What You Should Know About Renovating a Kissimmee Vacation Home

Some people just love the idea of getting an older home or a “fixer upper”. They love the idea that they can purchase a property for much less than market value put some hard work  and a little money into it and after they have an nearly new home built from their own specific criteria that is worth more than they paid for it (in most cases). Whether you chose to keep the Kissimmee home as your own getaway retreat, rent out for an annual return or sell for immediate profit this project usually works out to be a good idea. However renovating a home is a not a hands off job and will take money, planning and some of your own sweat and tears to be completed and to be profitable.

First things first do the math. Figure out how much you are willing to pay for the Kissimmee property itself. Do this by adding up the total for the needed renovations.  When doing this part always include the professional advice from a home inspector if the house needs significant structural improvements, many real estate experts recommend avoiding it altogether. That’s because major repairs such as plumbing and electrical system overhauls, foundation upgrades, and extensive roof and wall work — are usually “invisible” and hardly ever raise the value of the house enough to offset the cost of the renovation.  Make sure to include in the total for the renovations costs for labor, supplies and a little extra for any unexpected extras or unforeseen problems. Next, subtract that from the home’s likely market value after renovation based on comparable real estate prices in the neighborhood. The total is a good assumption as to whether the house is priced right for your project at hand.

Secondly take care to pick the projects that you chose. Extensive projects or large scale foundation/structural work like the others listed above often go unseen and our unlikely to raise the value of your house much. Instead choose projects such as paint touchups, drywall repairs, floor refinishing, which generally cost much less than what they return in market value. New lighting fixtures, doors, window shutters, and siding, as well as updated kitchens and bathrooms, are also lucrative improvements.

Thirdly make sure that you have the time needed to do the renovations or if having someone else do them then the time needed to supervise the jobs properly. The most cost effective is to tackle as many as the projects needed yourself. Get the kids involved; ask friends or family that may specialize in one of the areas to help or offer suggestions and advice. When needed do your research to reliable competitively priced professional to do the job for you but take the time to supervise this from beginning until completion.

So before you fall head over heels in love with a “fixer upper” or the idea of turning an old home into your dream Kissimmee vacation home ask yourself these very important questions, how much will I spend, is the amount of money needed for the necessary renovations available and do I have the time needed to see the project through to competition in a reasonable amount of time. If the answer is yes then take the leap. Buy that old house or that fixer upper and go for it.

We hope to earn the opportunity of helping you achieve your investment property goals this year in 2012. For a free, no obligation investment property consultation with our Director of Sales- Lisa Arcia,  please contact us directly at 866-422-6191 and if you have enjoyed this article please consider subscribing to our blog and stay updated on future information. 

How To Save $3,000 or More Instantly When Buying Kissimmee Real Estate

As you begin to do your research on buying and investing in Kissimmee real estate, one area that you will want to understand and be prepared for is the closing costs associated with obtaining a property. In 2012 Florida ranked fourth in the nation for pricey closing costs with costs averaging between 2-3% of the purchase price.  In Florida, like elsewhere, most of your closing costs are incurred in connection with obtaining a mortgage; however, even if you are not obtaining a mortgage, you can expect the following closing costs.

• Survey: If you are purchasing a single family home, you will want to make sure exactly what the boundaries are to your property and make sure that there are no unusual easements or encroachments affecting your property. Not required on most condominiums. $300 – $400
• Title Insurance: $5.75 per $1000 until $100,000, then $5.00 per $1000 thereafter.
• Hazard and Flood Insurance: Obviously, you want to protect your investment from fire or storm.
• Closing Fee: Charged by the closing agent for closing on the property. $325 – $600.
• Real Property Taxes and Homeowners Association Fees: These items need to be prorated at closing depending upon the time of year.
• Title Search: Charged by Title Insurance Underwriter for searching the title on the property. $75.00-$125.00.
• Home Inspection: You want a licensed inspection company to check out the roof structure and appliances. $300.00 – $400.
• Termite Inspection: Always recommended on single family residences. $45.00- $55.00.
• Condominium Association Application: Required by some Associations to approve you as a buyer. $100.00-$200.00.

 

If you are financing this same home and using a lender you can add in even more fees associated with closing costs such as lender fees, appraisal fees and credit reports. There is really no way around this because these all are needed to close a home.  However there are some great options that will help you to save money and to help keep your out of pocket expenses at time of close at a minimum.

Fly & Buy Rebates- The first option is our $3000 Buy and Fly rebate. It’s a buyer incentive that we offer to our clients that Purchase in one of our VIP communities such as Champions Gate, Paradise Palms, and Veranda Palms.  This is given to the buyer by us as a cash rebate at time of close to be used towards closing costs, HOA fees or any way the buyer would like to use this.

New Construction-  Currently Kissimmee real estate builders are very competitive with the resale market. With demand high and inventory at a record low, new homes are being built at prices comparable if not lower than most of the resales within other well known communities. Buying with a builder has many great incentives which include but are not limited to money towards closing cost. Some builders will even assist with HOA fees and membership fees to help offset some of the out pockets expenses associated with purchasing a property.

We hope to earn the opportunity of helping you achieve your investment property goals this year in 2012. For a free, no obligation investment property consultation with our Director of Sales- Lisa Arcia,  please contact us directly at 866-422-6191 and if you have enjoyed this article please consider subscribing to our blog and stay updated on future information. 

Thinking of Buying That Perfect Disney Area Vacation Home?

You’ve done it, you’ve made the decision to buy a vacation home, you’ve chosen the city you want and maybe even hired a Realtor to represent you. Now what? There are many articles explaining how to buy a vacation home, but today we’ll guide you through what it will take to go through the process when it comes to your side of the transaction.  The next steps in your journey can involve a few scenarios:

• Will you be visiting Orlando to personally see what you are purchasing?
• Where will you be staying and how will you get around?
• Will you hire a realtor to handle your transaction for you?
• How involved do you plan on being in the entire process?
• Will you be renting out the home while it’s not in use?
• Will you hire a management company to take care of everything?Watch Our Short Video Tip: Closing From Afar

 

Travel

Depending on where you are coming from, cost of your travel will vary. For a family of 3, coming to Orlando from England, expect to pay $2500-3500 for your round trip airfare. Are you our Canadian neighbors? Expect your airfare to run you $1-2000 round trip. New York, expect $800-1500. If you’re the adventurous type, then pack everyone into the car, and enjoy a long road trip!

