One World Realty in Jacksonville Florida
Charles Gaulden
904-859-1778904-859-1778

I’m AV Home Certified Realtor

If you are Looking for a New Home Community Like Old Still in southeast Jacksonville is the newest community to be offered by AV Homes. Ideally situated in Duval County, Old Still is located just off the 295 Beltway and Butler Blvd and minutes from the metropolitan bustle and vigor of St. Johns Town Center, University of North Florida and fantastic eating and entertainment venues

 

COMING SOON to Fernandina Beach, FL – Amelia Walk, a master-planned new home community situated in the picturesque and historic coastal city of Fernandina Beach, just 30 minutes north of downtown Jacksonville and only 15 minutes from Amelia Island. Opening late May 2015.

 

New Homes in Ponte Vedra, FL – AV Homes is excited to be building in one of America’s top-selling communities, Nocatee! Ideally situated just minutes from the pristine beaches of Ponte Vedra and the renowned TPC Sawgrass Golf Club, only 15 miles from historic St. Augustine and a quick 20-mile commute into downtown Jacksonville, it’s no wonder Nocatee is one of the nation’s most sought-after coastal communities

FHA 203k loans are there different qualifying standards than a typical FHA Loan

On FHA 203k loans are there different qualifying standards than a typical FHA Loan? No! credit qualifying is the same for any FHA loan with a Lenders. The only big qualifying difference is the Loan Amount as the buyer must qualify for a higher loan amount with a FHA 203k loan because of the additional repair/improvement monies. •What does it mean when a property is listed as HomePath Renovation eligible? Properties listed as HomePath or HomePath Renovation eligible are Fannie Mae foreclosures. Generally, we evaluate all of the renovation loans (and regular loans if the home is in good shape) and choose what is best for the buyer. Fannie Mae cannot make you use a particular product so please call if the agent is telling you that as sometimes it’s a matter of ensuring you are addressing the property concerns. To See if a property is HomePath or HomePath Renovation eligible visit www.HomePath.com. •What is the maximum amount of work that can be done with a HomePath Renovation loan? There is a $35,000 maximum for cost of renovation on a HomePath Renovation loan. However, both FHA 203(k) and Fannie Mae HomeStyles renovation loans do NOT have a hard Maximum Repair Amount. •Can you put in a pool with a FHA 203k or Conventional Renovation loan? Yes! With the standard conventional renovation loan you can purchase OR refinance and include the addition of a pool. You can also include fencing, pavers, summer kitchens, sidewalks etc. Pool repairs are also allowed with NO limits, as are dock and bulkhead repairs. NOTE – If your buyers are interested in new construction they can include the pool in their mortgage so the builder does not have to finance the project. CLICK HERE for more on POOLS!

FHA 203K & Fannie Mae Conventional Renovation Loan

Can you use a FHA 203k loan or a Fannie Mae conventional renovation loan on a multi-unit property? YES! You can renovate 1-4 unit properties with both FHA 203k and conventional renovation loans. The renovation loans also allow you to convert a SFR to a multi-unit and a multi-unit back to a SFR as long as county zoning allows for it. NOTE – When a buyer is purchasing a multi-unit property as a primary home, potential rental income from the additional units is allowed to help toward qualifying the buyer.

  • What is the maximum amount of work allowed on a Fannie Mae HomePath Renovation loan? The total max cost of renovation (including inspections, title updates, etc) is $35,000. However, Fannie Mae’s main renovation loan – Homestyles Loan – does NOT have a cap on the amount of repairs which is another reason we tend to see it more often. FHA 203k loans also do not cap the amount of repairs except for meeting county loan limits ($304,750) and of course appraisal/qualifying limits for the transaction.
  • Do you need a Clear WDO inspection to close on a FHA 203k or Conventional Renovation loan? NO! As long as the scope of repairs (estimates) from the contractor is addressing the WDO damage then we are fine to close it guarantees the work will be done after closing. NOTE – You can even close on a home with live termites as long as pest treatment is included on the scope of repairs to be done after closing.

