Holiday Homes with Pool Near Disney World

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS


Beautiful 5 Bedroom, 3 bath home with screen enclosed, in ground and heated pool. Ceramic tile floors in all wet areas. Kitchen with breakfast bar opens to family room.  Separate formal living room. Privacy fenced back yard. The home is being offered fully furnished with short term rental licensing and bookings in place. Turn key holiday home located 10 minutes to the Disney area less than 1/4 mile south of I-4 on HWY 27 in Davenport. Sunset Ridge is a quaint gated community right down the street from restaurants and shops. Don’t miss  this one! Call today to arrange your private tour.



Beautiful vacation home in Southern Dunes Country Club. World class golf course, tennis courts, club house all in a gated community about 25 minutes to the Disney Area. Furnished, licensed and ready for short term rentals. The homes features a very open floor plan with eat in kitchen and inside laundry room. The pool are has a covered lanai and the pool is screened and heated with a privacy wall in the rear and down one side. Perfect for a Florida Holiday home or primary residence. Don’t miss this one. This is a ‘Short Sale”. Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of Property at full listing price may be conditioned upon approval of third parties






Copyright © 2009 | All Rights Reserved  


Look me in the eyes.

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

 OK, today I’m going to write a little bit about “Listening presentations”. I actually wrote a post about this quite a while ago titled “Make your listing presentation a listening presentation”. Recently I had a listing presentation that really brought this concept home for me.

Now folks, I do want to say that all markets are different and all REALTORS® are different, so what works for me, may not work for you and vice versa.

About a year ago I bought a tablet computer. My thoughts were that I could use this in my presentations with a really nice power point show and could give the potential Sellers an online tour of all the different marketing that I do and show them how and where their properties would be displayed. Sounds like a good plan doesn’t it? Well, I have to say, I didn’t like it all.

The way I handle my listing presentations is basically to just sit down at the table and have a conversation with folks. I ask questions and then sit back and listen. My goal is to connect with them and build trust. Folks love to talk about themselves and by listening to them I am able to base my presentation on what their concerns and needs are not on me. My presentations are all about them and because of that every presentation is different. I have no script or predetermined game plan. I’m very prepared but I’m flexible.

So, the first time I tried to use my tablet presentation, I got about five minutes into it, closed it up and pulled out my paper presentation. I just wasn’t comfortable. It was too cold and regulated. The biggest problem was that the Sellers and I were looking at a computer screen instead of looking at each other. No eye contact.

What I took from this experience is that I need to continue keeping my presentations very personal. Technology is a very good thing but it can’t replace human contact. Look them in the eyes. Concentrate on them. Make a connection and build trust. At least my tablet still works well for reading in bed. What say you?

***Broker “Turner” Bryant image compliments of Craig Schiller.

Are you a Florida REALTOR(R) looking for a change? Check it out.


 Copyright © 2009 | All Rights Reserved

Does "Short Sale" have to be disclosed?

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

call me 407-873-2747“There is no state or federal law that requires a seller to provide any disclosure forms for a short sale.” This is from one of the attorneys for out Florida Association of Realtors.

I wonder how he reconciles that statement with this:

A Seller of a residential property, whether a bank or an individual and regardless of whether the seller occupied the property, is obligated under Florida law to disclose to a buyer all known facts that materially affect the value of the property which are not readily observable and are not known to the buyer. The disclosure obligation can be fulfilled via either a verbal or written disclosure.

Now I know for a fact that a  property’s value is affected negatively if a “short sale” is required in order to be sold.  And this is certainly NOT observable.

So what gives?

Short Sale Basics

Appraisers Adjusting for Declining Market Conditions. Is it true?

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Poinciana regression chart


Hi folks. I wrote a post over two years ago titled “Let the Games Begin”. In this post I was pointing out that Poinciana was beginning to be a declining market and that Appraisers were making downward adjustments for this. It created quite the stir.

For whatever reason there were many who commented that felt this was not happening and would never happen. Well… was and it is.

I reviewed an appraisal today where the appraiser made a downward adjustment of $150 PER DAY on the recent sales.

Downward adjustment

Just to give you an idea of how this works. One of the sold comparables that was used closed in November. The adjustment was -$20,000!! The same house had a pool and it was adjusted -$8,000.

