Jim Soda's Birthday photos...

My friend and partner Jim Soda just celebrated a milestone birthday over the weekend. Click on the link below to view some funny photos. Enjoy.

http://www.flickr.com/photos/21939199@N08/sets/72157607600154774/

Citizens for Sox Announces Public Meeting

Citizens for Sox, a grassroots organization made up of 4000 residents and taxpayers of Sarasota County, Florida will hold a public meeting on Tuesday, July 29 at 6:00PM at the Hyatt Regency Sarasota Ballroom located at 1000 Boulevard of the Arts at 41 North in the center of the city of Sarasota. City Commissioner Kelly Kirschner and County Commissioner Joe Barbetta will give an update and take questions on the Boston Red Sox Spring Training Facilities relocating to Sarasota, Florida.

Our neighbors; the Atlantic Tarpon

The Atlantic tarpon (Tarpon atlanticus or Megalops atlanticus) is found close to shore in warm parts of the Atlantic Ocean, Gulf of Mexico, and sometimes in rivers. It habitually breaks the water's surface and gulps air. It grows to 6 ft (1.8 m) and 100 lb (45 kg) or larger. Strength, stamina, and fighting ability, make the tarpon one of Southwest Florida's premier game fish.

Fun thing to do In the Sarasota/Bradenton Area

Tropical Fourth of July Celebration, July 4, 6—10pm

Join in the fun at Selby Gardens and pay tribute to America. Festivities include music, a costume contest for the most patriotic attire and lawn games. Traditional American cookout food will be sold for an additional charge, and beer, wine and soda will also be available. The evening of celebration will culminate in a fantastic display of fireworks over Sarasota Bay. Lawn chairs and blankets are encouraged, however coolers are not allowed. Members $15, non—members $18 and children under 12 admitted free. Tickets may be purchased online at http://www.selby.org/ or at Selby Gardens Welcome Center. Selby Botanical Gardens, 811 S. Palm Ave., Sarasota, 941-366-5731.

Real Estate Term You Should Know

FORECLOSURE

A legal proceeding to enforce a lien on such as a mortgage or deed of trust. The process by which secured property is seized and sold to satisfy a debt. A mortgage or involuntary lien must be sold by a court-ordered sale; a sale under a deed of trust may be either by court action or through a private trustee's sale.

About Area Neighborhoods: Bird Key

Nestled between the sparkling Sarasota shoreline and Lido Key is Bird Key, a private, gated enclave of 510 homes. A boater's paradise, Bird Key boasts deep-water canals and a private yacht club. Bird Key is connected to the mainland by the John Ringling Causeway for convenient access to Downtown Sarasota, yet living here feels like being a world away. Here you will find palatial beachfront estates and charming waterfront and off-water homes - but no high-rise condominiums. Bird Key captures the pristine feel of Florida days of old, surrounded by the glistening waters of Sarasota Bay.

About Area Neighborhoods: Braden Woods

Large, wooded home sites and the natural beauty of tall native pines come together in Braden Woods, located east of Interstate 75 in Manatee County is tucked into a country setting reminiscent of Florida's past. Residents here love the private setting, with a homeowner's association that truly values the preservation of this rare lifestyle. Perfect for families and near all of the conveniences of the city, Braden Woods brings a little bit of country to Sarasota's cosmopolitan ambiance.

Summer Programs 2008

MOMMY AND ME - Ocean Adventurers(Ages 2 - 5)Explore Sarasota Bay and its critters through hands-on activities, field experiences and visits to Mote Aquarium.You and your child will travel through a mangrove bay walk and wade through the bay with dip nets to discover what lives in the grass flats and under the sand in Sarasota Bay.Each camper must be accompanied by an adult. Session Dates: (Two Unique Sessions)Session 1: June 10-12, June 17-19, June 24-26, July 1-3, July 8-10Session 2: July 15-17, July 22-24, July 29-31, Aug. 5-7, Aug. 12-14 Number of Student Campers: 15 per session

