Sharon's Blog

The Southbank marina is proceeding in spite of the depressed real estate market. Condominiums that go along with the marina are delayed, but the marina has the go ahead.

The Marina at St. Johns Center will be located between the Strand and the Peninsula. It will be a floating dock with 75 slips accommodating up to 70' vessels. 15 spaces will also be available to the public for day dock privileges.

A Marina in the immediate downtown area is another draw for people who want an urban lifestyle and will help revive the downtown residential market sooner rather than later.

The Downtown Development Review Board of the Jacksonville Economic Development Council approved the plan in February.

The Southbank location is across the river and between the Landing and the Stadium.

Original Photography, All Rights Reserved. *Southbank Marina at St. Johns Proceeding....Jacksonville Florida*

For information about relocating to the Jacksonville area, please email us or call 904-673-2308.

Stanton College Preparatory School is ranked 4th in the nation by test scores in 2009. In past years, it has been #1 or #2. This is especially impressive because at Stanton, every student's test scores are counted. If you check some of the other top schools, only their IB students are included. Stanton College Preparatory School is an amazing and rigorous academic opportunity for residents of Jacksonville, Florida, which is all of Duval County.

The school admits student into two programs - Honors or IB (International Baccalaureate). It was converted to a magnet school in the 1980s and has become one of the premier academic public schools in the nation. This year's Valedictorian and 3 Salutatorians (all tied for GPA) are going to schools such as Harvard, and Princeton.

History of Stanton

The land for the original Stanton school was purchased after Emancipation by some black people in 1868 who wanted to build a school called the Florida Institute. The school building was delayed but finally built and named after Abraham Lincoln's Secretary of War, General Edwin McMasters Stanton. The building was burned in Jacksonville fires and rebuilt twice. In 1917 a brick building was erected which still stands at the corner of Ashley, Broad, Beaver and Clay Streets.

In 1953, the location was moved to a new facility at 13th Street and maintained its high standards as the best high school for African-American students. In 1981, the school was changed to a magnet school for the gifted students in the county and the name was changed to Stanton College Preparatory School.

Academic Offerings

Stanton offers only Honors, Advanced Placement (AP), International Baccalaureate (IB), and dual-enrollment courses. It is possible for students to graduate from Stanton with a full year or more of college courses completed. The 2008 IB class had a 92% pass rate, which far exceeds the world mean.

Admission to the Honors Program is decided by a lottery, making every effort to place students in their first choice school.

Admission to the IB Program is by invitation if the student is qualified to apply, then a limited number of students are admitted based on various academic and personal factors. The IB Program has evolved into one of the largest and most successful in the world, with over 600 students in grades 9-12.

There have been students so intellectually gifted that after only one year at Stanton, an ivy league school scooped them up. College Professors have even come to the school to work with exceptional students.

If you are considering a move to the Jacksonville area and you have a student who is academically gifted and motivated, then consider Stanton. We have friends whose children have graduated from Stanton and we know faculty there.

Stanton College Preparatory School
1149 West 13th Street
Jacksonville, FL 32209

(904) 630-6760

We all know that sales are down and that means household moving is down. Everyone in the moving-related business knows that, including real estate agents, mortgage brokers, moving companies and the like.

What you may not know is that year before last was the lowest year for moving since the Census Bureau began keeping records in the 1940s. Only 12% of Americans changed housing between 2007-2008. That figure was down 1.3% from the year before. To statisticians, that is a huge number, although it might seem insignificant to the average consumer.

Stats on Americans on the Move

Highest Year for Moving - 21% after World War II in 1950-51

Lowest Year for Moving - 12% 2007-2008; similar stats to 1999-2000 when the dot-com bust occurred

"Normal" Year for Moving - 14%

Reasons Americans aren't moving

People who bought houses or who have refinanced may not be able to sell their homes right now.

People are waiting for homes to increase in equity so they can get the price they want.

People have lost money in investments and are delaying plans to buy a home.

Companies are trimming their relocation packages. This happened to some recent Sellers when their relocation company put the kibosh on the relo package that was making it attractive to move to a new city and job. They opted to stay put.

People are being laid off from their jobs or losing income, delaying moving plans.

Buyers have been waiting for the housing market to hit bottom.

2009 May See an Increase in Households Moving

It will be interesting to see what this year's stats are, but we'll have to wait awhile. Sales are up 16% in our area over last year. With low interest rates, housing prices down over 15% in our area,  and the first-time homebuyer $8000 tax credit, it seems logical that we will see more than 12% of the population moving.

If you are considering a move, we would be happy to help.