So what do you think about that? $8,000 for not having a pool and a whooping $20,000 for being a 5 month old sale. Have you seen this in your market yet?

****The chart and data in this post was provided by Richard D Ferris  Florida State Certified (FHA) Appraiser






Copyright © 2009 | All Rights Reserved  



Negotiating Multiple Offers. A Tutorial.

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

call Me 407-873-2747Hi Folks, If your market is saturated with REOs, as mine is, you may be incountering multiple offers quite frequently. This article, I wrote a couple of years ago. may help you deal with them.

Negotiating multiple offers. 

I don’t know about you but I love things in multiple. Multiple zeros on my bank balance, multiple listings, multiple closings and of course, multiple offers. Multiple offers, are one of my favorite things. It really places my Seller in the driver’s seat when it comes to negotiating and normally means we will be able to get a higher price for the house.

What I don’t like, is a common misconception, from Realtors, that I have to disclose multiple offers to them. Or, that I have to disclose the existence of any offers to them, whether received or not. Sometimes they expect this before they even show the property. I have even been accused of being “unethical” for not disclosing an offer. So first, let me make something perfectly clear, offers, whether one, or multiple, are nobody’s business but my Seller’s and mine. How we choose to handle the negotiations or disclosure is 100% my Seller’s choice.

Standard of Practice 1-15 

  • REALTORS®, in response to inquiries from buyers or cooperating brokers shall, with the sellers’ approval, disclose the existence of offers on the property. Where disclosure is authorized, REALTORS® shall also disclose whether offers were obtained by the listing licensee, another licensee in the listing firm, or by a cooperating broker.(Adopted 1/03, Amended 1/06)) 

Standard of Practice 3-6 

  • REALTORS® shall disclose the existence of accepted offers, including offers with unresolved contingencies, to any broker seeking cooperation. (Adopted 5/86, Amended 1/04) 

Accepted offer, means, a pending contract. Florida law is quiet on this issue, as it should be. Negotiations are not dictated by State laws. And I’m sure you State’s laws are quiet on this as well.

So how do we handle multiple offers? Well, I am sure there are many ways, but here are a few examples of the way I do it and that seem to be quite common in my area. I will be curious to hear how they are handled in your area. 

  • Notify all Realtors/Buyers of multiple offers and request “highest and best” by a certain day and time. This technique is used quite a bit in my area, especially on bank owned properties. It is a pretty good way to weed out the lookers and concentrate on the serious buyers. Works best when you have numerous offers. Once they have submitted “highest and best”, the Seller can pick one that is acceptable, choose one or more to continue negotiating with or set another day and time and ask for “highest and best” again. Repeat until there is an acceptable offer. I’ve been the Buyer, on several foreclosures, where this technique was used and frankly, I ended up paying more than I wanted for the property. It turns into a competition and I hate losing. So this method definitely works.


  • Don’t disclose the existence of other offers, pick one and try to negotiate it. If you can’t, pick another one and do the same. The problem with this technique is it may take a few days to negotiate on one contract and while you are doing this the other one may withdraw their offer. Not one of my favorites but can work if you are already negotiating when the second offer comes in. 


  • Don’t disclose and negotiate all offers at the same time. I actually have done this many times. The key though is to make sure the Seller does not sign the counters. If they do, and the Buyer accepts it and signs, then you have an accepted offer and the game is over. This can be a good technique if all the offers are pretty close in price and all the Buyers are equally qualified. Then it is just a matter of who responds the fastest(motivation). You don’t disclose, because then they would all respond quickly. You want their motivation to be, that they are anxious to purchase, not that they are anxious to beat out the others. 


  • Disclose the existence of other offers and the amount of the offers. Play them against each other. Let them know they are competing and if you want this property you will have to beat the offer, or offers, I have on the table. Continue until only one is left. Hopefully it will be way over list price by this time. I used this technique during the boom time, so many times I can’t count them. Very successful way to negotiate. 

It is very important, that however you want to negotiate multiple offers, it is the Seller’s choice, not yours. Do not disclose multiple offers to another Realtor with out the permission of the Seller. After all, it is his deal not yours. So there you have it. I hope this helps. I am by no means an expert on this but I really do love multiple offers. 

So next time a Realtor ask you this, “Do you have any offers on this property” try this “I’m sorry, that’s confidential information but as we speak, this property is still actively on the market.” Does this help? 

