As-Is home purchase contracts differ depending on who drafts them. A Realtor's contract may be significantly different from one an attorney writes. However, the as-is provisions are likely very similar. The majority of as-Is contracts favor the seller by shifting the entire responsibility for paying some fees and potential costs to the buyer. Does this mean a buyer should refuse to submit an as-Is contract if requested by the seller?

The answer to that question is "it depends." If it's a seller's market with few available listings, sellers can make any demand they wish. No matter what conditions they set, there will be a host of potential buyers lining up to make an offer. People have to live somewhere, and if there's not much to choose from, they will take what they can get.

A buyer's market has the opposite dynamics. When there's a large inventory of available homes, buyers call the shots. If they don't like a particular seller's demands, they can move on. Sellers know this and may not be as willing to require an as-is offer.

The most significant difference between the two contracts involves determining which party pays for repairs and building permits. Repairs might include items such as replacing appliances or fixing a broken window. There may also be a separate section covering the cost of repairs for damage caused by wood-destroying organisms such as termites. In an As-Is contract, the buyer pays for both types of repairs and the cost of opening and closing permits. A standard contract allows the buyer to include a seller-paid maximum dollar amount or percentage of the estimated costs to resolve repair and permit issues. Of course, anything is negotiable. The seller can present a counteroffer with a lesser amount for stated repairs, including $0.00 in seller contributions.

One common misconception among buyers is that an as-is contract doesn't allow home inspections. This shouldn't be true. If it is, find another attorney if you're using a customized document and not a Realtor form. As-is buyers should be entitled to have a home inspection and to cancel the offer for any reason within a specified timeframe. An as-is offer shouldn't bind them to purchase a house that needs repairs. It should state that if repairs are necessary, they are the buyer's responsibility.

Don't be afraid of signing an as-is contract. In fact, you should expect that requirement in a seller's market. Offer a price that takes into account the amount that you'd expect to pay for repairs after your initial visit. If the home inspection uncovers unexpected expensive damage, let the seller know, and you might be able to work something out. If not, cancel the contract within the allowable timeframe.

Along the emerald coast, there is always something to celebrate! July is packed full of celebrations and a favorite month for visitors and residents alike. Fourth of July celebrations begin on July 1^st, and the patriotic celebrations continue through the end of the Blue Angels Pensacola Beach Air Show on July 9^th!

From Orange Beach, AL, to Pensacola, FL, here is a cheat sheet to all the fun!

OWA in Foley kicks off the July events with festivities for the whole family, July 1^st through July 3^rd. Their patriotic fireworks show will occur on July 2^nd at 8:50 pm. 4th of July Weekend Party – OWA (visitowa.com)

The Wharf has a July calendar packed with events, including tons of live music, family activities, and a 5k! On the 4^th of July, they will have an Independence Day Street Party from 5-9 pm. The Wharf | Upcoming Events (alwharf.com)

The Flora-Bama gets their party started on Saturday, July 2^nd at 8 am with The Freedom Run, a patriotic 4-mile run/walk. They follow this up with a bikini contest in the afternoon and fireworks that evening. FLORA-BAMA FREEDOM RUN (florabama.com)

Some local resorts are also hosting their own fireworks shows! In Orange Beach, Turquoise Place will have a fireworks show on the evening of the 4^th, and Perdido Beach Resort will host a fireworks show and party on the 2^nd. The Perdido Beach Resort event is open to the public. Tickets must be purchased in advance, and there is a limited quantity. Perdido Beach Resort | Independence Day Celebration

The best event is the last event! The famous U.S. Navy Blue Angels host an airshow annually over Pensacola Beach in July. This year’s events will take place from July 6^th through the 9^th. Thousands of spectators watch from the beaches and from boats. Here is a link the start times and more: Santa Rosa Island Authority | What’s Happening Blue Angels (visitpensacolabeach.com)

Gather your family and friends and grab your red, white & blue apparel! Join the parties this July along the beautiful emerald coast!

Beautiful second-floor unit for sale at SeaSpray. This updated 2 bedroom, gulf front unit sits directly on the Gulf of Mexico and has extensive updates. Great second home or beach rental. 

Are you needing the services of a real estate agent, but don't know which professional to hire? Are you confused by the multitude of agents in your area and narrowing down your choices to just one agent? Picking the proper professional for your real estate needs doesn't have to be an overwhelming task. Bear the following tips in mind and spotting an awesome real estate agent will be made easier.

