Al's Blog

Can Anyone Help With My Outllook Problem?

Al Stickland (Riley Jackson RE Inc.) — Mon, 10 Nov 2008 00:33:15 -0600

I have cats. They can't be trusted, and at this point I highly suspect them. They sneak around my office and try and send messages to who knows who. Their sneaky cat friends probably. Plotting the execution of some innocent rodent I bet. Who knew they could use the Internet? Has someone blogged about these capabilities and I missed it?

They wait until my back is turned then dance across my keyboard, spelling out words that only other sneaky cats can understand. And I fear this time they have sabotaged my computer. Perhaps they've installed some high tech encoding to prevent the dogs of the world from reading their mail. Only they know and I'm aware they'll never tell.

It started today. Each time I start a new message or reply to one, I see the paragraph signs between the paragraphs. And I see dots between words instead of the blank spaces. I don't mean I'm seeing it, like "he's seeing things." I mean the marks are shown to me. Well, not shown to me, like some sign that's been "shown to me." You know what I mean, right? The computer is displaying the formatting (I think that is what It's doing anyway) instead of displaying the blank spaces. And only in Outlook. That's why I need your help. How do I stop it? And I MUST STOP IT!

Just between you and me, I suspect Murphy. Just look at him! He has that Garfield look that lets you know he is capable of all kinds of mischief. And those little brown dots on his nose? My wife says their cute. Ha! Evil is what they are. EVIL I TELL YOU!

I left my dog Lego to stand guard in the office. He knows I am disappointed with him. He won't even look me in the eye. Man's best friend? I don't think so. Probably in cahoots with the cats.

If anyone knows what buttons or tabs these sabatures have used to slow me down, please share.

Al "Top" Stickland

Riley Jackson Real Estate

www.talktotop.com

Reginal Athletic Center Comes to Lacey

Al Stickland (Riley Jackson RE Inc.) — Fri, 31 Oct 2008 14:04:09 -0500

If you've driven down Marvin Rd between Steilacoom and Mullen lately, you've noticed the ball fields going up. With popular Skyhawk field across the street, you might think that "little old Lacey" had all the fields it could use. But you'd be mistaken.

This isn't just another ballpark (see the phase one photo, currently under construction below). Besides the softball/baseball and soccer fields, there will be an impressive array of other event venues. They include event areas, picnic pavilions, play areas, basketball courts,walking trails, concessions, restrooms, parking for over 1,300 vehicles, a performance stage, and a main entrance gathering plaza. Two baseball fields are sized for college and semi-professional play, presenting a future opportunity for attracting a minor league baseball franchise.
In addition to a full complement of athletic fields and outdoor recreation opportunities, upcoming phased proposals (see phase 2 below, which will be located across Marvin Rd.) offers four separate building pads totaling 158,000 square feet that present a realistic opportunity for even more exciting development on the site. According to planners "we envision these pads will be used for a future indoor ice arena, a family fun center, a recreation center with racquetball, gymnasium, and exercise facilities, an aquatic center, and a YMCA or Boys and Girls Club. The City has been approached by an ice arena owner/operator and a fitness center interested in locating on the proposed pads.

This 110-acre project proposal also has significant multi-use potential and is much more than an athletic and recreation facility. It may serve as a special events complex providing unlimited opportunities for community events, festivals, and commercial activities. The complex has significant program space that will accommodate year-round events such as balloon, arts, and music festivals, plus car, boat, garden, and recreational equipment shows, swap meets, theme fairs, and seasonal celebrations."

Wow. You might wonder what a small city like Lacey would want with such a large sports complex, but according to the planners, the park has the capability of bringing revenue into the city. In fact, it was estimated that the revenue generated from the park could be as high as $30 million annually.

Its obvious that the complex will be the envy of many neighboring communities and if successful will be another feather in Lacey's bonnet. And of course one more reason why home seekers might choose Lacey over other communities in the area. The fields are scheduled to be ready for play next year.

If you'd like a home in an Up and Coming community like Lacey, call me. When you talk real estate, TALK to TOP!

www.TALKtoTOP.com

Al "Top" Stickland

Riley Jackson Real Estate

Deal Or No Deal?

Al Stickland (Riley Jackson RE Inc.) — Fri, 12 Sep 2008 17:49:17 -0500

I talked with a person lately that was ecstatic about the "deal" they had gotten on their home. She was able to purchased the foreclosed property for about thirty thousand dollars under the market price of identical homes in the neighborhood. But did she and her husband really get a bargain?

Most foreclosed homes on the market in the area (Lacey, Olympia, Fort Lewis and McChrod AFB area, Tacoma, Spanaway, Puyallup) have their share of bumps and bruises. Some are just suffering from simple neglect (poor lawns, dirty carpets, etc.). But others have been outright abused, and repairing that abuse needs to be fully considered when deciding whether it's "Deal or no Deal."