Accommodations

Choosing to stay in a hotel or a Disney area vacation home is an important decision to make. You’re already interested in purchasing a vacation home near Disney, and the bestway to utilize the most out of your trip, is to stay in a particular home that you may like to purchase. While this is not necessary, and you might not be too excited about that particular home you’re staying in, it will allow you to get a general feel of the type of vacation home you want as well as the area you would plan on purchasing in. As an informed consumer, you know that an Orlando vacation home will always be a better value all around than staying in a hotel, which of course is why you’ve made the decision to purchase one in the first place. Depending on the type of home you choose to stay in, and the time of year you fly in ( holidays will always be more expensive, as well as being less convenient to view homes and get more time out of your realtor), you can expect to pay $75-200 a night, with weeklong stays always averaging less per night. Hotel stays will range $100-300 a night, but will not afford you the privacy, convenience, space, that renting a home will.  It is recommended to stay at least 3-4 days, to give you enough time to see as many potential homes as possible, but many people choose to book their stays for a week, and take their time.

Watch Our Short Video Tip: Vacation Rental Community Amenities

Transportation

Generally assume about $35 to $50 dollars a day. But it all depends on the length of the trip, what type of car you rent and where you plan on driving to. Holidays will normally be the most expensive with weekends coming in more expensive then weekdays. Cities will always run you more to rent a car.

Watch Our Short Video Tip: Distance To Disney

All Said and Done

If you hire an informed and experienced vacation home Realtor to represent you, everything is planned out in advance and all homes are scheduled for viewing while here, you should not have to make more than one trip.  All closings are done remotely, so all you will need is access to a printer, email and scanner and/or fax, as well as a notary. It is still your choice on whether you want to a part of furnishing or decorating the house, but your best bet is to go with a management company that has more experience, as well as time, to do everything properly.  They will make your home ready for you, and anyone that will be renting out, if you plan on going that route.

You’ve done it! You came, you sought, and you conquered. You are a proud owner of a vacation home, and have joined the ranks of many to call Orlando their second home!

We hope to earn the opportunity of helping you achieve your investment property goals this year in 2012. For a free, no obligation investment property consultation with our Director of Sales- Lisa Arcia,  please contact us directly at 866-422-6191 and if you have enjoyed this article please consider subscribing to our blog and stay updated on future information. 

Market Street Cafe in Celebration- Review’d

This review was written by our very own, Sara Maize, our Director of Client Relations. 

As you enter Celebration it’s hard to not feel like you’ve been transported into a different era. The purpose of my visit is to do a review of the Market Street Cafe but immediately my mind wonders from my plan as I’m surrounded by an array of children playing in their front yards, families walking their dogs at the local park, walkers, joggers and bike riders enjoying an afternoon exercise by the lake. I find myself slowly walking through the town and wandering past the many store fronts, bakeries and ice cream parlors. I stop myself remembering why I’m here but first I take a moment to just stop and people watch for a moment. It’s hard not to notice the real sense of community here. Smiling faces around every corner as everyone seems to know each other by name. I feel my own spirits lifted and a recurring thought of “I could live here” keeps sneaking into my mind. As an Orlando local of almost 15 years but originally from a small town in Pittsburgh I miss the feel of a small familiar community that I have now been transported back to.

Read Also: 6 Secrets of Successful Windsor Hills Resort Owners and How They Got There

I arrive at the Market Street Cafe expecting the usual dinner food to be on the menu but I am quickly surprised at the eclectic and traditional menu items that I have to chose from. From pancakes to sandwiches piled high, from burgers to fish tacos this menu leaves no craving unsatisfied. Since it’s a bit later in the day I

steer away from what would be my first pick of Market Street Cafe’s famous pancakes and instead decide on another specialty of the dinners their self proclaimed World Famous Fish and chips said to be comparable to the UK original. I set my expectations high and decide that I will indulge in this childhood favorite but also being a favorite of mine I substitute the traditional fries with the Market Street Cafe’s Sweet potato fries.

As I wait for my food to arrive I look around to see a restaurant full for lunch by what seems to be all locals and regulars. Waiters and patrons alike all call each other by their first names and talk casually about there daily lives and family. I notice next to me and older gentleman who seems to know everyone, staff and guests alike. I can’t help to smile as a sense of happiness fills me and I haven’t even received my food yet. As I soon find out by his eagerness to speak to everyone and anyone that makes eye contact with him, Mr. Tracey has lived here for the past 6 years and has not missed a lazy morning sipping coffee and reading the newspaper after his daily routine of “BLUEBERRY PANCAKES ” one of Market Street Cafe’s specialties, since he discovered this place shortly after moving here.

Search All Celebration Homes For Sale Here

As my food arrives I am astounded by the massive size of my entrée. The fish fried to a golden perfection takes up the entire length of the plate, surrounded on one side by sweet potato fries and on the other the Market Street Cafe’s homemade coleslaw. I stare in amazement at a portion big enough for two or three. I begin

with a sweet potato fry, crispy and slightly salty on the outside, smooth and sweet on the inside “YES “this fry lover has found her heaven. As I cut into the crispy batter of the fish I am happily surprised to find a thin layer of batter encrusting a flakey white fish cooked just right. The coleslaw is creamy and sweet a perfect companion to the fish and fries. Seeing that I have yet to venture to the UK for the original Fish and Chips and unable to compare I find it hard to believe that fish and chips can get any better than this. Using my better judgment and with my dessert loving subconscious sneaking in I stop myself with just enough room left to try one of the Cafe’s homemade desserts. My waitress goes down the list of pies, cakes and cobblers made fresh daily and the chocolate lover in me chooses to indulge in the Chocolate Mousse Cake. As my waitress returns with my cake I see that it is alongside a Vanilla shake. She explains that a visit to the Cafe wouldn’t be the same without trying one of their famous Milkshakes which they have kindly given to me on the house. Both the cake and shake are mouth watering, smooth and delicious but with an already full stomach I am only able to manage one bite and two sips before I have to call it quits.

