Once a buyer purchases a house and becomes a homeowner there is usually a lot of time, money and thought that goes into personalizing the property to make it feel like a home.  By, adding decorative touches a homeowner begins to gain more and more pride.  A little creativity can go a long way and sometimes it can go too far.  

I have seen new homeowners turn decorating into a hobby with very little assistance from a professional interior designer.  The results can be disastrous.  Eventually the novice homeowner decorator becomes so passionate with their new hobby that he/she begins to lose sight of what others see.  

There is such a thing as over-decorating. 

 Before a homeowner puts too much thought, time and money into a do-it-yourself decorating project, he/she should always be cautious about what they are doing because the end results can diminish a home's value when the time comes to sell.  Buyers looking at resale homes are often turned off by too much furniture, clutter, bold or dark interior colors ...and houses that look a little too lived in. 

So, before as you pick out that trendy paint color, before you pick up that paint brush and before you buy too much ornate furniture to clutter up your home - ask yourself, ....Are You Decorating Or Devaluing Your Home?  

The weather forecast shows a wet, rainy, but warm Halloween is expected in the Mid-Hudson Valley and Poughkeepsie are.  Hi 69 / Lo 42.  It might turn out to be the first rainy Halloween night since I moved into my house 10 years ago.  I can track the weather back that far because each Halloween I set up a table outside on my driveway and serve donut holes and cider to the trick-or-treaters.  It's great to see all the neighbor having fun and to chat with the parents too.

If it rains this year I might need to set up shop inside my garage or forgo tradition all together. 

And, after the trick-or-treaters are done collecting their loot, the next thing I'll be doing this year is setting all my clocks back. 

Remember, Daylight Savings ends at 12am on November 1st.  Yes, and it will be getting darker sooner now ...that means one less hour of daylight available each day for Dutchess County homebuyers to be looking at property.  Well, we can always bring a flashlight to look around outside I guess  Heck, I'm not afraid of the dark.   Are you?

This was the million dollar question being tossed around the other day when I was talking with a home builder.  I just started working with him to locate some foreclosed properties with the possibility that he will flip a few houses while he waits for the home building business to recover. 

Will it?  ...Ever?

This is one of two custom luxury home builders I am working with currently, both are considering flipping homes.  They are both in a holding pattern while they are not getting requests for new construction and are afraid to build on spec because high end homes are lingering for so long.  In the Hudson Valley it is not unusual to see a high end home sitting on the market for 3 1/2 years. The few recent sales in the upper price ranges have all been drastically reduced before they were sold.  Recently an increasing amount of short sales and foreclosures have turned up in the luxury home category.

A luxury home new build in the Hudson Valley starts at around $500,000.  A modest new construction home without all the whistles and bells starts at around $350,000.  These numbers are significantly lower than a few years ago,  And, even with prices declining like they are, very few buyers are shopping in the luxury home price range.  However, our local market is thriving in the lower price ranges - be it new construction or resale.

I told my builder client that $300,000 is now the new high end for our market.  This is not news he wanted to hear, but I' know he can appreciate my honesty, especially because I agreed with his decision to stay in a holding pattern and flip houses for the time being.  

As we talked, he explained his goals for a profit margin and his dilemma.  While housing prices have decreased significantly, land values have stayed the same.  The average cost of a good building lot in Dutchess County is $150,000.  That leaves him with very little profit after considering his cost to build and paying a Realtor to market and sell the property.

I explained to him that from where I sit, there is an even bigger dilemma.  Baby boomers are now buying down.  No longer do they need that big house.  And, Generation Y buyers are the first generation since the day when our parent's were first time home buyers to approach home buying in a very conservative sort of way.  These kids see the news everyday and it scares them - people loosing their jobs, the economy is in turmoil and there is an increasing amount of foreclosures.  It's drilled into those young little heads, if not by their parents or real estate agents, then by the media.  They have become smarter than their parents, and have learned by their parent's lessons - to not overextend.  

Will the home building business ever recover?   

Well, maybe it will.  But, the real question is - will the demand ever be so high again for luxury homes?   I don't see it happening any time soon.  Not  as long as Baby Boomers are simplifying their lifestyles and their children and grandchildren are learning by the mistakes from the past.

So, my advice to any custom home builder with a luxury niche?  Reinvent yourself.  Forecast into the future.  What will people be looking for in new construction?  Just like many Realtors have had to develop new niches like short sales and forclosures instead of relocation and high end sales, so should homebuilders - because right now that modest cape cod my parents once owned is the hottest commodity around.  I even wonder if we'll be seeing more and more of these charming little things replacing the McMansions when it comes to new construction.          