AQUAKIDS - Munchers, Crunchers, Slurpers & Chirpers(Students Entering Grades 1 - 4)What do sea turtles eat? Why don't the sharks feed on the other fish in their habitat at Mote? Through hands-on experiments, games and crafts we'll discover who eats who and what would happen if there were no more fish in the sea. Campers will snorkel, visit Mote Aquarium and take a boat trip in Sarasota Bay. Swimming skills are required.**After Camp Care Available Session Dates:June 9-13 (FULL), June 16-20 (FULL), June 23-27 (FULL), June 30-July 4 (FULL), July 7-11 (FULL), July 14-18 (FULL), July 21-25 (FULL), July 28-Aug. 1 (FULL), Aug. 4-8 (FULL), Aug. 11-15 (FULL) Number of Campers: 24 per session*Are your desired summer camp dates full? Weekend day camps are still open! Check out our year-round Mote Island Quest program.

MOTE EXPLORERS - Marine Extremes(Students Entering Grades 5 - 8)Ever wondered how you measure up against sea creatures?From the fastest fish to the deepest-diving whale, we'll explore the extreme adaptations of sea creatures. Come ready to experience Marine Extremes through hands-on activities, snorkeling, visits to Mote Aquarium and a boat trip through Sarasota Bay. Swimming skills are required.**After Camp Care Available Session Dates:June 9-13, June 16-20, June 23-27, June 30-July 4, July 7-11, July 14-18, July 21-25, July 28-Aug. 1, Aug. 4-8, Aug. 11-15Number of Campers: 24 per session

Digi-Know How?- (Students Entering Grades 5 - 8)Become an undersea super star! Whether behind the camera or in front of the lights, you'll create amazing digital media projects with our easy-to-use computer application sand equipment. Make a movie about sharks, a digital scrapbook on manatees or record ocean science music, then showcase your high-tech masterpiece during an end-of the-week virtual presentation. No experience required. All Digital equipment provided. Just bring your imagination!Concurrent registration in the Marine Extremes program is strongly recommended, but not required.Session Dates:July 7-11 (FULL), July 14-18 (FULL)Number of Campers: 20 per session

Discovering the Florida Keys - (Students Entering Grades 7 - 8)Come enjoy a wide spectrum of marine science activities while living at Mote's Tropical Research Laboratory on Summerland Key, Fla. In this incredible field-based course, participants will snorkel at Looe Key Reef, kayak through mangrove tunnels,explore Bahia Honda State Park, and visit Marathon's Turtle Hospital. This year's program is highlighted by an all-day excursion to Dry Tortuga's National Park. Mote provides round-trip ground transportation from Sarasota, field trip transportation in the Keys, lodging and food. Program costs include use of snorkel gear. Swimming skills are required.Session Dates:June 16-20 (FULL), July 7-11 (FULL), July 21-25 (FULL)Number of Campers: 13 per session

MOTE JUNIOR SCIENTISTS - PADI SCUBA Diving Training Open Water Level (Students Entering Grades 9 - 12)Want to experience breathing underwater? Join Mote this summer to learn the sport of SCUBA diving. The training consists of three components: class knowledge development,confined water dives and open water dives. Upon successful completion of this class, participants will be certified as Open Water Divers through the Professional Association of Dive Instructors (PADI). If you would like to practice your new skills, join us the following week for Marine Ecology of the Florida Keys. Swimming skills are required.Session Dates:June 16-20, July 7-11Number of Campers: 10 per session Marine Ecology of the Florida Keys(Students Entering Grades 9 – 12)Come experience the marine wonders of the Florida Keys!Using Mote’s Tropical Research Laboratory in Summerland Key, Fla., as a base camp, participants will SCUBA (if certified)or snorkel to explore Looe Key, Sombrero Reef and John Pennekamp State Park. Their brief out-of-water interlude swill include tide pool walks, a fishing trip, kayaking and a visit to the Dolphin Research Center. Mote provides round-trip ground transportation from Sarasota, field trip transportation in the Keys, lodging and food. Program costs include use of snorkel and SCUBA gear. Swimming skills are required.Session Dates:June 23-27, July 14-18 (FULL) Number of Campers: 13 per session

