Sharon's Blog

Just Listed. 2362 Olander St Green Cove Springs Florida. Luxury Home for Sale Offered at $600,000.

Exquisite custom home in the Lake Asbury area of Green Cove Springs Florida. This concrete block construction home sits on over an acre of land on a quiet street in a lovely neighborhood just off Henley Road. It was built by Carlton Construction & Development. Attention to detail abounds in this 4,626 square foot home with 4 bedrooms and 4.5 baths.

There is a wrap-around porch on the front and and another runs the length of the rear elevation, for over 1,000 sq. ft. of porches.

Enter the Foyer and to the right is the Dining Room. Hand-scraped wide plank Maple flooring graces the public areas of the home - bedrooms and the Media Room are carpeted. There is crown moulding throughout the entire house.

The Gourmet Kitchen is equipped with luxury appliances and finishes - Thermador stainless appliances with gas cooktop, furniture-grade Maple cabinets with crown moulding, under cabinet moulding and undermount lighting, exotic Granite counters, double ovens plus microwave, warming drawer, and pot filler round out this fabulous kitchen. Bay windows form the Breakfast Nook overlooking the porch and backyard. A Powder Bath with slate floors is just off the Kitchen across from the Laundry Room.

The two-story Family Room joins the Kitchen, accented by columns with cultured stone bases. The stone fireplace sports a Pecky Cypress mantel and shelf at the second story level. There is a wet bar with wine chiller and icemaker.

The Master Suite also has a stone fireplace and a built-in vanity. All cabinets in the Master Suite are constructed of Wormy Chestnut.

The Master Bath has Granite counters, a jetted garden tub flanked with columns, a five-patterned tile floor, and large shower with custom tile work.

There is also a Guest Suite downstairs adjoining the Family Room, split from the Master Suite. The flooring and shower in this bath are Slate. There are Stone counters and furniture grade cabinetry.

Walk up the stairs to a Man's heaven - a loft overlooking the Family Room complete with Pool Table, flip-top bar complete with brass foot rail and wet bar behind it are waiting for all the pool sharks in the house. But that's not all - step down into the Media Room with Surround Sound, theatre lighting at the stairs, and an office area on the side - that is, if you can get any work done with this many toys! (There is even crown moulding in the Media Room!)

Bedroom 3 has an ensuite bath and Bedroom 4 has a bath that also opens to the Loft/Media Room area. 

The spacious back yard has plenty of room for a pool. The septic drainfield is contained by a charming stone wall. A slate walkway goes from the back porch to a fire pit.

If you desire a true Estate home with top of the line quality in a quiet setting with 'A' rated Clay County Schools, then this is it!

If your wish list includes a large custom home with the finest appointments on an acre lot in a quiet setting, then you have found your dream home. Please call or text us at 904-673-2308 for your private showing. You may also email us at info@teamalters.com

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Original Photography, All Rights Reserved, *2362 Olander St Green Cove Springs Florida - Luxury Home for Sale*

So you've found a great community and house to build in Jacksonville Florida, made it through the contract and design center, now the fun begins - you are officially buying a new home! The home will be submitted to engineering for plan review, then a building permit will be filed. During this time, the lot will be prepared for construction. While the process is going on, the builder will have a pre-construction meeting with you and your real estate agent. Most times the site agent will not attend this meeting because they have handed the file over to the person who will be building the home. The purpose of this meeting is to review the house plan, the structural options, electrical and plumbing options, and discuss the building process.

There is an option for a buyer to have inspections along the way when building a new home. A third-party inspector hired by the buyer can inspect the home at slab, pre-drywall, and at final walk. Not everyone feels the need for this type of in depth inspection, but it is available and a knowledgeable Realtor will inform the buyer. Inspectors have to comply with builder insurance requirements, and a reputable inspector will have no problem meeting this.

All inspectors are not created equal. Please note that building inspectors are not regulated in the state of Florida. Anyone can get their license as an inspector. The ones we use and recommend are contractors as well as building inspectors.

