BEACH NOTES

Island Life #16 Part 2 of 2 "The Summer Season on the Island" - OC/NJ

Wed, 19 Jun 2013 10:22:27 -0700

Island Life #16 - Part 2 of 2 "The Summer Season on the Island" - Ocean City, New Jersey

So we start the Summer Season in full swing on the day after the start of summer (this year) ... because the first bigger rental week of the season begins on June 22 - 29 (always Saturday-to-Saturday here in Ocean City). There will be nine more weeks concluding in 2013 on August 31st ... the 10th week with Labor Day Weekend to Monday that long weekend.

The first thing you should know is that Friday evenings are always busy from Philadlephia to the Jersey Shore with Owners driving down for the long weekend. Or some rental tenants who book weekends doing the same thing. But the real traffic begins about 9am on Saturday morning with the last week's rental tenants packing up and headingout of town (after dropping off their keys at the agency office). Will they ever return ... yes almost always they return ... summer in and summer out ... every year is not in doubt.

So Saturday traffic is bad in the am with tenants leaving and worse in the pm with tenants checking in ... which starts at 2pm. So the ebb and flow of rental tenants is one of the mainstays of the summer season. It's one reason why I never drive off the island on a Saturday or Sunday unless it is a dire emergency. And I always tell those folks coming down to visit us in the summer ... "don't tell me how bad it was getting down here, or how tough it will be leaving to get home. Just enjoy yourselves while you are here."

The three major locations where people tend to be all summer long are the beach from 10 am until 5-6 pm on good days, the boardwalk from 6-7 pm until 9-10 pm on warm evenings, and somewhere between these two times downtown on Asbury Avenue hitting the shops and restaurants.

The best thing to do all summer is to watch people ... from the front porch, from your morning and evening walks, by biking around the community, and by sitting out at the beach. "People watching" is certainly the sport of champions here in Ocean City. But all this comes to an end sometime between 10-11 pm when this busy little town decides to sleep for a time ... it is a somewhat "early-to-bed type community with no bars, no loud music, no major late evening carrying-on. All of this can be found in a number of other Jersey Shore communities ... but not here in Ocean City.

Now summer continues until September 22nd, but for our purposes here in Ocean City ... the summer ends on Labor Day. We will continue to have fewer rental tenants for a few weeks in September ... and larger weekend crowds for a period of time, but overall the summer says good-bye when the school bells ring across the country. It's time for football, hockey, band, etc. ... and the summer is over.

What a great time it was ... that summer in Ocean City. Ah, I remember it well. And it will return again next year ... we'll be there.

Island Life #15 "The Summer Season on the Island" Part 1 of 2 - OC/NJ

Wed, 19 Jun 2013 08:45:05 -0700

Island Life #15 "The Summer Season on the Island" Part 1 of 2 - Ocean City, New Jersey

The island changes season by season ... so let's explore the differences as we take a look at "the Summer Season on the Island." Although the summer season only starts on June 21st, it is very connected to the spring season which often brings some warmer weather that arouses everybody's ideas about the coming summer. But some spring seasons do just the opposite with a lot of colder weather and extra rain. That can be a downer for the coming summer.

Another factor relating to all of this is the real change taking place across the island as we leave our slow, quiet manner of living during the winter to a bit more open and rushing type of conduct during the spring. The major factor here is that weekends tend to slowly pick up in terms of more people here in Ocean City. There is more traffic, more owners returning to their property, more work being done to get their properties ready for use either by the owners and their family or for summer rental tenants.

That is certainly a noticable change taking place street-by-street as we see new arrivals, note changes taking place in various properties, etc. This is something that happens every spring slowly at first, and then a bit more busy, and so on as we move closer to the summer. April and May tend to be the time for arrival of more people on the isaldn ... mostly Friday evening to late Sunday afternoon.

Another important date is Memorial Day and the weekend which "kicks off the summer action" but just for a few days. All that returns to normal for another three weeks. Slow week days and busy weekends. And we're now ready for the busy summer season on the island."

"Summer Rental Stats"... In Ocean City, NJ (as of 6/18/2013)

Tue, 18 Jun 2013 11:28:41 -0700

"Summer Rental Stats" ... In Ocean City, New Jersey (as of 6/18/2013)

I've been keeping rental stats since about 1993 when I first started in real estate here in Ocean City, New Jersey. They don't change too much from year-to-year. But sometimes the calendar impacts on a particular week. But mostly it does not. And on occasions, a week surges ahead for one reason or another. Here is where we are "as of 6/18/2013. There will be some changes as we move through the summer rental weeks.

We have a 10-week summer rental schedule ... from June 22 through August 24 (the starting dates for the ten weeks) ... but it actually extends from June 22 through August 31, 2013. Some will say that we start on Memorial Day and end on Labor Day ... but the fact is that we have a lag after Memorial Day through until aobut June 22nd ... but at the end of the summer, the last week ends on Saturday this year with Labor Day two days later and into the next week.

As of 6/18/2013, here is where we find the leading weeks:

6/22-29/2013 ... 8th most rented week will probably moved to the 9th most rented week

6/29-7/6/2013 ... 3rd most rented week every so often the 4th of July week breaks into the top four weeks

7/6-13/2013 ... 9th most rented week probably moves into 8th spot later

7/13-20/2013 ... 7th most rented week will probably move into 6th spot later

7/20-27/2013 ... 4th most rented week will stay the same

7/27- 8/3/2013 ... 2nd most rented week will stay the same usually 1st or 2nd most rented week

8/3-10/2013 ... 1st most rented week will stay the same usually 1st or 2nd most rented week

8/10-17/2013 ... 5th most rented week will stay the same

8/17-24/2013 ... 6th most rented week will probably move into 7th place

8/24-31/2013 ... 10th most rented week will stay the same

We'll come back to this again later in the summer. Direct questions to Dustin (Goldcoast Sotheby's International Realty)

"Buyer Planning Sessions During the Summer, 2013" ... Ocean City, NJ

Tue, 18 Jun 2013 10:57:48 -0700

"Buyer Planning Sessions During the Summer, 2013" ... Ocean City, New Jersey

There is a lot happening all over the place right now. And a great deal of all of this can be quite complicated and messy. And then, of course, it is the summer when no one wants to sweat over all of these consequences. High finance can be hotter than some of the "temps" here at the shore. But there is one thing every interested buyer can do this summer, and they can combine it with some lazy, crazy days at the beach. Meet with your real estate agent and do a bit of "Buyer Planning" during a relaxed time in your life.

