Thank you for bringing up this subject I've commented on your channel earlier about it I was finding big and inaccuracies with all the data different realtors withholding different information thank you
As an attorney, who has been through many life transactions you are "spot on" Ben 💪❤.. Trust NO ONE... Double check even yourself, often we self-delude and self-rationalize our detriment !... Professionals often LIE and are also often incompetent.... Remember... It's your money (or your children's).... This applies to doctors, lawyers, and EVERYONE else too ... I have seen intentional greed and malpractice everywhere... I use to think the world was "sane..." At my age I now realize things are INSANE...
Wow, very well stated and very true. I work in the insurance industry and have for 15 years. It's full of blowhards, snake oil sales people, sham artists and charlatans. You have to double and triple check everything under the sun. And then do it all again and have compliance proof! When you get past the age of 50, you suddenly to realize that you can trust NO ONE in life. Unbelievable. Peace !
you should be making sure to stay hydrated in this crazy florida weather, you are sweating and look thirsty, you will see you have more energy too if you do that
One concern I would have today in buying something on the west side of Florida is - what sort of damage has the house incurred due to flooding ? Fine - the seller is required to mention flood zone - but I see (on tv) all these houses with water stains 3-5 feet up the walls. Do / can an average home inspector detect problems inside walls etc ?
It is a great question. Generally if the work is repaired properly there is no way of knowing; however, as of Oct 1st the state passed a law requiring the seller to disclose previous flood claims or assistance on the property.
You can always exit a real estate contract and reclaim your earnest money by utilizing clauses such as the mortgage contingency or inspection contingency. Even if you plan to pay in cash, include a mortgage clause-this way, you can claim you were unable to secure financing. No court can force you to obtain a mortgage you never applied for. Don’t let anyone tell you otherwise.
You are so right, best vlog !! I have been waiting on the side , now that the market has shifted in Florida when I find the realtors lie I can make a sport out humiliating them out of the lies to their face as I do, it’s the buyers time now finally!
"Errors" on real estate listings has always been a problem. If used to be allowed years ago because the law was "buyer beware" "do your own due dilligence". But now there are laws where the seller must disclose problems with the property. But agents are prone to say "How should I know, that is what the seller told me?" Most sellers hide behind the agent and they don't give the agent wrong info, so buyers should always get home inspections and never trust what the r.e. agent says, always verify.
After Milton pass over the SW area we will get the new value proposition that everybody is waiting for. How long will take after the cleaning for sellers to place the house in the market at the right price? What will happen to property prices? Insurance will become harder to get and more expensive! There is no need to be pessimistic “ after the storm ⛈️ will come the calm”. Two consecutive storms will finally make the area more affordable and align with the economy. It will be just a rotation! Old baby boomers selling and young baby boomers buying! Good realtors are going to be busy and the others will move or change jobs. It will be the time for Ben to be rewarded for his hard work and perseverance! 👍Be safe!
That house was very nice but I would not pay even a million for it... and I have many many millions. People no longer have priorities. Very few persons should consider wasting money like that. No wonder America is debt-ridden and hanging on by a thread.
It's amazing that during these walks we see nothing but houses built on slabs at grade and you can see standing water in thr drainage trenches along the roadway. No wonder these places flood over and over.
when considering ANY property, the first thing I do is enter the address into the FEMA flood zone website. I not only view the lot or home, but view the entire surrounding area as well. I've seen properties that are fine, however, you'd need a boat to get in or out of it in a storm because the roads to get there would surely be flooded.
In Miami, they change the definition of first-time home buyer. A realtor told me I was the first-time home buyer. I had sold a house less than a year ago, 2023. I'm like, "I sold my house less than a year ago." She stated that because I sold the house in 2008, that made me a first-time home buyer. ONLY IN MIAMI MIAMI 👀 👀 😮😮
I’m a little confused on the recently effective flood disclosure requirements. If someone self insures, is flooded, and uses their own funds to mitigate the flood damage, do they have to disclose the flood event to a prospective buyer? Assume no permit was pulled to provide a paper trail. (Note: In my experience looking for a potential property, I found lots and lots of properties that were renovated without permits. In many cases, I knew more about local permit requirements than the agent.) Technically, they did not file a claim.
You are correct. They only specify claims the way the disclosure reads. There is a sellers property disclosure that covers if water intrusion has ever occurred in the property but again that is self reported.
@@Justme-wu5nwThis is apparently a loophole in the disclosure. So, a seller can actually lie and say he’s never been flooded because there is no paper trail (FEMA claims; mitigation permits). Most people don’t have flood insurance; therefore, no flood insurance, no claims. Another risk for a potential buyer.
Another solid video. Do homes like the model you showed next to lakes cost more to flood insure because close to a natural lake or man made water features in a subdivision like small ponds? Or just pure elevation?
Do your own due diligence, insist on new roof, hurricane shutters and proper elevation. The ABC’s of buying in Florida, and it is amazing that you still have to spell it out for people! Good on you for making the effort to educate the unwary buyer. Your description of the typical flipper was so spot on, $100 cabinets and a slab of granite and the house is ready to go. Funny, but too true. Another great video, Ben.