TEACHERS Collecting Critters - Interested in collecting critters for your classroom? Earn your Florida Fish and Wildlife Conservation Commission Collection Certificate during this teacher workshop. Mote educators will explain the latest information on state regulations regarding species collection, collecting processes and fishing gear. An optional field sampling training will conclude the experience.Please come prepared for water work.Workshop Dates:June 26, Aug. 7Number of Teachers: 30 per workshop

REEF Fish ID Training - In collaboration with the Reef Environmental Education Foundation (REEF), Mote will be offering a two-hour session to introduce recreational divers and snorkelers to the enjoyable and educational activity of fish watching. Participants will learn the basics of fish shape and anatomy and how to use these traits for identification. Upon completion of the program, participants will be certified REEF surveyors able to contribute to the world of “citizen science”.Workshop Dates:July 31Number of Teachers: 30 per workshop.

For more information or to participate please Contact - Mote Marine Laboratory 1600 Ken Thompson Parkway, Sarasota, Florida 34236 - (941) 388-4441 - (800) 691-MOTE

Featured Property of the week: 6911 Belmont Court, Lakewood Ranch, Florida 34202

Stunning John Cannon Allora VIII 4 BR/4BA Model Home with exquisite details. Custom porcelain floor design throughout. Office w/full wall built-ins. Huge bonus room w/raised area, perfect for weekend card games. Formal dining and living w/large wet bar. Spacious combo family room, w/fireplace & basket weave ceiling. Kitchen is dynamite w/granite & ctr island. Master features gigantic spa tub. Every room has unique custom features. You will take your time in this home to appreciate each detail. 550 sqft pavered lanai w/summer kitchen, lake view and plenty of luxurious living space. Call Randy if you have any questions or would like a private showing (941) 586-9635.

Virtual Tour: http://www.vr24.net/srq.php?mls=318914

Our neighbors; the Sandhill Cranes

Sandhill Cranes
Florida sandhill cranes are long-legged, long-necked, gray, heron-like birds with a patch of bald, red skin on top of their heads. Sandhill cranes fly with their necks outstretched with powerful, rhythmic wing beats. Florida's sandhill cranes are a threatened species that are found in inland shallow freshwater marshes, prairies, pastures and farmlands. Sometimes they can be seen on lawns throughout Florida.

They are sensitive birds that do not adjust well to changed environments and high human populations. Sandhill cranes are usually seen in small family groups or pairs. However, during the winter, Florida's sandhill crane population increases as cranes from northern states spend the winter in Florida. Sandhill cranes are omnivorous, meaning they eat a variety of plant and animal matter. Some of their favorite meal items include seeds, plant tubers, grains, berries, insects, earthworms, mice, snakes, lizards, frogs and crayfish. Unlike other wading birds, such as herons, sandhill cranes do not "fish."

The voice of the sandhill crane is one of the most distinctive bird sounds in Florida. This "call of the wild" has been described as a bugling or trumpeting sound, and can be heard for several miles. Florida sandhill cranes stay with the same mate for several years and young sandhills stay with their parents until they are about 10 months old. Like their endangered relatives the whooping cranes, sandhills live to be older than most birds. In fact, some sandhill cranes live up to 20 years.

