short Sales: approach with same seriousness as a regular real estate purchase

    Short sales are interesting.  Short sales are not fire sales.  Short sales are priced at a discount.  But you are not likely to "get a steal" although you will likely get a good deal.

    With a short sale you never know if the lender will accept any offer.  You never know if the lender will counter the offer or just reject the offer.  Sometimes it takes months to get a response.

    My opinion is that in a downwardly trending market, the lenders often have no clue whether an offer is good or not. Why?  Because they are located some place else in some distant state.  And the decision process is so slow because the pipeline has so many short sales.

    Buyer Tips:
    1. If the seller’s agent has already received a rejection 20% over your offer price it is most likely a waste to try to submit your “steal.”
    2. Short sales are discounted but usually not half off!
    3. Short sales take patience.
    4. Short sale purchases must be approached in the same seriousness and steps as a regular sale.
    For information on short sales in Rockledge, Florida and the neighboring communities of Viera and Suntree, email me,  Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

    Sunday, October 24, 2010

    Homebuyer Tip: Use Carrying Costs as a Negotiation Factor

    Regardless of what the politicians and talking heads say, no one can predict the future [accurately].

    Will mortgage interest rates rise? [Probably, since they are so low!]

    Will a flood of foreclosures cause housing prices in your neighborhood to decline even more? [Real estate is local. Know thy neighborhood.]

    As a seller of a house in Brevard County Florida, with over 5,000 houses on the market, is it worth rejecting an offer now to risk maybe a higher offer next month?  [In the words of the old cliche "Is a bird in the hand really worth two in the bush?"]

    Sellers should take the cost of holding a house for another month or several months into consideration when mulling over an offer.  If the sale is due to a job change and one spouse has already relocated, there  is the cost of maintaining two residences.  What about the cost of mortgage, taxes, insurance, etc?  Is there some looming repair?  Is the house already vacant?

    Evaluation of an offer, with goals in mind, knowing what the lowest acceptable price as well as carrying costs while awaiting another offer, is especially key in a buyer's market.

    As a buyer, use it as a tool. As a seller, use it as a tool. 

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Home Seller Tips: Some Deals Crash and Burn - That is the Nature of Real Estate

    I like to tell sellers that even though we have an offer there is always a possibility of a bump in the road that causes the deal to crash.

    In most cases there are two major hurdles (contingencies) attached to the buyer's offer to purchase your Brevard County house or condo:
    1. An inspection contingency and 
    2. A financing contingency.
    What causes the deal to vanish? 

    It could be an inspection.  It could be the buyer's mortgage approval gets reversed due to a layoff notice or going crazy with credit like buying a new car!  It could be the short sale decision takes too long and the buyer walks.  It could be an illness or hospitalization that wipes out the financial security.

    There will always be a certain percentage of deals that crash and burn...I use 35% although I have no analytical basis except maybe experience.

    As a seller know that until the papers are signed there is a chance of not closing although your real estate agent will work to get the deal done - if it is in your (the client) best interest!

    I still like the words of Dale Earnhardt:   You win some, lose some, and wreck some. 

    As a real estate seller in Brevard County, Florida, be optimistic yet realistic. 

    If you are considering selling your Viera, Rockledge, or Suntree house or condo, call me to discuss how I can work for you.  I can be reached directly at 321-693-3850 or by email. 

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Saturday, October 23, 2010

    Sell Your Brevard County House During the Holiday Season?

    It is not too early to think about it.  I was in a local store last week and noticed Christmas decorations all over the place!  Should you buy or sell during the holiday season?  There are lots of opinions.
    • The holiday season could be a good time to sell or buy since many buyers and sellers leave the market during the holidays and usually don't return until spring!
    • Selling during Christmas is a pain with all the decorations, the big tree, and the potential of someone being tempted to steal.
    • Selling during Christmas or Hanukkah can be so disruptive with family gatherings and traditions in full swing.
    • Who wants to move during the holidays?
    If you want to sell your Brevard County house this year, get to it.  With the right price, right marketing efforts and a little luck, the deal can still be done before the Christmas holiday!

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Isles of Baytree in Suntree: Attractive prices in desirable Florida Golf Course Community

    Isles of Baytree is a gated community within the Baytree National Golf Course community in Suntree (Melbourne Florida).  Isles of Baytree homeowners pay about $500 per quarter for asssociations dues which cover things such as lawn service, pool, common area maintenance,security, etc. 

