Confessions from the Wichita Real Estate Lady

IT'S NOT A ZOMBIE APOCOLYPSE - I PROMISE!

Brenda Noffert (Realty world Alliance) — Wed, 09 Nov 2011 10:54:00 -0800

IT'S NOT A ZOMBIE APOCOLYPSE - I PROMISE!

FEAR NOT MY FRIEND!

It's not a zombie Apocalypse, it's just an Emergency Alert System test!

At 2pm EST/1pm central (you know-earthquake country) today, Nov 9th; all transmissions (radio and tv) will be interrupted to conduct a National Emergency Alert System Test.

Nothing like this has ever been done on a National level. It will only last about 30 seconds, but if you don't know its a test, it could freak you out.

So don't freak....it's a test, only a test. If this had been an actual Zombie Apocalypse.......my face would have been eaten off by now.

Have a great day!

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

FACEBOOK KILLED MY SHORT SALE!

Brenda Noffert (Realty world Alliance) — Fri, 30 Sep 2011 10:03:10 -0700

FACEBOOK KILLED MY SHORT SALE!

There is this form that must be signed with most short sales called an "Arms Length Transaction affidavit". Basically, it says that the buyer and seller don't know each other. The form says it with a lot more finesse, but the basic message is that the buyer and seller didn't "cook up a plan" regarding the purchase of the home.

Seems silly, right?

Well, It's not, or at least it didn't start out that way....

Picture it: A family is living in a home that they bought 4 years ago when values were at "WOW" prices. Since then, Hubby took a cut small in pay and the wife lost her job. She decided to stay at home with kids rather than working to pay for daycare. They can make their payments, but they are eating mac-n-cheese more often than they care to. They try to refinance to lower their payment and find out that they owe $15,000 more than what the house is worth in today's market.

While bemoaning the fact that they are going to have to do some belt-tightening, they decide to talk to their parents for advice. Together they decide that Mom and Dad will buy the house on a short sale for $20,000 less than what they owe on it, the kids will make the payments until they can repair their credit from the short, then buy it back from Mom and Dad. They never have to move and they own the house for $20,000 than they originally paid for it.

That's is called Fraud. Basically the house didn't change hands and the bank is out $20,000.

The Arms Length Transaction Affidavit was born! The bank will short the property, but the banks feels that the owners have to have a little discomfort too.

Now, PICTURE THIS:

A short-sale seller receives an offer from a buyer that she doesn't know. While waiting on the approval process, the buyer stalks the property (as buyers often do). Once day while driving by, the seller is outside and the buyer stops. The buyer and seller start talking and realize that they like each other. They are both thrilled to have met and are happy!

The short sale gets approved and everything moves towards a closing. Two weeks before closing you get an email from the bank that says that the short sale is rejected due to "possible fraudulent activities".

You call the negotiator, send them an email and dial the "help" (term used loosly) line to speak with "Betty" from Malaysia to find out what the heck is going on.

All kinds of horrible things run through your head: The seller lied on their original Loan app; The seller was involved in Money laundering or tax evasion (Can't do a short sale if you were convicted of a felony involving money); The buyer has purchased 30 homes in the last 2 months; You did something horribly Wrong.....

Finally, "Betty", the bearded, sweater wearing man from Malaysia reads the notes on the computer screen and tells you that the closing department discovered that.....

*GASP*

the buyer and seller are friends on Facebook. Therefore, this is not an arms length transaction and is rejected. Active Foreclosure is immediately initiated.

"Betty, You got to be kidding me!"

The moral of this horrible, but true story: Check your Social network friends and tell your sellers and buyers to check theirs. Apparently the bank does. It could be the difference between life and death of your short sale.

Happy Real-Estating!

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

This house makes my butt look fat! 10 things buyers say! (and what they really mean)

Brenda Noffert (Realty world Alliance) — Wed, 28 Sep 2011 12:29:07 -0700

This house makes my butt look fat! 10 things buyers say! (and what they really mean)

I decided a long time ago that I could never buy a sporty bright yellow car. I have an olive complection and yellow just makes me look dead. Even though those cute vehicles catch my eye everytime I see one, I could never imagine driving around town looking dead...

Although I have made this silent pact with myself, I have never actually

shared this information with anyone else. It is just way too embarrasing to share that I am so self centered that I am concerned that my car compliments my complection.

