Ever wonder what it would be like to pitch a tent in Florida? Click on the link to learn more…
www.floridastateparks.org/sites/default/files/media/file/2018_CampingCabinsGuide.pdf
Ever wonder what it would be like to pitch a tent in Florida? Click on the link to learn more…
www.floridastateparks.org/sites/default/files/media/file/2018_CampingCabinsGuide.pdf
A real estate consultant is an advisor and counselor, one who can clarify your available investment options, as well as provide you with research and analysis to justify your decision-making. If you are feeling cloudy about your real estate holding, it’s probably time for you to get a third party’s perspective from someone who can shed light on your situation.
Q.1. What Does a Real Estate Consultant Do?
To perform well in real estate investing, you need to get some advice from a professional real estate consultant that is highly informed in the purchase and sale of real property, mortgage finance, income analysis, market valuation, tax consequences, legality, contract terms, risk, and feasibility studies of a proposed project.
With this knowledge, a savvy consultant can provide you with skillful guidance on real estate investing to help you amass a fortune. As such, these services are always in demand.
Are you interested in buying, selling, or leasing real property? Do you need assistance in defining your real estate goals and investment plans? Whether for passive income, retirement planning, or legacy succession planning, a real estate consultant can deliver investment options and strategies that a client can rely on to achieve their financial goals.
Q.2. How Much Does a Real Estate Consultant Charge?
Fees vary according to the amount of time involved in conducting market research, crafting investment options to choose from, and outlining holding strategies based on the investors wants and needs, as well as other factors, and the level of detail that is requested. The consultant may charge an hourly rate, a flat rate for services to be rendered within the scope of the assignment, or a hybrid of the two. Additionally, if the consultant is also operating as a broker, he or she may also earn a real estate sales commission for such buying, selling, or leasing services associated with a given transaction.
Q.3. How Does One Engage a Real Estate Consultant?
The consultant-client engagement usually begins with a request for information or request for proposal (RFP). On such request, the consultant will gather enough preliminary information to assess the prospective client’s real estate needs, then draft a proposal that defines the scope of work to be performed, the costs associated with the assignment, and any appropriate disclaimers and limiting conditions. The prospective client may then request changes to the scope of work to meet their needs and objectives during the consulting process.
After some back-and-forth negotiation on terms and price, the client will sign the final engagement letter and submit a nonrefundable binder deposit (usually 50% of the fee), with the balance due on invoice and submission of the completed assignment.
Coleman Tanner | Real Estate Consulting
John W. Tanner, J.D.|M.S., is the head of our real estate brokerage and consulting practice, as well as the managing broker in Florida. He is based in Miami and oversees all Florida operations.
John has worked across three sectors of the real estate industry, including loan origination and processing, residential and commercial property valuation, and residential real estate sales. He also studied hotel development while in graduate school at Florida International University’s Chaplain School of Hospitality Management.
While attending Florida Coastal School of Law, John took courses in residential and commercial real estate law, trusts and estates planning, and business law. Through a study abroad program, John attended the Universitè Du Auvergne in Clermont-Ferrand, France, where he studied French business law and international contract negotiations.
John has extensive experience in valuing residential and multi-family properties, as well as some experience appraising retail, hotel, and office/warehouse properties. He has worked for various banks and credit unions, private investors, homeowners, landlords and tenants. His team of appraisers completed valuations of over $500 million worth of real estate from 2004-2010.
To book an initial consultation, visit www.Calendly.com/jwtanner
For more information about Florida properties for sale or lease, visit www.colemantanner.com
New home buyers often fall in love with the model homes they visit because the builders hire interior designers to showcase almost every premiere feature they offer. As such, it is important to clarify what IS and what IS NOT included in the model that you buy.
Here is a list of typical upgrades offered by most new home builders:
Also, keep in mind what others are doing in your neighborhood. An appraisal rule of thumb to keep in mind is that if your home is the only one in the neighborhood that has a fancy “thing-a-ma-gig” that nobody else has, it will be deemed an “over improvement” and not be given weight to the bottom line market value of your home.
In closing, when negotiating the features of your new home, be sure to get the cost of each upgrade upfront and in writing and stick to your budget. Compare the builder’s costs versus doing it yourself, or consider the cost of outsourcing some of these optional items, such as the pool, on your own, post-purchase. But do keep in mind that any items included now will also be financed into your home loan at highly remarkable, low interest rates – in today’s market October, 2020 – that’s under 4% for a fixed 30-year loan.
Best of luck in your new home construction purchase!
Buying “new construction” is an exciting undertaking. Unlike buying an existing home, you’ll get to make it your own before turning the key for the first time. Here are ten tips to keep in mind as you begin your home building journey.
In closing, buying a new home is fun when you think of the construction details with a business-like approach, and the community lifestyle & interior design with your heart. We wish you a successful journey in pursuit of your “forever” home!
Coleman Tanner Realty – Your Home for Real Estate Solutions!
To schedule a Home Buyer Consultation, we can be reached at (786) 258-8877 or by e-mail at sales@colemantanner.com.
Coleman Tanner Realty is an Equal Opportunity Housing provider.
Are you thinking about getting into the real life game of Monopoly? If so, you probably have a few questions you want answered before committing yourself to your first investment purchase, such as:
The answers to these questions vary with every property as no two transactions are ever identical. That notwithstanding, let’s take a look at the basics and figure out how to analyze a property to determine whether or not it is a good deal for you.