The builder's superintendent will give a buyer a rough schedule for when the house will be finished. The builder will make their best effort to meet this date. After all, they are carrying the cost of the house until it closes. Sometimes there are delays due to weather, holidays or materials. Buyers need to have a Plan B in case their home doesn't close the week or month that is estimated. For many production homes, when the cabinets are in, the house is about 30 days away from settlement. Custom homes are further away at that point.

Pre-Drywall Inspection - This walk with the building superintendent is to confirm that electric, plumbing and structural options have been properly built/installed. You will sign off on this with the builder.

Building Inspection - If you opt for an independent inspection, and we highly recommend this, the best time to schedule this is before you do the walk through with the builder. Be sure the utilities are turned on and the house is essentially finished. (Some utilities, such as gas, can't be turned on until the house has a Certificate of Occupancy, or until a proper fitting is installed for gas appliances. Be aware of this and inquire ahead of time. Your Realtor will probably take care of this for you, but you need to know it as well.

The inspector will go through the house and give you a detailed report of information about the house as well as a report summary with any items that need to be addressed by the builder. Building inspectors - good ones - are extremely picky. Be prepared for the builder to challenge some of the items. Your inspector and Realtor will help you negotiate through this process. If the builder refuses to fix an item and it's not a dealbreaker, still have them write a letter stating why they are not doing the repair.

Walkthrough - Ideally, this is scheduled about a week after the independent inspection, to give the builder time to make the repairs noted in the report summary. This is your time with the builder and your Realtor to go through the house. In a new house, even cosmetic items are fair game. Paint drops, drywall mistakes, dirty windows or floors - are all eligible for the "blue tape" that most builders use to highlight what needs to be taken care of. The builder will also demonstrate the mechanical systems in the house and answer any other questions you or your agent may have. If you approve of everything, you will sign off on this walk with the builder. Now you are ready for the big day!

Final Walk - The day of closing (or settlement), you will walk the house once again with your Realtor to be sure everything is in good order. This usually takes place about an hour or two before the actual closing time.

Closing! It's finally here. You will need your driver's license and your bank check. You should have received your HUD-1 a day or so before closing. You can wire your funds if you wish. Closing takes place at a title company or in an attorney's office, depending on the builder. You get to sign reams of paper promising to pay for your house and a myriad of other promises and declarations. And then finally you get the keys!!!

Congratulations, you have done it! Your house will have a warranty - if a production builder, it is usually 1 year for everything including cosmetic, 2 years for everything behind the walls, and a 10-year structural warranty. If a custom builder, you will have a third party one or two-year warranty or whatever you negotiate.

If you're thinking of buying a new home in Jacksonville Florida, we can help you answer these and other questions about "Build, Walk(through) and Close!" We work in the Jacksonville area, specializing in Clay County and portions of St. Johns County and Duval County.  Call or text us at 904-673-2308 or email us at sharon@teamalters.com.

Part 1 - How Can a Realtor® Help Me?

Part 2 - Should I Buy a Spec Home or Build?

Part 3 - Choosing a Community

Part 4 - Choosing Your Lot and House Plan

Part 5 - Negotiating the Contract and Financing

Part 6 - Design Center and Options

Part 7 - Build, Walk(through) and Close!

Just Listed - 322 Scenic Point on Fleming Island Florida - Riverfront Condos for Sale. Offered at $325,000.

Imagine waking up every morning to glistening water and the sound of boats swaying in the breeze. A carefree riverfront lifestyle at 322 Scenic Point can be yours in this rare opportunity to own a true riverfront condo at The Point on Fleming Island. Riverfront condos for sale with boat storage don't come along every day.

This 3 bedroom 2.5 bath condo with 2000 sq. ft. has been well maintained by the present owner. The deck, balcony and boat deck were completely rebuilt in 2004. There are numerous other upgrades and renovations throughout.

The Great Room opens to the spacious 20' x 20' deck overlooking the mighty St. Johns River. A wood burning fireplace with pecky cypress mantel and wall and adjoining wet bar overlooking the river make it the perfect place to entertain. Sliding glass doors open to the 20' wide deck area, which also has solar lighting.

The Kitchen has newer appliances, including a trash compactor, tile countertops with travertine bullnose edge, travertine backsplash and updated hardware and hinges. There is a built-in pantry cabinet.

