All Blog Entries by Jay Seville

There are currently 127 blog entries published by Jay Seville.

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Wilmington nc and carolina beach real estate taxes


One of the most common questions I get is what are the taxes for the Carolina Beach, Wilmington, Kure Beach and Wrightsville Beach.  So many folks moving here from the northeast are paying $1000/month in RE taxes.  Here they pay $100/month.  So they’re impressed by some lower monthly costs as they retire or look for jobs in the area.  The key is knowing where the city limit boundaries are as that can reduce one’s taxes by 30%.  When you’re talking about such low taxes in the first place a 30% difference is not dramatic.  But down below are some sample tax

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So you’re wondering about how to have a successful, profitable oceanfront Carolina Beach condos investment property.  You’re searching for an oceanfront vacation rental in Carolina Beach with good cash flow.  And you see lots of oceanfront condos for sale at Carolina Beach and you’re wondering, “How do I know which one is a good investment?  How do I know which is a bad investment?”


And I worked a ton with investors the last few years here in Carolina beach.  Our office is based down at Carolina Beach.  And through a lot of networking, asking hard questions, researching, building reserves of different communities, I’ve got a succinct formula for you of how to have a successful beach rental in Carolina Beach.

Number one, you want it

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Trends on ICW Front Homes in Wilmington NC

Most high price ICW front homes in Wilmington do not sell.  They expire or are withdrawn.  Why?

This video goes into depth on market values and the intracoastal waterway niche of real estate in the area. 



So, why aren’t more of these high-end luxury waterfront homes for sale in Wilmington selling, the intracoastal waterfront real estate in Wilmington, North Carolina?  For every 10 that list, about 8 are being canceled, withdrawn or expiring.  What’s with their market?  Do we have a weak sauce market?  What’s going on?  Who are these buyers and what are their motivations and why are they stingy?  Or does our market just stink, you know?  What’s going on?  And if you’re a buyer, how do

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Shell Island Resort Sold Prices and Analysis

What's up with SIR -- Shell Island Resort-- condo prices?  This video goes into detail with some of the transcript down below.


Current Shell Island Resort listings -- click here

Hi, I’m Jay Seville, the top buyer agent for Shell Island Resort Condos in Wrightsville Beach, North Carolina.

Real quick, let’s go into the topic, “How is the market? What’s going on with the home values here?” Maybe I should call them investor values at the condo hotel in Wrightsville Beach called Shell Island Resort. 

I’m going to use my main website as an example. The map here is really good, you zoom in. Seeall the listings on one page. But when you do click

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3rd Quarter 2013 shows 11% increase in Landfall

You can find the Landfall real estate listings here. 



Some of the transcript below....


Next you have landfall inventory, its down 10% compared to last year. So considering that 


the time to sell a house was the same, inventory is down, those are just really healthy signs of 


a stable market and the one variable for market data that you all are dying to know because 


most people looking at this video are very focussed on landfalls, they connect all my landfall 


videos together on my YouTube channel called landfallhomes, its all one word, and that is home 


prices. Well, according to quarter to quarter data home prices are up right here, 10.9%. So we 


will call that 11% and

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Once you have decided to purchase a home, the next big question becomes “How much can I afford?” While there are no simple answers to this question, there are a few things you should keep in mind when trying to determine how much you can afford to pay for your home.


As a general rule of thumb, most financial experts recommend purchasing a home that costs no more than 2 to 2 ½ times your gross annual household income. Kevin Koitz of The Koitz Group recommends, "If your gross annual household income is $50,000 per year, you should look at homes that cost anywhere from $100,000 to $125,000. Therefore, if you have a large down payment or if you have relatively few additional debts, you may be able to afford a home with a larger price tag."


Of course,…
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Even with Bad Credit, Buying a Home is Possible It is no secret that housing loans have become more difficult to obtain every since the housing crash. If you hope to get your loan easily, you need to have excellent credit, a low debt-to-income ratio, a large down payment and a steady source of income.

Still, does this mean you can’t get a home loan if you do not have all of these things to offer? Fortunately for those with bad credit due to bankruptcy or foreclosure, it is still possible to get a home loan. To make your dream of homeownership a reality, however, you will need to take certain steps to show potential lenders that you are a serious buyer who is prepared to handle the responsibility of homeownership.

So, how can you prove that you are

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Understanding Property Management Fees
Los Angeles and Orange County property management companies are numerous and the services they offer are varied. Perhaps even more varied than their services, are their fees. For a homeowner who has never contracted a property management company to manage their rental in the past, determining the “real” cost of property management services can be a daunting task.
I have always told my clients that using price as the primary determination of what property management company to entrust your rental property with, is almost as silly as price shopping for a brain surgeon. This of course does not mean that price is not important. It just means that it should not be weighted as heavily as the company’s…
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About the Author: Crystal Tost is an experienced award winning residential real estate agent located in Calgary, AB. Crystal has a passion for technology and loves to keep on the cutting edge of the latest trends in her local real estate market.

Garage or No Garage: That is the Question

Much like the kitchen, garages have evolved into one of the most important pieces of real estate in the U.S. household. Changing lifestyles and family dynamics have sparked the evolution of both rooms, which suffered some serious stereotyping throughout the 20th century. Kitchens were hot, secluded space ruled by housewives, and garages were hot, secluded space ruled by dear-old dad. Today, the kitchen is the heartbeat of the home and a focal

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While Wilmington Goes up...Kure Beach Stuck in Rip Current

As you know a Wilmington NC real estate side was added to It includes areas such as Carolina Beach, Wrightsville Beach, Kure get the idea. So here's a quick update on Kure Beach real estate sales. They are going counter their local market of the greater Wilmington area:




Hi! I’m Jay Seville, the Team Leader for in Wilmington North Carolina and I also own, Reality in Washington DC at Northern Virginia. But -- So there’s no misunderstanding, I am local to Wilmington and I hang my hat with Wilmington real estate 4U. I wanted to go – the first time I believe I’ve done this on this blog a video update of the real

13,399 Views, 2 Comments.