Sharon's Blog

This morning our side office door was broken - you couldn't close it from the outside and you had to use the latch inside. We called Tri-County  Locksmith and Lisa Bortz showed up within a couple of hours. Thanks, Lisa!

Lisa Bortz and her sister, Wendy Bradford, own two locksmith companies that service the Clay, Duval, St. Johns and Putnam County areas. Their dad, Bruce Bortz, bought the business in 1984 from the family he worked for, so it's been around a long time.

      - Tri-County Locksmith is based in Orange Park and serves the Jacksonville, Clay and St. Johns County areas.  Phone 904-264-3894

- All-County Locksmith is located in Palatka FL and serves the Putnam and Clay County areas all the way to the Ocala Forest. Phone 386-328-3110; Ocala 352-546-4841

                                               You can find them on the web at LockorKey.com

Lisa and Wendy help each other out, so pretty much both companies can serve the entire area.

Lisa has been picking locks since she was 12 years old! Her dad taught her how as a Christmas present that year. They used to have contests seeing who could pick the lock first.

Lisa officially started working at Tri-County when her father bought the business and has been there ever since. Wendy 'borrowed' part of the company name when she opened All-County Locksmith in Palatka. Bruce has retired, but the girls are carrying on the family tradition.

I noticed the pretty screw driver Lisa was using. She said she bought this tool kit - with hammer, pliers, screw driver and measuring tape - so her husband wouldn't take her tools! Lisa also uses lipstick when she installs dead bolt locks - to mark them. She said she's careful to remove all the lipstick so wives don't think their husbands have been messing around!

Today, her grandson was with her, watching as she changed out the lock. The next generation of family locksmiths is already watching and learning. We highly recommend this family-owned business.

Service calls start at $50 and go up, depending on the location and type of job.

You can reach Lisa at 904-264-3894. Wendy can be reached at 386-2328-3110 and there is an Ocala number at 352-546-4841

Original Photography, All Rights Reserved. *Locksmith - Tri County Locksmith and All-County Locksmith  - Owned by Two Women!*

Active Rain Newbies who really take hold of this group have stars in their eyes and brains spinning wildly out of control. I was no exception, and the opportunity to drive a mere two hours to attend the Diamond Dwellings Panel at the NAR Convention was just too good to miss. I would get to see JEFF TURNER! and TBOARD! and INES! and KATERINA and MISSY were going to be there and BRAD and RICH and BOB and JON! It was too much. I was in orbit. The Rock Stars of Active Rain and I was going to see them and maybe meet some of them!!!!!!!!!

We really enjoyed the Diamond Dwellings Web 2.0 Panel. Since being addictied to on Active Rain a few months, I actually understood a lot of what they were talking about. Phew! But listening to these veterans cemented how far I had to go before I would be 'one of them.'

When Frank and I actually met some of the Stars, I wanted to ask for their autograph (not cool), wanted to ask them a million questions (resist, resist!). They graciously agreed to taking photos with them, enjoying the moment and hoping they might vaguely remember me the next time I commented on one of their blogs.

Lunch with Missy, Brad and Rich

That was a complete fluke! Frank and I were wandering around looking for some food. Guess who was sitting at a table near us? And they were friendly enough to invite us to eat with them! Honestly, folks, the people on Active Rain are some of the most sincere people I have ever encountered. We had a great discussion - I remember Brad quoting html verbatim to give me some tips on improving my blog. Quoting html by heart? I was uber impressed! In fact, I'm still impressed!

Active Rain Meet Up 

Great time. I'm so glad we're updating our photos. Honestly, some of the people I didn't recognize until someone pointed them out. Next time I'll know who you are! LOL

We met a great guy named Joe Spake who was gracious enough to take the time to introduce us to many heavy hitters in the Web 2.0 world - Housechick, Ginger, Joe Ferrara and Rudy at Trulia. I was able to speak briefly with TLW, but she and Bryant were constantly surrounded by their AR fans friends.

The next morning, we were introduced to Frances Flynn Thorsen, who had just joined Trulia a couple of weeks before NAR.

