Bradbury Team's Blog

Another home sold by www.bradburyteam.com

2008-10-14T21:06:18Z

SOLD! in 2008 by www.BradburyTeam.com

The Bradbury Team was formed to provide exceptional customer service. No team will work harder from beginning to end. Customer Service is our number one priority! We will return each call on the same day. Our mission is to always provide professionalism, honesty, integrity and full service at such a high level, that our clients are happy to refer our services to friends and family.
We have successfully marketed residential and commercial property throughout Bucks, and Montgomery Counties, and throughout the Lehigh Valley for a number of years, and were multi-million dollar producers for 2004, 2005, 2006, 2007. Combined, we exceed 100 years in Customer Service experience.

We are among the highest achievers in our office, specializing in First Time Home Buyers, new construction, and representing Buyers and Sellers.

The Featured Newspaper pictured to the right, appeared in the Lehigh Valley's Morning Call on the front page of their Real Estate Section, on December 2, 2007. Click on the link to read more! Please call us today! We can present a marketing plan to fit your needs. You can also visit the Bradbury Team Blog, which is a regularly updated internet news letter of the Real Estate Market in our area.

Realities of Real Estate

2008-10-14T20:59:11Z

The Realities Of Real Estate

It is my job, as your realtor, to enlighten the lender, the buyers broker, the appraiser, and the tax assessor of the reality of your home.

How could folks have such different perceptions?

Give me a call to find out how I can help you manage everyone's perception to bring you the greatest benefit!

Details

Asking Price:

Priceless

Contact Info

Donald Bradbury, Realtor
The Bradbury Team www.bradburyteam.com

Main fax: 215-536-7170
Cell 610/952-3578
Dir 215/536-6777x329
Email | Website

Just Sold by the Bradbury Team www.bradburyteam.com

2008-10-13T20:12:06Z

The Bradbury Team at Coldwell Banker Heritage

1448 W Broad Street, Quakertown, PA 18951` View Map

Meet the Bradbury Team from Coldwell Banker Heritage in PA USA www.bradburyteam.com

2008-10-12T20:38:52Z

The Bradbury Team at Coldwell Banker Heritage

1448 W Broad Street, Quakertown, PA 18951 View Map

Contact Info

Donald Bradbury, Realtor
The Bradbury Team www.bradburyteam.com

Main fax: 215-536-7170
Cell 610/952-3578
Dir 215/536-6777x329
Email | Website

Just Sold by the Bradbury Team www.bradburyteam.com

2008-10-12T20:34:12Z

Quakertown Colonial ~ New Lower Pricing!

1374 Wildflower Way, Quakertown, PA 18951 View Map

STOP! This is not just another Spring Meadows Estates home! You MUST come inside to see the difference. Seller recently completed $50K in upgrades & improvements including new carpet just installed in formal living and dining room and finished basement. New kitchen cabinets, ceramic tile floor, solid surface countertop, new refrigerator and new gas range complete the state of the art eat-in kitchen. Open floor plan includes family room with fireplace with new ceramic surround and hearth. Just off the kitchen and family room is the "piece de resistance" - a gorgeous screened outdoor room ("Archadeck" tm says glass can be added to make it a 3 season room). Upstairs are 3 bedrooms, 2 full baths, the laundry room with room for storage and an overlook into the 2 story cathedral ceilinged family room. Full finished basement is an added plus. Beautiful professional landscaping.

Details

Asking Price:

$329,000

MLS:

5250477

Sq. Feet:

2,190

Lot Size:

8,050

Bedrooms:

Bathrooms:

2 1/2

# of Floors:

Garage Size:

2 Cars

Subdivision:

Spring Meadow Estates

Year Built:

2002

Property Amenities

Contact Info

Donald Bradbury, Realtor
The Bradbury Team www.bradburyteam.com

Main fax: 215-536-7170
Cell 610/952-3578
Dir 215/536-6777x329
Email | Website

Selling your home is easy

2008-10-12T20:32:14Z

Here are some home selling tips reblogged from another Agent from Arizona

Via Jason Mitchell:

Believe it or not; Homes are selling. Yes, it's true. I will say it again. Homes are selling!

No it's not magic. It's pricing your home right! How do you price your home to sell? you ask.

