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Florida Real Estate Blog

August 6th, 2019 12:04 PM

So we just sold a home here in Longwood to  a Lady from Miami.  Her agent seemed to think she was an expert on Wells, since she had installed one two years ago on her property.  Well she scuttled the deal by telling the Buyer the home had an illegal well.  So of course the buyer wanted a new well even though this on was working well and they had the water tested.  That deal did fall through but we where able to get the home sold without drilling a new well.

So what did we learn from this?  First well water should be tested in the beginning of any listing as it takes 10 days to get the results back and that could fall outside of your inspection period. 2nd well testing requires certain input containers and a chain of custode, Best place to go on North side of Orlando for testing is Flowers Chemical Labs 407-339-5984 in Altamonte Springs at corner of Newburyport and 1st St.  behind the City’s main buildings. 3rd not all wells have a number on them. That is what got the buyers agent in trouble thinking that if it did not it must be illegal(that is incorrect).

So how do you not cause a panic with your buyer if you have a well providing drinking and bathing water to the home.  1. Request they have a water test. 2. Check the Well Head to see if it does have a number on it. If so you can probably contact Seminole county and find out more about it.  If it does not contact St. Johns Water management and they will give you direction on what you have.  Where things get a little dice is when you have to replace a well as we now have specific things that need to be done to the new well and the old one.  Do your self a favor and make sure the Well driller pulls a permit and then you need to verify that it was closed out. It will save you much time and agony when you go to sell your home.

Posted in:utilities and tagged: drinkingwells
Posted by Jim Ruddy on August 6th, 2019 12:04 PMLeave a Comment

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Once we have a contract to purchase signed by all parties we will re-engage with Watson Title (as they have already completed the pre Title exam to assure no liens are on the property). They have a video explaining this process it is more for the buyer but the seller should also review it and know that the Title Company will be reaching out to them for data that the IRS requires to be provided at the time of Closing.  If any of the sellers do not have a social security number they should reach out to the Title company immediately to start a process know as FIRPTA, feel free to also contact your Realtor so they can assist you at this time. 

Posted in:Real Estate and tagged: Titleservices
Posted by Jim Ruddy on July 25th, 2019 8:31 AMLeave a Comment

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July 25th, 2019 8:21 AM
So one of our team members that will begin preparing for the closing of your home is Watson Title services. We have a video about Watson Title here for you to understand what their function is as a part of your Real Estate Team.

Posted in:Real Estate and tagged: Titleservices
Posted by Jim Ruddy on July 25th, 2019 8:21 AMLeave a Comment

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July 25th, 2019 7:38 AM
Watson Title Services put together a good video explaining what you should do after the closing.  I think they should have added a few things such as, Buyers should file for Homestead and request Portability once they have their Deed in hand (about 30days after the closing) make sure everyone on the Deed has changed their drivers license to reflect the new address.  As a Seller you should cancel Home owners Insurance and any auto payments you had set up for your mortgage.  Thank you for working with our Team, please call us with any questions.

Posted in:Real Estate and tagged: closingquestions
Posted by Jim Ruddy on July 25th, 2019 7:38 AMLeave a Comment

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This is a question we get often, Sellers want to know when the most buyers are out there looking to purchase. After all we all want a bidding war for our very special home don’t we? So Maggie and I have captured data from our MLS system for the past 6 years regarding home sales in Central Florida.


It comes out that our thoughts for the right time to enter the market is March but what surprised us was the fact that the sales volume continues all the way out to the end of August(not June like we had heard).  Not only that but I believe the reduction in home sales at that time is tied to the fact that less homes enter the market after July. So really if you want to time the market it seems that the fall may not be a bad time to enter since you have less competition and as you can see by the data, Buyers are still actively purchasing homes all the way through the end of the year. So give us a call and lets get your home sold and find you that new abode for that next stage in your life.

Posted in:selling homes and tagged: timingthemarket
Posted by Jim Ruddy on July 19th, 2019 8:16 AMLeave a Comment

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So this questions comes up often when families are considering selling their home and the Realtor has presented them with what he or she considers is the value of their home.  Conversations goes something like this. 


Tell me Jim how can that be since my neighbor on this same block has sold their home for $170 per sq ft.  and we are much bigger than them.

That is always the key to the answer, the smaller the home the bigger the impact on price per square foot. 