I mention this because I am amazed at the things that buyers will say outloud when rejecting a home. In Wichita, kansas there are so many choices that buyers are looking for the "perfect" home before they decide on the "right" home. In an effor to keep looking, I have heard some pretty interesting things. My top 10 favorites are below....

10. "They keep it too clean!"

9. "There are way too many windows!"

8. "The grass is too thick! Let's keep looking"

7. "Can't live here! I'd be the redneck of the neighborhood"

6. "How many bathrooms can one house have? Seriously?"

5. "If I can't buy the furniture with it, I can't buy this house!"

4. "The dog is the deal breaker. If we can't keep the dog with the house, we will move on."

3. "I sense someone dies here. I can't live in a house that someone died in!"

2. "I don't want to have to do a THING. and these carpets need to be cleaned!"

1. "this house makes my butt look fat!"

I had to ask many questions (with a straight face) to find out what the buyer actually meant. For clarity, I have included that here too:

10. "I would warm it up a little with a rug or some color"

9. "I am security conscience and don't feel safe with the whole back of the house being windows"

8. "I have 3 dogs and it would break my heart to see them ruin this beautiful yard"

7. "I never thought I would be able to afford such a nice area."

6. "We are moving from a one bath home, the idea of 3 baths is overwhelming to me"

5. "I fear I won't like the house as much with my 1970's plaid sofa in it"

4. "I really don't want the house, but my daughter does. So I am adding a term to the contract so I am not the bad guy."

3. "I don't like this house even though it is everything I told you I wanted."

2. "I don't know if they'll clean up and replacing the carpet is not in my budget"

1. "the doorways to the bathrooms are small and I feel like I have to turn sideways to go through them"

when you break it down like that, some pretty valid reasons!

Happy real-estating!

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

BURNING YOUR BOAT......in Wichita, Kansas?

Brenda Noffert (Realty world Alliance) — Tue, 20 Sep 2011 10:46:32 -0700

BURNING YOUR BOAT......in Wichita, Kansas?

I was at a seminar recently and the speaker was talking about becoming successful and the mindset of successful people.

He told a story about an ancient commander that knew how to motivate his warriors so well (I can't remember which ones - the players don't really matter, it was the message that got me) that they gained a reputation for their incredible bravery and unwavering commitment to victory.

How'd he do that? When they would offload the army onto the shore that they wanted to attack, the commander would give the first order:

"BURN THE BOATS!"

The warriors would watch the boats go up in flames and all thoughts of retreat or surrender were removed from their minds and hearts because they knew that their only way home was through victory. Their only possibility of retreat was now a pile of ash floating on the water.

Talk about being highly motivated! WOW!

This story has been rolling around inside my head for about a month now and it seems to be burrowing a hole into my physique.

Hang with me, I've had an epiphany:

I have determined that this is why I enjoy short sales so much!

I know "enjoy" and "short sales" shouldn't be in the same paragraph, let alone the same sentence.

But follow me on this:

A short sale is the pinnacle of "boat burning".

There are really no other options that are favorable
The future only looks better once that battle is won
The "commander" has to be the best to make it happen
The victory is so awesome

So, with happiness and great excitement, I am burning my boat for my clients in Wichita, Kansas

(Thank goodness its a metaphor because I can't find a big lake or an ocean anywhere in Kansas!)

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

Wichita Kansas Area Home Sales Are...Not too Shabby!!

Brenda Noffert (Realty world Alliance) — Mon, 19 Sep 2011 12:08:05 -0700

Wichita Kansas Area Home Sales Are...Not too Shabby!

While the rest of the country continues to run screaming from the tragic real estate sales figures; Wichita, Kansas and the surrounding areas are "holding their own".

Here are the stats for August 2011:

Existing home Sales increased by 2.6% from July
Exisitng home Sales are up 32.2% from last year at this time
New homes sales decreased by 19.9% year over year
New Home inventory is 32.3% lower than a year ago
New and Existing home combined inventory is 9.9% lower than a year ago

"What's it all mean?!" you ask?...Well, its good! Check this out:

18 more families are enjoying their recent home purchase this month than last month
56 more families are celebrating in their recently purchased home this year than last year at this time
There are fewer Buyers for New construction and custom homes
There are fewer new constrcution homes available
If not another home were listed, we only have enough homes available for 5.8 months. A "balanced market" in our area is 5-6 months worth of inventory.

This is good news for The Greater Wichita area. We have seen only a small decline (average) in property values over the last 24 months. Less than 2% -

and in some areas, we have seen inreases of 1.5%.

