Dan has celebrated over 20 years as a full-time Realtor. Is a RE/MAX HALL of FAME recipient, only 23% of RE/MAX agents achieve this! Successfully listed and sold Luxury homes, diversified real estate portfolios. Advises and assists clients with challenging liquidations and purchases. Not uncommon to be working with foreign nationals, buyers that leverage the Sterling, Euro, and similar currency. Dan welcomes the Global community, with friends in many Nations. He brings a reputation for Integrity, Expertise, and Focus. Our customers deserve the best.

Currently provides reputable “SPOT ON VALUES” for Residential and Commercial B.P.O.'s, Broker Price Opinions, B.O.V's, Broker Opinion of Value to many lenders. Manage and Sells R.E.O., Real Estate Owned properties, distressed properties! Evaluate and negotiate solutions for sellers and lenders.

Developed, operated, and sold a Florida "AWARD WINNING" Ad Agency! 2010 & 11 Commercial Agent of the year. RE/MAX Paramount Properties. Relocated to Tampa in 2012, I enjoyed retirement for 6 months. Saw unethical practices by some Realtors and choose to reverberate our profession in the Tampa area. In four years built his business to as many as four (4) transactions monthly. Mortgage brokers were calling Dan a Superstar in Real Estate. Dan and his wife relocated to North East Florida, to the community of Nocatee. Currently focusing on 55 and older communities and Luxury Real Estate.

Successfully closed on many extremely challenging foreclosures, and Short Sale. Coached and participated in Commercial and Multi-Income Family REO's in the past six years.

Elected to the Auburndale City Commission in 1986-88. Created and served as 1st Redevelopment Chair in 1988 & 89 personally put in place all the elements for the Auburndale CRA. 1990 City Commission refused to give a full vote of confidence. After a 5 year journey to personally raise funding, extensive research and study for the CRA district perimeters, and stunned with the Commissions doubt. Positioned himself to run for office again, was re-elected to Auburndale Commission, to serve 1991-93 to full fill the CRA master plan! Active with the Central Florida Development Council from conception in 1985 and sat on the board periodically for the past 25 years representing municipalities and private investors.

The positions Dan held from 1986 through 1993 enabled him to have a complete workable understanding of the State of Florida Comprehensive Plan for Future Land Use, and the benefits of intergovernmental agreements, utility franchise expansions, and public/private partnerships!

Specialties: Assets recovery & receivership, Real Estate Portfolio's, REO & Short Sale of Residential and Commercial negotiations, marketing consultant, public relations, and Broker Price Opinions for residential and commercial lenders.

Photo’s courtesy of https://www.Unsplash.com

Wow some big words that study the behaviors of individual market participants— such as Microeconomics or Behavioral Economics? That is the question!

Wow some big words that study the behaviors of individual market participants— such as buyers, sellers, and business owners and how they affect the allocation of resources. Something I have been trying to share since the challenges of this Pandemic surfaced. Yes, it killed the spring buying season, but it may have created a pent-up buyer demand!

There is an overwhelming amount of data and headlines circulating. I have been sharing hints, bits, and pieces and how this fall may be the Microeconomics that will excite sellers and challenge buyers.

Surprisingly my first thoughts when this COVID-19 first hit the headlines, was that of maybe a flu type virus. My expectations were soft conditions similar to almost ten years ago. With mortgage rates at an all-time low has triggered buyers to take advantage and we saw a huge rebound in June, however in my opinion is short lived. This is not totally disappointing, as our country began to fall into an economic destruction that inevitably lockdown our world, people began to scream. Three months later COVID-19 life is setting in. Yes, we have experienced a significant amount of economic destruction here and worldwide. Bluntly said, we are in a recession however most experts say this will be shortly lived, compared to 1992, 2008 to 20-09 for examples. With low mortgage rates I belieSurprisingly my first thoughts when this COVID-19 first hit the headlines, was that of maybe a flu type virus. My expectations were soft conditions like almost ten years ago. With mortgage rates at an all-time low, has triggered buyers to try and take advantage. We saw a huge rebound the first in June, however in my opinion is short lived. This is not totally disappointing, as our country began to fall into an economic destruction that inevitably locked down our world, and “people began to scream!” Three months later COVID life is setting in. Yes, we have experienced a significant amount of economic destruction here, and worldwide. Bluntly said, we are in a recession however most experts say this will be short lived, compared to 1992, 2008 to 2009 for examples. With low mortgage rates, it’s my opinion we will begin to see the rise in home values as they accelerate a rebound the last quarter of this year. “Better Times Are Ahead!”

