Real Estate Exposed 9.17.2025

Episode Transcript

Speaker 1 (00:12):
Good morning. It's eleven oh seven here at NewsRadio w CCF.
It's Wednesday, and it's that time. That's right, it's time
for real Estate Exposed with Matthew Patterson. Now, if you
hear something and you have a question, you can follow
up at Matthew Patterson dot com. Once again, that's Matthew
Patterson dot com. All right, let's get things going, ladies

(00:34):
and gentlemen. Here's your friend and mine, Matthew Patterson.

Speaker 2 (00:38):
Morning, matt, Good morning, Thank you, Dane, and welcome Mike.
How are you, sir?

Speaker 3 (00:43):
Wonderful, sir, good morning. Happy to be here.

Speaker 2 (00:45):
Yeah, I'm glad you are here. I've been trying to
get this guy in here for a bit and we'll
talk about open houses here in a minute. But you know,
he's at out selling house listing houses, at doing open houses,
so I made him take a break and get his
butt in here so we can talk about some of
his inventory as well. And I got a little surprised
for him today. So let's talk about first some upcoming

(01:09):
events this weekend. Pontagorda looks like it's it's shaping up
to be beautiful, warm Sunday mornings, Monday we've got uh
first day of fall. Wow, I know I believe that.
Seems like we were just talking spring. Now we're already
talking fall. You know what happens? Then Heavy starts talking

(01:31):
about Christmas and the years A rap.

Speaker 3 (01:34):
Yeah, if you're in my household my wife, lets me
get through October and then we start the Christmas movies
November first.

Speaker 2 (01:42):
Oh that we got plenty of time.

Speaker 3 (01:43):
Oh sure, we get them all in in two whole months.

Speaker 2 (01:45):
Are you a Hallmark guy?

Speaker 4 (01:46):
Mi?

Speaker 3 (01:46):
I am absolutely not, But I am. I am fault
now I.

Speaker 2 (01:50):
Am I like me some Hallmark. Yes. For anyone listening
that says it's the same story, just different people, I'm
okay with that.

Speaker 3 (02:00):
I've been more into it now. So I've moved to
Florida from East Tennessee. I've been here quite a few
years now, so a lot of those Hallmark movies around
the mountains and Christmas at home things like that. Those
are good. I can get into that.

Speaker 2 (02:12):
But see, and I think, and that might be why
I like it too, be coming from Indiana and used
to the fall of you know, I mean, use that
Crisp bear smelling it. It's just smells like football, which
means it's holiday time and this kind of helps.

Speaker 3 (02:28):
It does, right, it does. It's different in Florida. I
like it. You know. The palm trees wrapped in lights
is a little different visual, but it's still It's a
great time of year.

Speaker 2 (02:36):
The best part though, is you do not have to
shovel sunshine. You do not, so that's good. And you
don't have to go out and get the snowblower ready
and all that. So college football this weekend Florida versus
Miami PANTAGRDA. We've got September Sullivan Street Craft Festival on

(02:58):
September twentieth and twenty first key Lime and Tropical Fest
at Fisherman's Village on September twentieth. I'm trying to think
what is going on Sunday? Sunday Sunday. Oh, that's right, football, Yeah, yeah,
that there's Saturday football as well, but you Saturday, that's
college on there. Well, I didn't make this, so we'll

(03:20):
get on Christen about that.

Speaker 3 (03:21):
Got to give a shout out to the Tennessee.

Speaker 2 (03:23):
Ball Here we go, all right. Uh so I do
want to mention that the Colts Indianapolis Colts where I'm
fro are unnewfeeded right now. And I know you're saying,
it's only two games into the season. Let me live
in this moment just while I can. Okay, So talking today,

(03:43):
we're gonna you know, we're gonna talk about many homeowners
as far as UH don't realize how much equity have
gotten her home. They have. They haven't had a good
CMA done in a while. That's always fun to see
when you have that equity. Also, we're going to talk
a bit about trusting your realer. Should you can you sure? Yeah? Absolutely? Also,

(04:08):
pricing it sets the tone we're going to talk. We're
going to talk about that as well. Before we do that,
let's talk about the market in general, shall we please do?
Wait for it, one hundred and sixty in the last
week seven days in our board, one hundred and sixty
four new listenings, one hundred and forty five under contract.
It looks a little better, doesn't It looks great. I

(04:30):
like it. I know we're feeling it. We're loving it.
We had read about thirty last month. We got a
goal this month of forty homes under contract.

Speaker 3 (04:39):
So I got two of those this week.

Speaker 2 (04:41):
There you go, love it. Also, you've got some really
good listenings coming on. We're going to talk about now
monthly numbers. So I always talk about six months inventory
balance market. You've heard it a million times in our
meetings as we all talk about it, and I have
to say, it's looking good.

Speaker 3 (05:02):
It's looking really good. Yeah, starting to get in line
with where we want to be.