    These custom built homes are all relatively new (built about 2000-2005), have tile roofs, and two car garages on zero lot line lots (about .15 acres is average).  The exercise facility, tennis, playgrounds, biking and golf course, offers residents superior Florida golf course community living with plenty of outside things to do!

    With superior Brevard County public schools nearby, close by shopping, restaurants, the new Viera Hospital and easy access to I-95 (Orlando 45 minutes), Baytree is an attractive opportunity for those in the market for Florida golf course communities!

    With four properties on the market right now there is some choice in the Isles of Baytree community. [Within the entire Baytree Golf Course community there are about 30 total homes on the market in all prices!]

    Three of these Isles of Baytree homes for sale are short sales priced from $199,900 to $218,900 with some attractive plans (all over 2,000 sq ft!).  The other property on the market is a standard sale which is priced significantly higher than the discounted short sales!

    There was only one house that sold in October 2010 so far.  Selling for $202,000 was a 1765 sq ft 3 bedroom 2 bath 2 car garage home located at 8089 Kingswood Way(standard sale).

    For information on golf course homes for sale in Viera and Suntree, Florida, give me a call at 321-693-3850 or email me

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Friday, October 22, 2010

    When will you know it is time to buy that house?

    There is no crystal ball that will signal you that it is now the time time buy that new house or condo in Brevard County, Florida or any other place.  There is no magic "8 Ball" to shake that will say "buy now!" 


    No one knows for sure when it is the right time to buy but in my opinion the "right time to buy" is based on things having already occurred.


    I heard today that interest rates are at historical lows - something like 4.1% on a thirty year loan.  Of course, that is the best rate for the best customer (best credit scores).



    So what has to happen to signal buy?  I believe, as a real estate agent, three things must occur:
    1. Home prices rise,
    2. Homes sold increase,
    3. Days on the market decrease (selling more quickly).
     Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Wednesday, October 20, 2010

    Condos at Heritage Isle in Viera, Florida - Gated 55+ Community

    Not only does Heritage Isle in Viera (Melbourne), offer residents new construction single family homes but also the choice of condominium living in a gated 55+ community in central Florida!  

    Within this gated 55+ community you will find large homes (3,000+ sq ft) as well as smaller (1,500- 1,800 sq ft) homes as well as patio style homes and the Terrace at Heritage Isle condos.

    The Terrace at Heritage Isle condos overlook the Duran Golf Club and are conveniently located near the 21,000 square foot club house, pools, and tennis courts! 

    As of today there are 8 active condo listings priced from $120,000 to $160,000.   Actually seven are priced under $140,000 while the other must be the one with gold inlay cabinetry - I'm kidding!

    There was one unit sold in October for $125,000. This 1,408 sq ft, 2nd floor unit was listed at $139,000 and had been on the market for almost two years.  This is where I promised myself to not comment on pricing right for a quick sale! 

    For information on any properties for sale in Heritage Isle, condos and single family homes, call me at 321-693-3850.  If you prefer, email me

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region

    Tuesday, October 19, 2010

    Rental Available in 55+ Community, Grand Isle in Viera Florida - 3 bedroom 2 bath

    Great 3 bedroom two bath two car garage single family house for rent in the exclusive gated Grand Isle community of Viera (Melbourne, Florida).

    Pool, club house, fitness center, tennis, nearby golf course and more!  100_2200 Great location and only $1,350 a month for 12 month lease.  Washer and dryer included!

    Lawn maintenance included!

    Owner will even consider pets! No smokers, please!

    Immediate occupancy!

    Call me at 321-693-3850 or my office at 321-255-2600!  Email me for more information.  Location 1602 Keys Gate Drive, Melbourne, Florida 32940.

    Gary L. Waters PLLC, Century 21 Baytree Realty, Rockledge, Florida.

    test1

    The Ventura at Turtle Creek – Condos for Sale, Few Takers

    The Ventura at Turtle Creek is a gated condo community off Barnes Blvd in Rockledge, Florida.  For information on The Ventura at Turtle Creek condo community read my post “Why would anyone buy a condo in The Ventura at Turtle Creek in Rockledge, Florida?” 

