Taunton MA/ Berkley MA Real Estate, Bristol County Realtor - Bobbie Files Keller Williams Realty

Third Quarter Market Report

Sat, 14 Nov 2009 05:59:30 -0600

Bristol County 3rd Quarter Market Report

	*Q2' 09*	*Q3' 09*

Average Price	$269,200	$274,500
# Homes on the Market *	2,849	2,648
# Homes Sold **	747	886
# New Homes Built ***	78	72
Avg # of Days on Market	118	112

See the entire report by pressing HERE

Market Indicators for the 4th Quarter of 09 are that the Number of New Homes and the Number of Homes on the Market is going to increase. Sale price and the number of homes sold is expected to remain stable.

According to the MLS records the 3rd Quarter had leveled out to be a neautral market. Not a Seller's Market BUT not a Buyer's Market either. Homes that are priced accordingly are receiving multiple offers and are selling OVER asking price.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

ARE YOU INTERESTED IN PURCHASING ONE OF THE INCREDIBLE FORECLOSURE BUYS ON THE MARKET???
VISIT - http://JustForeclosures.BerkleyMass.com

Zillow by their own reporting is NOT an accurate source for property values

Mon, 05 Oct 2009 16:14:55 -0500

With all the information out there avaiable to home sellers and home buyers, finding and getting the right information becomes a challenge.

Zillow is one of the most well known property valuation websites, but if you are using it to decide what to place your home on the market for or what the home you are looking to buy is worth you will getting inaccurate or irrelevant information.

This is a portion of the Zillow Data Coverage and Zestimate Accuracy graph. As you can see in Bristol County they are only within 5% of the sale price 24% of the time. That number is not good odds for either a seller or buyer to accurately price their home. In Plymouth County it goes down to 22%.

Definitions

Zestimate Accuracy/Star Rating:

This rating is tied to the Median Error in an area.
The ratings are as follows:

= Best Zestimate
= Good Zestimate
= Fair Zestimate
= Tax assessor's value, or unable to compute Zestimate accuracy
0 stars = No valuation

Tax Assessor's Value

Depending on the jurisdiction where you live, this value could be the tax assessed, tax appraised, or market assessed value. This value comes from the taxing authority of the city, county or state where you live; this is not Zillow's value.

Note: Tax assessor's values differ from Zillow's Zestimate, which is computed by entering numerous data points into a proprietary formula, often resulting in a more accurate value estimate.

Homes on Zillow:

This indicates the percentage of homes for which we have data (e.g., number of bedrooms or bathrooms) in a particular locale. These are the homes you can find via maps or search on Zillow.com.

Homes With Zestimates:

We can only calculate Zestimates for homes where we have certain data, including transactions. This column indicates the percentage of homes in an area with Zestimates.

Within 5% of Sale Price:

This is the percentage of transactions in a location for which the Zestimate was within 5% of the transaction price. For example, in the Portland area, 30% of the time the Zestimate was within 5% of the selling price.

Within 10% of Sale Price:

This is the percentage of transactions in a location for which the Zestimate was within 10% of the transaction price.

Within 20% of Sale Price:

This is the percentage of transactions in a location for which the Zestimate was within 20% of the transaction price.

Median Error:

Half of the Zestimates in an area were closer than the error percentage and half were farther off. For example, in Seattle, Zestimates for half of the homes are within 8.2% of the selling price, and half are off by more than 8.2%.

As you can see from the legend I pasted above they rate their own ability to be accurate. In Plymouth County they gave themselves 2 Stars which is Fair accuracy. For easier understanding to me that is a D. My son would have been grounded for months if he ever came home with a grade like that.

If you are a home seller or home buyer and would like an accurate Market Report please contact me and I will give you a no obligation report on your home or a home you are looking to purchase.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

ARE YOU INTERESTED IN PURCHASING ONE OF THE INCREDIBLE FORECLOSURE BUYS ON THE MARKET???
VISIT - http://JustForeclosures.BerkleyMass.com

BERKLEY MARKET REPORT - JULY 2009

Fri, 07 Aug 2009 04:14:55 -0500

Total Market Report is provided to give you an overall picture of the current market conditions.The following report is for single family homes sold in Berkley from July 1, 2009 - July 31, 2009.

Single Family Homes

Number of Homes on Market              61 (a rather high number of listings for such a small town)

Average Days on the Market             174 - The Market Time is signifying the homes are VERY overpriced

Number of Homes U.A.G                     4 - that averaged only 130 days on the market (Price = Pace)

Average Price of U.A.G. Homes        $329,300

Number of Homes Sold                        6

Average Sold Price                         $262,304

~$278,975 As of July 3, 2009
~$315,000 As of April 2, 2009
~$300,750 As of March 3, 2009
~$283,833 As of February 8, 2009
~$250,000 As of January 8, 2009
~$361,250 As of December 5, 2008
~$259,125 As of November 2, 2008
~$312,913 As of October 3, 2008
~$435,000 As of September 3, 2008
~$0 As of August 16, 2009
~$334,250 As of July 9, 2008
~$317,800 As of June 12, 2008
~$418,333 As of May 1, 2008
~$286,833 As of April 8, 2008
~$180,000 As of March 8, 2008
~$344,250 As of February 7, 2008
~$349,000 As of January 8, 2008
~$262,442 As of December 9, 2007
~$243,125 As of November 7, 2007
~$645,500 As of October 4, 2007
~$331,000 As of Sept.1, 2007
~$349,073 AS OF AUG. 4, 2007
~$356,473 AS OF JUNE 24, 2007

Average Asking Price                       $367,609

Lowest SALE Price                            $120,000
Highest SALE Price                           $392,000

July finished out with a huge amount of activity!!!!!!!! 10 home buyers have taken or are taking advantage of the $8,000 First Time Home Buyer Tax Credit. 10 home sellers have priced their home IN THE MARKET and have successfully sold their home. There is still pent up activity, plenty of buyers are jumping off the fence and buying. Position yourself as a Home SELLER not just a homeowner with your house on the market.

You want your home IN the market not ON the market.