The answer to this question depends on whether the property is a single-family residence, a 2 to 4 unit property, or a 5+ unit multi-family property. Generally speaking, the market dictates the value of 1 to 4 unit residences using a valuation model called the sales comparison approach. The sales price/rent price of comparable properties that recently closed within the immediate area of the subject property are analyzed to determine an opinion of value.
For commercial real estate, 2 to 4 unit properties, or 5+ multi-family properties, the income approach to valuation is widely used by real estate agents, appraisers and lenders. This approach requires determining an annual market capitalization rate (based on the income of comparable sales) and a property-specific cap rate, based on projected annual income of the subject property (a pro forma statement of rents), using a gross rent multiplier, divided by the current value of the property.
Example: If a 1 unit condo costs $120,000 to purchase and the expected rental income is $1,200 per month, then the expected annual income is: $14,400 divided by $120,000 (cost to purchase), equals a cap rate of 12%.
The cap rate Is helpful for comparison purposes, but for a closer look at your potential investment, you’ll need to consider inflation and deduct for it using a discounted cash flow model. You’ll also need to factor in the costs of a mortgage, known as annual debt service, property taxes, property insurance, and other miscellaneous expenses such as water, electricity, landscaping, security, reserves for replacement, preventative maintenance, etc.
When comparing investment options, properties with a higher ROI will help you make the best choice with regard to the greatest return on investment. To calculate your ROI, divide your profits by your investment cost. For ROI to be meaningful, you must input the most realistic expenses that can be expected for the subject property. Otherwise, any costs that are manipulated or omitted, which would reduce the ROI, will paint a picture that is unrealistic, increasing your opportunity cost (that is, The cost of not investing in other investment options), and may burden you with additional operating costs every month during the holding period.
You should also consider the option of using a mortgage to acquire the property, versus paying cash, and consider the annual debt service, which are the mortgage payments, and how they impact your monthly and annual cash flows. Additionally, the upside of leverage (buying an asset using other peoples money, or OPM), may significantly increase your ROI.
Note: Don’t forget to factor in your closing costs, real estate commissions, etc. into your purchase price and sale price of the subject property; these are acquisition and disposition costs.
Before we examine ROI on a financed property let’s look at the ROI for a subject property purchased as a cash transaction.
As you can see in the case study the overall rate and a five year period for rental ROI is 8.8%. The overall rate (OAR) on value appreciation is 29.6% for the five-year period or 5.92% per year. Added with the rental income the total annual ROI per year is 14.72%!
Now, let’s take a look at the same investment property but, in this case, let’s use a mortgage to purchase a property.
As you can see in the second example the ROI on rental income is an overall rate of 16.9%! Wow! the ROI on the appreciation is 134%! Combined together, this property produces an annual ROI of 43.7% per year!
It depends. The market dictates the sales price, and, as we all know, that fluctuates based on a variety of variables, such as political, social, cultural, “acts of God,” (such as hurricanes and tornadoes), and economical and business changes in the immediate environment (such as the installation of an Amazon distribution center or an Apple research park coming to Your Town, USA. That said, on average, real estate doubles in value every 10 years. Put another way, a property owner can estimate a 10% per year appreciation in a healthy market in the growth stage of its economic life.
Given the science behind the economic life of a property and its community, the best time to purchase a home is when it is first built. Thus, the best time to sell would be at the end of the first 15 years of its growth or shortly into the stability phase. As a rule of thumb, a rental investment is less risky when the property was built within the last 10 years and the holding period should be no more than 10 years. Buying an investment property within these parameters will give you the best opportunity, external factors aside, to realize a 10% per year gain of appreciation in value.
That’s a tough question to answer because no two investors are examining their tax situation from the same position. If you lived in the home to out of the past five years prior to the sale, then you could be exempt from capital gains tax on the sale of the property buy up to $250,000 for a single person or up to $500,000 for a married couple. However, assuming the property was rented for all five years of the holding period, then you would report your profit as capital gains, which that amount would depend on adjustments such as depreciation and other taxable income which would shift your tax bracket up or down.
Note, however, that a 1031 exchange Allows the seller to roll over the profit into another investment property of equal or higher value without incurring any capital gains taxes. Another note worth mentioning is that if the owner sells the property due to divorce or death and unmarried widow or divorce may count any time that their former spouse lived in the subject property under the exceptions to the “time and use” test. If that sounds like your situation, you should consult a real estate attorney in your market with expertise in real estate law.
Disclaimer: The author of this article is a non-licensed attorney. The information provided herein is for educational purposes only and is not intended to be used as legal advice.
This coronavirus pandemic has turned our lives around quite a bit. I’m making the best of the situation, like most others, and remain hopeful that this shall soon pass. May God be with us all.
Years ago, I adopted Dr. Steven Covey’s 7 Habits of Highly Successful People, then I learned Tom Hopkin’s “golden twelve”words. In the past couple months I added Brendan Burchard’s 6 High Performance Habits. Here’s my adaptation of HP2…
HP2. Generate Energy: Release stress and tension, then get intentional; bring the joy & positive energy; and optimize health. I intend to start my next activity stress-free, positive, eager, alert, flexible, and thankful for the gift of life today. I intend to ”be proactive” in building success in my business. I will bring more joy into my life by observing my daily blessings. I will raise my energy by exercising 5 times weekly, getting 7-8 hours of sleep nightly, eating healthy, and maintaining positive emotions!