    Never heard of Rockledge, Florida?  Check out the city’s web site to find out a little more about Brevard County’s oldest municipality.

    Now why did I say in my title that there are few takers on the Ventura at Turtle Creek condos?  A review of the 2010 MLS data reveals two closings in 2010.  Both 3 bedroom two bath units which sold for $109,000 and $100,000. 

    Today there are nine units for sale with prices ranging a low of $108,900 (another at $109,000) to a high of $139,900.
    • Only one of the nine for sale condos is a two bedroom unit.
    • Some come with a detached single car garage and others with a single car detached carport.
    • As for prices…over half are listed under $125,000.
    • Only two are short sales.
    • Ground floor units are available as are third and fourth floor units.
    Still, although not many units are selling, The Ventura at Turtle Creek does deserve a look if you are relocating to Brevard County, Florida!

    For information on The Ventura at Turtle Creek, send me an email or call me directly at 321-693-3850.


    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

    Monday, October 18, 2010

    Its not dead; it was in a coma - Short Sales take a while sometimes...

    Short sales take a while sometimes most of the time!  I have a short sale that has been dead for a year or so.

    The short sale pipeline at most lenders has been clogged for so long buyers and sellers wonder if a short sale will ever get approved!

    The good news is the short sale processes in place at many lenders are improving - but still it takes time.

    A short sale I started working on almost two years ago may be closing in a few weeks.  I was thinking it was dead however it showed signs of life last week.   Maybe it was just in a coma!

    If you are buying a short sale (or considering one) remember it takes a lot of patience!

    If you are interested in short sales for sale in Viera and Rockledge, Florida, send me an email or call me directly at 321-693-3850.

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.  Read my blog Observations of a Viera Florida Real Estate Agent!

    Title Insurance - Why you need it and how much it costs in Brevard County, Florida

    What is title insurance?  Since I am not a lawyer I will put in my simplistic terms.  Title insurance policies protect a home owner against losses that may occur if something is discovered after closing that may allow someone else to claim ownership of the property.  Unlike most insurances (auto, life, hospital) that protect against a future occurrence, title policies reach backward.

    In Brevard County Florida it is customary for the seller to pay for the owner's title policy so the issue rarely surfaces if a buyer should obtain title insurance.  And the cost of the lender's policy (require by mortgage companies) usually has a lower simultaneous issue price.
    In Florida title insurance premiums are established.  Up to $100,000 coverage the price is $5.75 per $1,000 ($575 for $100,000 property).  Above $100,000 the price is around $5.00 per additional $1,000.  For example, $200,000 coverage would have a premium of $1,075 [$575 plus $500].

    The price of title insurance is so little considering the risk is potentially so high...plus you have to buy it for the lender!

    For answers to your questions regarding closing costs, ask your real estate agent, your attorney or your title company as well as your lender.  Trying to choose a title insurance company in Viera or Suntree, ask me who my clients have used!

    Considering buying or selling a house in Viera or Rockledge, Florida?  Call me directly at 321-693-3850 or email me if I can help in any way.

     
    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.



    Saturday, October 16, 2010

    Brevard County Florida Real Estate Information

    Florida Homes for Sale is your single best source for Brevard County Florida real estate information.  Here you can find articles on a variety of topics including:
    Use the search button.

    With almost 1,400 posts there is certainly a chance your Brevard County Florida real estate information is somewhere in this blog!

    If I have not provided information what you are looking for, email me. I will answer your questions and provide you a prompt response.

    And if the answers are not on this site, check out these as well:

    Florida Homes and Condos For Sale
    Gary L. Waters PLLC Realtor Viera Suntree Melbourne Rockledge
    Observations of a Viera Florida Real Estate Agent
    Brevard County Florida Real Estate Information


    Gary L. Waters PLLC,  Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida

    Friday, October 15, 2010

    Every house has a price....Even in a buyer's market.

    Your house will sell in this market.  Every house has a price - a market price.

    As a seller your job (goal) is to:
    1. price your house competitively, 
    2. expose your house to the pool of most likely buyers 
    3. present your house in the most positive manner so as to accentuate its positive features.
    The first two tasks can be done by finding the right real estate agent to work with you.  The third task can be done by you the seller or with the help of a home presentation specialist. 