I don't mean to disappoint you with the above title.  I'm talking about pictures.  Yes, I'll show you mine if you show me yours.  No silly, not those kind of pictures.  Seriously, as enticing as the title might be,, this is a real estate blog and I am talking about real estate marketing photos. 

I'd like to see some photos of that house you are trying to market. 

See, I have a buyer.  As we search the MLS and internet together for listings, we are overlooking the fine features of that home which you are making an ill attempt of marketing online.  If what I am saying applies to you and you are a real estate agent then you are lazy and providing a disservice to your client.  If you are a seller whose property is not being promoted with multiple interior photos then you should consider firing that lame, no good real estate agent and hiring somebody else who will appreciate your business and put some time, creativity and thought into your marketing. 

I have a buyer....I'll show you my buyer ....all you have to do is show us some pictures of the interior of that house first.  It's that simple.  Downloading photos to a computer is as easy as 1-2-3.  And, perhaps if my buyer likes what she sees from looking at the photos of the home you're marketing online, she'll want me to make an appointment to tour the house in person. 

I'll show you you mine (my buyer) if you show me yours (your interior photos)...

I just love when I randomly bump into past clients and we are able to take a few moments to get caught up.  How's the new house?  Did you get it all decorated the way you had wanted.  Have you met the neighbors?  Are the kids adjusted and do they like their new schools?  It's always reassuring to know that my past clients are very happy in their new homes and it gives me great satisfaction in knowing that I played an integral part in that happiness.    

I ran into a past client last week.  She called out my name as I was racing down the aisle at Walmart, of all places.  I rarely shop there and I had no intentions of going to Walmart that particular day but my husband and I made the spontaneous decision to stop in briefly to pick up some laundry detergent on the way to see a movie that was playing at the theatre across the street. 

His cell phone rang and he was so engaged in conversation that he started pacing the aisles and before I knew it ...he was gone.  Pressed for time, I became a little frantic and annoyed as I walked half-way across the store looking for him.  I finally found him.  And, then I found myself scolding him like he was a child. 

Um, Where were you?? .......   I, uh...was talking on the cell phone and, uh...

Did you have to walk away and leave me wondering where you were?? .....  oh, well I uh....

That was totally rude ......

And, then a sweet little voice called out my name.   ...CAROL???

Oh, my gosh!  It was the sweet little buyer client who I helped purchase a home just a few months back.  And, she is the reserved type too.  Being that I am a chameleon, I adapted to her personality as we worked together to find the perfect place.  We must have looked at about 20 different properties together and during the entire time I don't think either one of us let down our guard.  It was a strictly professional relationship. but in the end I got to know her somewhat and I really like her.  She was a nervous first time buyer, a single woman who was buying on only one income and she was scared to death.  So, I tried to be light-hearted during the process and occasionally got her to laugh, but I always had to use my library voice with her because I didn't want to scare her any more than she already was. 

So, here we are standing in Walmart months later ....and she caught me scolding my husband and bickering with him.  I was embarrassed when she called out my name and I instantly found myself transforming back to my library voice.  Oh, well ...the deal closed months ago, I confirmed that she's a happy homeowner now ...and perhaps she has finally seen the human side of me.  I hope I didn't scare her out of ever getting married.      

The Walkway Over The Hudson is a story of a community that came together to rescue a landmark bridge.  The old Poughkeepsie - Highland Railroad Bridge was abandoned after a fire in 1974.  It sat for decades deteriorating because it was too expensive to tear down.  On October 3rd, 2009 the restored bridge was finally opened to the public.  Take the walk and you will see how obvious it is that this river community is so very proud of our new Walkway Over The Hudson, but be sure to bring your sneakers - it's 3 miles to walk from one end to the other and back (1.5 miles each way).

For a better glimpse of the bridge on fire in 1974 click on this link: http://www.catskillarchive.com/rrextra/pbpj743.Html 

I visited the Walkway Over The Hudson this week and had the chance to experience the beauty of the Hudson Valley during the prime time for fall foliage - while standing directly above the Hudson River.  I am pleased to be able to share my photos below. 

This recycled 120-year-old Poughkeepsie-Highland Railroad Bridge is now considered to be the world's longest pedestrian bridge. 

