5515 Hidden Ridge Dr Jacksonville, FL 32257

You don't want to miss this hard to find all BRICK home, mostly tiled, on a cul-de-sac AND backing up to a preserve! Live large with 4 full Bedrooms and Vaulted ceilings, Open Kitchen and Family Room, LR & DR plus a split floor plan. Plantation Shutters in all windows, new garage door, newer A/C, wood-burning Fireplace in the Family Room plus other finer details sets this home apart. Let your master bedroom be your own retreat with a huge Master Bath and His/Hers closets. Entertain in your large private backyard that backs up to preserve. Enjoy this quiet neighborhood with mature foliage, yet still close to great schools, shopping, dining, NAS, plus walking distance to a great park! Schedule a showing before this home is gone! This is a short sale. Your buyer must be fully informed on how that short sales work and their risks:

1. It may take 3 to 6 months or more for short sale approval. Do not write in less than 180 days for loan approval on the short sale amendment/disclosure.

2. To close may take an additional 60 days or more. Make sure this is written on page 2 of the purchase agreement. If your buyer has any time line then short sales are not for them.

3. Interest rates may be very different by the time the short sale gets approved. Your buyer needs to be aware of this point. If they are interest rate sensitive then a short sale will not work for them.

4. The lien holder will do their own appraisal and their value may be much different from the sales price agreed upon by buyer and seller. If this makes your buyer uncomfortable then short sales are not going to be a good choice for them.

5. This home is being sold as is, with NO repairs at all being done by the seller. The home is in very good condition but the roof is 18 years old. The seller states on the seller disclosure that there have not been any roof leaks If your buyer wants the seller to put a new roof on then don't waste your buyer's time and inspection money on this one. If your buyer is using a VA loan then VA requirements will probably want a new roof for the buyer. This will not happen because the seller will not be installing a new roof.

6. The seller states that the HVAC is 7 years old on the seller disclosure.

7. We have priced the home as fairly as possible in light of the fact that it is a short sale and the age of the roof.
This is why the price was lowered by $50,000 from $260,000 to $210,000.

8. A good loan option to consider might be a 203k rehab loan. For more info on these loans call John Elian at Wells Fargo at 904-838-9117. If you choose a rehab loan it must be with a loan officer who has done a number of these loans because of their unique details.

9. If you as a Realtor are new with short sales I recommend you get some training from your Broker or a veteran agent in your office so you can understand the process.

10. Whoever your buyer chooses as their lender/loan officer, make sure:
A. We receive a valid pre-approval letter with your offer. This means that the buyer has spoken with the loan officer and NOT merely gone to a website and populated their info and then the lender spits out a pre-approval letter.
B. The lender must have received all the documents from your buyer prior to writing up a pre-approval letter. If the buyer is self-employed or receives a large amount of their income from overtime pay this must be discussed between you, the buyer and the loan officer.
C. Tell the loan officer that I will be calling to discuss NON-confidential details about the buyer to assure my seller of their credit worthiness before I present their offer to the seller as part of their offer. Loan officer must answer my call or return my call promptly.
D. If you do not have a loan officer who will fulfill these normal and professional requirements then I recommend you contact Bryan Thompson with Movement Mortgage at 904-535-2184. He can produce a pre-approval quickly and requires buyers provide him with full documentation quickly. His pre-approval and loan commitment can be relied upon.
E. If your buyer considers switching lenders midstream then I must be notified within 24 hours prior to making this decision so that I can contact the new loan officer and the same requirements as above apply.

It is imperative that we not allow an uninformed buyer tie up this listing for 6 to 8 months only to terminate the contract before closing due to some kind of a surprising element of short sales or a loan issue, thus risking the seller to have to go through a foreclosure.
Therefore, print this document and have your buyer and you sign it at the bottom so that as we consider your offer our seller can be assured that we have the best chance to get to the closing table. I owe it to my seller and you owe it to your buyer to provide this type of service and diligence.
Thank you for your diligence,
David Elian, Broker Associate/Compliance Director