YOUR Marlboro, Manalapan, Freehold Real Estate, Local Info & More Blog! by AMBER NOBLE-GARLAND

NEW FOR RENT LISTING! $575 p/month + utilities* CLEAN & PRIVATE 1-BEDROOM APARTMENT (6257 N. 5th St. - Oak Lane section of Philadelphia, PA)

Fri, 05 Jun 2009 15:35:05 -0500

| 267-625-5441

6257 N. 5th St., Philadelphia, PA

COMFORTABLE 1-BEDROOM APARTMENT IN DESIREABLE NEIGHBORHOOD, NEAR SINGLE-FAMILY HOMES, MINUTES FROM THE SUBURBS

1BR/1BA Apartment

$550/month

Bedrooms	1
Bathrooms	1 full, 0 partial
Sq Footage	Unspecified
Parking	None
Pet Policy	Cats, Small dogs (< 25lbs)
Deposit	$1,725

DESCRIPTION

Comfortable 1-bedroom/1 full bath apartment in a desireable neighborhood (Oak Lane section; Near Cheltenham Ave. & Melrose Park).

*Large living room
*Plenty of closet space
*New mini blinds
*Freshly painted
*Private entrance

This apartment has been consistently rented. Last tenant lived there for 3 years straight. Units don't become available often.

Tenant pays heat, gas, electric. Landlord pays water.

Public transportation, laundrymat and shopping in walking distance.

20 minute drive to Center City.

Please call 267-625-5441 to make an appointment to preview the apartment.

see additional photos below

RENTAL FEATURES

Living room	Basement	Yard
Cable-ready

LEASE TERMS

One-year lease. Tenants pay gas, electric & heat. Owner pays water bill. WHAT'S REQUIRED TO MOVE IN? In order to move in, tenant must fill out application (which includes fee for credit check), show proof of steady full-time employment in writing via paystubs, provide three non-family references and posess a good rental history. First month ($575), last month ($575) and one month security($575) due prior to moving in. $1,725 total. Available for immediate occupancy.

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6

Contact info:

267-625-5441

Equal Opportunity Housing

Posted: Jun 5, 2009, 12:52pm PDT

JUST SOLD! for $238,000 LOVELY SPLIT LEVEL WITH BRAND NEW KITCHEN & BIG BACKYARD* 416 TULPEHOCKEN AVE., ELKINS PARK, PA

Sun, 14 Jun 2009 00:02:06 -0500

Robert Noble | Century 21 Chapel Realty | 267-625-5441

416 Tulpehocken Ave., Elkins Park, PA

BEAUTIFUL & WELL MAINTAINED SPLIT LEVEL HOME WITH BRAND NEW CONTEMPORARY KITCHEN.....DESIRABLE LOCATION NEAR ALVERTHORPE PARK.

3BR/1.5BA Single Family House

offered at $250,000

Year Built	1972
Sq Footage	1,420
Bedrooms	3
Bathrooms	1 full, 1 partial
Floors	Unspecified
Parking	Unspecified
Lot Size	8,230 sqft
HOA/Maint	$0 per month

DESCRIPTION

BEAUTIFUL & WELL MAINTAINED SPLIT LEVEL, Desirable location near Alverthorpe Park. Gorgeous NEW upgraded kitchen features granite, maple cabinets & stainless steel appliances. Hardwood & ceramic floors throughout. Large backyard great for relaxing or entertaining. Reasonable taxes & top-ranked Abington Township schools. MUST SEE HOME!

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Hardwood floor
Tile floor	Family room	Living room
Dining room	Dishwasher	Refrigerator
Stove/Oven	Microwave	Granite countertop
Stainless steel appliances	Basement	Washer
Dryer	Laundry area - inside	Yard

ADDITIONAL PHOTOS

Front with curb appeal	Formal dining room
Brand NEW kitchen	Master bedroom
Family room	Park-like backyard

Contact info:

Robert Noble

Century 21 Chapel Realty

267-625-5441

For sale by agent/broker

Equal Opportunity Housing

Posted: Jun 13, 2009, 8:17pm PDT

DID YOU KNOW? US Home Sales Are On The Rise Again and NEW JERSEY HOME SALES SKYROCKETED in June!

Sat, 25 Jul 2009 11:40:38 -0500

MarketWatch has reported that resales of U.S. single-family homes and condos rose 3.6% in June to a seasonally adjusted annual rate of 4.89 million, the highest level since last October, the National Association of Realtors reported Thursday. Resales have risen for three straight months.

The housing market appears to be healing, said Lawrence Yun, the NAR chief economist. The increase was higher than expected.

Inventories of unsold homes are still elevated and putting pressure on prices. The inventory of unsold homes on the market fell to a 9.4 month supply at the June sales pace, down from 9.8 months in May. Yun said that inventories would have to be at a 7 month supply to get price stabilization.

The median sales prices fell 15.4% in the past year to $181,800. Resale activity is concentrated in lower-priced home as a result of tax incentives, analysts said. Distressed properties (meaning short sales, foreclosures and bank owned properties) accounted for 31% of sales in June.

Another important thing to note is that in New Jersey, the number of home sales in the month of June 2009 increased by a whopping 12% more than the number of home sales for June 2008. In addition, there is now a nine-month inventory of homes for sale in NJ; that number was 16.9 months in January. That is an astounding 41% improvement in the amount of homes just sitting on the market that were unsold!

______________________________________________________________________________________________________

Looking to BUY or SELL a NJ home in Marlboro, Manalapan, Freehold, Old Bridge, South Amboy or any of the surrounding areas?

Are YOU interested in relocating to central NJ from Hoboken, Jersey City, Edgewater, Staten Island, Brooklyn, Queens or Manhattan?

Find out what a home is REALLY worth first before you BUY or SELL!

Call me directly at 917-723-5645 or email me here.

For additional real estate listings in Monmouth, Middlesex, Ocean counties & beyond, visit my site at www.AmberLovesRealEstate.com.