Fred Schaefer is a local Poughkeepsie real estate attorney who I have had the pleasure of working with during my real estate career.  I remember a few years back there had been a couple of different functions within the same month where Fred approached me and several other real estate agents - he couldn't stop talking so enthusiastically about the development of the bridge.  Funny, I just could not see it coming together like it did - and, now today it is just as he had described. Yes, at that time I had my doubts.  Fred offered to take us up to the bridge for a sneak preview - I had concerns about the structural integrity and graciously declined.  No way was I going to go up there on that old relic!  I was convinced the deteriorating bridge would crumble and I would fall to my death! 

Fred continued to pursue his vision and successfully spearheaded this project which has even been featured by the NY Times.  http://www.nytimes.com/2009/04/25/nyregion/25metjournal.html What a wonderful legacy! 

For more information about The Walkway Over The Hudson and for frequently asked questions click on the link below: http://walkway.org/

For more information about the history of the bridge click on this link: http://en.wikipedia.org/wiki/Poughkeepsie_Bridge 

This is the view of Poughkeepsie from the Highland side of The Walkway On The Hudson (1.5 miles away)

 This is the view of the Mid-Hudson Bridge from the Pedestrian bridge ,a.k.a. The Walkway on The Hudson

Dear Carol,  I look forward to my house hunting trip this upcoming weekend.  I'll be in town for three full days but much of my time will be spent meeting with directors of the new division I will begin working for next month.  Therefore, I have limited time to view property ....

I have selected these 10 listings as my top choices for my price range......

Sellers - Do you understand the mindset of a buyer who is moving to your area due to a corporate relocation?  Maybe you are also selling your own home to relocate to a new town for a new job.  All the more reason why you should understand the process of selling your current home.

Your house needs to be perceived as one of the top 10 appealing choices of homes available in your price range.by buyers (and their agents) who are shopping online and viewing your listing. If not, buyers and their designated agents will pass over your listing time and time again for more attractive properties.  Most buyers don't even bother clicking on listings on websites like realtor.com if there are not multiple pictures to view.  Who has that kind of time to weed out their options in person? 

A corporate relocation involves an employee starting a new job with only a small window of time to look at properties.  Even if the corporation provides the employee with temporary housing at their new destination it's usually limited to only 30-60 days, meaning they have to find a house fast so that the closing can be scheduled before their deadline expires on company paid housing..  I know this because I've relocated 5 times as the spouse of a relocated employee.  I have worked for a relocation company.  And, I am a Realtor who has been specializing in corporate relocation for a number of years now.

The employee starting that NEW job in a new town is focused on acclimating to the new company environment and answering to a different boss.  This requires the employee to be very dedicated and committed in the beginning, giving their all while learning the ropes.  This employee usually works long hours during the transition, jumping both feet into their new position and trying to make a favorable impression.  This means there is limited time for house hunting.

These are not always corporate executives looking for executive style housing in posh neighborhoods. Often, it's the middle management empolyee climbing the corporate ladder and a lot of times the company is buying their current home so they have nothing to sell and a limited amount of time to select their new house.  They can usually close in 30-60 days . These are the most motivated individuals in the buyer pool.  They come to town for a househunting trip prepared to purchase - today! And imagine, some sellers can't even get these buyers to walk throught the door!   

During a preliminary home search, buyers weed out their choices based on what they see online while comparing listings which have photos.  And, as far as the buyer and their agent are concerned, the goal is to be time effective.  Nobody likes to be unproductive with their time these days.  Quality pictures, professional staging and precise pricing are key in attracting these very serious and motivated buyers.  

"Show me ONLY the best houses in my price range"  - the mindset of a relocating employee     

If your house does not have great pictures with an inviting curb appeal and an attractive interior decor, you won't stand a chance, unless you price your house to compare with other properties that look just like yours online.   Can you afford to reduce your price to compete?  If not, call a stager.

To understand how your house compares to the other homes on the market you must be objective and think like a buyer.  This involves YOU  - shopping online and comparing your property to the competition.  It's an old adage in the business world - always know your competition.  Treat you home sale like you mean business and you will get results.  This means detaching emotionally. 

If you shop online and see that your house cannot compete in your price range you have two choices.  1) Lower your price to compete.  2) Call in a stager to spruce up the decor and curb appeal. 

"Show me the money"  - the mindset of a seller who has followed my advice and has received AND accepted an offer.