Here are tips to price and sell your home.

Don't price your home based upon the highest quote from a Realtor you interviewed- too often they are just trying to get a listing

price based on comps that are within 90 days old - anything older is no longer a valid comparable

Don't price your home based upon "Active" listings in the area - this is what seller's would like, not what they sell for

If 30 days (3 weeks in a better market) go by and you receive no offers, the price is too high

don't over price your home with the idea you need room to haggle - buyers (the few that there are) will first offer and begin negotiate on homes that are better priced

Follow these home selling tips and advice on pricing your home to sell quickly.

HOME SELLING TIPS FOR AGENTS WORKING WITH BUYERS WHO WANT TO LOOK AND LOOK AND LOOK!

2008-10-12T20:28:13Z

Here is an excellent post in from a fellow Real Estate Profesisonal

Via Lenn Harley:

HOW MANY HOMES SHOULD AN AGENT SHOW? Of course it depends, but I've found over the years that with some experience, the best thing an agent can do to help buyers make a decision is help them focus.

What would you say to a buyer who wants to see many homes before making a decision. Seems to me that the first thing to do is determine their time frame. If you're in a market with a large inventory, an agent is well served, as is the buyer, by leading the way to help that buyer make a decision. Just showing home after home doesn't help.

BTW. My Buyer Broker agreement is for only 15 days. After 15 days of working hard to find the right home, we may extend. But, I mean to do the job. I preview and select the best homes, show them and expect for the buyers to make a decision. Once I find that a buyer isn't ready, I let them know that the market is what the market is and perhaps. . . . . Or, I offer to refer them to another agent who loves to show homes. I get right to the point and separate the buyers from lookers. I don't have patience for lookers. I respect that some folks need a lot of time, but I'm not the agent for them.

ALSO, I usually spend about 2 times as much time previewing and researching properties to show than I spend actually touring homes with my buyers. This preparation permits me to KNOW THE MARKET and the good points and bad points about the selected homes to show.   I also make sure to get the disclosures before showing. Preparation saves time.

If the question is: "How long does it usually take to . . . .". "It doesn't take long". My answer would never be anything akin to "until you find the right house". That doesn't help buyers make a decision.

A better answer would be "It doesn't take long. I'm going to help you to really understand the market and individual homes we see so you can make a good decision".

MAKE SURE YOU UNDERSTAND WHAT THE BUYER IS SEEKING:

What is the qualified price range? Got it.

What is the needed location? Got it.

What special features are important? Got it.

Focus on the above, show your buyers the best 4-6 homes and then sit down over lunch or a cool drink and talk about the homes they saw. To manage home tours, it's always best for the agent to preview the best and select the best of the best to show. Of course, if a buyer has a specific home they found on the Internet that they would like to see, you have to include it in the tour. However, since the agent has the best information about homes for sale, it shouldn't take long for the buyer to realize that the agent is in a better position to select properties to tour too.

After the first tour, if the buyer hasn't selected a home on which to make an offer, revise criteria.

Show 4-6 homes on next tour that meet newly revised criteria.

Help the buyer select the best home or two and revisit. This is important because, it's on the second visit that the buyer will begin to "feel at home". If they like the home, they won't want to wait to wait buy it.

Have another lunch or cool drink and review comps and discuss offering price, terms and conditions. You've now moved beyond the looking and into the writing offer phase.

At this point, they should be ready. If the buyers are significantly noncommittal, they are probably not ready to buy and need to understand that they may need to rethink buying at this time.

If the buyers are excited about any one house, simply ask, "Would you like to make an offer?".
If the buyers are excited about any one house, simply ask, "Would you like to make an offer?".
If the buyers are excited about any one house, simply ask, "Would you like to make an offer?".

If they are, go to a comfortable place and write the offer, NOW. None of this "think about it", or "let's get together tomorrow. . . . . ? Of course, if they want to see the home again, fine. Make sure you allow a good hour or so for them to spend in the property to "feel at home". Let them place their furniture, use your flashlight to look under the sink, behind the mechanicals, walk the yard around the house, look at the fireplace, look hard at the flooring, appliances, bathroom fixtures, etc. At this point, you want your buyers to know the house.   HINT: Keep a bag in your vehicle with a tape measure, flashlight, forms, pens, calculator, eyeglasses, etc.

