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Home Buying in Cape Coral : Real Estate Advice

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  • Local Info77
  • Home Buying407
  • Home Selling29
  • Market Conditions36

Activity 524
Sat May 13, 2017
Bob asked:
minimum sq ft 2,000, waterfront and pool. My search found nothing! I am able to find listings on Zillow and Why not Trulia?

Thanks, Bob Cron
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Thu May 4, 2017
Linda asked:
Mon May 1, 2017
S_thesy asked:
ho I would like to know how much it would cost to put a house on my lot : 1920 1TH NE CAPE CORAL or other solutions
thank you
kind regards
thesy walraf
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Sat Apr 29, 2017
Robert Greenblatt answered:
Most lenders will require a waiting period of 7-10 years after a foreclosure before being able to qualify for a mortgage. However, depending on your current financial status, a local bank may be able to work with you and portfolio the loan.
- Robert Greenblatt
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Sat Mar 18, 2017
Jimmy answered:
Welcome to Cape Coral!

Average cost for an 80' property is 14k after all fees. If you buy a lot with an existing seawall that has a cracked seawall cap, expect to pay 80-$100 a linear foot to replace. My name is Jimmy Williamson. Our family name has become synonymous with this industry. We care about your satisfaction and our reputation.
Williamson & Sons for new construction
Williamson Brothers for repair or replacement and custom boat docks & lifts 239-283-2013
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Mon Mar 6, 2017
Eric Stevens asked:
If a new construction is built 3 months earlier than promised, can the builder force us to close? We needed more time to save money, plus we have 3 month left on our rental lease. How long…
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Mon Jan 9, 2017
Robert Guth answered:
The amount of homes with defective drywall left in the area at this point is slim to none. There is not a master list of homes, but if there is one listed on the MLS, then it will identify that it is positive for defective drywall.

If you'd like for me to help you find good investment deals, let me know and I'll email some properties.

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Mon Jan 9, 2017
Robert Guth answered:
Electric bills will vary a lot based on the home size, location, and pool or no pool, but $120-$200 for electric, and $90-$100 for water would be a fairly realistic expectation.

You can visit the local utilities websites here:
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Mon Oct 17, 2016
Barbara Klare answered:
I always post my open house in the MLS. Potential buyers using their property portal can see them. Also stake plenty of signs.
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Tue Sep 20, 2016
John Burke answered:
Wow, I know this is an old question but good grief there are a ton of incorrect answers here.

FHA only requires a 2 year wait after a chapter 7 bankruptcy to be eligible. If you did a chapter 13, you may be eligible 12 months in to your payment on it!

The only time the period is long is if you included a mortgage in your bk in which case FHA defers to their foreclosure guidelines which require a 3 year wait from when the bank takes back title to the home.

VA guidelines on the other hand are just a straight 2 years for chapter 7 with or without a mortgage being included & the exact same as FHA for a chapter 13.

Take a look at the recommendations from some of my past clients on my Trulia profile by clicking the link below my phone number.

Please feel free to contact me for more information or help.

John Burke
Senior Mortgage Banker
Lending in ALL 50 states
Great Plains National Bank
Apply Online:
NMLS# 787231
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Tue Sep 13, 2016
Robert Guth answered:
The majority of residential real estate contracts in Florida these days are written on the F-R BAR- AS IS contract, This article will answer some frequently answered questions regarding this contract with a focus on how inspections and repairs are handled under the AS IS contract.

AS IS is essentially a warranty disclaimer, Property is often sold AS IS in order to limit any liability relating to the condition of the property.

Aside from the general AS IS disclaimers the main difference is how inspections ans repairs are handled. Under the standard contract seller is obligated to a repair limit, If the cost of repairs exceeds the repair limit the buyer can elect to have seller repair certain defective items up to the repair limit. If neither election is made, either party can cancel the contract. The procedure is much simpler under the AS IS contract. Seller has no obligation to repair anything, but buyer can cancel the contract within the inspection period if buyer determines the property is not acceptable.
There are a couple other notable differences between the two contracts pertaining to inspections and repairs. First, the AS IS contract has no limitations on the type of inspections or who can do these inspections compared to the standard contract which limits the items that can be inspected and who can inspect them. For example, under the AS US contract a buyer can get a mold inspection which cannot be done under the standard contract ( unless there is a separate mold inspection). Second, under the AS IS contract anyone (including the buyer) can inspect the property, compared to the requirement of using a professional inspector under the standard contract.

Is buyer's only option under the AS IS contract to cancel?
Technically, yes. Practically, however, buyer's ability to cancel gives buyer significant leverage to negotiate for certain repairs, a price reduction, or a repair credit (often re-captioned a "closing cost"credit if buyer is getting a loan).

A major (and perhaps the only similarity) is that seller is not obligated to make any repairs. However, the parties under the standard contract must still follow the extensive inspection and repair provisions. These include:1- buyer must still give notice of defects, 2- seller must still obtain written repair estimates buyer cannot cancel if seller agrees to make all requested repairs, and 3- if seller does not agree to make all repairs, 4-seller can cancel if buyer fails to elect to take the property in its AS IS condition.