AMBER NOBLE-GARLAND, CDPE

Strategic Marketing & Sales Expert

Short Sale Specialist

Weichert Realtors
455 Route 9 South
Manalapan, NJ 07726
917-723-5645 - cell
732-536-4400, ext 199 - office

"Your Reliable Resource For NJ Short Sales, Real Estate Listings, Local Info & More"

MONDAY MOTIVATION ~ Would YOU Like To Be The Early Bird? Here's How YOU Make Time To Get YOUR Worm!

Mon, 01 Jun 2009 12:56:21 -0500

I'm sure you've heard that expression..."the early bird gets the worm"...right? What about "time waits for no one?"

Well both sayings are the truth and nothing but the truth.

When we step up to the plate early(be it in business or in our personal lives) not only do we free up our time to pursue other goals but we also give ourselves a chance to take advantage of great opportunities that may be right in front of us.

Since time keeps moving even when we don't, it's critical to devise a plan of action to help us accomplish our goals in a timely fashion.

Here are my Top 5 tips to help you clear off your plate early in the game, so you can seize the moment and move forward in life and business with momentum:

1. Write it down! Create a "To Do" list. Research shows that when you write something down, your chances of actually following through on the goal are increased dramatically.

2. Schedule it! When you know you have a task that must be completed, be sure to put it on a wall calendar or schedule it in your Blackberry or phone calendar.

3. Tackle the hardest or longest tasks first! If you focus on getting the biggest challenges out of the way first, doing the easiest things later will be a piece of cake.

4. Learn how to delegate! If you find yourself getting stuck on the minor things you need to get accomplished, learn how to delegate that task to someone else who can help lighten your load. Whether it's an assistant, intern, friend or relative...don't be afraid to ask for help.

5. Like NIKE Just Do It! The hardest part of doing anything is taking the first step. Don't worry about doing it "right"... Just do it. If you make a mistake, you can always go back and re-do it.

Stay positive & motivated,

Amber

______________________________________________________________________________________________________

Looking to SELL or BUY a NJ home in Marlboro, Manalapan, Freehold, Old Bridge, South Amboy or any of the surrounding areas?

Are YOU interested in relocating to central NJ from Hoboken, Jersey City, Edgewater, Staten Island, Brooklyn, Queens or Manhattan?

Find out what a home is REALLY worth first before you BUY or SELL!

Call me directly at 917-723-5645 or email me here.

For additional real estate listings in Monmouth, Middlesex, Ocean counties & beyond, visit my site at www.AmberLovesRealEstate.com.

AMBER NOBLE-GARLAND

Strategic Marketing Expert & Short Sale Specialist
Weichert Realtors
455 Route 9 South
Manalapan, NJ 07726
917-723-5645 - cell
732-536-4400, ext 199 - office

"Your Reliable Resource For NJ Short Sales, Real Estate Listings, Local Info & More"

How I Spent My Holiday Day Weekend Selling Homes in a Beautiful, Commuter-Friendly NJ Waterfront Community!

Tue, 26 May 2009 23:56:53 -0500

Sometimes it PAYS To Do Things Differently...

Memorial Day Weekend was quite busy for me. I spent all of Friday working with buyer clients, most of Saturday doing the same and Sunday (the day before the actual holiday) I decided to hold an open house at one of my listings, located at 57 South Shore Drive in South Amboy in Lighthouse Bay.

Oh sure, there was nothing more tempting than the thought of joining my friends and family who were basking in the sun at the beach, sipping on a cool drink, with the sounds of waves splashing in the background.

Some might call me crazy....actually a few agents in my office did call me crazy...lolol...but I know without a doubt, sacrificing a vacation in a far off land was the right thing to do for my sellers and my business. :)

You see, the community where I held the open house is called Lighthouse Bay. It's a very unique and beautiful resort-like community located in a quaint yet thriving waterfront town called South Amboy in central New Jersey.

LIVING IN LIGHTHOUSE BAY MAKES EVERYDAY FEEL LIKE A VACATION!

Lighthouse Bay is a collection of more than 250 luxury, multi-level townhouses and single family homes ranging in price from $425,000 to $1,695,000 like this beauty located at 29 Lighthouse Drive.

This this attractive home located at 7 Blue Heron Drive is upgraded to perfection!

There's no better time of year to appreciate a resort-like community like Lighthouse Bay and it's newest addition, Harbor Village at Lighthouse Bay, then during a beautiful holiday weekend like Memorial Day weekend.

The sun was shining on Sunday, May 24th, the waterfront was buzzing with people from all over, homeowners entertained relatives & friends at their houses, the private community pool had it's annual grand opening and everything was just perfect! So much so that I had the pleasure of entertaining nine (9) REAL prospective homebuyers at my open house at 57 South Shore Dr.

I was even able to convince a few of the buyers to also take a look at other clients' homes located around the corner at 6 Great Beds Court, also in Lighthouse Bay.

Not to mention, I have had 3 of them come back to the community for second showings Monday and Tuesday for homes like this stunning "Monterey" model victorian located at 18 Spinnaker Drive.

Part of what makes Lighthouse Bay and Harbor Village at Lighthouse Bay so special is the town is that the town of South Amboy is...

Located 5 minutes from both the Garden State Parkway and the NJ Turnpike
Grocery store favorites like Wegmans, Pathmark , Walmart and BJ's Wholesale Club are less than 10 minutes away
Less than 10 minutes from two major malls (Woodbridge Center Mall and Menlo Park Mall)
Less than 15 minutes from the Newark, NJ airport
Less than 14 miles from Staten Island, NY
Only 32 short miles from Manhattan (aka NYC)
Less than 50 minutes from Brooklyn,NY
Only 42 miles from Queens, NY
Private yoga and ZUMBA fitness classes, as well as career networking opportunities are offered exclusively for Lighthouse Bay residents
There is both a NJ Transit train and bus line in the heart of town so commuters adore this place!

PLUS...

There's a public boat slip and ramp to launch your jet skis on the Raritan Bay
Beautiful public access beach and waterfront prime for kayaking or fishing
Lovely sidewalk cafes, restaurants and shops in town
Public schools and private Catholic Schools that are becoming increasingly competitive
Property taxes that are far more reasonable than just about any town in North Jersey

So while it would've been fun to have been a beach bum for a day, I'm glad I traded in my sunblock for an open house sign in GORGEOUS Lighthouse Bay on the South Amboy waterfront. If last Sunday was any indication of the growing demand for the benefits this one-of-a-kind community offers... the best is yet to come!

