Shari's Blog

2009 Business Plan--Will you be held accountable?

Shari George (Coldwell Banker) — Wed, 31 Dec 2008 20:12:26 -0600

Ahh the New year.. And with it hopes, dreams, resolutions and of course GOALS!! Do you have yours set? Do you have a business plan? Last year many Realtors saw a decline in business and are hoping for a more profitable 2009, but you have to do more than just hope. Now is the time for action. If you don't have a plan set in place how do you expect to pull yourself out and up to where you want to be financially?

Here are a few tips to get you rolling on your plan for excellence in '09.

First you need to set an attainable goal and how many sides you need per month to reach the goal. Your goal may be monetary, or it could be a purchase you have had your eye on, or a vacation, either way a goal is a goal. That is the easy part, not figure out how you are going to do it and who will make sure you stay on path?

If there is nobody holding you accountable to your day to day practices that will lead you to your goal, how will you possibley stick to the routine? Share your plan. Tell a close friend, spose, or business partner what you are doing to meet your goals for 2009 and make a pact to meet with them once a week and discuss not only your goals, but their goals as well, and what they did to reach them. Usually a business plan for realtors have a certain number of contacts that they have pledged to reach each week, or FSBO's they will call each month, etc..If you are taking a short cut and not reaching out to those people, are you going to call yourself out and ask why?

It's easy to put the year on paper, but the hard part is sticking to the plan and actually following through. It's like your New Year's resolution to lose weight. You go to the gym on you own for about a month and then slowly quit going..If you hired a trainer you would be more likely to stick to the plan because someone would be calling you out.

This year, add some fat to your business workout and train to be your best by making sure someone is jogging along side of you pushing you all the way!!!

Habitat for Insanity

Shari George (Coldwell Banker) — Tue, 30 Dec 2008 19:30:02 -0600

Well, as some of you know, I've been busy flipping a house that I purchased from a foreclosure auction. It's been 4 months since I've purchased the home and I am still working, but getting closer to being finished.

Flipping takes a lot of time, especially when you are working around a full time job!! Lucky for me, being a Realtor gives me some flexibility. I still wish that I had finished a month ago, but it looks like I will be working for at least one more before I will say I am totally finished with the project.

I have been blessed by a renter!! I sold a home for a man and he was not quite ready to move since he had another property out of state which has had trouble selling, so instead of living out of a motel, he has been staying in the home while I am working on it...This has worked well for me since he is helping me with the payment of the house, and he has been there to tell me if something is not working like it should. We had a problem with the hot water not flowing correctly and so we were able to fix it. I would not recommend renting a flip to just anyone...I am just very lucky that I know this man and know that he will not sabotage my efforts. He actually fixes up homes and sells them for a living and knows how important it is for the job to be done.

Extra expenses have popped up..like property taxes!! I was hoping to be done by now and not have to worry about it...

My child has grown to hate our "Habitat for Insanity" house since we spend so much time there and away from her. We thought she would want to help out, but it just isn't her cup of tea.

Habitat for Insanity has been what my Husband likes to call the project. He sais we were insane to take on such a project..It takes a lot of our free time, money and yes some of our sanity has slipped. He gets a bit aggrivated at some of the projects, but for me it's been a fun learning experiance.

Part 3 of the house flip saga

Shari George (Coldwell Banker) — Fri, 29 Aug 2008 19:07:51 -0500

Well, I went to the court house to file my complaint about the former owner of my flip not vacating. After filing a complaint, the woman would have 20 days to respond before going to court..

Heck, another 20 days to wait and more money out the window...

I called the water department and had the water shut off to the house...

Suddenly she is more motivated about moving!!! Maybe this week end she will be out and I will be on my way to getting the home on the market!!

Part 2 of my flipping blog series

Shari George (Coldwell Banker) — Sat, 23 Aug 2008 22:47:45 -0500

Okay, When we last left I was excited about my new flip house..actually, my first flip house.