Too often buyers tend to want to do it alone. They aren't sure that they are ready to work with a particular agent. They don't want the continuing phone calles, emails, mail, whatever that comes with this connection. They may have worked with a real estate agent, or two, or more ... and they now see them as a drag on their efforts, or a bad former decision that they made.

And if you are one of those many buyes ... you are now hearing it again. Sure this guy sounds good ... but how can I be sure that it isn't much like before. Well, let me share a couple more thoughts about that. You are a wiser buyer for having gone through a few things over the months or years. You are a bit more savy to the process. And deep down there where you know things ... it's always been a good idea to have "a trusted advisor" out there helping you to stay in touch with this long term goal of "buying a shore property here in Ocean City.

So here is my suggestion for your consideration. Try this two or three step process in the coming weeks. Call this agent (I believe this when I step up to the plate) and ask him to put you on his "weekly online newsletter which gets emailed every Friday to your location,tell him you will be down at the shore next weekend, a week in August, or whenever when you could meet to talk about your particular needs and interests, and inform him if that goes well you might like to continue working with him in your pursuit of a shore property here in Ocean City, New Jersey.

You can reach me at 609-231-6379 or email me at Dustin@BeachNotes.net

What's the Best Way to meet a Buyer and Give them your Message - OC/NJ

Mon, 17 Jun 2013 11:59:47 -0700

What's the Best Way to meet a Buyer and Give Them your Message ... from Ocean City, New Jersey

An Agent meets Buyers in many different ways ... walking into the agency office, coming into an open house, phoning or emailing to make an appointment to see a particular property, or even being referred to an agent by another client. All of the ways presented certainly work, and there may be many others as well. But I have a favorite that you may not have thought about.

If given a choice, I like taking the Buyer out in my car to drive around the neighborhood ... which in my case is normally the Northend and Gardens sections of Ocean City, New Jersey. Now I have done this in the right ways and the wrong ways. I recall taking two people out in my new two-door Saab convertible with the top down. Bad idea #1. The lady's hair was ruined in five minutes. We were out for less than ten minutes, and I never saw them again. That's also why I almost never take anyone out in my 2003 VW Convertable which is also a great car for the summer in getting around crowded Ocean City, New Jersey. But a very tight and uncomfortable way to get around with one or two other people in this little car. Fortunately, I learned my lesson from the Saab (which I got rid of in about two weeks after that problem), and I never made the same mistake twice. I may be a little crazy, but I'm not stupid.

Now I always use my wife's 2002 Volvo Station Wagon which still has good vibes, drives well, rides well, and although not luxury ... it can still look and feel quite nicely when driving along. So I borrow the wagon ... which comes in only second best to one car ... our Lexus SUV, the small one, that we had for 3-4 years quite a time ago.

Back to "driving around with your new buyers," I'm driving over my personal neighborhood ... I've lived in the Northend and Gardens areas of Ocean City since 1988. I vacationed in Ocean City and a great deal of that time in the Northend and Gardens sections and the Surf Road beach. Finally, during my 20+ years in real estate I have sold about 90+ per cent of my sale property in this section of Ocean City, New Jersey.

So when trainers talk about scripts, I have one for every street in the Northend and Gardens. For example, as we turn onto St James Place ... the area where one can still find a number of 2BR/1BA 1920s cottages, I might say: "I'm still trying to reach my 50th sale on this street." Yes, that might be bragging a bit ... but it makes for a good follow-up story. Or when driving down Pennlyn Place, I might say: "all of these front-loading condominiums (no alleys on either side of Pennlyn Place) has almost eliminated on street parking with most of it removed for the two-car garage condominiums out front."

When reaching North Street, I continue: "south of North is the Northend and north of North is the Gardens" A short phase but a very effective one.

Driving around this area is always a fun and informative experience for me ... and for my buyers. Except for that time when the lady was in the back seat of my two-door Saab Convertible.

Showing Property after June 22nd - Very Difficult - in Ocean City (NJ)

Mon, 17 Jun 2013 07:36:12 -0700

Showing Property after June 22nd - Very Difficult ... in Ocean City, New Jersey

Well, it has been an interesting spring here in Ocean City, New Jersey. The weather was the news throughout the spring ... cold, damp, and wet a good bit of the time. And the "Spring Buying Season" suffered during that period. Call it what you will, and I might call it the aftermath of Hurricane Sandy ... it was a difficult time to get buyers down here. And although June has been wonderful, it did get warmer and attracted more people on to the island. So our "spring buying period" continues to attract buyers as it comes to a close. And what causes that abrupt closing ... why it's "the summer rental season" which officially kicks off on June 22nd with the first bigger week ... but it has been going along since Memorial Day.

And one can't get into a property in the "800" or "900" block in the Northend from now through Labor Day ... unless you go through the rental property during the change-over and cleaning time frame from about 10am to 2pm ... although your time is more limited to 11am to 1pm.

And if you can't get the potential buyers down at that point, they don't see the sale property. Condominiums appear to be the main issue ... although single family property in the same location can cause an issue too.

Of course, that is why we mainly have two distinct time frames for most sales: "the spring buying season" that starts around the end of Feburary or the beginning of March running until rental season. And the "fall buying season" that starts the day after Labor Day and runs until Thanksgiving, but could extend until we get some really cold winter weather (which could come in November).

So weather plays a significant role in our island living and property showing. Once winter officially arrives, most of "the real world" population forgets where we are until "spring arrives," and only then if the weather is nice.

But a final tip ... when is the really "best time" to be the buyer here on the island ... you guessed it right if you said "anytime when other buyers aren't around as much. The real winter weather is the best time to be here. And as I tell every buyer coming down. Dress warm, wear layers, have warm shoes, a good hat ... and remember that it can be colder in some houses inside than the temperature outside (since many turn their heat off for the winter months).