______________________________________________________________________________________________________

Looking to SELL or BUY a NJ home in South Amboy, Marlboro, Manalapan or any of the surrounding areas?

Are YOU interested in relocating to central NJ from Hoboken, Jersey City, Edgewater, Staten Island, Brooklyn, Queens or Manhattan?

Find out what a home is REALLY worth first before you BUY or SELL!
Call me directly at 917-723-5645 or email me here.
For additional real estate listings in Monmouth, Middlesex, Ocean counties & beyond, visit my site at www.AmberLovesRealEstate.com.

AMBER NOBLE-GARLAND

Strategic Marketing Expert & Short Sale Specialist
Weichert Realtors (Marlboro ~ Manalapan office)
455 Route 9 South
Manalapan, NJ 07726
917-723-5645 - cell
732-536-4400, ext 199 - office

"Your Reliable Resource For NJ Short Sales, Real Estate Listings, Local Info & More"

NEW LISTING! $514,000 - COMMUTERS DREAM HOME - 3-BDS + 3.5-BATH + 2-CAR GARAGE ST. AUGUSTINE MODEL END-UNIT IN "LIGHTHOUSE BAY" WATERFRONT COMMUNITY ~ 6 Great Beds Ct. ~ South Amboy, NJ

Sun, 01 Feb 2009 09:35:21 -0600

Amber Noble-Garland | Weichert Realtors (Marlboro office) | 917-723-5645

6 Great Beds Ct., South Amboy, NJ

A COMMUTERS DREAM! 3-BD + 3.5-BATH + 2-CAR GARAGE ST. AUGUSTINE MODEL END-UNIT ON CUL DE SAC IN "LIGHTHOUSE BAY" WATERFRONT COMMUNITY.

3BR/3.5BA Townhouse

offered at $514,000

Year Built	2003
Sq Footage	2,660
Bedrooms	3
Bathrooms	3 full, 1 partial
Floors	3
Parking	Unspecified
Lot Size	Unspecified
HOA/Maint	$260 per month

DESCRIPTION

A COMMUTERS DREAM! 3-BD + 3.5-BATH + 2-CAR GARAGE ST. AUGUSTINE MODEL END-UNIT ON CUL DE SAC IN "LIGHTHOUSE BAY" WATERFRONT COMMUNITY. Upgrades include NEW granite counters & tile backsplash, 42" maple cabinets, stainless steel appliances, fireplace, cherry wood & ceramic tile flrs, crown & chair molding, high ceilings, full fin bsmnt-style fam room. Community offers pool, prvt yoga classes, beach, parks, jogging path & more. Train & bus 2 blks away. Ferry returns in 09. Only 40 min to NYC. A++!

For more info go to www.AmberLovesRealEstate.com

To view the virtual tour click here: http://www.tourfactory.com/479337

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Walk-in closet	Hardwood floor
Tile floor	Family room	Living room
Dining room	Breakfast nook	Dishwasher
Refrigerator	Stove/Oven	Microwave
Granite countertop	Stainless steel appliances	Basement
Washer	Dryer	Laundry area - inside
Balcony, Deck, or Patio	Swimming pool

COMMUNITY FEATURES

Guest parking

Clubhouse

Playground

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6

Contact info:

Amber Noble-Garland

Weichert Realtors (Marlboro office)

917-723-5645

For sale by agent/broker

Equal Opportunity Housing

Posted: May 27, 2009, 8:44am PDT

JUST LISTED! 7 BLUE HERON DRIVE - SOUTH AMBOY, NJ - $675,000 - COMMUTERS LOVE THIS WATERFRONT COMMUNITYSINGLE FAMILY HOME WITH $100K+ IN UPGRADES!

Sun, 23 Nov 2008 18:03:39 -0600

This Home Is Luxury Waterfront Area Living At Its Best! $675,000 South Amboy Features:

3 bedrooms, 3.5 baths
LIGHTHOUSE BAY is the premiere waterfront community for selective buyers.
STUNNING VICTORIAN HOME only seconds from the beach, boatslip, pool & clubhouse,
Boasts every luxury item imaginable! Over $100,000 in upgrades!
NEW Granite countertops, stainless steel appliances, fireplace, recessed lighting, finished basement
Luxury waterfront area living at it's best!
www.7blueherondrive.com

Remarks:
TWO (2) VERY IMPORTANT SELLING POINTS MAKE THIS HOME THE TOP CHOICE! #1 THIS IS THE ONLY SINGLE FAMILY HOME FOR SALE IN LIGHTHOUSE BAY WITH WITH 3.5 BATH PLUS A FULL FINISHED BASEMENT AND #2 THIS WATERFRONT COMMUNITY HOME FEATURES $100,000+ IN UPGRADES. WOOD FLOORS, GRANITE COUNTERS, 42" MAPLE CABINETS, STAINLESS STEEL APPLIANCES, RECESS LIGHTING, FIREPLACE, HIGH CEILINGS. BEACH, BOATSLIP, POOL, JOGGING PATH. 40 MINS TO NYC. TRAIN/BUS 1-BLK AWAY. LIVING HERE MAKES EVERYDAY FEEL LIKE A VACATION! Checkout www.AmberLovesRealEstate.com
Amber Noble-Garland
Multi-Million Dollar Producer 917.723.5645 View My Website View My Other Listings


Weichert, Realtors (Marlboro office) 455 Route 9 South
Manalapan, NJ 07726 732.536.4400

©2007Properties Online, LLC, Patent No. US 6,760,707. The above information including square footage is based on data received from the seller and/or from public sources. This information is deemed reliable but has not been independently verified and cannot be guaranteed. Prospective buyers are advised to verify information to their own satisfaction prior to purchase.

