Northwest Florida Realtor: August 2010

FOR IMMEDIATE RELEASE:  

Contact: 

Cindy Hunter 

Crestview Country Kennel and Grooming 

850-902-3647 

August 28,2010 

Crestview Country Kennel and Grooming adds Mobile Grooming 

Hours are Monday - Saturday by appointment. 

Call (850) 306-1718 or (850) 902-3647 for more information and appointments. 

Crestview Country Kennel Mobile Grooming Service

Serving All of Okaloosa County! 

All packages include: 

• Nail trimming
• Ears cleaned
• Anal glands inspected (released if needed)
• All-natural pet cologne

Bath Only

Consists of all natural shampoo and conditioner, towel dry with hand massage, and de-shed with high velocity blow dry. Dogs over 75 lbs. must be done at the grooming shop.

Up to 25 lbs.	26-50 lbs.	51-75 lbs.
$40	$50	$60

Mini Package

Consists of all natural shampoo and conditioner, towel dry with hand massage, and high velocity blow dry. Face, feet, tail, sanitary trim and complete comb and brush-out. Dogs over 75 lbs. must be done at the grooming shop.

Up to 25 lbs.	26-50 lbs.	51-75 lbs.
$45	$55	$65

Full Package

Consists of all natural shampoo and conditioner, towel dry with hand massage, and high velocity blow dry. Cut and style (to breed standard or customer preference). Face, feet, tail, and sanitary trim. Dogs over 75 lbs. must be done at the grooming shop.

Up to 25 lbs.	26-50 lbs.	51-75 lbs.
$55	$65	$75

Additional Services

• Teeth Brushing $10
• Nail Polish $10
• Capstar $10
• Medicated Shampoo ~ Flea Shampoo ~ Oatmeal Shampoo
  • Small Dogs Additional $5
  • Large Dogs Additional $10

We do not de-matt heavily matted dogs due to the extreme discomfort of the dog. Dogs in this condition must be shaved down. This will be discussed with owner before grooming begins. 

WE GROOM CATS TOO! Groom $65. Shave Down $80.

		ApproxSF:	2,508
Address:	211 EL CENTRO BLVD N
	Panama City Beach, FL	TotalRooms:	Bedrooms:5
Zip:	32413	Baths Full/Half:	2/1
Con Docs:	N	Ownership/Sale Type:
MainArea:	03 BB-Bay County-Beach	Stories:	2
SubArea:	0307 - Beach E of Hwy 79	YearBuilt:	1970
Subdiv:	EL CENTRO BEACH	OccStat:	Vacant
ParcelID:	33512-020-000	ImmOcc?	Y
		ConstrStat:	ConstrCmplt
ElemSch: Hutchison Beach Middle: Surfside High: Arnold
Dir:	Back Beach Rd. just east of Hwy 79. Turn south towards the beach on El Centro next to Visions Bank. Continue south to 211 on the east side of the road.
Lot:	10 & N 40 LOT 9 Blk: 26 Sctn: 19 Twnshp: 3S Rng: 16W
Legal:	El Centro Beach MAP-29B4 S40' Lot 10 & N 40 Lot 9 ORB 449 P 529 BLK 26

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This is a very large home with 5 bedrooms and 2.5 baths in a great location. Close to beaches, Pier Park, schools and shopping. This property has undergone large scale renovation and is ready to move in. Hard to beat for a large walk to the beach.

 

CW Aired “The Gulf Is Back,” An Inspiring Tribute Concert Honoring the Courage of Gulf Coast Residents, On Friday, August 27, 8:00-9:00 PM ET. That featured Taylor Hicks. He then followed up with the weekend FWB concert for the military appreciation Alabama Beach Ad featuring American Idol Taylor Hicks. The ad was released Sunday, August 15 at the Governor's Conference on Tourism.

 

August 28Saturday

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  Taylor Hicks - Armed Forces Appreciation Day

  August 28, 2010 from 6pm to 7pm - Bull Rigdon Fairgrounds - Fort Walton Beach, FL Headliner for "American Idols for Our American Heroes" Organized by Taylor Hicks | Type: concert

 

MLS#: 539803

OfficeFile#: ListPrice: $18,900

Status: Active

Lot Dim.: 264X330

 Address: LOT 1 CLINT MASON

Acreage: 2.000

CRESTVIEW, FL Zip: 32539

County: OKALOOSA

MainArea: 25 Crestview Area

SubArea: 04 CRESTVIEW NORTHEAST Zoning: Mobile Home, Residential Single Family
Subdiv: QUALLS LAKE

ParcelID: 12-3N-23-0000-0004-0060

ElemSch: NORTHWOOD Middle: RICHBOURG High: CRESTVIEW
Dir: Go East on Hwy 90, cross over Shoal River bridge, go 1.3 miles. Clint Mason Road will be on left past the satelite sales place, from 90 go 7/10 mile to where road forks, take the right fork, propert is on your right look for the sign.