The Powder Bath has upgraded hardware, fixtures,lighting and painted with a faux finish. The laundry room is next to the Powder Bath and has storage under the steps. Central vacuum is another great feature in 322 Scenic Point.

The Dining Room has upgraded lighting. Tile flooring contributes to the Florida lifestyle feel in this riverfront condo for sale.

The Master Bedroom has a spacious balcony with a remote hydraulic awning. In the Master is a sitting area with built-in bookshelves.

The Master Bath features two sinks, a large soaking tub, and a peaceful mural in the shower/water closet.

Bedrooms 2 and 3 have built-in Wardrobe and dressers. The second Bath has a large shower.

The boat lift holds 1,500 lbs. It was originally designed for 2 jet skis, but holds a 15' day sailer at present.

The charming entrance has a flagstone walk, custom wood work and landscaping. One-car garage.

The Point has a Community Pool for residents.

Take advantage of this unusual offering. Condos in this community do not come on the market very often. You can be on the St. Johns River, with no bridges to worry about between you and the ocean, in a 2000 sq. ft. condo with your own boat dock on Fleming Island with its 'A' rated schools and great shopping/restaurants. 25 minutes to downtown Jacksonville, 10 minutes to Jax NAS.

If you're interested in riverfront condos for sale, we can help you answer these and other questions about "322 Scenic Point Fleming Island Florida - Riverfront condos for sale." We work in the Jacksonville area, specializing in Clay County and portions of St. Johns County and Duval County.  Call or text us at 904-673-2308 or email us at sharon@teamalters.com.

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Original Photography, All Rights Reserved. *322 Scenic Point Fleming Island Florida - Jacksonville Riverfront Condos for Sale*

You've done it. Your Realtor® has helped you find the perfect community in the Jacksonville Florida area, lot and house plan and you've successfully negotiated the contract and now it's time to make the Design Center appointment and select Options for buying your new home.

Remember the model? Most builders fill their models with many upgrades that are not standard in their homes. Your Realtor and/or site agent no doubt pointed out what was standard vs. upgrades. If you see something you really like, make notes to ask the Design Center personnel or the site agent. Sometimes they will have to price it for you. Your agent can help you by reminding the builder's representatives to get the cost.

Now it's your turn to create your dream home.

Design Centers usually have Preview Nights where you can come and look at their selections, take notes and compare with options you liked in the models you saw.

Remember, at any time during the process of looking through models, seriously narrowing down a community, negotiating the contract, or preview nights, when you see something you like, be sure to get the cost or cost estimate of upgrades.

It is possible to go into your Design Center appointment almost knowing what the total cost will be if you have done your homework. Don't let resistance of sales people keep you from finding out these important answers. It's the hidden costs of a house that can put you over your budget.

Here are some tips for getting the most out of your Design Center and Options Dollars:

1. Find out what most people are putting in their homes in your community - the site agent and design center person will be able to tell you. It's imortant not to upgrade too much or too little. Think resale. When your home ls listed for sale, how will it compare with other like homes on your neighborhood? Remember, the best house on the best lot at the best price will sell faster.

2. Some upgrades are better done by the builder.

3. Some can wait until later and you will save a bunch of money.                  

4. Builders mark up options 25-30%.

What options or upgrades are the most important?

Structural options - and those were selected at contract. If you can't do anything else, do the important structural options. A covered porch is so important in Florida. Surround sound pre-wire is inexpensive but so worth it. Adding a third bath or third car garage is usually a good investment for resale. Believe it or not, fireplaces are relatively popular here in North Florida. We love ours!

Big ticket options - Kitchens and baths sell houses. Don't skimp on cabinets in kitchen and baths and please select some nice tile work in the master bath at a minimum. Some people don't want to deal with counters after they move in, so they do these with the builder. Flooring can wait but if you can afford it and don't want the hassle, just do it!

Electrical and Plumbing options - Jetted tubs, coach light pre-wire, pool pre-plumb, fan pre-wires

Appliances - Some buyers like to put the refrigerator and even washer/dryer in the mortgage. Check out the cost-effectiveness of this before ou do it.