It has been over a decade when we owned a home on water near the coast in Broward. We self-insured for the home / wind but the flood insurance was trivial so we carried it. I remember something like $350 / year. How much has that changed over the years ? Also - I remember being able to look at the flood zone map online - I think it was the water/sewage company's website. Is that not true throughout Florida ? Edit : The map used to be on the "South Florida Water Managment District" website but today it looks as though it can be found on the Broward County website and the map looks to be FEMA's (fwiw)
It has changed a lot over the years. Places that paid hundreds of dollars a year can be looking at thousands now. You can use the Fema site to check the zone but most people don't and just go by what is written on zillow.
After Helene and 3 days before Milton this video is irrelevant and bad timing. Showing a $3 million house in a devastated area sounds like a joke especially coming from you a guy that can talk the talk and walk the walk or that can talk while it walk! We need relevant information from somebody in the front line about the situation in the market right now and in the near future. By the way I called your number and left a message 2 weeks before Helene and still waiting for your call.
Hi Can you update me and maybe do some comment on Big project in Puma Gorda by Discovery road next to Peace River, Company is from Sarasota// area,I own to lots of the canal Vinton CT, Thanks
Great information ben.
Thanks Mike!
Thank you for bringing up this subject I've commented on your channel earlier about it I was finding big and inaccuracies with all the data different realtors withholding different information thank you
That house is chef’s kiss
My condo in Bonita springs was in flood zone B , but after Ian the flood map changed, and im now in zone A, even though we haven't flooded.
Yet.
@@mike-uw6wt I agree with you, I'm just pointing out that flood zones have changed ahead of time and without notice, affecting insurance rates.
Thank you Ben! Great video as always!
Thank you for watching!
stay safe sir
Best Real Estate Channel!!!!
As an attorney, who has been through many life transactions you are "spot on" Ben 💪❤.. Trust NO ONE... Double check even yourself, often we self-delude and self-rationalize our detriment !... Professionals often LIE and are also often incompetent.... Remember... It's your money (or your children's)....
This applies to doctors, lawyers, and EVERYONE else too ... I have seen intentional greed and malpractice everywhere... I use to think the world was "sane..." At my age I now realize things are INSANE...
Wow, very well stated and very true. I work in the insurance industry and have for 15 years. It's full of blowhards, snake oil sales people, sham artists and charlatans. You have to double and triple check everything under the sun. And then do it all again and have compliance proof! When you get past the age of 50, you suddenly to realize that you can trust NO ONE in life. Unbelievable. Peace !
Love your channel. Really great information and advice.
Glad you enjoy it!
you should be making sure to stay hydrated in this crazy florida weather, you are sweating and look thirsty, you will see you have more energy too if you do that
Very useful content ! Thanks Ben
Glad to see you are back. Hope all is going good.
great advice love it
Thanks for some great advice and sending prayers and special thoughts to you and your loved ones in the days ahead.
Thank you! We are all on the edge of our seats right now.
that house you showed today i like that place how far from beach
15-20 mins
is that house for sale and what beach
get back tome
Englewood beach.
You should write a book. The title would be, Buying Real Estate in Florida for dummies.
One concern I would have today in buying something on the west side of Florida is - what sort of damage has the house incurred due to flooding ? Fine - the seller is required to mention flood zone - but I see (on tv) all these houses with water stains 3-5 feet up the walls. Do / can an average home inspector detect problems inside walls etc ?
It is a great question. Generally if the work is repaired properly there is no way of knowing; however, as of Oct 1st the state passed a law requiring the seller to disclose previous flood claims or assistance on the property.
You can always exit a real estate contract and reclaim your earnest money by utilizing clauses such as the mortgage contingency or inspection contingency. Even if you plan to pay in cash, include a mortgage clause-this way, you can claim you were unable to secure financing. No court can force you to obtain a mortgage you never applied for. Don’t let anyone tell you otherwise.
You are so right, best vlog !! I have been waiting on the side , now that the market has shifted in Florida when I find the realtors lie I can make a sport out humiliating them out of the lies to their face as I do, it’s the buyers time now finally!
"Errors" on real estate listings has always been a problem. If used to be allowed years ago because the law was "buyer beware" "do your own due dilligence". But now there are laws where the seller must disclose problems with the property. But agents are prone to say "How should I know, that is what the seller told me?" Most sellers hide behind the agent and they don't give the agent wrong info, so buyers should always get home inspections and never trust what the r.e. agent says, always verify.
After Milton pass over the SW area we will get the new value proposition that everybody is waiting for. How long will take after the cleaning for sellers to place the house in the market at the right price? What will happen to property prices? Insurance will become harder to get and more expensive! There is no need to be pessimistic “ after the storm ⛈️ will come the calm”. Two consecutive storms will finally make the area more affordable and align with the economy. It will be just a rotation! Old baby boomers selling and young baby boomers buying! Good realtors are going to be busy and the others will move or change jobs. It will be the time for Ben to be rewarded for his hard work and perseverance! 👍Be safe!
Amen to Ben getting rewarded.
Another great video, hoping for the best for everyone down there
Thank you! We are as well!