 And here is why.  Everyone in the same subdivision has approximately the same price for the lot(yes I know some paid premiums’ for their lot that is on the Water/Golf course/no rear neighbor).  But that can be adjusted for in a Market Analysis.  What most folks do not realize is size of the house works in reverse on calculating  price per square foot.

 i.e.  two homes  one 1,400 sq ft   the other 2,100 sq ft.  Lots in this neighborhood have a value of $50,000.


1st home Price per sq ft for that land is $35.71  while 2nd home is 23.80. That is a big difference when comparing what is a fare price for the home.

Give us a call 407-718-0984 if you have questions.

Posted in:General and tagged: appraisalmarketanalysis
Posted by Jim Ruddy on May 7th, 2019 8:59 AMLeave a Comment

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We have a number of refrigerators and more important is the fact that we have a great appliance repairman that not only fixes / saves them but he also shares info to help you from being in the same position again next year. 

So he saved me from replacing a 2010 very expensive refrigerator by vacuuming the cat hair that had clogged up my coils.  He said it is the number one killer of your compressor

as the coolant can not cool down and compressor just keeps running until it overheats and breaks down.  So do your self a favor and vacuum your coils.  They are located at the bottom of the refrigerator and you can access them from the bottom front grill. Enjoy your day.

Posted in:General
Posted by Jim Ruddy on March 1st, 2019 10:21 AMLeave a Comment

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Tonight the County presented their plan to create a special tax district for the next 15 years. It would impact about 450 homes near the old course.  It is developed to pay for the clean up that is required by the State to allow this land to be a park.  Still much more to be done but it does seem that we as homeowners will be asked to share in this project.  It seems that it may be as low as $93 a year for 15 years but that is not guaranteed at this point.  The number will be fixed before we vote on it some time in May 2018. There is also another price tier for homes on the course of $185 a year.  As they will have the greatest up lift in home value across the 98 acres of green space in our community.

All in all I think it is a good thing to do.  We need 65% of the families to agree so it will not go easy but as they said ONCE THE LAND IS GONE. IT'S GONE.  Better a place for our children's children to play than a place for a developer to make millions.  I served as this Clubs President back in 1998/1999 and we nearly went to a waiting list because our membership was so full.  It did not happen and now we are left with land to be developed into what we want or what developers want. The good news is we get to vote.... Vote Yes

Posted in:community and tagged: save Rolling HillsRHGC
Posted by Jim Ruddy on March 2nd, 2018 2:06 PMLeave a Comment

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October 12th, 2017 4:49 PM

We represent many properties as Realtors and we learn something from each and I normally would not blog about a sale experience, yet saying that here I go. We had a lovely home on 5 acres in Orlando Florida.  What made this special was the Bamboo.  When Maggie and I first drove down the long entry way we were struck by the Forest of Bamboo. The sellers had strong ties in the University community and actually served many years in Japan. The home layout had an Asian feel to it but again what drew us back was the forest.  We knew people would love the privacy and the home but how do you handle Bamboo?  It will overtake your property so I heard.  Yet this family has maintained their forest with the following simple commitment.

To reduce your Bamboo crop, you must cut the bunch you want to remove down to ground level and maintain that cutback for 3 years.  At that time the root system will die and it will not bread again.

That’s our input and would appreciate comments positive or negative.  The goal of any blog is to share knowledge. We have done that. 

Posted by Jim Ruddy on October 12th, 2017 4:49 PMLeave a Comment

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September 3rd, 2017 3:59 PM

So we heard about Homestead and the need to file for it, but what is this portability thing?

This is another part of what our State Government provided to assist our Senior population. It was found that we could tax our Seniors out of the home they have lived in for the past 40 years.  So Homestead was instituted. They realized that they also had issues with Seniors when they tried to downsize or move to follow Grandbabies.  They lost their homestead tax savings. So they implemented Portability to allow you to bring the tax savings you enjoyed to your next home.  It is a complex formula but all the County web sites have an application that you can input your information and they will provide you with the savings.  Or you can just call or email them and they may do it for you.  They did it for us here in Seminole County.  It reduced our Tax assessment by $16,000.  Be careful, that is not your savings it is what your tax is computed from.


So just remember if you sell your home and purchase another anywhere in Florida you need to file for Homestead and request portability. Portability has to be requested within two years after the purchase of your new home. Its your money, why not keep it.


Link at Seminole County for more info.  There number is




Posted in:taxes and tagged: real estate tax
Posted by Jim Ruddy on September 3rd, 2017 3:59 PMLeave a Comment

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