It’s easy to see why Mr. Tracey visits this cafe every day. The atmosphere, the people and the food make a trip to this cafe more than worthwhile whether living in Celebration or just visiting for the day.

We hope to earn the opportunity of helping you achieve your investment property goals this year in 2012. For a free, no obligation investment property consultation with our Director of Sales- Lisa Arcia,  please contact us directly at 866-422-6191 and if you have enjoyed this article please consider subscribing to our blog and stay updated on future information. 

6 Secrets of Successful Windsor Hills Resort Owners and How They Got There

This is a guest post by Rick Albert, a successful Windsor Hills vacation home owner. Rick Albert purchased his vacation from The Flamingo Group last year and is doing extremely well with it. Here he shares about his experiences on how you can also find success owning an Orlando vacation home. If you are interested renting Rick’s villa for your next trip to Orlando you can contact him directly here: Rick’s Windsor Hills Villa

So you’re considering purchasing a vacation rental property in the Windsor Hills Resort Kissimmee?  If so, you have done your homework and you’re on the right track.  The Windsor Hills resort is one of the most sought after short term rental communities in Central Florida.  With top notch amenities and close proximity to attractions, Windsor Hills is a global vacation destination with strong rental demand.

Despite being a global attraction and a premium vacation destination, there is a big difference between being an owner in Windsor Hills and being a successful owner in Windsor Hills.  Here are a few tips to set you apart from your competition and make your rental business a winning proposition for you.

1.)  Create a Business Plan:

This may seem like a simple idea:  Buy a Windsor Hills property, rent the property, make lots of money and all is well right?  Wrong!  Create both a short term and long term plan for your business.  Take care to see that you are sufficiently insured.  Determine if you need to incorporate or create an LLC.  Understand your tax benefits and liabilities.  Plan an exit strategy.  Will you retire to this Windsor Hills Resort property?  When will you sell?  How will your business respond to a catastrophic event?  These are just a few questions that should be addressed in your business plan.

Search All Windsor Hills Vacation Homes For Sale Here

2.)  Choosing a Windsor Hills Management Company:

If you’re like me, you don’t live in close proximity to your vacation rental and cannot be on site daily to address the needs of your Windsor Hills Resort property.  You will need to choose a management company.  At present, there are over 200 different management companies currently working in Windsor Hills.  There are large companies that will manage everything for you including booking your property to daily maintenance  to small companies who service a small group of owners with just daily maintenance and leave the bookings to you.  Shop for a quality management company that will fulfill your requirements.  Don’t hesitate to contact other owners and ask for their recommendations.  The success of your business depends on how well your Windsor Hills management company services your Kissimmee vacation property and guests.

3.)  Choosing Renters:

Who is your target customer?  Is your Windsor Hills rental property geared for executives or is it geared for families visiting Disney?  Determine who your target customer is and manage your vacation home business accordingly.  Decorate and appoint your Windsor Hills Resort property accordingly and then price your property to match your target customer.  Under pricing your property will put you out of business just as fast as over pricing your property which leads directly to the next topic…

4.)  Know your Competition:

Do your homework.  Who is your competition?  What amenities does your competition offer?  What does their rental calendar look like?  What do they charge?  Based on these factors, determine how you can make your Windsor Hills property more appealing to potential guests.

Search All Windsor Hills Vacation Homes For Sale Here

5.)  Effective Advertising:

I can’t stress enough how important effective advertising is to your success.  Would you wear sweat pants and a t-shirt to a job interview?  Of course not, so why would you present your Windsor Hills property in a boring, lack-luster manner?  This is your one shot to grab a potential customer’s attention and make yourself stand out above the thousands of other rental properties in Central Florida.

Start by choosing  an inviting name for your vacation home business.  Your potential guests are traveling a long way to Central Florida to enjoy the weather, the attractions and the amenities.  They have planned and saved all year for this trip and probably don’t want to stay at the “Smith Rental.”  It sounds much more appealing to stay at the “Windsor Hills Luxury Sunshine Escape.”  Be creative.  Choose a name that is befitting your property and amenities and entices renters to stay with you.

99.99% of your customers will come from online inquiries.  The other .01% will come from referrals and return customers.  All of whom will look at your online advertising before booking your property.

Whether you list your Windsor Hills property on a portal site such as Homeaway.com or VRBO.com, you need to make your listing stand out.  Hire a professional photographer/videographer to stage and shoot your property.  Quality photographs will set your property apart from the rest.  When potential customers are scrolling through properties on these sites, bright colorful photos are going to grab their attention and direct them to your listing.  Provide a complete, descriptive narrative for your property and amenities.  Consider hiring a professional to write a quality narrative for your listing.  Homeaway.com offers this service to its customers and may be worth the fee if it creates additional bookings for you.

Your vacation home business website is the final piece of the puzzle.  Again, don’t present your  Windsor Hills property in a boring, lack-luster manner.  Hire a web designer who can help you build a quality site.  A strong homepage that holds a visitors attention is key.  From there, make your site easy to navigate.  Display large quality photos of your property and amenities.  Have pages for your rates, availability and contact information.  A video or virtual tour will also set you apart from your competition.  Potential guests will want to examine all that you have to offer and a quality website will solidify your legitimacy as a quality business.

Search All Windsor Hills Vacation Homes For Sale Here

6.)  Time Spent

The last component to your success is the amount of time you personally spend on your business.  Unless you decide to hand your keys to a full service management company, your success depends on your personal involvement.  You can expect to spend at least one hour per day on activities directly related to your vacation home business.  Activities such as responding to inquiries, keeping in contact with your Windsor Hills property manager, speaking with guests and bookkeeping all require your attention.  Your vacation home business will not run itself and the property owners who exercise due diligence in daily operations tend to be the most successful.  And last but not least, don’t wait to block out time for you to stay throughout the year.  You’ll get a firsthand look at how things are going with your Windsor Hills property and your own vacation is probably a primary reason that you’re shopping for a rental property at all!