SHORT SALES 101: The Five "P's" Everyone Needs To Practice When Dealing With Short Sales (May 2009 edition)

Mon, 11 May 2009 01:31:59 -0500

SHORT SALES 101: The Five "P's" Everyone Needs To Practice When Dealing With Short Sales

"RUMOR vs. REALITY CHECK"

Real Solutions To Help NJ Homeowners Avoid Foreclosure

(May 2009 edition)

1. PREPARE: Make sure you mentally and emotionally PREPARE yourself for the level of transparency that will be required in order to complete a short sale. This means ultimately you'll be required to share details with your Realtor, your attorney, your CPA and the bank about why you are unable to pay your mortgage. Depending upon your specific circumstances this could include job loss, medical problems or any number of issues. You have NOTHING to be ashamed about!

2. PLAN OF ACTION: As a Realtor who is experienced with short sales in NJ, I can tell you that proper PLANNING is a huge part of successfully executing a short sale. The Realtor you choose to handle your short sale listing needs to have a real MARKETING PLAN to get your home exposed to buyers, as well as a real STRATEGIC PLAN to effectively deal with your mortgage lender/bank. If you are a seller who is experiencing financial trouble, and are considering listing your home with a Realtor as a short sale, please do yourself a favor..research the Realtor before you choose one.

3. PERFECT HONESTY: The only way your short sale Realtor can help you is if you are PERFECTLY HONEST with them about the obvious things about your financial status, as well as the not-so obvious. If you know of additional liens that are currently levied against your home, it's very important that tell your agent in the very beginning.

4. PATIENCE: Short sales typically take a bit longer than most traditional home sales. In order for the buyer, seller and the agents to get what they all ultimately desire (a closed transaction), everyone is going to have to commit upfront to remain PATIENT during the process.

5. POSITIVE ATTITUDE: In addition to being PATIENT, everyone involved in a short sale transaction needs to keep a POSITIVE ATTITUDE. This means the seller of the short sale home and their Realtor needs to support each other as they navigate through this tough process. The buyer's agent needs to regularly check-in on the short sale buyer to make sure they keep a POSITIVE ATTITUDE while everyone waits for the bank to render a decision about approving the short sale. Being pesimistic and negative will only get you frustrated. Keep a POSITIVE ATTITUDE throughout the short sale process, and you will likely wind up with a positive outcome!

______________________________________________________________________________________________________

Looking to SELL or BUY a NJ home in Marlboro, Manalapan, Freehold or any of the surrounding areas?

Find out what a home is REALLY worth first before you BUY or SELL!
Call me directly at 917-723-5645 or email me here.
For additional Marlboro, NJ short sale optionsand other real estate listings in Monmouth, Middlesex, Ocean counties & beyond, visit my site at www.AmberLovesRealEstate.com.

AMBER NOBLE-GARLAND

Strategic Marketing Expert & Short Sale Specialist
Weichert Realtors (Marlboro ~ Manalapan office)
455 Route 9 South
Manalapan, NJ 07726
917-723-5645 - cell
732-536-4400, ext 199 - office

"Your Reliable Resource For NJ Short Sales, Real Estate Listings, Local Info & More"

JUST SOLD! SHORT SALE 859 Mariposa Ct. in Morganville, NJ - Marlboro Township's "Point de Jardin" Community

Mon, 11 May 2009 00:34:23 -0500

JUST SOLD! **SHORT SALE**859 Mariposa Ct. in Morganville, NJ - Marlboro Township's "Point de Jardin"

This 3-bedroom + 2.5 bath townhome was listed at $290,000 and sold for $280,000.

**NOTE** This home actually closed on 4/13/2009, and it sold for $12,000 more than a different home (that was the exact same model) sold for less than 3 months prior.

The former homeowners/sellers for this home had experienced a legitimate hardship, and were searching for a Realtor in Marlboro specializing in short sales. They researched me online at my main site, as well as my blog here on ActiveRain.com before inviting to their home to discuss the sale of their home.

They had already done the necessary due diligence, by discussing loan modification optionswith their mortgage lender. As much as they wanted to continue to stay in their home, it became apparent to everyone involved that by excercising a successful short sale, they'd be afforded an opportunity to regroup and start over in the near future.

The community this townhome is located in is "Point de Jardin"in the Morganville section of Marlboro Township in New Jersey.

Towhomes in this particular development don't stay on the market very long for the following reasons:

1. The entire community offers (which is equip with an outdoor pool and gorgeous landscaped grounds) is affordably priced 3-bedroom + 2.5 bath units only (no 2-bedroom units) ranging from the upper $200K's to the mid $300K's.

2. Point de Jardin is located in Marlboro Township NJ, a highly sought after area in central NJ known for having top-ranked schools. Details about before & after care are available here.

3. NYC commuter Park-N-Ride lots and public transportation via NJ Transitare conveniently located on Route 9 mere minutes from the entrance of Point de Jardin.

The interest in this home was strong from the first day I listed it.

However, selling it wasn't a cinch for a variety of reasons. Namely, the home was listed as a "short sale" and that alone scared a few buyers who clearly were misinformed about the HUGE opportunity buying a short sale presents.

In general, buyers who are scared of purchasing short sale homes are usually apprehensive, because of stories they may have heard from friends or even certain Realtors who have not been successful with these types of distressed properties.

After 2 short months on the market, 2 price reductions and 45+ showings, we finally received 2 written offers from buyers. I reviewed the offers with the sellers, and they chose the one that whose overall terms were most appealing.

I was able to get a FULL SHORT SALE APPROVAL for the first offer on this short sale listing within 3 weeks of turning in all the appropriate paperwork. Anyone who is really familiar with how short sales work can attest that an approval in 3 weeks is a very fast turnaround! Unfortunately, the buyer was represented by an agent who was admittedly clueless when it came to short sales, and shortly after we received bank approval the buyer's attorney backed them out of the deal.

When I broke the news to the sellers they were initially nervous. Foreclosure was the last thing in the world they wanted. I encouraged them to stay positive, and reassured them that I would get their home SOLD! Sure enough...we had a breakthrough...We canceled the deal with the "flighty" buyer, did one final small price reduction and voila! 4 additional written offers poured in. The sellers chose to accept a buyer who was represented by agent whom I felt confident would do what was necessary to keep her client patient and focused, while we waiting for the seller's mortgage lender to approve this new contract. Within 10 business days I had a new approval from the lender, and 14 days later the home SOLD successfully! The sellers were happy, the buyers were thrilled and myself & the other agent felt relieved. The #1 key to success with short sales is being PREPARED for anything!