The absorption rate has gone down to 6 months from 10 months in the month of February. Lots of inventory was purchased but lots was placed on the market as well! There has been a tremendous increase in the number of buyers in the marketplace - rates are at an historic low - the government is putting immense pressure on the banks to work WITH homeowners not AGAINST them and help them restructure their loans to try and prevent additional foreclosures from hitting the market. The lower end and modest homes are being absorbed much quicker that higher end homes. Homes over $400,000 are experiencing longer market times or are not selling at all and there is more downward pricing pressure. 17 homes of the 61 that are on the market are priced over $400,000 that is over 25% of the total homes for sale. BUT if you look at the highest sale price ($392,000) you can see that even though there is a large percentage of high end homes for sale that is NOT where the desire or activity is. As a homeowner you REALLY need to look non emotionally at the homes that have sold and judge based on the sale prices of the comparable homes and really see if your home should be priced over $400,000. If it is legitimally worth over the $400,000 mark take extra care and concern to price it as competitively as possible!!!

Lower and middle end homes are receiving multiple offers and even selling OVER asking price.

What do you need to know if you are a homeowner looking to sell?

Your home MUST (and I mean MUST) be in a condition that an F.H.A. or V.A. approved buyer can purchase call me to find out what steps you MUST take to ensure your home is in the condtion required by these mortgage programs

According to the facts of record we are still losing value. Not great news I know, but it stresses the importance of properly pricing your home UPFRONT!

Price it ahead of the curve and you will open your home up to the largest pool of potential buyers which will sharply lessen your market time AND increase your bottom line! I would rather see any seller get multiple offers to choose from than no offers at all.

Call me for a competent, accurate analysis of your home.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

ARE YOU INTERESTED IN PURCHASING ONE OF THE INCREDIBLE FORECLOSURE BUYS ON THE MARKET???
VISIT - http://JustForeclosures.BerkleyMass.com

WARNING - If you or anyone you know has a mortgage pending with Taylor Bean and Whitaker

Thu, 06 Aug 2009 13:18:02 -0500

Taylor Bean and Whitaker, (third largest FHA servicing lender in the country) has ceased operations effective immediately. They just sent out a press release. They will not be closing or funding ANY loans in their pipelines. They were simultaneously shut down by FHA, Freddie Mac and Ginne Mae. This is going to affect a great many loans in this area. They had a major branch in Braintree which serviced many brokers and lenders in this area.

If you applied and were approved for a mortgage with TBW or have a buyer on your home that is using TBW this loan will NOT close. There will be no more loans funded.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

ARE YOU INTERESTED IN PURCHASING ONE OF THE INCREDIBLE FORECLOSURE BUYS ON THE MARKET???
VISIT - http://JustForeclosures.BerkleyMass.com

Berkley Market Report - APRIL THRU JUNE 2009

Fri, 03 Jul 2009 06:38:09 -0500

Total Market Report is provided to give you an overall picture of the current market conditions.The following report is for single family homes sold in Berkley from April 1, 2009 - June 30, 2009.

Single Family Homes

Number of Homes on Market              62 (UP 23 from last report!!!)

Average Days on the Market             151 - An abundance of homes placed on the market in the last 4 months

Number of Homes U.A.G                     5 - that averaged only 63 days on the market (Price = Pace)

Average Price of U.A.G. Homes        $237,480

Number of Homes Sold                        8

Average Sold Price                         $278,975

~$315,000 As of April 2, 2009
~$300,750 As of March 3, 2009
~$283,833 As of February 8, 2009
~$250,000 As of January 8, 2009
~$361,250 As of December 5, 2008
~$259,125 As of November 2, 2008
~$312,913 As of October 3, 2008
~$435,000 As of September 3, 2008
~$0 As of August 16, 2009
~$334,250 As of July 9, 2008
~$317,800 As of June 12, 2008
~$418,333 As of May 1, 2008
~$286,833 As of April 8, 2008
~$180,000 As of March 8, 2008
~$344,250 As of February 7, 2008
~$349,000 As of January 8, 2008
~$262,442 As of December 9, 2007
~$243,125 As of November 7, 2007
~$645,500 As of October 4, 2007
~$331,000 As of Sept.1, 2007
~$349,073 AS OF AUG. 4, 2007
~$356,473 AS OF JUNE 24, 2007

Average Asking Price                       $370,375

Lowest SALE Price                            $110,000
Highest SALE Price                           $425,000

April, May and June finished with a fair amount of activity. 13 home buyers have taken or are taking advantage of the $8,000 First Time Home Buyer Tax Credit. 13 home sellers have priced their home IN THE MARKET and have successfully sold their home. There is still pent up activity, plenty of buyers are jumping off the fence and buying. Position yourself as a Home SELLER not just a homeowner with your house on the market.

You want your home IN the market not ON the market.

The absorption rate is sitting at 7.5 months from 10 months in the month of February. Lots of inventory was purchased but lots was placed on the market as well! There has been a tremendous increase in the number of buyers in the marketplace - rates are at an historic low - the government is putting immense pressure on the banks to work WITH homeowners not AGAINST them and help them restructure their loans to try and prevent additional foreclosures from hitting the market. The lower end and modest homes are being absorbed much quicker that higher end homes. Homes over $400,000 are experiencing longer market times and more downward pricing pressure. Lower end homes are receiving multiple offers and even selling OVER asking price.

Call me for a competent, accurate analysis of your home.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

ARE YOU INTERESTED IN PURCHASING ONE OF THE INCREDIBLE FORECLOSURE BUYS ON THE MARKET???
VISIT - http://JustForeclosures.BerkleyMass.com

BERKLEY - MARKET REPORT MARCH 2009

Thu, 02 Apr 2009 05:28:25 -0500

Total Market Report is provided to give you an overall picture of the current market conditions.The following report is for single family homes sold in Berkley from March 1, 2009 - March 31, 2009.

Single Family Homes

Number of Homes on Market              39 (down 1 from last report)

Average Days on the Market             223 - Staying Stable at this number

Number of Homes U.A.G                     5 - March was an INCREDIBLE month filled with Activity!!