In order to bring my friend's home up to the condition of the other comparables in the neighborhood, the home will need:

New carpet throughout
New vinyl in all the rooms not carpeted
New interior paint
New exterior paint
Replacement of most of the shrubs in the front yard
New lawn (or significant rejuvenation of the existing lawn)

And as if that isn't enough, this home has had no updating. So if the home was to one day compete with the others in the neighborhood, it would also requires some or all of the following:

Upgraded lighting
Upgraded plumbing fixtures
Landscaping to the backyard
New counter tops
New appliances

Thirty or forty thousand dollars is easily eaten up by the first list alone. Add to all of the monetary requirements the fact that if you plan to address the deficiencies over time, you and your family will have to live in the "less than perfect" home while the work is being done. Only you can decide what that sacrifice is worth. And if you plan to do the work yourself, don't forget to add your sweat equity to the grand total.

If you have questions about whether you should play the Deal or No Deal game, give me a call.

When you talk real estate, TALK to TOP!

www.TALKtoTOP.com

Al "Top" Stickland

Riley Jackson Real Estate

The $163,000 Mistake

Al Stickland (Riley Jackson RE Inc.) — Sat, 09 Aug 2008 15:13:12 -0500

In earlier articles I've talked about tree topping and how harmful it is to the growth of the tree. In short, topping trees makes them susceptible to disease and causes unhealthy and unnatural growth spurts in the tree's effort to replace the missing leaves (the food source for the tree). It also makes the tree more likely to have storm damage and will require more pruning than an un-topped tree.

One local landscaper is learning the hard way that Lacey, WA has made tree topping of city owned trees illegal. Huff Landscaping is facing a bill of $163,000 for topping all the trees in the planter strips in the Horizon Point neighborhood.

Trees in the planter strips in front of Lacey, WA homes belong to the city, and if damaged, can result in having to replace the tree "in like kind." In other words, replacing a damaged tree which has a 12 inch trunk with a a replacement tree of the same species which also has an approximate 12 inch trunk. If you've been to the nursery lately, you'll know a Maple tree with a 12 inch trunk can be VERY expensive.

Trees are a lot more beneficial than we sometimes appreciate. Check out what some reliable sources have to say:

http://www.arborday.org/trees/benefits.cfm

If you'd like more information about caring for trees and the damage caused by tree topping, one of the resources I used is:

http://www.treesaregood.com/treecare/topping.aspx

When you talk real estate, Talk to Top!

Al Stickland

Riley Jackson Real Estate

www.TALKtoTOP.com

The Latest in Local Real Estate News

Al Stickland (Riley Jackson RE Inc.) — Sat, 24 May 2008 01:30:13 -0500

I've asked people recently where they thought Washington ranked nationally in number of foreclosures. Based on what we hear in the news, most of us thought we'd be in the top ten. In fact, we are #47 of all states in delinquencies and #49 in foreclosures. Our market is so far removed from what we hear in the news that its simply hard to believe the facts. But Washington has a stronger economy than most and we are still a very popular destination.

This is further supported when you look at the number of real estate transactions occurring in our area, despite the housing "crisis" that we hear so much about. The recent Office Of Federal Housing report shows Olympia ranked number 160 of 291 metropolitan areas in the United States in overall transactions (which in this report included refinances). Tacoma was ranked number 62. Of course that makes you wonder who was number one, and you'll likely be surprised to learn it is Wenatchee, WA.

You might also be surprised to learn that 2007 was the fifth best year for real estate transactions since records have been kept by the National Association of Realtors. So, would another 2007 be terrible, or is what is happening in our area simply "getting back to normal?" Only time will tell, but in the first 2 months of 2007 there were 1,152 new listings that came on the market. In the same period in 2008 there have been 1,131, just slightly less. Comparing closed transaction in the same period, there were 93 closed sales in 2007 and 77 in 2008 during the same time frame. Again, only slightly down.

Of course we must temper our optimism, knowing that as long as the news can report that the sky is falling, they'll do so, until consumers get tired of hearing it and go on about the business of their lives. Recently I was reading an article from the Associated Press. It was full of gloom and so when the gold nugget of positive news showed itself, I almost missed it. I had to go back and read it again. The article stated "The overall foreclosure rate is 5 percent higher than in February, which saw an unexpected month-to-month decline over January." When that "unexpected decline" occurred in February, no one from the news agencies I'm aware of gave it much coverage.