Speaker 2 (05:05):
That's exactly right. We know. Of course, the FED meets
today two pm. I think, yeah, I don't want to
get too deep in that because we're talking the FED
rate versus the borrowing rate. Regardless, it is trending, it
is looking better, and we are seeing it and feeling
it in the activity, so yes, we are. It's all

(05:27):
looking positive. And it's been along road, right, It's been
a long road for our sellers, along road for buyers,
you know.

Speaker 3 (05:33):
And that's some of the I'll say the best gratification
over the last couple of weeks is seeing a couple
of those sellers that have been in the game for
a while and things start moving. And then that being said,
things are really actually moving. One of the things that
just happened a couple of days ago, I had one
that was only on the market eleven days and went
under contract. This is tough in that market, but we
managed to make it happen.

Speaker 2 (05:54):
I agree. Yeah, it's been exciting, especially you know it's hard, right,
we don't have a crystal ball. We you know, we
could only go by the numbers and the advice that
we give, and it is fantastic. I love it when
it all comes together. I got a couple of reviews
this weekend and they were so heartfelt, so amazing. I
appreciate them so much. Immediately had to call them and

(06:18):
talk with him, and it was just a victory all
the way around. So all right, so let's talk about inventory. Obviously,
our two fifty to four hundred, we were around twenty
twenty one hundred homes on the market. Now we're at
seventeen forty two hundred and seventy sold last month, and
average's on market still around ninety. But here's the difference.

(06:41):
Eight point one months inventory, so we're getting close to
that five to seven range, which is very good. Or
just to jump up a little bit, one point twenty
five and up went from fifteen months inventory to twelve
twelve point eight.

Speaker 3 (06:55):
That's a big jump.

Speaker 2 (06:56):
Okay, the previous month before that, going back to gym
was seventeen point three, so seventeen fifteen, now twelve. It's
looking good.

Speaker 3 (07:04):
It's really happening people, that's right.

Speaker 2 (07:06):
Cape Coral, Fort Myers, you know a bit about it.

Speaker 3 (07:09):
I do so a lot. You know, larger area, larger numbers.
Cap Coral just last week, as a matter of fact,
three thirty six new listings, one hundred and seventy nine closing.
So we're starting to come in line there.

Speaker 2 (07:20):
The government under contract.

Speaker 3 (07:21):
The good news, two forty four of those under contract from.

Speaker 2 (07:24):
You, that's thirty six. We weren't seeing that very true.

Speaker 3 (07:27):
The other thing I will say about Katee Corale is
we're a little bit closer in those five to seven
numbers that you're looking for in certain areas. So kate
Coral is starting to come back into that neutral market. Obviously,
we want to see it turn and get a little
less inventory and make that market come towards the sellers
and make a little bit more money. But either way
we're happy to see it.

Speaker 2 (07:44):
Yeah, absolutely, Okay, and uh man, we are already up
against the first break. I tell you what, we're gonna
take a break. We're going to come back. We have
got a lot of properties to talk about today and
many of them that you will not find any place.
And then we're gonna talk about some of these other
great topics, including trust and your rail or stick around.

(08:06):
We will see you on the other side.

Speaker 5 (08:07):
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(08:50):
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Speaker 2 (11:09):
All right, welcome back to real estate'spose. I got Mike
in here with me today, Mike Oakes from the Patterson Group,
and we were talking everything in real estate. Let's talk
about some open house this weekend. Real quick Mike, let's
do it all right? So first two six, one eight zero.
This one's new to the market, Deep Creek Boulevard Less
is gonna be over there Saturday from eleven to one.

Speaker 4 (11:32):
Uh.

Speaker 2 (11:32):
This home had, like I said, just coming on the market.
Offered it three hundred and eighty five thousand. I know,
we've already had a couple of showings on it the
last couple of days.

Speaker 3 (11:40):
Yep, yesterday, as a matter of fact, I was out there,
just had to swing by and drop something off, and
they were showing it then.

Speaker 2 (11:46):
So okay, well when are you writing me a contract?

Speaker 3 (11:49):
As soon as I can get back to the phone.

Speaker 2 (11:51):
Okay, all right, Three bedroom, two bad two car garage
again in Deep Creek down. This one has an additional
lot that we would love to go with the house.
It's been you know, they've always owed them together, manicured
lawn everything, curving trees that be a perfect match together.

(12:12):
So that is being offered additionally. Also open house one
seven four five four Old Harmony Drive in Fort Myers.
Nick's going to be over there Saturday from ninth or
on on September twentieth, from eleven to one. This home
is introduced to market to three hundred and twenty five
thousand lake front, three bedroom, two bath, two car garage.

(12:35):
This is a first floor unit on a cul de
sac located in Concord Point of Emerson Square community. All right,
you talked about the next one.

Speaker 3 (12:47):
Mike, all right, the next one I'm really really am
excited about. It's fifty two to four Black Jacks Circle,
Puna Gorda. This is basically a small horse farm. Uh,
the current owner does not have set up as a
horse farm it was originally, But this is a beautiful,
beautiful property sitting on five plus acres. Three bedroom, two bath,
two car garage. Pool home is the main home. There

(13:11):
is more. There is also an additional It's four bay,
but it's a workshop so you can get two full
cars in there. The other two bays are a little smaller,
could get golf carts in there and a full horse barn.
Like I said, it doesn't have the stalls installed. They've
been removed, but it's easy to put it back and
everything else is set up.