The "Active Rain" Reach ... over to Europe and Beyond ... from OC/NJ

Fri, 14 Jun 2013 12:11:31 -0700

The "Active Rain" Reach ... over to Europe and Beyond ... from Ocean City, New Jersey

About a week ago I received an email from a lady in Belgium, an American transplant who at one time had lived in the central Pennsylvnaia area - Dauphin County to be more accurate. She sent me two pictures of a semi-professional baseball team from Middletown, PA named the Olmsted Flyers where her father had played first base back in the later 1950s. On one of the pictures was my father (out of uniform) who had also played first base back in the 1940s and early 1950s. How did she ever find me, I wondered as I read her email.

She indicated that her father had worked at the Olmsted Air Force Depot just as my father had worked in that location. They were both first basemen for the team probably at different times. She married a man from Netherlands, and they later moved to Belgium. Well, I asked a few more questions and sent her an email back.

She later said that she had gotten on Goggle and entered "Olmsted Flyers" and "Middletown, PA." She said that the first entry she say was an "Active Rain blog with my name talking about being a batboy when my father played baseball on the Olmsted Flyers. Well, the "Active Rain reach" is much more than one might think. It was certainly an interesting connection. We are still sending some emails back and forth.

Both of our fathers have passed, but I certainly wish that I would have the opportunity to talk with him about the other first base player. They probably knew one another. Regardless, it makes for a great story. Who says that no one is reading these blogs!!!

Having the "Right Attitude" for Mind, Body, & Business ... from OC/NJ

Fri, 14 Jun 2013 07:31:11 -0700

Having the "Right Attitude" for Mind, Body, & Business ... from Ocean City, New Jersey

You know we all know about these kinds of things ... like the magic word is "attitude." We are all familiar with a good speaker, a great book, or some other type of interaction where all of this comes up. Even better, we often have that "floating high" that comes upon us ... we are unbeatable. I'm trying to maintain a "high level of positive thinking" during a particularly less than great time in real estate for me. And, you know, it has paid off for me in several different ways.

I had some strong sale listings that just weren't moving ... but they should have been. I kept at it: open houses, talking with agents, informing potential buyers, etc. And in June, 2013 two of them are now under contract. I had a very competitive opportunity to get a new sale listing ... and I did. Although my tennis game wasn't up to par this past week ... I tried not to worry about it. I'm not playing enough so I must just keep getting the ball into play.

And referencing tennis ... "keeping the ball in play" seems to also fit right into the real estate game. Too many of us get knocked around, get upset, lose our temper, do several different foolish things ... and the result is that we should have just "kept the ball in play."

And the "right attitude" just fits into all of this so well. If you feel good about yourself ... you will feel good about others. It you stay positive ... you will appear positive to others. And all of this impacts not only on your thinking, but also on your physical makeup ... which together impacts "in the right way" with your business.

So to use another tennis, baseball, and/or golf analogy ... "keep your eye on the ball."

Looking for Buyers In All the Right Places (Hopefully) from OC/NJ

Thu, 13 Jun 2013 11:38:44 -0700

Looking for Buyers In All the Right Places (Hopefully) ... from Ocean City, New Jersey

How do you match up "Buyer Leads" with the right real estate Agent? Haphazardly, I suspect. So the real critical is not to waste too much time with an agent who may not be doing what you want. Of course, one must be somewhat sure of what they want. The entire process moves along somewhat successfully in spite of the loose aspect of it all. But many Buyers have to move from agent-to-agent until they get the one they want.

I do "open houses" on weekends from the end of February through the beginning of the rental season. I continue on after that if I happen to have a property that is not being rented. I meet buyers all the time, we talk for a limited amount of time, and quite often I get the Buyer to keep me in mind (a business card) or to get on my email newsletter (which enables both of us to keep one another in mind. My approach is very relaxed and non-directive. I have nothing to do with the "take no prisoners approach."

Probably one of the better ways for some Buyers to find the right agent would be via "referrals," but the major critical here would be how certain you are about the referring individual. Another useful idea would be to "shop around" a bit by talking to about three different agents ... ask them similiar questions, challenge them just a little, and take some worthwhile notes.

You really want the right agent in the right agency with the right perspective on real estate, and the appropriate knowledge base for what you might be considering. Now that last sentence is suggesting thinking about both the agent and the agency, the "right perspective" which might mean different things for different people ... but it referencing their attitude, approach, insight, etc., and knowledge base is certainly about knowing the market over time.

Now this is where I tell you I'm that realtor on the white horse with a big smile riding into town on a Saturday night. No ... that's not what I wanted to say. Here's my pitch: I'm a Northend/Gardens type of guy ... I know the area north of Sixth Street to the end of the island. I'm in my second career (now over 20 years) after a 32 year career in public education as a teacher and high school principal. I have owned property in Ocean City since 1988, bought and sold other proprty for myself, rented property in Ocean City, and moved into town full time and settled in the Northend/Gardens area.

I'd certainly like to talk with you about your buying and/or selling plans. Or I'd like to add your name to my "Owner/Buyer" online weekly newsletter. You can reach me by phone at Goldcoast Sotheby's International Realty by calling 800-407-4664 which can also connect to my cell phone if I am out of the office, or phone my cell at 609-231-6379 ... or send me an email to Dustin@BeachNotes.net

Is It Still Possible to Buy a Sale Property in June, 2013 - OC, NJ

Wed, 12 Jun 2013 13:08:40 -0700

Is It Possible to Buy a Sale Property in June, 2013 ... from Ocean City, New Jersey

The fast answer is "yes." It has been a somewhat weak and nasty "spring buying period" here in Ocean City, New Jersey. But it was not without it shing lights. For example, the number of available sale properties in most property categories was much lower. It also appeared the listing prices were on the up swing. For a variety of reasons, the cheaper properties sold first ... but now as we reach the closing weeks of the "spring buying period," we still see a great deal of action from buyers. Over one half of my sale listings have received June contract offers. Two of that number have gone under contract ... and the other two continue to negotiate. What does this all mean?

I believe that it suggests a number of positive factors. Many buyers see the summer arriving, and they still do not have a property under contract. For those who will borrow money, they realize that the cheap money will continue, but will always be moving up. They also see a lot of property listings much higher than they might have expected. And they see Owners holding the line in terms of how they will counter a contract offer and how low they might go. Many of these owners also see that property values will probably be higher during the next two or three years ... and they aren't necessarily willing to sell the farm at too low a price.