There are signs that things are getting better nationally and locally, we're still in great shape. If you need to buy or sell or home, you can still get it done in today's market with the right help.

www.TALKtoTOP.com

Riley Jackson Real Estate

A Tipping Point

Al Stickland (Riley Jackson RE Inc.) — Sat, 24 May 2008 01:20:32 -0500

Perhaps you've read the popular book of the same title by Malcolm Gladwell. It's about all those points in time where everything changes. Some tipping points are easy to identify. Cell phones, home computers, and in real estate, exclusive buyer representation.

A tipping point is what our real estate market is approaching, and here's why; By some estimates, 80% of today's prospective home buyers have their house on the market. That means that 80% of would-be home buyers cannot buy until their current home sells. And their home can't sell because 80% of the potential buyers of their home need to sell their own home first. And so on.

Imagine a teeter-totter where the majority of buyers are at one end (the "needing to sell" end) and the remainder of buyers are suspended in the air at the other end. The tipping point will come when more buyers, unfettered by the need to sell a home, realize that this may be one of the best times they will have to purchase a home, when things are so soundly in their favor.

Before that happens consumer confidence must improve, and that will be hard to do as long as our "news" continues to focus on what is happening in the seven or so real estate markets that are doing so miserably.

The government is at work behind the scenes trying to develop stimulus packages directed toward real estate. Under consideration is a bill that would give home buyers a temporary tax credit, and another is a federally assisted down payment program.

You might ask yourself why housing would get so much attention, and perhaps wonder if the monetary expenditures to spur it on are worth it. Although housing only accounts for 5% of the nation's GDP, according to some estimates it has been responsible for up to 75% of new job growth. And of course it is about to contribute to higher unemployment if our tipping point isn't reached.

Those people sitting on the proverbial fence control how quickly the economy is likely to begin recovering. When they finally decide to add their weight to the aforementioned teeter-totter, much will change in our economy, not just the housing market.

WWW.TALKtoTOP,com

Riley Jackson Real EState

Selling Your Home in Today's Market

Al Stickland (Riley Jackson RE Inc.) — Sat, 24 May 2008 00:32:28 -0500

Not along ago, some potential home sellers stated that they would never sell their home for less than what the house up the street sold for. Theirs was better looking, had a bigger yard, had more square footage, had just undergone a kitchen remodel, etc. They felt their home was just better. Unfortunately, their opinion was based on emotion and personal taste, not market facts.

Their yard was bigger, but fell dramatically from just off the back porch to the property line in the rear of the house, so most was unusable. The added space in the house was gained by converting the garage to a family room, but the home still had tiny bedrooms. The kitchen upgrade was done as inexpensively as possible, and so the 1950's model home wound up with a 1970's feel. And it was still equipped with aluminum, single-pane windows. Not at all comparable to the fully updated home that sold up the street.

When it comes time to sell your home, hire a professional (a Realtor) who knows the market, and then follow their advice. Here are some key marketing tips to use if you are selling, and things to look for when buying:

Look at close-in sales. Six months can change everything. In 1988 homes were appreciating at about 12% annually, but by 1991 were losing almost 6%. Finding comparables has become more and more difficult because fewer homes are being sold. Be careful of anyone who can tell you "off the top of their heads" what the market will pay for your home.
Know What is Selling Your Home. You might have a Realtor tell you that they can sell your home for a specific price, but the reality is that the home must sell itself. A great Realtor will market the home to be visible in every home buying venue, but the home will very, very rarely command a higher price than average market price. Thinking that a Realtor could sell your home for more than market would normally pay is folly. No one can sell a 99 cent McDonalds© cheeseburger for two bucks to a savvy buyer.
Start With the Right Price. Once you see the price range of the comparables in your area, then you can decide what the asking price will be. Make your price competitive (even below) the comps. Too many sellers compute what they owe, add what they want, then add the cost of selling, total it all up and use that sum to determine the list price. That seldom works and more often results in listing a home that won't sell.
Be Flexible. You rarely get a second chance at a buyer. The average consumer views only 8 properties before making a purchase, so if someone wants to see your home, do what it takes to let them see it. And by all means make the house as presentable as possible. You should also be flexible with the price. If nothing is happening in the first few weeks of the listing, chances are that the market is rejecting your price.

If you need help in today's tough market, I can help.

WWW.TALKtoTOP.com

Riley Jackson Real Estate.

Your Government to the Rescue

Al Stickland (Riley Jackson RE Inc.) — Sat, 24 May 2008 00:20:08 -0500

The slumping housing market, home foreclosures, and mortgage companies who have closed their doors were headline news for the last quarter of 2007. As many have read the articles and wondered how this situation could happen, let's take a look...

During the housing boom of the last few years, home values were leaping into double digits - earning phenomenal appreciation. Somewhere around 2001, we may have lost our minds.