Does America’s administration know something we do not know? Is this political divide a hoax! Something that is distracting us from a positive outcome to the mayhem, from racism, to systemic outrage. Interesting enough May is growing positively better than  Does America’s administration know something we do not know? Is this political divide a hoax! Something that is distracting us from a positive outcome to the mayhem, from racism, to systemic outrage. Interesting enough May has shown a positive upward  trend, better than  April, the unemployment rate still stands at an elevated 11.8 percent, appears to be declining, and the U.S. economy shrunk by 5 percent in the first quarter, and the second quarter will show an ever greater contraction in economic activity.

When these distractions display themselves in crisis, there will always be some people We are experiencing some ugly economic numbers, and whenever the economy heads south, the effects are expected to be temporary. When these distractions display themselves in crisis, there will always be some people who will get on their soap boxes and forecast Armageddon for the housing market. As I have been saying all along, they will be wrong. I will not deny that some exceptionally talented economists including the National Association of Realtors Lawrence Yun, are calling for modest COVID related price declines.

A couple of weeks ago, Zillow put their weekly market report, showing data through June 27th .http://ZILLOW  home prices will drop by 1.8 percent between now and this October, but it did say that price growth will pick back up again this winter. I wonder if this is just a way to entice sellers to use Zillow for their option when considering the sale of their property.

CoreLogic, a valued resource for Economists, Real Estate Brokerages, Appraisers and Realtors is indicating prices dropping by about 1.3 percent. http://https://wwwcorelogic.com/insights-download/home-price-index.aspx 1.3 percent between now and next April.

These two forecasts inspired my interest as a drop in U.S. housing values is extremely rare. In my research, since World War II, on an annualized basis, home prices have dropped only twice — the first time was a very modest drop of less than 1 percent in the summer of 1992, and the second, as you will all remember, was following the bursting of the housing bubble. I have shared this in some past posts recently.

So you ask, where are we headed when it comes to home values in 2020!

Some of you might remember the beginning of this year I shared our National Association Chief Economist Lawrence Yun forecasts U.S. home prices rising in 2020 — with prices up by 5 percent — decent growth, but still the lowest pace of appreciation since we emerged from the Great Recession. I have been hopeful that with the low interest rates it would inspire buyers to relocate, as we are all aware, things have certainly changed. When COVID-19 hit, the dynamics of housing markets across the country changed, and to really understand those dynamics we can’t simply look at monthly aggregated data, but need to turn our attention to higher frequency data — and I tend to listen and watch the market analysis that provide weekly numbers, and unsurprisingly, the country started seeing significant drops in list prices, pending sales and closed sales starting in early March through the middle of April. May being soft in expectations.  June rallied the first three weeks, I was somewhat surprised with the sizable jump in the number of homes that went pending, and some with multiple offers. No doubt, the GOP Convention moving in part to Jacksonville and other indicators that the COVID-19 curve was subsiding. Clearly the housing market was reacting to these indicators.

Sale prices also started to pull back, but not until the end of April, as there is always a lag. So given this information, I think it is very safe to expect home prices to have dropped in May, and this might be why some are forecasting a longer than expected withdraw in sales. It appears that we are beginning to get a handle on the virus, business activity has modestly started to rise, and I hear new construction is spawning some real interest by the builders offering as low as 2.75 interest rates. Will this be the same with resales? I do not feel we will see these trends till possibly late September, October.

When I look at numbers over the past few weeks, I see new listing activity is somewhat soft but not everywhere — but in many markets. Pending sales due to the stampede of buyers the first three weeks of June has subsided due to Florida being labeled a hot spot for COVID-19. Some say the median list price of homes coming to market has begun to rise and is now close to the pre-COVID-19 peak we saw in February. I do not see this in our region.

