Selling your Cape Coral home

Are you thinking of selling your Cape Coral home, just waiting for the “right time”? Now may be your perfect time.

We are all seeing a trend in the current Cape Coral housing market; prices up, inventory down. That includes foreclosed properties. We continue to receive many calls a day from consumers looking to “steal” their next home or investment property for pennies on the dollar. Just like all other types of sales; regular or short, the inventory of foreclosures is down significantly. We currently have in Cape Coral FL only 92 foreclosure listings that are active in the multiple listing service (MLS); a considerable difference from what we experienced in 2008-2009.

What about that “shadow inventory” that we are all hearing about? First, shadow inventory refers to properties that are either in foreclosure that have not “hit” the market or sellers that are delaying putting their property on the market; waiting for the market to recover.
We have been told that many banks are holding properties. They are waiting for the right time to start slowly releasing them; as to not negatively affect the current state. We have been hearing this rumor for quite some time, all waiting patiently. Is this fact or fiction? No one knows for sure, but what we do know is that we have many more buyers than sellers. We need something to sell, so would a shadow inventory released properly and strategically be such a bad thing?

The average buyer is really getting a bum deal, they now have to compete with big time investors; we recently had a listing receive 6 offers in the first 4 hours. So do we think this shadow inventory will negatively affect the current state of the market? We feel like our area is in a great position to absorb these properties and hold steady with the current prices. We may not continue to climb as quickly as we have been, but that just fine. We need to give the regular buyers time to find that perfect property all the while taking advantage of the super low interest rates.

Sellers, if you are trying to wait it out, think about this. Less homes on the market equal more buyers competing. If you home is priced correctly, multiple offers can be a reality. If we can help you sell your home, please don’t hesitate to call. We look forward to hearing from you.


For a no obligation market analysis, fill out this short seller form and we’ll send over the data to help you make an informed decision. You can also call us anytime at 239-542-8521 to connect with an agent directly.

Cape Coral housing inventory low

In Cape Coral we have trended from an over abundance of housing inventory to some of the lowest levels in years. The reason for this change is simple. The home prices have fallen; interest rates are low, giving that little push to buyers that were on the fence. Investors are also doing their part; scooping up the last of the “bargains” making it a bit more challenging for the everyday consumer.

We can further analyze this by the absorption rate, the ability of the real estate market to absorb or sell all of the houses for sale in a given amount of time. Currently there are 17 weeks of single family homes on the market. What does that mean to you?

Buyer’s Market: Over 7 months of supply
Balanced/Transitional Market: 5 to 7 months of supply
Seller’s Market: Less than 5 months of supply

It looks like there is no better time than now to purchase that new homes, vacation home or investment property in Cape Coral FL. Call us now and we can help you find that perfect property.


Foreclosure Purchasing Guide for Cape Coral Florida

What is a REO or Foreclosure Property?
A foreclosure is a property that has been repossessed by the bank, lending institution, or investor also known as a REO (Real Estate Owned). Foreclosure by definition is “A legal process in which a lender attempts to recover the balance of a loan from a borrower who has stopped making payment to the lender by forcing the sale of the asset used as the collateral for the loan”. Florida Future Realty in Cape Coral provides home buyers with a REO specialist that is highly trained in the process of negotiating with the lenders to get the best price.

How Do I Get Started?
The first steps in buying a home in Cape Coral are critical to successfully purchasing your next home. Below are a few tips to get started.

Before even considering looking at a home in person you need to contact a qualified lender for a consultation. This will save you time and money!


  • A Pre-Qualification letter will let you know the estimated amount of home you can obtain financing for.
  •  A Pre-Approval letter will allow you to pin point a dollar amount you are qualified for. Also when you submit an offer the seller will see you are a more serious candidate and is less likely to cause financing delays.


  • Finding an agent that is qualified to assist you in your pursuit for a REO property is simple. Pick up the phone and interview potential agents in the Cape Coral area with the following questions.
  1. Are you familiar with distressed property sales and transactions?
  2. Have you successfully closed many REO or short sale transactions?
  3. Do you have any formal training for distressed property sales?
  4. Are you a licensed REALTOR®?