The double-digit appreciation filled the real estate market with buyers looking for a quick profit. Buying a home for $180,000 one year, realizing 12% appreciation the first year and 6% the next (and the 6% is a modest approximation), then selling for $213,000 (after the 2 year live-in requirement to avoid capital gains taxes) equated to about a $15,000 profit.

As people realized that they could use their home appreciation (equity) to buy and sell real estate, more and more "creative" loans were developed to get people the money they needed to buy. And why not? There was almost 10 years of steady growth in equity to back these loans.

These "creative" financing approaches were riskier than anything the government would get involved with and as result, government loans (like FHA and VA) were sidelined as too restrictive.

Then came the national (though not local to Washington as yet) decline in values, coupled with variable loans taking a huge jump in monthly payments and sending some homeowners packing. Literally.

Things are changing fast as commercial lenders tighten restrictions, shining new light on zero down government loans. Lenders are dusting off their VA and FHA manuals to take advantage of recent increases to the loan values the government allows, and hopefully new home buyers will be the result.

FHA loans have also been overhauled to better reflect the cost of homes and to make them more relevant in today's lending market. The FHA limit is now $361,000 in Thurston County (Olympia, Lacey) and $567,000 for Pierce county (Ft. Lewis, NcChord AFB, Tacoma, Puyallup, Lakewood). For VA it is $417,000 for both Pierce and Thurston Counties.

Loans are still available and interest rates continue to be low. Despite the changes, homes will continue to be bought and sold in our neighborhoods.

Could you use additional information on government assistance for foreclosure? I can help.

www.TALKtoTOP.com

Riley Jackson Real Estate.

Real Estate For The Military

Al Stickland (Riley Jackson RE Inc.) — Mon, 07 Apr 2008 12:30:04 -0500

Being an Army retiree makes me especially fond of VA loans. Of course working with Soldiers from Fort Lewis and Airmen form McChord Air Force Base makes VA funding all the more important to me. So I was glad to read about the National Association of Realtors (NAR) speaking out in Washington D.C. about how important VA loans are to the housing industry.

The Veteran Home Loan Gurantee Program is designed to provide loans with favorable terms to veterans and active/reserve members of the armed forces, recognizing that their income isn't often competitive with their civilian counterparts. In fact, with todays lending institutions tightening their belt, government loans are the some of the few available that are zero down.

During the presentation, the NAR cited a 2004 study in which 82 percent of first-time home buyers using VA loans would not have qualified for conventional mortgages. A staggering 61 percent of those borrowers also lacked the debt to income ratio and the required down payment to qualify for an FHA backed loan.

The NAR asked the The House Committee on Veteran's Affairs to push legislation that would increase loan limits to 150 percent of conforming loan limits, to ease the refinancing requirements and restrictions, and to offer permanent authorization the guarantee of adjustable rate mortgages (ARM) and hybrid ARMs.

With our men and women "in harm's way" in so many places around the world, it is only fitting that they have the ability to achieve the American dream of home ownership.

I, and the other Realtors of Riley Jackson Real Estate, are committed to serving our Army, Navy, Air Force, Marine and Coast Guard members with the same level of commitment that they provide to us. Thank you for your service, whether past or present, and God bless.

www.TALKtoTOP.com

Military Clients and Real Estate

Al Stickland (Riley Jackson RE Inc.) — Mon, 31 Mar 2008 17:20:36 -0500

Military clients are different. I know. I spent 26 years in the Army and made 11 moves (PCS) myself. But I'm not sure that most Realtors can truly understand the plight of military members "on the move." For this reason, I thought I'd share a bit of information.

It's obvious when you meet them that military people are on a deadline. That doesn't mean they can be pushed into making a decision. They know what their family needs (and what they want is always secondary to that) and they expect a Realtor to find it for them. In some markets what they need in a home to purchase and what they can afford are light years apart. After all, they make far too little money for what they are expected to do and gallantly accomplish. You need only be honest with them and they will adjust. That's what they do best. That might mean referring them to rental agencies instead of selling them a home. But remember they are often coming from areas with much more reasonable housing prices, so if you are a Realtor in California, Washington, New York and the like, be prepared for culture shock.

Expect the entire family to participate in the process. The kids will be in tow because dad and/or mom are often deployed, and time together is precious. Grandma might be there too because she gets to see this family together far too little. And grandma/grandpa might be there to provide financial assistance as well. Think family outing and be prepared!

Military members are entrenched in values, and so any perception they get that a Realtor is in it solely for the commission will mean the end of your relationship together. The sale might occur, after all remember they have a deadline to meet, but they'll likely not contact that Realtor again in the future.