US House passes massive homeowner rescue plan...stay tuned

The House on Thursday passed a massive homeowner rescue plan to provide cheaper, government-backed mortgages to half a million debt-ridden borrowers and bolster an economy crippled by the housing crisis.Defying veto threats from President George W. Bush, the House approved the measure by a vote of 266-154, with 39 Republicans – mostly from areas suffering worst from housing woes – supporting it.It would let the Federal Housing Administration take on up to $300 billion in new mortgages so that financially strapped borrowers facing foreclosure could refinance.The plan by Rep. Barney Frank, a Democrat, is the centerpiece of a broader package of bills approved Thursday that Democrats say will prevent more foreclosures and help homeowners and communities deal with the fallout from the mortgage meltdown.“We are in a recession, and the major cause of that is the subprime crisis,” said Frank, the House Financial Services Committee chairman. “Diminishing the number of foreclosures is in the interest not simply of those who will avoid foreclosure, but people in their neighborhood, (in) the cities in which they are located, and the whole economy.”The measure is targeted at homeowners facing default, including many who owe more than their houses are worth.For instance, a homeowner who owes $290,000 on a house now worth $225,000 could refinance into an FHA-backed loan if the mortgage holder was willing to take a loss of about 36 percent. The borrower’s monthly mortgage payments would fall from $2,200 to about $1,200.Loan holders would have an incentive to participate, proponents believe, since the alternative would be costly foreclosures, which can involve losses of 50 percent or more.Supporters hope the package – which awaits action in the Senate – will serve as the basis for a broad bipartisan housing compromise that could satisfy both parties’ keen appetite for delivering election-year aid to anxious constituents.But Bush’s veto warnings, bolstered by staunch Republican opposition, are clouding its prospects.“House Democrats passed bills that they know will never become law. Most Americans understand that we shouldn’t create a taxpayer-funded bailout for lenders and speculators,” said Tony Fratto, a White House spokesman.Republicans argued the package reward lenders and irresponsible borrowers at the expense of homeowners and renters who made more prudent choices and are straining to cover their costs in a punishing economic climate.“The vast majority of Americans who find themselves struggling with mortgage payments, struggling with high gas prices, struggling with high food prices are now going to assume responsibility for ill-advised financial decisions and misjudgments of other people,” said Rep. Spencer Bachus, a Republican.Under Frank’s plan, homeowners currently considered too risky to qualify could refinance into FHA-backed loans if their lenders agreed to take substantial losses on the original mortgages. Borrowers would have to show they could afford to make payments on the new loans. They would have to share with FHA at least half of their proceeds if they profited from selling or refinancing again.The plan is projected to cost $2.7 billion over the next five years.Republican backers said they were putting aside their philosophical objections to a government-based rescue due to the severity of the housing crisis that has hit their constituents.“There are 500,000 real families with children out there who are going to be helped by this,” said Ric Keller, a Florida Republican. “It may not be a perfect bill, but good people in my home state of Florida need help, and in my view, this is the only train leaving the station.”Indeed, with a legislative schedule squeezed by the November elections, Congress has just a couple of months to come to terms with the White House on a housing package. Democratic Sen. Christopher J. Dodd, the Banking Committee chairman, has been searching for an elusive bipartisan deal on a similar measure, which he hopes his panel can vote on next week.The House on Thursday also passed, 239-188 a bill to send $15 billion to states to buy and fix up foreclosed property. Bush has also threatened to veto that measure, contending it rewards the very lenders who helped caused the housing chaos and could act as an incentive for them to foreclose rather than find ways to help struggling borrowers stay in their homes.Proponents say it will prevent blight in neighborhoods plagued by abandoned, foreclosed homes.

Featured Property of the week: 7628 HARRINGTON Lane Bradenton, Florida 34202

Excellence at it's BEST. Gracious and so well appointed is this Arthur Ruthenburg home. Quiet Preserve view and very private located in The Sanctuary at River Club. This home has four bedrooms and four baths. Charming living room provides a lavish entertainment area and the dining area is roomy but intimate for two or twelve. Well planned kitchen, oodles of storage. Luxurious master bedroom accommodates the most lavish furnishings. Fourth bedroom or BONUS with bath is perfect for guests or in-laws. A spacious family room is relaxation headquarters for your family. Fabulous Scenic pool/spa.

Virtual Tour: http://www.srqvm.com/7628harrinton.html

*If you or anyone you know are interested in this property please contact me and I will be happy to show or send more information.

