The Veggie Bin is a GREAT business in Jacksonville's urban core that I thought I would highlight for those who may not be aware of it. The Veggie Bin partners with local farmer's each week to provide its members with farm fresh produce delivered to their door.
This is a great way not only to support a local urban core business, but local farmers too! In addition, The Veggie Bin is partnering with other local Jacksonville businesses to bring other great products to their members, such as local honey, coffee, bread, soap, etc.
Supporting local business is good for Jacksonville's development in so many ways. I will try to highlight more and more of the great local businesses that we have in the urban core.
Showing posts with label jacksonville. Show all posts
Showing posts with label jacksonville. Show all posts
Wednesday, August 24, 2011
The Spark Plan
If you haven't read/heard about The Spark Plan yet, here is a quick blurb to get you caught up. The “Spark,” a partnership among the City, the Cultural Council of Greater Jacksonville, Downtown Vision Inc., JTA and the private sector, is focused on creating a redevelopment plan for the Northbank core based on attracting artists to live and work Downtown and using unoccupied historic buildings.
This is really exciting for Jacksonville. In cities all over the US, creative people have moved into "unusable" spaces or neglected neighborhoods, often for cost/price issues. But the creative energy they bring is often the "spark" that ignites more development, such as galleries, coffee shops, restaurants, shops, etc to move in. The biggest example of this to look at is, of course, SOHO in NY. More locally, Ybor City in Tampa was also "sparked" in this way in the early 1990's.
Recently, James Richards, the co-founder and principal at TOWNSCAPE, Inc visited to assist with The Spark Plan. You can read Part one of his interview here and part two here
This is really exciting for Jacksonville. In cities all over the US, creative people have moved into "unusable" spaces or neglected neighborhoods, often for cost/price issues. But the creative energy they bring is often the "spark" that ignites more development, such as galleries, coffee shops, restaurants, shops, etc to move in. The biggest example of this to look at is, of course, SOHO in NY. More locally, Ybor City in Tampa was also "sparked" in this way in the early 1990's.
Recently, James Richards, the co-founder and principal at TOWNSCAPE, Inc visited to assist with The Spark Plan. You can read Part one of his interview here and part two here
Friday, July 24, 2009
Revised Truth in Lending (TILA) Disclosure Requirements Effective July 30, 2009
Lenders will be subject to new disclosure requirements for mortgage loans under the Federal Reserve Board Truth in Lending Regulation (Reg Z). The new requirements apply to loan applications filed on or after July 30, 2009. The new rules are complex and compliance will be a challenge for lenders. Realtors should understand the basics so that they can advise clients of potential delays and the new procedures. Here are key highlights of the changes:
The new requirements apply to all mortgages secured by a borrower's home, including primary and second homes and refinancings. Investor loans continue to be exempt.
Lenders must give good faith estimates of mortgage loan costs within three business days after the consumer applies for a loan (early disclosure). The lender may not collect any fees before the disclosure is provided, except for a reasonable fee for obtaining a credit report.
The closing may not take place until expiration of a seven day waiting period after the consumer receives the early disclosure.
If the annual percentage rate (APR) increases by more than 0.125 percent, the lender must provide a corrected disclosure to the borrower and wait an additional three business days before closing the loan.
The APR includes not only the interest rate on the loan but certain other costs related to settlement, so it will be important for any fees that affect the APR to be as accurate as possible, as early as possible, to minimize the need for a corrected TILA disclosure.
The consumer may modify or waive both waiting periods for a documented personal financial emergency, but must receive the disclosures no later than the time of the modification or waiver.
More information is available via the following links:
Federal Reserve Board Final Rule and Staff Commentary (Federal Register, May 19, 2009)
Wells Fargo Website with Its Advice on the New TILA Requirements
The new requirements apply to all mortgages secured by a borrower's home, including primary and second homes and refinancings. Investor loans continue to be exempt.
Lenders must give good faith estimates of mortgage loan costs within three business days after the consumer applies for a loan (early disclosure). The lender may not collect any fees before the disclosure is provided, except for a reasonable fee for obtaining a credit report.
The closing may not take place until expiration of a seven day waiting period after the consumer receives the early disclosure.
If the annual percentage rate (APR) increases by more than 0.125 percent, the lender must provide a corrected disclosure to the borrower and wait an additional three business days before closing the loan.
The APR includes not only the interest rate on the loan but certain other costs related to settlement, so it will be important for any fees that affect the APR to be as accurate as possible, as early as possible, to minimize the need for a corrected TILA disclosure.