It's been almost a month since the purchase and I have not even started working on the place because the previous owner is refusing to vacate. She feels she still has a claim to the home, and has a right of redemption.

Here is how it works in Idaho:

If a home is sold at a trustees sale, like the one I purchased every lien holder is notified of the sale far in advance and has an opportunity to bid on the property. Even the property owner can bid on the property if they have the ability and keep it.

At the sale, usually if there is a 2nd lien holder, they will show up and bid on the home, take over as the new owner and then the home is eventually put up on the market as an REOproperty. This will happen if the lien holder believes that they can turn around and sell the property and get their money back.

In the case of the home that I purchased..the first lien was the small one...the secondwas the larger one due to a refinance in 1996. The second lien holder did not show up for some reason or other..rumor has it that the company is filing bankruptcy and could not come. The previous home owner feels since she had two deeds of trust on the property and is still making payments to someone for the 2nd she still has the right to the property.

Well, when someone buys a property at a trustees sale, all other liens are erased from the property and the new deed is recorded in the name of the higest bidder..in this case ME!

After 10 days the new owner can then occupy the property. In my case, the previous owner has decided to stay, even contacted an attorney. We filed a 7 day eviction notice, (only 3 days are required), served by the local sheriff. After the 7 days were up, they still decided to stay. The next step is to file a writ, have an attorney sign off on it showing we have legal right to the property. If they do not get out within the set time, then an officer will come, remove the people, and all their belongings. Their personal property are then put into storage, and after it is decided how much they owe me, the attorney, and the sheriff, the property is sold at auction and the funds passed out to all who need paid.

I compiled all the information from the title companies, the paper trail showing each lien holder had contact, and everything has been done right. I informed the attorney that I plan on filing the writ the first of the week, giving them time to move over the weekend before the sheriff comes and they risk losing all their stuff.

I have thought of turning the water off, but I'd hate to think of the mess in the bathroom that may be left behind...

Oh and as for a right of redemption??? Not with a trustee sale. None. Once the house is sold at auction, it is sold and that's that.

I'll keep you all posted on what happens next!!

Flipping in todays market

Shari George (Coldwell Banker) — Fri, 25 Jul 2008 17:42:38 -0500

I'm going to do it...yep, I am flipping a house in todays not so hot market...

I'm not too worried since I got it at a very good price, if it doesn't sell I can alway rent it...but it is still kind of scairy.

The people are still living there, but they are packing...We have not given them the heave ho. It will probably be easier if we didn't..Who knows what kind of people they can turn into if we were not easy going...so for now we are starting on the yard work and the garbage hauling.

Lucky for us it is in pretty good shape...I will have to rip out all the carpet and paint over the hot pink living room, and give the kitchen and bath some love...Over all I think it will be a good experiance and if I not only look at it as a way to make some money, but as some family time I think it will all go well.

A house across the street just went on the market last week and I went to look at it which is really going to help me. Another thing that I have on my side is since I spend so much time with buyers I know what they like and dislike..

Wish me luck!!

Lewis-Clark Valley stats

Shari George (Coldwell Banker) — Tue, 13 May 2008 14:41:40 -0500

As we all watch the gloom and doom on the news about the housing market it makes our buyers and sellers all a little nervous.

I'd just thought I'd share a bit of good news about our lovely area!

As of May 7th we have 425 homes on the market in the valley.

In the past 6 months, we have had 275 residential sales. This has been about the same for quite some time. Not much of a change, thank goodness.

The average sales price has been $167,831, down just a tad from around $168,900.

Our average days on the market has only been 108.

I tell my sellers not to worry. As long as the home is priced within reason there is no reason why it will not sell. If you bought the homw only a couple years ago, don't expect to make big bucks because things are right around the same as they were when you bought it.

Market Update for the Lewis-Clark Valley

Shari George (Coldwell Banker) — Wed, 09 Apr 2008 17:26:18 -0500

Well with all the news about how bad the market is, it is no surprise to me that people in my little community believe that the market is in a slump here as well...

Things are actually going well here.

Currently, there are 315 home on the market in the valley.

