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Local Area Directory

2/1/2020

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Florida VA Home Loan Benefit

1/23/2020

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 On Jan. 1, 2020, it became easier for you to use your VA home loan benefit to purchase, refinance, or construct a home with no down payment, regardless of the cost of the home. The VA home county loan limits were eliminated as part of the Blue Water Navy Vietnam Veterans Act of 2019 for Veterans and service members with full entitlement.

Historically, VA only guaranteed home loans up to the county conforming loan limits (CLL) as determined by the Federal Housing Finance Agency. These loan limits reflect the changes in average U.S. home prices at the county level. If you chose to purchase, refinance, or construct a home above the CLL, the lender would likely require a down payment from you before they would choose to close on the loan. In counties such as San Diego, Calif., or Arlington, Va., the limit is much higher to reflect the average cost of a home. This meant that when using your VA benefit, the lender–not VA–would require you to pay up to a 25% down payment on any amount above the county limit.

As of January 1, first-time homebuyers, or homebuyers who have sold their home and have full benefit entitlement available, will no longer have to worry about loan limits or down payment requirements when purchasing, refinancing, or constructing a new home.

When purchasing another home using your VA loan Conforming loan limits will impact those who want to purchase a second (or subsequent) home using a VA home loan. For those that currently have a VA home loan and plan to keep it and purchase a new home using a VA-backed loan that is more than $144,000, the rules are different.
  • You must be able to afford all the loans at the time of closing.
  • The next home you purchase must be your primary residence.
  • VA may be able to back the next loan, but it will depend on your remaining entitlement and the conforming loan limit (CLL) for your county.
Your basic VA home loan entitlement starts at $36,000 and goes up to 25% of the loan amount. The amount remaining on your entitlement after purchasing your first home will impact how much of a down payment will be required for your next purchase.
If the county CLL is $500,000 and your last loan was for $500,000, then you have no entitlement remaining.

If your first loan was for $200,000 and the second is for $400,000, the CLL for your next home would need to be at least $600,000 if you want the no-down payment option, otherwise you’ll have to pay a down payment on the amount above the CLL. Note that the county that will determine your loan limit is the county in which your next home is located.

In practice we’ve come up with more examples of how this would work in practice, which can be seen here.

As each case is different, your first step should be to request your certificate of eligibility, which will show your remaining VA home loan entitlement. If you need assistance determining what this means for you, reach out to your lender or a VA loan specialist.

As with any home loan decision, you should speak with your lender(s) or a loan specialist at your VA Regional Loan Center to go over your options when purchasing your next home.

Only you can determine what is best for your personal and financial needs.
Whatever the case, speaking to a loan professional about your options and shopping around for the best situation for you is key.
​
Remember, the VA Home Loan Program staff are here to assist you. For more information on VA home loans go to: www.benefits.va.gov/homeloans.

​Author 

VAntagePoint Contributor


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December 2019 Market Snapshot

1/18/2020

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Hammock Bay - Buxtons Mill

12/27/2019

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Buxton's Mill in Hammock Bay 
- by Truland Homes 

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Referrals are the biggest compliment that any realtor can receive. A past client and dear friends referred me to help their daughter and her husband moving here from another state - find the prefect home for their family. They are a terrific couple and it was privilege working with them.      ENJOY YOUR NEW HOME!  
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Magnolia Bay in Sandestin

12/27/2019

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Magnolia Bay Lane, Sandestin

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It was my pleasure and a real joy assisting this couple in purchasing this beautiful home in Magnolia Bay - Sandestin.  
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This is the time of year for gift giving

12/17/2019

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 ​'Sweet Gift' Featuring Kermit, Gonzo - showing us that it is TRULY the thought and we should be grateful that someone was thinking of us. Merry Christmas

We went to a  Ugly Sweater Christmas Party! 
How did we do?
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Beachwood Estates - Santa Rosa Beach - New Homes!