Looking to buy or sell? Seriously now is the time! Interest rates rock!, the market is good and great things are on the horizon for our area.

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

You Don't Have to Shower In Wichita, Kansas

Brenda Noffert (Realty world Alliance) — Wed, 14 Sep 2011 15:43:09 -0700

You Don't Have to Shower in Wichita, Kansas

When I have a buyer these days, I am always amazed at some of the reasons why I my showing is not possible for a seller.

Some of my Favorites: "Nope, Sorry. Can't show it because....

"The beds aren't made - Ok, really? If you are going to sell your home, one of two things have to happen. Either you have to wake up early enough to make your bed or you have to deal with the fact that your home may be shown with unmade beds. Unmade beds are not a reason to deny a showing.

"The babysitter is there by herself" - You trust her to watch your pride and joy, but don't trust her to let a professional in the door with buyers?

"The dog is in the house and not friendly" - Good idea: Lock Fido in one area of the home with a child gate (The room can still be seen and no one is in danger) Better Idea: Lock Fido in a kennel in the yard (whole house can be seen and no one is in danger) Best Idea: Send Fido to Gramma's house until you get an offer (No one will make a judgement of the home based on the presence of an animal)

"It's dinnertime" - Seriously? I gave an hour timeframe. Who eats dinner for a whole hour? Is there no compromise in there?

"It's raining" or "It's windy" - I have heard this several times. Trust me, no one wants to trec out in bad weather to see a house UNLESS THE BUYER IS SERIOUS. If the buyer is serious, believe me, this is definitely the buyer you want in your house; no matter what the weather!

"I have to take a shower" - for an hour? Really? At that exact time? really, really?

ATTENTION Sellers of homes that we want really want to show and sell; I give you permission to be stinky, itchy, maybe even a little grimey. We don't care if you are dirty and smelly. When the buyer buys the house, you aren't going to stay so the buyer doesn't care either. So be yucky....just be gone so we can show your home!

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

WHAT COLOR IS A YIELD SIGN???

Brenda Noffert (Realty world Alliance) — Thu, 08 Sep 2011 17:02:53 -0700

WHAT COLOR IS A YIELD SIGN??

If anyone asks me, I know what I know and I know that I know it (usually I would add an emphatic "darn-it! in there too)!

Most of us are the same way. We KNOW. (yes, that is a period at the end of those two words for a reason) Powerful sentence, isn't it?

"WE KNOW." It could be a Realtor marketing campaign (as long as it was said without

sarcasm).

But let me ask: Do we KNOW what we know and know that we know it, really? What color is the YIELD sign?

Before you scratch your head and determine that I have finally lost my marbles, let me explain.

Yesterday, if someone would have walked up to me and asked me what color a yield sign is, I would have told them without hesitation that they are YELLOW. I would have known I was right and I would have gone on my way feeling completely confident that I helped someone with this burning question....

GUESS WHAT? Yield signs have been RED since 1971! virtually my whole life, yield signs have been red, but before last night, I KNEW I knew that they were yellow.

That got me thinking; how much of what we think we know is not exactly accurate in today's real estate world? Have we evolved with the times and adapted so gradually that we KNOW what we know?, or do we only THINK we know?

If we aren't constantly learning, evolving, passing on relevant, hopefully useful information; If we aren't observing the signs.....

well then are we any better than the ill fated yellow yield sign?

Half of you are going to do a net search to check what color Yield signs really are.....it's ok... I did too. They are red with a white middle. Trust me, I looked it up. when I saw one, I said "oh yeah! That's right!"

Happy real-estating!

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

PMI Company Killing a Short Sale? Stop them COLD!

Brenda Noffert (Realty world Alliance) — Wed, 07 Sep 2011 17:26:55 -0700

PMI COMPANY KILLING A SHORT SALE? STOP THEM COLD!

I have gotten more calls from around the country about this horrible situation plaguing many short sales....

All the pieces of the puzzle finally come together: The seller is agreeable; the buyer has stuck it out and is still hanging in; the title work doesn't come up with any suprises; the bank FINALLY agrees to the short....ya think you are home free...

Then you get a letter from the PMI company that they will not approve the sale unless the seller shoulders part of the loss. Either in a lump sum at closing or double the lump sum as an unsecured note.

Everyone freaks out! All is lost! As the agent for the seller, we are practically in tears and thinking about a career working midnights at WalMart...