             Need help selling or buying a home on Fleming Island or Orange Park Florida? Call us at 904-673-2308 or email us. We'd love to help. Original Photography, All Rights Reserved.                                     *One Reason Why Your Home Didn't Sell*

Fleming Island Plantation is a 1680 acre golf community of 2,300 homes located on Fleming Island Florida in Clay County. The greater Jacksonville Florida area is blessed with many communities with superior amenities and Fleming Island Plantation is one of them.

Fleming Island Plantation is a CDD Community like its neighbor, Eagle Harbor. CDD Communities have wonderful amenities for residents who enjoy an active lifestyle. Fleming Island Plantation residents have two swim parks and many other amenities, shown below.

 The Amenity Center was formerly the Community Sales Office where visitors wereintroduced to the community concept before visiting the models. The topographical site plan of Fleming Island Plantation used by the developer is still in the Center.

The Community Pool is behind the Amenity Center. It has two swimming pools - a children's pool and an adult pool. There is also a splash area. Rounding out the Community Pool are six Clay Tennis Courts, basketball and volleyball courts, picnic shelters and a playground.

The Splash Park opened Summer 2008. It features a waterslide, a large sprayground area with a bucket, and covered areas. There is also parking for bikes.

Bobby Weed designed the 18-hole Fleming Island Plantation Golf Course that meanders through the neighborhood. The Clubhouse offers dining opportunities and is available for private parties. The dining room and outside dining is open from 10-5 daily. Special dinners ae scheduled periodically. The golf course is semi-private. Shown are the Clubhouse and the Cart House.

There is a community web site for residents and if you have Comcast cable, enjoy the Fleming Island Channel with events and updates and also an intranet for residents.

Developed by Centex Builders, Fleming Island Plantation was developed between 2000-2008. Aside from Centex, other builders included Pulte Homes, Beazer, Panitz Homes, Admiral who became Lennar, D R Horton, Providence Homes, Mercedes Homes, and custom builders Rosewood Homes and Sid Higginbotham.

Fleming Island Plantation offers several different types of living in its 16 neighborhoods. There are the single family neighborhoods, ranging from starter homes in the Woodlands all the way to custom homes in gated River Hills Reserve. There are two town home neighborhoods, Autumn Glen and Lakeridge Villas North (gated). There are two villa communities (new name for upscale duplexes) Lakeridge Villas South (gated) and Amberwood. There is a neighborhood with single family homes where all landscaping is taken care of by the association called Fairway Village. The last neighborhood developed by Centex is a condominium called Carrington Place.

'A' schools Thunderbolt Elementary and Fleming Island High are within the community. There is a Village Square shopping area, along with a few larger businesses like BellSouth and VyStar within its boundaries. Land has been designated for a junior high school. The YMCA is across from Thunderbolt and the new Library is just down the street. Day Care centers and professional offices are also available for residents.

Fleming Island Plantation has a Recreation Manager who plans activities and a monthly magazine is distributed to residents.

Fleming Island Plantation offers the best in the Florida lifestyle. Let us know if we can help you with your next home in Fleming Island Plantation.

             Need help selling or buying a home on Fleming Island or Orange Park Florida? Call us at 904-673-2308 or email us. We'd love to help. Original Photography, All Rights Reserved.  Watson Realty, Broker         *Fleming Island Plantation on Fleming Island Florida*

If you're really tired of yard work but not ready for a townhouse or condominium, then Fairway Village in Fleming Island Plantation on Fleming Island, Florida may just be the right fit for you.

All landscaping is maintained by the Association. You can lock the door, leave town for weeks and come back to a beautiful yard. That's right, no lawn upkeep, yet you have the privacy of a single family home. As you could expect, few homes come on the market here and they usually sell quickly.

Home sizes range from 1,576 sq. ft. to 2,445 sq. ft.  and all homes were built by Pulte Homes.

Fairway Village was one of the first communities in Fleming Island Plantation and was built between 2000-2002.  It is the only single family home community with lawn maintenance included on Fleming Island.

Here are some of the homes in Fairway Village.

Let us know if we can help you with a home in Fairway Village.

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             Need help selling or buying a home on Fleming Island or Orange Park Florida Call us at 904-673-2308 or email us. We'd love to help.                  Original Photography, All Rights Reserved.                         *Fairway Village in Fleming Island Plantation...Fleming Island Florida*

Buyers moving to Florida often want to conduct a pool inspection to determine if the pool has any leaks. Especially if the Buyer has never had a pool, this gives a comfort level that their investment in the home with a pool is sound. AAA Leakfinders has been doing pool inspections for me since I lived in Orlando. They have technicians who work in Central Florida and Northeast Florida/Southeast Georgia.