Knowing a house is an important psychological step for a buyer to feel comfortable about buying.

NOT READY? If the buyers are not ready after a tour or two of the best of the best, let the buyer(s) know that they've seen the best of homes in their price range and location of choice with the special features they need or want. Just looking at more homes is simply going to show them . . .

more of the same,

more of the same,

more of the same.

As experienced agents we know that homes in a specific area in a specific price range don't change that much from house to house. We have already selected the best of the best.

NOW IS THE TIME MAKE THE DECISION!

Or, the buyers need to know that they should go out of the market until there is significantly new inventory in which case, we may be looking at new prices, new comps, etc. This usually takes about 6 months. Watching from week to week is simply going to wear everyone out looking at more of the same. One of the best Buyers Brokers I know, after showing the best of the best to buyers, uses a "time out" period of about 3 months for them to stop looking for a while. It works. She has more patience than I.

Never, never try to talk a buyer into buying something with which they aren't comfortable. That's called "selling homes" and it isn't necessary. We don't have to sell homes. All that does is cause buyers to have buyer's remorse and possibly default. If they aren't ready to buy, find it out before writing an offer.

Good transactions are closed when buyers are happy, content and confident about their new home.

Happy home buyers will cooperate with the home buying process best if they understand the process.

Happy home buyers will remember the agent that helped them feel comdortable about their decision.

Heppy home buyers will smile at the closing table.

Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988, E-mail.

6508 Kaylor Road Bangor PA 55 acres of rolling hills of farmland!

2008-10-12T20:26:02Z

Donald Bradbury | The Bradbury Team at Coldwell Banker Heritage Real Estate 1448 W Broad Street Quakertown, PA 18951 | don@bradburyteam.com | 215-536-6777 x 329

6508 Kaylor Road, Bangor, PA

55 Acre farmland and orchards with Ranch Home in Northampton County PA USA

3BR/1.5BA Single Family House

offered at $669,000

Year Built	1973
Sq Footage	1,378
Bedrooms	3
Bathrooms	1 full, 1 partial
Floors	Unspecified
Parking	1 Car garage
Lot Size	2,395,800 sqft
HOA/Maint	$0 per month

DESCRIPTION

This parcel includes 55 acres of farmland and orchards, which is now available for sale in the Lower Mt Bethel Township of Northampton County in Bangor, Pennsylvania. The Ranch Home includes three bedrooms and 1 1/2 baths; a one car garage into the full unfinished basement; wood burning fireplace, kitchen, laundry, dining, and living rooms. This ranch has southern exposure. You can sit on the front porch and watch the sun set on the valley of fields and orchards below. This land is presently under ACT 515 for farmland assessment. Land is mostly cornfields and about 20% woods on the Northern side of the slope with beautiful panoramic views. The pricing on this property has been reduced over $200,000 and the Seller will entertain all offers.

see additional photos below

PROPERTY FEATURES

Central heat	Fireplace	Hardwood floor
Tile floor	Living room	Stove/Oven
Basement	Laundry area - inside	Yard

OTHER SPECIAL FEATURES

OilHeat, HotWaterHeat, BaseboardHea, ElectricHtWt, Wall/WndowAC, OnSitWell/Sp, OnSiteSeptic, 100-150

1-CarGarage, Att/BuiltInG, 1-CarParking

Alu/SteelExt, WoodExt, Block/BrickF, SlopingLot, FrontYard,

RearYard, SideYard(s), SubdivPossLo, PitchedRoof, ShingleRoof, Porch, NoPool

FullBasement, UnfinishBsmt Interior: AccessPanel, OneFirePl, LR/GRFireP, W/WCarpeting

Vinyl/LinFl, CeilngFan(s), NoModifs/Unk, MainFlrLndry Kit: EatInKitchen, ElecCooking, KitBuiltInR

Finance: ConventnalFi Cond: Average+

ADDITIONAL PHOTOS

Seller contact info:

Donald Bradbury

The Bradbury Team at Coldwell Banker Heritage Real Estate 1448 W Broad Street Quakertown, PA 18951

don@bradburyteam.com

215-536-6777 x 329

For sale by agent/broker

Equal Opportunity Housing

Posted: Oct 2, 2008, 12:46pm PDT

BAILOUT MISREPRESETATIONS AND MISCONCEPTIONS

2008-10-12T13:41:20Z

This is a re-blog from an Active Rain Member. It is well written, so I have posted it in my blog for information purposes. Thanks

Via Richard Zaretsky, Esq.:

The government bail out of the housing crisis has created wonderfully conceived programs to keep homeowners in their homes with re-negotiated mortgages or refinanced mortgages. The specific programs for the home saving legislation are the HOPE for Homeowners (H4H) and FHASecure programs.