All may not be lost, my friends. The best kept secret in lending is that any mortgage written prior to 2007 (some even prior to 2009) have a sentence in the Mortgage Document that says that the mortgagee (Owner) is not a party to the PMI company. That the relationship with the PMI Company is between the bank and the company of their choice.

I have had incredible success copying this page, highlighting that part of the mortgage and sending it on to the PMI Company. The lender took out the insurance, paid the premiums and worked the deal with the PMI company, not the seller! If the owner is not a party to the PMI company, they cannot owe them money!

I LOVE THAT!

If the mortgage does not contain that phrase, there are still a lot of things that can tip the scales in favor of the owner not having to sign a note for the PMI Company, kill the deal or bring a chunk of change to closing....

but that is a story for another day....

Man I love short sales! This is the stuff that just gives me the warm fuzzies!

Thanks for letting me share.

Happy Real Estate-ing

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

MAIZE KANSAS GIVES HUGE NEW HOME TAX INCENTIVES

Brenda Noffert (Realty world Alliance) — Fri, 19 Aug 2011 10:51:46 -0700

MAIZE KANSAS GIVES HUGE NEW HOME TAX INCENTIVES

Last night (ok it was 2 nights ago; but it's still is really cool!), the Maize, Kansas city council approved a set of tax incentives to encourage new home construction as well as other kind of building in the city.

The net result, according to the city administrator, will be that new homebuyers will get the lowest tax rates in the area over 10 years.

THIS IS HUGE! Here's how it works:

The Housing Grant Program is for new single-family homes located within the city limits. Homebuilders AND Home buyers are eligible for the grant as long as the C of O (certificate of Occupancy) is granted on or before Dec. 31, 2012.

Homeowners will receive a grant equal to 100% of the Maize Property tax for the first 3 years, then see the grant reduced in steps to 40% by the 10th year.

PLUS, Maize still has the fabulous utility incentive program, which grants new homebuyers utility credits of $2,000, $4,000 and $6,000.

If you ever wanted to have a custom built home in an incredible school district with amazing city ammenities; now is the time.

FREE TAXES! YOU CAN"T BEAT THAT!

Find out more at www.cityofmaize.org

OR Call Brenda!

Brenda Noffert

Associate Broker, ABR, GRI, ITTI, CCREC, PSC

Realty World Alliance

Direct: 316.871.4586

Fax: 316.634.0089

cbnoffert@cox.net

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

Hi, My Name is Brenda and I'm a short-sale-aholic.....

Brenda Noffert (Realty world Alliance) — Mon, 14 Mar 2011 00:11:39 -0700

HI, MY NAME IS BRENDA AND I'M A SHORT-SALE-AHOLIC

There, I said it. It's out there. The first step is admitting that you have a problem.

I have a problem. I LOVE SHORT SALES! That's ok; roll your eyes, shake your head, make that "tisk, tisk" sound you make when you just don't know what to say. I've heard it all. My family has tried to send me for help, but I keep going back.

It sucks you in, man! It only takes one to get hooked. My addiction started 12 years ago before it was the cool thing to do. Since then, I can't get enough. Now everyones doing it and its easier to find than it used to be. But chasing the high is still the same....

Ok, before you call for the straight jacket; let me explain.

There is something absolutely addicting about the appreciation from the seller of a sucessful short sale. I have had big, strong men hug me and cry telling me that I "saved" them. I have had children send me thank you cards because their Mommy doesn't cry anymore. My efforts have created people who are such raving fans that they go out of their way to stop by and just say "hi".

A regular seller might remember you, might use you again. If you stay in touch and play your cards right, they might refer you to someone who says they are thinking about selling their home. But a successful short sale seller will write songs about you! They will chant your name in public! They will tell everyone how awesome you are, whether the people around them want to listen or not! They will invite you to Christmas dinner! and they will fill your pipeline in gratitude for years to come.

That is my addiction! I don't mind the work of a short sale, I get a little rush putting together the perfect package and getting the investor to do what I want them to do. I have fun checking up on things and educating other agents about how to make it work.

But I am addicted to the response I get from a grateful seller. It is what keeps me going back. Its better than the paycheck! Ok, its as good as the paycheck. There is no sense lying during a confession, right?

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

If you can't say something nice......The Feedback fight

Brenda Noffert (Realty world Alliance) — Tue, 22 Feb 2011 15:33:21 -0800

"The floors aren't "bad", they are just dirty!" "How did it not work for your buyers?.....well, that's just stupid!" "It's not overpriced, it's $5000 less than the they paid for it 2 years ago!" "I don't appreciate your negative feedback!"