So we certainly have more interest and enthusiasm from both Buyers and Sellers for a variety of different reasons. I am seeing Buyers at my weekend open houses ... 20 on Saturday and another 25 on Sunday at two different sale properties ... and different Buyers. I have also seen multiple buyers bidding on the same property. I have also seen a lot more interest on the part of Buyers in June than I did between February and the end of May.

So I arrive at the present state of affairs a lot more positive and enthusiastic than I was during some of those February-through-May days. I see a changing market situation here in the "resort market" of Ocean City, New Jersey. And I have slowly adopted a very positive frame of reference as we close out the "Spring Buying Period" and enter our more difficult selling market during the "Summer Rental Season." And the end result of all of this in my perspective would be a much stronger and bullish "Fall Buying Period" here at the South Jersey Shore barrier island of Ocean City, New Jersey.

If I have aroused the interest of any Buyers or Sellers, please consider talking with me about your particlar situation or just the overall market. You can reach me at 609-231-6379 to my cell from 7am to 7pm daily ... or via email at Dustin@BeachNotes.net ... Best of luck in your sale property ventures here at the Jersey Shore or elsewhere!!!

The Contents of the Refrigerator - Does It Really Say it All - OC/NJ

Wed, 12 Jun 2013 08:05:07 -0700

The Contents of the Refrigerator: Does It Really Say It All ... from Ocean City, New Jersey

Can't take too much credit for this topic since I read a bit about the fact that many visitors to a property check out the frig ... and they gain some insight about the owner. So I decided to write about the same topic from just a bit of a different point of view.

Do the contents of the frig really say it all? That is the question. But if you live on a barrier island in South Jersey where most of the summer is covered by rental tenants, that may not be the case. Indeed, I have seen buyers open and close the frig; but I have not gotten many remarks from them. All summer long, a good many of the sale properties are also rental properties ... so it becomes quite difficult to get buyers into them. For example, if a tenant is spending about $5,000 per week for several weeks; it is not likely that they will welcome visitors of any type into the property.

The best bet for most buyers is the 10am to 2pm time period when rental tenants leave and before the next rental tenants come. IT is also a cleaning time frame as well. And the frig is always emptied by the clearning people. So the real question is: can one judge the owners in some real way by their choice of cleaning people during change-over in the real season?

I'll have to think about that for a time!!!

Island Life #14 - "Island Time" ... A Trick or The Real Thing - OC/NJ

Tue, 11 Jun 2013 10:51:21 -0700

Island Life #14 - "Island Time" ... A Trick or The Real Thing ... Ocean City, New Jersey

I always compare "island life" with "the real world." They are so different and yet so very close to one another. But every time to drive across one of the bridges into Ocean City, NJ ... you know you are moving into "island time." Island time could be a way of behaving - a more relaxed feel to the day, to life in general. It could be the way those of us who work here on the island behave. It is certianly not like so many working people act in "the real world." It may be how you observe "locals" talking with one another, laughing, joking, and simply relaxing a bit and enjoying life.

Beyond a way of behaving, it may be what you choose to do and when you choose to do it. So you arrive home and sit on the porch and have a beer or a glass of wine. Your buddy from across the street comes by, and you invite him in for a drink. And someone just calls you and wants to drop off a contract ... and you say: break it over to our porch, and have a glass of wine with us.

You have a lot of "locals" who have lived on the island, or near the island, for some time. They always seem to be on the island. You have a lot of new arrivals ... not many, but a certain flow of "newbes" who have left the real world to live on the island. If you follow them for a period of time, you begin to see a number of changes taking place. Obviously, you have a lot of owners who may only get down to the island once in a while. And, finally, you get a great deal of rental tenants who make their way on the island during the busy and crowded summer months.

Having spent a 54 of my years in "the real world" with 32 of that number as a teacher and a high school principal (17 of that number), it took me some time to adjust to island time. It started when we purchased our first property in 1988 ... a 1920s 2BR/1BA cottage ... now we were a part of island time, but mostly for long weekends and maybe a week or so in the summer. In 1993 I begin to spend more time on the island and started to work as a real estate agent. Then we slowly spent more time here on the island and less time in the real world. And now, I probably spend up to 95% of my time on the island.

I'm not certain that I did this blog selection justice, but maybe I simply provided you with a snatch of island life and island time. Maybe it can't really be explained ... it must be experienced. Happy Trails ... !!!!!

Island Life #13 - "Sailing on the Bay or Just Watching All of It" OCNJ

Mon, 10 Jun 2013 12:14:58 -0700

Island Life #13 - "Sailing on the Bay or Just Watching All of It" ... in Ocean City, New Jersey

I recall our son visiting St Mary's College of Maryland (A Public Honors College) in souther Maryland. Rural, yet close to Annapolis and Washington, D.C. plus Soloman's Island across the Bridge. And the St Mary's River nearby. Plus sailing was a physical education activity in this college. So his Mother said: "when you graduate, I want you to take me out sailing." And he did a few years later.

When we came to Ocean City, I said to my wife: "I would really like to learn to sail." Of course, I should have done that a long time ago. So it really never worked out too well. I did take some sailing lessons at the local yacht club. Later I did serve on the Board of the Ocean City Sailing Foundation. And we did join the Ocean City Yacht Club ... and we did do some sailing on smaller and larger sailboats serving as limited crew members from time-to-time. But my goal of really learning to sail ... and at the same time ... be an active full time realtor never came together.

However, my friend, Ted, has a dock along the bay. We have enjoyed sunsets and sailboats, and regattas, etc. sitting out there in the summer evenings. I recall living along the bay (just a bit back from it) while renting there waiting for our house to be finished ... we enjoyed our time along the bay. So I repeat ... it is great to be out there sailing, and almost as much enjoyment to sit along the bay and watch the sailboats, the sailing races, etc.

Whatever one can do along the bay or out in the ocean, sailing or power boating, it is fun to be a participant, but also quite enjoyable to be a person watching all of it as well. The annual "Night in Venice" parade has been going on for a great many years ... and we always get an invitation to attend a bay party to watch the parade. One year we even rode with the Ocean City Yacht Club in their salute to the Night in Venice program which they do every year. I enjoyed that long ride, but my favorite way to watch the program has always been to sit or stand along the side of the bay at a party watching the boats go by.