Are you a Florida REALTOR(R) looking for a change? Check it out.


 Copyright © 2009 | All Rights Reserved

How cool is that?

Let’s jump right in to my Poinciana Market Report for March 2009.

*****This report will encompass Poinciana Florida zip codes 34758 and 34759 excluding Solivita, Lake Marion Shores and Cypress Woods. This data was pulled form the Mid-Florida Regional Multiple Listing Service on 3-13-09. 

Check it out. Inventory is DOWN to 812 properties. Thirty days ago there were 932 properties on the market. That’s a decrease of 15%. 

Now here’s the biggie. There were 152 closings in March 2009. That’s the highest amount of resale closings in a month…..EVER! That’s EVER as in “We have NEVER had that many closings in any 30 day period since Poinciana was established in 1973″. 

Folks this is huge. Inventory is down and sales are way up. This is actually right in line with what you hear on the National news. 

But let’s look a little closer. Of the 152 sales last month, 121 were either REOs or Short Sales. That’s 80%. 

Of the 385 closings thus far for 2009, 315 were distressed properties. That’s 82%. 

In December 2008 the average home sale was for $85,023. In March 2009 it was $70,620!! So, even though inventory is way down and sales are at an all time high, values have still declined by 17% in Q1 2009. 

Why is that? Usually declining inventory and increased sales cause prices to go up. Well that would be true except…….80% of the sales are distressed properties. Lenders and pre-foreclosure Sellers are not concerned with maximizing price they are concerned with selling their property quickly. The way to do that is to be the best priced property on the market. 

In order to be the best priced property on the market listing agents keep “leap frogging” their listings ahead of the others. If you price your listing at $50,000 I’m going to price mine at $49,000 and so on and so on. Make sense? 

I did further research today to try and find out when the absolute peak of the market was in Poinciana Florida. I found it. It was May 2006. In May 2006 there were 102 sales in the Poinciana neighborhoods. Of these there were NO distressed sales. The average price was $220,206 or $136.28 per sq ft. 

The average price for March 2009 was $70,620 or $41.24 per sq ft. Folks that’s a decrease of 70% since the peak of the market a little less than 3 years ago. 

What does all of this mean? It means that Poinciana is getting very, very close to hitting the bottom. If you are waiting for this……now is the time to start looking for a place to buy. Now I by no means believe prices will start going way up but I do believe they are going to level out and slowly start increasing. Don’t wait too long to get back into the market. 

So how’s your market?





Copyright © 2009 | All Rights Reserved  


Is telling the truth being negative?

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

I thought this was a bunny suit!!Hi folks. Here it is Easter weekend and I’m still working! How about you?

By the way…..I couldn’t find my damn Bunny suit!!!!

Such is life. Anyway, I want to talk a little bit about listing presentations. As most of you, know I am mainly a listing Broker and have been for 15 years. I’ve sold hundreds of homes in Central Florida and consider myself an expert when it comes to pricing and getting Sellers to hire me to sell their properties. It’s what I do and I take it very serious.

Currently, my market is very difficult. Regular listings are just not selling and needless to say this makes my job more difficult. I can’t walk into a listing presentation being Mr. Optimistic any more. Actually….I guess I could….but I won’t. Giving Sellers “false hope” is the worst thing we as REALTORS® can do. Sellers, need to know, that selling their house is going to be very difficult even at the right price. If it’s over priced…well forget about it. They will not get lucky in this market.

So my listing “pitch” has changed. I no longer go in with the attitude, “that if you list with me I will sell your house in 90 days guaranteed”. Because chances are I won’t. And Sellers need to know this. I can’t make promises that I can’t keep. If I did, my Sellers would be very unhappy when I start making excuses for why I didn’t get their home sold as promised. Personally, I don’t do excuses.

“But, Broker Bryant, why be so negative? Why would people list with you if you can’t promise you will sell their house?” Well that’s a good question. Folks list with me because I am 100% honest when it comes to market conditions. The market “is what it is”. There is nothing I can say or do that will change that.

If I painted a rosy picture of the market, when in reality, it sucks, I would be doing my Sellers a disservice. I have more respect for my Seller’s intelligence than that. They know the market is bad and because I tell them this they trust me. I’m not trying to sell them on my services. Instead I’m giving them the truth so together we can devise a plan that will give us the best shot at getting their home sold.

