ROYALTY REALTY - Diana Williams
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We are Royalty Realty, home of The Condo Queen of New Smyrna Beach, and home to an outstanding group of dedicated, professional, experienced real estate agents, all working together as your New Smyrna Beach real estate buying and selling team just for you.
 
We're #1 in New Smyrna Beach real estate, with more knowledge about the New Smyrna Beach house and condominium real estate market than the other real estate agents in New Smyrna Beach.  We know that you have many other realtors to choose from in New Smyrna Beach, that's why we take real estate service and satisfaction to another level.  Being the New Smyrna Beach realtors you never forget and that you return to years later for your next house or condominium sale or purchase is what you can always expect.
 
We list & sell more New Smyrna Beach condominiums  than anyone.  But we're so much more than condos. We're a full service New Smyrna Beach real estate company, handling real estate sales, rentals and property management for all kinds of real estate. Houses, condominiums, vacant land, & commercial.  Waterfront, oceanfront, water view, riverfront, and everything in between, we're the real estate experts here for you.
 
I'm Diana Williams the owner and Managing Real Estate Broker, The Condo Queen. A Zillow & Trulia 5 Star real estate agent, with over 20 years of real estate  experience  and success right here in New Smyrna Beach Florida.  Whether you're a buyer or a seller of condos or houses, new to the New Smyrna Beach real estate property market or not, my expertise and proven track record will deliver the real estate agent service that you expect and deserve.

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Royalty Realty Real Estate Blog
 
Once you have decided to sell your New Smyrna Beach real estate, one of your first action items is to recruit a top sales team. About 90% of sellers choose a licensed Realtor® to head up their effort—not just because it’s the popular thing to do, but because the alternatives are few. You could recruit a business person from some other discipline, but few do that. Most in the minority group decide to do it all themselves—to go the FSBO route: “For Sale By Owner.”
Charming in town horse farm pool home with 5.22 acres just minutes to the beach!
Custom built home with an open split floor plan, beautiful open gourmet kitchen with granite, large center island and gorgeous wood cabinets. Lots of decorator touches appointed in this home starting with the Travertine tile and brazillian cherry hardwood floors.
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4 Ways New Smyrna Beach Open Houses Benefit from Summer Weather
If you happened upon the Weather Channel’s site last week and were greeted with headlines like, “Massive Heat Dome Inbound” and “Excessive Heat in the East and West,” it could have let you feel better about New Smyrna Beach’s own weather. After all, what do you expect from August in New Smyrna Beach? At least we weren’t under a massive heat dome… (or were we)? 
You don’t have to be planning to add your own home to the New Smyrna Beach real estate listings to be curious about how it would do if it were up for sale. If you are considering a change of residences, it’s twice as likely that you have been checking out the latest listings in New Smyrna Beach to see what comparable properties are asking, which are already under contract, and which have been listed for the longest times 

When a new home buyer first approaches their initial New Smyrna Beach real estate buying effort, chances are they have only a general idea of what the process involves. Although they are successful people who have arrived at a juncture in their lives and careers where it’s now possible to buy a home of their own, most of the details—and even the terminology—is specific to this single kind of transaction. More than in most other purchases, there are a number of junctures where negotiations determine the outcome. It’s pretty common to assume that their New Smyrna Beach condo or home buying.....
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If you’ve been house hunting for a New Smyrna Beach home or condominium you know it's out there—the one that will fit your needs, is situated in a suitable neighborhood, and fits your budget—when you home in on a likely candidate, try not to fall in love with it (at least not right away). House hunting is a nesting exercise: part logic, part emotion. Nothing will change that......
 
The New Smyrna Beach real estate listings are one piece of what is now a towering real estate marketing colossus. Our MLS is like the bulletin board at the local supermarket where you pin up your garage sale notice or picture of the old lawn mower you’d like to get rid of in that it’s simple to use and, for the sellers, free. The difference is that today’s New Smyrna Beach real estate listings are on the internet, so instead of just being available to the condo and house shoppers in New Smyrna Beach, it’s posted for the whole world to see. Literally....... 