Average Price of U.A.G. Homes        $280,920

Number of Homes Sold                        1

Average Sold Price                         $315,000

                                                            ~$300,750 As of March 3, 2009
                                                            ~$283,833 As of February 8, 2009
                                                            ~$250,000 As of January 8, 2009
                                                            ~$361,250 As of December 5, 2008
                                                           ~$259,125 As of November 2, 2008
                                                             ~$312,913 As of October 3, 2008
                                                             ~$435,000 As of September 3, 2008
                                                             ~$0           As of August 16, 2008
                                                             ~$334,250 As of July 9, 2008
                                                             ~$317,800  As of June 12, 2008
                                                             ~$418,333 As of May 1, 2008
                                                             ~$286,833  As of April 8, 2008
                                                             ~$180,000 As of March 8, 2008
                                                             ~$344,250 As of February 7, 2008
                                                             ~$349,000 As of January 8, 2008
                                                             ~$262,442 As of December 9, 2007
                                                             ~$243,125 As of November 7, 2007
                                                             ~$645,500 As of October 4, 2007
                                                             ~$331,000 As of Sept.1, 2007
                                                             ~$349,073 AS OF AUG. 4, 2007
                                                             ~$356,473 AS OF JUNE 24, 2007

Average Asking Price                       $349,713

Lowest SALE Price                            $315,000
Highest SALE Price                           $315,000

WOW!!!!!! What an active month March was! 5 homes were priced to sell and buyers recognized it and bought!!!!! There is still pent up activity, plenty of buyers are jumping off the fence and buying. Position yourself as a Home SELLER not just a homeowner with your house on the market.

You want your home IN the market not ON the market.

The absorption rateplummeted to 6 months from 10 months in the month of February. Lots of inventory was purchased! There has been a tremendous increase in the number of buyers in the marketplace - rates are at an historic low - the government is putting immense pressure on the banks to work WITH homeowners not AGAINST them and help them restructure their loans to try and prevent additional foreclosures from hitting the market.

Call me for a competent, accurate analysis of your home.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

ARE YOU INTERESTED IN PURCHASING ONE OF THE INCREDIBLE FORECLOSURE BUYS ON THE MARKET???
VISIT - http://JustForeclosures.BerkleyMass.com

When SHOULD a Buyer do their Home Inspection???

Thu, 26 Mar 2009 07:50:08 -0500

In this market that we are currently in Multiple Offers are becoming a very common occurrence, especially in the lower price ranges.

It is not uncommon to have 3-6 offers on a well priced property at a time. (Isn't it funny that when you watch the news - nobody's buying - homes aren't selling - the real estate market is at a stand still - NOT TRUE)

If you are a buyer in a multiple offer situation the listing agent (the agent with the name on the for sale sign) may ask that your home inspection be done BEFORE the sellers decide what offer to accept or negotiate with.

Some Buyers Agents are hyperventilating at that statement! "You want MY BUYER to spend THEIR MONEY without a signature on a contract???" or when pertaining to a short sale "There is NO GUARANTEE that the bank will even accept the offer then they just flushed that $350 down the drain are you nuts??"

Let me explain to you the benefits of doing the Home Inspection up front and when asked in a multiple offer situation:

There is a home on 123 Lovely Street for sale at a bargain price of $169,900. This price is a true bargain!!

Well,

Buyer 1 offers $163,000 - they are 3% down FHA Buyers, only giving $1,500 with Purchase and Sales

Buyer 2 offers $169,900 - they are also 3% down FHA Buyers, but are giving $8,000 with Purchase and Sales BUT have also included their credit score which is 720 and 740 (great scores)

Buyer 3 offers $172,500 - they are 5% down Conventional Buyers, are giving the same $8,000 with Purchase and Sales - no credit score given but pre-approval letter was strong

At first look that $172,500 Buyer (#3) is obviously the best. Of course, the offer is higher and their financing is stronger.

Well, this seller who is sharp and well educated by his Realtor requests that all Buyers conduct their Home Inspection before he/she decides what offer to accept. This seller wants "Surety to Close" This seller priced his home very well and wants to pick a buyer that has the BEST likelihood of closing, hence "Surety to Close"

Buyer #1 completes his Home Inspection and decides to back out of the purchase as it shows that the heating system is nearing the end of it's useful life - they could have come back with a request to have the Seller either replace it or offer funds at closing so the Buyer could replace it but they don't. Obviously, they really didn't WANT or LOVE the home so they had no interest in pursuing options.

Buyer #3 completes his Home Inspection next and it also shows that the heating system is nearing the end of it's useful life. They revise their offer to be $165,500 subtracting the amount that they were told would cost to replace the heating system.

Buyer #2 completes their Home Inspection and that pesky heating system presents the same problem - it's nearing the end of it's useful life (By now we ALL know that this poor heating system is tired). Well, the buyer's brother is a Plumbing / Heating Contractor so they can get the system at cost with NO charge for the install (gotta' love relatives), so they are fine with it, as they were planning on replacing it anyway before the home inspector mentioned it.

Here we are now with all home inspections complete, only 2 buyers left.

Buyer #2 holds firm at $169,900

Buyer #3 is now at $165,500.

Who is the better offer now?

If the Seller had not been properly educated by his/her Realtor up front he/she would have taken the initially apparent higher offer and would have gotten less for his home.

Well, Buyer #2 would not have gotten the home that they really wanted and loved had they not have been willing or had been improperly advised not to do their home inspection.

A Home Inspection is a valuable and necessary part of the home buying and home selling process. A Home Inspection could make or break your decision to buy. The cost of the Home Inspection is part of the costs incurred when buying a home.

When you decide to do a home inspection, whether it is at a request due to multiple offers, or at the start of what could be a very lengthy short sale process, or after the conventional seller signs the offer, you are doing it to ascertain the overall condition of the home and to avoid a home that could present problems that you could not afford to fix.

Does it really matter when you do it?

Why wait 4 months emotionally and possibly financially tied to a home only to find out that the sills are all rotted? In that time several other homes that you would have equally loved have come on and off the market - and you missed them all waiting for this money pit. Did that actually benefit you?

I hope I have given you some insight and benefits on doing your home inspection up front. Yes, it could happen that you are "out the money" without the home. But that would happen if you decided not to purchase too.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

ARE YOU INTERESTED IN PURCHASING ONE OF THE INCREDIBLE FORECLOSURE BUYS ON THE MARKET???
VISIT - http://JustForeclosures.BerkleyMass.com

2009 Federal Tax Credit and the local home buyer

Thu, 26 Mar 2009 06:37:57 -0500

With all the talk about the stimulus package and what it means to YOU the homebuyer I would like to point you in the direction of my website to get accurate information on how you can benefit.