What options can wait?

Flooring - For some reason, builders charge exorbitant rates for hardwood flooring. We know they mark everything up 25-30%, but flooring seems even higher than that. Many people just put carpet down and do the hardwood after settlement. Tile is more reasonable and you can find some nice selections even in a Level 2 tile.

Counters - This can be done for less money also, but some buyers just don't want to fool with it after moving.

Appliances - If you look at the real cost of putting these in the mortgage, you will probably opt to just buy them yourself. 

Fencing - Builders do not like to put up fencing and they charge a lot of money. This can definitely wait.

Gutters - Heaven only knows why builders do not put up gutters here where we can get 2" of rain in under an hour.  Some builders will put up a gutter in the front of the house, but it is a rare one who will install them all around the house. This is an option they also do not like to do, so expect to install these after settlement.

Blinds - Sometimes builders will offer blinds at a decent price as an incentive. Check their price vs. the local blinds company or Home Depot.

True Story

A well-known broker for a major builder in Orlando built a fabulous house in a gated neighborhood. She put in vinyl flooring, builder grade carpet and Formica counters. The house was at least a $700,000 house, mind you, probably more. The day she closed, she ripped out the flooring, ripped out the counters and installed stone floors, hardwood floors, upgraded carpet and granite counters.

What does that tell you? If you have the cash, shop wisely at the Design Center and contract the rest yourself after settlement. Or, if the thought of having people traipsing through your home makes you grimace, then the builder's mark up might be worth it after all.

Enjoy your time at the Design Center selecting options for your house. With planning and good advice, you can both enjoy your new home and have made a prudent investment for resale.

If you're thinking of buying a new home in Jacksonville Florida, we can help you answer these and other questions about "Design Center and Options" We work in the Jacksonville area, specializing in Clay County and portions of St. Johns County and Duval County.  Call or text us at 904-673-2308 or email us at sharon@teamalters.com.

Part 1 - How Can a Realtor® Help Me?

Part 2 - Should I Buy a Spec Home or Build?

Part 3 - Choosing a Community

Part 4 - Choosing Your Lot and House Plan

Part 5 - Negotiating the Contract and Financing

Part 6 - Design Center and Options

Part 7 - Build, Walk(through) and Close!

This is the fourth in a seven part Series on Buying a New Home in Jacksonville Florida.

As you are looking at communities with your Realtor®, you will begin to favor certain floor plans for your house. You will also see the variety in lot sizes and views. Choosing your lot and house plan are just as important as choosing your community in the Jacksonville Florida area. You want to be sure you choose a plan for your house that will work for your lifestyle and choose the best lot you can afford.

Here are some tips for choosing your lot:

1. Developers make their money selling lots to builders. Builders pass on the cost of their lots in part by adding lot premiums to the best lots. A lot can have a premium if it is larger than the standard lot, if it is on conservation/preserve, a pond/lagoon, or golf course. 

2. If you are looking at spec homes, look carefully at the lot. Sometimes beautiful homes are placed on inferior lots and priced attractively just to get them off the books. If a lot isn't important to you, then this may be your ticket into a great neighborhood that you otherwise couldn't afford. Just don't be taken by the upgrades in the house and overlook the lot.

3. Ask about fencing. Lots on ponds and golf courses have different fencing requirements. Fencing varies from community to community. Don't buy a lot planning to fence it with wood and find out you actually have to use vinyl or wrought iron-style fencing.

4. All conservation lots are not equal. Conservation lots can be wet or dry. Dry ones are more desirable. Ask what restrictions there are for clearing out the underbrush in the preserve.

5. All pond lots are not equal. If you are at the end of the pond, be advised that when there is algae in the pond, it will be at your yard.

6. All golf course lots are not equal. Appraisers value golf course lots according to the view and location. Lots on the cart path and tee box are less valuable than ones on the fairway, for instance. Most builders charge the same amount for every golf course lot. Be sure you get a great one if you're going to pay the extra money.

7. If you can't afford or don't want to spend the extra money on a lot premium or don't mind neighbors backing to your house, then consider a larger yard. Some lots have no lot premium but can have spacious yards. You can always plant a hedge or put up a fence for privacy.