*Addendum K - Legally there is no distinction between the AS IS contract and the standard contract with addendum K attached. However, the AS I S contract is much cleaner and easier to use. A typical circumstance where it makes sense to use the AS IS addendum is when the parties as part of the contract negotiations decide to convert the standard contract into an AS IS sale. This usually occurs when seller agrees to a reduced price in exchange for buyer taking the property AS IS.
*Addendum L- Right to Inspect and Right to Cancel- From a buyer's perspective this is the best of both worlds. Buyer can cancel the contract if buyer is not satisfied with the condition of the property but seller is still obligated to repair defective items (up to the repair limit) if buyer does not cancel.

Seller and listing agent are still required to disclose known hidden defects that materially affect the value of the property,notwithstanding that the property is being sold AS IS.

Bank owned properties are always sold AS IS. Similarly, institutional trustees and fiduciaries typically sell property AS IS, A seller may also decide to sell a property AS IS if seller knows the property is in a state of disrepair, or if seller agrees to a significant price reduction, A buyer, on the other hand may use the AS IS contract to make buyers offer more attractive, or to tie up the property while buyer continues to look at other properties (often to the consternation of the seller and listing agent).

When representing a Buyer, I am compensated by the seller, not the Buyer. I'm on call for my clients 7 days per week, and can make the buying experience seamless and hassle-free.

Robert Guth, Realtor
Re/Max Realty Partners
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0 votes 16 answers Share Flag
Tue Sep 13, 2016
Robert Guth answered:
Though Maronda Homes has been around since the early 70's, they have a pretty healthy base of unhappy customers and bad reviews. As you know, every builder is going to have their share of unhappy or even unreasonable clients, but in their case the extent of their complaints is hard to ignore. Most of the complaints seem to be about sub-contractors, consistency, follow up, and overall quality of work with problems arising after construction.

If you are looking to build in the area, I'll be happy to help. I'm a local Realtor, I have built spec homes myself, work with many builders, and having been a licensed mortgage broker in the past for 16 years, I have originated countless construction loans. Builders have a commission built in to their price, and if you work with them unrepresented, they very well may retain that entire commission. Otherwise they will compensate your Realtor, and now you have unbiased protection and representation by a professional who will have your best interests in mind, and who has the capacity and experience to review contracts, understand draw schedules, and in my case, make sure the loan you are getting is healthy for you and your family.

I work with Buyers and Sellers, and I am on call 7 days per week for my clients. Seller/builders pay me, not the Buyer.

You can visit my website and contact me any time. Regardless, best of luck, and I hope your construction experience is a good one!

Robert Guth, Realtor
Re/Max Realty Partners
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Mon Aug 15, 2016
Angelica P answered:

We didn't get enough information about your problem to resolve the issue. Please provide us with your email address and we will be happy to assist you.

For future reference, you can feel free to contact us about this type of inquiry through our contact form here:

Thank you for using Trulia!

Consumer Care Advocate
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Fri Aug 12, 2016
Robert Guth answered:
The least amount I have spent to put a pool in, was $23,000. That included a paver deck, pool cage, pump, etc. I suspect prices may have gone up a bit since then though. So use that figure as your bottom line, but it also depends on how much it takes to put a pool in your specific yard, retaining wall, the design and any additional features. So you can expect $25,000-$35,000 is that helps.

If you need any more help, you can visit my site:
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Mon Aug 8, 2016
Robert Guth answered:
Yes, but be careful. I think what you are meaning, and correct me if I am wrong, but you have a home with a mortgage, and you want to buy another home getting a mortgage for that property. The only way you can tap in to your equity is to get a home equity loan or line of credit from your bank or a lender, and then use that cash for your down payment on the new home. But I say be careful because then you will have a new debt to account for when your new lender reviews your "debt to income" ratio. This is a significant factor in getting approved for a new mortgage.

Its always best to game plan first, and then make a move. I am a local Realtor, from Cape Coral, with 16 years of mortgage lending experience as well. When you buy a new home, I would be compensated by the seller, not you. So please feel free to contact me, and I'll be glad to help you.

You can check me our and get my contact info from my website:
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Mon Aug 8, 2016
Robert Guth answered:
Only if the duplex has each side individually recognized as separate properties in terms of a strap number. This is uncommon in our area, but not unheard of

There are other ways to purchase together and still document and secure each position.

If you need any help, I am compensated by the seller, so my Buyer clients never pay me. I can research each property for you, and work with a local lender to game plan the best approach for you folks. I am from Cape Coral, and have 16 years experience as a mortgage lender as well so you'd be in good hands.

You can check me out here as well as find my contact info. If you'd like, I can send properties to you that meet your criteria:
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Mon Aug 8, 2016
Robert Guth answered:
There is no such list. Your best bet is to search here: l
look for homes built between 2004-2008, and if it looks ok but is priced significantly lower than similar homes, your radar should go off. CLEARLY THIS IS NOT A FOOL PROOF WAY TO SEARCH so your best bet is to search through my Realtor portal, and then if a home interests you, shoot me an email and I do the leg work for you in terms of finding out if it has defective drywall, or any other concerning factors. My Buyers don't pay me. I am compensated by the seller when my Buyer clients find a home using my service.

Search all homes for sale here:
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