I have provided a 20 second video along with a detailed description of how this $8,000 Federal Tax Credit can provide you with extra $$$$$$$$ almost immediately. This money is NO longer a 0% interest loan as was the $7,500 Tax Credit. This is a true credit.

How can you go wrong buying a home now????

Fact - Interest rates are AMAZINGLY LOW (4.85% as of yesterday)
Fact - Home prices are back down to 2002 prices (and the interest rate was 7.5% then)
Fact - There is plenty of inventory to choose from whether it is an amazingly priced Foreclosure, or for the patient person a Short Sale, or for the security conscience person a conventional home owner
Fact - The Real Estate Market in this area has been showing consistent signs of stabilizing - the absorption rates have been declining, inventory is not coming on as fast and furious, and well priced homes are receiving MULTIPLE offers with many over asking price.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

ARE YOU INTERESTED IN PURCHASING ONE OF THE INCREDIBLE FORECLOSURE BUYS ON THE MARKET???
VISIT - http://JustForeclosures.BerkleyMass.com

The Mortgage Bankers Association Interview

Thu, 12 Mar 2009 06:54:51 -0500

The real estate market in Massachusetts is not nearly as bad as the National Media likes to report. In fact, Massachusetts ranks the the TOP 10 (#7) of the Best Real Estate Markets in the nation. The foreclosure rate in Massachusetts is not even in the top 15 of the highest in the nation. So, having the correct facts at hand paints a different picture of the real estate market that we are in locally.

That being said we are still having a very real problem with the short sales. The horrendous and painfully slow pace at which they operate is putting unnecessary downward pressure on the market and the pricing. Listening to the Mortgage Bankers Association Members Interview talk about a banks willingness to help almost threw me off my chair. The leders are in a very small and infrequent way assisting home owners in getting out of their troubled mortgages. They make the process, whether it is a loan re-structure or a short sale, longer and more tedious than it needs to be.

Countrywide's short sale department, in my opinion based on NUMEROUS closings, is one of the WORST , most ineffective and incompetently staffed lenders to deal with. When the bankers get together to "discuss" the market and solutions do they have ANY input from the consumers and Realtors who are dealing with this each and every day? I would highly doubt it. If they did I am sure the process would get streamlined to be more effective and cost efficient. Their exhorbitant delays COST them huge amounts of money, and than to find loss mitigators that are less than educated or competent making poor financial decisions costing them even larger amounts of money. I thought their titles were "Loss Mitigators" not "Loss Creators"

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

ARE YOU INTERESTED IN PURCHASING ONE OF THE INCREDIBLE FORECLOSURE BUYS ON THE MARKET???
VISIT - http://JustForeclosures.BerkleyMass.com

BERKLEY - MARKET REPORT FEBRUARY 2009

Tue, 03 Mar 2009 06:14:47 -0600

Total Market Report is provided to give you an overall picture of the current market conditions.The following report is for single family homes sold in Berkley from February 1, 2009 - February 28, 2009.

Single Family Homes

Number of Homes on Market              40 (down 1 from last report)

Average Days on the Market             223 - A few Expired Re-Lists at more realstic prices

Number of Homes U.A.G                     2 - An average of 152 days to get the buyer! 1 in 7 days the other in 297 days  can you see the reasoning of Price=Pace

Average Price of U.A.G. Homes        $344,450

Number of Homes Sold                        2

Average Sold Price                         $300,750

                                                            ~$283,833 As of February 8, 2009
                                                            ~$250,000 As of January 8, 2009
                                                            ~$361,250 As of December 5, 2008
                                                           ~$259,125 As of November 2, 2008
                                                             ~$312,913 As of October 3, 2008
                                                             ~$435,000 As of September 3, 2008
                                                             ~$0           As of August 16, 2008
                                                             ~$334,250 As of July 9, 2008
                                                             ~$317,800  As of June 12, 2008
                                                             ~$418,333 As of May 1, 2008
                                                             ~$286,833  As of April 8, 2008
                                                             ~$180,000 As of March 8, 2008
                                                             ~$344,250 As of February 7, 2008
                                                             ~$349,000 As of January 8, 2008
                                                             ~$262,442 As of December 9, 2007
                                                             ~$243,125 As of November 7, 2007
                                                             ~$645,500 As of October 4, 2007
                                                             ~$331,000 As of Sept.1, 2007
                                                             ~$349,073 AS OF AUG. 4, 2007
                                                             ~$356,473 AS OF JUNE 24, 2007

Average Asking Price                       $350,256

Lowest SALE Price                            $292,500
Highest SALE Price                           $309,000

The absorption rate jumped to 10 months in the month of February. Not the greatest of news. But there are some positives happening in our market - there has been a tremendous increase in the number of buyers in the marketplace - rates are at an historic low - the government is putting immense pressure on the banks to work WITH homeowners not AGAINST them and help them restructure their loans to try and prevent additional foreclosures from hitting the market.

Call me for a competent, accurate analysis of your home.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

ARE YOU INTERESTED IN PURCHASING ONE OF THE INCREDIBLE FORECLOSURE BUYS ON THE MARKET???
VISIT - http://JustForeclosures.BerkleyMass.com

A Definition of Skill

Thu, 19 Feb 2009 07:41:05 -0600

In my office I am known as the "go-to" person by my fellow agents for advice / help and as a sounding board. I feel honored that I am thought of in such a flattering manner by those that I work with, some of whom are major hitters in our market area.

Well, the other day I got a call from one of these agents (p.s. she is an avid Active Rainer so I hope she doesn't mind me kissing and telling) to tell me about her bad day. A closing that was to happen that day didn't. Uuuugghh!!! I know we ALL know how that feels....the DAY OF closing to have it all blow up. It stinks!

She told me that before the closing she took the buyer to their final walk thru, which they did not want to do as they felt it wasn't necessary as the home was vacant due to foreclosure and they were just there a couple of weeks ago, well this agent insisted that it was important irregardless of the fact that the home was vacant.

Well off to the walk thru they go......

To their shock, horror, and dismay all the plumbing had been stolen (thank you economy for making people desperate enough for money that they have to resort to this). It appeared to them that the burgular was going to come back as the heating system was neatly dismantled and put in a pile close to the door. Who needs a house with no plumbing? How much will it cost to rectify? Who cares either way as the buyer should not have to take it on.............but would have without the final walk thru!!!!!!!!! Calling all buyers do you hear me YOU WOULD HAVE OWNED THAT IF YOU HADN'T DONE YOUR FINAL WALK THROUGH!!!!

