06032019 HOME BUYERS' GUIDE

H ome Buyers’ Guide The Tribune

Monday, June 3, 2019

The Bahamas Source For Homes, Condos, Apartments, Lots & Rentals

Darville Wong Realty

PAGE 2, MONDAY, JUNE 3, 2019

THE TRIBUNE, HOME BUYERS’ GUIDE

www.grahamrealestate.com | Phone: (242) 356-5030 3A Gemini, Albany - Marina Residence

4Bd, 4.5Bth | Furnished | Living Area: 4,156 sq. ft. | MLS: 36241

$5,250,000

Ref: 22751

Colony Bay, Grand Baham

7Bd, 7.5Bth | Canal Front Home Lot 87,120 sq. ft. | Living 14,000 sq. ft.

Ref: 20489

$7,000,000

Jacaranda Close #3

Sandyport | Canal Front Home 4Bd, 3Bth | Furnished | 2.195 sq. ft.

Ref: 12449

Reduced

$595,000

#3603 Venetian West Condo

Sandford Drive Condo

3Bd, 2Bth | Windsor Field Road Fully Furnished | MLS: 35012

3Bd, 1.5Bth | Fully Furnished Water Included

Jumbay Drive Home

3Bd, 2Bth | Golden Gates #1 6,000 sq. ft. Lot | MLS: 36395

$330,000

Ref: 22934

#82 Sunset Drive

3Bd, 4Bth | Port New Prov. | Full Furn.

Pet Friendly | MLS: 35201

12 Island Drive

3Bd, 2Bth | Port New Providence Lot size: 17,040 sq. ft. | MLS: 37218

Ref: 23673

$1,295,000

Elizabeth On Bay - Unit #2 MLS: 36693 | 969 sq. ft. Lot Retail or Office Space

D E NT

Ref: 24083

$2,500 p/m

Gleniston Gardens

Prince Charles Drive | Lot 5, Block 29 Lot size: 10,500 sq. ft. | MLS: 33932

$4,200 p/m

Ref: 21706

Windermere Lot

Freeport, Grand Bahama Lot size: 17,000 sq. ft. | MLS: 33701

RE Ref: 21943

$7,000 p/m

Lot 23 Western Shores

South Westridge Lot size: 8,250 sq. ft. | MLS: 35940

Ref: 23230

$2,600 p/m

Lot 21 Cool Breeze

Tarpum Bay, Eleu. | Single Family Lot Lot 9,633 sq. ft.| MLS: 21519 Electricity & Phone Utilities installed and roads are completed

$95,000

Ref: 20779

Gregory Graham President/Broker

Laura Kimble Broker

$55,000

Ref: 20864

June Russell Broker

Dolly Griffin Sales Agent

Sophia Porras Sales Agent

Ref: 22568

Greg V. Miller Sales Agent

Reduced

$155,000

Kevin Bastian Sales Agent

Ref: 9335

Delerese Pratt Sales Agent

$24,000

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THE TRIBUNE, HOME BUYERS’ GUIDE

Testing the Market Myth

By Mike Lightbourn

THE biggest mistake a seller can make is ignoring an appraisal because they want to “test the market” with a higher price.

Well, the seller will say, we can just drop the price if we can’t get a sale, right?

It’s not that easy.

When a home is overpriced, it will typically stay parked on the market. The excitement that comes with a new listing will wane.

The listing becomes stale. The seller becomes anxious. With no serious offers, a price adjustment is inevitable.

Then the finger pointing starts. ” My agent didn’t market my home properly… My agent hasn’t brought anyone around to look at my home.”

If only the seller had listened to their appraiser in the first place.

Art of Appraising Valuations are based on recent comparable sales in the area, condition of the home both inside and outside, neighbourhood, size, market conditions and so on.

The cost of over-pricing is rarely in the seller’s favour.

As an appraiser of many years, I do not like to hear the question, “Can’t we test the market?”

It hardly ever works out.

I understand the thinking behind it. Everyone wants to get the best price possible. There’s nothing wrong with that.