Speaker 2 (13:26):
Yeah, so really it's set up for stalls, but the
fronts have been taken off of them, which is very
easy to have done. Just the point of having that
horse barn. I mean nowadays it's you know, ballpark one
hundred thousand plus. To be putting that in definitely please
continue because then I have a prediction.

Speaker 3 (13:45):
Well that one also has five to six different paddocks
in there, so again it's set up. But the funny
part about this particular property is this is one that
I've been talking to the seller for a little over
a week about and just kind of a testament to
our team at Sphere. We obviously when we're starting to
speak about listings, we circulate that around the team. And

(14:06):
another one of our team members, the gentleman that's doing
the open house this weekend, Rob Rose, awesome guy, great realtor.
He came to me before this property even went live
and said, Hey, I may have a buyer that's interested
in it. Do you mind if I go ahead and
set up an open house this week? And YadA, yeah,
I said, hey, sure, go right ahead. So the moral
to the story is with the team Atmosphere, sometimes we

(14:26):
can make transactions happen without really having to get too
far into it because we have that database backing this up.

Speaker 2 (14:31):
Well, Rob, better slow down a little bit or get prepared,
because I've got a couple interests that I think as well.
My prediction on this house is I think it'll be
under contracted under a week.

Speaker 3 (14:43):
I'll take it. We'll take it. And that's been happening
more on this week. We'll see, we will see. Now
here's the catch, guys. What he's saying is if it's
not under contract seven days from now, he's going to
be writing a check.

Speaker 2 (14:56):
Right. No, no, no, no no no no no no, let
me ref let's go back. But I really do I
think this house is gonna sell quickly because of the
price point. Did you tell them the price point? I
don't think you told them the price point.

Speaker 3 (15:08):
Hadn't gotten Their price point on this one is six
hundred and fifty thousand.

Speaker 2 (15:12):
That's right, six hundred and fifty thousand.

Speaker 3 (15:14):
Five acres, six to seventy five forgive me, okay.

Speaker 2 (15:18):
Five five acres, multiple structures already done. Plus the home.
Does it have a pool?

Speaker 3 (15:26):
It does have that, that's right. Not only does it
have a pool, it's got a nice glass in Lunai.

Speaker 2 (15:30):
To get to the pool on Blackjack Circle. So yeah,
that's my prediction. All right. Next we're going to two three,
nine to one Date Street. This is in Saint James City.
This property is offered at six hundred and fifty thousand
stunning water front retreat, three bedroom, two baths, two car garage,
pool home, fifty feet of waterfront edge and it's just

(15:52):
minutes to open water.

Speaker 3 (15:53):
Guys, this is another one of mine. And I'm telling
you from from the back porch, you can look down
the canal and see open golf water from there. If
you're looking to fish, you're two minutes from open water.

Speaker 2 (16:04):
I like it. Okay, So you want to go through
the rest of our coming soons?

Speaker 3 (16:11):
Yeah, I got two great ones.

Speaker 2 (16:13):
What you got us up here?

Speaker 3 (16:14):
I got two forty five Southwest forty fourth Terrace in
Cape Coral. Beautiful four bedroom, two bath, two car garage.
This home has been set up as an Airbnb and
has got a fairly good rental record, but also can
easily be perfect retirement home for somebody. It does have
a beautiful pool out back and oversized corner lot Soky Coral.

(16:35):
That one's at four to seventy five enlisted turn key.
So walk in, cook a meal, sit down and have
a nice evening.

Speaker 2 (16:41):
Okay. I've got Bordeaux Drive in Ponta Gordo. This one
is offered to eight hundred and fifty thousand, three bedroom,
three and a half bath, three car, garage, loft, bonus room.
This is a pool home in bert Store Isles. All
the furnitures negotiable. You're setting right on the golf course.
Absolutely gorgeous. Every inch of it looks like it's been

(17:06):
professionally staged. But yes, they do live there. This is
a gorgeous home. You're gonna want to check this out. Also,
I've got coming soon, very very very excited about this home.
Uh two nine to one three Ryan Boulevard. This is
a three bedroom, two bath pool home. It is one
hundred and forty five feet of sailboat water frontage. Wow,

(17:27):
two docks lift and you know how on a standard
how the boat dock and the lift is. You know,
obviously it's right behind the house, so you know sometimes
you miss that view. Well, this because I have one
hundred and forty five feet the lift and that dock
is off to the side, so you still get those
beautiful views. But yet with the lush landscaping, you have

(17:48):
privacy in the pool. Then I wrapped around the whole
back of the house.

Speaker 3 (17:52):
Wow.

Speaker 2 (17:54):
Absolutely stunning. This home.

Speaker 3 (17:57):
So now you're gonna make me go look at it.

Speaker 2 (17:59):
I am super excited about this house as well as
do we talk about Jose Gas Nope, that's.