So, this agent is venting to me how upset she is and that this day was horrible and she is on her way home.

Horrible?????? What?????? I said you have to be kidding me, this wasn't a horrible day! Quite to the contrary it was a great day! Your skill as a buyers agent saved your buyer from closing on a home that they wouldn't have purchased in that condition!! You saved yourself from a lawsuit by preventing the sale because as a buyers agent that is something a reasonable man could see and a reasonable man would be expected to know and disclose. You also instilled into your buyer the importance of EVERY step of the transaction and your value as a competent buyers agent!

You actually had a GREAT DAY!!!

The moral of my story.......every situation has a flip side and a quality REALTOR is worth every penny they save you!!

Help with the RSS feed

Sun, 08 Feb 2009 08:08:34 -0600

Hi,

If something on this has already been posted than I apologize in advance BUT I did look and could not find it.

My RSS feed doesn't show anything after May 2008. I don't know how long it has been like that as quite honestly I never looked.

Is this a bug or is it something I can fix?

Any help would be greatly appreciated!!!!

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

BERKLEY - MARKET REPORT JANUARY 2009

Sun, 08 Feb 2009 07:53:47 -0600

Total Market Report is provided to give you an overall picture of the current market conditions.The following report is for single family homes sold in Berkley from January 1, 2009 - January 31, 2009.

Single Family Homes

Number of Homes on Market              41 (up 4 from last report)

Average Days on the Market             82 - Living proof if they are priced correctly they will sell timely

Number of Homes U.A.G                     3 - And only 41 days to get the buyer!!!!!! Price=Pace

Average Price of U.A.G. Homes        $298,933

Number of Homes Sold                        3

Average Sold Price                         $283,833

                                                            ~$250,000 As of January 8, 2009
                                                            ~$361,250 As of December 5, 2008
                                                           ~$259,125 As of November 2, 2008
                                                             ~$312,913 As of October 3, 2008
                                                             ~$435,000 As of September 3, 2008
                                                             ~$0           As of August 16, 2008
                                                             ~$334,250 As of July 9, 2008
                                                             ~$317,800  As of June 12, 2008
                                                             ~$418,333 As of May 1, 2008
                                                             ~$286,833  As of April 8, 2008
                                                             ~$180,000 As of March 8, 2008
                                                             ~$344,250 As of February 7, 2008
                                                             ~$349,000 As of January 8, 2008
                                                             ~$262,442 As of December 9, 2007
                                                             ~$243,125 As of November 7, 2007
                                                             ~$645,500 As of October 4, 2007
                                                             ~$331,000 As of Sept.1, 2007
                                                             ~$349,073 AS OF AUG. 4, 2007
                                                             ~$356,473 AS OF JUNE 24, 2007

Average Asking Price                       $350,256

Lowest SALE Price                            $250,000
Highest SALE Price                           $309,000

GOOD NEWS!!!!! Our absorption rate absorption rate is now down to 7 months! October, November and December has seen a steady increase in the absorption rate, but the month of January showed a decline.
Why? It is more than likely due to a number of factors, with the big one being the very affordable interest rates.

How does this effect you?

According to the facts of record we are still losing value. Not great news I know, but it stresses the importance of properly pricing your home UPFRONT!

I need to expand on the last paragraph about multiple offers. Contrary to news reports which indicate NOONE is buying homes, there are plenty of buyers out there taking advantage of the lower home prices combined with the very low interest rates. Interest rates right now are at the same historically low rates that they were at in 2004 (5.5% is average) at the height of the sellers market when homes were selling at prices 25% higher than they are now. Two of the homes that I have on the market right now have multiple offers on them, one listing has 4 offers the other has 2. This allows a seller the right to be picky on the terms, get more money, get a better qualified buyer!

Call me for a competent, accurate analysis of your home.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: http://shortsales.berkleymass.com

If you are a renter please read this:

Tue, 27 Jan 2009 05:42:42 -0600

If you currently rent an apartment, single family home, condo, or some other type of housing please read this.

Due to the unfortunately large number of foreclosures innocent renters are being forcibly displaced. Fannie Mae is now taken steps to prevent or delay the evictions on homes that they foreclose upon.

Please read the following article:

Fannie Mae Announces National REO Rental Policy

Not all properties are Fannie Mae foreclosures so you would need to verify if this applies to you. Fannie Mae will be notifying tenants in their properties of this availability.

With the home prices being so affordable and interest rates at historic lows maybe buying the home from Fannie Mae is a good financial option for you.

Bobbie Files
Your Bristol and Plymouth County Realtor
508-238-5000 x.296 Office

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

Should I wait or should I buy??

Sat, 24 Jan 2009 06:56:41 -0600

Should I wait or should I buy?......this seems to be the biggest and most frequent question in the market today.

Why a person or couple is looking to buy is the question we need to have answered BEFORE we can even think of answering the should I wait or should I buy question.

What we need to determine is if the house is to be used as an investment or a lifestyle asset.

Are the buyers looking for a home to set their roots, perhaps start a family, become an active member in a community?

Or is this for a short term period, under 3 years, than to move on?

As a lifestyle asset it is a perfect time to buy as interest rates are at historic lows and home prices are down by almost 18% from what they were 2 years ago. You will be in your new home for many years to come, and as with all economic cycles (this isn't the first recession) it too will pass and you will have had the enjoyment of your own home.

Just to give you an idea of how much a monthly payment would be for the purchase of a home at the average home sale price amount:

FHA mortgage for $241,500 on a $250,000 home. The interest rate at 5.75% for a 30-year fixed rate loan, yielding a monthly payment of only about $1,765 - just about $200 more than the rent you would be paying on a smaller home. The tax savings will more than offset that, as well as his property taxes and insurance.

The mortgage interest deduction on your taxes would be $13,800 and the property tax deduction would be $2,500

As an investment to hold for a very short period this MAY not be the time for you, unless you purchase a home (more than likely a foreclosed property) that is priced below market to unload and needs some cosmetic attention that you have the capability of handling without the necessity of expensive general contractors. If it is purchased very smartly with much research you can do okay.