RELOCATING?  CALL CAROL 227-4400 ext. 358  SPECIALIZING IN DUTCHESS COUNTY RELOCATION 

Carol Culkin, ABR, SRES, Associate Broker for Houlihan Lawrence, is your source for real estate in Dutchess County. Carol is an award winning residential specialist and has been a Dutchess County top Realtor since 2002. If you are looking for a Dutchess County real estate agent who will be your advocate while providing you top priority service, call Carol today at 845-227-4400 x358 or on her cell phone at 845-430-6543.  http://www.dutchesshomefinder.com/

Somebody was shooting at my car.  I couldn't figure out where the bullets were coming from at first.  And, I couldn't exactly figure out what part of my car might had been subjected to multiple bullet holes.  All, I knew was that I had to get out of there.

Maybe I've been watching too many action movies?  Maybe my mind is working overtime.  But, I heard gunfire and it scared me to death. 

I didn't know if I should run for cover or high tail it out of there.  After all, I wasn't in a crime ridden area but when did that ever stop somebody from committing a crime?   

It was a very windy and gloomy fall day when I pulled up at one of my vacant listings.  The fall foliage is so beautiful this time of year but on this particular fall day the leaves were falling fast and furious.  It felt like the rain that had been forecasted was only minutes away.  After driving up the steep narrow driveway leading to the house, I parked in the section of flat pavement which is surrounded by big oak trees.  

Oh, there is something very unique about this woodsy little parcel and despite the weather at the moment I couldn't help but drink it all in as I pulled up.  No, I wasn't literally drinking or tipsy.  I actually did hear what I believed to be gunfire as I had shifted into park and took the key out of the ignition.  POP.

Hunting season?  Maybe.  But, this is a residential neighborhood even if the lot is nicely secluded.  

I ignored the first POP.  Perhaps it was my car.  What mechanism might that be?  The contractor who was there to give an estimate pulled up in his pick-up as I was getting out of my car.  A burly man.  I thought maybe I would ask him for input about auto mechanics.  He parked on the hill behind me, so by now I was blocked in.  POP  POP  POP  POP  POP.

Oh, my!  It's clear to me ...that is not my car making these noises.  But, something was actually hitting my car. Hard, Loud. Fast. Forceful. POP  POP  POP  POP  POP. 

Gunfire?  ....I gotta get out of here. 

I looked at the contractor who was still in his car and totally clueless to my concerns.  POP  POP  POP.  Will I be able to get out of here alive?  Who was shooting at me?  I'm just a church-going Realtor who helps people buy and sell houses and as bad as the real estate market has been I have never been involved in a deal that would result in anybody causing me physical harm.  And, I'm not a mafia princess.  Gosh.  I have a squeaky clean background.  There's not even a speeding ticket on my license.  Why me?   

I looked up to the sky.  What was I looking for up there.  God, please help me.

That's when I finally realized I needed to high-tail it out of there - fast.  I yelled at the contractor as he got out of his pick-up.  ..."Please back up ...I need to get out of here fast ...and park my car on the street below" - and, I pointed down the hill. "Fast".  He looked a bit bewildered, but quickly understood.

On this very windy day, acorns were falling from those big trees above and this was a situation that was sure to do a number on my car (and his too).  

So, I've been wondering ...where's that nutsy little Active Rain squirel when you need him? 

For those who had been following my situation and have expressed concerns -  ALL IS WELL.  My mother is on the road to recovery and my parents are now settled in, living comfortably together again in their new apartment at a wonderful independent/assisted living facility.  The personal experience has strengthened my understanding for working with seniors under similar circumstances and I was able to apply all that I had learned while getting my own SRES (Seniors Real Estate Specialist) designation a few years ago.    

While I was gone for several weeks taking care of my parents who live 3 ½ hours away, I made short trips back home with a weekend here or there.  And, even though I could remain semi-active as a Realtor via technology, I had to put family obligations first.  I took a little sabbatical from Active Rain and scaled back on clientele, giving the business to other agents when in-person consultations were needed.  I continued working mostly with those who I could fit into my schedule and had respected all that I was going through at such a difficult time.  

Yes, I finally learned to identify and eliminate the time-wasters, a strategy I always had a problem testing.  When you have limited time, you learn to make better decisions about people early on and take chances that some business opportunities are not always going to pay off.   

