Movieola Frozen

The City of Orlando is kicking off the 2015 MOVIEOLA sequence pretty strong with…Disney’s FROZEN!  MOVIEOLA is a free movie in Downtown Orlando at Lake Eola that takes place on the last Friday of each month from April through August and their movie selection is always awesome.   It gets crowded so get there as early as you can, bring picnic blankets or chairs and don’t forget your family because all of these movies are very family friendly.

For a complete list of this summer’s movies, visit

Last weekend I attended the Lake Eola Heights Historic Garden tour.  I love historic homes and gardens, so it was a perfect fit for me.  It was pretty warm out, but I guess you can’t have a garden tour in the fall!

I was able to sponsor the event so it was nice to see such a great turnout!  The brick lined streets in Lake Eola Heights were filled with people walking the tour.  We got some great shots of the event, so I thought I’d share them here.  Enjoy!

Want to live in Lake Eola Heights or learn more about the area?  Search Lake Eola Heights homes for sale at our site

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Tomorrow is Third Thursday, get out and see what Downtown Orlando has to offer!  With it being a mix of art, food, technology talk and networking you are bound to find something to pique your interest.

Gallery Hop: Hosted by the Downtown Arts District features numerous galleries and non-traditional art venues that spotlight the best of established and emerging Orlando-based artists in tandem with nationally and internationally acclaimed artists. When and Where: 6-9pm at various locations, see map

Taste of Church Street: This culinary experience offers food and beverage specials, local art and entertainment in the heart of the Church Street District. When and Where: 5-10pm at Church St. District

Tech Meetup: The Orlando Tech Meetup offers tech enthusiasts and entrepreneurs the chance to socialize and hear five different technology groups present live product demos. Where: 7-9pm at Effin Amazing

Networking: Hosted by the Downtown Orlando Partnership, these professional networking events allow attendees to experience one of downtown’s fine establishments while making great local business connections. When and Where: 5:30-7pm at Extract Juice Bar

It’s April and you know that means?  It means it is time for Orlando’s Spring Fiesta in the Park!  This weekend join in and be one of the 150,000 people that are estimated to be in attendance! Spend the weekend walking around Lake Eola, shopping some truly unique art and crafts and eating and drinking from some amazing food vendors!

The Fall and Spring Fiesta in the Park have become some of Downtown Orlando’s most popular events, held annually, they attract attendees and vendors from all over the United States.  And it is easy to see why, you mix great art and crafts with food and some of the best weather you can ask for and you are bound to be a success!  This is a family and pet friendly event, there is something for everyone so wear comfortable shoes, bring a picnic blanket and stay a while!


Please come join us Sunday, April 19th  for ‘The Private Gardens of Historic Orlando featuring Lake Eola Heights’ tour. The event is held by Lake Eola Heights Garden Committee and features a number of local sponsors, including us, the ThinkLiveBe Property Team!   We are so pleased to be a sponsor and cannot wait to spend the day strolling through the gardens of one of Downtown Orlando’s most historic neighborhoods.  This is a self guided tour where you are invited into the gardens of a number of residences and you’ll have an opportunity to speak with the garden care takers and in some gardens you will even be serenaded by local musicians as you take in these lovely surroundings.  We cannot think of a more special way to spend the day!

Tickets are available at Handy Pantry Grocery, aka ‘Garden Central’.  They are $15 in advance or $20 on the day of.   You can also purchase them online, here.

The tour starts at ‘Garden Central’ at noon and goes until 5pm, but remember it is self guided.  There will be complimentary Gem Cars available to take you to and from the homes.

We are still experiencing multiple offers in the Orlando real estate market.   There is still a lack of inventory in the Downtown Orlando real estate market specifically (good condition and well priced inventory that is!).  In times like these, I often hear buyers say “I don’t want to get into a bidding war”.  This sort of baffles me.   Wouldn’t you want to at least try to secure a contract on a house that you like and fits your needs?  It’s not really a bidding war if you’re not in an auction where you can “one up” the other person.3 steps

In a real estate transaction, when there is a multiple offer situation you aren’t really bidding on the home.  You simply make a solid offer and you either have the best offer for that particular seller or you don’t.   In these situations, you just need to make your highest and best offer so you know you gave it your best shot.   But if the seller decides to go with another buyer, well you just move on to the next option.  Keep your emotions in check; it is not your “home” until you have the keys.

So let’s walk through the steps of making an offer on a property that has multiple offers.

  1. Evaluate the market in the area to determine a fair value for the home
    1. It is important that you have a skilled agent that can help you understand if the home is over value or in some situations under value. If a home is priced right and there are multiple offers, there is a very high likelihood that the property will sell for over asking price.
    2. Ask yourself if you’re willing to pay fair market value for this home. As long as there are comparable homes to support that price, you’re not “overpaying”.  Many people have a fear of overpaying, but if 10 other buyers are willing to offer at or above asking price than the “fair market value” is actually greater than the asking price!
  2. Make a clean offer
    1. Again you need a skilled agent to assist you with this, but basically you want an offer with few contingencies and little to no concessions.
    2. A great offer contains no concessions or has factored those into the price.
      1. If you need closing cost assistance than consider this as you decide on a sales price.  You may have to offer a higher price and wrap the closing costs into the offer price.
      2. Keep in mind the home still has to appraise if you are using a loan; so you can offer more but if it doesn’t appraise you will have re-negotiate with the seller and they may not be willing or able to contribute to your closing costs at that time.
    3. Have a quick inspection period and closing date. “Quick” is typically 7-10 days for inspections and a 30 day closing.  For a cash transaction you can close in about two weeks.
    4. Put down a reasonable escrow deposit.
      1. The escrow deposit is a good faith deposit on the house. It is negotiable as all of the offer terms are, but make sure it represents how serious you are.  As a cash buyer you can expect to put down a much greater escrow deposit.
  3. Get pre-approved if you are only pre-qualified for a loan and present that letter with your offer.  Or if you are paying cash have a Proof of Funds presented with the offer.
    1. Pre-qualification means the lender has checked your credit and asked you some questions. A pre-approval means they have verified your income and assets.
    2. As a seller wouldn’t you want to know that everything has been confirmed?
    3. To go one step further, you could get a loan approval.  There are lenders that can provide a commitment contingent upon the property appraisal.  This says to the seller that you are serious about purchasing a home and that the lender has fully approved you as a buyer.  *this means less contingencies that the seller has to worry about*

No matter what price range or market you are in, there are sometimes multiple offer situations.  The best thing to do is take the emotions out of the equation.  Determine the best possible offer that you feel comfortable with and make that offer.   Someone else may offer more, but there’s no way to know what someone else is going to offer.  With a great agent on your side, you’ll have a strong offer and be in contention on these difficult deals.

Thinking of Buying a home in Downtown Orlando?  We think you should love where you live.  Get started today by calling us at 407-494-2820 or visit 


This year is the 61st Annual Easter Egg Hunt in Winter Park.  The city hides 10,000 eggs throughout Central Park, children up to age 10 are welcome to join, everyone else can join in on the laughs!  The hunt begins at 10:00am but get there a little early to get a good spot as there will be lots of competition…but don’t worry, its very friendly competition! And its okay to come up empty handed because there are plenty of treats to be had at the treat table.


Where:  Central Park in Winter Park

When:  Saturday April 4th at 10:00 am


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