Bobbie Files
Your Bristol and Plymouth County Realtor
508-238-5000 x.296 Office
bobbiefiles@kw.com Email

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

AR Accountability Partners

Wed, 21 Jan 2009 06:19:57 -0600

I was having a conversation with an agent in another office the other day, and he made a comment that "last year was a really bad year for me, I earned a quarter of what I usually do."!!

A BAD YEAR!!!

When did you clue in to the fact that you weren't earning any or enough money....December?????

You had 12 warning signs flashing across your face along the way....nevermind the 52 chances to ramp it up if your results are less than what you want/need.

Enough ranting!!!!!! That is counter productive (but man that is just irritating).

Okay heading into my 2nd week of my 4-1-1 and this is what I have accomplished ........

Nothing that will earn me an income - that's what.

I have made the # of calls that I indicated on my 1st week plan and have already completed amost 75% of the calls that I put on the plan for this week. Along with my personal notes to my sphere, of which I have completed.

What does that mean?

At the end of this week when I do my 411 for next week I will have to kick it up a notch. My monthly pipeline income goal so far has not been met - there still is 10 days though! Neither is my # of listings goal. I will have carry over to February's goal as a result.

I am feeling less stressed, it's amazing how difficult and stressful it was to draft this plan and the daunting thought of completing the tasks has faded into slight pride and relief when I complete the tasks!

People with clear, written goals, accomplish far more in a shorter period of time than people without them could ever imagine.
Brian Tracy

WOW!!!

Bobbie Files
Your Bristol and Plymouth County Realtor
508-238-5000 x.296 Office

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

My 4-1-1 in Progress

Sun, 18 Jan 2009 07:32:18 -0600

For the first time in my almost 14 year career I put a business plan in place. It has been 1 week since I started it (I know this isn't a long period of time but everything starts with the 1st day than week) and I am both excited and anxious.

This 4-1-1 is without a doubt a work in progress. When I first sat down with my pencil and paper I wanted to accomplish everything - if you saw the plan you would have laughed. After a couple of days, almost having an anxiety attack trying to meet or bite off all of the weekely activites I placed on the list, I got my first reality slap (felt more like a punch!!) The weekly plan is to be bitten off as equally as possible per day not be done all at once. Being a person that doesn't like the un-done and seeing un-done things kicks in my O.C.D. so pacing myself is my first AHA!!

Then on the 3rd day I noticed my list was so large that there was no way 1 person could complete it all and take care of CURRENT business. So out came the pencil again and some tweaking to my daily tasks. Second AHA!

Now here I am at the end of my first week working on my 2nd week's 4-1-1 and a big bolt of light just went off in my brain. A few of the tasks that I had on my overwhelming yet tweaked task list were not the 20% that MUST be accomplished, they were 80% items. Third AHA!

What I MUST do each and every day to procure new business, contacts and clients is the tasks that go on the 4-1-1 the rest is a daily to-do and if you can get to some, a lot, or most I have had a complete and productive day.

The 20% is the part of my job and my personal life that I Must complete each and every day to advance. It is a difficult thing to determine. What is my 20% and what is my 80%? That's a tough one that I will be tweaking every week.

This is not new..but I did not realize how old it is until I came across this quote:

He who every morning plans the transaction of the day and follows out that plan, carries a thread that will guide him through the maze of the most busy life. But where no plan is laid, where the disposal of time is surrendered merely to the chance of incidence, chaos will soon reign. - Victor Hugo 1802-1885

WOW!!!

Bobbie Files
Your Bristol and Plymouth County Realtor
508-238-5000 x.296 Office

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

WARNING YOUR CELL PHONE NUMBER GOES PUBLIC TODAY!!

Thu, 15 Jan 2009 05:58:51 -0600

Heads up

REMEMBER: Cell Phone Numbers Go Public today
REMINDER... all cell phone numbers are being released to telemarketing companies and you will start to receive sale calls.

.... YOU WILL BE CHARGED FOR THESE CALLS
To prevent this, call the following number from your cell phone: 888-382-1222.
It is the National DO NOT CALL list. It will only take a minute of your time. It blocks your number for five (5) years. You must call from the cell phone number you want to have blocked . You cannot call from a different phone number.

HELP OTHERS BY PASSING THIS ON TO ALL YOUR FRIENDS.. It takes about 20 seconds

Bobbie Files
Your Bristol and Plymouth County Realtor
508-238-5000 x.296 Office

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

Abatement time on your property taxes

Wed, 14 Jan 2009 05:20:15 -0600

Property valuies have dropped nearly 20% in the past two years, as if you needed me to tell you that. Well, Fiscal Year 2009 property tax abatement forms are due by February 2nd and take a peek at the value that they are charging you taxes on. Properties are valued as of the previous January 1st (January 1, 2008, for FY2009), and the values reflect the market that existed at that time. Since the values have decreased since that date a property tax abatement could save you a few hundred dollars.

Contact me by email bobbiefiles@kw.com and I can send you the abatement form.

I also can assist you by emailing you comparable homes to yours that sold in the past 12 months to support the right to the abatement.

Bobbie Files
Your Bristol and Plymouth County Realtor
508-238-5000 x.296 Office

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

What a shocking statement!!!!

Mon, 12 Jan 2009 05:11:51 -0600

I am sitting here working on my daily agenda. Thinking about my 20% that MUST be done and how much of the 80% I can't fit in.

Well, I have the t.v. on as background noise on CNN - maybe I can subliminally digest some pertinent information. I am sure this is a repeat BUT I know it is from a recent show, as the economy is being discussed.

Suze Orman is the guest speaker giving out her financial advice to people calling in. She made 2 statements that both amazed and shocked me at the same time.

1.) In her usual style she talked about the reserves every family or person should have - she recommends 8 months by the way. Well, she went on to say that if you have reserves in place and are looking for a place to invest your money, she gave a recommendation for Real Estate. YEAH!! She did caution that this may not be the wise move for everybody. If you will be needing the money in the next 5 years than this probably isn't the type of investment for you, but to hold it for 7 or more years you can make some money. She also indicated that a first time buyer is in a great place right now! Interest rates are at a historic low and home prices are at an affordable level.

2.) A real estate agent called in to go over her finances and her recommendation was to leave the business and get a "real" job. Now I agree that real estate isn't for everyone and for purely selfish reasons I am happy that agents are fleeing the business for a job with a weekly paycheck. BUT, if you put in the right kind of time, doing the right types of activities, focusing on your daily lead generation and having clearly defined goals you CAN make it!!