Of the investor-friendly possibilities, New Smyrna Beach real estate has some particularly welcoming attributes that have kept it perpetually close to investors’ hearts (and portfolios). This is particularly the case whenever tenuous national and world affairs make the future unnervingly hard to predict.  
Forbes magazine is one of the foremost sources that knowledge-thirsty investors consult for ideas and commentary about productive destinations for their extra investment capital; and some of those ideas recently surfaced in a piece on why real estate is “investor-friendly.” They pointed to five major characteristics that continue to attract investors: 1. Volatility. New Smyrna beach real estate landlords have a degree of protection.....
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DOLPHIN COVE CONDOMINIUM FOR SALE - 66 Sabal Cay Ct New Smyrna Beach FL $180,000 - New Smyrna Beach's Waterfront Villa Condominium Community

This 2/2 "Breakers " Model- has 1,176 living area and over 1336 total sq ft with an open split floor plan on ONE LEVEL - walk straight out to your backyard.  This New Smyrna Beach condo is beautifully renovated, and ready to move in to. Vaulted ceilings, marble counters, stainless appliances, laundry room, front parking with guest space. What lovely space near everything. Centrally located in New Smyrna Beach. Walk to to Flagler and Canal Street - restaurants, bars, shops, street fairs, gyms, parks, the river, the beach, fish on the 2 existing docks - All within reach, just waiting for you.......
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Something is being offered that is actually for free. No, really.  It is truly the case that lately some banks and credit card companies have been including a new benefit for their New Smyrna Beach clients who happen to be in the market for a real estate loan : free access to their current FICO credit score. This isn’t the same thing as the ads we’ve been deluged with for years—the ones for “free” credit reports. Most of those wound up not really being completely free—at least not if you value your privacy (as in your email and other personal information). Most of them were bent on pitching you on surprisingly pricey subscription credit monitoring services. For anyone who placed value on the time it took to tell them “no” a half-dozen ways, these weren’t really “free.” But if you are a lucky New Smyrna Beach client of one of the.....
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This premium built oceanfront house with gorgeous pool and spa, is centrally located in New Smyrna Beach. Walk to shops, restaurants, bars, festivals and more. Wonderful expansive, open floor plan perfect for family and entertaining. Spectacular direct ocean views from most rooms and master bedroom. Impeccably furnished house features heart pine hardwood floors with white, plank-wood & beam ceilings and plantation shutters on every window. Two-year, $340,000 remodel & decor 2013-2014 included new metal roof, new vinyl siding, white vinyl fencing, tropical landscaping, plantation shutters throughout, new bathrooms, AC system, all....
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There are Top 10 Lists aplenty that detail just why any New Smyrna Beach homeowner should think twice before planting one of those For Sale by Owner signs in their front yard. One of them is that when you sell your home all by yourself, the sheer amount of time you’ll have to devote to mastering processes that are already fully handled by full-time real estate professionals is a true waste of time. It’s one wheel that doesn’t need reinventing.  If you are among those considering how you will sell your own New Smyrna Beach real estate this spring, since your time is important, let’s start saving it now by cutting those top 10 lists down to the Top 5 Reasons to Avoid FSBOs....

 

This Gorgeous 100 feet two 50' lots of direct Atlantic Ocean frontage has been in the family since the late 1800's. This is an Oceanfront Natural "Old Florida Habitat"with a the backyard full of turtles, bird life, a magnificent beach and the best surf anywhere Come sit on the wrap- around porches and enjoy sunrises and sunsets. This Home was Newly Built in 2006 to stand for another 100 years.There are 2 Huge bedrooms on the south side and an open plan living area are on the second floor with allowable space to enclose 2 more bedrooms on the north.....