However, the truth is, when a seller starts off with an inflated price, by the time the home sells they usually end up getting below appraised value.

The seller may think: “You just want to make a quick sale so you can get a quick commission.”

That’s simply not true. Here’s why: • I want your listing to create a buzz when it hits the market.

Will buyers spend time looking at the listing if the price is too high?

Over-price a home and you block out a whole category of buyers who are searching in certain price ranges.

Yep, that’s right. You’re asking, say, $540,000 when the house is valued at $490,000 and a whole block of buyers have pre-qualified to borrow $500,000 maximum.

So people are looking for homes in your area, but skipping yours.

• When a home languishes on the market, it creates the perception that something’s wrong with it.

Forgive us if we jump to the conclusion that it’s overpriced. We’re almost always right.

Everything will sell if the price is right and the listing has been marketed properly.

The location and the condition of the home will determine the amount that’s offered.

• Price! Price! Price!

The buyer is browsing the internet, getting an idea of what’s out there.

They can see the prices on the Pending and Sold listings (and the negotiated sale prices may well be lower than the price on display).

Your listing pops up above the price range. They ignore it and zoom in on homes priced within their range.

But my Neighbour’s Home…

A typical justification for overpricing a home goes like this: “But the person down the road’s home sold for this much and mine’s nicer.”

OK. So, you may have put in new Formica countertops, but your neighbor has a new roof and his home is at the end of the private Mike Lightbourn is president of cul-de-sac.

Coldwell Banker Lightbourn Realty But I have a swimming pool…

But your pool needs refinishing. Besides, even if it doesn’t, not with a price above appraised value. everyone wants a swimming pool. It may be an expensive liability Back to you. in their eyes.

QUESTIONS OR COMMENTS? Contact me at: info@cbbahamas.com My Son Said…

Your son said your home is worth three times the amount an experienced appraiser has valued it for. Really? What did he base TO ADVERTISE CALL: this on? Is he a qualified appraiser?

The Final Say Even if the buyer qualifies to get a loan that would cover the asking price, a lender isn’t going to approve an application for a home

Visit Us: http://www.tribune242.com

Charles Gaitor 502-2356 or Email: cgaitor@tribunemedia.net

THE TRIBUNE, HOME BUYERS’ GUIDE

MONDAY, JUNE 3, 2019, PAGE 7

Ocean Club Residences-CAC #4065

Lyford Cay-CAC #3320

Sandyport Drive-CAC #1541

When people think of the Bahamas they think beautiful water and boating. This amazing luxury opportunity allows you to capitalize on both. 3,105 sq. feet meticulously laid out giving each unit a Penthouse feel no matter what floor you’re on. $3,650,000

Beautiful appointed 3 story large townhome in the heart of Lyford Cay. Treetops is a collection of 6 townhouse units each with own pool, private parking and private entrance. These expassive units have large well appointed kitchens, living space and charming office areas. $2,699,000

Located on Sandyport Drive, this colonial style two (2) This beautiful, modern 3 bedroom, 2.5 bathroom storey residence with wrap around balconies has a home is located in the serene Indigo gated commugorgous view of the marina. This unique lot is over 1/4 nity, in the Western district of New Providence. acre and has approximately 4,800 ft of living space.

Nautica Home-CAC #3658

CULBERTS HILL, WINTON - CAC #646

Johnson Road Home-CAC #2745

Indigo Home-CAC #1515

$1,150,000

Must see executive townhouse located in the well- Beautiful 3 bedroom, 2.5 bathroom single family established community of Nautica. The home sits at home located through Culberts Hill, on the Eastern the end of a cul-de-sac and is an end unit, giving it district of New Povidence. more space and natural light.