Sarasota Red Sox Again?

New and elaborate spring training facilities in Arizona and Florida are now the norm while some teams play in older ball parks such as the Red Sox' in Fort Myers, Florida. So you can understand why the Sox are exploring the idea of moving their spring training headquarters to Sarasota. Sox chief operating officer Mike Dee met with Sarasota officials recently after they called the team earlier in the month to ask about their interest once they learned the Reds were accepting a deal to relocate to Goodyear, Ariz.

Sarasota's old proposal for the Reds would have included a $41 million renovation of the Ed Smith Complex. The Sox seem to be looking for a new facility. There is a 50-acre parcel in Sarasota that could be used to build an elaborate complex, complete with a hotel, shops, restaurants, a dorm for minor league players, and other amenities. Play ball...

Community Event at Sarasota Polo Grounds - Lakewood Ranch

Paws in Motion
Walk-A-Thon

WHO:
All animal lovers and their pets who want to raise money and have
fun doing it – Individual walkers, business/organization teams, family
teams…all are welcome!

WHAT:
Leisurely 1 mile dog walk, booths, entertainment, games
and contests.

WHERE:
Sarasota Polo Grounds
8201 Polo Club Ln.
Sarasota, FL 34240
(Take University Parkway east of I-75,
then south/right on Lorraine Road)

WHEN:
Saturday, May 17, 2008 (Rain or Shine)
Registration opens at 8:15 am, Walk-a-thon begins at 9:15 am

HOW DO I SIGN UP?
Visit www.humanesocietymanatee.org/pawsinmotion.asp for more
information and to download walker/team materials. E-mail walk@humanesocietymanatee.org if you have ~any questions.

Sarasota, Manatee and Venice Realtors join with Mid Florida MLS

Local MLS associations, Sarasota, Manatee and Venice are joining together with the Mid-Florida MLS to create a powerful regional Multiple Listing Service entity that will greatly enhance local professional REALTORS the ability to provide a wider range of services and products to the areas home buyers and sellers.

"Forward-thinking REALTOR associations nationwide are looking at consolidation of MLS systems,” said Joe Hembree, 2007 President of the Sarasota Association of REALTORS. “We’ve listened to our members, and I think we’ve made the right decision regarding the future of our MLS system. The consolidation effort strengthens our technology platform, improves our data exchange, and makes life much easier for our members.”

May Aston, President of the Manatee Assn. of REALTORS, is excited about joining MFRMLS. “It is something that our members have wanted for many years,” she says, “and it will provide us with many services that would be difficult or expensive to obtain on our own.

Currently, the MFRMLS member associations include the Bartow Board of REALTORS, East Polk County Assn. of REALTORS, Greater Lake County Assn. of REALTORS, Greater Tampa Assn. of REALTORS, Lakeland Assn. of REALTORS, Orlando Regional REALTOR Assn., Osceola County Assn. of REALTORS, and West Volusia Assn. of REALTORS. The new member associations will include Englewood Area Board of REALTORS, Manatee Assn. of REALTORS, Punta Gorda – Port Charlotte – North Port Assn. of REALTORS, Sarasota Assn. of REALTORS, and Venice Area Board of REALTORS.

Featured Property of the week: 1860 HAWKINS CT, SARASOTA, FL. 34236

Walk to all that's happening in downtown Sarasota, art galleries, shops, restaurants, theaters, & the waterfront. Every detail of this 2005 bungalow style home, inside & out, reflects thoughtful design & master workmanship. 3 bedrms suites, Chef's kit. w/Wolf range, granite counter tops, Brazilian cherry floors, cherry cabinets, fireplace, cypress ceilings & porches. Detached 1924 carriage house offers an artist's studio w/half bath, 2 car garage & a new guest apartment on the second floor. Add a private brick courtyard, tasteful landscaping, a white picket fence & you have the perfect in town hideaway. Price: $995,000.

Virtual Tour: http://www.realtor.com/realestate/1094608422/#Video

*If you or anyone you know are interested in this property please contact me and I will be happy to show or send more information.