Response Time

Try reaching out to a number of real estate agents via their advertised phone numbers to see how quickly they respond. The sooner a real estate professional gets back to a potential lead, the likelier it is they will be responsive to your queries should you hire them.

Socially Savvy

Another way to check a real estate agent's responsiveness is to reach out to them on social media. Tweet at them or leave a query on their Facebook page and monitor how long it takes for them to respond on social media. If a real estate professional has automated their social media networking, they may be slow to respond. Look for a real estate agent who invests time in social networking and offers a personal touch instead of automated posts.

Website Quality

Review the websites of potential real estate professionals you are thinking of hiring. If their website looks like it was designed back in the eighties and has never been updated, chances are good their grasp of new, modern real estate technologies isn't going to be stellar. You want to work with a real estate agent who is up-to-date on the latest tools and technologies, not someone who is still using a Palm Pilot to communicate with clients. The quality of a website says a great deal about the pride an agent takes in their real estate services.

Blog Banter

When you are thinking of hiring a real estate agent, you want to be sure they know their industry. Posting quality content on their blog on a frequent basis helps real estate agents showcase their expertise. If an agent you're thinking of hiring doesn't have a blog or hasn't posted in months, you might want to think twice about hiring them to help you buy or sell a home.

If you want help learning how to spot an awesome real estate agent, these four factors should be top-of-mind. Understanding which characteristics are essential for a top-performing real estate professional can help make your hiring decision easier. Pay attention to the above-listed signs and there's a good chance you'll find the perfect professional to assist with your real estate needs.

When you're on the hunt for a new home, a buyer's agent is indispensable. They represent your interests in the transaction, not those of the seller. They have an expert's understanding of market trends and can communicate with the seller's agent to gain valuable insider information on any property you're interested in. As far as real estate goes, they're an angel on your shoulder.

So, the last thing you want to do is put a strain on your relationship with them. Unfortunately, many prospective buyers unknowingly make their agent's work harder and potentially even get in the way of securing a successful home purchase. Here are five things your real estate agent wishes you wouldn't do.

1. Asking to View Properties Without Mortgage Preapproval

When you're perusing the latest listings online and see something you like, it's tempting to call your agent and view it before talking to a lender. Your agent might acquiesce once or twice, but soon they're going to ask you to secure mortgage preapproval. Mortgage preapproval shows that your credit and financial standing have been evaluated by a lender and you've gotten the green light to get a mortgage. Not only does this tell the agent, who works strictly on commission, that they aren't wasting their time, it makes your offer much more attractive to the seller.

2. Getting Hung Up on Minor Details

First impressions make big impressions. That's why realtors encourage homeowners to stage their homes for tours rather than leave them as-is. However, not every homeowner can or wants to take this advice, which means you're going to see homes with cluttered kitchens, purple walls and children's toys covering the floor. Your agent really needs you to look past these to the big picture. Rejecting a home because it needs to be repainted or has unattractive light fixtures is very frustrating for them, since these are easy and inexpensive fixes. Remember, they know what you're looking for and they showed you this house because they believe it will work for you.

3. Working with Multiple Agents

Sometimes your agent isn't available at exactly the moment you want to see a house. Calling another agent instead is unfair to both agents. As mentioned, real estate agents only earn money when you buy. If your agent has put in time and effort to work with you and yet you use another agent out of impatience or disregard, you're essentially stabbing your agent in the back. If you do this and your agent finds out, expect to be politely dropped. You should only move on to a new agent if your current agent is genuinely a bad fit and you need to end the relationship.

4. Dragging Your Feet

You've found a home you like at a price you can afford. It checks all the boxes and you've expressed interest. But you're afraid to commit so you don't make an offer. This is likely going to frustrate your agent, who knows that great houses can get snapped up quickly by qualified buyers who aren't afraid to pull the trigger. In a seller's market houses can literally sell within hours, sometimes sight unseen! While it's understandable that you don't want to make the wrong decision, consistently waffling when presented with good opportunities wastes both of your time.

5. Making Unjustifiably Low-Ball Offers

You want to score a deal. Everyone understands that. But putting in an offer far below asking price without good reason slows everything down at best and costs you the house at worst. The homeowner may be good-natured and make a counteroffer but unless the house has major problems that were only uncovered during the home inspection, it won't be anywhere close to your low-ball bid. If you then counter with another lowball number, you'll risk alienating the seller and driving your agent nuts. Listen to their advice and put in an appropriate bid.