Yes, these are actual statements that I have been told when providing feedback to other area agents.

Right now in Wichita, there are more agents with less to do. Less agents with full schedules and more homes without showings. Yet, I am running at a 48% feedback success rate. Of the feedback I receive, most of it is negative in one way or another. Let's face it, if it weren't; I would have an offer along with the feedback.

I give feedback on every listing I show that asks for it. I feel like its part of showing the house. I want it on mine, so I'll give it on yours. But something has happened recently that makes me understand why some agents have stopped giving feedback. I've been getting heckled!, called names!, even yelled at as the agent tries to dispute the feedback I provided! Everytime it happens, I think to myself,"did I seriously just have that conversation?"

Feedback is a gift. A gift provided to an agent that makes the job of talking to a seller about why their home has not yet sold easier. Is there any agent that honestly believes fighting with a showing agent is going to bring an offer, or change the mind of the buyer? Does it help to say to a seller, "They said your house smelled like cat pee, but I yelled at them and told them that it was only on humid days and that they were stupid!"

I encourage feedback in any form and for any reason. I understand that "the kitchen was too small" is not something that can be fixed. But it fills the seller with a little hope that there is SOMETHING going on and someone did look. I promise, no matter how weird, small or seemingly redciulous the feedback is, I will always be gracious and thankful that someone took the time to provide it.

So, I am begging, stop yelling at me because it didn't work for my buyers and talk to your sellers about how to make it better for the next showing.

Happy real Estate -ing

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

THE PLEASE PLATE IS EMPTY!

Brenda Noffert (Realty world Alliance) — Fri, 18 Feb 2011 01:15:13 -0800

My husband and I have been blessed with a beautiful little girl, Gillian, who recently turned 4. As with all small children, we spend our days forever reminding her of her manners.

Gillian; "Can I have a drink of water?"

Mom; "Can I have a drink of water... what?"

Gillian; "Can I have a drink of water PLEASE?"

After one particularly trying day of reminders every time Gillian asked for something, she had finally had enough. I asked her again...."What do you say???..."

Calmly, but firmly, she looked straight at me and said; "No. The please plate is empty!"

So,my little miracle knew what she needed to say, she was just tired of hearing about it.

WHAT'S EVERYBODY ELSE'S EXCUSE???

Has politeness disappeared along with console TVs and bag phones?

I had a phone call today from a buyer customer who wanted to have more information about one of my listings. After speaking with him for a few minutes, he said, "Yeah, um, meet me over there in an hour so I can get a look at this thing." I paused, holding my tongue from saying " Meet me over there...What?"

Ultimately, I scheduled the appointment to show the home for tomorrow afternoon and set up an appointment for him to meet with a lender first. All in all, it went well and I believe I will be working with him. However, never once in our conversation did he say "Please", "thank you", or "your welcome". He wasn't exactly rude, but he wasn't polite either.

Shortly after that conversation, I had an agent walk into my office while I was dialing the phone and said, "hold on, before you dial; I need help. What do I do when......" the subject of the question isn't really important. I helped with what I could and thanked him for trusting my knowledge and thinking I could help. HE never said any polite words. Not one. Even after I thanked him, he didn't tell me I was welcome or thank me in return for helping him.

It was like that all day long. I "thank"ed, I "please"ed....but I got nothing....As I drove home tonight, I thought fearfully about the world my daughter is growing up in. Will she be the only one "please" ing and "thank" ing? I shutter to think that the world has become so facebooked, twittered and posted that polite interaction is lost.

As I walked in the door, Gillian ran to me and gave me a big hug. She said, "Boy are you lucky, Mom. I filled up the HUG plate right before you walked in the door!"

LIFE IS GOOD!

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

A WILD MAN IN WICHITA!

Brenda Noffert (Realty world Alliance) — Wed, 16 Feb 2011 01:18:04 -0800

A Wild Man In Wichita

When I first saw the keeper of the plains, it was broad daylight and I was driving 40 MPH. I was less than impressed. It was a giant tin sculpture that was kinda cool, but not a show stopper.

BOY WAS I WRONG!