Lakewood Ranch is Certifiably Green

Since 2005, every new village in Lakewood Ranch Florida is being built “green.” What this means, is that these new Lakewood Ranch homes now incorporate building products and techniques that result in a healthier, more energy-efficient, and environmentally responsible home. In addition, every home is certified by the Florida Green Building Coalition’s Green Home Standard.

As one of the largest green communities in the country, Lakewood Ranch appeals to buyers who want to do their part to lessen their homes' impact on the environment. The development works with 22 builders, all of whom are green-certified.

For a Good Time Call ...or Click

Top 10 fun things to do in the Sarasota - Lakewood Ranch area
1. The John and Mable Ringling Museum of Art
5401 Bay Shore Rd. Sarasota, FL 34243 #941-359-5700 Website
This treat for the senses includes the amazing Museum of Art, the State Art Museum of Florida, with 21 galleries of internationally known European, American and Asian art; the Venetian-Gothic Cà d?Zan mansion overlooking Sarasota Bay, winter home of John and Mable Ringling; the historic 66-acre grounds and gardens, two Circus Museums including the Tibbals Learning Center and the Historic Asolo Theater.
2.Marie Selby Botanical Gardens
811 S. Palm Ave. Sarasota, FL 34236 #941-366-5731 Website
Explore the world's most spectacular display of rare orchids, bromeliads and tropical plants in this 9.5-acre oasis on the shores of Sarasota Bay. Gifts, plants and books at the Garden Shop and the Banyan Treasures store in the historic Selby House. Café on premises, poison dart frog exhibit, free-range butterfly garden and ever-changing botanical art and photography exhibits. Group rates for 20 or more. Allow two hours viewing time.
3.Mote Aquarium
1600 Ken Thompson Pkwy., City Island Sarasota, FL 34236 #941-388-4441 #800-691-MOTE Website
Explore the secrets of the sea from the smallest critters to top predators. Both entertaining and educational, this unique attraction showcases Florida's fascinating marine life and the world-renowned research of Mote Marine Laboratory. Viewable, working laboratories offer a rare glimpse of marine science as it's unfolding. Exhibits include a shark habitat, dolphin, manatee and sea turtle exhibits, stingray touch pool and interactive HD theater. Open 365 days a year 10 a.m. - 5 p.m.
4.G.WIZ - The Hands-On Science Museum
1001 Boulevard of the Arts Sarasota, FL 34236 #941-309-4949 Website
Discover the cool side of science with 85 hands-on exhibits the whole family can explore together.
5.LeBarge Tropical Cruises
Highway 41 at Marina Plaza (downtown)Sarasota, FL 34236 #941-366-6116 Website
Enjoy a narrated Sightseeing Cruise combining Sarasota?s abundant wildlife, a bit of history and spectacular shoreline homes or a Dolphin Watch cruise narrated by a marine biologist. Sunset Cruise featuring live entertainment, dancing and a fabulous gulf sunset. Two full cash bars and a light menu available. Reservations recommended.
6.Red Barn Flea Market
1707 First St. E.Bradenton, FL 34208 #941-747-3794 #800-274-FLEA Website
One of Florida's most popular and progressive flea markets. Now with 80,000+ sq ft of air conditioning. 600+ unique retail shops and flea market-style booths. Enjoy family fun, bargain hunting, antiques, collectibles, jewelry, fresh produce, souvenir shopping and a great variety of delicious foods. Watch our Web site for exciting events; our Birthday Bash and antique appraiser in the summer. Free roaming peacocks live in oak filled site. Free admission, parking.
7.Sarasota Jungle Gardens
3701 Bay Shore Rd. Sarasota, FL 34234 #941-355-5305 #877-861-6547 Website
Have you ever seen a cockatoo ride a bicycle atop a high wire? The area's only zoological garden, this wild jungle is a natural paradise with more than 75 species of animals, birds, reptiles and thousands of exotic and native plants. Within ten acres of winding jungle trails and interactive show arenas, visitors can pose with a parrot, hand feed a flamingo and come face-to-face with alligators and crocodiles. Stop off at the Flamingo Cafe for refreshments and hit the trails again.
8.Circus Sarasota
8251 - 15th St. E. Sarasota, FL 34243 #941-355-9335 Website
Known as the "Circus Capital of the World," Sarasota is home to an amazing one-ring, five-star international circus. The Sarasota Herald Tribune calls the show "impressive - sends your mind soaring!" Join the thousands of people who have witnessed the magic of Circus Sarasota. International circus stars will amaze and astound you. Affordable family entertainment at its best.
9.St. Armands Circle
300 Madison Drive, Suite #201 St. Armands Circle, FL 34236 Web Site
St. Armands Circle is an enchanting circle of fine shops and gourmet restaurants. There are more than 150 stores located on this renowed Key and you can spend the day exploring the shops and relaxing in the restaurants. St. Armands Circle is located on St. Armands Key - just south of Longboat Key and west of Sarasota.
10.Siesta Key Beach
Siesta Key Chamber of Commerce 5118 Ocean Boulevard Siesta Key, FL 34242 #866-831-7778
There's always something to do at Siesta Key Beach, and it's within easy walking distance of the many shops and restaurants in Siesta Village. Come to enjoy the day or evening, and be sure to stop by the “Drum Circle” on Sunday evening, a theatrical feast for the eyes and ears as sunset falls on another perfect Siesta Key day.