Real estate sales are different from one location to the next as you know. The Soldiers I represent from Fort Lewis and the Airmen from McChord Air Force Base often base their expectations on how things worked in the last state (or country) they were in. Take the time to bring them up to speed on local markets and they'll appreciate the effort. But remember that they are used to, and will expect to be, in charge of the transaction. They are leaders after all, and the safety and comfort of their family hangs in the balance. We owe them %110 effort.

Military spoken here:

Hooah!

Riley Jackson Real Estate

Why Thurston County

Al Stickland (Riley Jackson RE Inc.) — Thu, 20 Mar 2008 16:40:59 -0500

I just got back from a trip to Fort Leavenworth to attend a relocation fair for officers graduating from the Combined Arms Center. While I do business in both Pierce and Thurston counties, I found myself talking up Thurston County a little more than Pierce. That made me wonder why. (By the way, below is a picture of me at our little booth. Those were supposed to be black and gold balloons)

I moved to the area in 1999 when the Army, after 25 years, finally sent me to the place I had as my number one stateside assignment preference. I wrote Fort Lewis on my "dream sheet" while at basic training at Fort Knox in 1976 (does that make me old?). Fort Lewis has been #1 on my dream sheet ever since. Ironically, it wasn't my choice, it was my wife's. She had lived in Lakewood while her father was assigned to McChord Air Force Base. So when we came to Washington, we had the same dilemma.

In all my transfers with the Army, we always made our housing decisions by looking at schools. In preparation for our trip to Fort Leavenworth I put together some information about school systems that I got from The Superintendent of Public Instruction. Click the picture to go to their web site.

Based on the information I obtained for myself back in 1999, my family decided to live in Thurston County. When I looked at the Washington State Report Card (at the link above) I found that school district and county rankings haven't changed all that much. In Thurston County, you can also tell from the scores where property is going to be most expensive. Compare what you find at that Link and compare it to the general price of housing. From highest to lowest you'll find pricing generally ranked in the following order: 1) Olympia 2) Tumwater 3) Lacey 4) Yelm.

Bear in mind that this is Washington, where public schools rank well when compared to others around the country. I know people who are VERY satisfied with the schooling their kids are getting in Yelm, Lacey and other places around the county. We all know that a lot of what determines a child's grades depends on what is happening at home.

Well, this is the first of many installments (I hope). Another topic to discuss will be crime in the area. Then I plan to discuss each of the communities individually, starting with Thurston and moving on to Pierce counties later.

Remember, when you talk real estate, Talk to Top!

www.TALKtoTOP.com

Am I Covered?

Al Stickland (Riley Jackson RE Inc.) — Mon, 25 Feb 2008 00:30:33 -0600

Recently I was showing a duplex to potential buyers. It was a 2-story arrangement with a slider from the master on the top floor giving access to the roof. There was a quasi deck arrangement there on the roof, but this is Washington. Naturally it was raining! The residents are tenants and not inclined to care for the deck in inclement weather (and who can blame them). The seller was selling. Need I say more? That roof was slick, and as my clients made their way to the railing (because they are going to buy the place and need to see every inch they can) I had visions of one of them slipping and falling through the deck. And that made me wonder... who covers that? My insurance company? Do I need an upgrade? Our MLS forms require the seller to maintain adequate coverage for most circumstances, but is that enough? As litigious a nation as we've become, I'm wondering if I'm covered.

Many of you may have suggestions or feedback and I would certainly appreciate it.

Cure Cancer

Al Stickland (Riley Jackson RE Inc.) — Thu, 07 Feb 2008 00:11:47 -0600

Few words sound so impossible. Cure cancer. Despite the enormity of the proposition, countless people work hard year after year to do just that. And they are surrounded by the best possible reasons to take up the fight, those fighting cancer, those who have survived, others remembering those lost to the disease. Where could you possibly find such a vast group of people, all touched by cancer? I'm glad you asked!

Relay for Life is a fund raising event through the American Cancer Society that culminates in an all-night walk to show support for finding a cancer cure (the picture above and the one to the right came from last year's all-nighter).

Last year we raised over $3,000, but this year we want to do more. Our team will be large (I hope) with Realtors, people from the title companies, lenders and more. All fantastic people committing time and energy to raise money to save.... US from cancer. Our goal is $10,000 and of course we'll have no problem... with your help.

Click this fight picture to join the fight and make a donation. It only takes a minute:

Interest Rates

Al Stickland (Riley Jackson RE Inc.) — Wed, 06 Feb 2008 23:35:42 -0600

The rates lately have been going crazy, up then down, often multiple changes in the same day. One of the primary lenders I work with, Tim Barlow from Cornerstone home loans, used to send me the interest rates every day. It was pretty handy thing to start the day with. But rates have been changing so fast, some Realtors were forwarding the information to clients. and those clients were expecting those interest rates days after the initial post. Of course that was often 12 changes ago.