8. Think about how the lot will drain. Ask the builder what type of drainage the lot will have A, B, or C. Also ask if they can provide you with how the lot will be graded to accomplish the proper drainage. You don't want to be the lot that has several other houses draining in or through your yard.

9. Flag lots can be a challenge. The house actually sits sideways and faces the side of another house. This will be an objection when it comes time to sell. I have seen larger flag lots where it was possible to face the house to the front and have a long driveway and those are very attractive.

10. Lots by anything having to do with electric, water or sewage will be a challenge when you are ready to sell.

Here are some tips for choosing your house plan:

1. Consider the size of homes in the community. It is a better investment to be one of the smaller homes in a neighborhood than one of the largest or the largest home.

2. Structural options are very important. Choose these over cosmetic options. You can always add hardwood or granite later, but not that third bathroom. Think about your needs and also think about resale. If most of the houses in the neighborhood have lanais/covered porches or three-car garages, don't be the only one without one.

3. Jacksonville Florida buyers like a house plan that has the Master Bedroom on the first floor. In 'northern homes' (anything north of Florida), it is common for all the bedrooms to be upstairs. Not so here. Additionally, many buyers prefer a second bedroom on the first floor if it is a larger home. Why? Small children or aging parents.

4. Buyers are trending away from a traditional living room and dining room. They prefer a living room that can be used as a study if there is one at all. Living room/dining room combos are not as popular.

5. A 4 bedroom house will be easier to sell than a 3 bedroom house unless you are in a retirement or resort community.

6. Kitchens and baths sell houses. Remember this when you buy and you will have an easier time when you want to sell.

7. Loft areas are fun and open floor plans are beautiful, but remember that sound travels. If possible, you may want your loft to be a bonus room instead so the sound doesn't drift down to the main living area of the house.

8. Ask the builder what their rules are on duplicating homes around the neighborhood. A good developer will not allow a builder to build the same house too close together and also will change the elevation and paint color. This will create a more interesting community and an extra benefit is you won't get lost trying to find your own house!

If you're thinking of buying a new home in Jacksonville Florida, we can help you answer these and other questions about "Choosing Your Lot and House Plan." We work in the Jacksonville area, specializing in Clay County and portions of St. Johns County and Duval County.  Call or text us at 904-673-2308 or email us at sharon@teamalters.com.

Part 1 - How Can a Realtor® Help Me?

Part 2 - Should I Buy a Spec Home or Build?

Part 3 - Choosing a Community

Part 4 - Choosing Your Lot and House Plan

Part 5 - Negotiating the Contract and Financing

Part 6 - Design Center and Options

Part 7 - Build, Walk(through) and Close!

This is the third in a seven part Series on Buying a New Home in Jacksonville Florida.

Congratulations. You have made the decision that buying a new home in the Jacksonville Florida area is the right decision for you. If you are new to the area, then you have a huge geographic choice.

Jacksonville Florida is one of the largest cities in the world, covering all of Duval County. Then there are Clay, St. Johns, Nassau and Baker Counties to consider. There is still plenty of land to develop and choices for buying a new home.

Here are 7 Factors you should consider when choosing a community in Jacksonville:

1. Commute to work or school - What is your ideal commute? What is the longest commute acceptable? Commuters in the Jacksonville area typically have about a 30-45 minute commute to and from work depending on traffic. If you are interested in buying a new home, there are many choices all over town to work with your commute.

2. Schools - If you have children in school, then this is often the most important decision as to where you will live. Parents are willing to have longer commutes to guarantee the schools they want for their children. Jacksonville offers excellent public and private schools.

3. Community Amenities - Jacksonville offers many styles of communities for every lifestyle. There are communities for first time home-buyers, gated communities, golf communities, waterfront communities, rural communities, swimming pool and tennis communities, 55+ communities and everything in between. Some communities combine many amenities and these are our CDD communities.