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FHA 203k Loans down to 580 Credit Score HomeBridge is now offering

Can you really do FHA 203k Loans down to 580 Credit Score? YES! HomeBridge is now offering FHA, VA and of course FHA 203k loans with credit scores down to 580.The buyers must meet certain criteria such as the following:

•Maximum loan-to-value is 90% •1-unit property only •Maximum ratios – 31% housing; 43% debt

•No Gifts allowed

•12 month housing history must be verified

•Can you put in a pool with a FHA 203k or Conventional Renovation loan? Yes! With the standard conventional renovation loan you can purchase OR refinance and include the addition of a pool. You can also include fencing, pavers, summer kitchens, sidewalks etc. Pool repairs are also allowed with NO limits, as are dock and bulkhead repairs. NOTE – If your buyers are interested in new construction they can include the pool in their mortgage so the builder does not have to finance the project. CLICK HERE for more on POOLS!

•What does it mean when a property is listed as HomePath Renovation eligible? Properties listed as HomePath or HomePath Renovation eligible are Fannie Mae foreclosures. In addition, the respective product listed on the property simply means you MAY use that product if it is the best choice for the buyer but it does not mean you MUST use that specific loan. Generally, we evaluate all of the renovation loans (and regular loans if the home is in good shape) and choose what is best for the buyer. Fannie Mae cannot make you use a particular product so please call if the agent is telling you that as sometimes its a matter of ensuring you are addressing the property concerns. To See if a property is HomePath or HomePath Renovation eligible visit www.HomePath.com. CLICK HERE

Florida Real Estate New

Can a FHA 203k or Fannie Mae Homestyles (conventional) renovation loan be used to Refinance and Renovate a property? Yes! A homeowner can refinance the current loan into a new loan AND include the cost of updates, repairs and improvements. The new loan appraisal would be a “Subject-to” appraisal like all renovation loans meaning the homeowner will get the new value BEFORE the work  is completed. In addition, if it’s a FHA 203k loan, the homeowner could get up to 110% of new appraised value – a 10% buffer!  

  • Are there renovation loans for investors or second homes? Yes! Both Fannie Mae HomePath Renovation and the standard Fannie Mae Homestyles renovation loans can be used to purchase and repair investment properties. FHA 203k is for Primary homes only.
  • HomePath Renovation – Can only be used on eligible Fannie Mae REO properties. Minimum required down payment is 15% for investors.
  • HomeStyles Renovation – Can be used on ANY property. Minimum down payment is 20%.
  • When is the appraisal ordered on a FHA 203k or HomePath Renovation loan? The appraisal is not ordered until the detailed scope of repairs (estimates) is complete and signed by both parties. The appraisal is then done “subject-to” the forthcoming repairs & improvements meaning the value is given ahead of time but the work is not started until after closing. There is NO “as-is” appraisal on renovation purchase loan.
  • Can a buyer get homeowners insurance on a property which needs repairs and/or has outdated roof, electrical and plumbing? YES! There are two different types of insurance that can be applied. Standard homeowners insurance where the policy is issued since they know the work is being completed after closing. In addition, we often see Builders Risk insurance which is for properties which are not occupied thus no contents are covered. Either way, we have a soution so please reach out if you have insurance challenges

How to Choose Stock Kitchen Cabinets

Buying stock cabinets for your kitchen remodel can definitely save you money. Here are some tips to help you make the right buying decision.

Stock cabinets save you time because you don’t have to wait for them to be built. And they save you money because you aren’t paying for customizations.
But that doesn’t mean you have to sacrifice quality. You just need to know what to look for.

What to Look For

  • Solid wood and plywood cabinets. They’ll give you better longevity and crisper details than pressed wood.
  • Walls at least ½-inch thick. They’re more sturdy.
  • Consistency of finish. Lesser quality cabinets often have irregular finishes and colors from one cabinet box to the next.
  • Full-extension hardware. It allows you to open drawers all the way and open doors almost 180 degrees to make access easier.
  • Dovetail joinery. Or a metal box. Drawer sides and backs that are stapled together won’t last as long.

Cost and Installation

The cost of quality stock cabinets for an average-sized kitchen generally runs $8,000 to $10,000. Semi-custom cabinets would cost about twice that. And full custom cabinets would cost even more.

There are some lower-cost stock alternatives, such as IKEA (as low as $2,500), but you’ll offset your savings with the hassle of difficult assembly — fine if you have the patience and skill.

But unless you’ve got professional building experience, actually installing kitchen cabinets isn’t a typical DIY job.

So carve out $100 to $300 per cabinet (depending on labor rates in your area) to have them professionally installed.