Interest rates are about the only thing that seems to change quickly in the housing market. Home sales and home values seem to change so slowly. The slow housing market in Washington State is attributed to more inventory than the market can handle. Where'd all the inventory come from? Well, over the last five or so years there were far too few homes on the market, driving up prices and sending builders into a frenzy, building where ever they could obtain a permit. Affordable homes became harder and harder to find. So many builders and so many new developments. But the market started to slow and it seems that the building industry, like a big ship, continued to move forward despite the slowing market, to the point that they have homes they can't sell fast enough.

But just wait. As builders leave the market and our population increases (we have a great economy that continues to grow after all), not far down the road we'll be in a situation similar to the one we found ourselves in earlier; too few homes for our needs. Then the builders will come, and they'll build wherever they can find a permit...

Back to interest rates for a moment. Tim has taught me that when you are trying to anticipate what is going to happen with interest rates, pay attention to what bond prices are doing. That's where mortgages are bought and sold, so that is where the best information can be found.

Its good to be a Realtor with a smart team behind them!

Talking Real Estate? Talk to Top.

When News is NOT News

Al Stickland (Riley Jackson RE Inc.) — Mon, 14 Jan 2008 23:40:45 -0600

There seems to be a growing trend in the media these days, to talk about things during news hours that don't fit my definition of news. Here's an easy illustration. Next Sunday turn on Meet the press, This Week With George Stephanopolis, or a myriad of other news shows.

The first half hour is pretty much news, meaning they interview people making news. But lately in the second half of the program they have what they proudly call a political round table. These are reporters who spend their time talking about what they think is happening in the political arena. And to me, that isn't news. And that is the point in the show when I tell my TiVo to dump the episode.

The same thing happens all too often in real estate, though it is harder to see. People talk about what they think, to the point that more and more people believe they are getting news. What they react to is often opinion, and all too often, uniformed opinion to boot. As a result, what we often experience are self-fulfilling prophecies. They say the market is bad, we stay out of the market, the market is bad. Would it have been bad if we had not stayed out of the market?

There are some great opportunities out there and buyers especially need to take a hard look at the market and their position. People in the industry (The National Association of Realtors, The National Association of Home Builders, and others) are projecting recovery of home sales in the second or third quarter. If you are a potential home buyer, think about what that could mean to you. Better in this sound bite means higher home prices, fewer homes in the inventory and sellers being closer to the seat of power in the transaction. By the time you hear that things are better, you might be paying higher prices and having less to choose from.

If you believe we are headed for a recession, you can count on higher interest rates that may also keep you out of the market. If you fear that our economy is headed for something worse than recession, then perhaps you should wait. But don't wait for interest rates to get a lot better. They are fantastic at the moment!

Al "Top" Stickland

www.TALKtoTOP.com

Help With Photos

Al Stickland (Riley Jackson RE Inc.) — Sat, 12 Jan 2008 00:58:40 -0600

Not long ago I was surfing Google and came across an Active rain blog explaining how to use a free program to take the background out of a photo. (That was a long sentence, wasn't it?)

Anyway, I sent the link to myself so I could try it att home, but of course, I lost it.

Not only did it appear to be great info, the author was pretty funny as well. Anyone know where I can find the blog(ger) who wrote the artice. I tried search...but too many choices.

E-Mail Receipts

Al Stickland (Riley Jackson RE Inc.) — Mon, 07 Jan 2008 23:41:02 -0600

Since I download e-mail to several places, I leave original messages on the server so that from any of my "spots" I have access to all my messages. As a result, I might read a message at the office. But when I come home to my home office, there the message sits again as if I never touched it. In fact, if the sender asks for a receipt and I delete it at my home office without reading it (remember, I already read it at my brokerage, or on my hand held, or on my out-of-office laptop) Outlook will process it as though I deleted it without reading it. Not the kind of message you want to send your client.

Three choices here:

1. Open the message again and then delete it

2. Highlight the message, use control Q (to mark as read), then delete

3. And the last as best way, go to tools, options, email options, tracking options, Ask me before sending a response.

Good luck.