If you are considering buying a home with a pool, the cost of a pool inspection may be well worth the money. Here is the process:

First, the technician went around the pool checking for cracks and leaks. He squirted dye as he meticulously edged the pool and spa.

Next, he donned his diving gear and checked out the underwater equipment - lights, drains, etc. This is the best part of his job in the summer. Today was about 90 degrees, so Nate didn't mind the pool dip at all and we were wishing we were in there with him!

The last part of the pool test was checking the drain pipes pressure to be sure there were no breaks in the pipes.

Finally, a check of the solar panels to detect any leaks.

The pool inspected today was about a 20,000 gallon pool. The inspection took about an hour and a half.

AAA Leakfinders charges $295 for a pool/spa, $220 for a pool. $100 extra for an in-floor cleaning system. Most leaks in pools are around the lights and they repair those as they go. Repairs to lights are $25 each. A price list is available on their web site.

The company has been in business since 1990. They offer a "Bucket Test" to determine if your pool is leaking.

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             Need help selling or buying a home on Fleming Island or Orange Park Florida?  Call us at 904-673-2308 or email us. We'd love to help.                  Original Photography, All Rights Reserved.  Watson Realty, Broker         *Pool Inspections*

JUST LISTED 2304 Bridgewater Court Fleming Island Florida. Listed at $360,000. Rare opportunity to own pool home on 17th fairway of Eagle Harbor Golf Course.

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This lovely all brick courtyard entry home in the Eagle Harbor community of Bridgewater is available for purchase. The home has 2,784 sq. ft. under air, 5 bedrooms, 4 baths, so there is plenty of room for everyone. 5th Bedroom is upstairs and being used as Bonus Room - has bath and closet.

Owners have lovingly updated this home with wood flooring in the living room, dining room, family room and guest bedroom. Solid surface countertops with an integrated sink were added within the last year. All appliances have been updated. Central vacuum. Whole house surround sound with a control in each room for movies or music. Carpet has been replaced in the last two years. Gas fireplace. Designer paint colors enhance the decor throughout.

The Lanai area features a spacious deck surrounding the pool and spa. The spa and pool are heated by gas. The pool has a remote control and fiber optic multi-color lighting. There are surround sound rock speakers.

This home is feature-rich and an Eagle Harbor paradise for its new owners. It is truly a rare opportunity to find a pool home for sale on the golf course.

The setting of this well-maintained home is the 17th fairway of the acclaimed Eagle Harbor Golf Course.

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             Need help selling or buying a home on Fleming Island or Orange Park Florida Call us at 904-673-2308 or email us. We'd love to help.                  Original Photography, All Rights Reserved.  Watson Realty, Broker         *2304 Bridgewater Court Fleming Island Florida*

Pat's Nursery is one of my favorite businesses on Fleming Island. Whether Pat or Larry or one of the other guys helps you, it's always a friendly experience and the staff are knowledgeable.

The plants are locally grown much of the time and are very healthy. Prices are competitive but if they cost a little more, at least I know they are healthy.

Pat's usually has good quality sod for those inevitable times when your lawn has a hiccup and needs more green.

There is an Annual Guide to your lawn that Pat's publishes if you want to take care of your lawn yourself. You can pick one up at the store.

Pat's will deliver trees, including palm trees, sod, soils, shrubs, bulk mulch, flowers and fertilizer.

Pat's employees are available for Landscaping Consultations. They also work business to business with wholesale prices.

Here is the contact and location information for Pat's Nursery.

Pat's Nursery Inc
7060 Highway 17
Green Cove Spgs, FL
P: 904-284-2011

Pat's is open 8-5 Monday-Saturday and 9-5 Sunday.

Pat wants to thank you for supporting "The Little Man."

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             Need help selling or buying a home on Fleming Island or Orange Park Florida Call us at 904-673-2308 or email us. We'd love to help.                                        Original Photography, All Rights Reserved.                   *Pat's Nursery on Fleming Island Florida*

Buying a house from a builder is somewhat different than buying a resale when it comes to negotiating the contract. In a better market, a builder who is building a house for you would not negotiate at all. They have deep pockets and will wait until a buyer comes along willing to pay their price. Also, if they discount one house, they risk having to discount the entire community because the houses won't appraise when they try to sell at full price if they have been discounting prices on some.

Even in this market, the best time to negotiate with a builder is when a house is finished, when they are closing out the community or when they have just started the community. Also if a house is under construction and almost finished, that is another time to negotiate.

If you are building a house, asking for them to come off the price of the house is almost 99% guaranteed to be turned down for the reasons above.
Add to that if you are working with a national builder who is on the stock exchange and has to please their shareholders - this forces them to be more rigid than a smaller or local builder.