Short sales in stable and well-established condo/townhouse communities such as Point de Jardin in Marlboro, NJ don't necessarily come along everyday. So when one does come along, the majority of buyers clamor for a chance to purchase in this development, because they know they will very likely get a good deal. In this case it gets very competitive amongst buyers and buyer's agents. If you see a good short sale deal in this type of community don't let it pass you by!

______________________________________________________________________________________________________

Looking to SELL or BUY a NJ home in Marlboro, Manalapan, Freehold or any of the surrounding areas?

Find out what a home is REALLY worth first before you BUY or SELL!
Call me directly at 917-723-5645 or email me here.
For additional Marlboro, NJ short sale optionsand other real estate listings in Monmouth, Middlesex, Ocean counties & beyond, visit my site at www.AmberLovesRealEstate.com.

AMBER NOBLE-GARLAND

Strategic Marketing Expert & Short Sale Specialist
Weichert Realtors (Marlboro ~ Manalapan office)
455 Route 9 South
Manalapan, NJ 07726
917-723-5645 - cell
732-536-4400, ext 199 - office

"Your Reliable Resource For NJ Short Sales, Real Estate Listings, Local Info & More"

NEW LISTING! $340,000 ...... 3-bedroom + 2.5 bath "Crestmont" end-unit ~ 181 Brookfield Drive ~ Jackson, NJ 08527

Tue, 17 Mar 2009 00:09:06 -0500

Amber Noble-Garland | Weichert Realtors (Marlboro office) | 917-723-5645

181 Brookfield Dr., Jackson, NJ

GORGEOUS & SUPER CLEAN 3-BD + 2.5 BATH "CRESTMONT" MODEL END UNIT OFFERS A HUGE FULL BASEMENT, PLUS A GARAGE & DOUBLE-WIDE DRIVEAWY!

3BR/2.5BA Townhouse

offered at $340,000

Year Built	2005
Sq Footage	2,015
Bedrooms	3
Bathrooms	2 full, 1 partial
Floors	Unspecified
Parking	Unspecified
Lot Size	13,068 sqft
HOA/Maint	$157 per month

DESCRIPTION

THIS GORGEOUS & SUPER CLEAN 3-BD + 2.5 BATH "CRESTMONT" MODEL END UNIT OFFERS A HUGE FULL BASEMENT, PLUS A GARAGE & DOUBLE-WIDE DRIVEAWY! Upgrades include high 9 ft. ceilings throughout 1st floor, crown molding, recessed lighting, 42" maple cabinets, dramatic 2-story family room featuring marble-encased gas fireplace, 10x12 virtually maintenance-free TREX deck, 2 additional large bedrooms and laundry room conveniently located on the 2nd floor. Community offers a pool, tennis courts & tot lot. TRULY A MUST SEE HOME!

Go to www.AmberLovesRealEstate.com for more details!

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Walk-in closet	Tile floor
Family room	Living room	Dining room
Breakfast nook	Dishwasher	Refrigerator
Stove/Oven	Microwave	Stainless steel appliances
Attic	Basement	Washer
Dryer	Laundry area - inside	Balcony, Deck, or Patio

COMMUNITY FEATURES

Garage parking	Swimming pool(s)	Tennis court(s)
Playground

ADDITIONAL PHOTOS

Double-wide driveway	Large living room
Elegant dining room	Roomy kitchen
2-story family room	Spacious master bedroom s

Contact info:

Amber Noble-Garland

Weichert Realtors (Marlboro office)

917-723-5645

For sale by agent/broker

Equal Opportunity Housing

Posted: Mar 16, 2009, 9:43pm PDT

ASK AMBER ~ $8000 Tax Credit...Do I Qualify For It? Is The $8000 Tax Credit Only For First-Time Home Buyers? Will We Have To Repay the $8000 to the Government?

Sat, 21 Feb 2009 17:37:12 -0600

I imagine that the new $8000 tax credit is on the tip of most people's tongues these days...at least I know it is in my corner of the world. Whether you agree with the basis of the $8000 tax credit or not, there's no denying that millions Americans are looking for a reprieve or any sign of "light at the end of the tunnel."

Below is a collection of a 5 different questions I've received over the past couple of weeks from buyers, sellers, family members and former colleagues who are considering home ownership. The people asking the questions might be different, but it seems like everyone is curious about the same thing. Questions #1, #4 and #5 seem to be the ones I keep getting the most.

I've too have asked a bunch of questions and enslisted assistance from two reliable CPAs (certified public accountants) I've known for years. See the Q&A below.

1. Q: I'm hearing conflicting information about this tax credit bill President Obama signed. Is the $8000 tax credit for "first-time home buyers only" or all buyers? I am so confused about how this thing works!

AMBER: The $8000 credit included in the final version of the economic recovery/stimulus plan is for first-time home buyers. By definition (for the purpose of this government plan) a "first-time home buyer" is someone who has not owned a principal residence for 3 years before prior to buying a different house.

2. Q: We are thinking about continuing to live with our in-laws in Marlboro until the baby arrives. We bought a modest vacation condo down the shore last year in the Spring before we met you. Will that count as our $8000 tax credit? What if we decide to still purchase a primary residence before the end of 2009, can we still be eligible for the $8000 credit?

AMBER: No, if you've owned a "vacation home" but not a principal residence within the past 3 years, you would still qualify for the $8000 tax credit, and would be eligible to receive it as long as you purchase a "primary residence" within that 2009 timeframe. To be sure, double check with your accountant.

3. Q: We have friends in Freehold who bought their first home in July of 2008. They said if we buy in 2009 we'll have to pay back the tax credit just like they will. Is that true?

AMBER: If your friends are entitled to a $7500 tax credit and they purchased in 2008, the money they will receive will likely have to be repaid over time. However, if you buy a home between January 1, 2009 through December 1, 2009, you shouldn't have repay the $8000 credit.