In the last 6 months, 217 homes have sold with the average sales price being $164,977. 44 home have sold in the past 30 days. ( I have several closings in the month of April)

The average days spent on the market is 106.

Open houses have been very busy with qualified buyers and the phones are ringing. With interest rates down and the cost of homes leveling out, no wonder that things are going so well here!

How much do we Realtors REALLY make???

Shari George (Coldwell Banker) — Thu, 20 Dec 2007 20:46:18 -0600

I get so tired of reading about how much Realtors make in the news...Today in our local paper an article hit saying that billions of dollars have been made in Real Estate commissions this year..The media makes it sound like we are all sitting around raking in the dough and doing absolutely nothing!! How untrue..If that was the fact, I'd be sitting on a warm sunny beach right now sipping a drink with an umbrella in it. I'd like to share with you all where your well spent dollars go when you hire a Realtor to market your home.

Let's say your home is worth $175,00..(the average price of a home in the Lewis-Clark Valley)

If I list and sell your home with a 6% commission the fee would be $10,500.

That amount is split between me, the listing agent, and the agent who brings you the buyer..Most people who look to buy a home will contact a realtor to help them. It is my job as a listing agent to not only market your home to the public, but to other Realtors as well...Realtors with solid buyers, not just people who are "tile kickers" as I like to call them...

That makes the commission $5,250 per agent...BUT WAIT!!

That amount will then get spit with the Real Estate companies broker..(the owner or manager of the company who the Realtor works from)..Currently..I keep 70% of the listing side, but it varies per office and individual Realtor..

That gives me about $3500 after the spit...but there is more taken out...

There is the advertising that was done..On average I would say for a property of this price range I would probably spend..about $100 per month. The average time a home sits on the market is 3 months..so there is $300 spent for ads..making my take only $3200.

The property may need a little staging..lets say I purchased flower baskets to hang from the porch to attract buyers eyes in the spring, or put some pretty poinsettias on the mantle for the holiday season..

If the home is vacant and it is winter..I may pay someone to come and insure that the heater is in working order..or maybe another Realtors client breaks something, forgets to return the key, etc...there are so many things that come up to list..This also usually comes out of my pocket..

I may on average only gross $2500 from the sale of that property! This is not in any way a shabby pay check, by far!! But a long way from getting rich.

As I stated earlier, we also market to the public. We try to bring buyers to your property, being our listing, or another agents...We spend a lot of money on buyers as well. We drive them around going from home to home, and in many cases not sell them a thing!! We do not get paid for doing that. We also usually end up buying the home seeker lunch during a full day of home seeking..If they bring the whole family that can get spendy.

In many cases we have to "pay" for our buyers. I am a certified relocation specialist..which means I have to pay to keep that certification in order for them to "give" me buyers. If a buyer or seller is referred to my by another company, I will also have to give them 25% of my commission for that referral.

Don't forget to pay taxes in April!!! We have to pay our own taxes as well.

Each month I pay for insurance, education, plus dues in order to be able to keep my license. Being a Realtor is very expensive, in fact.

Then why do I do it? Why do I risk all that money in order to be a Realtor?

Well, I do make a good living at it, I won't lie about that. But I also sell quit a lot of homes. I like to have 3 to 5 deals going each month. Out of those deals, it seems as if one will fall through before getting to the closing table. I work very hard to get as much as possible just in case others don't make it. I also have to save money for the winter months, since it slows down here from October to January..Many agents do not do any business in these months. If I have a really HOT month, I certainly don't run out and spend all my money, I think about taking care of my family during the months where things cool off. But I enjoy the winter..I get to spend more time with my family.

That is the number 1 reason why I enjoy being a Realtor. I have a lot of flexibility. I also get a chance to meet a lot of great people, and help in times of crisis. Many times there is a crisis involved in the sale of a property. It makes me feel good to know I helped someone avoid a truck load of stress by taking away the burden of a sale of a property during financial woes, divorce, death or a major transfer.