12/4/2019

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Beachwood Estates - NEW CONSTRUCTION 
(photo credit to Truland Homes)
Described as "a luxurious lifestyle framed within a quiet southern town with private direct access to the popular 30A trail." 
Prices start at $350k to $450k 
At these prices you will want to purchase before they are all gone!
22 lots total
$650 annual HOA Fees
4 to 5 bedrooms
1,855 sq ft to 2,394 sq ft
 ·         covered back porch
·         9 ft ceiling height
·         gourmet kitchen with gas stove and granite countertops
The builder is Truland Homes (presents a very good product.)
We are glad to see them come to this area.
 These will likely sell quickly due to square footage and price range in Santa Rosa Beach.
Call me to schedule your showing today!!
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Happy Thanksgiving from the Beach

11/16/2019

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BELOW ARE SOME GREAT THANKSGIVING BRUNCH FAMILY SPOTS
The Henderson: Beach Walk Cafe  Cuvee Destin . Watercolor Lakehouse
Vue on 30A     Mezcal     Cafe Thirty-A      The Perfect Pig     The Bay
Grayton Brew Pub     Harbor Docks    Havana Beach Bar and Grill

November 22nd | 7:30p | The Nutcracker | Destin
November 24th | 2p-4p | Rosemary Beach Unleashed | Rosemary Beach
November 27th | 6am | Thanksgiving Day 30A10K | Rosemary Beach
November 28th | 8a-9a | Turkey Trot 5K | Watercolor
November 30th | 6p-9p | Here comes Santa Claus | Baytowne Wharf
​
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October 2019 Real Estate Snapshot

11/16/2019

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Thank You to all of our Veterans

11/11/2019

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Don't forget to set your clocks

11/2/2019

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Buying a Home

11/2/2019

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The Fairways Sandestin Golf and Beach Resort

10/11/2019

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The Fairways - SOLD

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In my opinion this is one of the prettiest homes in the Fairways (Sandestin) with lake views.  I love what I do because of wonderful couples like the owners of this home. Thank You for the opportunity to be of service for your real estate needs :o)
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Pending Cassine Village

10/2/2019

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Cassine Village is a special community because of its owners.  It has been my privilege to work with this terrific owner (seller) to accomplish her goals.  People like this really make my job rewarding.  I would value the opportunity to help you Turn Your Dream into Your Lifestyle~
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GB

9/30/2019

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Was too good to pass up - Gena Bolton 

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Fall Concerts Mattie Kelly

8/31/2019

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View this post on Instagram

A post shared by Mattie Kelly Arts Foundation (@mattiekellyartsfoundation) on Mar 8, 2019 at 6:01pm PST

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PPG Newsletter August

8/31/2019

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​August 21st | 6p-9p | Wednesday Night Bonfire & Music | The Bay
August 24th | 4p-8p | Wine & Tapas | Grayton Beach
August 26th | 6p | Beachcomber Music Awards | Ft Walton Beach
August 30th | 5p-10p | Baytowne Art Walk | Baytowne Wharf
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Happy Labor Day 2019

8/31/2019

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The Village of Baytowne Wharf

8/23/2019

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​Welcome to The Village of Baytowne Wharf where live music concerts take place every Wednesday night from 7-9pm. Come out for a great night and enjoy the concert in the Baytowne Events Plaza. Various local and regional artists perform every week throughout the year - see the lineup.

Free and open to the public.
Live music in the events plaza | September 2019
September 4th | Gold & Motion
September 11th | The Blenders
September 18th | Forrest Williams Band
September 25th | The Modern Eldorados

Coming to Baytowne September 2019:
Baytwone Art Walk | Aug. 30th - Sept. 1st
International Talk Like a Pirate Day | Sept. 17th 
Bubble Baytowne | Sept. 19th
Throwback Thursday Cinema | Sept. 26th

Admission is FREE and open to the public. For additional details, visit www.baytownewharf.com 
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30A Old Florida Fish House and Coastal Dune Co.

8/22/2019

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 When you are on 30a and find yourself wanting to have a good time and good food...  Try Coastal Dune Co for Happy Hour (wonderful wines by the glass) also terrific selections of wine by the bottle and Old Florida Fish House for dinner (as always - excellent food).  We had a really nice and enjoyable time last night doing just that. They are in Seagrove at Eastern Lake, the sign behind me connects the two. Check out their facebook pages below. 