4. Q: We heard the $8000 tax credit is for low income families only. We make a little over $100,000 in combined income. Does that fall within the financial requirements?

AMBER: The $8000 tax credit comes with income limitations, but it's not for low-income families only. Married couples must have a modified adjusted gross income (better know as AGI) of no more than $150,000 and $75,000 per year is the cap for single people in order to qualify for the full credit. There is a possibility that any first-home buyers earning more than $150,000 may qualify for a reduced tax credit, but this hasn't be fully determined or approved yet.

5. Q: What happens if we buy a home in 2009, but for some reason we have to sell it within the next 2 years?

AMBER: In order to receive the $8000 tax credit and not have to pay it back to the government, you cannot sell the home in a time period any less than 3 full years from the date that title/deed was actually transferred into your name. If you do sell in less than 3 years you will very likely have to pay the $8000 back to the US government. They might make an exception for justifiable and unforeseen circumstances such as death, armed forces deployment or death, but that is not a guarantee.

NOTE**I encourage anyone who has additional questions about tax credits or anything related to the IRS, to check with their own licensed CPA and go to www.IRS.gov for the most comprehensive and up-to-date professional advice.**

Information courtesy of:

AMBER NOBLE-GARLAND
Weichert, Realtors (Marlboro ~ Manalapan office)
455 Route 9 South
Manalapan, NJ 07726
917-723-5645 - cell
732-536-4400, ext 199 - office

www.AmberLovesRealEstate.com

www.AmberNobleSellsHomes.com

"Your Reliable Resource For Monmouth & Middlesex County Real Estate, Local Info & More"

Valuable Insight On Real Estate Appraisals For Home Buyers, Sellers and Realtors!

Tue, 03 Mar 2009 02:04:51 -0600

A few days ago I met a real estate appraiser named Rosalyn at one of the Monmouth County NJ homes I have listed. Within less than 2 months of being on the market, this home had 3 offers to purchase and was now under contract...Yay!

Rosalyn the appraiser was very focused on what she needed to observe as it pertains to the home. Once she was finished, she was willing to indulge my curiosity as whether or not the changing real estate market has affected the appraisal process.

Being the sponge that I am, I looked at this as a great opportunity to "pick her brain" and ask a few questions that might be helpful to my clients. I chose the 5 questions below, because they often lead to spirited debates between myself and other Realtors, as well as first-time buyers or home owners who are in the process of selling.

Thanks to Rosalyn for sharing her expertise!

1. The square footage of a home also includes the total square footage of the basement.

FALSE: According to Rosalyn, a home's true square footage only includes the actual living space. If an area is a below grade basement (meaning underground and not a walkout), then that basement is NOT considered actual living space, and should NOT be calculated as part of a home's square footage. She said in NJ and in many states it is acceptable to measure the actual square footage of the basement and note that separately as additional square footage but NOT as living space.

2. A home's appraisal value should be equal to or greater than the home's tax records assessed value.

FALSE: Although many cities and towns across America are reconfiguring their tax rate calculation formulas to reflect current real estate market values, there are thousands of cities who have not. Therefore, you cannot always expect a home's appraised value to be equal to or exceed the "tax assessment value."

3. If you're selling your home, you are entitled to receive a copy of the appraisal the buyer's mortgage lender ordered.

FALSE: Neither the buyer or their mortgage lender are required to share the appraisal information with you. The appraiser is not allowed to share their evaluation results with you either.

4. If you give your home an extra good cleaning and de-clutter, your home will appraise for more money.

FALSE: According to Rosalyn, appraisers do not base their evaluations on how "neat & tidy" your home is. The things that will likely have the greatest impact on what they assess your home's value at will be size, condition, upgrades, location, view (ocean, beach, etc) closeness to amenities (pool, golf course, etc) and/or facilities (bus, ferry, train, etc) and recent sales of comparable homes.

5. If you add certain upgrades to your home you will get a dollar-for-dollar return on your investment when you sell the home.

FALSE: Many appraisers will agree that updating things like a kitchen or bathroom or finishing a basement can definitely be a positive step toward increasing a home's value. However, despite how wonderful the upgrades may be they won't necessarily increase the value of your home to the extent where you'll get a 100% percent return on the money you spent. Here's a great article from the NAR (National Association of Realtors) that explains "cost vs. value" in greater detail.

Information courtesy of:

AMBER NOBLE-GARLAND

Waterfront Homes Expert & Short Sale Specialist
Weichert, Realtors

455 Route 9 South
Manalapan, NJ 07726
917-723-5645 - cell
732-536-4400, ext 199 - office

www.AmberLovesRealEstate.com

"Your Reliable Resource For NJ Real Estate, Local Info & More"

ASK AMBER ~ How Do I Avoid Foreclosure? What Is A Short Sale? Can I Save My Credit?

Thu, 15 Jan 2009 12:41:01 -0600

Lately I've been cleaning out my email inbox and combing through old notebooks. I use these notebooks to jot down bullet points from countless conversations and exchanges I've had with people about a myriad of real estate topics. This exercise got me thinking...there's a wealth of valuable information that could be shared to help other people who have similar questions.

So I asked a number of my clients if they mind me sharing with others who might also be in need of help, and they agreed.

Going forward, I will regularly share detailed excerpts or brief tidbits from these exchanges in a NEW series called...

"ASK AMBER"

NOTE: I am NO "Dear Abby" but I'll give it my best shot. :)

*Please note that certain details and names have been changed to protect the privacy of the individuals*

Below is an actual email I received from a homeowner facing mounting economic challenges, and is looking for answers.

Dear Amber,

I was referred to you by my friend Tony. I know you've tried to reach me a few times over the phone, but I work crazy hours on my job so it is easier to reach me on my email.

I live in Manalapan with my kids and my wife. We purchased a townhouse in 2006 with almost no money down. Right now we're in the process of separating. Most likely we will be getting a divorce. I gave you this background info to lead me to the real reason for writing you which is we need help fast.

My wife lost her job last year so we fell behind on our mortgage. We are now 8 months behind in our mortgage payments. I just thank God that they haven't foreclosed on us yet or else we'd have no place ot go. We have two children (ages 2 and 13). The oldest in a private school we just had to take her out of because we can't afford it. I've worked on my full time job for 7 yrs. To make ends meet I now have a second job too.