Island Life #12 - Fishing All Over the Place ... from Ocean City, NJ

Fri, 07 Jun 2013 10:46:42 -0700

Island Life #12 - "Fishing All Over the Place" ... from Ocean City, New Jersey

I can't tell you too much about the fishing angle here in Ocean City (NJ) since I'm not a fisherman. However, I have a number of good friends and others who do a great deal of fishing all year long. I also have a close friend who lives on the bay who allows a lot of his friends to fish off of his pier right into Great Egg Harbor Bay. I also do a great deal of walking over the Longport Bridge during the late summer and fall. There is a fishing pier on the Egg Harbor Towhship side of the Bridge so in the late afternoon there maybe 10-20 people out there fishing. I also know a plumber who always carries his fishing equipment in the back of his truck ... so at any point in the day, he might take an extra hour and do some fishing off of a particular pier somewhere along the beach from 1st Strret to 59th Street. Finally, I also walk along the beach in the summer and see a number of people fishing right off of the beach ... another approach.

One can also go out on several different boats ... group fishing for about 3-4 hours, on further out in the ocean on a group fishing boat or a boat rental for a selected number of people. And where you go depends on what kind of fishing you might want to do. Now I haven't gotten much more interested in fishing although I did go out with some other realtors once a year back in my earlier days with another real estate agency. But I do read "Shep on Fishing" in the THE PRESS of Atlantic City just to know what is happening out there.

You actually can't pick up any type of paper, booket, information guide, etc. without reading a great deal about fishing in South Jersey. So just be alert in checking out all of the material by the door in most restaurants, shops, etc.

The "Spring Buying Period" continues on ... Ocean City, New Jersery

Fri, 07 Jun 2013 08:14:34 -0700

The "Spring Buying Period" continues on ... Ocean City, New Jersey

Here it is: another Nor'easter arriving up the coast with some ongoing rain late yesterday, today, and possibly tomorrow. Not a terrible situation, but not the best either. But we can't control the weather ... which has been an obstacle this spring. However, the "Spring Buying Period" continues on with a somewhat rush right now. Recently, I said at an office meeting "that I thought the rest of June and even into the summer the spring buying period would march along with potential buyers still in the wings trying to pull something off before the hot part of the summer arrives." And I, indeed, think that is happening.

So what are points that I have noticed to suggest such remarks: the interest rate remains low and strong, but it shows signs of going up even if it is not that fast or far, the number of available shore sale properties are much lower in single family and condominiums all over the island in general - but even moreso in the Northend and Garens in particular, most of the lower priced sale properties have sold moving the "selling price" just a bit higher right now, and some buyers would like to have a place at the beach for this summer ... and buy right now.

So that's why my partner and I continue to have "open houses" over the weekend ... rain or shine ... because we know a lot of potential buyers are still moving around the island checking out available sale properties. And when they catch one open for showing ... they are stopping and checking it out. And we are there to answer questions, tell them about other properties also open for review, etc. It remains "a very good time to be out there and considering the purchase of a shore property in Ocean City, New Jersey.

So we would certainly encourage you to contact us right away ... we have had significant activity on two of our sale properties already here in June. And I would not be surprised to see additional activity on a couple more in the coming days and weeks. At the same time here are the scheduled "open houses" for this weekend in Ocean City, NEw Jersey"

... Saturday from 9:30am to 1:30pm ... 884 Park Place 1st Floor ... and 824 St James Place

... Sunday from 9:30 am to 3:00 pm ... 140 Pinnacle Place

Direct any and all sale property questions to: Dustin A. Peters at 609-231-6379 or Dustin@BeachNotes.net

Island Life #11 ... "Going over to Atlantic City" ... from Ocean City, NJ

Tue, 04 Jun 2013 09:33:00 -0700

Island Life #11 ... "Going over to Atlantic City" ... from Ocean City, NJ

Regardless how nice it is here in Ocean City, and many of us prefer to stay on our barrier island much of the time ... there are the occasions when we take a bridge to the mainland. As they might say: all bridges go from an island to the mainland. And one of the trips, once of the locations, that often gets attention is "Atlantic City, New Jersey.

There is a lot happening there all of the time ... certainly the gaming opportunities are all over the city. But the enterainment is all over the place as well. And one can add shopping to that too with some of the outlet shopping downtown. Plus the Convention Center has a variety of events and programs throughout the year. So you are just a bit longer than a half hour drive (depending on the time of the day and the time of the year) from Ocean City to Atlantic City.

Most of the locals tend to like to drive through Longport, Margate, and Ventnor along the faster Atlantic Avenue ... the closest road to the beach once you get to Longport. But others might enjoy the drive through the Parkway to the AC Expressway and into the city that way.

I'm not going to take a lot of time here to give you advice on where to go, what to do, etc. There are all kinds of print material all year long to help you in that regard. But clearly, Atlantic City is certainly a focal point for visitors to Ocean City. Obviously, AC has its good and bad points, and some locations are much better than others. Check all of this out before you make you plans for a visit. But don't forget to come back to our little island corner of the world.

The Latest & Greatest Technology for our Real Estate Industry - OC/NJ

Mon, 03 Jun 2013 06:25:33 -0700

The Latest & Greatest Technology for Our Real Estate Industry ... from Ocean City, New Jersey

Living on our little barrier island off the coast of South Jersey ... a second home and resort location about an hour from Philadelphia in the summer, a month away during the winter months ... technology plays a critical role for me because all of my contacts ... buyers, owners, rental tenants, almost every client that I have except the rare in-town owners like myself.

So what is the latest and greatest technology for me in our real estate industry? I have a fast and east answer ... my son who works in the field and works at home. Well, this summer he and his dog, Duke, are visiting our home in Ocean City, New Jersey ... and he is orking out in our recently enhanced garage ... and any question related to the field of technogy is either answered or provided with a potential contact or location for further support.

The real problem for me is that I'm beginning to think that his dog, Duke, may know more than I do. But even that is acceptable if my particular problem gets solved!!!