So next time you read an article about how rich us Realtors are, I hope you remember this BLOG. If a realtor does do really well and makes a lot of money it just means that they work extremely hard. I just hope that if they are making an extreme salary they are doing some good with it, and not just showing off everything that they bought.

At this point, I want to thank all my past and current clients for making my career choice a real blessing.

I am excited about the things to come in '08!!

Home Warranty Saves the Day

Shari George (Coldwell Banker) — Sat, 08 Dec 2007 19:10:50 -0600

I am a firm believer in home warranties. I have a client who flips. With each of his remodeled homes, I purchase a home warranty to go along with his listing. This is a special service I provide to all of my regular clients who are in this business. It is a great marketing tool. We closed on a home last month that he beautifully renovated. On the day that the new owners moved in, they went down stairs to find a soaked carpet. The water heater, even though it passed the home inspection, failed. And as a coincidence...The drain pipe in the basement was backed up, which was also thoroughly gone through by a professional before my seller even started work on the home!!

Everybody involved was so happy that the home warranty was there. The home protection company called & promptly and addressed the problems. It was such a comfort for the new home owners to know that this problem was going to be fixed, with a minimal cost to them.

I believe that these protection plans are very important to the marketing of these project houses because they are usually sold to the contractor "as is" with not much of a disclosure. The person who "flips" the home may have an inspection, and had done the work on the home, but has no real knowledge of the home other than what is on the surface. This in turn is a great tool if your buyer purchase a home that you know had been "flipped".

The agent who represented the buyers of this particular home said after this turn of events he will be strongly looking into these programs for his sellers and buyers. It saved a lot of heartache.

A warranty will usually cost around $400. A mere drop in the bucket when you take a look at the cost of repairs to the home.

True ways to avoid foreclosure

Shari George (Coldwell Banker) — Wed, 21 Nov 2007 17:59:53 -0600

We have all seen the articles about foreclosures being on the rise, and predatory lenders being at the top of the list of shame...but the buyers need to stand up and take some responsibility for what they have gotten their selves into...I have put together what I call the "True ways to avoid foreclosure"
Remember the old saying "If it sounds to good to be true, it probably is"? People who couldn't even qualify for a department store credit card were getting loans. Now with the changes in lending practices, these people are not able to secure a mortgage, lucky for them..But why would a person even attempt to buy a home if this is their case? Buyers need to be smart..If nobody will lend you money except this one guy over here..there is probably a reason why he is going to do it..YOU ARE BEING SET UP TO FAIL!!!
Prioritize your Spending If you just bought a home, most likely it is a starter home, or a step up from that first home, you will have a bigger payment than what you are used to. Make sure you get used to this new payment before you decide to buy that new car, boat or what ever it is that you think you need. Don't think you need to keep up with what everyone else has, if you do you may end up with a lot less than what you started with. Always make sure that your house payment is your number one priority!! After your mortgage is paid, then pay everything else in order of importance. If you come up just a little short, it is a lot better to cancel your cable for a month or two, or defer your cell phone bill until the following pay day.
Maybe it is time to cut loose of an asset This speaks for its self. If you have been laid off, or have an unexpected expense that is going to make it hard for you to come up with your house payment, sell your jet ski, or that extra car to store money to make your payment with until you get back to work.
Find a way to bring in more money There are so many things out there that a person could do to bring in extra money. If you have a skill, advertise it!! Take that overtime when it is offered to you. Are you a stay at home mom? I know it may be hard for some women to swallow, but if you are a stay at home mom, there are many jobs that you could do and not lose that quality time with your children.
Maybe it is time to sell your home If you are so far behind that there is no possible way you would ever get caught up, you sold your boat, you are working so much that you have no quality of life, maybe it is time to downsize. Even if you owe more than your home is worth, you can still sell. Contact your Realtor and they will tell you how.