A great place to start is by calling 239-542-8521 or stopping by Florida Future Realty at 2816 Del Prado Blvd s#1 Cape Coral Fl, 33904.



Your real estate agent should be able to assist you in this part of the process. Be as honest and forthcoming as possible so they can narrow down the search for you.

  • Ask the agent to email you properties coming onto the market daily.
  • Search online via the agents website for potential deals
  • Keep an eye out for yard signs and write down the address for your agent

Search Foreclosures Here


After viewing all of the potential homes in Cape Coral, you and your agent need to sit down and discuss what you are thinking in terms of price. Your agent should give you comparable properties sold in the past few months to help you gauge what the property is worth and how much you should offer. Be sure and list all the items you see wrong with the property and consider them when deciding on a price. No one can tell you what to offer other than yourself.

Important to have these items ready when you sit down to make the offer:

  • Your pre-qualification letter or proof of funds
  • Check book for an escrow deposit
  • A list of any stipulations you want in the contract.
  • Be prepared to negotiate there may be multiple offers on a home listed below market value.
  • Be patient

Florida Future Realty Inc will be happy to assist you with your real estate needs. We have agents certified in multiple areas of the market ready to help. Call us at 239-542-8521 or email

Download your free copy today!             Download your free Buyers guideForeclosure Purchasing Guide for Cape Coral Florida



Cape Coral home prices trending up in 2012

2012 has been a great year thus far; gaining positive momentum for our once troubled housing market. The once forgotten homes that were lost in the short sale or foreclosure process are now full of life, occupied by new loving owners, looking more beautiful than ever.  The first quarter statistics are very positive for the overall health of our local economy.  What they also show is that we have hit the bottom and have continued trending significantly upward from this time last year.

If you have ever dreamed of owning your piece of paradise, but are in need of a little nudge, here it is. In 2011 the average price for a single family home was $136,317.00, this year that same figure has increased by 22% making the average price $166,249.00.  That is just our local area, increases has been documented on a national level as well.

The Florida Realtors reported that real estate economists and analysts are optimistic that we will see a dramatic recovery in the next two years.  These economists predict that next year home prices will begin to rise by 2% and then get a larger boost of 3.5% by 2014.

These statistics coupled with low interest rates, and less stringent lending policies make now the time to buy that new home or special vacation spot.  If we can help you in any way make your dream possible give a call. We look forward to hearing from you.


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Susan Milner
Florida Future Realty Inc.

Buying a home in Cape Coral FL at any budget

Every year around this time, many of our Northern neighbors experience their first freeze.  The chill in the air prompts them to pack up their belongings and head south.  Our city will soon wake from its summer slumber and welcome back the snowbirds, vacationers and extend a warm invitation to our potential transplants.  Northerners; No need to pack up those Bermuda shorts and flip-flops just yet, come see what all the fuss is about.  If you are in the market to buy a vacation home or thinking of relocating altogether there is no better time than the present.  Home prices along with interest rates are at an all time low, with plenty of inventory to choose from.  No matter what your budget or criteria there is something here for everyone. Listed below is what you can expect within your budget.

What can you get for up to $100,000?

Well there are many homes available in that price range, 214 to be exact.  There will be an average of 1472 sq feet and 3 beds and 2 baths.  In this price range 17 of these homes do offer an in-ground pool. None of these homes have access to the Gulf of Mexico, but 4 are located on non-navigable fresh water canals, which is still a nice view.   There are 42 of the 214 homes available with the city utilities in and paid. The majority of the 214 homes are located in the NW, NE area of Cape Coral, which is a bit further from the heart of the city, but still a close drive to Pine Island Rd., where many great restaurants and retail stores are located.  106 of these homes are regular resale’s, 53 are foreclosures and 55 are short sales. In this price range many of these homes will not be considered move-in ready, but with some work will still be a great investment.

What can you get from $101,000 to $200,000?