The consumer may modify or waive both waiting periods for a documented personal financial emergency, but must receive the disclosures no later than the time of the modification or waiver.
More information is available via the following links:
Federal Reserve Board Final Rule and Staff Commentary (Federal Register, May 19, 2009)
Wells Fargo Website with Its Advice on the New TILA Requirements
Thursday, March 5, 2009
Spring 2009 Open Houses
March kicks off open house season. I am going to try several new approaches to the "open house" concept this year. In addition to my traditional open house that I am going to hold open for a cute historic condo on the river I have listed in San Marco ($170K), I am going to hold a Progressive Open House and several Twilight Open Houses in Springfield.
The Progressive Open House works like this: several houses in the same neighborhood and in the same price range are open for 20 minutes each with 10 minutes in between for getting to and from the houses. This way, a buyer can see 3 houses open instead of the typical 1 that a Realtor would hold open.
The Twilight Open Houses will be held Thursdays in March from 5pm-7pm. Wine and hors d'ouvres will be served and you can stop by after work. That way if you have plans for the weekend and can't make a traditional open house, you can take a few minutes during the week to see a home that may interest you.
For the March schedule, click here
The Progressive Open House works like this: several houses in the same neighborhood and in the same price range are open for 20 minutes each with 10 minutes in between for getting to and from the houses. This way, a buyer can see 3 houses open instead of the typical 1 that a Realtor would hold open.
The Twilight Open Houses will be held Thursdays in March from 5pm-7pm. Wine and hors d'ouvres will be served and you can stop by after work. That way if you have plans for the weekend and can't make a traditional open house, you can take a few minutes during the week to see a home that may interest you.
For the March schedule, click here
Wednesday, February 25, 2009
Gap Between Pending Contracts and Sales
Due to declining confidence and volatile underwriting, many areas of Jacksonville are seeing a widening gap in the number of contracts that pend every month compared to the number that actually close. It is known as the 11th hour back out. In fact, nationally, this gap is widening. It is evidenced by comparing pending home sales and existing home sales throughout 2008. The Pending Home Sales Index is based on signed real estate contracts while existing home sales are based on closed transactions.
Jacksonville's Intown Neighborhoods aren't seeing this trend as much as some other areas. While there is a gap, it does not appear to be widening, indicating buyers are more qualified and feeling more confident. This could be because although value has declined, buyers still see the long term investment potential of buying closer intown. A narrowing of this gap would indicate a trend toward economic improvement.
Sorry the image is so small, if you click on it, it will enlarge it nicely.
Jacksonville's Intown Neighborhoods aren't seeing this trend as much as some other areas. While there is a gap, it does not appear to be widening, indicating buyers are more qualified and feeling more confident. This could be because although value has declined, buyers still see the long term investment potential of buying closer intown. A narrowing of this gap would indicate a trend toward economic improvement.
Sorry the image is so small, if you click on it, it will enlarge it nicely.
Wednesday, February 11, 2009
Africa's Daughters Documentary
cool documentary showing at FCCJ DOWNTOWN tonight - FREE
http://www.experiencejax.com/event_dates/410806?month=2&year=2009
http://www.experiencejax.com/event_dates/410806?month=2&year=2009
Monday, February 9, 2009
Hard Times and Preservation Go Hand in Hand
So this weekend I had to make a trip out to the Town Center (my I-Pod I had for 9 weeks quit working, so I had to go to Apple). I RARELY venture out there. I get mad everytime I do. I just don't understand why development incentives aren't given for downtown commercial development. Why direct development southward when you have ready-made infrastructure ready to go!? (and don't feed me lines about parking - plenty of cities across the US develop and encourage development of their urban cores with all their "limited" parking). But that is another post.
This article in the NY Times can easily be directed at some of the tear-down mentality that has been seen locally. As this country tries to shift into a more green economy, so must development. And it is going to happen whether developers want it to or not - it is what saavy buyers want. In the real estate industry, there is a huge trend back in-town for empty-nesters and the "creative class" - people who work in the economy of information and knowledge rather than manufacturing. This trend is continuing, even in this slow market. Buyers are continuing to buy in Jacksonville's urban core - they love the historic homes and the established communities - now if only the city would GET ON BOARD and encourage development and redeveopment in its urban core, you know, simple things, incentives to encourage business, public transportation, tighten the urban growth boundary (up instead of out), and preserve and re-use what is ALREADY here! And guess what? In the long term - smart growth saves MONEY too!