By having this attitude and using this approach I am able to keep properties listed until they do sell. My Sellers are also more receptive to making adjustments when necessary. They know, without a doubt, that I am doing everything I can to get their properties sold.

In this more difficult market, Sellers need a REALTOR® that is able to be brutally honest about current market conditions and pricing. Now having said that, there are still many Sellers out there who are living in la la land. And that’s OK. It’s their property and they can do what they want with it. It’s their right to “hold out” so they don’t have to “give their house away”. They just won’t be doing it with me.

I can assure you, there are many REALTORS® who will be happy to work with them. Of course they will be damaging their reputation and they won’t get paid. But hey, maybe they’ll get a Buyer or two off the yard sign. I wish them luck. 
As for me, I will continue to be brutally honest and will continue to under promise and over deliver. I hope you will too. Will you?

Are you a Florida REALTOR(R) looking for a change? Check it out.


 Copyright © 2009 | All Rights Reserved   

Is it brains, brawn or beauty?

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

BAM! Got me a short sale!! 407-873-2747

Hi folks. How about a little self analysis today? Come on….it’ll be fun. I’ll even go first.

What sets you apart from other REALTORS(R) in your area? Why would the consumer choose to work with you instead of your competition? Once you have their business, what do you do to keep it? I’ve been asking myself these questions this week. Why? Well I’m curious as to why I am so successful in what I do. I don’t have an office. I work by myself. I’m not that smart. I don’t have some extraordinary marketing plan that miraculously gets my listings sold. In fact I do very little marketing at all. Almost all of my marketing is geared towards getting business, not selling houses. So what it is? What’s the x factor? So let’s see what I can come up with as I explore these questions.

First. What sets you apart from other Realtors in your area?

  • Longevity. I have been in my farm area for 15 years. My longevity has proven to potential customers that I’m not going anywhere. Just the fact that I have been doing this for 15 years shows them I am not a fly by night Broker. I have staying power.
  • Persistency. My farm area sees my face everywhere. I have consistently advertised in the same places for 15 years. My farm area sees my ads every month and have for a long time.
  • Name recognition. I get great word of mouth and referral business. My reputation is very good. I have lots of signs in the ground. My farm area is constantly getting post cards and letters from me.

Secondly. Why would the consumer choose to work with you instead of your competition?

  • Honesty. I think this is one of the biggest things. Folks know I will tell them what they need to hear. I never underestimate my Sellers. I lay it on the table. I give them the facts about what their house will sell for. Sellers are not stupid. They know what their house is worth. They just need someone that’s willing to reiterate it.
  • Confidence. I have a lot of confidence in what I do. When I am talking to potential customers I talk with authority. They trust what I am telling them about pricing and market conditions. Folks can tell when you are faking it and they know I’m not.
  • Market knowledge. I know my market inside out. I know what’s on the market. I know what has sold recently. I know the color of the carpet in the house for sale down the street. I spend about 1 to 2 hours a day, everyday, studying the MLS listings in my area. This is a practice I started 12 years ago and I have done it ever since.
  • Likeability. Another very important one. The fact is people work with who they like. I truly like people and enjoy talking with them. I want them to feel at ease. If you can accomplish this your business will soar. But again people can tell if you are faking it. It must be genuine.

And lastly. Once you have their business, what do you do to keep it?

  • Communication. This one is actually the easiest but seems to be the one that a lot of Realtors neglect. Constant communication. You must communicate with your customers constantly, as in everyday, if necessary. My goal, always, is that when my sign goes up, it does not come down, unless I am on my way to closing. I don’t care if it takes 2 years, I am keeping the listing. The bottom line is, if you sell their house you are golden, if you don’t sell their house you are mud. Nothing else matters. You must have a successful closing no mater what it takes. Everything else you do, depends on this. Successful closings mean repeat business, great word of mouth, referrals, credibility and builds your reputation as the guy that gets the job done. If you are not 100% confident, that you can sell the listing, then don’t take it. Ever. As in never, no way, see you later. Its easy. Just say, “I would rather turn you down now than let you down later.” NEXT!

OK, there it is, my self analysis. If you have never done this it is a very good exercise. You need to know these things. Your answers may be completely different than mine but that’s OK. The point is you need to ask yourselves the questions and know the answers. It helps you to focus on what it is you do. If you are lacking in any area then you will know what to work on.