    In Viera and Rockledge, Florida call me to discuss how I can be your Realtor of Choice.  For the third task, I recommend a professional home staging service like Nora Marek of Suntree.

    ©Gary L. Waters PLLC, Century 21 Baytree Realty, Rockledge Florida.

    Cypress Cove Condos in Suntree - Another "Distressed" Condo Community in Brevard County, Florida

    Yesterday I wrote about the Sunset Bay condo community in Merritt Island, Florida which seems to be a hot spot for foreclosures and short sales.  This morning I was looking over the properties at the Suntree (Melbourne, Florida) Cypress Cove condo community.

    Although not a gated condo community like Sunset Bay, Cypress Cove offers owners either one, two or three bedroom floor plans with the square footage ranging from about 750 to almost 1,300 sq ft.  Some units are available with detached single garages although most parking is open.

    Cypress Cove, built in 1990, offers a fitness center, tennis courts, community pool, playground and more.  With shopping withing walking distance and public transportation stops convenient, and excellent schools (and Brevard Community College) nearby, Cypress Cove deserves a look if you are considering a Viera or Suntree condo community especially with the opportunities presented by short sales!

    Sales in the Cypress Cove complex have been dominated by short sales and foreclosures recently.  Since June 1, 2010, there have been nine properties sold.  Of these, five were foreclosures and three were short sales.  Selling prices ranged from $34,650 to $61,000.

    Currently there are 14 properties under contract awaiting closing (or approval of offers).  Of these 14 properties eight are short sales and four are foreclosures.

    Is there light at the end of the tunnel for Cypress Cove?  I am not sure but the only two active listings are "standard sales!"

    For information on condos for sale in Suntree and Viera, call me directly at 321-693-3850 or email me.  I will be happy to email you listings that fit your needs!

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, serving buyers and sellers in Brevard County's most popular communities.

    Short Sale or Foreclosure - What will the neighbors think?

    The economy and real estate market have both caused many homeowners and investors plenty of stress over the past several years.  All those sleepless nights, not recognizing the face in the mirror, putting on a facade for the people met in daily life, all the while struggling with what to do or simply ignoring the situation.

    At some point, home owners and investors need to cease the avoidance techniques and come to terms with the facts.  That is...

    There are some tough decisions that have to be made...emotion, pride and "what will the neighbors think" need to be placed under the table. 

    A short sale may be a consideration if you are facing hardship like loss of job or getting a lower paying job, major illness, a death in the family or some other hardship.  Short sales involve selling your house for less than the mortgage owed and requires negotiations with the lender.  The lender may or may not accept less than the monies owed but it may be a better option than a foreclosure.

    Ultimately, it is...

    Short Sale or Foreclosure Who cares what the the neighbors think?

    Call me if I can help you with your real estate needs in Brevard County, Florida.  I am not an attorney or CPA but I can tell you about the market and what your house is worth!


    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Thursday, October 14, 2010

    Sunset Bay Condos in Merritt Island Florida - Foreclosures and Short Sales Abound

    Sunset Bay condos in Merritt Island, Florida is ideally located on the Indian River in Brevard County, Florida. This gated complex, built in 1986, has its own riverfront dock with water access, a huge pool, fitness center, clubhouse, hot tub, tennis courts and more.  And with association dues just over $200 a month offers some attractive prices for condo ownership in Florida! 

    But the real estate market has not been kind to Sunset Bay condo owners.  Here is what is going on with the Sunset Bay real estate market.

    As of today there are 26 active listings in the Brevard MLS system.  Of the 26 condos for sale in Sunset Bay, there are 23 short sales.  The remaining three units for sale in Sunset Bay are foreclosures (bank owned).

    The prices for these active condos range from $20,900 to $65,000.  Most of the one bedroom units are 480-700 sq ft and are priced below $32,000. Two bedroom two bath units are in the mid-30s to about $45,000 for units under 900 sq ft.  Since I am not the listing agent I am not identifying any specific units but can email you any information you desire.

    During September 2010 there were four condo units sold in Sunset Bay.  Three of these were foreclosures selling for $21,000 to $32,250.  The lone standard sale was 1,010 sq ft 2 bedroom 2 bath unit that sold for $34,000.