This is a guest post by Rick Albert, a successful Windsor Hills vacation home owner. Rick Albert purchased his vacation from The Flamingo Group last year and is doing extremely well with it. Here he shares about his experiences on how you can also find success owning an Orlando vacation home. If you are interested renting Rick’s villa for your next trip to Orlando you can contact him directly here: Rick’s Windsor Hill’s Villa

5 Quick Kitchen Fixes for your Orlando Vacation Rental Home That Will Generate Bookings

This is a guest post by Lisa Sedore, owner of www.SunshineVillaOrlando.com. Please scroll down below for more information on her and her services.

What room comes to mind when you think of the heart of a home? Your kitchen, right?  Well, an Orlando vacation rental home is no exception to this rule. With just a few quick kitchen fixes you can pump some new life into a flat line rental kitchen and increase your bookings in the competitive Disney area vacation home market.

2. Dress Up your Window
What’s your style? Whether simple and functionable, county or elegant the window treatments say it all.  Try some mini blinds and valance or a cornice box hung high to enlarge the look of your window.  Highlight a modern sleek look with a Roman shade or bump it up with wood blinds for a touch of elegance.  Cute little cafe curtains add a homey county feel to a Florida home.

Read Also: How To Market Your Vacation Home To a Niche Audience

5. Shine Some Light
Some like it bright, some like little light.  Mix a variety of light sources to blend light levels in the kitchen.   Task lighting provides sufficient direct light to chop veggies or read recipes while ambient light creates warm glows that fill the space and warm our hearts.

Guests will take notice of the updates and modern fixes to your kitchen rewarding you with increased inquiries and more bookings.   After all … kitchens are the heart to all our homes!

Lisa Sedore (owner) is The Villa Manager, she is dedicated to providing vacation rental property owners the best solution to their business management and booking needs.   Her blog site, www.vacationvillablogger.com is an amazing resource for Florida vacation home owners and guests to find insightful information, join the conversation, and learn about how The Villa Manager can make the most of their vacation rental experience.   Lisa’s and her husband Mark are also the owners of their own vacation rental property in Davenport Florida.  Take a peek at how they created a magical villa close to Disney at www.sunshinevillaorlando.com

 

Turning Your Vacation Home Into a Mold Free Zone

This is a guest post by: Kahmen Lai, mold removal and prevention specialist.

Is that dirt on the garage wall? One event almost guaranteed to send you into a state of panic is the discovery of mold in your home. Even if you’ve dealt with the problem before, finding a mold infestation is extremely unpleasant and dealing with it can be expensive and inconvenient. And yet, if you leave a mold growth unchecked it can spread and have significant health implications including respiratory problems and fatigue.

Often the first indicator that you’ll notice is the odd grey-black spots appearing on a wall. Once you know you’ve got a mold problem, treating it quickly and effectively is of paramount importance.

Search Thousands of Orlando Vacation Homes For Sale Here

Getting Rid of Mold in Your Florida Home

There are any number of home remedies that can kill mold, including tea tree oil, vinegar and baking soda, but those in need of a harsher solution often turn to chemicals like chlorine bleach, ammonia or hydrogen peroxide. Scrubbing or wiping down the surface with these substances will generally kill the mold and return your walls to spot-free splendor.

Problems with Mold Solutions

The problem is that these solutions often have huge disadvantages – the toxic fumes alone are enough to cause concern. If you’re treating a porous structure like wood or drywall, many of these treatments won’t work effectively. Then of course is the main problem: once you’ve treated the growth, there’s no guarantee that it won’t crop up again.

Search Thousands of Orlando Vacation Homes For Sale Here

Keep the Area Dry and Well-Ventilated

Since mold is caused by excess moisture in the air, one of the best ways to prevent mold growth is to ensure that the location is kept dry. If you’re living in a home that is predisposed to mold growth, you might want to invest in a good-quality dehumidifier that draws the moisture from the air and prevents condensation forming on walls. Disposable interior dehumidifiers are smaller and less expensive and can be used in tight spaces like in wardrobes or under sinks. Disposable dehumidifiers are rarely recommended for bathroom usage so you may need to install an extractor fan for your bathroom as well.

Of course, the cheaper solution is to ensure that the area is well-ventilated. If you’ve got problems in your garage, for example, you may want to consider switching to a well-ventilated structure like a carport as an alternative, which will allow air to flow through. Your garage, which will then have infinitely more space, can then be cleaned, treated for mold and used for other purposes. To encourage airflow, the garage should still be opened and ventilated every weekend.

It’s important that once you’ve discovered a mold problem that you treat it immediately in order to prevent it spreading. However, once you’ve got it under control you should also look to prevent it from reoccurring. That way, your home will always be mold-free and you won’t have to worry about getting rid of another infestation!

Search Thousands of Orlando Vacation Homes For Sale Here

Citations:

• This photo is taken from FreeDigitalPhotos

Kahmen Lai has been providing practical home advice for many years and specializes in mold removal and prevention. She also writes for www.getcarports.com/ , a company that offers produces and installs ventilated structures.

3 Ways Your Property Manager Could Be Keeping Your Vacation Home From Selling

When it comes time to sell your Orlando vacation home the last thing you want to deal with are those little hiccups that might prevent your property from selling or complicate the transaction. One of the biggest problems we often run into when selling a fully booked and turnkey vacation home is property managers who are not cooperative. Because they are the ones controlling most of the access and information about your home, they often have the power to make or break your sale. You can hire the most established, wonderful and highly recommended Realtor in the great town of Orlando but if your property manager isn’t on board with the sale than you can count on it sitting on the market a very long time. Over the years we have seemed to narrow down some of the reasons they might fight against this and what you can do about it in advance so you don’t run into issue:

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1. They are Worried They Will Be Losing the Home to a Different Management Company
It’s natural for a property manager to become insecure and concerned about losing your home from their portfolio and naturally so. They have bookings already in place that they will have to move around if your home is removed from their program after it closes. The best thing you can do is to ensure your property manager understands that you and your Realtor will provide an excellent recommendation to the future buyers and that your Realtor makes sure that the home is advertised as a turnkey property and all bookings stay as long as the management company stays. What sometimes happens is, in a desperate attempt to convince the current buyers to stay with them, the property managers will over promise and exaggerate the homes future bookings and past performance. This only misleads the buyer and causes problems later on during the transaction.