Village Road Home-CAC #3411

This charming single family home sits on a large 12,000 plus sq ft lot and features 3 bedrooms with 3 ensuite baths within 2718 sq ft. This well maintained property features landscaped grounds with ample space for outdoor entertaining. $650,000 $545,000

$850,000

RENTALS

$875,000

Old Bahamian home located Village Lane off village road, the house is surrounded by commercial properties and can be used for commercial enterprise, the four bed three bath home sits on 5,200 sq.ft and has lots of charm. $380,000

VACANT LAND

Paradise Island Condo-CAC #3380 -This fully furnished oceanview 3 bed, 3 bath condo is beautifully decorated and offers private patio, dock slip and a beautiful view of the ocean. $8,000

Lake Cunningham Estates-CAC #2600-Vacant lot located in the exclusive gated community of Lake Cunningham Estates. This single family lot is slightly elevated and sits between two beautiful houses and just up the street from the park. $250,000

Paradise Island Condo-CAC #3350 - This lovely serene dockside 2nd floor unit is located on beautiful Paradise Island, and features 3 bedrooms, 3 bathrooms, dining and living roomwith an open floor plan and tranquil view of the harbour. $5,500

Sunrise Estates-CAC #3488-Great Development opportunity located within walking distance to the beach. This Multi-family lot is zoned for 8 units and is Ideal for small townhouse or condo development. $195,000 High Point Estates -CAC #5511-This large multi-family lot in High Point Estates is being offered complete with approved plans for a 2 unit townhouse dwelling. $155,000

Sandford Drive Rental-CAC #5342- Beautiful 2 bed 2.5 bath townhouse located in the quiet upscale Sandford Dr. neighborhood, the condo is in a gated complex with a pool, it comes fully and beautifully furnished has central A/C. $2,700

Soldier Road Lot-CAC #158-Lot #8 Blue Addition property is located on one of New Providence’s major roads, Soldier Road. Excellent for commercial development. $150,000

Chertsey-CAC #2035 - Light and airy, this beautifully updated 2nd floor Chertsey unit invites you in with its cool and coastal flare. Ductless units provide cool efficient living, complimented by updated flooring in the bedrooms to keep the temperature ambient. $2,500

Charles Christie President

Cheslie Christie Vice President

Gavin Christie Managing Partner

Elizabeth Mackay Agent

Jessica Thompson Agent

Yamacraw Shore Drive-CAC #1290-Located in the quiet area of Yamacraw Shores. The area is perfect for single family homes. Located close to beaches and schools, this lot is perfect for a family that is looking for a fresh new start. $120,000

Craig Clarke Agent

Reneika Knowles Agent

Desmond McIntosh Agent

Phillippa Newton Agent

Suzette Darville Agent

sales@cachristie.com | West Bay Street | Tel: 242-326-4800, 242-325-7960 | Fax: 242-326-5684

Chris Adderley Agent

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THE TRIBUNE, REAL ESTATE GUIDE

BAHAMAS CHOICE REAL ESTATE OFFICE: 242-677-3868 | CELL: 242-357-7698 | US: 561-208-1118 | P.O. Box N-4484 | Nassau, Bahamas lana@bahamaschoicerealestate.com | sales@bahamaschoicerealestate.com www.bahamaschoicerealestate.com

Lana Munnings-Basalyga Broker

Brooke Greene Sales Agent

Marcus Laing Sales Agent

HARBOUR DRIVE| PARADISE ISLAND

NASSAU VILLAGE HOME | 4bed/2.5 bath

HARLEY STREET COMMERCIAL BUILDING

An unusual, one owner, three unit condominium on Harbour Drive, Paradise Island! The entire building can be bought or individual units are for sale. Located in a gated, property, each unit has 3 bedrooms, 3.5 baths, open plan living/ dining/ kitchen an outdoor patio and landscaped gardens.

Rooms are spacious and airy. Well-manicured, landscaped gardens. Close to all activities of Paradise hotels, shops, restaurants, and recreational activities. Lana 357-7698

Very spacious home on Alexandria Street, with easy access to major highways. Open living room/dining room, kitchen and utility room, Master bedroom has ensuite bath, 2 large closets and ceiling fan. Large back patio, covered entry porch, paved driveway, storage shed, fenced, walled and gated roadside, 5,000 sq ft. Only a little TLC. Lana 357-7698.