When I look at numbers over the past few weeks, I see new listing activity is somewhat soft but not everywhere — but in many markets. Pending sales due to the stampede of buyers the first three weeks of June has subsided due to Florida being labeled a hot spot for COVID-19. Some say the median list price of homes coming to market has begun to rise and is now close to the pre-COVID-19 peak we saw in February. I do not see this in our region.

What does this mean?

The pandemic-induced slowdown killed a significant portion of the spring buying season, but there was a side effect and that was the creation of significant demand in new construction. Not so much on resales. Many home buyers — who had pulled back from the market earlier in the year because of COVID-19 are beginning to see a rise again. We will see Buyers reappear. Mostly because the resale home prices are lower than expected and the low interest rates. We know this because applications for new mortgages are on the rise, not just week-over-week, but year-over-year, and I believe that the cancelled spring buying market will become a fall and winter buying market.

Of course, not all markets are created equal. There are areas across the country that were hit harder by COVID-19 than others, generally markets with major leisure tourism industries. No doubts these areas will take longer to see a housing recovery, but they will recover at some point. I agree with most of the economists who are looking for prices to drop but as I have said, “ as we move through the summer, we will again begin to see the home values rise again.” Perhaps a modest amount, not as earlier predicted and I believe noticeably short lived as buyer confidence returns and mortgages remain competitive. I have always reflected on human nature, in challenges like this we tend to freeze up when faced with anything that scares us. Perhaps you can say we have experienced a FREEZE!

We are not there yet, but I absolutely believe that we are on the way to recovery. Housing will recover, the confidence the markets have is an indication. and anyone who is still hoping for a 2008-style collapse will be sadly disappointed. 

We experienced a huge number of buyers the first 20 days of June. It was a crazy rush to buy. COVID-19 seemed to be subsiding and it was a race to secure a home in the Florida area as quickly as possible. So how can you make sure that the offer you submit is the one that is accepted?

You have worked with a Realtor® to scour the listings, toured what feels like a million houses and finally found it: the house you want to call home. The next step is to make your purchase offer, and if you are like most people, the prospect can be quite intimidating. In a seller’s market, there can be even more pressure on the buyer to submit an impressive bid.

I am not clear we are in a seller’s market, however when home prices are a bit higher and inventory is lower,” this means you are more likely competing with multiple bidders. In a competitive market like this, buyers need every advantage they can get, and working with a Realtor® to make “the best purchase offer is a smart move.” And, believe it or not, the bid with the highest price is not always the one that wins.”

“Of course, sellers want to get the best price for their home, but that isn’t always the deciding factor,” “Eliminating or reducing the number of contingencies with your bid, through things like pre-offer inspections, can also help make your offer stronger. The bid that causes the least amount of hassle for the seller is the one that will probably win.”

That does not mean, however, that you should just submit a below market offer with no contingencies. “This is not the time to make a low ball offer,” when you are going up against more than one potential buyer, it’s the time to put your best foot forward.” This might be your one chance to convince the owner to sell their home to you, so it’s more important to submit your best possible purchase offer.”    

If you can pay cash for your home, chances are your bid will be accepted. Sellers’ appreciate all-cash offers as they usually mean a quick, streamlined purchase. Financing issues, such as delays in mortgage approval or getting funds moved from the buyer’s bank account, are the primary causes of delays in the closing process. If a seller can avoid a lengthy or complicated process by choosing an all-cash buyer, they likely will.  

For most people, however, a cash offer is not a possibility, and you’ll need to qualify for some variety of mortgage financing. If this is your situation, it is recommended, that the buyer get a pre-approved document for a mortgage before you begin the search process. “With loan pre-approval, you’ll be able to make a fairly comfortable commitment to buy, and your offer will be more appealing to the seller!” To make this a more powerful offer, provide an “approved mortgage document from your lender that specifies an amount not to exceed a certain value. This can also be very tricky and the most important thing that you can do to give yourself an advantage is to hire a Realtor. “we have real insight and unparalleled knowledge of the local market and can help you navigate the complicated home buying process!”

This is the most popular trend in Northeast Florida for Single-Family, Previously Owned, 1500 to 2500 Sq.Ft. 3 bedroom home from January 2017 through June 31, 2020. Price range from $169,000 to $419,999 and “DOES NOT” reflect the national average!