Top Five Most Common Complaints From Kissimmee Vacation Home Renters That Could Cost You Money 

2. They Are Offended You Didn’t Use Them To Sell Your Home
Most property managers also have a real estate license and are able to sell your home. If they don’t they are usually affiliated with someone who is. This doesn’t mean that it is the best choice for you to use. Because they are property managers and their main business is property management, not real estate, they usually do not have the facilities, experience or infrastructure in place to effectively market and sell your home. Any agent can slap your home on the MLS but a true vacation home Realtor will go 10 steps above that with a proven sales system that they have used time and again. Property managers should manage property and Realtors should sell property. To do both is to become half as effective and that is not fair to the customer, which is you. Sometimes, the property manager becomes non-communicative with the Realtor in hopes to prevent their efforts of selling the homes. It sounds crazy and unprofessional but we run into these road blocks all of the time! Be sure your property manager give 100% access to any and all marketing materials that your agent needs to place inside your home in order to help facilitate the sale. Sometimes they will not allow Realtors to advertise that the home is for sale both inside and outside of the home. Your home loses tons of exposure from this.

15 Quick Fix Tips For Getting More Bookings on Your Orlando Vacation Home

3. They Are Afraid of Being Exposed
This is the rough part that your Realtor faces when trying to sell your property. They cannot lie or exaggerate how many bookings are in place to try and attract potential buyers however, the only way they can know how much income is being brought in from that home or its past performance is by relying on what your property manager says. Your Realtor is going to have to provide documents that prove this income is actually coming in and has in the past. Without the booking history and future booking documents for your home most buyers, who want something turnkey, will walk away as your home has no credibility at that point. By not providing those documents your property manager can kill your sale during the due diligence period. If your property manager will not provide these documents to your Realtor or you that you than it might be time to question whether they really have as many bookings in place as they are claiming to. It’s also a great marketing tool for your agent to be able to quote how much income your home produced the past two years.

As much as it sounds like property managers are the bad guy, it’s not the case with all of them. There are hundreds of property management companies in the  Disney area and about a handful of them provide a high level of service, are professional and most important honest. Our job is to seek those companies out and align ourselves and our clients with the most honest and ethical companies. Not the companies who want to pay us to refer them homes. The Flamingo Group never accepts referral fees from any management company for sending them business as we feel it’s a conflict of interest. We’re also experienced in dealing with difficult property management companies and are prepared to do what it takes to get your home sold regardless of the road blocks that may pop up ahead. To find out more about how we can help sell your vacation home and our one of a kind marketing system, please contact us today for a no obligation consultation.

Awkward Family Photos- Disney World

A compilation of some of the most awkward family photos ever taken at Disney World. Got some good ones? Send them on in!

This is what happens when you ride “It’s a Small World” too many times. . .

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Where’s Waldo’s wife and kids?

 

 

That awkward moment where you realize Rupunzel just might be staring at your butt.

 

 

 

 

 

 

 

 

 

 

 

 

View hundreds of not so awkward vacation homes for sale near Disney

Because some people are way too cool for Disney. . 

 

 

 

 

 

 

 

 

 

 

 

 

 

She tried to tell you nicely that she wanted Cinderella but nobody would listen.

 

 

 

 

 

 

 

 

 

 

 

We hope to earn the opportunity of helping you achieve your Orlando investment property goals this year in 2012. For a free, no obligation investment property consultation with our Director of Sales- Lisa Arcia,  please contact us directly at 866-422-6191 and if you have enjoyed this article please consider subscribing to our blog and stay updated on future information.

Photos Courtesy of: AwkwardFamilyPhotos.com, blog.teacollection.com, thatawkwarddisneymoment.tumblr.com

 

What You Need To Know About Buying a Booked Vacation Home in Orlando

Guest post by Stephen Walker, owner of Signature Villas Orlando

There are always advantages and disadvantages to buying an Orlando vacation rental home that is already under management with bookings in place, which we refer to as “turnkey”. Being in the business I get a first hand insight to what really goes on with booked properties and I want to share with you some of the most important things you should know before you buy one.

New vacation home owners don’t usually buy homes that don’t have a rental history though they should and the ones that do usually end up staying with the current property management because they are so lost in the buying process that they take the easy option. They figure, “Let’s stay and see how it goes”.  In today’s market a lot of the owners who are selling are doing so because they can’t afford their home and there are very few that have made a large profit for numerous reasons.  A couple of these reasons are that  a high percentage bought at a ridiculous price during the boom and have enormous mortgages. Then there are the owners who bought one and just left it up to the management companies to fill and took no active involvement at all.

Scratching Your Vacation Home Niche 

So what does all this have to do with changing management companies when you buy a turnkey property, you may be asking.  If the management company is reputable, they should have a complete history of the home that they can readily provide to you before you purchase so you can get an idea of the type of numbers the home was brining in. It’s just the same as asking another management company to do a rent comparison of an equivalent home in the same area. That’s exactly how realtors price homes. Be careful as it is very easy for the property manager  to put in what I like to call “ghost bookings”. What are ghost bookings? Well, they are false bookings that are made by the management company to entice the new owner to stay. This is a very dangerous game to play but there are many that do it, including a couple of large property management companies who shall remain unnamed.

Another common myth that new owners also believe is that keeping the old management company will be cheaper, but they’re often dead wrong! You’ve bought your first new vacation home and spent i.e. $300,000 on it and now want to save money? It’s one of the worst decisions I see new owners make.  The answer to the problem is so simple and so easy that you will kick yourself. . .  Ask your Realtor! Yes, it’s that easy (assuming your working with the right Realtor). Why is it that easy ? BECAUSE YOU MUST TRUST THEM OR YOU WOULDN’T HAVE SPENT $300,000.00 ON THEIR RECOMMENDATION!