A guy on my job said I could do a short sale but I don't really understand what that means. He made it seem like anybody who is backed up in their mortgage payments could just call their loan company and tell them they want a short sale. I want to avoid foreclosure if I can. My wife is mostly worried about what the neighbors on our block will think but I could care less what they think. My main concern is making sure my wife and kids have a roof over their head. I would also like to save my credit if possible as well so I can get a fresh start.

Is there any help you can give us to figure this mess out?

Sincerely,

S.D.

DEAR S.D:

I am sorry to hear you & your wife are having such tough time. You have nothing to be ashamed of. Trust me, millions of Americans are dealing with the very same issue.

Since it's hard for us to connect via phone, I will explain "SHORT SALES" in this email to you as easy as possible.

In real estate, a "SHORT SALE" is a pre-foreclosure sale that happens when the outstanding loan against a property is greater than the current market value of the property itself. A short sale is a solution for homeowners who are behind on their mortgage and cannot afford to pay. Usually they want to be able to walk away from the property without blemishing their credit to the same extent that a foreclosure or bankruptcy declaration would. Not all banks will allow a "SHORT SALE," but in these challenging economic times most will.

These are the basics of how it works...

Let's pretend a homeowner is behind in their mortgage payments a few months is facing foreclosure. Now the letters from the bank or mortgage company demanding payment begin. The homeowners owe a mortgage of $345,000 but let's say the house in today's market is only worth $320,000. In order to get out of this home there additional costs that need to be paid to cover real estate transfer taxes, marketing fees, etc.

The homeowner should first call their mortgage lender to explain the situation. They need to make sure they get they write down the date, time and name of the person they spoke to. The homeowner will also have to fill out a "financial package" provided by the lender. This package typically includes paperwork that needs to complete and must be accompanied by a letter explaining a legitimate financial hardship, a year or two worth of tax returns, multiple bank statements, an authorization letter to allow the Realtor whom they eventually choose to discuss their business matters with the lender and whatever other documentation they require. The lender will indicate exactly what items need.

In my experience with short sales, the lenders almost always tell the homeowner that they cannot tell them if the short sale will be 100% approved or not until someone actually writes an offer to purchase the home, and submits additional documents.

The next step is for the homeowner to do what you just did; ask a friend, family member or neighbor for a referral to a good Realtor (who knows how to handle SHORT SALES). Or they could go to the Internet to www.google.com and type in the words "MANALAPAN NJ SHORT SALE REALTOR."

The listing agent (SHORT SALE REALTOR) whom is interviewed by the homeowner would give a presentation to show exactly how they would market the home. The listing paperwork would be filled out, the would be listed for sale, exposed to millions of buyers with aggressive marketing and eventually a qualified buyer would make an offer to purchase the home.

Let's say the buyer and seller negotiate back/forth, then settle on a written offer of $315,000. The listing agent would then present that written ofer to purchase to the mortgage lender's "mitgation" dept. The offer would then be circulated through a variety of departments within the lending institution, and IF accepted by the lender as an acceptable offer to purchase, the contract will be considered full payment for the loan by the lender. This is a "SHORT SALE."

That's only the beginning though, as there are additional steps that must be completed in order for the home to actually go to settlement and close. The good part is that by selecting a Realtor who is trained to do short sales and has experience with this kind of real estate transaction, you can focus on your family while the agent handles all the details of getting your home sold.

I would be happy to meet with you in person to give you a complimentary home value analysis to show you what your home is really worth in today's market. I'll also go over remaining details about how a "SHORT SALE" works.

I am available to meet with you Wed, Thurs, Fri, Sat or Sun of this week between 2pm-8pm. Which day/time works best for you & your wife?

Many thanks,

Amber

Weichert, Realtors (Marlboro office)

455 Route 9 South

Manalapan, NJ 07726

917-723-5645 - cell

732-536-4400, ext 199 - office

www.AmberLovesRealEstate.com

SHORT SALES 101: RUMOR vs. REALITY CHECK ~ (MARCH 2009 edition)

Tue, 03 Mar 2009 02:39:04 -0600

SHORT SALE 101:

"RUMOR vs. REALITY CHECK"

Solutions To Help NJ Homeowners Avoid Foreclosure

(March 2009 edition)

RUMOR: Let's say a financially distressed homeowner owes a mortgage lender/bank a certain amount of money for a mortgage note, and the bank agrees to allow a SHORT SALE. This means the seller should purposely list their home at a high price since the bank will accept an offer from a buyer for 10%-20% less than what the sellers actually owe the bank, right?

REALITY CHECK: NO. This is NOT necessarily true! Many lenders understand the general public has "caught wind" to what a SHORT SALE home actually is, and because of that, the rules of engagement are changing. Every mortgage lender is different and is governed by various rules when it comes to what price is acceptable vs. unacceptable. Now don't get me wrong; often times mortgage lenders are willing to "bend" a bit and accept a less than attractive offer from a buyer for a SHORT SALE home. However, I have had lenders tell me directly "we will let certain homes go to FORECLOSURE before we will just give it away for almost no money in a SHORT SALE."

They didn't make that statement based on principle, but rather on mathematics. If a home is listed on the market for sale, and it doesn't yield contract offers high enough to cover the mortgage + the fees to sell the home + any delinquent utilities + delinquent home owners association fees (if applicable), the lender may feel it could be less costly to allow it to be FORECLOSED on. Lenders are often willing to negotiate when it comes to what "sale price" they eventually accept for a SHORT SALE, but a 10%-20% discount to a potential buyer is often NOT accurate when the SHORT SALE home is: #1 priced appropriately for the current market and #2 the home shows well.

SOLUTION = If you're a homeowner who is financially challenged and it seems like you can't figure things out on your own, make sure you speak to your mortgage lender immediately. Be honest with them about your circumstances, and ask them for all possible solutions to help improve your situation. If they don't offer you any favorable options, then ask them about their specific steps to get you consideration for a SHORT SALE.