There are many other ways a person can save their home. Not borrowing against your home to pay other bills, or not taking out a home equity loan, even keeping an emergency savings..there are so many ways to keep your most important asset.

gambling with a zone change

Shari George (Coldwell Banker) — Fri, 16 Nov 2007 00:49:38 -0600

I've lived in Lewiston most of my 38 years and have watched a particlualr avenue change drastically over the years. It went from a fairly busy residential road to a heavy traffic area, with stop lights, and businesses popping up more and more each week. I recently listed and sold an estate that was on this streatch of road. The home on a .85 acre lot with a huge shop is located right next to a busy gas station and conveniance store. The person who bought it is going to tear it down and build a car wash. With this said, there are houses behind, next to and across from this lot. I watched as this proposal went in front of the city council, and by the way approved..only a couple neighbors showed up..one was okay with it and the other was against. I start to wonder as I drive by every day on my way to the office, which by the way is on this avenue..What about all these home owners?

The road became very busy when the canyon on the west end was blasted into a 4 lane road connecting to the bridge that takes you to the next town across the river. That idea was very popular with our growing community. Before, there was only one way across the Snake River, and traffic could get hairy, and plus it was a long way to go to that one bridge if you were wanting to reach the south of town. Of course home owners on this road knew what would happen and were rightfully concerned about noise, and property values..But without fail, progress came before citizen concern and the 2nd route across the two cities was formed.

It is a big gamble for these property owners who wish to sell..Either they get an absured high price, or have to let their home go at a fraction of what other like homes in the valley sell for..When doing a CMA for this area, it can be challanging due to the wide variety of prices seen...

I sold another home, directly across what will be the car wash about the same week and it was actually to someone who wanted to live in the home and not tear it down. They got a good deal on a fairly good sized home with a 2 car garage and a shop! I was very surprise when they said they wanted to see it..my partner and I informed them that a car wash was going across the street. The buyer did not mind..It had a great shop! and the price was right..Mind you the home I listed and sold across the street was, well, do I dare say a dup? Priced $30K higher?....And it sold at that price...It amazes me still.

It just goes to show that if you have what someone wants, or a seller is willing to hold out for that someone, anything could happen...

Active Rain attracting telemarketers

Shari George (Coldwell Banker) — Wed, 26 Sep 2007 16:50:00 -0500

I don't know about anyone else, but in the past few weeks I have been flooded by telemarketers. In each incident the caller starts with " I found you on Active Rain".

Do telemarketers believe that since somone is signed up on this site that we are fair game for them to call? They must think that we must not have anything better to do except blog all day so we must need their services!!

Today I received a call from somone who was wondering if I wanted to "expand my income potential"..they always ask if we need to expand our income...

In a few days I am going to receive a package with a CD and all sorts of info...shoot, if they want to waste their money on postage,I'll sure let them.."sure, send it.." I didn't say I was going to open it...

They have to remember Im a sales person too...I know that they are not going to be "expanding my income" for the heck of it...

Last week I received a call from someone who wanted to sell me leads.."Sure send me leada and referrals, but I only pay at closing." (I hope this person was a licensed Realtor, because I would never pay a referral fee to someon who was not." "Oh, well thanks for your honesty" replied the caller. Hmmmm...Sure I'll pay you money for a list of names that I dont even know are real, names for buyers and sellers that may not even pan through, what is in it for ME???

Just because I post on AR, does no mean that I am sitting here twiddling my thumbs behind my desk with nothing to do. If I needed more business, I would do it the old fashion way..Put on my best professional outfit, a big bright smile, load up with cards, and hit the streets!! Call Friends, old clients...knock on doors..maybe even hold an open house or three...

Please do not call me unless you are truly calling for a real estate need...

Take advantage of your offices tools...you mean there's things that are free??

Shari George (Coldwell Banker) — Thu, 20 Sep 2007 17:29:12 -0500

As you all know, there are a lot of expenses in this business, advertising being the biggest expense, I believe. Do you all really know what your office has to offer you? I bet if you all dig you will find that you are spending money on things that your office may already have paid for in advance just for you!!