4. Lot Size and View - Lot sizes very from community to community. There are lots available for a lot premium that have a view. The view could be a pond, preserve or golf course. There are lots that back up to a wall on the road outside the community. Choosing a lot is an important step in buying your new home. If the lots are too small, then you will not be happy in the community when all the homes are built. Be careful when looking at lots with high lot premiums. There may be another lot that will work for you just fine that has little or no lot premium.

5. Home Size - It is generally considered the best investment to be one of the smaller homes in a community than to be the largest home or one of the largest homes.  The largest home in a community may be harder for resale if not many buyers choose to build that size home. Find out what the largest home sizes are in the communities you are considering. 

6. Shopping and Restaurants - Some new areas are ahead of the shopping. Be sure you are comfortable with the shopping or lack thereof before committing to buy a home in an area of Jacksonville that is not yet developed.

7. Look around the Community, the Amenities and the homes. How do the completed homes look? What does the landscaping look like? What does the entrance look like? What type of fencing is allowed? Does it look like there is pride of ownership both on the part of the developer and the people living in the homes? Communities develop a 'feel' and it starts with the developer and the first homeowners.

If you're thinking of buying a new home in Jacksonville Florida, we can help you answer these and other questions about "Choosing a Community" We work in the Jacksonville area, specializing in Clay County and portions of St. Johns County and Duval County.  Call or text us at 904-673-2308 or email us at sharon@teamalters.com.

Part 1 - How Can a Realtor® Help Me?

Part 2 - Should I Buy a Spec Home or Build?

Part 3 - Choosing a Community

Part 4 - Choosing Your Lot and House Plan

Part 5 - Negotiating the Contract and Financing

Part 6 - Design Center and Options

Part 7 - Build, Walk(through) and Close!

If you are buying a new home in Jacksonville Florida and you have chosen your community, lot and house plan, then it's time to negotiate the contract and arrange financing.

Here are 6 things you need to know to negotiate the contract with a builder:

1. Builders have their own contracts and the terms favor the builder. The builder is putting their money on the line to develop the lots, market the community and build the homes. They are taking all the risk. That's just the way it is.

2. Builders do not usually negotiate the language in their contracts. It is possible to add to the contract in an addendum in some situations.

3. Buyers can negotiate with builders, especially in today's market. Builders will reduce prices on their homes to a point. After that, they are risking the values for every home in the neighborhood. Sometimes there are other ways to negotiate other than just reducing the price, such as upgrades, closing costs, buydowns on interest rate, etc. Focus on what is most important because you won't get everything you ask for.

4. Builders may ask a buyer to qualify with their preferred lender even if they plan to use someone else. Some contracts also reserve the right to screen outside lenders or have a list of outside lenders who are acceptable. The reason for this is the rash of unknown, small lenders who have not been able to fulfill their promises to buyers to fund loans and have ruined or delayed many deals at the last minute.

5. Builders require a deposit and may require a deposit for upgrades. They have the right to use the deposit for building the home but the buyer has the right to ask the money to be put in a separate escrow account, per Florida law.

6. If you are building a new house, per Florida law, the builder is given two years to build the house. This is not to discourage the Buyer because the builder doesn't get paid until they sell the house if it is an end loan, so their motivation is to build and sell the house. The provision is there in case there are extenuating circumstances such as weather, not being able to procure materials, or damage to the house.

Here are 5 things you need to know about financing a new home:

1. Buyers have a set number of days to apply for a mortgage after the contract is written. Even if it will be months before the house is finished, a builder wants to know that you are qualified for the loan.

2. Builders will usually pay some or all closing costs if you use their lender. If you select your own lender, they usually pay no closing costs. (But this could possibly be negotiable.)

3. Builders do not usually pay customary sellers' closing costs, which is about 2% in Florida, so be sure to include that in what the total closing costs will be.

4. Some contracts have no financing contingency. Every buyer is treated as a cash buyer and the deposit is not held with a real estate broker, so it is not subject to FREC guidelines but would be settled by binding arbitration if there were a dispute.

5. There are two types of loans - 'end loans' where you pay for the house when it is built and 'construction perm' where there are draws taken throughout the building process. In construction perm, the buyer buys the lot and pays interest on the draws and converts to permanent financing when the house is finished. This type of loan is mostly for custom homes.