The Drawbacks of Stock Cabinets

  • Finish and color choices are limited. The most likely options are painted white, natural wood, or stained maple and cherry.
  • Stock cabinets are only 36 inches tall. If you want taller cabinets, you’ll have to go semi-custom, which can take you up to 42 inches.
  • You could lose potential storage space. Filler strips are used to cover gaps created when the stock sizes don’t quite fill the space — whereas custom cabinets can be measured to take advantage of all space.
  • Extra details such as crown molding aren’t included. Mitered corners and furniture-style sides aren’t included either. However, you can add crown molding yourself later if you choose.
  • Warranties are limited. The industry standard is about 5 years, and they only cover product failure, not wear and tear.

Note: You’ll also need to choose hardware. But that can be a fun project to really personalize your kitchen.
Get more tips on planning a kitchen remodel.
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The Best Choices for Kitchen Flooring. Kitchen Renovations

Kitchen Renovations

With so many options to choose from, it’s hard to know what’s best for kitchens. So we’ve narrowed down the choices for you.

We’ve taken out the guesswork and chosen four flooring types that make the most sense for kitchens, and we explain why they are ideal.
Hardwood Flooring is Ideal When:

  • You don’t want your kitchen to look dated over time.
  • You have an open floor plan.
  • You seek durability.

Hardwood flooring, with its unmatched warmth and visual appeal, is a great choice if you want to create a look that never really goes out of style, giving you a good return on investment if you ever sell your home.
Also, if you have an open floor plan, hardwood works well in both kitchens and living areas. It creates a warm and unified look.
Hardwood is also:

  • Highly durable. It can withstand decades of use.
  • Low-maintenance.
  • Moisture-resistant if you choose a prefinished type.

Hardwood flooring is made in two ways: solid wood strips or engineered wood planks.

Engineered wood is the better choice for kitchens. It has a veneer of real wood backed by layers of less expensive plywood. This construction provides dimensional stability that makes the flooring less susceptible to movement caused by changes in humidity and temperature — common in kitchens.

Cost: $3 to $12 per sq. ft. Installation: $5 to $12 per sq. ft., depending on the complexity of the job.

Vinyl Flooring is Ideal When:

  • You cook a lot.
  • You want the easiest-to-maintain floor.
  • You are on a tight budget.

Sheet vinyl belongs to a group of flooring products called resilient flooring, which is the softest flooring option. If you cook a lot, this cushiness makes it easier on your feet while easing muscle fatigue.
Also, sheet vinyl is much more forgiving if you (or someone in your family) is a bit of klutz who tends to drop things. You’ll have less breakage.
Plus, sheet vinyl flooring is a snap to clean up; it’s completely waterproof and stain-proof.
However, depending on the size and layout of your kitchen, you may have seams. Standard width for vinyl flooring is 12 feet. If your kitchen is wider than that, you’ll definitely have seams, which can let moisture into the subfloor and trap dirt if they aren’t tightly bonded.
On the upside, sheet vinyl requires no ongoing maintenance beyond sweeping and mopping.

 If the softness of vinyl flooring appeals to you most, you might opt for cushioned vinyl flooring, which is backed with a layer of foam (standard sheet vinyl uses felt backing).
Sounds good, but that extra cushiness makes it hard to create seams that stay tightly bonded over time. You may end up with seams that come apart, letting in moisture and trapping dirt.

Sheet vinyl comes in many colors and patterns. Thicker vinyl can feature a textured surface, and some types do an excellent job of mimicking the appearance of ceramic tile and real stone. Textured vinyl is a wise choice because it provides traction. Vinyl can be dangerously slippery when wet.

Vinyl flooring also has a wear layer that helps resist scratches and scuff marks. But it does eventually wear off. The best brands offer guarantees on the wear layer of 10 to15 years, and good quality vinyl should last 20 years.

Cost: $1 to $5 per sq. ft. Installation: $1 to $2 per sq. ft.

Don’t confuse vinyl with linoleum. While linoleum is a similar product, it is not as durable, nor as soft. Its upside is its eco-friendliness.
Porcelain Tile is Ideal When:

  • You want the toughest flooring.
  • You like the look of stone.
  • You want low maintenance.

Porcelain flooring tile, a version of common ceramic tile, is the durability champ. It’s fired at high temperatures that produce an extremely hard, durable, stain-resistant tile that is impervious to moisture.
In fact, it’s so tough it can be used outdoors in virtually any climate. 