How To Ditch Your Bad Florida Realtor 

If a realtor works for a property management company then they are obligated to their own company. But if you ask that same realtor who else they recommend I guarantee all they will say is ‘”We don’t really recommend other companies blah blah blah”.  So they’re not the best realtors to ask and you probably shouldn’t be working with a Realtor who is also working for a management company! There are some realtors that will give you four or five management companies and this alone is great but why that many?? Lack of faith maybe? Diversity?  Who knows. . .  So which realtor will direct you to the best management company? I would say the one who only recommends a couple that they are not working for. Why is that you may say? A truly honest management company will really only take on homes that they know they can book. I myself try to stick with certain areas and styles of homes like Windsor Hills and Reunion. Some others may deal with town homes and condos better, I myself turn down nearly all town homes and condos as I struggle to book them. So a Realtor who directs you to one good manager has a lot of confidence in that company (assuming it’s not because they are accepting an under the table kick back) and knows what their specialty is.To be honest, it’s in your Realtor’s best interest because they really don’t want you harping in their ear every month about how you’re not making money or how all the bookings that were there have canceled (GHOSTS).

Search Hundreds of Orlando Vacation Homes for Sale 

We hope you enjoyed this guest post by Stephen Walker, a local Orlando vacation home property manager. To learn more about Stephen and the services he provides please visit his website at www.SignatureVillasOrlando.com. 

We hope to earn the opportunity of helping you achieve your investment property goals this year in 2012. For a free, no obligation investment property consultation with our Director of Sales- Lisa Arcia,  please contact us directly at 866-422-6191 and if you have enjoyed this article please consider subscribing to our blog and stay updated on future information.

The Orlando Vacation Home Real Estate Trends of 2011- What To Expect in 2012

So 2012 is finally here to greet us all with some cold weather but that’s okay because the sun is still shining here in Orlando. If you’re like me, you’ve probably mapped out quite a few goals for the 2012 year that you’d like to try and accomplish if the world doesn’t end this December <joking>. . . I’m sure for many of you, owning a vacation home is probably somewhere on that list. Lets take a look at some of the 2011 trends we noticed and help use them to guide our investment plans for 2012.

Trend #1: Lots of Cash Flowing into Florida
In 2011 we noticed many foreign investors starting to move their money into US bank accounts and many domestic investors liquidating their non-performing assets and gearing up to move their money into Florida real estate. According to Jani Lowdell at Centerstate Bank in Davenport, of those foreign nationals who opened a US bank account last year, all purchased a vacation home within 90 days. Those who did jump into the market in 2011 got amazing deals but many held out in hopes the prices would drop in 2012. There have been so many rumors flying around that banks were going to release a ton of inventory and flood the market this year with homes causing prices to drop again.

What To Expect in 2012
I’m not an economist however, based on my hyper local knowledge of THIS real estate niche in Orlando (vacation rentals) I’m about 98% sure that prices are not going to drop at all in 2012, unless there is some terrible natural disaster which nobody can predict, except of course the Mayans (I couldn’t resist that one). Despite rumors, most professionals do not believe the banks are going to allow another real estate collapse by flooding the market with all of their inventory at once. We might see maybe a 5% increase in inventory this year but that’s not enough to cause prices to drop. Especially when the demand for vacation homes has never been higher.

Search Kissimmee Vacation Home Foreclosures

Trend #2: Tourists Staying in Vacation Homes vs. Hotels Has Increased
The amount of people traveling to Orlando this year was up about 20% according to Stephen Walker, owner of Signature Villas Orlando. A vacation rental management company in Kissimmee. He said they had their best year yet and they were so busy they needed to find more homes to accommodate all of the people wanting to book their homes. The really sweet part about that- they had more direct retail bookings this year than any other year.

What to Expect in 2012
Expect the tourism industry to continue to boom, mostly driven by countries like Brazil who are currently experience a booming economy and seem to have taken a specific liking to the Orlando area. Also expect to see more families that would normally be staying in a hotel start staying in a vacation home due to the growing awareness. We haven’t been able to nail down any specific reason for the rise in vacation home awareness in 2011 however due to the viral power of Facebook and the internet we only expect it to double in 2012. If you haven’t yet jumped in on vacation rental investment, 2012 might be your year to supply the growing demand.

Tips for Orlando Vacation Home Renting 

Trend #3: Tenanted and Turkey Properties Were a Hot Number This Year
Tenanted properties were always a hot seller for long term rental investors because they offer immediate income and very little, if any, hassle. The same for booked short term rentals. Many investors were willing to pay a premium this year to not have to deal with all of this hassle versus having to start from scratch, renovate, secure a tenant and place into management. At the end of the day, when you add up what your saving on a vacant property you usually end up the same as if you would have paid a bit extra for tenanted because of the vacancy time and renovation costs.

What to Expect In 2012
Expect an increase of tenanted properties hitting the market. Even the banks are starting to recognize the value in selling a tenanted property that they are letting tenants stay in the homes in hopes to attract an investor looking for immediate rental income. Also watch as the rental demand increases tremendously on long term rental properties causing rents to rise and making landlords very happy they own a rental property. You’ll notice more turnkey properties popping on the market in the vacation rental world also. They offer so much value to the investor who doesn’t have the time or want to deal with all the hassle of getting it up and running themselves.

Most Profitable Turnkey Vacation Home Community in Kissimmee

We hope to earn the opportunity of helping you achieve your investment property goals this year in 2012. For a free, no obligation investment property consultation with our Director of Sales- Lisa Arcia,  please contact us directly at 866-422-6191 and if you have enjoyed this article please consider subscribing to our blog and stay updated on future information.

 

Vacation Home of the Week- Platinum Key Villa

We’ve gone through dozens of applications and viewed numerous homes to bring you some of the best vacation homes and owners that Orlando has to offer. We’re proud to compile this list of unique vacation homes and outside-the-box thinking owners. We think each of these homes deserves to be recognized and certainly should be at the top of your list for those of you traveling to Orlando. Check out this week’s Vacation Home of the Week!!