Speaker 3 (18:08):
The one I did want to get into, Jose Gaspard.
This one is a beautiful community. So the community is
Gasparillo Condos in Inglewood, only a few minutes from beaches.
It is fifty five up desirable waterfront community. But here's
the catch. This actually is a beautiful property that has
not only does it have boat slips, it has spots

(18:28):
for people to store kayaks, you can fish, so much
extra stuff to do outside, which we love to do
in Florida. But besides the fact that it's a beautiful
two bedroom, two bath condo, first floor, the grounds of
this place are absolutely stunning. So it's definitely worth coming
to see two hundred and fifty k on that one
and goes live tomorrow.

Speaker 2 (18:48):
Okay, I've got a few more properties. We'll get to
that here in a minute. Let's talk a bit about
trusting your realtor, Yes, sir, Okay, So my opinion on
this is is real estate. It's a relationship business, right,
very much. So, yes, I mean, we've heard all the time,
real estate's contact, sport, trust and communication are absolutely everything

(19:12):
like any relationship, right, Yes, so you know you have
got to find the right match, the right professional that
you can communicate well with if you're buying or selling,
that is hearing you, not just not just listening, but
they're really hearing you and what your needs are. That's

(19:34):
been my experience all you know, they should be your advisor,
your advocate, guiding you through the negotiations and guiding you
through decisions, helping you because we're in this every day.
And that's what I'm so proud of about our team
and the training that we do and the conversations that
we have with clients and with ourselves, always looking for

(19:56):
how we can help them more So, I think that's
very important. And and you know it's been said before,
no one cares what you know until they know you care. Yeah,
so so important.

Speaker 3 (20:09):
And that's the thing, you know, you want everyone to
feel special and building that relationship. Yeah, you know, they
obviously have invested time, money, whatever they've got that makes
their home you know, large on their heart. Is something
that we have to pay attention to because that's going
to make a big deal to them and that's really important.

(20:30):
On the other side of it, as far as the
relationship and the trust part, I mean, there's plenty of
realtors out there, and everybody's got different personalities, everybody's got
different ways of looking at their statistics and things like that.
But you know, ask the questions. You know, I am
not afraid to give information. And that's the one thing
that I've learned over the years. Anybody that walks away

(20:51):
from a situation with a gray area, that leaves their
mind to make up whatever they want to. So I
would rather clear all that up from the beginning, and
that way, we know who we are, we know who
we're doing business with, and same for the client. They
know what we're about. But it's like you said, it's
also a relationship.

Speaker 2 (21:07):
Well, not only knowing who you are, what you can do,
what we can provide, what service you know? Is that
is it a good fit? And you know, you know
we do not take every listing, you know, for different reasons,

(21:28):
but you know it, you know it has to be
a good fit. And I feel like that a realtor
is a professional, and just as I've always looked at
whether it's an accountant, whatever profession, it is they should
save me or make me more than what I'm paying them,
and a realtor should do the exact same thing if
they cannot do that for you in negotiations, positioning on

(21:51):
the market, creating that intensity, getting those getting getting accomplishing
your goals. Sometimes it's times, sometimes it's money, sometimes both,
and so that's what we go through. And if we
cannot make that work and do not, you know, then
it's not a it's not a win win.

Speaker 3 (22:08):
And the goal is obviously one of the most important
things for the client and us getting them to that
goal is our job. So that's the number one thing,
is that goal. And everything else can you know, can
be negotiated, how we market it, the price, all those
are variables, but the end goal is still what you're
working for.

Speaker 2 (22:26):
Okay, So where is because it's kind of a little
of question, but uh, is there anything that really sticks
out to you of anything you've been noticing?

Speaker 3 (22:38):
You know, I've actually gotten some more statistical questions lately,
which is is great. I like it, and that's that's
fine because our team has the stats to back it up,
and I like stats. So I come to the table
with things like that.

Speaker 2 (22:50):
I know the stats of the market.

Speaker 3 (22:51):
Yeah, I mean we're we're It's like you said, we
don't have the crystal ball. So if we did, then
we wouldn't need the stats to rely on. We would
just basically know the answers. But in this case, we
do have to rely on a little bit of data
and that's the important part to get across to the clients.

Speaker 2 (23:07):
Well, here's what I think. This is what I've kind
of circled around and come back to is I don't
feel like I think it's all in setting the right expectations,
having the right conversation, and I in so many times
I'm finding that those were not set before in their
previous professional encounters. And that solves so much is setting

(23:31):
the right expectations.

Speaker 3 (23:32):
And it's just a simple question, for instance, the communication.
I always ask the question, how often do you want
to hear from me? Some people say, you know what,
call me when you get a contract. Other people are like,
I would like a weekly update with statistics to back
it up. I'm fine either way, but having that conversation
up front allows me to know your expectation from me
on that level.

Speaker 2 (23:52):
And another one of that how do you like to
be contacted? Because everyone's different. Some are like, oh, text nope, nope,
email nope. And of course you know a phone call.
You know, I'm almost so for longest time, you know,
I didn't text as much. Well, then times change and
that's what people want. So that's how we communicate. But
you need to know because you know, don't discuss. So anyways,

(24:15):
I want to talk a little bit more about setting
right expectations. When we come back. I know I'm already
passed the break and then we're gonna get into some
of these other topics. And we have got a lot
of homes to talk about, So stick around. We will
see you on the other side.