Losing National Exposure

Al Stickland (Riley Jackson RE Inc.) — Wed, 05 Dec 2007 01:12:23 -0600

Recently the Northwest MLS made the decision to cease uploading listings to Realtor.com. When I spoke to our local representative I was told the decision was made in order to "drive" clients to the regional providers. This is a short-sighted approach for a number of reasons:

The state of Washington has a large military community. As a retired Army member myself, I can tell you when transferring from Korea, Germany, Hawaii, Arizona, or just about anywhere else, a service member doesn't call up John L Scott, Windermere, Van Dorm and the like from their favorites. They've never even heard of them. Realtor.com, yeah, they know how to find them....
I'm just guessing here, but I'd bet that a lot of other folks that aren't military, who have never been to the best coast, have never heard of these regional brokerages either. I wonder where they begin their search?
At a time when the NAR is pumping money into advertising to tell consumers it is a good time to buy, our regional MLS is making it harder for consumers to find our inventory. Are the regional web sites so captivating that they are generating more business than is being lost for these brokerages?
Realtor.com touts that over 77% of the market is searching for real estate at their web site. Even if the 77% is inflated, it is a significant market share and our regional decision makers have decided that your listings don't need the exposure. I wish they would have taken a moment to get some second oppinions.
Many realtors (myself included) have made additional payments to realtor.com to "enhance" our listings. Withour conultation our regional decision makers have made those investments worthless, and have done little to warn us that the change was coming. Realtor.com reports that the NWMLS had committed to provide the information until mid-January, but instead ceased transmitting without warning to Realtor.com. As a result we have unhappy clients expecting a service that we can no longer supply.

To make matter worse, Realtor.com has been inept at making adjustments. They failed to notify their clients, have provided inaccurate work-arounds and have basically been chasing their tail. As a result, many of us have had to jump through whoops, spend additional money, and all (so far) for nothing.

Had the regional MLS decision makers given their realtors a courtesy heads-up, who knows what actions could have been taken to avoid this small (but irritating) disaster.

Home Security

Al Stickland (Riley Jackson RE Inc.) — Sun, 05 Aug 2007 10:58:45 -0500

Have you heard of "Lock Bumping?" It is a means by which criminals make adjustments to standard house keys, then use those keys to open people's doors (in ohter words, break in). It's called bumping because the techniques requires the criminal to "bump" the key (tap it). But here I might have used the word criminal a little loosely. If you were to go to the web and type lock bumping, you'll get a huge selection of videos and information about lock bumping, including videos on "how to" lock bump. Below is the the advertisment for an 11-key set that they claim to be able to bump virtually any lock in North America. Two brands of deadbolt locks are touted as "un-bumpable." They are Medeco and Schlage Primus. You can spend up to about $150 to order on line.

We don't have the the number of home break-ins in the Puget sound area as many large metropolitan areas. But there's no sense in taking a lot of chances. It only takes once!

Be safe!

Should Soldiers Buy Real Estate?

Al Stickland (Riley Jackson RE Inc.) — Sun, 29 Jul 2007 10:16:02 -0500

Real estate as you know has seen phenomenal growth in the past few years, and it is because of the return on investment (ROI). For examlpe, I bought a new, 4 bedroom home in Lacey when I PCS'd here in 2000. I paid about $180,000 for it at the time, and to be honest, it was more money than I wanted to spend.

As the neighborhood Realtor I am frequently doing market comparisons for my neighborhood clients cso I keep a close eye on the value of my home. Were I to market it today, I'd likley list it for around $320,000. That is is a 77% increase in investment. But there's more to the ROI advantage real estate brings.

Real estate allows you to leverage borrowed money. You can't borrow money to buy stocks and bonds, but you can borrow money to buy homes. And once you buy stocks and bonds you can't get others to pay for them for you, but if you have rental property, that's exactly what happens. As a result of these advantages investors have been in the market in a big way, though in the last year that has dropped significantly with the slowing market. But even that has some good news for military folks owning rental property. When the buying market slows, the rental market generally increases, meaning it is easier to find renters to occupy your property.

You don't have to buy a lot of houses to get a big ROI, you can get it from owning a single home. And if you think this is the area you might like to spend your retired years, you can buy a home now and have someone else helping you pay for it for while you complete your service. Sweet!

Call me for a free Rent vs. Buy comparison. Talk to someone who's walked in your shoes (okay, boots.) Talk to Top! www.TALKtoTOP.com

When a Home Doesn't Sell

Al Stickland (Riley Jackson RE Inc.) — Sun, 29 Jul 2007 01:02:34 -0500

When a sign goes up in a yard in my neighborhood I have a professional interest in what happens. What I've been watching lately is distressing; a home that won't sell.

There are really only two reasons a house won't sell; it's priced too high or it is in poor condition. You could argue that cause #2 is also a result of cause #1. And that might be true. But how do we come up with our home's listing price?

Realtors (and appraisers for that matter) use comparables from the area to determine what the market is currently willing to pay for like property. What the property is actually worth doesn't always translate into market value. Sometime the market will pay more, sometimes less, depending on home availability (inventory levels).