    There are 10 units under contract awaiting closings: 9 short sales and 1 foreclosure.  Although I do not have the specific information on the percentage that are owner occupied, etc, my guess is that these units are probably not eligible for financing.  If you have the cash, Sunset Bay may just offer a great opportunity for investors!

    For information on condos for sale in Merritt Island and Cocoa Beach, send me an email or call me directly at 321-693-3850.

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Wednesday, October 13, 2010

    Home Buyer Tip: Limitations When Shopping For Your New House

    On any given day while looking for your next house in any community (such as Heritage Isle or Grand Isle in Viera, Florida) remember you are looking at "what is in stock!"

    Shopping for a house in Viera is a little like hitting the stores in The Avenues at Viera - you only see what is there are the time.  Your other choices include look again later or special order (buy from the builder!).

    If you are looking for a new house or condo in Viera, Florida, call me to discuss which of the above options will work for you.  I can set you up with an automated MLS search to email you any new listings that meet your search criteria.  Let me help you find that new house in Viera!

    Gary L. Waters, PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.  Email me or call me directly at 321-693-3850 of I can help you with the purchase or sale of a house in Viera, Florida.

    Phillips Landing Subdivision in Rockledge – Short Sales and Foreclosures Dominate September 2010 Closings

    Phillips Landing subdivision (Rockledge, Florida) properties are selling right now but  it looks like only the distressed properties!

    The only three properties closing in September were short sales (2) and a foreclosure.  Of the eight active listings today there are two bank owned (foreclosure) listings. The remainder are either “to be built” or new homes for for sale.

    Of the five homes under contract now, three are short sales and the other two are new construction. Phillips Landing offers Rockledge home buyers two options – new construction or distressed properties.

    The properties in Phillips Landing that closed in September 2010 included the below homes:
    • 1730 Bridgeport Circle – 2,119 sq ft, short sale, sold for $150,000
    • 2320 Bridgeport Circle – 1,866 sq ft, short sale, sold for $143,000
    • 1650 Bridgeport Circle – 2,960 sq ft, foreclosure, sold $219,000
    Phillips Landing, with its 2004 to present construction, community pool, playground, great central Brevard location, and more offers home buyers opportunities.  Give me a call at 321-693-3850 (or by email) to check out what is available for sale in Phillips Landing in Rockledge!


    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Tuesday, October 12, 2010

    Real Estate 101: Mistakes happen ( That's Why We Have Short Sales)

    Real Estate 101Mistakes happen, deal with the consequences and move on.  How else will you make your next mistake?

    Very few of us are perfect.  OK, none of us are perfect.

    Bad choices in the real estate market have caused a lot of people headaches.  But the nice thing about a mistake in real estate - it is not terminal.  There is a recovery.

    It may take a few years of “therapy” - not mental but rather "rental therapy!"

    Some are selling their homes as short sales due to life changes like a death in the family, a change of employment, loss of job. There are some who ended up getting in over their head due to an easy mortgage. 

    After that real estate "mistake" is sold via short sale or lost through foreclosure, move on.  You may have to rent for a few years or more.  So be it. 

    Life goes on - even after a short sale!

    Call me at 321-693-3850 or email me to discuss your options if a short sale is in your future. I may not have all the answers but I do know some really smart people! [I am not an attorney or CPA. My advice is strictly limited to marketing your house or condo.]

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida working with buyers and sellers in Brevard County including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Monday, October 11, 2010

    How Much Does It Cost Me to Sell My House?

    "How much does it cost me to sell (list) my Brevard County house for sale?   It will be a short sale."

    Last week I was discussing the Viera real estate market with a potential real estate client.  In his situation he was looking at a possible short sale.

    Although this post does not address short sales in particular, it does provide answers to his question as well as letting buyers know who pays the real estate agent as well as those looking to rent a house or condo. Real estate fees are negotiable. There are no set fees. Each transaction is different. 

    So here is a quick summary of the the most common "payment" arrangements in the Brevard County Florida real estate market.
    • If you are looking for a rental property that is listed in the MLS, the owner pays the "renter's agent," not the renter.
    • If you are the buyer of a property that is listed in the MLS, the seller pays your buyer's agent. [Even if you are interested in a FSBO, your agent may be able to negotiate the seller paying their fee.]
    • If you are the seller of a property, you will be paying your seller's agent and the buyer's agent. [Short sales are different and are part of the process absorbed by the lender.]
    If you are considering any transaction involving real estate, call a real estate agent and discuss the process and cost.   The bottom line: get represented!