I travel a lot for work. How is the market to Airbnb homes in Cape Coral ? Not sure how many tourists they get in season
All those 3/4 bathrooms listed as a full bathroom is my pet peeve. Plus I would measure the sq ft myself.
That house was very nice but I would not pay even a million for it... and I have many many millions. People no longer have priorities. Very few persons should consider wasting money like that. No wonder America is debt-ridden and hanging on by a thread.
It's amazing that during these walks we see nothing but houses built on slabs at grade and you can see standing water in thr drainage trenches along the roadway. No wonder these places flood over and over.
when considering ANY property, the first thing I do is enter the address into the FEMA flood zone website. I not only view the lot or home, but view the entire surrounding area as well. I've seen properties that are fine, however, you'd need a boat to get in or out of it in a storm because the roads to get there would surely be flooded.
In Miami, they change the definition of first-time home buyer. A realtor told me I was the first-time home buyer. I had sold a house less than a year ago, 2023. I'm like, "I sold my house less than a year ago." She stated that because I sold the house in 2008, that made me a first-time home buyer. ONLY IN MIAMI MIAMI 👀 👀 😮😮
I’m a little confused on the recently effective flood disclosure requirements.
If someone self insures, is flooded, and uses their own funds to mitigate the flood damage, do they have to disclose the flood event to a prospective buyer? Assume no permit was pulled to provide a paper trail. (Note: In my experience looking for a potential property, I found lots and lots of properties that were renovated without permits. In many cases, I knew more about local permit requirements than the agent.)
Technically, they did not file a claim.
You are correct. They only specify claims the way the disclosure reads. There is a sellers property disclosure that covers if water intrusion has ever occurred in the property but again that is self reported.
Yes but a neighbor of the new buyer will rat u out , litigate u to death not worth the anguish not to disclose
@@Justme-wu5nwThis is apparently a loophole in the disclosure.
So, a seller can actually lie and say he’s never been flooded because there is no paper trail (FEMA claims; mitigation permits).
Most people don’t have flood insurance; therefore, no flood insurance, no claims.
Another risk for a potential buyer.
I just ❤ran a background ✔️ ✅️ check on the two people purchasing my home on Miami.
Nice PSA!
May I ask what website you use to check the elevation or flood zone areas?
www.fema.gov/flood-maps
Another solid video. Do homes like the model you showed next to lakes cost more to flood insure because close to a natural lake or man made water features in a subdivision like small ponds? Or just pure elevation?
Thank you! Generally since it is a man made lake I do not see it influencing flood insurance. Usually its the elevation yes.
@@bensellinThanks Ben; shame the weather gods in your area are upset.
@@Gufenaugh Indeed. We will see how it shakes out.
Is all new construction elevated? That speaks to flood anyway which is not covered by homeowners. You still got the wind which makes the policy $$$$
A lot of it is elevated and the wind and homeowners is pretty reasonable as well....for now
Houses in most of Florida should have a crawlspace of at least 3' high.
Do your own due diligence, insist on new roof, hurricane shutters and proper elevation. The ABC’s of buying in Florida, and it is amazing that you still have to spell it out for people! Good on you for making the effort to educate the unwary buyer. Your description of the typical flipper was so spot on, $100 cabinets and a slab of granite and the house is ready to go. Funny, but too true. Another great video, Ben.
Also make sure you buy at 2016 $pricing if you want any chance of having equity in 2025 or the next 5 to 7 years.
Thank you!
DeSantis just passed a law I think? Requires seller to disclose flood zone?
Yes as of October 1st the sellers are required to disclose if the home owner has filed a claim or received assistance due to flood related damage.
It has been over a decade when we owned a home on water near the coast in Broward. We self-insured for the home / wind but the flood insurance was trivial so we carried it. I remember something like $350 / year. How much has that changed over the years ? Also - I remember being able to look at the flood zone map online - I think it was the water/sewage company's website. Is that not true throughout Florida ? Edit : The map used to be on the "South Florida Water Managment District" website but today it looks as though it can be found on the Broward County website and the map looks to be FEMA's (fwiw)
It has changed a lot over the years. Places that paid hundreds of dollars a year can be looking at thousands now. You can use the Fema site to check the zone but most people don't and just go by what is written on zillow.
Kevvlog Sheters love it.
Ty
Just saw a listing in my area.And it said community pool which does not exist
Yikes
Talk about the insane hurricane coming in 3 days
Dogs smell when they need a bath. Weird to place in clean laundry smelling areas. Put it outside it’s Fla!
Show us some two bedroom one bath new construction
After Helene and 3 days before Milton this video is irrelevant and bad timing. Showing a $3 million house in a devastated area sounds like a joke especially coming from you a guy that can talk the talk and walk the walk or that can talk while it walk! We need relevant information from somebody in the front line about the situation in the market right now and in the near future. By the way I called your number and left a message 2 weeks before Helene and still waiting for your call.
Hi
Can you update me and maybe do some comment on Big project in Puma Gorda by Discovery road next to Peace River, Company is from Sarasota// area,I own to lots of the canal Vinton CT, Thanks
I can try!
Just don't buy in Florida
which city was this?