In this price range, a lot of requests we hear from buyers such as; with a pool, 1800 sq feet minimum and access to the gulf can be met, but the price will be closer to the $200,000 mark.  There are 506 homes available in this price range with the average homes being a 3 bed two bath with 1,817 sq ft.   Out of the 506 homes 230 have in-ground pools (average price being $154,841) and 184 have the city utilities in and paid.  96 of 506 homes are waterfront but only 45 of the 96 are gulf access, some with closer proximity to the Gulf of Mexico and/or the Caloosahatchee River than others.  The average home price for the 45 gulf access homes with a pool is $189,900, a great buy for this type of home.   The number of homes in this price range that are regular resale’s are 378, 46 are foreclosures and 82 are short sales.

It is important to understand that some short sales and foreclosures at any price range may have been stripped of certain fixtures, left vacant for extended periods of time, or may have not been properly maintained.  It is really important to have a home inspection to make certain you account for all necessary repairs and to be certain there will be no major surprises after closing.

No matter what your price range or criteria, we are certain we can find a great home to fit your needs, it is just important to be realistic and flexible and all the rest will easily fall into place.  If we can help you find the perfect home at the perfect price please don’t hesitate to call, we look forward to hearing from you.

The Florida Future Realty Team


*Please note the figures here were obtained from the MLS( multiple listing service) on September 26, 2011 are figures are subject to change, feel free to call for updated statistics.

Cape Coral House

Cape Coral real estate market in the news

Cape Coral HouseCape Coral and Fort Myers are making headlines all over!

Did you read about the Cape Coral and Fort Myers real estate market on Inman News?
“Two Florida markets saw the highest jumps: median list price in Fort Myers-Cape Coral rose 25.7 percent to $225,000, and the median in Miami rose 8.6 percent to $239,000.
Shreveport-Bossier City, La., followed with an 8.1 percent increase, to $173,000. Fort Myers-Cape Coral and Miami also saw the biggest year-over-year drops in inventory: -25.3 percent and -29.9 percent, respectively.”

What about CNNMoney’s take on the rise in prices in Cape Coral?

Even had a blurb about the Cape Coral real estate market:

The Gulf Coast Business Review reminded us that our Fort Myers local board of REALTORS announced that Foreclosures are fading in comparison to traditional sales here in the Fort Myers and Cape Coral areas:

They also let us know that we may be turning point central:

Want to read other great news coming out of Cape Coral? We are ranked the second safest city in all of Florida:

Summer is historically our ‘slowest’ time of the year for Cape Coral real estate sales so if you are looking to make a home purchase in SW Florida come on down this summer and see what we have to offer. I have a strong suspicion that come fall (our typical busy season) we will see more price and inventory adjustments here in the Cape Coral real estate market.

There are so many different unique opportunities right now for buyers of Cape Coral real estate.

Some experts warn that this ‘new’ news may leave Cape Coral home sellers confused about pricing. I’m sure it will confuse some of the sellers in Cape Coral. That is why it is the best idea for Cape Coral sellers to consult with a reliable and honest real estate professional who specializes in Cape Coral real estate. Considering selling your home or property in Cape Coral? Contact us at Florida Future Realty, Inc. to find out if now is the best time for you to sell your Cape Coral real estate. We market our listings internationally & have a solid reputation for selling houses in and around Cape Coral, Florida.

Our Broker, Susan Milner also just created a video update showing the first quarter’s statistics for the Cape Coral real estate market that I’m sure you’ll find interesting:

Yours in Success,

Florida Future Realty, Inc.

(239) 542-8521

Cape Coral Summer 2011 Update

Cape Coral Summer 2011 Update

Cape Coral Pre-Summer Real Estate Update

It is getting hot and steamy here is SW Florida, seems to be early this year (I know we say that ever year). Easter is around the corner, the roads are a bit more manageable, and lines are somewhat shorter at our favorite eateries.  One can surmise that season is coming to a close.  Many local business owners are saying it has been one of
the better “seasons” we have had since the housing market crash a few short years ago.

Can the positive momentum continue through the summer months? We are certainly optimistic.  Many attribute the busy season to the low home prices and large inventory. Visitors are flocking to our area to take advantage of what Cape Coral has to offer.  Home buyers do not typically buy in the first trip it takes several to hone in on the perfect fit, thus leading to a less than slow off season.

In Cape Coral MLS there are currently 2093 single family homes and condos currently for sale, priced between $34,000 to more than $5 million.  We are certain that we can accommodate all buyers and their different needs and wants.