Speaker 8 (24:26):
When you're ready to sell your home, you need to
believe your agent is giving you honest and expert guidance,
not just trying to make a sale. That's why I
recommend my friend Matthew Patterson of the Patterson Group. Hi,
it's Todd Matthews. Matthew is loyal, trustworthy and delivers real results.
Ask Joe Nell. She sold her last two homes with
the Patterson Group, and when it was time to sell

(24:47):
a home upon the Gorda, she knew exactly who to
call thanks to their expert marketing and deep local knowledge.
Her home was under contract in just thirteen days. If
you want to work with the best real estate group
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(25:08):
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Speaker 1 (26:04):
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Speaker 5 (27:31):
Your home sale is done When You.

Speaker 6 (27:34):
Call matthew Plotters go to matthew. Plottersom, dot com happy.

Speaker 3 (27:41):
That's happy times.

Speaker 2 (27:44):
Grab. A, Six, street oh, Kenny Welcome. BACK kenny chesney i,
love that guy love that. Music, All, right so mike
we were. TALKING about expectations i think THAT is what
i keep, coming back to and so just to kind of,
CAP that off i think, it's, communication style goals timelines

(28:05):
and those goals are, all you know we we. Hear
all different, it just. Depends you know sometimes. It's simultaneous
closing sometimes it's going it's. Going up north sometimes it's,
a larger. House smaller, house you know. Timing is different
it's just it's knowing and then working from there to
put a, game plan together which then is going to roll.
Into the marketing right.

Speaker 3 (28:26):
And all that starts with listening because you're not going
to get all those details if you're not listening to, what,
they're saying no.

Speaker 2 (28:31):
There's no Way that's why god gave us two years, in, One,
Mouth right okay so, WITH the market i, think, it's showings,
offers and uh your pricing has. To be. Strategic you
know that is the. Market we're in it's market we've
been in. For a while you've got to be very.
Strategic about it and you and you cannot waste time

(28:55):
or we we ultimately. See what happens SO that that
i want to roll into my. Next topic here correct pricing,
sets the tone would you? Agree very, much, So yes
okay so overpricing. Constall the, listing you know tell tell
me what your, Experience with.

Speaker 3 (29:16):
That so you know there's there's obviously. A sweet, spot
you know if you, overpriced the property then you know
there's a section where we all talk about how savvy
the buyers are and where their agent is leading them
through the pricing game of the properties. They're looking at,
so you know there were a time a couple of
years ago where you could just basically stick a price
on a house and. It, would sell no we're not in.

(29:38):
That market anymore so buyers are doing their homework and
they're knowing what their value is.

Speaker 2 (29:42):
Out THERE well and i think a key part of
this is they have a. Lot of.

Speaker 3 (29:46):
Options they, do they do and so if you've got
five houses that that all fit the, mold for them
and all of them are within a little bit of,
a you know a, singular price range then there may
be things about the offer that aren't. Just the price
on the flip, side of that with those, same five
options if you're the highest price in the other four basically,
a comparable house, but are lower you're going to be
the last.

Speaker 2 (30:05):
One, to sell well you're helping them, So exactly.

Speaker 3 (30:07):
Right so you look at what's going on around. And follow,
that you know it's not just to set the. PRICE one,
time i, also you know have conversations weekly with my
clients and we give a snapshot of. What's going on
so you you got to continue. To move it but
setting it right the first time. Is, very important now,
going too low it is possible to go too low

(30:28):
and leave money, on the table but you do not
have to. Accept that offer i'm gonna challenge, on that
well because what happens is if you do, get too,
low PEOPLE really, like i said the. Market is savvy
they are understanding the pricing and they start competing AND
drive that i was, going to.

Speaker 2 (30:45):
Say the ONLY way and i will stand firm that
you can underprice a house is IF you, because i,
Mean you know i've been looking at what others doing,
around the country and you know if there was that
one guy that put it out for a dollar and
ended up setting like four. Hundred, THOUSAND over now i
don't want to give any ideas that we can make

(31:05):
that out necessarily that, was for you but. Or another
state but the only way you can truly underprice a
home is if you is if you put it on
the market and, and you know we have we've had,
SOMETHING to say I want to i want to purposely
go this below here and we end. Up multiple offers

(31:26):
is if you accepted the first offer that came in
real quick and didn't give it. Time on market so
there's a there's a. Strategy to it but if you
put it on and let's say you're, five percent under, ten,
percent under uh we know from experience the offer is
going to be coming in as long as we have
the appropriate, amount of time and they will drive that.
Price back up the difference in this market versus the

(31:49):
market before they would continue to go, well, Up there
right and now, That you know i've seen several that
end up right where they. Should, have been yeah they're.
Just right there i'm talking within.

Speaker 3 (32:01):
A per set so do you give a little to
get a little?

Speaker 2 (32:04):
In that, situation that's. Right, That's right okay so do you?
Think you know the local, knowledge you know and compared
to market analysis are. Crucial, in this.

