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Real Living Realty Unlimited
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772-340-4622
772-340-4622
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realtyunlimited.com
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Welcome to Real Living - Realty Unlimited

"It’s got to be real."
Treasure Coast Real Estate Fl Florida

Home Condo Sales, Rentals, Property Management

We service Indian River - Saint Lucie - Martin County Fl Florida
"The Treasure Coast" Since 1995

Please see our tool search criterion on the left side bar:

Real Estate Management Port St Lucie Fl Florida Martin County and
St Lucie County Fl Florida
Real Property Management Port St Lucie Fl Florida Martin County and
St Lucie County Fl Florida
Listing Agent(s) Port St Lucie Fl Florida Martin County and
St Lucie County Fl Florida
Real Estate Listing Agent(s) Port St Lucie Fl  Florida Martin County and
St Lucie County Fl Florida

Real Estate Management, Real Property Management, and a Real Estate Listing Agent 

Real Property Management Port St Lucie Fl Florida and Martin County Fl
Florida is the operation, control, and oversight of real estate as used in its
most broad terms. Management indicates a need to be cared for, monitored
and accountability given for its useful life and condition. This is much akin to
the role of management in any business. 

ROLES: Real Estate Management
Port St Lucie Fl Florida Martin County and St Lucie County Fl Florida

One important role of a "Property Management" is that of liaison between the ownership or asset manager and the actual tenant lessee, providing a buffer for those owners who are desiring to distance themselves from their tenant constituency. Duties of property management generally will include a minimum of these basic primary tasks;

A. The full and proper screening or testing of an applicant's credit, criminal history, rental history and ability to pay.

B. Preparing the lease with a very fair and tough language to protect both the tenant and the Owner.

C. Mitigation and remediation regarding any maintenance issues, generally within a budget, with prior or conveyed consent via a Limited Power of Attorney legally agreed to by the property owner.

There are many facets to this profession, including managing the accounts and finances of the real estate properties, and participating in or initiating litigation with tenants, contractors and insurance agencies. Litigation is at times considered a separate function, set aside for trained attorneys.

Although a person will be responsible for this in his/her job description, there may be an attorney working under a property manager. Special attention is given to landlord / tenant law and most commonly evictions, non-payment, harassment, reduction of pre-arranged services, and public nuisance are legal subjects that gain the most amount of attention from property managers. Therefore, it is a necessity that a property manager be current with applicable municipal, county, state and Federal Fair Housing laws and practices.

Tenants

Experience and expertise is what we offer you when you rent with us.  Rest assured that we will never rent a home that is in a preforeclosure status.  Also know that we will take care of all repairs in a prompt and efficient  manner using only well qualified licensed and insured companies.

Property management, like facility management, is increasingly facilitated by Computer Aided Facility Management  (CAFM).

Building Owners and Managers Association (BOMA) International offers industry standard designations that certify the training to Property Managers

The real property administrator (RPA) designation is a professional designation for people who work in property management. The designation is administered by BOMI International, an independent nonprofit institute for property and facility management education.

The designation requires the completion of eight courses (available online, by textbook study or in a classroom format) as well as three years of qualifying, documented experience in property management at a property 40,000 square feet (3,700 m2) or larger. BOMI International courses are often conducted by BOMA Building Owners and Managers Association local organizations as an educational benefit for their members, and by corporations as part of their internal training for property management professionals. Approximately 4,200 persons maintain the RPA designation, including about 3,500 in the United States and 700 in Canada. 

The program includes course work on building systems design, operation, and maintenance; commercial real estate law; investment and finance; risk management and insurance; leasing and marketing; asset management; environmental health and safety; and business ethics. 

Listing Agent Port St Lucie Fl Florida Martin County and St Lucie County Fl Florida
Listing Agents
Real Estate Listing Agent Port St Lucie Fl  Florida Martin County and St Lucie County Fl Florida /
Real Estate Listing Agents  
A listing contract is a contract between a real estate broker (or his/her agent representatives, acting in the broker's name) and a seller or sellers of real property to give the broker the right to offer the property for sale. The contract is often referred to as a listing agreement and, if the broker is a member of the National  Association of Realtors, it must include all of the following terms:

 

  1. A beginning date and a termination date.
  2. The list price at which the property will be offered for sale.
  3. The amount of compensation offered to the broker, whether it is in the form of a flat fee or percentage of the sales price.
  4. The terms and conditions under which the brokerage fee shall be paid by the seller.
  5. Authorizes the broker to co-operate with other brokers as sub-agents or buyer's agents and details the compensation to be offered to those brokers in the event they procure a buyer.
  6. Authorizes the broker to reveal or not to reveal the existence of offers previously received.

In addition, other terms which may appear in the agreement can include:

  • Authorization to the broker to post a sign, to advertise the property, and to put a lockbox on the door, as well seller's obligations to advise the broker on the condition of the property, and broker's obligations to advise the seller about regulations and laws which may affect the sale.

Typically, separate listing agreements exist for the sale of residential property, for land, and for commercial or business property.

Upon listing the property, the real estate agency tries to obtain a buyer for the property and, in consideration of successfully finding a satisfactory buyer, the broker anticipates receiving a commission (fee) for the services the brokerage provided.