Coastal Dune Co.    

Old Florida Fish House 
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Waiting for a Sign

8/17/2019

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PPG Newsletter July

7/20/2019

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EXCITING LOCAL EVENTS
July 15th | 6:30p - 8:30p | Baytowne HydroFlight | Baytowne Wharf
July 17th | 7p | Summer Concert Series | Seaside
July 18th | 7p - 9p | Pier Park Summer Concert Series | Pier Park
July 19th | 9p | Sunset Stampede 5k | Niceville
July 19th | 4p - 8p | Wine and Tapas | Grayton Beach
July 23rd | 9a - 10a | Turtle Talk Tuesdays | The Market Shops
July 26th | 6p - 10p | Family Fun Fest | Seascape Towne Center
July 27th | 9a - 1p | Farmers Market | Grand Boulevard
July 31st | 3p - 6p | Olivia Winter | The Hub
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Are you thinking about selling your home or condo

7/20/2019

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How can you be sure that your home won’t be marketed by chance?

A marketing plan should provide a course of action for how to attract buyers and generate buzz about your home or condo. Think of it as a map that shows the road to the final destination—in this case, selling your property. Don’t fall for just a slick document that confuses the simple facts.

All agents should be putting your home on the MLS, which then syndicates your property details to top real estate sites like Zillow, Trulia, and Realtor.com and providing a yard sign (where allowed).  But there is more to do in marketing your property.  

It’s not your job to know about SEO and SEM but it is mine.

Search engine optimization (SEO) and search engine marketing (SEM) are two key terms when it comes to marketing your property, according to the experts. SEO drives free traffic to a web page (such as your real estate listing) from search engines like Google. SEM directs search engine traffic, such as pay-per-click ads, to places like our website to boost your home’s listing exposure with keywords, such as your home’s location in the desirable “Destin” neighborhood.

When it comes to promoting your home on social media, Facebook reigns as king. “Facebook’s large user base makes it the go-to social network”. It should be part of marketing and advertising your home or condo - not the only thing. This platform is also useful for buzz  like “just listed” “coming soon” or ads promoting a open house.However, harnessing other digital platforms to raise your home’s exposure is also important. Platforms such as Instagram and YouTube  work and have a place in our plan of marketing.Posting a digital tour across these platforms allows us to highlight and tell the story of your property.Our marketing plan also have methods for cultivating interest in your home among other real estate agents, such as those who’ve brought buyers to the table elsewhere in the neighborhood.

 Ads in print publications as well as fliers should feature some key components:
  • An eye-catching, professional design
  • Simple, easy-to-read fonts
  • The home’s full address
  • Basic property details such as number of beds and baths
How to market my home visually!If a picture is worth a thousand words, then great pictures could be worth thousands of dollars when you’re selling your home.
89% of homebuyers browsing online find online photos and video very helpful, according to the National Association of Realtors. According to 2017 data from the National Association of Realtors, 51% of buyers found the home they purchased on the internet--more than any other source.

Ask your agent point blank if they plan to hire a professional photographer to snap pictures that will put your home in its best light. WE DO! A professional photographer will take photos of your home with the right lighting, mechanics, and details.
Attractive photos of the interior and exterior of the home—the spacious living room, the updated bathrooms, the freshly painted walls—force a buyer who’s shopping online “to slow down and notice” your home. Many real estate agents cited professional photography as the second most effective form of advertising a home, behind MLS listings. Backing up that belief, a study of homes sold in 2013 showed that properties that were professionally photographed sold 32% faster than properties that weren’t.
“If an agent pulls out a smartphone to take marketing pictures of your house, run!” “Quality, professional pictures are critical to catch the eye in this age of online searching.”

A marketing plan shouldn’t be set in stone; rather, it should be fluid like sand, able to shift and react to changing circumstances as needed.
You want an agent who won’t panic at the first sign of trouble but can identify the issue, adjust fast, and tweak your plan accordingly.