We visited The Keeper of the Plains after dinner one evening. We parked and walked along the beautiful foot bridges and enjoyed the history presented along the paths. As the sun began to set, the magic started. The "giant pile of tin" came alive as the shadows from the sunset brought out the colors, details and life of this magestic creature. Then the ring of fire was lit. I got chills! It was absolutely amazing!

This is something everyone should experience. The nightly display is full of emotion. Every guest experiences the awesome strength, the incredible pride and the amazing grace that is the history and power of the American Indian.

The Keeper of the Plains is a 44-foot tall steel sculpture standing at the point where the Big and Little Arkansas rivers join together in downtown Wichita. This land between the two rivers is sacred ground to the Native American people and is also home to the All-American Indian Center.

The Indian Warrior sculpture was created by Wichitan and Native American artist Blackbear Bosin (1921-1980). This icon of Wichita was erected on May 18, 1974 to celebrate the United States Bi-centenial and has kept a watchful eye on the city ever since.

Decades later the Keeper of the Plains now has an even larger view of Wichita. A complete renovation of the sculpture and instalation of the Keeper of the Plains Plaza now brings people out each evening to see the Keeper and the "Ring of Fire."

The 5-ton Keeper of the Plains statue is now 30 feet higher than before with it's new pedestal. There are also two suspended foot bridges allowing people to cross from the north and south directions to the plaza at the base of the Keeper. Part of the $20 million dollar river corridor improvement project, the statue can now be seen over the trees and buildings that have sprung up over the years along the river.

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

HARDSHIP LETTERS; Are Tear Stains Really Necessary?

Brenda Noffert (Realty world Alliance) — Thu, 10 Feb 2011 12:08:59 -0800

HARDSHIP LETTERS; ARE TEAR STAINS REALLY NECESSARY?

Thirteen years ago when I did my first short sale in a suburb of Detroit, Michigan; the seller and I sat down together and wrote a 6 page, handwritten novella about the grief and tragedy she had faced in the prior 12 months. She cried, I cried and by the time we were finished, the papers were smeared and wrinkled from the pain dripping onto those pages.

We overnighted the orginal letter to the VP of the region for the bank (the only one handling the 3 short sales for that year) and he called personally to tell her how sorry he was for her situation.

Today, as I assist sellers in Wichita, KS; I think the hardship letter is more of a "check-mark on a file" than an actual factor in a successful short sale. That doesn't mean that I don't think they are important. A hardship letter is the only thing that conveys the actual emotions of the seller to the bank. Everything else is basically about money. But I think they are far more important for a seller's "healing process" than for the bank.

Usually, I have my seller tell me their story: How did things go from "its great and I love my house to everything is horrible and I have to get out of here." Once they tell me their story, which is usually disjointed and bounces around a lot, I compose a Hardship Letter from their words. Restating their words, I can create a letter than has a finite time line, a clear version of actual events and conveys the desperation of the seller.

Rarely are they more than a page or so and never are they handwritten anymore. Most negotiators tell me that as long as they have it for the file, they are fine. I doubt if they are even really read by anyone at the bank these days.

Once composed, I have the seller read it and we change whatever they don't like. Usually, when they read their story; its as if they are seeing what they have lived through for the first time. They become more committed to helping me and more grateful because I truly understand what they have been through.

So, even though the Hardship Letter might not be the most important part for bank, it is the most important for the seller. It's a healing, a fresh start and the solidification of a raving fan!

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

The Horses are Coming to Wichita, KS: Equifest 2011

Brenda Noffert (Realty world Alliance) — Wed, 09 Feb 2011 12:51:30 -0800

The Horses are Coming to Wichita!

Grab the kids, the plaid blankets and your love for horses and head on down to the Kansas Coliseum in Wichita Feb 11th thru the 13th!

It doesn't matter if you live in Wichita, Park City or in the rural areas of Sedgwick or Butler Counties; take a break from the house and come out to see this fabulous show!

EquiFest of Kansas is a three-day exposition for horse owners and horse lovers that offers world-class clinicians, breed showcases, stallion reviews, special demonstrations, lectures and an equine products trade show.

A multitude of horse breeds will demonstrate their versatility and strengths, providing a colorful, action-filled array of horses in many sizes, shapes and colors. Commercial equine shopping will offer tack, horse trailers, feed, clothing, equipment, gifts, and more.

Follow the links below for all your Equifest of Kansas needs:

For ticket information & Purchase,

for directions.

Forms for Exhibitors, Advertising, Stallion Review, Breed Showcase.