This fine commercial building is easily accessible and centrally located on Harley Street, in the Palmdale area just off Rosetta Street and Montrose Avenue. Its features include covered entry porch, 3 offices, a kitchen, 2 bathrooms, cooled by A/C units. Other features, a shed, security bars, paved driveway, ample parking and enclosed on 3 sides.

Plans for expansion available. Lana 357-7698

DORSETTEVILLE SUBDIVISION VACANT LAND

MLS# 36417|$182,000

SPENCE CLOSE

3 LOTS SC BOOTLE HIGHWAY

Lot #210 is an elevated corner lot of 5,000 sq. ft. On a street of neat buildings, this lot is well-priced and ready for your home or duplex. All utilities in place. Close to East Street, Cowpen and Blue Hill Road, with access to all major highways, schools, stores, eateries and bus transportation.

Lana 357-7698

At the end of the Spence Close cul de sac, there is great potential to build a large home and pool on the 19,917 sq. ft. lot. The property is level, with some mature indigenous trees. Homes on this quiet street are well kept, many neighbors have lived here for many years. Offers welcome.

Marcus 376-4600

MLS#36516 | $2,300,000.00

Web listing | $80,000

MLS#37374 | 3,094 sq ft, |$290,000

MLS#36830| $240,000

MLS#34894

This water-view acreage is just north of the Treasure Cay entrance, off the S.C. Bootle Highway. The land is situated on a quiet 20 ft road reservation - featuring a rocky shore waterfront with sandy bottom and easy access for swimming. Lot 7 is one acre at $65,000, Lot 8 is one acre at $65,000 and each acre has subdivision approval for 4 lots!

Lot 9 is half an acre closest to the sea, at $45,000. Can be purchased as one parcel at $175,000 or separately as noted. Water and electricity are available for tie-in.

VACANT LOTS Vacant Land Serenity - Orchard Drive | 6,500 Sq.ft. MLS# 36414 | $120,000 Off Cowpen Road - 85’ x 127’ Multi-family six-plex $92,000 Yamacraw Shores near Beach, Lot #192, 8,221 sq ft - corner Lot $87,000 On Queens Highway, Exuma, road front open zone/commercial | Lot #25-7 at $69,000, 95.66’x118’, and Lot #26-7, 95’x102’.

Certain types of commercial enterprises are needed in this area.

Exuma, One lot, residential at #3, 90’x145’ deep - $85,000 Exuma, two lots, each 14,700 sq ft, #20A4 and 20B4, 98’ x 150’ wide.

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DEVELOPERS DIRECT COMMERCIAL LAND OFFICE LEASE HOME RENTALS RESIDENTIAL LOTS RESTAURANT SPACE

NEW RESTAURANT SPACE AVAILABLE!

MONDAY, JUNE 3, 2019, PAGE 15

Jolika Buckner, Broker

13 Jacaranda Close Stunning single family home on corner lot with over 125 feet of canal frontage with boat dock and generator. Quality features include bamboo floors, stainless steel appliances and granite countertops. $6,250 per month

NEW LISTING! Now taking applications for new restaurant in the heart of Sandyport Marina Village! 2,100 sq ft with magnificent waterfront views of the Grand Canal. Floor plans and elevations available for serious inquiries.

Please contact us for more information. $7,000 per month

195 Sandyport Drive 3-bed 3.5-bath end-unit townhome with spacious living areas and lots of storage. Modern kitchen features granite counter tops and stainless steel appliances. Fenced-in garden. $4,750 per month

2 Coral Beach Spacious 4-bed 4-bath single family home with own pool, beach, dock and generator. Open plan downstairs with granite countertops, stainless steel appliances, high end ceram ic tile, and bamboo floor wood floor upstairs. Lovely patio area outside is ideal for outside entertaining. $8,000 per month

6 Coral Beach Spacious 4-bed 4-bath open plan single family home with own pool, beach, dock and generator. Quality finishes throughout, including mahogany wood floors in bedrooms, granite countertops, stainless steel appliances, high-end ceramic tile, raised wood cabinetry in the kitchen and raised ceilings and brick driveway. Lovely patio area outside is ideal for outside entertaining. $8,000 per month

www.sandyport.com

Contact: Jolika Buckner, Broker | Work: 327-2425 | Cell: 376-1662 | E-mail: jbuckner@sandyport.com

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Cool summer renovation ideas

THE TRIBUNE, HOME BUYERS’ GUIDE

Home

Keys

ONCE spring cleanup is done, you may feel ready to tackle some renovation projects this summer.