Now, how much would they negotiate? If you are building, decide some things you want in the house and ask for them. Expect not to get all of them, but maybe one or two. Upgrades in appliances, extra landscaping, surround sound, or tile in place of carpet are some suggestions.

If they are already discounting the house with any other incentives, they just might say no. That's when you have to be prepared to walk or accept what they have offered. Builders have steeply discounted their prices during the last couple of years, cutting their profit margins to where they can still sell homes but sometimes they are breaking even or even losing money just to get the home sold and keep their contractors busy.

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             Need help finding and building your new home? We love new homes! Call us at 904-673-2308 or email us. We'd love to help.                                        Original Photography, All Rights Reserved.                   *Negotiating a Conract with a Builder*

It's helpful to know the process when you're considering building a new home. There are so many decisions to be made, it can be overwhelming. Here is a simple time line that will apply in most situations. Keep in mind that it will vary from builder to builder. Some builders want the exterior paint colors at contract, while some want the exterior door chosen. The amount of deposit and extra fees will differ, as will lot premium fees and standard features per community.

Also, remember builders offer incentives which can change monthly, weekly or even daily. It is important to verify how long special pricing will last so you can take advantage of it if you are close to writing a contract.

Time Line - Contract to Close and Beyond

  1. Contract  - When you’re ready to write a contract, you must choose the Floor Plan, Elevation, Lot, Garage side, and any structural options that the Builder requires. Be prepared to write a check for a deposit. Builders will normally allow a Buyer extra time to give the entire deposit, but they want it when construction begins.
   2. Balance of deposit at start of construction. As of June 2009 in Clay, St. Johns and Duval Counties, this process takes about 30-45 days. It takes a couple of weeks to process the contract, prepare the building site, and a couple of weeks to apply for and receive the building permit.

   3. Make loan application within __ days of Contract. Usually this is 5 days. Builders may have incentives to work with their mortgage company, such as paying a % of closing costs to all closing costs. In Florida, you can choose to work with any lender, but Builders’ Mortgage Companies know this and they are very competitive.

   4. Design Center Selections - 30-45 days after Contract.  Many Design Centers offer an evening where Buyers may go and view the selections before their appointment. Buyers schedule one or two appointments, depending on the size of the house and the Design Center process.

   5. Loan Decision – In Florida, you do not have to decide which loan you are going to choose until right before you close. You can change your mind as to whether you use the Builder’s Mortgage affiliate or anyone else. You just have to make that decision within enough time to be ready for the date of settlement. Allow 30-45 days before settlement to process your loan.

    6.  Lock Interest Rate – You may pay to lock your rate during the building period if they are really low, or float until close to the settlement date. Discuss this with your lender.

    7.   Slab Pour. After the lot is prepared, plumbing is roughed in, and the slab is poured. 95+% of all homes in Florida are a concrete slab. A private inspector may be hired to inspect the slab.

    8.   Pre-drywall Walk through. The purpose of this walk is to confirm that electrical and structural options have been placed as selected. A private inspector may be hired to inspect the construction. 

    9. Final Walk/Inspections. This walk is to inspect the workmanship, the systems and the entire house. Even cosmetic imperfections must be corrected within standard workmanship standards. The Builder explains all the systems of the house to the new owners. For long distance buyers, I do this walk and when the owners come, the Builder goes through the house to explain everything to them. You also have the option of hiring a private inspector to inspect the house.

   10. Transfer utilities into Buyer's name to begin the day of closing. Arrange for Home owner's insurance. Arrange for cross connection inspection if using reclaimed water in Clay County.

   11. Settlement/Closing – Most builders will notify you about 30 days before settlement in a letter. Usually when the cabinets go in, settlement/closing is about 30 days away.

   12. Warranty – Builders have different warranties. Many warrant everything the first year, including cosmetic items. The second year they warrant the mechanical systems, or ‘everything behind the walls.’ There is a 10 year structural warranty on most homes.
Check with your Builder to see what their warranty is and when they do their walks,
Many Builders ask the homeowner to make a list of small items and they will repair those once, at the time of the second walk, usually around 11 months after settlement. Of course, important items will be addressed immediately.

Use this list and check with your Builder for their process. Every Builder has their particular way of doing business, so please know that this is a general outline.

Happy Building and may you find the home of your dreams!

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             Need help finding and building your new home? We love new homes! Call us at 904-673-2308 or email us. We'd love to help.                                        Original Photography, All Rights Reserved.                   *Time Line for Building A Home With A Production Builder*