After you spend the day watching these majestic creatures and decide you need a home on some acreage for some of your own horses, give me a call! I am happy to help!

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

The Crying Game: A Rant from Wichita

Brenda Noffert (Realty world Alliance) — Mon, 07 Feb 2011 13:01:42 -0800

"Seller Anxious", "Must Sell", "Seller will consider All Offers"....

When we see these, more importantly, when the public sees these statements; what is the first thing we all think?....

"The sellers are desperate! They will take less!"

Usually, comments like these cause buyers to offer much less for a property than they would be willing to pay had they not seen them. So, it begs the question;

Is crying for an offer an effective way to sell a home?

Let's face it, if the buyer hates it, they are not making an offer on the house they are going to live in just because its a good deal (an investor might, but not a primary purchaser). They will justify the purchase with logic, but offers are made on that "this is it" feeling, not logic.

I watch the buyer create scenarios in their mind as I show them the house. (The family room tv, half the furniture and all clothes from one sex are missing) It might be a divorce? (The formal dining room and guest bedroom are missing furniture but still have the artwork on the walls) Looks like they might be selling furniture to make ends meet? (Deferred maintenance) Probably are behind on payments? (Its gorgeous and empty) More than likely they bought something else and are making two house payments that are eating their lunch!?"

Worst of all, when the buyer desides to make an offer and low-balls the seller based on the desperate comments in the MLS, the seller (and often times the agent) seem to get offended by the offer. The counter comes back at a couple thousand off of asking price with the justification that the asking price was already dropped by thousands.

In my experience, the buyer usually walks away feeling that they got the "bait and Switch". The seller is desperate for an offer, not desperate to actually sell.

Wouldn't it be more effective to drop the price to work with the sold market, not the competing market? Then if you get a low-ball offer, the buyer is not expecting desperation; but fairness.

Ok, I'm done. Thank you for listening.

The Wichita Real Estate Lady,

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586

SELLERS: SMUG OR SCARED?

Brenda Noffert (Realty world Alliance) — Thu, 03 Feb 2011 12:07:12 -0800

Homeownership provides a huge sense of PRIDE to the people who achieve it. Most people define themselves by where they live and what they live in. It is the American Dream! It says to the world, "I did it!" It is a public display of success.

12 years ago, I did my first short sale. Back then, the seller and I cried together as she told me her story. She was beyond pride, beyond shame; she was broken and I was hoping to help. At the time I had NO IDEA what I was doing and literally made every mistake you can imagine before we finally got it right.

Today, 70%+ of my business is short sales. In the spread of years between my first and this morning, things have changed A LOT. I've created a system, banks have created (and re-created) a system and the sellers have gotten more poker-faced and less open.

More and more, I am sitting before sellers that won't willingly tell their story for a short sale. They think that the letter from the bank saying its an option is enough. I used to be angered and annoyed by what I thought was smug-ness. But I am learning that, for the most part, this is not because they are taking the whole situation in stride, its because there is a voice in their head screaming one thing: "I AM A FAILURE". Usually, they won't say it outloud. It would become too real. Too shameful.

Those of us who work short sales regularly and have created a system have pretty much heard it all:

"I lost my job"; "he left"; "she's was on drugs"; "we need to leave the state to find work"; "we spent like drunk sailors on shore leave".....

But every seller feels that they have a situation that is uniquely their own and that somehow, even if they did everything just right; they have failed. Failed their family, failed themselves, failed the American Dream.

So what do you say to make a seller open up and tell you everything so you can help them?

This is what I say and it has given me huge results. Feel free to use it, change it, make it your own and take full credit for it.

"{Insert sellers name}, Bad things happen to good people. You are a very good person in a very bad situation. I want to help you get your life back. The only way that I can do that is if we leave pride and shame at the door and we work together to make this happen. I promise not to judge you. Even if you feel you did everything wrong and brought this on yourself; the bank doesn't care how it happened and neither do I. The important thing is that you are willing to work to make it right. Tell me the story of how things went from "I love this house and can't wait to buy it" to "this is the anchor around my neck and I am drowning." Together, we can work it out.....we have to start here."

Once you know the story, you can actually help. And that is the beginning....

Tune in next time for HARDSHIP LETTER; ARE TEAR STAINS NEEDED?

Brenda Noffert

Associate Broker, GRI, ITTI, CCREC

Realty World Alliance

Wichita, KS

cbnoffert@cox.net

www.KansasHomesToday.com

316.871.4586