(Special thanks to Helen & Larry Prier for their Active Rain contest - that's the best I can do) ... Dustin A. Peters

Writing a "CMA" - "Comparative Market Analysis" ... Ocean City, NJ

Fri, 31 May 2013 11:48:15 -0700

Writing a "CMA" - "Comparative Market Analysis" ... Ocean City, New Jersey

We all try to write CMAs in our efforts to obtain a sale listing. I used to say to Owners ... let me do a "CMA" for you ... I need the practice. Even if I don't get the sale listing, I did get the practice. And the more practice, the better I was getting. But the real challenge is when you are in competition with several other real estate agents. Now is the time ... will your "CMA" rise to the occasion.

I've always tried to do a "CMA" that looks entirely different from any other agent who might submit one for the same sale listing. It's probably not all that different, but it certainly looks a bit different. And since I just completed one, the "CMA" concept is on my mind.

When I arrived at Goldcoast Sotheby's International Realty, I felt like there was a lot of information (and stuff) out there for me to learn from our connection to the "Sotheby's operation. Which is quite true. And I've been so busy getting associated, that I haven't picked up all of that information as yet. But I'm working in that direction.

At the same time, I still want to maintain my own identity ... like "doing my own "CMA." One of the ways that I have moved along in this effort has been to write it in my own style ... a bit more personalized. I have also tried to keep a format that I felt tended to lend itself to the Owner better understanding the diection I was headed. I wanted to keep him or her in the focus so that they would stay along for the ride. In so doing, I referred to my effort as a mutual learning experience for both the agent and the Owner. As the agent, I was picking up a lot of information about the property, and as the Owner, he/she was picking up a lot of information on the process. I referred to all of this as "Personalizing the Client Relationship." In so doing, we were both learning and connecting in a mutual effort to have a great listing that would benefit all parties involved.

I don't want to drag this out to far here except to say that once an Owner has participated in this process with me ... and I try to explain in terms of taking a snapshot. We just took a snapshot of the property. But the property will change over time ... and all of the neighborhood and city will also change. So I refer to the "CMA" as a snapshot of the present situation ... and when they want me to come back and update that snapshot ... it can be a very easy second experience. And with each experience we all learn that much more about our roles in the process.

Think about your role in writing a "CMA," and what it might mean to you, to the owner, to anyone else who might read it. My CMAs are much more personal than some of the standardized ways of doing them. I am creating an identity, a process, and a format all of its own. Best of luck to you ... keep writing.

Island Life #10 - "Visit & USe the Ocean City Library Complex" OC/NJ

Fri, 31 May 2013 06:03:33 -0700

Island Life #10 - "Visit & Use the Ocean City Library Complex ... Ocean City, New Jersey

This is my favorite location in all of Ocean City, New Jersey. Rain or shine, summer or winter, this is "THE PLACE" to go. With their renovations and new building, it's all there. Take in a speaker during the day or later in the early evening. Check out the film series schedule. Senior citizens meet here. Stop by and have a morning coffee, or a light lunch at the restaurant. Join the fitness center ... swimming, individual workouts, great machines, free weights, special classes, and much more. Plus the best library system that I have ever been involved with anywhere. It's where I get many of my books plus request older books, or recommend new books. They can do it all here ... and much more than what I am saying.

You can go down Bay Avenue north to south or south to north from wherever you might be ... or you can do the same thing on West Avenue, which represent the major approaches to the Ocean City Libary. You can turn at 17th or 18th Street because you can enter the building from both streets as well as Simpson Avenue running along the front of the building. Off-street and on-street parking is available.

There is a great deal of technology available here as well. So if you are traveling without your hardware, stop by and find out who is trying to reach you. During the summer months, all of our foreign students working here in Ocean City tend to visit the library to do just that during any days or hours off work.

I know that I'm probably missing some information, but the best way to find out about everything would be to visit, brouse around, and ask for some directions plus handouts for just about anything you might want. The employed and volunteer staff in the Ocean City Library and complex are all great. So what ever else you do while you are on our barrier island, make it a point to find some time to visit our Ocean City Library.

#9 Island Life: 'June Days & June Weekends" here in Ocean City, NJ

Thu, 30 May 2013 06:40:31 -0700

Island Life: "June Days & June Weekends" here in Ocean City, New Jersey

(P.S. This is actually my 9th "Island Life" topic, but I must have mixed up the numbers a time or two ago. Just in case any readers are reading it that closely ... just want you to know that I am on top of my mistake.)

I like June Days because about this time the warm weather has arrived for good ... with the occasional big rain which keeps it a bit cool off and on. Of course, the ocean water is quite cold ... but then again I don't go in the ocean in June.

June is such a mixed bag of tricks ... the first three weeks of June are relatively quiet during the Monday through Friday time frames, but quickly turn much busier during the later Friday through mid-Sunday weekends. Not that many summer rentals as yet ... in fact, it isn't even summer. But we do get some rentals plus a lot of weekenders checking things out. Owners also come down to open up their locations for the summer ... either for them and their extended families or for later rental tenants.

So as mentioned before ... slower week days, busier weekends. It is also a time frame when a lot of high school graduates come down for a week after the school year ends for them. The same is true for college students and foreign students who are looking for summer jobs here at the beach. They certainly stand out because it is a slower time, and they are the only ones around.

You can still get some bike riding on the boadwalk right now ... always the earlier the better. But almost with each passing day it will tend to get a bit busier ... and don't even think about it on a weekend. I tend to bike around the Northend and Gardens ... not the Boardwalk, because it is certainly less crowded and actually a bit easier to get around.

By the way, I normally turn on the outside shower in the beginning of May, but this year it went on aboout Memorial Day. It was simply too cold to venture out for an outside shower. But since I turned it on ... it's outside showering for me for the rest of the year until the end of September or early October.

Some final thoughts: the June weather usually means some cool evenings for sleeping. We tend to turn on our air conditioning sometime in June ... set it so we keep the humidity down and also the blowing sand from getting all throgh the house with the windows open. It's one way to keep the inside of our shore home just a bit cleaner all year long. Our goal is not to freeze anyone upon entering ... just keep it right for sitting down and reading a couple of chapters in a good book.

Getting My Monthly Phone Call from an Owner ... Ocean City, NJ

Wed, 29 May 2013 10:07:15 -0700

Getting My Monthly Phone Call from an Owner ... Ocean City, New Jersey

I work on a barrier island off the coast of South Jersey in Cape May County. We are at the northern end of the county ... Ocean City, New Jersey with a bridge going south to Strathmere, going west at 34th Street to Mamora, going across the bay at 9th Street to Somers Point, and going north out of the Gardens on the Longport Bridge the back way to Somers Point or east a bit to Longport.