While there have many great memories here - getting to know people all over the country, waking up to a surprise Featured blog, and opportunities for bonus points, so far my absolutely BEST ACTIVE RAIN MEMORY was the time spent at the National Association of Realtors Convention last Fall. The only thing that could have made it better would have been if more of YOU had been there! See you in the Rain!

Original Photography, All Rights Reserved. *My Best Active Rain Memory - This Wasn't Hard!*

Appraisals are an important part of the process in purchasing or selling a home. More than ever, the appraiser has the power to determine whether or not a sale goes to the closing table.

As if it were not difficult enough to value some homes in today's real estate environment where often there are no comparable sales in the last year or more, the government swoops in to 'correct' the abuses in the appraisal system, and the consequences of HVCC are that appraisers are traveling a long distance sometimes and are doing more work for less pay. Even if an appraiser has local knowledge, they may or may not do a thorough investigation of the comparable properties and they may choose to use Comparable Sales that are not ideal.

It is imperative that a real estate agent meet the appraiser when one of their listings has sold. This is not to try to influence the appraiser in any illegal way, but to give them the best information, so that the appraiser can value the property accurately. An added bonus is the information you will learn from the appraiser if you ask questions.

10 Ways to Get a Better Appraisal

1. Meet the appraiser at the house. Take the lockbox off the door after you get a contract so an appointment will have to be made.

2. Give the Appraiser as many Comparable Sales as you have for the subject property. If it's a property where there are few or no comparable sales, go out in a radius search until you find some. Go back as far as a year or even more if it's a special type property (waterfront, for example). Realize that the appraiser may deduct value if the sale is further than 3 months out.

3. Call the agents for the Comparable sales to get as much information as possible for the appraiser. The house that sold down the street that needed a new roof - they need to know that, but it's probably not in the MLS information.

4. Give a complete list of every upgrade and improvement that has been performed during the seller's ownership. Be sure to include maintenance items as well as cosmetic upgrades. There is a category for "condition" on appraisals and although it won't match dollar for dollar, it will be mentioned.

5. Be sure to note when flooring is "hardwood" instead of "wood" or "laminate." Be specific about other surfaces (granite vs. corian) and improvements. A glazed 42" raised panel cabinet with full coverage costs most than Level 1 42" cabinets.  Thermador appliances are more valuable than GE Profile, for instance, and an appraiser's quick trip through the house may not take in such details.

6. Give them a copy of your Marketing materials, including the beautiful photos you have of the interior, exterior and grounds.

7. Be sure to note anything about the lot - the Preserve not only on the side but across the street, for instance. Note the size of our lot vs. any comparable sales (if it's to your advantage).

8. Local appraisers probably know the Community amenities, but it never hurts to also give a list of those as well.

9. If there are communities nearby that are not really good comparables, a map with some notes about the lack of amenities, production starter homes vs. your community with custom homes on estate lots, etc., can be very helpful to someone from out of the area.

10. Be gracious, not pushy. Even if the appraiser is from 100 miles away, respect and helpfulness will go much further than a condescending, "You drove all the way from there?" attitude.

If you make the effort to be sure the appraiser is well educated about your listing, you have a much better chance of the house appraising and the sale going through. Appraisers' work hasn't lessened but many times their fees have been cut in half or more. Anything we can do to help is in the Sellers', Buyers', ours, and the community's best interest.

Happy Selling!

Original Photography, All Rights Reserved. *10 Ways to Get a Better Appraisal*

Fleming Island boasts many beautiful communities, including Eagle Harbor, Fleming Island Plantation, Pace Island, and Hibernia Plantation among others.

As of September 26, 2009, here are the statistics on Homes for Sale on Fleming Island. This Report also includes four significant communities on Fleming Island - Eagle Harbor, Fleming Island Plantation, Pace Island, and Hibernia Plantation.

Fleming Island Homes for Sale

There is a significant reduction in the homes for sale since the July Market Report. There are 30% fewer homes for sale on Fleming Island at this time. There is a 55% reduction in the number of short sale homes for sale on Fleming Island.