If we can help with you buying or selling needs please don’t hesitate to call one of our experienced agents.  We look forward to hearing from you.

Absorption rate and how it affects you.

Cape Coral’s real estate market has been less than predictable in recent years; we have had our share of ups and downs.  As real estate professionals there are ways to track the markets progress and predict the changes to come.  This prediction comes in the form of
absorption rate.   The absorption rate is the rate in which the market absorbs and eliminates inventory. We have broken down Cape Coral price brackets and what it means to buyers and sellers.

Homes in Cape Coral with a price ranging from $0 to $150,000 have turned over 4.5 times in the past 12 months and currently, we have 2.6 months of inventory available in that specific price range.

Homes in the price range of $150,000 to $200,000 have turned over 2.3 times in the last year and the current inventory is 8.5 months.

Gulf access homes in Cape Coral at no specific price point, in the last year have turned over 1.4 times with an inventory of 8.5 months.

What do months of inventory indicate? Typically 1-4 months of inventory indicate a seller’s market, 5-6 months is generally a balanced market and 7 months or more points toward a buyer’s market.

How does this information specifically relate to buyers and sellers of Cape Coral real estate?


The absorption rate is very important to know. Since it tells something about how long it might take to sell the home.  A higher number of inventory typically means more competition from other sellers.  A lower number may indicate that we are in a seller’s market, so the need to make sure your marketing strategies are “spot on” is detrimental to a quick sale.  Good marketing will insure your home will be displaying a sold sign before you neighbors.


Buyers also need to be aware of the absorption rate.  If the market is shifting into a time of low inventory, it isn’t the time to be throwing out “low ball” offers hoping to get a good deal. 
 When inventory is low and buyers have increased, chances are the buyers will be introduced to a situation where the home has multiple offers.  When inventory is high your chances of getting a “steal” have increased significantly.

Buyers and sellers who pay attention to the changes in the market will be more informed and can make decisions accordingly.  Most important whether buying or selling real estate in Cape Coral it is important to work with an experienced agent to help you calculate the
absorption rates for the homes that you are interested in.  

*This blog was written 6-22-10 all calculations are subject to change, for accurate up to date information please call a speak with our knowledgeable team members.

Yours in Success,

The Florida Future Realty Team


Online foreclosure auctions hit Lee county

 Lee County became the 14th county in Florida to begin foreclosure auctions online.  It was put in place to cut the county’s cost associated in traditional court house auctions. They have
eliminated the need for extra manpower freeing up much needed county funds.

With so many foreclosures in the Cape Coral and Fort Myers area this method just makes sense.  By holding the online auctions they are able to reach more potential buyers and investors hopefully resulting in a greater sales price and maximum exposure for each property.  The website is user-friendly and lists all pertinent information regarding
each property.  Times, and dates of upcoming auctions are featured on an interactive calendar.  When you have selected a property all information including case details, are easily accessible. 

A proxy bidding system is set in place.  Proxy bidding is much like EBay in the fact that you set the maximum amount you are willing to pay and the computer automatically increase you bid at $100.00 increments each time your current bid has been surpassed.

This online auction was created by the a Fort-Lauderdale based is privately owed company that specializes in the advertising and sale of delinquent tax certificates for County and municipal governments.

To sign up for this service visit:

It is easy and free to sign up.  They have made available a tutorial that will help you understand the process and easily navigate through their site.

If you would like more information please follow the link above.

If we can help you any way please doesn’t hesitate to call. While visiting our site please feel free to use our MLS search engine.

Yours in Success,

The Florida Future Realty Team


Homestead Exemption Laws

 Over 1,000 people move to Florida every day according to   Not only are families relocating from other states but they are also moving from other countries.  Is this because of
the beautiful sand beaches, warm sunny weather, or miles of green golf courses?  It may just be because of the generous tax laws offered to Florida residents.

The law states that Florida residents are eligible for a 25,000 exemption on the assessed value of their home.  Those with an assessed value of more than 50,000 are eligible for an additional 25,000 exemption, depending on the value of their property. The exemption can
only be applied to non-school taxes, and the property must be worth at minimum 75,000 to be eligible for the entire exemption amount.