Mostly, our owners live off the island coming down for long weekends and some longer periods during the summer months. Of course, there are other owners who live on the island year-round ... about 9,000 of them, but again many leave the island for Florida in November or December as well. So it mostly means that we contact our owners, our rental owners, and others via the phone or email. It can certainly be a two-way street with agents phoning/emailing owners or owners phoning/emailing agents.

However, I also have a few owners who check in about once per month or once per every two-or-three months. I've been talking to many of these owners for a number of years. The idea is that I get a call when they might have read something in the newspapers, or seen something on television, or just want to know how the sales or rental market is going right now. There can be almost as mnay reasons to contact me as the number of owners who do so.

But I look forward to those calls because they are interested in what I have to say, they ask very good questions, they always react to what I'm saying ... and we have formed a close working bond over a certain amount of time. The owners have a different type of relationship with me ... let's call it a "trusted advisor." But you could call it almost anything you want. The idea is that certain owners now work more closely with me than they might some other agent.

Does this lead to potential referrals ... it could. But not always. Does it result in listings ... it could. But not always. But my style has resulted in getting this type of relationship with many of the owners that I work with over the years. Many of them are rental owners ... and I represent them in our agency as their particular property manager. Others are individual owners that I have sold property to one or more time over the years. Whatever the reason ... it's an interesting relationship. And I'm happy that I have it.

Island Life # 6 - "Events, Events, Events" in Ocean City, New Jersey

Fri, 24 May 2013 06:23:29 -0700

Island Life #6 - "Events, Events & Events" ... in Ocean City, New Jersey

Let's start by trying to define "event" which is something that happens or is regarded as happening, an occurrence, especially one of some importance ... something that takes place, an occurrence, a significant occurrence or happening.

In and around Ocean City, New Jersey all summer long and all year long there is a continuing sequence of special happenings or occurrences ... events that result from the starting and stopping of particular seasons, events that follow the calendar, and simply extra kinds of happenings that enable people living year round on this barrier island or just off shore in Cape May County or Atlantic County to participate in those options that are meaningful to them. It also often encourages off-shore people to come on the island, and it can also result in a larger gathering of people who may decide to visit the Jersey Shore for a weekend almost any time of the calendar year.

After having lived in "the real world" for about 54 years of my life, we made the move to Ocean City, New Jersey. Of course, as I often describe it ... OC is not "the real world." That's the location where everybody goes to on a Sunday evening after a weekend at the shore. It's the place where a Saturday check-out returns to after a week or longer at the shore. It is a location that my wife and I visit when we return to Lancaster County to see our close friends, or visit her sister in Hershey, Pennsylvania.

Clearly, "real world life" is so vastly different than "island life." And in my "Island Life" blog postings, I am trying to share some of that. Now back to "Events, Events, & Events," which is just another way of telling you more about our unusual island life ... which after about 20 plus years isn't all that unusual anymore.

Let's wrap up this short "before Memorial Day" topic by saying that we have several events coming up this weekend involving my wife and me, another two involving our son and his wife, and finally another mid-week event next week involving our real estate agency. I guess the best way to describe all of this would be that you must become "event conscious" so that you are aware of what is happening, what you might get, or not get, involved with, and how much time some of these events might take.

We are going to the opening night of the Greate Bay Country Club Friday evening. Some drinks and dinner, seeing old friends, meeting new ones, and just participating in a great event. Saturday evening we are going to the official opening of the Ocean City Yacht Club ... always a great event with a lot of mingling around before dinner and dancing. We are skipping the dinner and dancing ... and just doing the mingling around after the grand opening of OCYC. An early evening after seeing old friends, talking to a lot of people we have gotten to know. Our son heads over to Atlantic City for a "bluegrass concert" this evening ... one of those special events that AC has most of the time. Sunday our son and his wife will participate in an event with their two dogs ... "Barks on the Boards" which will be fun but also a fund-raising event. Then our family will have a mini-family event with a picnic on Memorial Day.

Finally, the Goldcoast Sotheby's International Reality Broker and his daughter-partner have invited the entire office and significant others to an after work get-together at his daughter's home off the island to recognize four new members to the Goldcoast Sotheby's family ... and I doubt that there are many real estate agencies anywhere that reference "family" to that group, but indeed, it is just that in this tremendous working environment. So my wife and I are also attending this "special event which will be an occurrence - indeed a special occurrence and a happening as well.

The Friday before Memorial Day Weekend - Change in the Air (OC/NJ)

Thu, 23 May 2013 11:54:33 -0700

The Friday before Memorial Day Weekend - "Change in the Air" in Ocean City, New Jersey

You can feel it in the air, you can sense it on the street, and without saying anything to anyone ... there is a joint understanding of what we are all thinking about, talking about, and getting ready for ... "Memorial Day Weekend." It happens every year ... and it just happens without a great deal of fanfare ... although that always accompanies it. It's just that thing that happens at the end of May ready or not.

So what do I think about as Memorial Day Weekend approaches? I immediately realize that I will be seeing at least two of my neighbors who I haven't seen much of for about seven plus months. I know that our little Gardens two-block street will suddenly get twice as busy as it was before. I know that two cars can not get by one another on our street during the summer with additional cars parked on either side of the street. It a touch-and-go experience without touching hopefully.

I'm planning for a Friday evening over at Great Bay Golf Course and the opening of the Summer Season. We plan to meet with two other couples so it should be a lively time. We're also planning for the opening of the Ocean City Yacht Club on Saturday evening, and again it will be enjoyable to see some of our friends who haven't been around since last October. We will certainly see some other people throughout the weekend as well. How can you avoid anyone once Memorial Day Weekend arrives?

Sale property will be impacted this weekend with owners down at the shore, some rental tenants in properties, and simply a lot of difficult parking situations as well. It certainly might be a good time for an open house ... and I plan to have one as well ... both Saturday and Sunday from 9am to 1pm at 824 St James Place ... a 4BR/2BA single family with gas heat and central air, two parking spot off of the street, and only a short 3-mnute walk to the beach and boardwalk. This owner lives a bit further away so he will not be coming for the kick-off weekend.