Speaker 3 (32:17):
OH extremely, extremely i, mean you know you've got. Two
factors there you've, obviously got pricing but your local knowledge
is extremely, important as well because there may be things
going on in a certain community that can, affect the,
sale you know Certain hoa's or i've got one sale
that actually they didn't, really say anything but they told
us all, of a sudden they're replacing all the roofs.

(32:38):
In the community and we've been on the, market two
days so obviously had. To pause that and that was
one where they just didn't even give us a warning that.
It was happening but things like that are important to
know what's going on, around the. Community what's SOLD and
again i actually was on an appointment the other day
and they weren't really as concerned with the price or
is concerned with what we can do as a team
as much as how in tune we were with their

(33:00):
actual community and what was happening.

Speaker 2 (33:02):
Within, the gates yeah it's important to a.

Speaker 4 (33:04):
Lot.

Speaker 2 (33:04):
Of, people yep yeah also another, one, at yeah waterways
you know. That local, knowledge you know we've been getting
a lot of agents from from, out of town and
you know we've got to educate them. On time out
you know how long idol speed Out is this. Selbovers power,
boat you, know it's.

Speaker 3 (33:22):
Funny it's. Crucial it's funny you brought that up BECAUSE
you and i have had that conversation a, couple of times,
BECAUSE you know i Originally Started In fort Myers Beach.
And cape coral still plenty of canals and waterways and,
things like that but It's a different it's only, an
hour south but. It's still different so moving up, INTO
this area i still work in, the southern Parts but
now i'm, in This area so i've had to learn.
The waterways again AND you and i have had conversations

(33:44):
that start, With, me saying matt how long does it
take TO get from X property to? X Open water
and i'll say. Forty five, minutes, he's like. No twenty
five so not only knowing the waterways looking at it,
on a map but knowing where those NO wake and idol.

Speaker 2 (33:58):
Zones. Are important yeah well, and also okay So to.
That Buckley's pass when, buckley's pass open that was. A
game changer, so you know. That's the thing it's there's
also some other ones on the doct to open UP
and potentially i let, me SAY that but i. Believe they,
are you know they are, going to happen and that's

(34:19):
gonna that's gonna increase some people's values there because they
were forty five minutes out and now they're not Going
to be you need. To know that your agent needs
to know that and make sure that they're marking that
they are talking to that and and they know what's
going on and saying on. Top of, IT so YEAH
i think i think local knowledg is huge. Comparative market,

(34:40):
analysis who, Yes very important but again it's also in the. Person,
interpreting it yep.

Speaker 3 (34:48):
THIS is, true i, mean you know the numbers, are
the numbers but our job is to interpret the numbers.
To our clients so that is where the human factor.

Speaker 2 (34:56):
Does, come in, well it does and that's why you
AND that's where i say, that communication, style the. Thinking
the plant it's got to be. The right, fit you
know are, they you know are you gonna are you
gonna be? Able?

Speaker 4 (35:10):
To?

Speaker 2 (35:10):
Communicate well there are you looking at things? The same,
way IF not then i would, interview some.

Speaker 3 (35:14):
Others you know and if if you're looking at a
comparative analysis that gives you a range of four point
fifty to four seventy five and, the realtor says now
let's put it, on at six well that's kind of a.
Flag right there if the data shows a certain price
and your realtor is, really inflating that are they going
to be able to sell it in the timeframe that,
if it's.

Speaker 2 (35:32):
Well they're still in a market of. Three. Years Ago
right my my thing is is if if you're looking,
at just actives oh well you know there's, one you,
know uh oh there's one down the street from you,
listen at this or's. One, over there well if those,
are just actives those are. Not, true comps okay, Competition
not comparables because, that's exactly right because anyway it depends

(35:56):
on who. Set that price it doesn't mean that that's
actually and it's actually if we see days on market,
way up, THERE we, know i mean you're, Off the
mark so so many will look. At those actives we're
looking at the Souls and then i'm looking at THE
pendings because i want to see what was the price
that when the consumers decided to make a, move on
THAT because typically, i know, that you know you're within three,

(36:19):
to five percent and that's. A good indicators as, this
market's changing you got to be. Looking at that and
then of. Course the souls but as We start and,
i'm not saying you know what percentage we're going, to go,
up you know but as this market starts shifting, now
this way you've got, to you know you've got to
be planning for.

Speaker 3 (36:38):
That as well i'll add ONE thing that i really
absolutely concentrate heavy on the pendings for the reason. You
just explained things. Change, pretty quick yep soul properties. Are already
sold that's, so to speak gone as far. As this
conversation the pending is a heavy let's watch and. See
what happens and if you're, close in pricing obviously it
needs to be. A comparable property but, if that property

(37:00):
let's say that they did take a really.

Speaker 2 (37:01):
REALLY low offer i was gonna say.

Speaker 3 (37:03):
That can affect, the comps overall even though you're active.