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By now, New Smyrna Beach’s long-time house flipping veterans have seen it all: raging real estate bubble, over-the-cliff market freefall, energetic bounce-back, and now, the current, more rational market’s steady appreciation.House flipping experts prosper when they succeed in improving an undervalued New Smyrna Beach property quickly and inexpensively, and then “flip” it expeditiously. The key is to add value that is appreciated by the buying public. New Smyrna Beach’s long-term house flipping successes are the opposite of those who opt for skin-deep, purely cosmetic changes. Except in the most extreme sellers’ market conditions, buyers are too perceptive to reward cover-up tactics. New Smyrna Beach house flippers with staying power are usually the veterans who can spot quality beneath neglect. They also tend to have a pretty good sense of style, as well....

A reasonable question posted recently on a real estate website can open an interesting discussion. It’s one that touches on a fundamental component of most New Smyrna Beach real estate sales.  The question was, “Can I request a home inspection before I make an offer on the home?” The answer from the moderator was, “I can’t think of one good reason why you would do this.” The moderator should have thought a little harder! And the truth is, for any would-be New Smyrna Beach condo or house buyer who has never been involved in buying or selling a home, it’s a pretty logical question.....

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For Sale Single Family Home - Zoned Mixed Use - Residential & Commercial.  212 Washington St New Smyrna Beach FL 32169 $247,500

Built in 1924.  Zoned Residential and Commercial use.

Beautiful property in the historic district with mixed use zoning! This well maintained home has opportunity written all over it. Visible location on a corner lot with ample parking and detached garage. Many important updates throughout, including plumbing update and rewire of entire home, newer windows, new insulation, and added a handicap ramp on the south side of the property. The house has original hard wood floors and wood burning fireplace......

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It’s small wonder that with this spring’s selling season underway, New Smyrna Beach’s house and condominium hunters can afford to be a discriminating bunch—they have the luxury of picking and choosing from a crop of truly inviting offerings. And it doesn’t hurt that today’s low mortgage interest rates have enabled more New Smyrna Beach properties to fit within more family budgets. For those of us who get to translate those home offerings into words for the New Smyrna Beach real estate listings, the job is to find phrases that draw attention to each given property’s uniquely attractive features....

Right now, just a few days into spring, we are right at the start of New Smyrna Beach’s peak real estate selling season. I’ve always found it odd that you don’t hear much about it—but that also makes it the beginning of the buying season, too!

As a licensed New Smyrna Beach Realtor and Broker, throughout the course of the year I am privileged to act as the agent for both buyers and sellers in many different transactions. The details I’m called upon to manage do vary somewhat depending on which side I am representing in any given sale—but there is one very significant goal that I regard as identical, no matter in which capacity I serve (more on that later).  
There are some generalizations that usually hold true about the difference in mindset between prospective buyers and sellers. For one thing, sellers automatically have in-depth knowledge about their New Smyrna Beach condominium or home. Gained through the years......

 

Even the least vigilant of New Smyrna Beach’s real estate market-watchers had their antennae out last week, the traditional time of month when real estate statistics are released from the most authoritative sources. National trends in home sales frequently provide clues to the direction the New Smyrna Beach house and condominium real estate market is likely to take—and with the spring selling season already under way, this is the time of year when movements can be more volatile than usual. Last week’s data was less exciting than has been the case in recent years—and what movement there was seemed to leave opinion-makers perplexed. The Associated Press writers put it this way: “The housing market enters the traditional spring buying season facing a quandary.” When you are interested in clues to how home sales are likely to fare, words like “quandary” don’t help. It was in fact glass-half-full/glass-half-empty kind of news. You could see what you wanted to see.

Whenever a buyer or seller is set to enter the market, they find themselves faced with the task of identifying the New Smyrna Beach real estate agent who will serve them best. There are many of us to choose from—and not a lot guidance on how to proceed......

 
Several different surveys confirm that if you ask American consumers which they prefer, close to twice as many say they would choose to move into a brand new home rather than an existing one. But—and there are several important ‘buts’—when it comes to today’s typical New Smyrna Beach house or condo hunter, that answer can be a little misleading.