So I won't be doing a lot of driving over the weekend ... and I will not be off the island more than one time on Friday evening. I plan to enjoy all of Sunday afternoon and Monday with my family ... and that' the way the Memorial Day Weekend will be around our house on the lovely barrier island called Ocean City, New Jersey.

Referrals in the Northend and Gardens - for Dustin A. Peters - OC/NJ

Wed, 22 May 2013 12:33:19 -0700

Referrals in the Northend and Gardens - for Dustin A. Peters - Ocean City, New Jersey

My area of interest and expertise, also the area where my wife and I reside, and for the first 20 years in real estate the area where the real estate agency where I was working were all in the Northend/Gardens section of Ocean City, NJ. It starts north of Sixth Street and runs to the Longport Bridge which is the northern most point of our island community. During that time frame in my second career following a 32 year career in public education as a teacher and high school principal; I was involved in both sales and rentals in this resort market here in South Jersey.

Due to the nature of a resort market, I decided to target four different (but connecting) groups including owners who might list their property for sale or find them another shore property, rental owners who I could contact and be our agency's connection to that rental property and with the potential to later list their property for sale and/or find them another shore property, buyers who might come from open house connections and possible referrals, and rental tenants who I would rent a a summer booking at the shore and who might move into the buyer camp at some point in the future.

Over the years I started doing summer rentals, picking up owners who wanted to rent their properties during the summer months, and slowly moving into sale listings and then weekend open houses which became one of my main lead generation activities. From the start I moved into print newsletters on a monthly basis for my owner/buyer group, and a similar type of newsletter for my rental tenants. As the internet came into vogue and my technology skills improved, I started to develop online versions of my newsletters the owner/buyer one extending to a weekly issue - maybe 44-48 per year (one year I did 50 of 52 weeks), the rental one becoming a monthly online issue, and a new one this year for "rental owners" which may turn out to be a monthly online version as well. I switched to Constant Contact for these online newsletters three or four years ago. All of these efforts were designed to assist that particular group, provide them with ongoing helpful information, and establish/maintain an ongoing relationship.

So whoever the contact person may be, my goal is to obtain an "email," and a label ... buyer, owner, rental owner, rental tenant. It's less important for me to have the potential client know my name as it is for me to obtain an email address. But I tend to have almost everything on any papers that I give out to the public so that they can also follow up with me. And during any conversation where it appears the potential client might benefit by receiving a particular newsletter ... I try hard to get that.

But getting back to my owner, buyer, rental owner, and rental tenant concept ... I'm covering four distinct groups. The owner is often someone in the blanket neighborhood who is aware of what is going on, he/she reads the mailings to his location, he watchs the streets regarding listings, and he knows who is out and about. For example, getting your gear for an open house, puttting it up, taking it down, grabbing the signs ... all of this does not go unnoticed. The buyer is generally not in our community here on our barrier island ... so your role there is to first get that buyer, analyze their time frame and needs, put them on an effective drip campaign, and finally keep in touch. The rental owner expects you to take care of that property, obtain rentals, keep in touch, and keep said owner informed. You turn out to be his/her contact in that particular agency. And rental owners seek out the people who do that sort of work to be their listing agents for selling properties. And as my late former Broker, Robert French used to say: "every owner was once a rental tenant. If you take care of a rental tenant the same way as you do a rental owner ... you often get a buyer. That seems fair as well.

Now I am a resort real estate agent which is a somewhat different role from a "real world" real estate agent. I never work in the evening. All of the people that I see want to view the properties often before 3pm because they are heading back to "their real world" after that time. Although you see some owners ... the weekend is often the most important time. They are in town at that time frame. So owners and buyers are often heading back the expressway or parkway during the late afternoon.

I moved in this direction because most of the offices in Ocean City, NJ have agents do both sales and rentals. They see the intermix of potential from both of these directions. You are talking both listings and buyers. You are looking for the short term and the long term. In our location you also want to be selling a lifestyle process ... a second home or a rental property, possibly a change of location, maybe even a retirement location. All of this tends to lend itself to a change for the participant ... and how you cover all of this tends to also create an opportunity for change and for future referrals.

Finally, during my ownership in Ocean City (NJ) starting about five years before getting into the real estate business I had purchased our first shore property. So as time went on ... I also was involved in all four categories as identified above. In other words, I had been a rental tenant before 1988, I was a buyer, I was an owner, I was a rental owner, and in many ways I was part of a retired couple moving to the shore. So I was an actual participant in the groups I was seeking to work with. And by clearly defining my location, it placed me in an identification with both location but also recognition, contact person, location expertise, and ongoing suppport for those in that special area.

The "Broker Open House" ... another way to show a sale property

Wed, 22 May 2013 07:06:08 -0700

The "Broker Open House" ... another way to show a sale property - from Ocean City, New Jersey

A very effective way for agents to market their sale listings is to have a mid-week "broker open house" and invite all of the local agents from Ocean City (NJ) to stop by the property or properties during a two-hour lunch period (ex: 12-2). In so doing, you get 20-30 agents to see the property ... many of them not having had a buyer who wanted to get in that particular sale property earlier. In a short amount of time and at a fairly low expense (often covered by the local title company or financial institution), one can get the word out to a rather high number of potential agents who know buyers in that particular price range.

Because Ocean City is a somewhat confined area (a barrier island) with a lot of real estate agents in one specific location, it is quite easy to accomplish this in a very short time frame. We tend to have two or three of these going on most of the spring and fall weeks. It is much more difficult to have them over the summer since the city get more crowded with rental tenants and rental properties.

And it does work ... it gets the word out, gets a great deal of immediate reaction including comments about the price frame for the seller to consider. We certainly have a geographic advantage on our little island to do this much more quickly than some other areas ... but it certainly works quite well.

Dustin A. Peters is associated with Goldcoast Sotheby's International Realty in Ocean City, New Jersey. His particular area of interst and expertise is the Northend and Gardens ... that area north of Sixth Street to the Longport Bridge. You can reach Dustin by phone at the following: 800-407-4664 at the office 9-5 or 609-231-6379 his cell from 7am to 7pm, or via email at dustin@beachnotes.net