You probably know what it feels like to work with someone who doesn't value your time or respect your knowledge. It makes you not want to work with them at all. Don't do this to your agent, who is there to make sure you find the house of your dreams at a fair price. Trust their guidance.;

The Boys (and Girls) are Back in Town! (Cue the music!)

The 76th season of amazing U.S. Navy aviation is underway this month! Our favorite local celebrities, The Blue Angels, have begun practicing their incredible formations and maneuvers over our beautiful Emerald Coast area. The Naval Aviation Museum has opened the flight line behind the museum to view the practices. The gates open at 9:30am and take off is 10:30am. Only Department of Defense ID Card holders (active duty, retirees, and their families) and their guests, as well as Veterans that possess a Veterans Health Identification Card from the Department of Veteran’s Affairs can enter the Navy Air Station Pensacola at this time, but the aircraft can be seen for miles around!

Consider watching them from Gulf Islands National Seashore, Big Lagoon State Park, or Fort Pickens (just West of Pensacola Beach). The beaches along Perdido Key also have great views of the ariel action. Practices are scheduled mid-week and occur through early November. See you on the beach!

2022 Practice Schedule:

March: 22, 23*, 29, 30*

April 5, 6*, 12, 13*, 20*, 26, 27*

May 3, 4*, 10, 11, 17, 18

June 1, 8*, 14, 15*, 21, 22*, 28, 29

July 6, 12, 13, 19, 20, 26, 27*

August 2, 23, 24*, 30, 31

September 7*, 13, 14, 20

October 12*, 18, 19*, 25, 26*

November 1, 2*, 8, 9

*Indicates Blue Angels Autograph Sessions

A trip to Florida in the depths of winter is often just the thing to warm up your bones and get you through to spring. You may have visions of lying on the beach or playing in the surf, but remember that Florida has its seasons, too. Be prepared for whatever your Florida vacation brings your way by following a few tips.

Flight Problems

While it may be sunny and warm in Florida, your home state could be in the middle of a blizzard that cancels flights or causes significant delays. It's a good idea to use your carry-on bag to bring along items you may need if forced to spend the night somewhere due to a weather-related delay. Items may include toothbrush, hair accessories, make-up, change of clothing and medications. Make sure you have phone numbers with you to notify hotel reservations, house sitters or airport pick-ups.

Cool Periods in Florida

Though Florida is known for its year-round sunshine and warm temperatures, cold fronts do dip down from the northern states in large weather patterns that cause overcast skies and temperatures sometimes into the 40s. Pack sweatshirts, fleece jackets and long pants to ensure that you are ready for whatever fluctuations occur. Even if the air is cool, you can still enjoy beach time, walking, shell-collecting and taking photographs. The brisker weather can be perfect for enjoying other activities, such as visiting museums and historical sites in the area or enjoying a nature hike in a wooded area filled with native Florida plants. Many people find that golfing is the perfect activity for days of cooler temperatures.

Wear Your Sunscreen

Although the winter months are the "dry season" in Florida, you may encounter some cloudy days. Don't think the sun's harmful rays disappear when there is heavy cloud cover or cool temperatures in Florida. Sun-sensitive individuals can still get a nasty burn. Infants and small children can be particularly vulnerable. Bring your sunscreen and wear it faithfully even on cloudy days.

Boating During the Winter Months

Florida winters are generally free from rainstorms, but boaters may find that weather patterns produce strong winds on the water. Always check the weather forecast before you set out for a day of boating. Most Florida resort areas offer boat rentals with navigation maps of the area. Stick to designated areas to avoid low water levels during the dry season and the danger of running aground.

Fishing

Winter fishing in Florida offers some of the best catches of the year. Snook, spotted seatrout, redfish and flounder can be found in abundance. Sheepshead may be biting when no other species will. Black drum and Spanish mackerel are also available during the winter months. Surf fishing is a popular option, but the water may be brisk, as low as 55 degrees in the northern part of the state and in the 70s in the southern section, so have dry clothing available when you get out of the surf.

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New on the market and ready for you! This well-maintained home offers 4 bedrooms, 2.5 bathrooms, and over 2300 square feet of living space. The home has a new roof, HVAC replaced in 2018, Water Heater 2014, new paint, and a large backyard. Located in Chandelle, this home will surely be at the top of your list!