I spoke about these programs in my recent blog articles NUTSHELL VERSION - EMERGENCY ECONOMIC STABILIZATION ACT and YOUR Ticket to Normalcy? THE BAILOUT BILL.

The H4H program is a voluntary program for lenders. Essentially for the lender with a non-performing loan (ie: a mortgage about to go into or already in foreclosure) the effect is potentially better than a short sale solution to avoiding foreclosure expenses. In a short sale, the lender gets all of the net sale proceeds and has the option to seek the difference (the shortage) from the borrower. In a H4H program refinance, instead of selling the home, the owner is refinanced with an FHASecure mortgage. The advantage to the foreclosing lender is that it will get about 85% of the current appraised value of the house, but that amount is all it will get and it cannot later seek the shortage against the borrower. As a sweetener, the foreclosing lender will participate with the government (FHASecure) if there is any "appreciation" realized upon the later sale or refinance of the borrower's home.

Great deal you may think - but there is a Catch-22. The whole concept hinges on the participation of lenders to fund the FHASecure program of FHA insured mortgages to these borrowers - and not a single lender in the nation has stepped up to the plate to make the first loan. The FHA website merely says, "List of Participating Lenders Coming Soon".

One would think that since this program was announced over two months ago to be effective October 1^st, that the participating lenders would already be there to start taking applications - but no, homeowners who are to be served by this program have found that so far it is an empty shell of well meaning and promising regulations.

For the homeowner then, the short sale is the primary vehicle available to personally mitigate the loan liability situation, which adds inventory to the available housing list and thus drives prices down as supply further exceeds demand.

Loss mitigation through the borrower lender allowing the borrower to stay in the home and writing down the loan as would be the case under the H4H program, is a event that we seldom see in our daily lender discussions and negotiations. This is not to say it does not exist, but it is an exceptional event unless there are factors involved that go to lender misconduct or other technical issues regarding the origination or servicing of the loan.

So until the lenders begin participation in the H4H program and FHASecure, the hype and glory emanating from our governmental finance gurus is just an empty bag.

Be sure to contact your own attorney for your state laws, and always consult your own attorney on any legal decision you need to make. This article is for information purposes and is not specific advice to any one reader.

Richard Zaretsky, Esq., RICHARD P. ZARETSKY P.A. ATTORNEYS AT LAW, 1655 PALM BEACH LAKES BLVD, SUITE 900, WEST PALM BEACH, FLORIDA 33401, PHONE 561 689 6660 RPZ99@Florida-Counsel.com - FLORIDA BAR BOARD CERTIFIED IN REAL ESTATE LAW - We assist Brokers and Sellers with Short Sales and Modifications and Consult with Brokers and Sellers Nationwide! Shortsales@Florida-Counsel.com New Website www.Florida-Counsel.com

Coopersburg PA land for sale attention builders

2008-10-11T22:19:51Z

The Bradbury Team; Don Bradbury,Marilyn Woldow, Jodi Cheatle, Linda Hoy, Janice Kutt, Jen Lorenz | Coldwell Banker Heritage 1448 W Broad St Quakertown PA 18951 | bradburyteam@bradburyteam.com | 215-536-6777 x 329

7777 Carlton Road, Coopersburg, PA

12.2 acres of land in Palasades School District with single home that needs work. Ideal for Building lots.