When presented with a marketing strategy, examine the comps. If the homes are similar, you can be pretty secure in pricing your home similarly, taking into account the square footage differences.

The market can be unforgiving when you are priced too high. Don't compound the problem by switching Realtors instead of just lowering the price, unless there isn't a comprehensive marketing strategy in place. A good marketing strategy includes newspaper ads, real estate magazine ads, prominence on the web, flyers in the flyer box, etc. If your Realtor has those strategies covered and your home isn't getting showings, take another look at the price and/or condition of your home.

If you are thinking of selling your home, call me. I can tell you what it will likely bring on the market and save you some of the pain some home sellers go through. But you will always decide the listing price!

Remember a home's worth and market value aren't always the same. In a cool market you may have to "market" a home for less than you might think it's worth.

Talk to Top! www.TALKtoTOP.com

It's Never Just About Money

Al Stickland (Riley Jackson RE Inc.) — Sun, 29 Jul 2007 00:58:55 -0500

This year, as in years past, we were involved in Relay for Life, a fund raising event for the American Cancer Society, and it culminates in a 24 hour "relay" to raise funds for cancer research.

We had Realtors from Riley Jackson and other offices, as well as folks from First American and Stewart title companies, all coming together to raise money for cancer research.

The Relay event was held 22-23 June at North Thurston HS. If you've not been, make plans to attend next year. There is a carnival atmosphere with plenty of games, drawings and food.

This year our team raised over $3,000 for cancer research, and during the relay, we had someone walking the track for the entire 24 hour period. Come join us next year!

www.TALKtoTOP.com

Home Selling and Emotions

Al Stickland (Riley Jackson RE Inc.) — Sun, 29 Jul 2007 00:37:40 -0500

Selling a home can be an emotional experience. It involves parting with a great source of memories, and the end result of countless hours of hard work and creativity. No wonder so many home sellers are "hurt" when they receive a lower offer than they expected. Here are some rules to follow when selling your home that lower the risk of emotion souring the transaction:

Don't meet the buyers until the terms have been agreed to. When people come to see your home, be somewhere else. Getting to know the buyer can add an emotional element to the negotiations you don't need.
Remember that buyers are purchasing a house, not your "home." Don't be easily offended and try to stay focused on the business side of the transaction.
If you're a buyer, be aware that you could alienate the seller by low balling the offer. Have your Realtor find out what the home is worth, and if it's priced correctly, be cautious.
When you feel yourself being emotionally tested, take a moment and reflect on what your final goal is, then act accordingly.
Think Win-Win.

Keeping emotions at bay is critical, so be sure you have a Realtor® you can trust to negotiate on your behalf! Talk to Top! www.TALKtoTOP.com

Establishing a Home Price

Al Stickland (Riley Jackson RE Inc.) — Sun, 29 Jul 2007 00:22:24 -0500

Sellers lately have been gathering inforamation about the home sales in the area, and then pricing their home comparable to the highest priced homes in the market. It's important for clients to realize what some of the characheristics of those top priced homes are. Here are a few:

Upgraded flooring, especially hardwoods and in some special circumstances, soft woods. The small entry area where builders like to add a little wood doesn't really measure up. To command the selling prices wood floors can bring, a substantial portion of the home must be covered.
Solid countertops, such as granite and the like. These must be professionally installed and have the look of having come with the house.
Upgraded appliances. The "flavor of the month" at the moment is stainless steel. But some homeowners have gone even further, adding sub-zero frezers, tri-mounted ovens that include standard oven, convection oven and microwave, all in a tower unit.
"Spa like" features in the bathrooms including jetted tubs, tiled multi sprayer showers, solid countertops, etc.
Three car garages.
Separate offices with built ins.
And the list goes on and on.

Fresh paint and carpet isn't going to push a home to receive the maximum price. And pitting your freshly painted and carpeted home against one that has been "decked out" by asking the same price is going to result in a slow/no sale.

It's tough to learn you don't have the nicest home on the block. Ask your Realtor what the market is going to think of your home and put aside your own feelings.

Preparing to Sell

Al Stickland (Riley Jackson RE Inc.) — Sun, 17 Sep 2006 23:03:46 -0500

If your home is on the market, here are some ideas that may speed the selling process:

· Make sure you and your Realtor have verified that your home is priced correctly
· Make your home “show” the best by:
-Making it the cleanest
-Eliminating clutter
-Keeping the yard trimmed and clean
-For showings, keep the lights on in every room and if safe to do so, have the fireplace going
-Use a couple drops of vanilla on a cold light bulb, then turn it on
-Consider having your home professionally “staged”

Write me with your comments or questions at Astickland@johnlscott.com or add a comment here.
Talk to Top at www.TALKtoTOP.com