We see a decline in the homes for sale 1500 Sq. Ft. or less. In the same category of Homes over 2500 Sq. Ft. that are currently declining and does reflects the National average. Fewer new listings, obviously leads to less inventory, which is causing a supply and demand imbalance, as a result clearly covered in my June 22nd blog. Nationally new listings dropped significantly, down 40% and are slowly recovering. The activity of recovery has slowed in recent weeks, and new listings are coming to market much slower and are still down 18% nationally compared to last year.

The significance you ask? When new listings stop coming to market, overall supply and inventory drops. There are fewer available homes for prospective buyers to purchase. More buyers than listings, leverages the sellers opportunities, elevates the market value while buyers wait impatiently for a home to come on the market! Sellers begin to receive an offer the same day. “PREPARE TO BE PATIENT THE FIRST 10 DAYS ON THE MARKET!” This can be tricky and a seasoned Realtor is your best bet in structuring and negotiation offers. If possible try to be patient the first 5 to 10 days, unless obviously an offer you can’t refuse comes along!” “THIS HAPPENS” This possibly could be a gamble for sellers? Maybe and maybe not, history always tends to repeat itself and that 20 year market maybe coming again, and multiple offer opportunities arise, driving values up!.

Nationally, the number of active listings is down 25% as of June 21st. The slope in this decline continues to be heading down.! On the other hand, The National Association of Realtors reported Pending Home Sales Rose 44.3% in May. Pending sales (new contract signings) in May rose in ALL regions compared to April levels: The Northeast 44.4% monthly gain, Florida and many of the Southern states experienced this as well! In my opinion this is just a temporary trend. People want out of the COVID-19 hot spots and now the Regions they are moving to have SPIKED reports of COVID-19. Is this a driving force? The question asked was this a quick response due to potential recovery of COVID-19 cases, and now due to the huge spike, will it continue to decline.

An interesting overview of some of the biggest markets in the U.S, data collected by http://The Real Estate Market Tracker indicates exceptions, that the number of active listings in most markets is down 20-40 percent compared to last year. Demand is strong, and buyers are gobbling up the available inventory. Markets such as Atlanta, Dallas, Seattle, Chicago, Phoenix and others show a strikingly common downward trend. Compared to last year, the number of active listings is plummeting downward

The significance of inventory

As I shared in my article June 22nd. a drop in active listings isn’t necessarily a problem, but it’s a significant disruption to the market dynamics of supply and demand. If the amount of active buyers remains constant and the available inventory drops, home prices will rise.

In many markets — and nationally — the available inventory continues to drop, and it doesn’t appear to have stabilized yet. The supply and demand imbalance, especially in certain markets, is acute. And with the recovery of new listings coming to market slowing and buyer demand remaining strong, it does not appear to be changing anytime soon.

The real estate market went extremely “HOT” recently!  Twentyone homes have gone under contract in the past 22 days. As quickly as they are listed they have an accepted offer. They’re pricing them to sell and the values continue to decline. If the property is priced correctly the listing is only lasting perhaps (1) day! It appears residents in our area are frightened with their current financial status and downsizing as quickly as possible, or just want out of Del Webb. Values are plummeting due to this behavior. If this trend continues ultimately the base line is not good!

My experience suggests, by squeezing inventory and with a little patience, values should begin to rise, and we become a Seller’s market due to demand again! I have been an investor, and a Realtor for 30 plus years, I only experienced this in 2004 thru 2009 and it was a frenzy, the real estate values went through the roof. It has been insane the last few weeks, never have I seen buyers moving to Florida like we are currently experiencing. Yes, it is possible we may see another scenario as the COVID-19 and it may inhibit this for a short period.

The upside, is values may begin to rise fairly rapidly by August or September. That’s a great thing for all of us. A property in the Tree Side community is for sale by owner and only listed through a realtor to get it in the MLS is my guess. Negotiations will be with the sellers. Looking for real facts, want to sell but uncertain in these uncertain times? Give me a call, 904-671-9225

We are RE/MAX, stocked full with inventive ways to keep our staff and you safe. We’ve rearranged our offices to encouraging social distancing. Reference CDC guidance for cleaning and staying up to date on our local and state governing bodies! We are always reviewing and inspecting Personal Protective Equipment. (PPE). Although it may be second nature to many agents by now, we are to stocked with on face masks, gloves, hand sanitizer and cleaning products (without hoarding them and contributing to shortages) we welcome clients into the office even if they aren’t prepared with PPE.