For one thing, house hunters who don’t even check out New Smyrna Beach’s pre-owned house listings are few and far between. In actuality, when someone begins to think seriously about buying their next home, it’s highly unlikely they will be able to resist taking at least a cursory look at the New Smyrna Beach real estate listings. The previously-owned homes.......

 

Two Must Do's for New Smyrna Beach House and Condominium Sellers

You will find that most advice about preparing your New Smyrna Beach condo and house for sale features a couple of indispensable terms: de-clutter, clean, and de-clutter. That’s not a typo: you can’t say ‘de-clutter’ often enough. It has to be emphasized that “clutter” doesn’t necessarily refer to shabby or threadbare items—it means literally everything that doesn’t advance the look and feel of a spacious, ready-to-move-into dwelling.

That’s why this specialized definition of “clutter” might include a good-looking leather ottoman that perfectly matches its recliner (but which leaves too little space for walking from the den into the kitchen) … or the wide-shaded authentic Tiffany standing......

 
 
For Sale.
Just $216,000. Holiday Cove North 551 Atlantic Ave New Smyrna Beach FL 32169
2 Bedroom 2 Bath 1000 sq ft Furnished.  Ground Floor with large covered patio. Walk to the beach in second. Walk to Flagler Ave restaurants, shops, bars.....
 

It might sound shocking, but New Smyrna Beach’s homeowners—present and future—have DTIs! Although the press has been largely silent, it’s important that the public be fully educated on the subject. But before anyone calls an emergency meeting to see what can be done…

The good news is that, despite how dire it may sound, having DTIs isn’t a health menace (even though it is true that New Smyrna Beach homeowners have both front-end and back-end DTIs). In fact, they’re not only not a problem, the truth is that without DTIs, it’s doubtful any of us could qualify for even the simplest New Smyrna Beach home loan. You needn’t bother Googling “DTIs”—they are Debt-To-Income ratios. So everyone....
 
 
 

A couple of recent developments made the news recently that promised to impact New Smyrna Beach’s real estate scene either now or in the future. The one that got most of the attention last Wednesday came from a familiar source: Federal Reserve Chair Janet Yellen. Her news conference’s less-than-stirring pronouncement (“Caution is appropriate”) made headlines nonetheless because of the accompanying action (actually, inaction): no increase in interest rates.

New Smyrna Beach real estate watchers will remember that when the Fed increased their Fed Funds target rate by a quarter of a point last December, they nudged it upward from zero to .25%. It was the first move in nine years, and was accompanied by a statement that they anticipated making three or four similar small increases throughout 2016. Thus it was expected that another quarter of a percentage point would be announced by now, so the news marked a mildly surprising turn—one that will be welcome to anyone contemplating buying or selling real estate in New Smyrna Beach. The......

 

For New Smyrna Beach real estate shoppers who anticipate taking advantage of today’s low mortgage interest rates, the Consumer Financial Protection Bureau has a few words of interest. The CFPB thinks it has found a way for consumers to get the best home loan deals. The way they recommend is to shop around.

Now, it may seem as if everybody in New Smyrna Beach would know that without needing the Consumer Financial Protection Bureau to clue them in, but the CFPB has evidence to the contrary. The last time they looked, nearly half of mortgage borrowers hadn’t shopped around before they signed up for their loan.....
 
 
BEACHSIDE HOUSE FOR SALE
2002 S Atlantic Ave New Smyrna Beach FL
  
$409,000
 
Great location! The Beach, Restaurants, Shops, Bars, Sun & Sand! Well-maintained Key West Style Porch and pool home across the street from the beach. Near Flagler Ave Restaurants and shops and the no-drive beach is just 11 blocks south. Very inviting open split floor plan with 3 br, 2 ba. Master suite has a walk in shower.....
 
 
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Royalty Realty
807 Third Ave • New Smyrna Beach, FL 32169
Real Estate Selling and Buying 386-478-4808 •