Of course in retrospect, maybe I’m successful because I’m sooooooo good looking. Yea, that’s it!

Are you a Florida REALTOR(R) looking for a change? Check it out.


 Copyright © 2009 | All Rights Reserved   

Corporate Mumbo Jumbo.

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Watch List your house cheap in Comedy  |  View More Free Videos Online at

As most of you know, TLW and I have never worked in a regular Real Estate office before. We worked in a property management office for a few years but were the only REALTORS® there, so we learned our craft through trial and error and attending meetings at our local board of REALTORS®. By learning this way we have always done things our own way and really don’t have a clue how other offices conduct their business.

So with that in mind, I have a question for you. I received an offer for one of my listings and as usual it had an additional four pages of disclosures and “CYA” type stuff that really had nothing to do with the transaction. I assume they are just corporate paper work requirements. To me, they are a waste of time and mostly redundant. It seems like whenever I do a deal with one of the “Big Boys” I spend the next week getting miscellaneous forms, from the Buyer’s agent, that they need the Seller to sign ASAP. My first problem is, I’m a busy man, if you have things you need my Seller to sign then please get them to me all at once so I can take care of it and be done with it.

In Florida, we have a pretty comprehensive contract, the FAR/BAR. It has two pages of fine print (the standards) that cover just about everything. Inspections, insurance, liability, default remedies, escrow monies, termites, title, closing costs, time is of the essence etc….Other than a Home owner association disclosure, lead base paint and maybe an addendum with extra terms of the contract, we really don’t need any additional paper work. Everything else, in my opinion, is redundant and a waste of time.

Anyway, the offer I received had this clause typed right on the contract:

  • Pursuant to Section 475.42(1)(j) Fla. Stat., Seller and Buyer hereby grant Broker the right to place a lien on the property to ensure payment of services rendered. For purpose of this paragraph, Broker will be treated as a party to this contract.

Now folks, I have to say, I scratched this clause out. There is no way my Seller will be agreeing to this. Am I missing something here? Would you let your Seller agree to something like this? I have a valid listing agreement and I have offered compensation through the MLS. Why do they need to put this clause in the contract? In my opinion it has absolutely nothing to do with the transaction between the Buyer and the Seller.

So my question is….What’s up with this? Will corporate reject the contract because we removed their “make sure we get paid” clause? Are your offices burying you in unnecessary forms and disclosures? Is this normal practice in the corporate Real Estate World? Maybe, I just like things to be simple and straight forward. What say you?

Are you a Florida REALTOR(R) looking for a change? Check it out.



 Copyright © 2009 | All Rights Reserved   

How to Buy Short Sales In Central Florida

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Broker Bryant,

I have never purchased a home on Short Sale thus I am unfamilar with the term, does it mean they will entertain offers?  Does a Short Sale mean it might be foreclosed on? 

Mr. Needer Know         

Hi Needer,
When purchasing a Short Sale the negotiations are between  the Buyer and the Seller. Once price and terms are agreed a contract is signed by both parties and the property goes into pending status. A part of the purchase agreement is an addendum stating that the purchase is contingent (subject to) the Seller’s Lender agreeing to accept less money (short) than what is owed them.
Getting the Lender to agree to accept less is a process that can take 2 weeks or 2 months. Basically we have to submit the contract for the property and the Seller’s financial information to the Lender and make a case of why it is better for them to accept the Short Sale than it is to foreclose on the property.
From the Buyer’s perspective the biggest drawback is the uncertainty. You cannot be sure the property is yours until the Seller’s Lender makes a decision. Their decision can be:

  1. NO
  2. YES
  3. We want more money

However, because of this uncertainty the property is normally priced to reflect a “negative property condition”. This negative condition is the time required and the uncertainty involved. It puts a limit on the amount of Buyers that are interested and who are willing to have patience while the Seller goes through the process. This makes it a good buying opportunity for a patient Buyer.

Does this help?      


Are you a Florida REALTOR(R) looking for a change? Check it out.




About us

I am a licensed real estate Broker in the state of Florida. My opinions on real estate have been formed from my experiences and 15 years of working in the business. My opinions are in line with Florida Real Estate laws and the REALTOR(R) Code of Ethics. Your State’s laws may differ. So do your own homework before implementing any of my business practices into your business.