We continually acknowledge other perspectives. We recognize that there are many varying degrees of comfort when it comes to ‘IN-PERSON” interactions. We are interacting daily on the side of being overly cautious and respectful. Continually self-educating, self-evaluating how we can become better ally’s.

If the pandemic and recent protests have taught us anything, it’s that now is the time to create bridges with others and try to be sensitive to points of view that differ from our own. We are engaging and practicing dialogue about how to best approach interactions with our clients and between each other in a cautious and respectful manner during these particularly trying times. Many have suffered job losses, illness and death of loved ones over the past few months — and many more have been redlined or sidelined over the years because of racial bias. We are mapping new industry standards to address the injustice.

We are reinventing our office events. Customers by choice still have reservations for large groups, doesn’t mean we can’t host an open house. We are creative and learn from others in the industry and take it out in the open, if you will! We even use vehicles for open interactive events, and if you keep up to date with my blogs, mastering the virtual open house when demanded. https://danswingblogdotcom.wordpress.com/2020/05/10/8-tips-for-virtually-prepping-a-home-for-sale/

Real Estate tech keeps improving in new ways. My staff is using it, and we are continually engaging our National, State and Local Real Estate Associations to practice and use these new Technologies.

We are extremely mindful of monitoring our health regular and take sick days seriously when the need arises. This does not mean disengage, technology does not lend restrictive measures in current times.

In closing, we have checklists of “To-Do’s and necessary supplies for reference before ALL IN-PERSON meetings.

I have been actively selling Real Estate in Northeast Florida for the past three years. The 7 most common Selling Mistakes continue to be consistent for the past 5 plus years. Although our Market is changing significantly, this seven rules are powerful.

Really ON EDGE? Lender is in place, movers are ready, your closing on your home far away and need to move NOW! Virtual viewing is becoming increasingly common!

  • When we had a sense of urgency back in 2004 thru 2008, buyers from across the pond would call me, ask me to view the home and send photos of what I found as RED FLAGS! These buyers had full confidence in my professional observations and comments. We secured a Purchase Agreement and my buyers would fly across the pond for the inspection and sometimes fly back the same day. Happy buyers.  

iBuyers are becoming increasingly more common, however sellers may end up with a low-ball offer, high transaction fees, “HIDDEN FEES” Using a IBuyer could cost you! You want to sell quickly? A realtor can sell a property under market value in a fairly short period of time – and we don’t bill you for repairs, charge outrageous closing fees, or there to hold your hand until you home closes.

  • Here are 10 ways to help you as a buyer, or as a seller understanding the buyers challenges.

You’re a BUYER and should be specific, realistic and do not set your expectations too high!

A real estate agent really tries to establish upfront what buyers want and need from their next property before they begin their home search. This is even more crucial if they are only seeing properties online. As your Realtor I rely try to relay all visual cues when viewing properties with our becoming extremely aware of your understanding of what our buyers hope to find and provide a visual so your on the same page moving forward.

Without my buyers beside me, discovering that information is going to take in-depth conversation, and a lot of it. Even then, we can only see the things that jump out at us. Smelling the scents and why, listing to the sounds that annoy me and may annoy my buyers.  We have no guarantee our buyers will mirror our thoughts and our reactions!

2. Measure furniture before it is packed

Instead of buying furniture to fit your new home, and my experience tells me my clients try to buy homes that fit their furniture. So, as a buyer, you need to provide measurements for pieces that you cannot leave behind. We must understand if it fits, will it fit through the doors! Most often I can tell whether my buyers’ items will fit through the door and into their prospective new home.

Please keep those measurements handy, packing them away is always a disappointment when upon arrival you cannot find them.

Many buyers purchasing for an investment or their new home, may be purchasing a furnished home, an easier transaction, however “WHAT’S THE CONDITION” of the furnishings. Be extremely cautious that’s what I’m here for!

3. As a buyer need to master online search tools, this can be a challenge.

Whichever listing site you may use, I encourage you to look beyond what you see and ask me questions. My staff or I can take additional photos that meet your interest, we really try to look beyond the property photos.