240 Active

 38 Short Sales (Title still held by Owner)

 12 Bank Owned (Foreclosed, REO)

21% of all homes for sale on Fleming Island are Short Sales or Bank Owned.

Active homes range from $70,000 to $2,285,000.

Eagle Harbor Homes for Sale

91 Active

7 Short Sales

1 Bank Owned

9% of all homes for sale in Eagle Harbor are Short Sales or Bank Owned.

Eagle Harbor has many amenities, including golf course, three water parks, clubhouse, 5 day docks, one community with private docks, playgrounds throughout the community, tennis, a nature preserve, and many activities.

There is one townhouse neighborhood, one condominium neighborhood, and many single family home neighborhoods. Three neighborhoods offer waterfront homes on Doctor's Lake which opens into the St Johns River.

Active homes range from $142,000 to $1,599,000.

Fleming Island Plantation Homes for Sale

52 Active

15 Short Sales

6 Bank Owned

40% of all homes for sale in Fleming Island Plantation are Short Sales or Bank Owned. 

Fleming Island Plantation has many amenities, including golf course, two water parks, clubhouse, playgrounds, tennis, and many activities. There is one town home neighborhood, two condominium neighborhoods (one gated), two paired villa neighborhoods (one gated), one single family neighborhood with lawn care, two single family home gated neighborhoods and many other single family neighborhoods. Margaret's Walk is a gated community with riverfront lots.

15 homes were improperly identified in the MLS. 6 of them were distressed properties. That means 40% of the distressed properties were improperly identified. Please note this if you are particularly interested in distressed properties homes for sale in Fleming Island Plantation.

Active homes range from $163,000 to $2,285,000.

Pace Island Homes for Sale

18 Active

 3 Short Sales

 0 Bank Owned

16% of the homes on the market are Short Sales.

Pace Island is a guard-gated community about a half-mile south of the bridge coming over Doctor's Lake on Highway 17. Amenities include two community pools, tennis courts, soccer fields, gazebo and day dock. Homes include frontage on Doctor's Lake.

Active homes for sale range from $139,000 to $1,950,000.

Hibernia Plantation Homes for Sale

4 Active

0 Short Sales

0 Bank Owned

Hibernia Plantation is located in the SE part of Fleming Island and includes riverfront properties. Homes for sale at present range from $359,000 to $799,000. No waterfront properties are active. There are no amenities in Hibernia Plantation, but the oak-lined streets with larger lots are very appealing to many buyers.

Active homes for sale range from $329,000-$799,000.

Fleming Island Waterfront

32 Active

2 Short Sales

0 Bank Owned

Fleming Island is bordered by water on all sides - there is a portion that was blocked by a storm years ago that is swamp - and there are always homes for sale on navigable water, either canal or waterfront on the St. Johns, Doctor's Lake, Swimming Pen Creek or Black Creek.

Under 1% of Waterfront properties are Short Sales. In the July Market Report, 23% or 10 waterfront homes for sale were short sales.

Active homes for sale range from $425,000 to $2,285,000.

If you are interested in purchasing a home on Fleming Island, we are ready to help you. We have the latest information on the best values on Fleming Island. Please email  sharon@teamalters.coml or call us at 904-673-2308.

Original Photography, All Rights Reserved. *Fleming Island Homes for Sale September 26, 2009*

Fleming Island Homes for Sale July, 2009

Fleming Island Plantation Homes for Sale - Fleming Island Florida

57  Active

15 Short Sales

6 Bank Owned

37% of all homes for sale in Fleming Island Plantation are Short Sales or Bank Owned. 

45 homes have sold since 9/26/2008, so there is a 15 month inventory of homes for sale in Fleming Island Plantation.

The number of homes for sale is up from the September 19 Market Report. The best homes at the best price will sell.

Fleming Island Plantation has many amenities, including an 18-hole golf course, two water parks, clubhouse, playgrounds, tennis, and many activities. There are two townhome neighborhoods (one gated), one condominium neighborhood, two paired villa neighborhoods (one gated), one single family neighborhood with lawn care, one single family home gated neighborhood and many other single family neighborhoods.