 

Platinum Key Villa

 

 

 

 

 

 

 

 

 

Location: Kissimmee, FL
Neighborhood: Windsor Hills Resort
Owner Booking Weeks: 40
Management Booking Weeks: 10
Website: www.Keys2OurVacation.com

Why Owners Chose This Home:  “This home was strictly an investment and the numbers were the most important factor. Taking that into consideration, Windsor Hills seemed like the most obvious choice as it was pushing the standard to the next level on vacation homes. It was just an Orange Grove at the time and the home was purchased site unseen, not even built yet, but the location and amenities were what sold it it”

What Makes This Home Unique: “Platinum Key Villa has flat screen TVs in every bedroom, is professionally decorated by an interior designer and offers only the highest quality linens and towels. There is nothing low quality in this home. Many guests refer to it as home-only better”

Marketing Strategies: ” Word of mouth up in Toronto seems to be the biggest ticket for the homes but also VRBO and Homeaway have really helped. Having multiple homes is also a huge plus because you get six times the amount of inquiries and can shift them from one home to another if one is not available.”

The Pink Flamingo’s Review: John is a businessman, investor, real estate agent and now a professional vacation home owner.  He knew from day one that he was going to make this work. He owns five vacation homes in Kissimmee. All of them are in Windsor Hills except for his most recent purchase in the new community of Calabria. His business plan is only to specialize in high end vacation homes in the nicest communities in the area because the rents are so much higher on a high end home, making it possible to turn the vacation home into a very profitable investment.

Windsor Hills Resort

He purchased his first vacation home in Windsor Hills as a prototype and wanted to see how it would go. After having so much success he went on to purchase four more vacation homes and he’s not done yet! Because John does this for a business and an investment (this is in no way his full time business, this is more like his hobby!) the numbers have to work on the homes.  Being in real estate up in Toronto and understanding how property investments work, he analyzes the numbers on every property before making a purchase. His strategy of only buying new homes in upper end communities seems to be working out very well for him as all of his homes have been booked almost the entire year at top rates. When it comes up a luxury vacation home, renters don’t seem to have an issue paying more money to stay in the home as there is a market for those type of renters.

What I like about John’s marketing strategy is that, even though he owns five homes and it’s a profitable business for him, he still treats everyone of them like it’s his only home. John and his family travel to Orlando often and enjoy their luxuries of their homes. They will stay at what ever home is available at the time. Taking on their fifth home has offered them more vacation time as it’s just getting up and going and during the downtime they have been able to come down and enjoy it more. He also uses his homes for his business retreats with his business partner. Being able to vacation and write it off at the same time is such a perk!

One very smart tactic that he did to save time and marketing dollars is that he purchased two exact same homes, right next door to each other and decorated them both exactly the same way.  He did this so he can market them both under one ad and when guests inquired on one, if it’s booked he could just put them in the other without having to upsell or downsell them on a completely different home. Even the little things like the title of his website, Keys2OURvacation.com makes you feel like your discovering something new and exciting. He could have said Keys2YOURvacation but instead he wanted to make it all about the true meaning behind owning a vacation home, enjoying someone else’s private home! He very tastefully named each of his homes after the theme of his website, “The Key”. Each home unlocks a key to a different vacation, I love that he even went as far as having a logo created for his vacation home business.

All of John’s homes are gorgeous. They are all professionally decorated by an interior designer and located on great lots within Windsor Hills.  John seems to have a knack for choosing great locations, probably because of his real estate background, and offering everything in a home that a renter could ever want. The fact that he even uses the finest linens is impressive as many people get cheap with these things.  His homes offer a luxury vacation and convenience to everything. Disney is less than 3 miles away from his homes and you can get to just about everything you would need in less than 5 minutes.  The community itself has a movie theater, game room, water slide, convenience store and the list goes on. Windsor Hills has definitely raised the bar when it comes to vacation homes.  Because they are one of the newer communities in the vacation home niche, Pulte was able to see what worked and didn’t work in their previous communities and they made sure they got it all right the last time in Windsor Hills.

John’s vacation homes are a must stay in when visiting Orlando. Nothing has been overlooked and I think you’ll find his prices to be quite reasonable for a luxury resort.

Windsor Hills Resort Vacation Homes For Sale

Enter Your Home Today in Our “Vacation Home of the Week”

Scratching Your Florida Vacation Home Niche: Week One

I was just chatting with one of my past clients via email yesterday about how she is doing with her Davenport vacation rental home since she closed. I was so happy to hear about how well she is doing. In her email she mentioned, “We have been over 100% on projected rental weeks and bottom line dollars for quite a while now. It’s paying down it’s own mortgage”. That’s so exciting for any Orlando vacation home owner to be able to say that. I had no doubt she would as she’s a very ambitious woman!! (Check out her awesome vacation home HERE)

She brought up the topic of trying to find a niche for her vacation rental when discussing about how she wants to take things to the next level and I thought it would make such a great topic to share with other prospective and current Orlando vacation homeowners. In the next four weeks I will be writing a series of blog posts on how you can carve out a niche for your Florida vacation rental to help keep you booked solid throughout the year.

Why Niche, Why Now?

In today’s market there is so much competition with owner’s undercutting one another that it’s almost essential to have a reason for vacation renters to choose your unit over someone else’s. Go look on VRBO and Homeaway, what do you see? I see hundreds of vacation home owner’s all running the same ad over and over again with the same boring headlines and photos trying to target anybody and everybody.

Creating a niche for your Florida rental property shouldn’t be something that you do on the side it should be the core focus of your marketing plan! A niche marketing plan does three very important things for your Florida vacation rental home:

1. It Builds Value: There is not enough that can be said about creating value when you are trying to market, sell or even rent a property. You need to create value and give prospective renter’s a darn good reason why they should spend the money to rent your property over the next guy’s. I’m not just talking lots of pictures of your glorious games room but something bigger than that. Something that hits their emotional triggers. If zeroed in on a small group of people, lets just say golfers for examples sake, and you really marketed your property to hit their emotional triggers than chances are you will get their booking every time over Mrs. Plain Jane’s home up the street who has little more to say than how great her pool is.