On realtor.com, for example, the map feature offers various views of the property along with overlays providing additional information on schools, crime rates, distance to services and so on. Google Earth enables you to view the neighborhood from varied levels. I really prefer that you explore the neighborhood on your own. I cannot by law disclose features in the area that may or may not suit your interest.

4. Use phones tablet applications for interactive visual tours

We are all getting a bit more accustomed to this new way of “showing” property, but it’s crucial to USE VIRTUAL TOURS, because buyers zero in on properties they are serious about.

I encourage your to take several tours before making that offer. Have a conversations is by far more productive and will give insight to the way the homes rooms conform and flow to each other.

We are ready to begin focusing on details, where lighting may or may not be available. It is important as a buyer to try to sketch out a rough floor plan, in many Counties in Northeast Florida you can find the floor plans. This can be extremely helpful. It is important for me as a buyer’s agent to point out cracks in the ceilings, walls, outside and inside. Much of this may not show in the photographs. As a seller, you need to know, understand, be aware that inspections may disclose what maybe irrelevant to you is necessary to a buyer, and in most cases, wanting to sell quickly, it maybe wise to hire a home inspector and any red flags, resolve asap!

5. Get a family member or friends — with tape measures

Ideally, having friends or family members view the properties on your behalf and take the measurements you will need most. I can bend over backwards however my experience may hinder your views. A single door or window measurement maybe extremely important and not so much to me. I am an OCD individual and I demand the most honest and forthcoming elements for both my buyers and my sellers.

6. Caution…writing a contingent is rarely considered by sellers.

Sellers are naturally wary of accepting offers from people who have never seen their home. So, you may not want to make an offer contingent upon a buyer viewing the home. But the standard inspection contingency (and loan approval) periods provide opportunity for an on-site visit by the you as a buyer or surrogate.

Even buyers who have toured properties in person need to revisit them during the inspection period. I urge you to visit if anyway possible, personally or through surrogate to be there during the inspection!

7. Talk to the inspectors

Home pest, and other inspectors make great surrogates. You may not be prone to using them that way way, despite this every inspector welcomes questions. It’s the utmost importance to discuss the report you paid for and ask questions even if they may seem irrelevant. You need to read and understand thoroughly. As I have said from the beginning, weather your halfway across the world, or across the country. PLEASE attend and be witness to the inspection.

8. You are the buyer prepare to walk into a smaller, not so perfect reality!

Not seeing a property firsthand before closing just about guarantees reality will not compare with the mental image you have created and have a mindset for. The property may look smaller and emptier. It may look like nothing you pictured. As virtually well presented the per-owned home presents itself, it will always depict the previous owners home.

The neighbor’s home maybe disturbing, in color, condition, most likely will not be what you see on Google Maps.  You may feel like you paid too much. As a buyer you may have disturbing feelings, however in most of these transactions you are perfectly normal. As your representative, I can do everything to prepare you however an “ON SIGHT ATTENDANCE in the inspection process is worth an overnight airplane flight, its not too expensive, and well worth the investment.

9. I attended a webinar recently and grid paper rules! Do this!

As a buyer you may still feel let down when the final walk through is completed in an empty property. Please be prepared, perhaps bringing a tape measure, and paper, maybe even a pad of grid paper you used during the process. It’s extremely important to double check by measuring the rooms and create a drawing that shows where your furniture is placed and begin arranging furniture on paper before you have a moving truck pull up.

I have a great deal of resources that I will share with you. I will do my best to provide you with all the resources, and the means for you to be prepared, and love the home you just purchased.   

10. A great agent is the key to a pleasant & successful experience.

I have found representing buyers can be the most difficult challenge and at other times the most rewarding. So many factors can challenge the purchase and sale of any property.  

Please understand it’s critical that you know what you’re looking for. Let us check all the boxes, and without doubt I will communicate with the utmost understanding. I want you pleasantly satisfied. I’m not going to spend 5 days and view 20 plus homes to help satisfy your means.

When representing you as a buyer, by law I maybe restricted with what I can provide in services and what I am able to share. However I will provide you resources that will assist you with delicate questions I’m unable to disclose.

At the end of the day, I assure you the effort will take will not surprise the outcome. I’ve done this so many times in the past, just not under these restrictions and conditions.