If so, you’re not alone, many homeowners plan to undertake a home improvement project this year.

Homeowners will renovate to improve their home’s appearance, livability and energy efficiency, the survey found.

It’s possible to make renovations that are stylish and also reduce your energy bill. With temperatures heating up this summer, take on renovations that not only make your home more beautiful, but make it cool and comfortable as well.

Here are a handful of projects that can accomplish those goals: REPLACEMENT WINDOWS You’re probably aware quality new windows can help your home retain heat in the winter, but did you know they can also keep your home cooler in the summer? By tightening your home’s envelope and reflecting heat, energy-efficient windows can help maintain more even temperatures inside your home. What’s more, because they’re energyefficient, new windows can help your heating-ventilation and cooling (HVAC) systems operate more efficiently.

AIR CONDITIONING If you live in an older home, you may not have the space you need to install a traditional central HVAC unit with ductwork. Adding ductwork can be costly and troublesome, yet you probably don’t love the look of window air conditioners, either. Duct-free split systems like LG’s Art Cool Line provide plenty of cooling power from wall-mounted units that can be subtle or splashy, depending on your design vision. An outdoor unit works in tandem with up to eight interior units for individual room-by-room temperature control. LG offers three interior Art Cool unit styles, including a customizable picture frame, a flat panel with a modern charcoal mirror finish and a traditional unit in sleek white. All feature a hand-held remote control operation, varying fan speeds, quiet operation and auto operation modes for the utmost in comfort this summer.

WINDOW TREATMENTS Limiting the amount of sunlight that enters and warms a room is an important way to supplement your home’s cooling units. Summer décor cries out for light, airy window treatments, but you don’t have to give up that bright look to better control sunlight. Window blinds or shades in a slightly darker hue can work well with a lighter looking

Wall-mounted units that can be subtle or splashy

Limiting the amount of sunlight that enters and warms a room

home. As you’re renovating, replace incandescent bulbs with energy-efficient options that give off far less heat, such as LEDs or CFLs. Most light fixtures are now able to use these cooler bulbs, so replacing them is easy - and can also help reduce your electricity bill since they use about 80 percent less energy than incandescents, according to the Energy Star program. You can also reduce heat output from appliances like refrigerators, dishwashers and dryers by upgrading to more energy-efficient models.

Choose window treatments that limit sun exposure

window treatment while still allowing you to limit sun exposure when you draw them shut. What’s more, cellular shades also have an insulating effect to enhance your windows’ ability to reflect heat in the summer.

COOLER LIGHTING AND APPLIANCES Electrical appliances and incandescent light bulbs all contribute to the amount of ambient heat in your

OUTDOOR IMPROVEMENTS You can also make outdoor renovation choices that will enhance your home’s beauty and help keep the interior cooler. Strategically plant shade trees to shield windows from the hot sun in summer time.

Or, consider adding awnings that will shade windows and doors. For patios and decks, choose materials that reflect heat away from your home and outdoor spaces. Finally, paint siding in a lighter color to help minimize heat absorption.

Summer home renovation projects can be exciting, beautiful and energy efficient when you keep a cool head about your design choices.

TO ADVERTISE Call Charles Gaitor 502-2356

Email: cgaitor@tribunemedia.net

THE TRIBUNE, HOME BUYERS’ GUIDE

Calling All BREA Agents This is the ideal spot to feature your exclusive property listings.

AGENT FEATURES

Call 502-2356 For details

MONDAY, JUNE 3, 2019, PAGE 17

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THE TRIBUNE, HOME BUYERS’ GUIDE

Advertising Contracts are available.