Payment of a commission or fee

Although the terms of the contract could vary, usually the payment of a commission (or fee) to the brokerage is contingent upon:

  • the successful negotiation of a purchase contract between a satisfactory buyer and seller and the subsequent ability and willingness of the buyer to close the deal, or
  • finding a satisfactory buyer who is ready, willing, and able to pay the full listing price (or more) for the real estate for sale without any contingencies.

If the seller refuses to sell the real estate when one of the above two conditions applies, it is typically considered that the real estate agent has done his job of finding a satisfactory buyer and the seller must still pay the commission, although the details are determined by the listing contract. Unless closing (or "settlement" or "close of escrow", as it is known in some parts of the country) is a condition of the listing agreement, the buyer's failure to complete the transaction may not require the seller to pay a commission to the broker.

The commission is usually a percentage of the sales price of the property ranging from 2 or 3% up to about 10%, but usually in the range of about 3 - 7% for houses. The commission could also be a flat fee or some combination of flat fee and percentage, particularly in the case of lower-priced properties, vacant lots, or other unusual real estate.

The commission is paid by the seller to the listing real estate broker, who will then compensate his/her listing agent and any co-operating brokers/agents from this commission by separate agreements with them.Listing price and final contract price 

The listing contract: typically also includes a listing price for the property and an experience date by which the contract expires. However, if the property is sold at a lower or higher price, the seller pays a commission at a proportionally lower or higher amount. If the seller does not accept a price lower than the listing price, then the broker will have to wait until a satisfactory sale to earn the commission.

In the event of multiple offers being presented, the seller may accept whichever offer is most suitable to him/her, even if the price is not the highest. The percentage commission will be paid according to the accepted price. The seller, often in concurrence with the real estate agent, may choose to accept an offer that is lower than the highest offer for various reasons, such as terms or contingencies in the purchase contract offered or perceived differences in financial qualification of the competing buyers.

Typically, the real estate agent has the experience and data to determine a suitable listing price for the seller's property and will recommend a listing price to the seller. The seller can accept, reject, or try to negotiate a different listing price for the contract. If the seller's price is unrealistically high and the agent cannot convince the seller otherwise, the agent can decline to list the property.

Real Estate Listing Agent - Expiration date

Listing a property commonly incurs certain expenses for the listing broker and takes some time and effort for the listing salesperson. To make it worthwhile, they want a certain minimum listing time period to have a good chance of selling the property. However, the listing contract must have an expiration date. A typical listing period is often from 3 or 4 months to 6 months. If the property is not sold or under a purchase contract by then, the seller may decide to re-list the property, perhaps with a different listing price, with the same or a different broker or agent, or not list it at all. The listing of the property can start at a date later than the date the listing contract is signed to allow the seller time to prepare the property for showing or sale.

Listing Agents - Types of listing contracts

There can be several types of listing contracts:

  • Exclusive right to sell: The seller must pay the brokerage a commission if, by the expiration date in the listing contract, the real estate is sold, regardless of whether the buyer is obtained through the agency or not. Even if the seller finds the buyer him/herself, a commission is still owed to the brokerage. Furthermore, the seller cannot list the property with any other broker until the listing expires with the property unsold.
Brokers who are REALTORS and, thus, are members of NAR are obliged to enter the property into the local lMLS system and offer compensation to co-operating brokers.
  • Exclusive Agency: The seller can only list the property with one brokerage until the listing contract expires with the property unsold. The seller must pay the broker a commission if the real estate is sold to a buyer obtained through that brokerage. By agreement, if the seller finds the buyer him/herself, the seller does not have to pay a commission. Since there will be no co-operating broker involved, the property will not be listed in the MLS.
  • Open Agency: A seller can enter into an agreement to sell his/her property with more than one brokerage in open agency listings. The seller must pay a commission only to the brokerage which brings the buyer for the real estate. Typically, if the seller finds the buyer him/herself, the seller does not have to pay a commission.

Realty Unlimited is a Florida Licensed Real Estate Agency Broker
For your edification only:
Licensing in the Florida, United States

Most states require real property management companies to be licensed real estate brokers if they are collecting rent, listing properties for rent or helping negotiate leases. A property manager may be a licensed real estate salesperson but generally they must be working under a licensed real estate broker. Most states have a public license check system on-line for anyone holding a real estate salesperson or real estate broker's license.

Software

Property Management Software (for partial list see List of Property management software) continues to grow in popularity and importance. As it decreases in price, smaller companies and amateur property managers are able to function using some of the same best practices and efficiency as larger companies. Online Asset Management Software (OPMS aka Online Property Management Software) has been a major cause of the price declines. In addition to the core Property Management Software options, there is a quickly growing number of closely related software products being introduced to the industry. Like the Online Property Management Software, most of these products are also Online Software, also known as Software as a Service (SaaS). This approach to software typically makes the barriers to entry far lower than the traditional box software alternatives. Many of these options are available for a demo period at no cost. While there is often a set up or licensing fee required at the time of implementation, the product cost is paid as a monthly fee and service contract often offer flexible terms. Like other non-product oriented services, the SaaS product will have a non-performance clause allowing the customer to discontinue service if the terms of the contract are not met by the provider.

Another benefit to these types of products/services is that upgrades are performed on the server-side by the software vendor and therefore require far less, or even no change management at all. While the software seller may choose to increase monthly costs at the renewal stage of the contract, there is no direct Upgrade cost as found in box software products. Many software services will also perform intermediate releases that have no noticeable change in product features, but they may repair many bugs and have iterative augmentations that have a positive effect for the user without having to install patches on their PC.