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

My Big WHY???

Sat, 10 Jan 2009 18:38:27 -0600

I have been actively selling real estate for almost 14 years. In the real estate world that is almost a life time. You know what I mean....models have a shelf life of 4-5 years as the "Top Model"; actors or actresses are "in" for maybe 10 years. Well, 14 years in the real estate profession (active and full time)puts you in a very short list of the real estate "elite". Now before you scream I am NOT saying that "Elite" means that I am right off of the cuff better...it just simply means that VERY few make that length of time as a 100% active 100% full time 100% committed REALTOR.

Now I started with my mini-biography for a reason. I sell homes. I sell lots of homes. I know homes. I know real estate. I know my rules of conduct and I know my code of ethics. I know how to negotiate and I know how to listen. I know what I need to do from start to finish on a successful home sale.

I feel like the VISA commercial now.

I am not running a business.....I sell homes!!!! Did I tell you that already?

Greeting a customer at an Open House, cost?....part of the job.
Getting a new Listing, cost?.......is the job.

Treating it like a business...priceless!!!!!

I, Bobbie Files, as of today finally figured out my big "WHY"!!!

What I do everyday day in and day out is run a business. My business is lead generation. My product is the homes I sell. My valued clients that I strive to serve to the best of my ability and to exceed their expectations is my lifeline,

But my big "WHY" is the reason I get up every day to do it.

Sad but true I never knew that before today.

I finally for the first time completed (well actually am working on but almost done with) my 4-1-1.

Yes, for the first time. And I am proud and am a little scared and am very happy.

Do you know your big "WHY" and have you done your 4-1-1? DO IT!!!!! You will not be disappointed!

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

Fannie Mae Pilot Short Sale project

Sat, 10 Jan 2009 06:56:14 -0600

As an agent that has successfully closed MANY short sales my curiosity was piqued when I read the article in the Realtor Magazine today about a Short Sale pilot program.

"Fannie Mae has launched pilot projects in Phoenix and Orlando intended to reduce foreclosures by pre-approving short sales, agreeing on a price and the loss it will take prior to a deal even being made."

Have any agents come across this yet? If so, has it really expedited the process? The article goes on to say they are working with Countrywide Loans on this. Considering they are amongst the slowest to approve a short sale I would hope it will speed it up considerably.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

BERKLEY - MARKET REPORT DECEMBER 2008

Mon, 05 Jan 2009 05:54:05 -0600

Total Market Report is provided to give you an overall picture of the current market conditions.The following report is for single family homes sold in Berkley from December 1, 2008- December 31,2008.

Single Family Homes

Number of Homes on Market              37 (down 2 from last report)

Average Days on the Market             208 - up over 30 - YIKES!!!

Number of Homes U.A.G                     2

Average Price of U.A.G. Homes        $299,700

Number of Homes Sold                        2

Average Sold Price                         $250,000

                                                            ~$361,250 As of December 5, 2008
                                                           ~$259,125 As of November 2, 2008
                                                             ~$312,913 As of October 3, 2008
                                                             ~$435,000 As of September 3, 2008
                                                             ~$0           As of August 16, 2008
                                                             ~$334,250 As of July 9, 2008
                                                             ~$317,800  As of June 12, 2008
                                                             ~$418,333 As of May 1, 2008
                                                             ~$286,833  As of April 8, 2008
                                                             ~$180,000 As of March 8, 2008
                                                             ~$344,250 As of February 7, 2008
                                                             ~$349,000 As of January 8, 2008
                                                             ~$262,442 As of December 9, 2007
                                                             ~$243,125 As of November 7, 2007
                                                             ~$645,500 As of October 4, 2007
                                                             ~$331,000 As of Sept.1, 2007
                                                             ~$349,073 AS OF AUG. 4, 2007
                                                             ~$356,473 AS OF JUNE 24, 2007

Average Asking Price                       $364,624

Lowest SALE Price                            $238,000
Highest SALE Price                           $262,000

Unfortunately based on the facts of record our absorption rate went up YET again. Now we are at a 9 month absorption rate, up 2 months from last month's market report. October, November and now unfortunatley December has seen a steady increase in the absorption rate. During the summer months of '08 we were leveling out, but that has changed. How much longer will the absorption rates rise? That remains to be seen.

How does this effect you?

Well it is a fairly easy computation. When a market is losing value any additional time on the market COSTS you money. As a homeowner that needs or wants to sell you need to take a long hard look at the homes that have sold and look objectively not emotionally at your property. If your neighbor's home sold for $285,000 2 months ago you need to add an additional month to that (for the time between when the offer was made and accepted and the closing actually takes place) than add up the decreasing percentage and subtract that amount off of the neighbor's sale price. Any higher of an asking price may result in your home selling for substantially less money many months later.

Remember: Time is NOT on your side in a declining market.

Call me for a competent, accurate analysis of your home.

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: www.ShortSaleMassachusetts.com

Keller Williams Easton MA #1 in our area by a LONG SHOT!!

Wed, 17 Dec 2008 18:49:13 -0600

The Numbers below speak for themself!!

By no small amount Keller Williams Realty, Easton MA is the area's Number 1 Real Estate Company!!

As you can see Keller Williams Agents Sell 2 Times the number of homes than the company rated #2!!!! We are some of the most educated, experienced agents in the industry and certainly the hardest working!