Next Week: Establishing Your Niche! Subscribe Today To Have These Posts Delivered Directly To Your Inbox!!

2. It Sets Your Home Apart: In today’s market everyone has a pool, a games room, Plasma TV’s and many even have themed bedrooms. Why is your home special? Well, if you had a niche your home would be extremely special to a small focus group of people because it offers everything they could ever want in a vacation home. It would literally be their home away from home and once that group of people stays at your place why would they ever stay anywhere else? And guess what, people talk. Especially people who are part of a group, a team or share the same hobby. I’m going with the golfer example again here, if your property is set up to cater specifically to golfers and golfers are the main group of people that stay at your home well now you have the perfect setting for your home to go viral, and I’m not talking Influenza (for those of you not familiar with the term viral, it refers to the fast spreading of news both online and off). Golfers are some of the chattiest people I know (and believe me I know!). They love to tell their buddies about their family, vacations and business while on the course. Just think about how many people your golfer guests are going to tell about your vacation home that was the only place they ever rented that catered to them. They had they best golfing trip in years and their friends back home will hear about it!

Next Week: Establishing Your Niche! Subscribe Today To Have These Posts Delivered Directly To Your Inbox!!

3. It Establishes Credibility: Credibility is everything in business. Without that you’re nothing more than a hole in the wall with a fancy sign out front. People need to believe your home is the only home they would go and stay at when they come to Orlando. If people don’t, you will be nothing more than that guy in the ad below or above you and you’ll book randomly just like everyone else. You need to establish your home as the ultimate choice for your target group. Once you have established this and found your niche just work it!! Put everything you have into your target group and don’t worry about the rest. I am speaking from experience, I own a marketing company where I am retained by small companies to market for them. My company only services specific types of businesses such as doctors and attorneys. If I tried to focus on everyone I would be losing out. When you focus on trying to market effectively to a smaller group of people you will attract less people but less will be more because you will have a higher conversion rate and more repeat and referral business. That means less uninterested inquiries and phone calls that go nowhere. LESS IS MORE in marketing!!

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Orlando Vacation Home iphone App- Now This Is Just Plain Cool

One of my past clients, Dave Pollock, has recently developed one of the coolest iphone apps I’ve seen for a vacation rental. This nifty little app not only showcases his Sandy Ridge vacation rental home but also contains information on the Orlando area for tourists, which is very convenient for those traveling to the area.  From your iphone you can view photos and a virtual tour on the Blue Jay Way property and if you like it, you can even view the calendar and contact Dave and Lois to book it right from your phone! There is a tab for attractions, local news and even car rentals. My favorite part about the app are the cool Orlando facts that you can read over. . . did you know that Orlando sees an estimated 52 MILLION tourists every year? I didn’t, until I just read it on my iphone. This app is way cool and way handy, every owner and renter should download this into their iphone before traveling to the area. Don’t forget to become a fan of the Pollock’s vacation rental home on Facebook and you check out the iphone app here or download it in itunes. The best part about this app. . . IT’S FREE!

Five Things To Consider Before Buying a Kissimmee Condo

Condo investments are the most popular investment choice right now in the Disney and Orlando areas. Many people are flocking to them due to their very inexpensive price tag and convenience with upkeep and maintenance. There are factors you need to consider before you just jump into bed with a condo community here in Orlando. The last thing you want to do is wake up with regrets when you get slammed with a huge special assessment shortly after the closing and you find out your condo association is broke!

1. Know the Vacation Rental Restrictions Up Front!
Most people read the condo association bylaws after they are under contract to buy a property. . . this is not the best time to be reading that heaping piles of rules and regulations. You always want to get a copy of the bylaws before your due diligence period starts so you have one less thing to worry about. What are you looking for in the bylaws? Rental restrictions of course. Some of the most common are short term rental restrictions, just because the community is zoned for short term renting doesn’t mean there still aren’t restrictions on the minimum time period a renter must stay. You also want to make sure you aren’t buying in an age restricted community if you plan on being able to rent to all ages!

View Exclusive Condo Private  Inventory Not Found on MLS

2. Condo Association Stability!
Orlando, Kisimmee and Davenport Condo associations are going bankrupt left and right due to the foreclosure epidemic. What that means to you is you could be buying into a community that is not financially stable and you may end up having to pick up the slack for other people who aren’t paying, what do I mean by slack? SPECIAL ASSESSMENTS!!  You need to make sure the association is not in debt, they have a healthy reserve fund, all major renovations such as new roofs, landscaping projects or structural issues such as elevators have been recently replaced and when the last increase in the fees were.

Watch Quick Video Tip on Condo Association Stability

3. Do They Have a Private Management Company?
Many condo associations outsource their property management to larger companies who handle several associations and they are not present onsite. It’s always good to live in a condo community that has an onsite property management company for both the homeowner’s and the renters. This means they will be able to address your concerns faster, deal with any emergency issues quicker and you can walk right over to the office and speak with them if you need anything.

Top Three Recommended Disney Area Condo Communities For Vacation Rental: Windsor Hills, Windsor Palms, Bahama Bay.

4. How Vacation Rental Friendly is the Condo Community?
Many vacation rental zoned condo communities are a large mix of both long term renters, owners, snowbirds and vacation renters. If your goal is to book, book, book than you really want to stick with he communities that are vacation rental friendly and have the resort style amenities such as fitness centers, convenience stores, move theaters, fancy clubhouses with restaurants and extravagant pool areas. Those are the communities that are going to attract more short term vacation renters than long term.

Search All Condo Communities For Sale in the Orlando Disney Areas

5. What type of  Vacation Rental Rates Can You Expect To Get?
That’s the million dollar question right there. In most cases you get our of it what you put into it. If you’re buying in a cheap, run down condo community and there are very little amenities for guests you’re not going to be raking in the big bucks on rental revenue. You’re going to get discounted rates for a discounted place. With condos being so inexpensive right now, it makes sense to spend a little more for the nicer community  because you will be earning more with rental rates. Always check the rates that other owners are asking for condos in the community you are looking. You can do that on VRBO.

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