In order to qualify you must be a Florida resident having title to real property and making it your permanent residence by Jan 1st.  The deadline to apply is March 1st.

In addition to the homestead exemption we have the Save our homes amendment which protects homeowners by limiting the tax assessment to a maximum of 3% each year.

You may also qualify for one or all of these exemptions listed below.

  • Widow/Widower’s Exemption $500.00
  • Disability Exemption $500.00
  • Veterans Disability Exemption $5,000.00
  • Blind persons Exemption $500.00

If you are a foreign buyer there is something to be aware of and that is the FIRPTA withholding Rule.  This stands for investment inreal property tax act of 1980. FIRPTA authorized the IRS to withhold income tax on nonresident aliens and foreign corporations with sales of US real property. When a person or corporation purchases a US real
property from nonresident aliens or foreign corporations, they are required to withhold 10% of the amount. This tax is intended to ensure that the US is able to tax the gains from the sale of property.

Whether you are buying a new home or vacation home, moving from another state or another country or just planning to purchase an investment property,your taxes will always be based on the assessed market value of your property.  You will never be penalized and made to pay higher taxes simply because you are native to another place. The Homestead Exemption and Save our homes amendment are offered to full
time Florida residents.

There are exceptions to all tax information listed above we recommend visiting these sites for more detailed information.

General Info


Once you have made the decision to relocate to this beautiful
city of Cape Coral, contact our Florida Future Realty Team we are here
to assist you.

Yours in Success,

The Florida Future Realty Team


Updated 1-12-2011

Tax credits for new and repeat home buyers

Buying a new home in Cape Coral is both an exciting and stressful experience.  The federal government
has made an offer we just can’t refuse.  Homes are now going to be much more affordable than ever, with a fantastic tax incentive for buyers. This is an amazing opportunity to finally own your own home or
relocate to the digs of your dreams.  Read below to see which program you qualify for.

$8,000 First-time Home Buyer Tax Credit

The $8,000 tax credit is for first-time home buyers only. For this tax credit program, the IRS defines a first-time home buyer as someone who has not owned a principal residence three-years prior to the purchase.

The tax credit does not have to be repaid unless the home is sold or is not used as the buyer’s principal residence within three years after the initial purchase.

The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $8,000.

 The tax credit applies only to homes priced at $800,000 or less.

The tax credit now applies to sales occurring on or after January 1, 2009 and on or before April 30, 2010. However, in cases where a binding sales contract is signed by April 30, 2010, a home purchase completed by June 30, 2010 will qualify.

For homes purchased on or after January 1, 2009 and on or before November 6, 2009, the income limits are $75,000 for single taxpayers and $150,000 for married couples filing jointly.

For homes purchased after November 6, 2009 and on or before April 30, 2010, single taxpayers with incomes up to $125,000 and married couples with incomes up to $225,000 qualify for the full tax credit.

The $6,500 Move-Up / Repeat Home Buyer

The tax credit does not have to be repaid unless the home is sold or ceases to be used as the buyer’s principal residence within three years after the initial purchase.

The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $6,500.

The tax credit applies only to homes priced at $800,000 or less.

The credit is available for homes purchased after November 6, 2009 and on or before April 30, 2010. However, in cases where a binding sales contract To be eligible to claim the tax credit, buyers must have owned and lived in their previous home for five consecutive years out of the last eight years.

is signed by April 30, 2010, the home purchase qualifies provided it is completed by June 30, 2010.

Single taxpayers with incomes up to $125,000 and married couples with incomes up to $225,000 qualify for the full tax credit.

We at Florida Future Realty want to make your Cape Coral home buying experience as positive and stress
free as possible.   Please call one of our qualified agents to assist you with finding the perfect home, or browse our site to begin a search of your own.

Yours in Success,

Florida Future Realty Team



The Lee County Florida housing market is on a positive trend. Whether
you are a first time home buyer or you are looking to purchase a second
home, the largest increase in sales is mainly from buyers taking
advantage of the lower pricing and abundance of homes in Lee County to
choose from.