    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.


    ©"It may not be a million dollar property but it matters not...because it's your home!"

    Ravencliffe Subdivision in Viera Florida - What has sold in 2010; What will not sell in 2010!

    Ravencliffe subdivision in Viera, Florida offers home buyers executive style homes, a gated community in Brevard County’s most desirable area, and some very attractive prices!

    Ravencliffe homes are larger 2005-2007 built single family houses located on nice sized (not zero lot line) lots, near parks,  community pools,  golfing, excellent schools, shopping, easy access to Orlando and more.

    Everyone knows that it is a buyer's market in Brevard County, Florida.  What is happening this year in the Ravencliffe development? 

    In August there were two closings in Ravencliffe.   In September 2010 there were no closings in Ravencliffe.  On a "glass is half full" note two properties did go under contract in September!   Interestingly these two are priced under $350,00.

    Conversely there are seven active listings with five priced over $350,000 .  With $250,0000 dollars separating the highest from lowest priced homes on the market in Ravencliffe in Viera, buyers do have choice.  

    One thing to note:  Seven houses have sold in Ravencliffe in 2010 with the prices ranging from $255,000 to $375,000.

    Brevard County offers buyers attractive prices on newer homes in Viera.  Finding the motivated, realistic seller is the challenge!


    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Sunday, October 10, 2010

    Seller Tip: When Selling Your Home, Try to Accommodate Showing Requests

    Having worked with home buyers in Brevard County for some time now I can tell you that sometimes getting a showing appointment is like pulling teeth!

    In a buyer’s market with lots of choices when it comes to selecting homes for viewing, sellers must try their best to accommodate reasonable showing requests.

    Most of the buyers I have worked with are considerate as well and only in the most challenging times ask for short notice showings.  Still, there are times when the showing appointment requirements are a bit rigid (extreme) and cause buyers to look elsewhere.

    For example, which of the below showing instructions will likely work best to accommodate buyers?
    1. Agent to accompany but need two hours notice.
    2. Vacant, on electronic lock box, please call agent to schedule.
    3. Owner occupied, 24 hours notice required to show.
    4. No showings only weekends.
    5. Owner must be present for all showings.
    6. Owner occupied. One hour notice, if possible, so owner may leave with pet.
    I am not going to tell you which is right or wrong but if you were the buyer, in town for the weekend, to look for your new house in Viera, Florida, which would work best?

    Gary L. Waters, PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida
    Email me.

    Home Seller Tip: What a Second Showing Really Means

    When selling your house or condo your most anticipated feedback is an offer.  When prospective buyers view your property they usually make their initial decision whether is is "in the game" within the first few minutes (some say within seconds).

    Having worked with many buyers I can tell you that some play "hard to get."  They do not want a seller to have a clue they like the property at all!  They will not give the seller (or the seller's agent) a clue whatsoever with feedback.

    Until.... the call comes.  They want to schedule a second showing.

    What does that mean for the seller?

    It could mean several things, such as:
    1. An offer is in the works, 
    2. You are in the running with several properties, 
    3. Your house is being used to justify an offer on another house or condo.
    Of these possibilities the first two are positive. Number three is a bad signal.  If number three happens a couple of times, consider your marketing plan (price, staging).

    Remember, second showings are usually a good sign.  If you are getting some showings, no offer, and no positive feedback, consider your marketing plan (price, staging, curb appeal).

    Gary L. Waters, PLLC Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

    Email me if I can help you buy or sell your Viera, Suntree or Rockledge Florida house or condo!