Real Estate Ramblings...Short Sales?

Short Sales - What are they and what does it really mean.

Short Sale Listings: In instances where the listing broker becomes aware that the listing price may not be sufficient to permit seller to fully satisfy all encumbrances and pay seller’s closing costs, including the listing broker’s offer of compensation, the listing broker may:

(1) Obtain seller’s informed written consent (in either the listing agreement or an addendum thereto) to disclose the Short Sale Circumstance to cooperating brokers, buyers and the public;

(2) Clearly and promptly disclose the Short Sale Circumstance to all cooperating brokers and, when and if appropriate, disclose that the sale of the listed property may be conditioned upon the approval of a court, a lender, or other third party. Such disclosures may occur at any time, but it is suggested they occur at the time of MLS input, if known, or within one (1) business day upon receipt of knowledge. Such disclosure may be included in the “Realtor Only Remarks” and the “Public Remarks” Sections of the listing. If after the initiation of negotiations the listing broker receives knowledge of the existence of a Short Sale Circumstance, or that the sale of the listed property may be conditioned upon the approval of a court, a lender, or other third party, then such disclosures may be made in writing in the “Realtor Only Remarks” and “Public Remarks” Sections of the MLS listing and in either the Contract for Sale and Purchase or an addendum thereto. This disclosure must be word-by-word and disclosed at the time of input, if known, or within one (1) business day upon receipt of knowledge.
“Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of Property at full listing price may be conditioned upon approval of third parties. Call for details.”
An offer of compensation to cooperating brokers which states that it may be adjusted after execution of a contract for sale and purchase by a third party without the consent of the cooperating broker, is not an unconditional offer of compensation under these rules.
Contracts which are subject to approval by a court, lender or other third party must be reported as “pending” consistent with Article 4 Section 15 of these Rules.
If you have any questions please email or call me. As you can see our position is disclosure and that the coop compensation to the Selling Broker can't be negotiated down by the Listing Broker's office. Fact is a third party is not a party to the contract and can't do that either. The offer of compensation is Unconditional. The third party approval is nothing more than a contingency like any other contingency that needs to be met by the contract terms.
If the third party does not accept the offer as presented they will counter to the listing broker as to what they will receive and just like a price adjustment is made to a contract if the property does not appraise then the contract price is increased to meet the cost of selling the property. The buyer can then accept or reject the counter not unlike the seller can accept or reject the lowering of a price to meet the appraised value.

I hope this helps....