With the average Lee County home sitting on the market for upwards of
120 days, buyers have the upper hand in negotiating final pricing that
is around 90% of the already low asking price. Lee County, with its
world-class beaches, including Sanibel and Captiva Island, Bonita and
Ft. Myers Beach, its international airport with direct flights to and
from Europe, as well as its exceptional university located just south of
Ft. Myers makes purchasing a home even more enticing.

We are getting a lot of potential home owners inquiring about the
bank owned properties in our area. Accordingly, the bank-owned
properties continue to impact our sales and closings.  Since June
of last year, 66% of all single family homes sold listed in the MLS were
bank-owned; of these 64% were cash deals, according to the REALTOR®
Association of Greater Fort Myers and the Beach, Inc.

Home sales continue to rise in our area and in June there were 1,586
homes sold, which is a 121% increase from June 2008. Again, this is an
indication that the Lee County housing market is on a positive trend and
possibly on a more upward spiral. In addition to the always warm
climate and pristine beaches, Lee County offers a relaxing lifestyle
which has consistently attracted second homeowners and vacationers, a
government which is business friendly, accessible beachfront or canal
front properties and median home prices 50% below the national average.
For example, the REALTOR® Association of Greater Fort Myers and the
Beach, Inc. states that in June the median price for all homes was
around $83,000. To date, the median price for “traditional” sales is
$175,000. For the available bank-owned homes the median price is $69,000
and $105,000 for short sales.

According to the Lee County Economic Development, Ft. Myers, Cape
Coral and surrounding areas have acquired the reputation as being some
of the best places to live, vacation or own a second home. With that in
mind, the potential buyers we are seeing are “market watching” which
means they are seeing the growth in our area and are getting more
excited about purchasing a home at an affordable price in an area that
is economically stabilizing at a steady pace. Additionally, our office
is seeing more and more banks working closely with us to process short
sales which coincide with the stabilizing market.

With the steady and consistent economic growth, the affordable and
abundant homes available to buyers, the consideration of the banks and
lenders; it is only likely that Lee County will stay on the positive
trend, steady pace and rising swing we are experiencing now. For more
information on bank owned properties, short-sales, foreclosures and
traditional home buying please contact one of our team members at
239-542-8521 or search for
Cape Coral real estate
online now!

Copyright 2009 Florida Future Realty, Inc.


Considering a second home?

What will a second home in SW Florida cost?

As the prices of homes in SW Florida are, can we say, more than affordable, many people across the U.S. and abroad are entertaining the possibility of a second home. The biggest question on everyone’s mind is “What will it cost me?” Obviously it is pretty easy to find the listing prices of homes online but to truly understand what the ‘cost’ will be can take doing some research. In this article I will go over the basic costs you can expect
to pay when investing in a second home here in beautiful Cape Coral or Ft. Myers, Florida.

First to consider: Cost of Money
Are you planning to pay cash or do you plan to get a mortgage for some of
the purchase price? If you plan to pay cash make sure that you are comfortable with the rate of return on your investment. You may wish to consider getting a loan for some of the purchase to keep more capital for other investments (more houses, or?). If you are going to obtain financing make sure you determine which loan is best for you and your needs. Most investment properties will require 20-25% down. If you are Foreign National you must be prepared to put down at least 30% in most cases. You can also attempt to receive a loan from your country as well. The rates will be lower but you may have to put up your current
home as collateral (borrow against your equity). Some second homes may be
purchased with less money down. But your payments will be much lower with
the more money you put down on your purchase.

For comparison purposes here let’s take one of current waterfront listings.

It is located at 1429 Vendome Ct. Cape Coral, Florida 33904. It is a
gulf access home, built in 2007.

The current asking price is $375,000. Let’s assume that you plan to put down 25%. This means that you will be putting adown payment of $93,750.

Here is an estimate of closing costs:

Taxes: $ 6,422.24*

Loan fees: $3,846

Prepaid taxes & insurance: $5,778

Total costs to close: $103,374.

* from current 2008 tax bill – properties are reassessed every year
here so this could change. Currently this home is assessed at $374,230.

If we can help you further your search for a new home or second home, please don’t hesitate to call. We look forward to hearing from you!

Yours in Success,

The Florida Future Realty Team