After doing your research with them, interview and select a Realtor who understands how the SHORT SALE process works. Be certain the Realtor is upfront with you about where the current prices of homes comparable to yours are. This way you will have realistic expectations about what to expect, and you can price your home appropriately based on current market conditions. By following these suggestions, you'll be one step closer to attracting a buyer that will write a contract to purchase your home, and even closer to getting your mortgage lender to say SHORT SALE APPROVED!

Here's last month's edition (February) of Short Sales 101: Rumor vs. Reality Check

Look at this GREAT 3-bedroom + 2.5 bath "BANK APPROVED SHORT SALE" townhouse for sale in Marlboro Township's Point de Jardin community

Luxury homes like this in Manalapan can also offer short sale opportunities

Information courtesy of:

AMBER NOBLE-GARLAND

Short Sale Specialist
Weichert Realtors (Marlboro ~ Manalapan office)
455 Route 9 South
Manalapan, NJ 07726
917-723-5645 - cell
732-536-4400, ext 199 - office

www.AmberLovesRealEstate.com

"Your Reliable Resource For NJ Real Estate, Local Info & More"

DID YOU KNOW? ~ FREE Seminar on "How To Appeal Your Property Tax Assessment" Being Held in Manalapan, NJ (NEW DATE - March 9, 2009)

Thu, 19 Feb 2009 03:42:33 -0600

UPDATE: Due to the heavy snow NJ experienced, this FREE seminar was canceled for March 2nd. The NEW date is Monday, March 9, 2009, 6:45pm-8:30pm at the same location.

Monday, March 2, 6:45pm - 8:30pm, the Freehold Township Democratic Club presents a FREE seminar on how to appeal your property tax assessment.

The seminar will be held at the Monmouth County Library, Headquarters, 125 Symmes Road, Manalapan, NJ 07726.

The speaker will be Beverly Bova-Scarano, Former Commissioner of the Monmouth County Board of Taxation, Past President NJ Association of County Tax Board Commissioners & Administrators, and Licensed Residential Real Estate Appraiser, State of NJ.

*This event is free and open to the public! Light refreshments will be served*

Topics to be covered include:

How to avoid common mistakes
Understanding property assessment appeals
Just how many comparables do you really need?
What to expect at the property assessment appeal hearing . . . if it goes that far

RSVP's are appreciated but not necessary. Please RSVP by calling 732-616-8855 or emailing vegand@verizon.net.

*Please park in the side lot, off Alexandria Drive*

The Freehold Township Democratic Club was re-established in 2005 by residents who want to ensure positive and balanced growth for our community.

Information courtesy of:

AMBER NOBLE-GARLAND
Weichert, Realtors
455 Route 9 South
Manalapan, NJ 07726
917-723-5645 - cell
732-536-4400, ext 199 - office

www.AmberLovesRealEstate.com

www.AmberNobleSellsHomes.com

"Your Reliable Resource For Manalapan Real Estate, Local Info & More"

YOUR Marlboro, Manalapan, Freehold Real Estate, Local Info & More Blog! by AMBER NOBLE-GARLAND

*NEW FOR RENT LISTING!* $575 p/month + utilities* CLEAN & PRIVATE 1-BEDROOM APARTMENT (6257 N. 5th St. - Oak Lane section of Philadelphia, PA)

*JUST SOLD! for $238,000* LOVELY SPLIT LEVEL WITH BRAND NEW KITCHEN & BIG BACKYARD* 416 TULPEHOCKEN AVE., ELKINS PARK, PA

DID YOU KNOW? US Home Sales Are On The Rise Again and NEW JERSEY HOME SALES SKYROCKETED in June!

MONDAY MOTIVATION ~ Would YOU Like To Be The Early Bird? Here's How YOU Make Time To Get YOUR Worm!

How I Spent My Holiday Day Weekend Selling Homes in a Beautiful, Commuter-Friendly NJ Waterfront Community!

NEW LISTING! $514,000 - COMMUTERS DREAM HOME - 3-BDS + 3.5-BATH + 2-CAR GARAGE ST. AUGUSTINE MODEL END-UNIT IN "LIGHTHOUSE BAY" WATERFRONT COMMUNITY ~ 6 Great Beds Ct. ~ South Amboy, NJ

JUST LISTED! 7 BLUE HERON DRIVE - SOUTH AMBOY, NJ - $675,000 - COMMUTERS LOVE THIS WATERFRONT COMMUNITYSINGLE FAMILY HOME WITH $100K+ IN UPGRADES!

SHORT SALES 101: The Five "P's" Everyone Needs To Practice When Dealing With Short Sales (May 2009 edition)

JUST SOLD! **SHORT SALE** 859 Mariposa Ct. in Morganville, NJ - Marlboro Township's "Point de Jardin" Community

NEW LISTING! $340,000 ...... 3-bedroom + 2.5 bath "Crestmont" end-unit ~ 181 Brookfield Drive ~ Jackson, NJ 08527

ASK AMBER ~ $8000 Tax Credit...Do I Qualify For It? Is The $8000 Tax Credit Only For First-Time Home Buyers? Will We Have To Repay the $8000 to the Government?

Valuable Insight On Real Estate Appraisals For Home Buyers, Sellers and Realtors!

ASK AMBER ~ How Do I Avoid Foreclosure? What Is A Short Sale? Can I Save My Credit?

SHORT SALES 101: RUMOR vs. REALITY CHECK ~ (MARCH 2009 edition)

DID YOU KNOW? ~ FREE Seminar on "How To Appeal Your Property Tax Assessment" Being Held in Manalapan, NJ (NEW DATE - March 9, 2009)

NEW FOR RENT LISTING! $575 p/month + utilities* CLEAN & PRIVATE 1-BEDROOM APARTMENT (6257 N. 5th St. - Oak Lane section of Philadelphia, PA)

JUST SOLD! for $238,000 LOVELY SPLIT LEVEL WITH BRAND NEW KITCHEN & BIG BACKYARD* 416 TULPEHOCKEN AVE., ELKINS PARK, PA

JUST SOLD! SHORT SALE 859 Mariposa Ct. in Morganville, NJ - Marlboro Township's "Point de Jardin" Community