Report Run: 12/17/2008 7:09:56 PM
Property Type(s): SF, CC, MF
Start Date: 11/17/2008
End Date: 12/17/2008
Towns: Berkley, Bridgewater, Brockton, East Bridgewater, Easton, Freetown, Lakeville, Middleboro, Norton, Raynham, Taunton, West Bridgewater, Brockton-Brockton Heights, Brockton-Campello, Brockton-Clifton Heights, Brockton-Marshall Corner, Brockton-Montello, Brockton-Winters Corner

	Office	Listed & Sold Units $ Vol	Listed/Not Sold Units $ Vol	Sold/Not Listed Units $ Vol	Total Units $ Vol	Sides %/$ Vol

1	Keller Williams Realty South Easton, MA 02375	6 4,105,600	8 1,546,400	19 4,336,450	33 9,988,450	39 9.94
2	Coldwell Banker Residential Brokerage - South Easton South Easton, MA 02375	2 577,800	7 1,865,900	10 3,090,660	19 5,534,360	21 5.51
3	RE/MAX Real Estate Center Foxboro, MA 02035	1 460,000	12 2,476,000	3 1,150,000	16 4,086,000	17 4.07
4	RE/MAX Landmark, REALTORS ® Taunton, MA 02780	2 1,109,800	13 2,296,900	3 674,000	18 4,080,700	20 4.06
5	RE/MAX Realty Group West Bridgewater, MA 02379	2 741,200	5 1,502,000	4 885,800	11 3,129,000	13 3.11
6	Conway - Bridgewater Bridgewater, MA 02324	1 820,000	4 1,558,000	2 648,000	7 3,026,000	8 3.01
7	RE/MAX Landmark, REALTORS ® Stoughton, MA 02072	1 524,000	5 1,079,200	4 731,900	10 2,335,100	11 2.32
8	Debbie Blais Real Estate, Inc. Middleboro, MA 02346	2 880,000	5 1,450,800	- -	7 2,330,800	9 2.32
9	Easton Real Estate, LLC Easton, MA 02356	- -	4 1,587,500	2 370,900	6 1,958,400	6 1.95
10	Four Points Realty West Bridgewater, MA 02379	1 104,761.90	8 1,213,200	3 477,600	12 1,795,561.90	13 1.79

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: www.ShortSaleMassachusetts.com

If I had a million dollars......

Mon, 08 Dec 2008 14:56:30 -0600

Why can't I re-negotiate my commission in the offer??

I have to put this down as one of my BIGGEST pet peeves as a listing agent, and also one of the most frequently committed Code of Ethics Violation.

"Hi, my name is Mary and I have an offer for your listing and I don't like what the seller and/or you are paying me so I put into the offer that it is subject to me getting $1,000,000.00 or this is not a deal!"

Okay, now that may be just a wee-bit more drastic than I ever see it but nevertheless it means the same thing.

I am offering 2.5%, or whatever it is that I negotiated with my seller at the signing of the contract to sell, to pay you for bringing a ready, willing and able buyer. You know that due to the statement in MLS and still you show the home, my assumption would be that you are carrying out your professional and ethical obligation to service your buyer to the best of your ability and that included showing this home which either you or your buyer feel may be a good fit.

Than you and your buyer write up an Offer to Purchase and under Additional Provisions you add a statement indicating that the offer is - Subject to: the seller paying you $1,000,000.00 for your fee as a Buyer's Agent.

WHAT?!?!?!!?

Let me give you a portion of the Code of Ethics

Standard of Practice 16-16

REALTORS®, acting as subagents or buyer/tenant representatives or

brokers, shall not use the terms of an offer to purchase/lease to

attempt to modify the listing broker’s offer of compensation to

subagents or buyer/tenant representatives or brokers nor make the

submission of an executed offer to purchase/lease contingent on the

listing broker’s agreement to modify the offer of compensation.

Now I could give it to you it a more layman's terminology:

Extortion: Prounced: \ik-ˈstȯr-shən\ -
the act or practice of extorting especially money or other property

If you are working with a Buyer as a Buyer's Agent and you have a C-O-N-T-R-A-C-T that the Buyer's have agreed to that says they will pay you a fee of $1,000,000.00 for assisting them in the finding and negotiating the purchase of a home that is YOUR contract with YOUR Buyer.

That is now not all of a sudden POOF the contract between the Seller and/or the Seller's Agent. This is still YOUR Agreement and it is your duty and burden to find means to collect.

Now I understand the typical justification for this "Well, the buyer is paying for the home so therefore they are paying for the commission"

Well my rebuttal is "The seller is receiving money for the purchase of the home but is not receiveing that money so therefore they are paying".

We can go round and round on that, and both sides are correct. But that is not the argument. The Code of Ethics is quite clear on this. Don't place your compensation request, agreement or demand on the Offer to Purchase. Or even better yet don't add an additional agreement rejecting the commission being offered and substituting it for what you want.

If the buyer did agree to pay you $1,000,000.00 to assist them, than it needs to appear as a closing cost on the buyer side. YES, dear agents, there is a buyer's side on the HUD-1 and it has a space on the commission line as well.

The same way as commission is a closing cost for the seller as with any other fee they need to pay, a Brokerage Fee can appear on the Buyer side as a fee they need to pay - like Attorney's Fees. Or you can have a contract that they pay you a deposit to secure your services with the balance to be paid from cooperating compensation and a closing cost for the Buyer.

But for heaven's sake STOP placing it on the Offer to Purchase!

Bobbie Files
Your Bristol and Plymouth County Realtor

Visit my website at www.BerkleyMass.com

Search for Berkley Ma Homes at: http://BerkleyHomes.BerkleyMass.com

Search for Taunton Ma Homes at: http://TauntonHomes.BerkleyMass.com

For those struggling to pay your mortgage payments please visit: www.ShortSaleMassachusetts.com

Taunton MA/ Berkley MA Real Estate, Bristol County Realtor - Bobbie Files Keller Williams Realty

Third Quarter Market Report

Zillow by their own reporting is NOT an accurate source for property values

Definitions

BERKLEY MARKET REPORT - JULY 2009

WARNING - If you or anyone you know has a mortgage pending with Taylor Bean and Whitaker

Berkley Market Report - APRIL THRU JUNE 2009

BERKLEY - MARKET REPORT MARCH 2009

When SHOULD a Buyer do their Home Inspection???

2009 Federal Tax Credit and the local home buyer

The Mortgage Bankers Association Interview

BERKLEY - MARKET REPORT FEBRUARY 2009

A Definition of Skill

Help with the RSS feed

BERKLEY - MARKET REPORT JANUARY 2009

If you are a renter please read this:

Should I wait or should I buy??

AR Accountability Partners

My 4-1-1 in Progress

**WARNING** YOUR CELL PHONE NUMBER GOES PUBLIC TODAY!!

Abatement time on your property taxes

What a shocking statement!!!!

My Big WHY???

Fannie Mae Pilot Short Sale project

BERKLEY - MARKET REPORT DECEMBER 2008

Keller Williams Easton MA #1 in our area by a LONG SHOT!!

If I had a million dollars......

WARNING YOUR CELL PHONE NUMBER GOES PUBLIC TODAY!!