Production homes are usually end loans. They add the cost of carrying the note into the price of the house. The buyer makes a deposit and secures a mortgage, just like buying a resale home.

If you're thinking of buying a new home in Jacksonville Florida, we can help you answer these and other questions about "Negotiating the Contract and Financing" We work in the Jacksonville area, specializing in Clay County and portions of St. Johns County and Duval County.  Call or text us at 904-673-2308 or email us at sharon@teamalters.com.

Part 1 - How Can a Realtor® Help Me?

Part 2 - Should I Buy a Spec Home or Build?

Part 3 - Choosing a Community

Part 4 - Choosing Your Lot and House Plan

Part 5 - Negotiating the Contract and Financing

Part 6 - Design Center and Options

Part 7 - Build, Walk(through) and Close!

This is the first in a seven-part series on buying a new home in Jacksonville Florida. 'How can a Realtor® help me?' is the first question many buyers ask when they set forth to buy or build a brand new home.

There is so much information available to buyers today, that it is tempting to think that a Buyer does not need a Realtor to represent them when they are buying a new home in Jacksonville. After all, the builder's representatives are so helpful when buyers visit the models. Maybe they will give a Buyer a better deal if they don't bring a Realtor at all.

There are some Buyers who are very savvy and can represent themselves, but that is the exception. I can't even count the times I have been in homes for sale where the buyer had no representation when they bought it and now there is a problem they have to pay for that a simple home inspection would have revealed. Or, they bought a home that is extremely difficult to sell for any number of reasons.

Here are 7 reasons how a Realtor® can help you:

1. A real estate agent is working for the Buyer, not the builder. The Realtor® will point out details that will affect resale, helping the Buyer avoid buying a home that would be difficult to sell or installing too many upgrades for the neighborhood (and not getting their money back).

2. The site agent represents the builder. There are many gracious site agents but they are still working for the builder. There are some situations where the builder will make a demand and the Buyer will make a demand. The site agent cannot represent the Buyer at that point. There are some site agents who work for the developer, but usually they are working for the builder.

3. Third party negotiations yield better results according to NAR (National Association of Realtors®) statistics. An experienced Realtor will know the right questions to ask to get the best deal for the Buyer. They will have a good idea of where the builder will negotiate and where they won't.

4. A conscientious Realtor® will recommend that the buyer conduct an independent building inspection. Even very conscientious builders can miss something in a new home. The detailed Realtor will also let the Buyer know about the option of doing inspections during the building process - at slab, at frame stage, and the final inspection.

5. An experienced new home sales Realtor® will know where the best deals are and save the buyer a lot of time. They also know the questions to ask to give the Buyer advance knowledge of opportunities for a great deal on a home.

6. An experienced new home sales Realtor® will know where the best communities are and where new ones are going to be even before the news is made available to the general public.

7. An experienced real estate agent knows who the good builders are and who to stay away from. Through their network of agents, they will hear things the public may not know.

If you're thinking of buying a new home in Jacksonville Florida, we can help you answer these and other questions about "How can a Realtor help me?" We work in the Jacksonville area, specializing in Clay County and portions of St. Johns County and Duval County.  Call or text us at 904-673-2308 or email us at sharon@teamalters.com.

Part 1 - How Can a Realtor® Help Me?

Part 2 - Should I Buy a Spec Home or Build?

Part 3 - Choosing a Community

Part 4 - Choosing Your Lot and House Plan

Part 5 - Negotiating the Contract and Financing

Part 6 - Design Center and Options

Part 7 - Build, Walk(through) and Close!

2810 Ravines Road in Middleburg Florida is for sale. This beautiful home is offered at $300,000.

2810 Ravines Road is located in Middleburg Florida in the gated Ravines community. Step into this spectacular custom former model home built by Mark McCumber and the quality is immediately apparent. This completely renovated 4 Bedroom, 3 Bath 2,451 sq. ft. all brick home is on a Preserve Estate Lot in the guard-gated Ravines community. Enjoy the privacy and protection a gated community offers - one way in and one way out.