For instance, does your broker own any online advertising? "Maybe Realtor.com"? Hmmm..If they do, I bet you could feature your listings there, for free!! Why spend the extra money to maintain your own spot with your photo on it if your broker has revolving ads that change weekly? Sure, you can monopolize the spot, for as long as you want, but is that really worth $75 per month?

Does your broker have a subscription to a trade magazine like Farm and Ranch? These advertisements are usually really expensive, but many office buy the spots as a whole. Many agents do know know that these ads are being run and will buy their own on top of the ones that their broker is running...

How about virtual tour hosts? Does your office have an account? You could be buying something that is already there for you. By the way there are now some sites that offer video uploads for free that you can attach to your listings...

Are you spending money for programs such as "Top Producer" even though the office has a wonderful program in place that you can log into and keep all of your contacts, and have mailings scheduled for you? Many office have an intranet program that does just that. You can have post cards sent, check demographics and send to your niche for pennies per card Without buying the expensive software. Some of these intranet sites may have valuable mapping tools, and much much more just waiting to be used.

Speaking of software, did you know that your office may have the latest computer software updates, and photo programs, anti-virus programs for your computer? Did you know that they can be uploaded to your computer as well? This may include photoshop!!!

These tools are there for you as agents to put to use to generate more money for your office!! They are there for you to use whenever you need!!

How about fliers and flyer boxes?? Did you know that many lenders will make fliers for you and provide a box!! Of course they will have their advertisement for lending on them, but if they are a reputable company, why not?

There are a lot of resourses out there to help us. Before you drop the cash for advertising, or software, or whatever, check and see if you already have it!!!

Breathtaking river front property along the Grande Ronde River

Shari George (Coldwell Banker) — Wed, 19 Sep 2007 18:01:00 -0500

Here it is!! Fishermans paradise!! 3450 sq ft. lodge style home on the Grande Ronde River Just 33 miles South of Asotin, Washington, and 17 miles from Troy, Oregon.

Enjoy over 600 feet of river frontage.

The home was built in 2001, and only lived in for about 3 months!! The feel of a cabin, with the luxary of a newly construced home, all on one level!!

THIS HOME IS PRICED $75,000 BELOW APPRAISED VALUE!!

4 BEDROOMS, 4 BATHS, 2 CAR GARAGE, WIRED FOR SOUND THROUGH OUT WITH TWO 50' PLASMA T.V.'S

LOT IS JUST UNDER 2 ACRES.

$599,900

Listing Agents, don't be afraid to check into potential buyers "pre-approval" letters

Shari George (Coldwell Banker) — Thu, 30 Aug 2007 15:47:23 -0500

We as Realtors have all felt the blow of the lending situation and have run into some pit falls due to unqualified "pre approved" buyers. Delayed closings, and closings that are not happening, all due to the buyer not being as qualified as the letter his agent slaps on top of the offer.

We as listing agents owe it to our buyers to research the buyers before signing the dotted line on a Purchase adn Sale contract. Just having that letter is not enough. When you get that offer, call the lender and ask questions. Here is what I am asking all potential buyers lenders:

How far has the buyer gone in the pre approval process? Is there pay stubs and tax papers still needed to be reviewed? If so, the buyer is not truly approved!!
Is the amount the buyer offering within their means? Most of the time when an offer is made the limit the buyer is approved for is not on the letter. Review the purchse and sale with the lender, make sure that what they are offering is something that is truly within their means.

You are not stepping on anyone's toes by doing a little research before your seller signs. You will be avoiding stress later on in the game, and we all know there is enough stress in closing a deal as there is. You are better representing your client by doing this and they will thank you for it.

As for buyers reps you should do the same before taking on a new client. Don't just ask for the letter, save yourelf time and money invested into a person by asking as many questions as you feel needed.

Did I always do this? No, I used to just take the pre approval letter and run with it..but with the changing trend in mortgaage lending, I have found more action is needed and has saved me lots of heartache.

It' ain't over until...