20 homes were improperly identified in the MLS. 7 of them were distressed properties. That means 46% of the distressed properties were improperly identified. Please note this if you are particularly interested in distressed properties in Fleming Island Plantation.

Active homes range from $163,000 to $2,285,000 (waterfront in Margaret's Walk).

Frank and I are Fleming Island residents. We moved to old Orange Park in 1989 to be close to Frank's family and have lived here ever since except a few years in Orlando. Frank moved to Jacksonville when he was 11, so he has lived here most of his life.

If you are interested in purchasing a home on Fleming Island, we are ready to help you. We have the latest information on the best values on Fleming Island. Please email or call us at 904-673-2308.

September 19, 2009 Market Report

July 2009 Market Report

Fleming Island Plantation Homes for Sale

49 Active, down from 64 in July

10 Short Sales, down from 14 in July

4 Bank Owned, down from 8 in July

28% of all homes for sale in Fleming Island Plantation are Short Sales or Bank Owned. 

45 homes have sold since 9/19/2008, so there is a 13 month inventory of homes for sale in Fleming Island Plantation.

The number of Fleming Island Plantation homes for sale is down in all categories from the July Market Report. The best homes at the best price will sell.

Fleming Island Plantation has many amenities, including an 18-hole golf course, two water parks, clubhouse, playgrounds, tennis, and many activities. There are two townhome neighborhoods (one gated), one condominium neighborhood, two paired villa neighborhoods (one gated), one single family neighborhood with lawn care, one single family home gated neighborhood and many other single family neighborhoods.

14 homes were improperly identified in the MLS. 6 of them were distressed properties. That means 43% of the distressed properties were improperly identified. Please note this if you are particularly interested in distressed properties in Fleming Island Plantation.

Active homes for sale range from $169,000 to $2,285,000.

Frank and I are Fleming Island residents. We moved to old Orange Park in 1989 to be close to Frank's family and have lived here ever since except a few years in Orlando. Frank moved to Jacksonville when he was 11, so he has lived here most of his life.

If you are interested in purchasing a home on Fleming Island, we are ready to help you. We have the latest information on the best values on Fleming Island. Please email or call us at 904-673-2308.

Original Photography, All Rights Reserved. *Fleming Island Plantation Homes for Sale September 19, 2009*

Matt Carlton is the owner of Carlton Construction & Development, a Jacksonville Florida Luxury Home builder. Matt Founded the company with a focus on the luxury home market in the Jacksonville area. His previous experience as Residential Project Manager for a prestigious builder who builders luxury homes on the river and the ocean in the Jacksonville area, was a great asset when he made the decision to begin his own firm.

A graduate of the University of Florida, Matt Carlton is a General Contractor who has found his niche. While building luxury homes for Dana B. Kenyon in their Estate Home  Division, he realized a passion for the quality and attention to detail demanded by his clientele. He excelled in this market and wanted to start his own company.

In August, Carlton Construction & Development was named a Southern Living Custom Builder. As one of Southern Living's Custom Builders, Matt will have access to their house plans for building your dream home.

While construction of luxury homes has slowed, many clients are opting for renovations. Recently, he completed a Master Bath suite renovation at a cost of $300,000. Matt brings to the table relationships with top craftsmen in the area to bring his projects to perfection. These relationships are invaluable when assessing plans for a renovation or new construction. The builders who maintain relationships with craftsmen over the years put forth a superior product to those who are constantly filling slots with new people. Taking care of the sub-contractors by the builder pays off for the homeowner with a home or renovation/addition they can be proud of for years to come.

The attention to detail and design quality are apparent when you walk in one of the homes built by Carlton Construction & Development. We can't wait to see the homes Matt will build as a result of his relationship with Southern Living.

Here are some recent examples of Carlton Construction & Development work:

If you're thinking of building a luxury home in the Jacksonville Florida area, it will be worth your while to speak with Matt. His background in luxury homes and being a Southern Living Custom Builder are two excellent reasons to consider Carlton Construction & Development and Matt Carlton for building your dream home.