Speaker 2 (37:07):
At, that time yeah if you're looking at three, COMPS and,
one i mean and especially if two of those you don't,
know their, circumstances if, that you know if you're not
in these every, day, and, go well okay wait put this,
one over here so, for this much, and you know
and they had. This an, incident you know these two are.
Kind of outliers and if someone's using those two outliers,

(37:30):
and one other you may you then could very well
miss the mark on price it and price, it too.
Low very, much so okay we're up against. Our last
break we're gonna. Take this break we're, gonna come, BACK
and uh i got a little dual Planned here FOR
mike and i, on some, properties and uh we're just
going to.

Speaker 9 (37:48):
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Speaker 2 (38:45):
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(39:46):
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Speaker 1 (41:00):
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(41:22):
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Com b.

Speaker 2 (41:40):
F look, You, all right mike we earned. The last
segment i'm gonna start this one because YOU left off
I Believe. With, blackjack CIRCLE yes so i am going
to Counter That. With ridgewood core so it Is In,
pre creek park so very. Close to yours and it,

(42:04):
is four bedroom two and. A half bath you. HAVE
five acres. I have seven just. Throwing, it out also,
If you're listen i've, got a drug dressage arena and.
A horse barn now it's gonna cost you a. Little
bit more it's gonna it's on the market at. Eight
seventy five let me get. My glasses here oh now

(42:26):
we're ready to rumble and twenty, fifteen metal roof, insulated
storm windows. Two ac units all the furniture and garage.
Appliances are negotiable this is, an amazing home thirty two fifty.
Nine under air. Again seven acres. The dressage arena if,

(42:46):
you're into horses You know what i'm talking about that
is definitely a hot commodity and very expensive. To put
in as well as a thirty four, By thirty barn
it's got a twenty twenty four roof and got its
fully equipped. For questioning needs it features, four horse stalls
including a spacious fulling stall that could easily be converted into.

(43:10):
A fifth stall also has an.

Speaker 11 (43:13):
Ec, tack, Room okay okay i'll take that You got
and i'll see you because we're going to go out
and take a little bit of a vacation over close
to the coast in SOME areas, that i like Over in.

Speaker 3 (43:25):
The, inglewood. Area yeah definitely so the first one is
going to Be Actually on Seagull. Drive in inglewood so
this One Is, in manatee cove, never lived in, absolutely brand,
new two. Bedroom two bath this is Manufactured Home In
holiday mobile estates which has just Renamed Themselves to Manatee.

(43:48):
Cove of inglewood fifty five and up low hoa, fees two,
bedroom two bath and that one's at two hundred.

Speaker 2 (43:56):
And, Thirty, thousand okay Well, SINCE you're Wood i think
i'll take a stroll with you and, while we're there
let's pop into one zero Five Eight. Zero poughkeepsie circle
this is, a four bedroom four and a half bath
five two hundred and six square, feet, under air luxury
stunning sell, boat access home two hundred and fifty five.

(44:19):
Feet on water it is on the market for. Two, million, Dollars,
now wait. Mike there's more for two hundred and Fifty
thousand additional you can have. The third lot because we're
setting on a double you can have. The third lot and,
by the way the home has two. Two car garages
you talk about entertaining water front living at its. Finest

(44:43):
right here twenty twenty, four tile roof impact. Windows and
doors all. FURNITURE is negotiable i am in love. With
this home sixteen thousand. Pound boat left.

Speaker 3 (44:54):
IT'S a beauty i am also in love with That
home because i've Been there, and, i've said yeah it
is an. Absolutely BEAUTIFUL property but i got one coming,
back to, you all right so we're gonna stay in.
The SAME area but i got One Overlooking. The miyaka
river it, is absolutely, beautiful two bedroom. Two bath condo this.
One is turnkey not only does it, overlook the pool
but right, past the pool You've Got. The mayaka river,

(45:16):
second floor beautiful, ready to, roll engineered hardwood. All stainless
steel inside. The community itself it's, a smaller community so
it's not, a huge area but they've still got. All
The amenities clubhouse, pool, gated community beautiful two hundred and
ninety Five Thousand. In harbor village.

Speaker 2 (45:34):
Come see. It very nice So You're in port, charlotte,
There Correct yep well i'm still riding, With you here
so we're going To go to larkspur forty Four, to
Twenty Larksport. Larks spur court this is, a three. Bedroom
two bath we just did a. Price improvement on this
is two hundred. And ten thousand if you're looking for,
an investment home if you're looking for, your first home

(45:56):
if you're looking for to have a second home to
come down on snowboard at. An affordable price this. Is
the house sixteen hundred and forty one square, feet under,
air three. Bedroom two bath, it is. OPEN bright airy
i will tell you. About this house, very secluded backyard
fantastic for kiddos or if, you have pets and it's out.

(46:18):
The O'Hara area two hundred.

Speaker 4 (46:19):
And.

Speaker 3 (46:19):
Ten, Thousand nice nice so we're going to bring it
back into town. A little bit, SPEAKING of value i
have an absolutely awesome property Twenty Three, Hundred aaron street unit,
number two six right in The Heart. Of port charlotte
this one is no flood zone, twenty twenty four, all
stainless steel and the handyman was just out there last

(46:40):
week putting some. Pain on it so very. Nice and
updated This Is In, charlotte square, community two, bedroom two
bath ninety five thousand dollars, In that one so under
a house one hundred thousand dollars for a beautiful Condo In.
Downtown port charlotte love.