HUGE SAVINGS! ALSO receive FREE SPOTS on The Tribune’s Website. *Restrictions apply

Call 502-2356 or Email: cgaitor@tribunemedia.net

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MONDAY, JUNE 3, 2019, PAGE 19

If you require further information or require assistance please feel free to contact: (242) 677-3763 | www.bumblebeebahamas.com Nassau, Bahamas

CHINCH BUGS THE chinch bug is one of the greatest treats to your St. Augustine grass. So much so that there have been repeated attempts to produce cultivars of St Augustine that are resistant to Chinch bugs. This however has been met with no absolute success. There have been varieties that show resistance for a time but it seems to fade later on in life. For this reason we constantly look for signs of Chinch bug invasion especially in the heat of summer when they are at their most active. #chinchbug

CHINCH BUG STAGES How do they look Adult southern chinch bugs are small and slender, 1/6 to 1/5 of an inch long thats like the size of a grain of rice. They have black bodies with white wings. Each wing bears a distinctive, triangular black mark. Normally, some of the adults at any given site will have full-sized, functional wings, whereas other individuals will be short-winged and incapable of flight.

CHINCH BUG DAMAGE Identification: Accurate identification of the lawn issue that you are experiencing is paramount to solving it. Chinch bug feeding will appear as expanding, irregular patches of dead or stunted grass surrounded by a halo of yellowing dying grass often provide the first clue to the presence of chinch bugs. These islands of dying grass tend to increase in size and merge as insect numbers increase. Damage can develop rapidly, especially in sunny locations during hot, dry weather.

Chinch bug damage can be confused with certain lawn diseases or other physiological disorders. Brown patch is a common disease affecting the leaf blades of St. Augustine grass.

Brown patch symptoms, however, usually occur in a circular or semi-circular pattern, as opposed to the irregular-shaped areas of dead and dying grass that result from chinch bug feeding. Chinch bug damage also can be difficult to distinguish from that caused by drought, so check your irrigation in that area. Detection of significant numbers of the insects themselves is the best proof that chinch bugs are the cause of the damage.

ADULT CHINCH BUG Controlling chinch bugs: Control of chinch bugs starts with proper lawn care. Keeping thatch to a minimum, for example, reduces chinch bug numbers and makes other control methods more effective. Thatch is the layer of dead plant material found between the green tops of the grass plant and the soil below. Thatch provides a protective home for chinch bugs, and chemically binds with many insecticides, making such controls less effective. Lawn aeration, in combination with topdressing, also can help reduce thick layers of thatch. Aeration is performed by punching holes in the turf to increase air and water pen-

etration. You one generally fertilise the lawn at the same time of Aerating and top dressing.

Chemical control: Good water and fertility management and thatch control can dramatically reduce the need for insecticides to control chinch bugs. However, when dead and dying zones in turf- grass are accompanied by the presence of chinch bugs, some corrective action is needed. Chemical insecticides, when used according to label directions, can provide a rapid reduction in chinch bug numbers. When chinch bugs are abundant enough to cause visible damage, insecticide use can prevent further injury. A variety of liquid and granular insecticides is available to control chinch bugs. Granular insecticides can be applied with a standard fertiliser spreader and irrigated lightly to activate the insecticide.

Liquid sprays are usually applied using a hose-end sprayer that can apply 15 to 20 gallons of water per 1,000 square feet. To ensure even coverage, spray back and forth across the same area. Irrigation is not recommended following application of liquid insecticides. Watering the lawn before application can help the pesticide penetrate into the turf.

In cases where chinch bugs are restricted to isolated areas of the lawn, use spot treatments.

Treat the off color turf and all surrounding infested areas. Inspect the site every 3 to 5 days for at least 2 weeks to determine if the infestation is under control. Spot treatments minimise the impact of pesticides on beneficials and help avoid environmental contamination.

Should you have questions or comments or require assistance please feel free to contact Marcus Sweeting at marqleads@gmail.com or 525-0933 or visit us on Facebook, BUMBLE BEE LANDSCAPE BAHAMAS.

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