The Foyer opens into the Formal Living and Dining Rooms on each side. Both rooms have Crown Dentil Moulding. The Dining Room has a tray ceiling. There is Wood Flooring in the Living Room, Dining Room and Foyer. The Foyer and Dining Room have new light fixtures.

The Gourmet Kitchen is equipped for the two chefs in the house. There are two work stations - one in the island with sink/disposal and dishwasher and another at the counter adjacent with its own sink/disposal and dishwasher.

Stainless appliances are Kitchen Aid Pro-Line. Counters are Corian with undermount sinks. Double ovens – one microwave/convection and one conventional oven. Cabinets are 42” Glazed Maple Cabinets with rope detail and undermount lighting at the down draft cook top. The Cabinets have many custom touches including a spice cabinet, lid drawers, and tray storage racks. A Tumbled Marble Backsplash finishes this custom kitchen.

The present owners opened the Kitchen to the Family Room by removing part of a wall which gives the space an updated look and feel.

The Family Room is equipped with a Wet Bar for entertaining that includes a 40 lb. ice-maker and sink.  The brick raised hearth fireplace with mantel with has been converted to gas logs but could be a wood burning fireplace. Tile flooring in Family Room and Kitchen.

The Master Suite has a tray ceiling and overlooks the large back yard and deck. The Master Bath has updated Glazed Maple Cabinetry, Corian counters and sinks, new fixtures, framed mirrors,  tiled front to the Garden Tub, Chandelier, new shower, Wood flooring in the walk-in closet, and a huge linen closet.

Bedrooms 2 and 3 share a jack and jill bath. Bedroom 4 and bath 3 are split apart from the other bedrooms. Wood floors are in bedrooms 2 and 3, and Bedroom 4 has tile floors.

 2810 Ravines Road is located in the original Estate section of the Ravines. There is preserve to the side of the home and across the street, for privacy and natural beauty. The Ravines' land is hilly and known as a place of great natural beauty in Clay County. Bordering Black Creek, the roads wind up and down.

The Ravines was a prestigious golf community in Clay County for many years. Following the golf course and clubhouse closing in 2006, whether it will reopen is unknown. The present owner is said to be negotiating with a Canadian company who will re-open the course and build upscale homes similar to those in World Golf Village in St. Augustine. Residents of the Ravines have remained faithful to their community and always hopeful and supportive of a company coming in and opening the facilities again. The HOA is also discussing opening the pool and tennis courts with a $50 a month fee from the residents.

Click the link to see a slide show video tour of 2810 Ravines Road Middleburg Florida.

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Thinking of buying or selling a home in Middleburg FL or in any other area of Clay County? We would love to show you how our experience can benefit both buyers and sellers in this challenging real estate market. Just Google this property to see an example of how our marketing works. Call or text us at 904-673-2308 or email us at info@teamalters.com

Whether your first name is Imelda or not, almost everyone loves shoes and DSW Shoes is simply the best shoe store in the Jacksonville FL area. DSW Shoes is located in the St. Johns Town Center and with what looks like over 1,000 pairs of shoes, who wouldn't vote for it to be the best shoe store in Jacksonville?

The selection at DSW Shoes includes men's and women's shoes and handbags. There are limited designer shoe selections as well.

Today there was a huge selection of shoes on sale at 30%, 40%, and 50% off in the main area of the DSW Shoes store. It seems they are making the way for their fall selection, as most of the sale shoes are sandals of all types.

This is a great time of year to buy next summer's sandals at great prices. The selection is great, but some styles are limited on sizes as is typical of sale shoes.

In the back of Jacksonville's best shoe store there is a very large area of women's Clearance shoes and the discount for those shoes starts at 30% and goes to 60%. There probably is an area in the back of the store for men also, but who has time to look at the men's shoes when there a gazillion pairs of women's shoes??

If you don't see what you want (and it's hard to imagine not being able to find something) there is always the DSW Shoes website to consider. Right now they have free shipping for orders over $35.

DSW Shoes' web site has information on its Rewards Program. If you sign up, you earn points. For every 1,500 points you get a rewards certificate. You will get email newsletters and advance notice of sales, clearance, etc. There are also special offers and promotions and a Birthday Certificate for members.