    Residential Sales in Brevard County, Florida - September 2010

    Of all the below residential sales statistics gathered from the Brevard MLS on October 10, 2010, the one that stands out to me is the number of cash buyers.  With about half the properties sold in September selling for less than $100,000 I guess it really may not be that surprising!
    • Total residential properties sold: 545 
    • Median Selling Price: $107, 500 
    • Average Selling Price: $138,447 
    • Average Days on the Market: 119 
    • List to Sell Price Ratio: 92%
    • Number of Cash Deals: 277 
    Gary L Waters PLLC
    Florida Licensed Real Estate Agent
    Century 21 Baytree Realty
    Rockledge, FL 32955

    Saturday, October 09, 2010

    Homes Sold in Viera's Heritage Isle during Jan - Sept 2010

    Heritage Isle homes have been selling at a rate of about 2 - 3 per month for the first nine months of 2010.  These are all re-sales.  Interestingly there were only three short sales out of the 25 closings so far this year.  These numbers do not reflect the sales of new construction.


    For information on homes and condos for sale in Viera's premier 55+ community, Heritage Isle, send me an email of give me a call at 321-693-3850,  Gary L. Waters PLLC, Florida Licensed Real Estate Agent, Century 21 Baytree Realty, Rockledge, Florida.

    Are There Any For Sale By Owner (FSBO) Short Sales in Brevard County, Florida?

    I read an article this morning that discussed FSBO short sales.  So it got me to thinking....are there any short sale FSBOs in the area?

    Short sales require the lender to approve any offer accepted by a seller.  [In a short sale the owner is selling for less than the mortgage owed and can not receive any proceeds from the sale.]  The lender absorbs the cost of the sales process as well (real estate agent fees).

          So, why would a seller deal with the work of marketing their home - especially if it is a short sale? 

    Short sales are a reality of the real estate market in Brevard County, Florida.  Further, the process can take months and having a real estate agent working for you takes a lot off your mind

    Just as very few buyers are candidates for short sales, very few sellers are candidates for FSBO short sales!

    For information on short sales in Brevard County, Florida, drop me an email.

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Brevard County – On Everyone’s List of Retirement Locations in Florida!

    Recently the Kiplinger Magazine folks named five locations that seniors may find attractive.  Among these five diverse locations is the Palm Bay-Melbourne-Titusville Florida area.

    If you are not familiar with Brevard County, Florida, let me say first of all that Brevard County is about 75 miles north to south with Titusville at the north and Palm Bay at the south.  So it is probably not fair to lump them all together!

    I do have an opposing opinion when it comes to some of their characterizations but I will let it go as it is still great for Brevard County to receive the exposure!

    Back in 2009 Forbes Magazine also listed Brevard County in its top ten retirement locations.

    As for the best places to live in Brevard County?  If you are looking at a 55+ community then there are only two obvious choices, Heritage Isle and Grand Isle, both in Viera – Florida's newest town!

    When  looking for the perfect place to retire, don't take it from me...take it from Forbes and Kiplinger! 

    Gary L. Waters, PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida

    Friday, October 08, 2010

    And the Secret Behind Your Viera Florida Front Door is????

    Your Viera Florida house must be pretty special.  It must hold some secrets that none of the other 5,100 homes on the market in Brevard County possess!

    Why?

    Because your listing has a front view of your house in the MLS and nothing else!

    One must visit the inner sanctum to have the secret revealed ... Oh, your house is like the others in your Viera, Florida neighborhood?  Oh, you did not know your listing agent in Viera only has one picture in the MLS? Oooopps, sorry!

    No matter how great the narrative, a picture still speaks a thousand words!

    Call me to discuss how I can assist you in the sale of your Viera, Suntree and Rockledge, Florida house or condo.

    [By the way, if you have your house listed with a real estate agent, I am not soliciting your business!] 

    Gary L. Waters, PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

    Thursday, October 07, 2010

    56% of Brevard County Single Family Homes Sold in September 2010 were Short Sales and Foreclosures

    Of the 517 single family homes sold in Brevard County during September 2010 about 56% were distressed properties. 

    Specifically, there were 192 foreclosures and 100 short sales.  This is slightly higher than the August 2010 numbers which, according to my calculations, were in the 52% range for distressed properties (about 245 of 460).

    Considering relocating to Brevard County, Florida? Call me at 321-693-3850 or email me for information on Brevard County, Florida real estate.

    Gary L. Waters PLLC, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida serving Florida's Space Coast including the cities and communities of Melbourne, Viera, Rockledge, Suntree, Merritt Island, Cocoa Beach and the surrounding region.

    Whether your interest lies in a 55+ community such as Heritage Isle, a golf course community such as Baytree National Golf Links or water front, give me a call!

    Follow by Email