Legal: N264 FT OF E1/2 OF SE1/4 OF NE1/4 OF SE1/4 WITH A 20 FT EASEMENT ON NORTH SIDE AS OR

MLS#:	531832 OfficeFile#:	ListPrice:	$140,000
Status:	Active Last Change: 8/22/2010	ApproxSF:	1,930 BG:
Address:	302 SHIELD DRIVE	$/Sqft:
	CRESTVIEW, FL	Bedrooms:	4
Zip:	32539	Baths Full/Half:	2/
County:	OKALOOSA	Stories:	1
MainArea:	25 Crestview Area	YearBuilt:	2006
SubArea:	01 CRESTVIEW SOUTHEAST	OccStat:	Occupied
Subdiv:	IRON GATE	ImmOcc?
ParcelID:	21-3N-23-1100-000C-0110	ConstrStat:	Construction Complete
ElemSch: RIVERSIDE Middle: SHOAL RIVER High: CRESTVIEW
Dir:	Hwy. 85 North to Redstone Ave. (after hospital) go right. Straight through stop sign (at Brookmeade). Left onto Broadsword (second s/d). Right onto Citadel home is on the corner of Shield look for sign.
Legal:	Lot 11 Block C

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CHINESE DRYWALL SPECIAL!There is a documented case of Chiense drywall with this home. This is a great deal and we encourage any and all offers to be submitted.Replacement cost buyer is encouraged to contact a licensed contractor for the drywall and any and all other information buyer is wanting to verify, it is expected to be done by buyer before signing a contract.This is a VA compromised sale.

MLS#:	540466 OfficeFile#:	ListPrice:	$147,500
Status:	Active	ApproxSF:	3,124 BG:
Address:	1229 GILLMAN RD	$/Sqft:	$49.58
	WESTVILLE, FL	Bedrooms:	4
Zip:	32464	Baths Full/Half:	3/
County:	HOLMES	Stories:	1
MainArea:	30 Other Counties	YearBuilt:	2001
SubArea:	03 HOLMES COUNTY	OccStat:	Vacant
Subdiv:	METES & BOUNDS	ImmOcc?	Y
ParcelID:	2024.00-000-000-004.000	ConstrStat:	Construction Complete
ElemSch: NOT AVAILABLE Middle: NOT AVAILABLE High: NOT AVAILABLE
Dir:	Take Hwy 83 to Leonia Highway (Highway 185). Take a left on the Leonia Highway and go approx. 8.6 miles. Turn right onto Highway 181(the road to your right just before M & M Grocery) and gillman will be the first turn on the left and home is on the left.
Legal:	COMMENCE AT THE SOUTHWEST CORNER OF SECTION 24, TOWNSHIP 5 NORTH, RANGE 18 WEST, AND RUN S9000'00"E ALONG THE SOUTH LINE OF SAID SECTION, SAID LINE ALSO BEING THE NORTHERLY RIGHT OF WAY OF GILLMAN ROAD, 562.59 FT TO THE POB, THENCE CONTINUE S9000'00"E ALONG SAID SECTION LINE AND RIGHT OF WAY LINE 330.00 FT, THENCE DEPART SAID SECTION LINE AND ROW LINE AND RUN N0000'00"E 660.00 FT, THENCE RUN N9000'00"W 330.00 FT, THENCE RUN S0000'00"W 660.00 FT TO POB OR459/798

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Foreclosure bank owned property.Custom built log cabin this very unique country home is located in the north end of the county (Leonia area) and is definitely one-of-a-kind! This 3 bed 3 bath offers an open floor plan very spacious and is great for entertaining guest.There is a grand fireplace in the front room as you enter. This home which also includes 5 acres this would allow you several horses and there is plenty of room for all kinds of special events or just the family.This property also features skylighted sidwall ceilings 2 car garage with electric garage door - plus many other features. Please see attached survey home includes lakefrontage. No Assessment fees or new buyer fees. Plus many other features. PROPERTY TO BE SOLD "AS IS".

I firt wrote a post tonight Should an appraiser ask for a copy of the sales contract to talk about the reasons an appraiser may need a copy of the sales contract.

The second post I wrote tonight Does an appraiser need to see the sales price on a contract or do you black it out? to talk about the most common answers I have seen to the topic of the sales contract with the priced blacked out or if the appraisers need to see the sales price. I wanted to give a couple comments from what I had found on similar post from a couple appraisers on ActiveRain.

 

This post I am asking Have you ever had an appraiser value a home to the sales contract price?

 

 "I asked the same questiion in my USPAP class. In theory, the appraisal value is not based on the contract price."

"It is correct appraisal procedure to determine that the contract price establishes the upper end of value, unless it is a ditress sale, or a sale between reliatives.

If you are buying a house for $100,000, when you think that it is worth $150,000, you need to look at some red flags . . .

Why is the person selling to you for $100,000? Why not sell it for $150,000? There is a reason. Most likely it is not worth $150,000. I am sure that the seller and the listing agent are telling you what a great deal you are getting, and that you will earn $50,000 by signing the contract.