How will I know if the price is right?
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“Price is one of the important parts of any marketing plan.”
We will provide you comparative market analysis to price your home accurately from the start.
We will continue to provide feedback to you about price and buyer comments and possible adjustments.  Never settle for “posting to the MLS” as your marketing plan. 

Businesses of all shapes and sizes rely on marketing plans to promote their products and services. But great marketing doesn’t come out of thin air; it requires knowledge of your target audience and careful planning.  If you are looking for a Realtor® you can trust, who works hard to find you a buyer, keeps you informed, and understands and can harness the power of the Internet and social media call me today for my pledge to you is to provide quality service, ethical standards, and customer service you can rely on. 

          I love being a Realtor®...let me show you how much!
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Seascape Resort Villa SOLD

7/10/2019

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Seascape Resort in the heart of Miramar Beach Florida. I had the pleasure to work with phenomenal people on the sale of this Villa. I want to thank everyone for their help! 
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30A Blue Mountain Beach Home for Sale

7/1/2019

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1465 W County Hwy 30a, Santa Rosa Beach, FL  32459 (Blue Mountain Beach)

                  Click here to see full listing and Pictures 

·         $5,400,000 list price,  Built  2011
·         5 bed - 3 full+3 half baths - 3 car garage
·         6,933 sq ft - 1.58 acres (private)
·         NO HOA fees
·         Coastal Dune Lake and Gulf views
 
Private 1.58 acre Oasis with 211 feet of waterfront and unobstructed panoramic gulf views on Red Fish Lake, one of Florida's rare Coastal Dune Lakes. This stunning modern home was designed by architect Dan Mueller and built by Kyle Bengston in 2011 and has 5 bedrooms, 3 full baths, and 3 half baths. Enter the impressive foyer that flows seamlessly to the expansive living room, bar and entertaining area, and into the award winning gourmet kitchen with Neff custom cabinets and a full caterer's pantry and grilling porch. This exceptional home is an entertainer's dream.The first floor master wing features his and her full bathroom areas, coffee and beverage bar, gas fireplace, authentic Japanese soaking tub, private dressing areas and oversized walk-in closets with separate entry for staff. There is a private guest wing on the first floor in addition to an acoustically designed media room. A private elevator or beautiful custom built staircase brings you to the second level of the home with three bedrooms and adjoining balconies. Equally as impressive as the home itself, the outdoor space and natural surroundings are breathtaking. The outdoor area offers a gorgeous four-sided private infinity pool, top of the line hot tub, recently upgraded private lakefront dock, fire pit, outdoor kitchen, and covered alfresco dining area. The home offers a 3-car garage, two driveway entrances and parking for up to 30 vehicles on the expansive circular driveway. This waterfront sanctuary has countless upgrades; Chad Horton Landscaping, water filtration system, circular driveway, tankless hot water heater, whole house generator, 2 refrigerators, 3 dishwashers, 3 freezers, 4 ice makers, and air conditioned storage rooms to name a few. Enjoy Red Fish Lake, the Gulf, 30-A's 19-mile bike path, shopping and dining right outside your door. Information contained within this listing such as square footage, is deemed to be accurate but is not guaranteed.

Call me to see this BEAUTIFUL home! 
Gena 850-650-6985 cell 251-366-0423 

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    Gena Bolton
    Realtor 
    (251) 366-0423 (c)(850) 650-6985 (o)
    Gena@SoWal30a.com

    Daily Goal: 
    "I want my everyday to make God belly laugh, glad that he gave life to someone who loves the gift.”

    I am 100% dedicated to helping you find your dream home or sell your existing property. I will tailor my services to meet your individual needs and goals. My commitment to you is to provide the personalized real estate services you deserve. Anything less is a disservice!

    I look forward to helping you with with your Real Estate Needs.  

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    “This is the beginning of a new day. God has given me this day to use as I will. I can waste it or use it for good. What I do today is very important because I am exchanging a day of my life for it. When tomorrow comes, this day will be gone forever, leaving something in its place I have traded for it. I want it to be gain, not loss — good, not evil. Success, not failure in order that I shall not forget the price I paid for it.”  Bear Bryant ​
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