2BR/1BA Single Family House

offered at $499,000

Year Built	1954
Sq Footage	1,344
Bedrooms	2
Bathrooms	1 full, 0 partial
Floors	1
Parking	2 Uncovered spaces
Lot Size	273,556 sqft
HOA/Maint	$0 per month

DESCRIPTION

Previously marketed at $699K, Price slashed to only $499K. Property and house being sold as is. Two separate parcels being sold as one (the house has no monetary value). House is vacant. Electric is disconnected. Soils are good for subdivision. Also see MLS # 5403914. Agent: House on property can't be accessed. Releases must be obtained by realtor from people entering house or walking on the property.

see additional photos below

PROPERTY FEATURES

Fireplace	High/Vaulted ceiling	Family room
Living room	Basement	Yard

OTHER SPECIAL FEATURES

Water, Sewer and Utilities: SepticAprv, SepticExists, OnSiteSeptic, ElectrcAvail, TelephnAvail,

CableTVAvail, OnSitWell/Septic

Lot & Road Descriptions: UnimprovGrnd, ChoiceOfBldr,

SubdivPoss, Boro/Township, Highway, RollingTopo, PartWoodTopo

Listing Information: FeeSimple

Seller is motivated and has slashed the price by $200,000

ADDITIONAL PHOTOS

Seller contact info:

The Bradbury Team; Don Bradbury,Marilyn Woldow, Jodi Cheatle, Linda Hoy, Janice Kutt, Jen Lorenz

Coldwell Banker Heritage 1448 W Broad St Quakertown PA 18951

bradburyteam@bradburyteam.com

215-536-6777 x 329

For sale by agent/broker

Equal Opportunity Housing

Posted: Aug 18, 2008, 4:07pm PDT

Perkasie Bucks County Ranch Home on the market

2008-10-11T22:17:58Z

911 Callowhill Road, Perkasie, PA

Hilltown Township Bucks County Ranch with nice lot offers convenience, location, and a place to call home!

3BR/1BA Single Family House

offered at $270,000

Year Built	1960
Sq Footage	1,428
Bedrooms	3
Bathrooms	1 full, 0 partial
Floors	1
Parking	4 Uncovered spaces
Lot Size	26,571 sqft
HOA/Maint	$0 per month

DESCRIPTION

Hilltown Township Ranch home in Perkasie on a nice lot which is conveniently located to Doylestown, Peace Valley Park and Lake Nockamixon. Tall oaks watch over your family! Over half acre to enjoy! Beautiful setting for a Ranch home. This home features three bedrooms, one bath, a large eat-in kitchen and Living Room. A full basement is just waiting to be finished or is available and offering ample storage. Central Air conditioning, oil/hot water heating. Original owner. Garage has been converted into living space, but can be easily converted back to a garage. Brand new roof and gutters were installed in Aug 08. Interior was just professionally painted in Aug 08. Owner has found a new home and would like to sell quickly!

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Hardwood floor
Tile floor	Living room	Dining room
Dishwasher	Refrigerator	Attic
Basement	Washer	Dryer
Laundry area - inside	Yard

OTHER SPECIAL FEATURES

OilHeat, HotWaterHeat, BaseboardHea, Sum/WinterHt, CentralAir, OnSitWell/Sp, OnSiteSeptic, 200-300Am

NoGarage, 3+CarParking, DrivewayPrk

WoodExt, BrickExt, Block/BrickF, LevelLot, OpenLot, FrontYard, RearYard, SideYard(s), PitchedRoof, S

FrontYard, RearYard, SideYard(s), PitchedRoof, ShingleRoof, Shed(s), NoPool

FullBasement, UnfinishBsmt

AccessPanel, NoFireplace, W/WCarpeting, TileFl, CeilngFan(s), CableTVWired, LR/GREntr, NoModifs/Unk,

BsmtLaundry Kit: EatInKitchen, ElecCooking, KitBuiltInRa, WallOven, SelfClnOven, BuiltInDishW,

Disposal Finance: ConventnalFi, FHA, VA Cond: Average+

ADDITIONAL PHOTOS

Seller contact info:

The Bradbury Team; Don Bradbury,Marilyn Woldow, Jodi Cheatle, Linda Hoy, Janice Kutt, Jen Lorenz

Coldwell Banker Heritage 1448 W Broad St Quakertown PA 18951

bradburyteam@bradburyteam.com

215-536-6777 x 329

For sale by agent/broker

Equal Opportunity Housing

Posted: Sep 13, 2008, 7:53am PDT