This article in the NY Times can easily be directed at some of the tear-down mentality that has been seen locally. As this country tries to shift into a more green economy, so must development. And it is going to happen whether developers want it to or not - it is what saavy buyers want. In the real estate industry, there is a huge trend back in-town for empty-nesters and the "creative class" - people who work in the economy of information and knowledge rather than manufacturing. This trend is continuing, even in this slow market. Buyers are continuing to buy in Jacksonville's urban core - they love the historic homes and the established communities - now if only the city would GET ON BOARD and encourage development and redeveopment in its urban core, you know, simple things, incentives to encourage business, public transportation, tighten the urban growth boundary (up instead of out), and preserve and re-use what is ALREADY here! And guess what? In the long term - smart growth saves MONEY too!
Tuesday, February 3, 2009
5 Seller Myths I Have Lately Encountered
Myth 1: Now is the worst time to sell
This is where understanding your specific micro-market is so important. Even beyond Jacksonville's market - what is happening in your neighborhood? Also, if you’re a homeowner who wants to trade up, the loss you’ll take on your current home will be more than offset by the bargain you’ll get on the next one.
Myth 2: Don't respond to low-ball offers
Understand that buyers today feel obligated to start the converstation this way. It doesn't mean they won't negotiate. If you respond with a reasonable counteroffer, then the buyer will usually come back up to a reasonable dialogue.
Myth 3: There will be a better offer, I will wait.
More often than not, the first offer is the best you will see. Try to come to terms with that buyer.
Myth 4: I will reduce the price later, let's test the market with this higher price.
I see this one all the time. Alot of sellers want to price the home high in the first few weeks to see what happens. But buyers shop by price bracket and if you are priced in the wrong bracket, you will make everyone else's proeprty look like a good deal and everybody else's property will sell instead of yours. Reducing your home in small increments puts you in a position of chasing the market instead of jumping in front and selling for the highest amount in the quickest time period.
Myth 5: I don't need to do anything to sell my house but get it listed with a Realtor.
Oh yes you do. With so many homes on the market for sale, your house needs to present as good an image as possible. Put up the clutter, personal items, and most importantly CLEAN the house. Your house needs to look like a model home to sell for the most amount of money in this market.
This is where understanding your specific micro-market is so important. Even beyond Jacksonville's market - what is happening in your neighborhood? Also, if you’re a homeowner who wants to trade up, the loss you’ll take on your current home will be more than offset by the bargain you’ll get on the next one.
Myth 2: Don't respond to low-ball offers
Understand that buyers today feel obligated to start the converstation this way. It doesn't mean they won't negotiate. If you respond with a reasonable counteroffer, then the buyer will usually come back up to a reasonable dialogue.
Myth 3: There will be a better offer, I will wait.
More often than not, the first offer is the best you will see. Try to come to terms with that buyer.
Myth 4: I will reduce the price later, let's test the market with this higher price.
I see this one all the time. Alot of sellers want to price the home high in the first few weeks to see what happens. But buyers shop by price bracket and if you are priced in the wrong bracket, you will make everyone else's proeprty look like a good deal and everybody else's property will sell instead of yours. Reducing your home in small increments puts you in a position of chasing the market instead of jumping in front and selling for the highest amount in the quickest time period.
Myth 5: I don't need to do anything to sell my house but get it listed with a Realtor.
Oh yes you do. With so many homes on the market for sale, your house needs to present as good an image as possible. Put up the clutter, personal items, and most importantly CLEAN the house. Your house needs to look like a model home to sell for the most amount of money in this market.
Tuesday, January 27, 2009
Take A Good Look Jax
So one of the best things about being a Realtor in Jacksonville is all the cool architecture that I get to see. I grew up in Tampa, daughter of an architect/urban planner, and while we've got lots o cool architecture down south, who knew Jacksonville had it up here? In fact, Jacksonville's architecture is one of it's best kept secrets in my humble opinion. Here is one of my favorite details, a curved eave, don't see that often:
Now the really sad thing is that I think the investors who own this house are going to start renovating soon. I have seen the work they do and this sweet little detail will probably not survive. So take a good look Jax, another one bites the dust.
Now the really sad thing is that I think the investors who own this house are going to start renovating soon. I have seen the work they do and this sweet little detail will probably not survive. So take a good look Jax, another one bites the dust.
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