Like common ceramic tile, porcelain tile comes either unglazed or glazed. The unglazed versions take on the color of their clay mixture, so they have naturally earthy tones.

Glazed tiles have a glass-like coating that can be made in virtually any color, and can mimic the look and texture of real stone at a much lower cost than stone.

Make sure you choose porcelain tiles certified as slip-resistant by the Americans with Disabilities Act — the designation should be visible on product literature or packing materials.

Cost: $1 to $20 per sq. ft. Installation: $5 to $10 per sq. ft.

Cork Flooring is Ideal When:

  • You want an eco-friendly choice.
  • You want a softer floor than wood or tile.
  • You want slip-resistance.

Cork is made from tree bark that’s harvested every eight to 10 years; it’s a sustainable material, meaning the bark grows back and can be harvested repeatedly.
Countries that produce cork are careful to regulate harvesting to ensure future supplies.

Cork has a unique cellular structure that’s waterproof and compressible, which makes it a comfortable, moisture-resistant choice. It comes in 12-inch-by-12-inch tiles and 1-foot-by-3-foot planks, each with a unique grain pattern of swirls and speckles.
The surface is naturally textured, which makes it slip-resistant.

But unlike other flooring options mentioned, cork floors need to be resealed every three to four years to help guard against scratches and prevent moisture from entering the seams between tiles.

Both natural wax and polyurethane are good sealers for cork. Choose water-based polyurethane that’s non-toxic or has low volatile organic compound content to keep it green.

Cost: $2 to $6 per sq. ft. Installation: $5 to $10 per sq. ft.

Related:

Kitchen Remodeling Decisions You’ll Never Regret

White: Your Kitchen’s Best Friend (And Yours)

Funky Floors slideshow

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7 Smart Strategies for Kitchen Remodeling

Follow these seven strategies to get the most financial gain on your kitchen remodel.

A significant portion of kitchen remodeling costs may be recovered by the value the project brings to your home. Kitchen remodels in the $50,000 to $60,000 range recoup about 74% of the initial project cost at the home’s resale, according to recent data from Remodeling Magazine’s Cost vs. Value Report.

A minor kitchen remodel of about $19,000 does even better, returning more than 82% of your investment.

To maximize your return on investment, follow these seven strategies to keep you on budget and help you make smart choices.
1. Plan, Plan, Plan

Planning your kitchen remodel should take more time than the actual construction. If you plan well, the amount of time you’re inconvenienced by construction mayhem will be minimized. Plus, you’re more likely to stay on budget.
How much time should you spend planning? The National Kitchen and Bath Association recommends at least six months. That way, you won’t be tempted to change your mind during construction and create change orders, which will inflate construction costs and hurt your return on investment.
Some tips on planning:
Study your existing kitchen: How wide is the doorway into your kitchen? It’s a common mistake many homeowners make: Buying the extra-large fridge only to find they can’t get it in the doorway. To avoid mistakes like this, create a drawing of your kitchen with measurements for doorways, walkways, counters, etc. And don’t forget height, too.

Think about traffic patterns: Work aisles should be a minimum of 42 inches wide and at least 48

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inches wide for households with multiple cooks.

Design with ergonomics in mind: Drawers or pull-out shelves in base cabinets; counter heights that can adjust up or down; a wall oven instead of a range: These are all features that make a kitchen accessible to everyone — and a pleasure to work in.

Related: Test Your Ergonomic Design Knowledge

Plan for the unforeseeable: Even if you’ve planned down to the number of nails you’ll need in your remodel, expect the unexpected. Build in a little leeway for completing the remodel. Want it done by Thanksgiving? Then plan to be done before Halloween.

Choose all your fixtures and materials before starting: Contractors will be able to make more accurate bids, and you’ll lessen the risk of delays because of back orders.

Don’t be afraid to seek help: A professional designer can simplify your kitchen remodel. Pros help make style decisions, foresee potential problems, and schedule contractors. Expect fees around $50 to $150 per hour, or 5% to 15% of the total cost of the project.

More tips on planning a kitchen remodel:

Keep the same footprint Get real about appliances Don’t underestimate the power of lighting Be quality-conscious Add storage, not space Communicate clearly with your remodelers

2. Keep the Same Footprint

Nothing will drive up the cost of a remodel faster than changing the location of plumbing pipes and electrical outlets, and knocking down walls. This is usually where unforeseen problems occur.
So if possible, keep appliances, water fixtures, and walls in the same location. 