Speaker 2 (46:55):
It, All right next i'm taking You to pontagorda isle,
Seventeen Thirty. Five boca raton this home has just been on.
About a month custom water, for a Home it's almost
the owner of it is previously a custom builder and
built his home for he. And HIS wife and i

(47:16):
will tell you we did a broker open. House there
recently absolutely stunning again waterfront living and it's fine as
three car garage twenty four eighty square. Feet under air
actually even feels bigger than that the way it's. All
set UP and this lnai wraps, around THE water and
i love that it has that third, bath as well private,

(47:40):
pool of course and, close haul amenities close TO walking
around pgi and. Very fast out it's got A three
zone ac high, efficiency heat pump five hundred gallon barried,
pro paint tank twenty. Two kW, generator you know if,
you have had You know what i'm talking. Talking about

(48:00):
there that is awesome, whole home generator gas calne connections
for future fire. Pit and grill, thinking ahead, again this
one you know when the custom, builder builds it brick
PAPER driveway when, i walk away it's built well above elevation,
over eleven feet so that's going to keep that insurance
low hurricane impact rated, doors and windows kevlar screens. For

(48:22):
dining rooms and it, is one million five ninety.

Speaker 3 (48:25):
Very very nice so speaking, Of quick out i've got one,
that's quick out not much quicker than you. Can get
here this One Sits. On charlotte harbor uh.

Speaker 2 (48:33):
That's.

Speaker 3 (48:34):
Pretty Fast Yeah Emerald Point Townhouses emerald point. Community is great, there's,
actually villas townhouses there's all kinds of, different things. There
plus amenities but the coolest part about it has its
own little marina and you literally have boat access out To.
The OPEN gulf.

Speaker 2 (48:49):
Can i add?

Speaker 1 (48:49):
Something to that THIS is where i go and play Tennis.
Every other friday, PHENOMENAL tennis center.

Speaker 3 (48:56):
I WOULD agree i i, don't PLAY tennis but i
have toured it and seen it in. Everything looks beautiful
this also has a, restaurant on site so you got everything.
You need there this one Two Five, eight marion avenue,
number one zero one four listed at, two hundred, thousand
three bedroom two bath townhouse at fourteen hundred square feet
and you can see the water out at. Your, back door.

Speaker 2 (49:16):
Okay let's go, with this, one three bedroom Two bath
purple martin three two two eight condo, again first floor
built in two, thousand and four on the market at
three hundred. And twenty thousand here's a bit of this
if you if you're looking for a property with a
very very very large dock to. Put your boat these

(49:38):
are very very hard. TO come BY i know i
keep saying very but because OVER the years, i get
questions how many place for my thirty four My forty
foot it's hard. To find this this is a place
for you sail boat water and uh twenty, twenty three
roof twenty three extra your paint and great hof so

(50:00):
us a call, In, that one, Mike.

Speaker 3 (50:01):
All right i'm going to bring it home with thirty
Two Oh four. Sunny harbor drive This, One's In. Punagorda
pelican harbor, mobile home, estates three, bedroom two bath, two
hundred thousand built in two. Thousand and five beautiful grounds.
On this property and guess what this one, is also,
waterfront fully, furnished walk out get in the boat. And
go fishing. Can't beat it, Two hundred thousand, Come.

Speaker 2 (50:22):
See, it okay so if you're looking, for acreage property
a home and a nice, Community with acreage i've got
one coming soon Just outside of Pontagorda, in on, woodstork
three bedroom three and. A half bath so give us
a call. In that one we will give. YOU more

(50:43):
details i have Another One. In pontagorda isles this is
a twenty fifteen dmdan, built three, bedroom three bath private
pool under fifteen minutes boating twenty and thirteen. Square feet
in this home is offered. At eight, fifty that's right

(51:05):
eight point fifty for a twenty fifteen with twenty five,
hundred square. Feet absolutely gorgeous and then and also we
have many other properties that are going to be coming
to the market that you want, to call us you
want to talk. To us about this is another One
on Via Formia in ponta gorda that's going to be coming.
On the, market three bedroom two. Bath and uh it

(51:28):
is going to be priced very well under. A million
dollars absolutely gorgeous. Waterfront, Pool home lastly i'm going to
Take You to grassy point twenty one Three Twenty. One
harbor boulevard this home is on the, market two million,
forty eighty, nine five bedroom five and, a half bass
sixty four hundred and eighty four square. Feet under air

(51:49):
you have got, To. SEE it mike i don't WANT to.
SAY i won i mean THE truth is i think
the PEOPLE listing one i would agree one hundred sellers
one because we are talking about their homes and we
are going to match up with people that are looking
cannot wait for it to.

Speaker 3 (52:05):
Be their home i'll take that my wins to see
the smiling faces at.

Speaker 2 (52:08):
The closing, Table all right so we look forward to
talking to. You next week thank you for tuning in.
With us today have. A fantastic week