Bzzzt. (Scam Alert)

The fact that you are paying $100,000, and no one else came in before you and offered $150,000 or $140,000 or even $110,000 for it, shows that a reasonable buyer will not pay more than $100,000 for the property (Assuming that you are a reasonable buyer.) Maybe if you backed out of the deal, they may possibly only be able to get $90,000 for it.

So, the short story is. . . if the contract price is an arms-length transaction for $100,000, odds are that value is not more than $100,000."

 Kenneth Tamblyn

 

 

As for an appraiser appraising the house at the contract price, the appraiser is violating the Ethics Rule of USPAP by appraising the house to a contract price and not market value, if the market value is something different from the contract price. Many old school appraisers or trainees from old school appraisers do it this way because that's they way they've always done it. A house should be appraised for what its worth and not the contract price, even if that value is less than or more than the contract price. I hope this helps answer some of your questions.

Kenneth Miller, NW Ohio FHA Appraiser (Miller Appraisals)

 

 

I had written a previous post Should an appraiser ask for a copy of the sales contract and talked of reasons that appraisers would need a sales contract to do an appraisal. This post is to talk about if the appraiser should need to see the sales price.

 

This was a couple comments left on a similiar post topic as this post about blacking out the sales price by an appraisers point of view:

"Basically we have to have some kind of record to base our information on and keep a copy of it in our work file. We need to know if concessions are involved or if there is any personal property included in the contract. It sounds better than saying because the RE Agent said it was this much. The bank doesn't know who the agent is and how trustworthy they are."

Kenneth Miller, NW Ohio FHA Appraiser (Miller Appraisals)

 Another appraisers comment on the same topic

AND MOST IMPORTANT - Is because Fannie Mae requires the appraiser to review the P.A., report our analysis of the P.A., report seller concessions in the P.A..   AND if the listing agent won't provide the P.A., state who we contacted for the P.A., their name and phone number(s), the date(s) they were contacted, and why they would not provide the P.A. to appraiser, if we know.   Many, many times when the Realtor fails to send the P.A., I submit the appraisal stating the above.   This holds up the closing because it takes 2-3 days for the lender to get a copy of the P.A., especially if that lender is ordering through an AMC (appraisal management company).   Then we have to revisit the report, enter the P.A. information and re-submit the report.   Remember, the Cuomo Agreement goes into effect 1/1/2009 and many more appraisals will be ordered through AMCs, meaning more delays if Realtors don't send the P.A. that FNMA requires the appraisers to review.  Hope this helps!

Bill Cobb

 I am writing another post after this one with what was a question I thought worth another post have you had an appraiser value a home to the sales contract price?

 

I understand the question and have seen it many times on ActiveRain.

I have read multiple posts on the topic and there have been some good points brought up. This post I am just talking of why an appraiser would ask for a copy of the contract. I know the counter point is that sometimes some appraisers would just appraise to the contract price and that is a separate topic. This post is just to cover some reasons that appraisers would need a copy of the contract.

 

• I understand that the contract will show concessions.

• The contract contains terms and conditions of the sales that could affect the value of the property including personal items.

• The contract could show if there is going to be lease back payments.

• Standards Rule 1-5(a) of USPAP requires an appraiser to "analyze all agreements of sale, options, or listings of the subject property current as of the effective date of the appraisal."

•  I was told that we need the contract to see if the sales price is an arms-length transaction. It is not used to determine a minimal value.

• Is motivation readable within the P.A. meaning Was the homeowner willing to negotiate abnormally on this transaction?

 

MLS#:	544009 OfficeFile#:	ListPrice:	$149,900
Status:	Active	ApproxSF:	1,728 BG:
Address:	1222 EGO DR	$/Sqft:	$86.74
	CRESTVIEW, FL	Bedrooms:	3
Zip:	32536	Baths Full/Half:	2/
County:	OKALOOSA	Stories:	1
MainArea:	25 Crestview Area	YearBuilt:	1997
SubArea:	02 CRESTVIEW SOUTHWEST	OccStat:	Vacant
Subdiv:	COUNTRYVIEW ESTATES 4TH ADDN	ImmOcc?	Y
ParcelID:	31-3N-23-056M-0000-0200	ConstrStat:	Construction Complete
ElemSch: ANTIOCH Middle: DAVIDSON High: CRESTVIEW
Dir:	From I-10 Take Highway 85 South to PJ Adams Pkwy turn right, go 1/2 mile turn right on Villacrest Drive go about 1 mile then turn right on Ego Drive, house is on the right.
Legal:	Lot 20 Countryview PH 4

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Great chance to own this upgraded Countryview Estates all brick home. Three bedrooms, 2 baths, formal dining, kitchen work island,2 car garage, large fenced yard and more!! Spacious split floorplan,sprawling covered porch.Call listing agent for details. PROPERTY TO BE SOLD "AS IS". o This is a Fannie Mae HomePath property. o Purchase this property for as little as 3% down! o This property is approved for HomePath Mortgage Financing. o This property is approved for HomePath Renovation Mortgage Financing.