Matt Carlton may be reached at:

Carlton Construction & Development, Inc.
(904) 284-8321 office
(904) 284-8308 fax

401 North Street, Suite B
Green Cove Springs, Florida 32043

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Original Photography, All Rights Reserved. *Carlton Construction & Development - Jacksonville Florida Luxury Home Builder*

If you want the best service provider we know, call Bill Norris at Mike Shad Ford in Orange Park Florida. Bill Norris has superior knowledge of cars of all makes, especially Fords, but it is his service that keeps us coming back again and again.

Bill is a Service Provider, head of the Gold Team at Mike Shad Ford in Orange Park on Blanding Blvd. If you want to be treated with extra care and attention to detail, then ask for Bill Norris the next time you visit or call Mike Shad Ford.  Bill is a natural at his job. He and his team of mechanics are ready to do an excellent job with your vehicle.

Call Bill on his cell at 904-497-7507 or the work number 904-777-2995.

As Real Estate agents, our schedules are subject to change. Bill Norris has always been willing to work with me when I slip into Mike Shad at the last minute to have my oil changed. He keeps great records of my visits, and remembers when my tires need to be rotated and balanced and other proactive maintenance.  Once when my vehicle had to stay for a couple of days, Bill Norris saw to it that I had a car from the rental pool - at no charge to me.

We recommended Bill Norris and Mike Shad Ford to some friends who were new to town and had some factory warranty work done at a couple of other dealers. Bill's team not only did great work, they corrected some work that was improperly done at one of the other dealers. They were so happy that they took their other vehicle to Bill for service.

Bill has given me tips to save money on car maintenance and I am confident that my vehicle is going to keep running for a long time thanks to him and his team's great service. I had a good experience at another Ford dealer when we lived in Orlando, but Bill Norris and his service at Mike Shad Ford are simply the best service providers we have ever known. Visit the Orange Park location for extra special attention from Bill and his crew.

Mike Shad Ford

7700 Blanding Blvd., Jacksonville FL

904-777-2995

Bill Norris

904-497-7507

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If you're interested in attention to detail and great service from a real estate agent, call or text us at 904-673-2308 or email us at sharon@teamalters.com

Eagle Harbor Golf Club is sponsoring a Charity Event on Sept. 27, offering lessons at a discount. The money will go to the Challenged Athletes Foundation and the Camp No Limits Foundation. These organizations help people to adapt to prosthetics and also provide life-skills training.

PGA Instructors will give the lessons.

Time -  9am to 4pm.

Cost -  $20 for 30-minute lesson

           $40 for 60-minute lesson

Reservations - Call Eagle Harbor Golf Club at 904-269-9300

If you've been thinking of some golf lessons, here is an opportunity to have quality time with a pro at a discount and help some folks dealing with major life changes resulting from the loss of a limb. Please support this event and make a difference in the life of another person.

If you would like more information about Eagle Harbor, please call or text us at 904-673-2308 or email us at sharon@teamalters.com.

Eagle Harbor

95 Active 

12 Short Sale

0 Bank Owned

15.78% of all Eagle Harbor homes for sale are Short Sales.

This is steady compared to the July 4 Market Report, which listed 97 homes for sale and 15% short sales.

83 homes have sold since 9/18/2008. This means we have over a year's supply of homes on the market. The best looking, best priced homes will sell.

Eagle Harbor has many amenities, including golf course, three water parks, clubhouse, 5 day docks, one community with private docks, playgrounds throughout the community, tennis, a nature preserve, and many activities.

There is one townhouse neighborhood, one condominium neighborhood, and single family home neighborhoods Three neighborhoods offer waterfront homes on Doctor's Lake which opens into the St Johns River.

Active homes range from $170,000 to $1,599,000.

Frank and I are Eagle Harbor residents. We moved here in 1989 to be close to Frank's family and have lived here ever since except a few years in Orlando.

If you are interested in purchasing a home on Fleming Island, we are ready to help you. We have the latest information on the best values in Eagle Harbor. Please email or call us at 904-673-2308.

Original Photography, All Rights Reserved. *Eagle Harbor Homes for Sale September 18, 2009*