Not only will you save on demolition and reconstruction costs, you’ll cut the amount of dust and debris your project generates.

More tips on planning a kitchen remodel:

Plan, plan, plan Get real about appliances Don’t underestimate the power of lighting Be quality-conscious Add storage, not space Communicate clearly with your remodelers

3. Get Real About Appliances

It’s easy to get carried away when planning your new kitchen. A six-burner commercial-grade range and luxury-brand refrigerator may make eye-catching centerpieces, but they may not fit your cooking needs or lifestyle.
Appliances are essentially tools used to cook and store food. Your kitchen remodel shouldn’t be about the tools, but the design and functionality of the entire kitchen.
So unless you’re an exceptional cook who cooks a lot, concentrate your dollars on long-term features that add value, such as cabinets and flooring.
Then choose appliances made by trusted brands that have high marks in online reviews and Consumer Reports.

More tips on planning a kitchen remodel:

Plan, plan, plan Keep the same footprint Don’t underestimate the power of lighting Be quality-conscious Add storage, not space Communicate clearly with your remodelers

4. Don’t Underestimate the Power of Lighting

Lighting can make a world of difference in a kitchen. It can make it look larger and brighter. And it will help you work safely and efficiently. You should have two different types of lighting in your kitchen:   Task Lighting: Under-cabinet lighting should be on your must-do list, since cabinets create such dark work areas. And since you’re remodeling, there won’t be a better time to hard-wire your lights. (Here’s more about under-cabinet lights.) Plan for at least two fixtures per task area to eliminate shadows. Pendant lights are good for islands and other counters without low cabinets. Recessed lights and track lights work well over sinks and general prep areas with no cabinets overhead.

Ambient lighting: Flush-mounted ceiling fixtures, wall sconces, and track lights create overall lighting in your kitchen. Include dimmer switches to control intensity and mood.

Related: How to Choose the Best Bulb for the Job

More tips on planning a kitchen remodel:

Plan, plan, plan Keep the same footprint Get real about appliances Be quality-conscious Add storage, not space Communicate clearly with your remodelers

5. Be Quality-Conscious

Functionality and durability should be top priorities during kitchen remodeling. Resist low-quality bargains, and choose products that combine low maintenance with long warranty periods. Solid-surface countertops, for instance, may cost a little more, but with the proper care, they’ll look great for a long time.
And if you’re planning on moving soon, products with substantial warranties are a selling advantage.

Related:

Kitchen Remodeling Decisions You’ll Never Regret

White: The Savvy and Chic Kitchen Color Choice

More tips on planning a kitchen remodel:

Plan, plan, plan Keep the same footprint Get real about appliances Don’t underestimate the power of lighting Add storage, not space Communicate clearly with your remodelers

6. Add Storage, Not Space

Storage will never go out of style, but if you’re sticking with the same footprint, here are a couple of ideas to add more:
Install cabinets that reach the ceiling: They may cost more — and you might need a stepladder — but you’ll gain valuable storage space for Christmas platters and other once-a-year items. In addition, you won’t have to dust cabinet tops.
Hang it up: Mount small shelving units on unused wall areas and inside cabinet doors; hang stock pots and large skillets on a ceiling-mounted rack; and add hooks to the backs of closet doors for aprons, brooms, and mops.

Related: Storage Options that Pack More Space in Your Kitchen

More tips on planning a kitchen remodel:

Plan, plan, plan Keep the same footprint Get real about appliances Don’t underestimate the power of lighting Be quality-conscious Communicate clearly with your remodelers

7. Communicate Clearly With Your Remodelers

Establishing a good rapport with your project manager or construction team is essential for staying on budget. To keep the sweetness in your project:
Drop by the project during work hours: Your presence broadcasts your commitment to quality.

Establish a communication routine: Hang a message board on site where you and the project manager can leave daily communiqués. Give your email address and cell phone number to subs and team leaders.

Set house rules: Be clear about smoking, boom box noise levels, available bathrooms, and appropriate parking.

Be kind: Offer refreshments (a little hospitality can go a long way), give praise when warranted, and resist pestering them with conversation, jokes, and questions when they are working. They’ll work better when refreshed and allowed to concentrate on work.

More tips on planning a kitchen remodel:

Plan, plan, plan Keep the same footprint Get real about appliances Don’t underestimate the power of lighting Be quality-conscious Add storage, not space
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