During the time I had been so dedicated to my parents, I also had to cut back on every day real estate activitiess which were becoming all too time consuming - blogging being one of them.  I missed spending countless hours on the Active Rain network, not only posting my own stuff but reading and commenting on the blogs of other members.  I really missed all my friends in the AR network.  Active Rain is a very informative website for consumers and real estate agents as well and so I have always found it to be very addicting. So much, that my normal everyday activity here on Active Rain had caused me to lose a good two hours or more a day.  As a full-time agent that means I was giving up personal time and not paying much attention to my husband, my house, my dog.  Seriously, there is only so much time in one day.

I know it seems a little extreme, but I always felt obligated to read each and every post of the members who I have subscribed to, while trying to keep up with others which appeared rich in content.  I kept subscribing to new members over time, some who post once or twice a day.  It was getting overwhelming, to say the least.  It made me wonder how some members here even have a personal lives of their own.

I am back.  I'll become active again on Active Rain but perhaps not as much as in the past.  I plan to start out slow by spending only a half hour each day here because at this point, my time has to be spent on building my business in other ways too - and, reconnecting with the other members of my family who I had to leave behind for many weeks while the focus was on my parents.   Yes, I'm back!  But, I may only be getting my feet wet in the Rain for right now. A little here and there.  Please bear with me....    

                                        Oh, and yes ...that's my beautiful grandaughter!

I know it might seem like I just dropped off the face of the earth.  I have been a habitual blogger up until recently.  Not deliberately, I just quit Active Rain cold turkey a few weeks ago.  Then, around the middle of last week I tried to jump back into the Rain.  I started out slow by just catching up on reading and commenting on a few posts by my favorite blog buddies.  I figured it would take me a few days to get caught up on commenting before unleashing my own creative juices.  Perhaps I just needed some inspiration from others.  It's hard to get creative when you've been inactive on Active Rain for so long.

Actually, I've had so many other things on my mind this summer and I've also been traveling a lot. I wish I could say my travels have been related to vacationing.  But, I've speant a total of about 6 weeks this summer tending to my elderly parents who live out of town and are dealing with a health crisis.

Just as I thought their situation had stableized and I was gradually starting to get back to Active Rain and to my real estate business, one night during the middle of last week my phone rang at 2:30am.  And, for the second time this summer my world began to spiral out of control. 

My mother had already been re-admitted to the hospital 5 days earlier and at the time I had arranged to have my father placed into an assisted living facility while she underwent diagnostic testing.  On Wednesday of last week the hospital called me while I was leaving Washington DC after a brief visit with my daughter and granddaughter (and blog buddy Pat Kennedy).  With all the tests coming back inconclusive, they were considering releasing my mother a few days later and sending her to a rehab facility where she could get physical therapy and become stronger.  Then, in the middle of the same night after I no sooner arrived home and fell asleep - I was awakened.  The doctor on the other end of the phone explained that my mother was transferred to ICU after having a mini-stroke,   

So, what would cause me to take a break from Active Rain?  Let's just say that I am putting my Senior Real Estate Specialist (SRES) designation to work - personally.  Lately, my time has been speant checking into senior housing options for my parents and dealing with repeated hospital stays along with extended respite care periods in assisted living facilities for my dad.  I am now looking for a more permanent housing situation for them and I am learning a lot about senior housing options, specifically the differences between independent living and assisted living.

Fortunately, my mom's mini-stroke was just that.  Nobody can tell she has had a stroke (TSI). But, the doctor informed me there could be others to follow this one.  Having the responsibility of a house and caring for my dad has probably taken it's toll on her.  And, now her own health issues need to be taken into consideration too. 

For right now, my mother's needs are minimal and the best housing option for her is independent living.  On the other hand, my dad needs a stepped up level of service which typically my mother can provide if and when she's on her feet again - for now he needs assisted living.  Ideally, downsizing to apartment type housing in a facility that offers both independent and assisted living seems to be the best solution.

So, I am back to hanging out in my hometown again - tending to my parents and shopping for the right place to call their permanent home.  I think I have found THE place. I will take my father there today to get his final approval before switching him to a new place - it has to be a place where my mother can transition to also without feeling like she is giving up too much of her own independence.

By the end of the week, I hope to have my dad settled in at the new place where he will wait for my mom to join up with him after her hospital stay and rehab.  Putting their house up for sale can wait for now.  The nice thing is that we can arrange a month to month lease which will allow us to ensure their happiness. 

I hope to return home next week, not only ready to put my SRES designation to work for me again - but, to use my personal life experience to guide others who are no longer able to age in place.  And, hopefully it won't be long until I am a regular hear again on Active Rain.  I'll be back soon - I promise!