Shari George (Coldwell Banker) — Thu, 23 Aug 2007 22:52:42 -0500

In the real estate world, it usually is pretty bleek if you write an offer, and find out soon after you are in a back up postion..not just 1st, but 2nd back up..UGH!!..

It's is not always a losing situation..I was recently involved in a transaction where my people were in 2nd back up. For those who are new to the world of real estate, 2nd back up is actually in 3rd place..You have an offer that is accepted, another offer that is in back up, and then your offer is backing up the backup offer...

The whole transaction was a rollercoaster ride from the beginning. The property had been listed for quite some time and there had been no takers...Finally, offers came..two low offers...The seller agreed to let the property go at the lower prices, and accepted one, with the other in backup. Then I came along...My buyer wanted this property so much that when he heard other people were interested, he offered full price to insure he would get it. Well, we were a day late on submitting the offer and ended up in 2nd backup despite the much higher offer.

Well there was a contengency on the first offer, that was removed by the offer because of the other two backups..and all looked well for the people in first place...

A month goes by and we were near the end of the deal and I hear word that the buyers lender is asking for an extention!! My ears perked up immediately!!! This was not my listing, but was listed within my office so I called the listing agent and he confirmed that the lender was asking for more time and the sellers were thinking about not signing the extention...My buyers were one step closer to the prize!! But wait!!! The offer that was in 1st back up had asked to be released from the contract a couple weeks prior to this word, but for one reason of another, nothing was put into writing...are we in 1st or still in 2nd back up??? I am now sweating now..I had not called my people yet to inform this of the events of the week.. I wanted to know for sure where we stood before I get their hopes up...By this time I am on the edge of my seat..untill.....

THE OFFER THAT THE PEOPLE WROTE THAT WERE IN 1ST BACK UP HAD EXPIRED!!! WE ARE IN FIRST BACK UP!!!

I call my buyers and of course they are very excited because they just knew there would be no way that they would end up with this property, there is hope after all.

The closing date comes and the original people and sellers sign..it was a close one, we almost got the prize..but we will get the next one.

THE NEXT MORNING...The listing agent calls me.."Remember that extention the lender needeed? They were serious, they really needed more time to close..it was never signed..the buyers cannot fund!! You see this property is a very old home, just feet away from the Clearwater River...but there are some items that the lender felt that needed to be checked into more before lending money on the home..items like a questionable foundation, and adaquate water supply..(water is served by a natural spring)..

This is the day after closing!!! The first buyers are out, they ran out of time..WE ARE TOMORROW !!! My buyers are cash buyers, no lender, no inspections, they want the property!!

It just goes to show anyone, that it may not be the end of the world if you are in 2nd backup positon.

Lewiston's Hot August Nights-Check it out

Shari George (Coldwell Banker) — Wed, 15 Aug 2007 00:41:20 -0500

It's time once again for Lewiston's annual Hot August Nights!! (phew, and boy has it been hot this year)

Thursday August 23rd through the 25th are the dates to remember if you are a car buff, or a music fan. Things kick of with a show and shine at Rogers Motors at 3pm. The show is open to hot rods, and motorcycles, and a trophy for best in show in each class will be awarded.

7pm Friday the cruise will begin, you must be registered to participate. There will be plenty of time to register when you get here. If music is your thing..then beginning at 6 is an outdoor concert at Lewistons historic Pioneer Park. This year we get to listen to Richard Marx, and Greg Rollie, former lead singer from Journey and Santana.

Saturday breakfast is being served by the Boy Scouts in Brackenbury Square from 6am to 10am. From 7am to 10, final registration for the show and shine at NORCO, on 9th and main. Parking begins at 7am. Main street will be blocked off.

1pm, the local Boys and Girls club will have their annual "keep the ball rolling" contest. For a donation, you can purchase a ball that will be dumped via truck at the top of 5th street grade, and the first balls to make it to the bottom will win great prizes from local merchants. All the proceeds go to benefit the local Boys and Girls club.

From 3 to 4pm, trophies will be awarded for the best of the best in the car show, and then the day wraps up with another outdoor concert at Pioneer park at 5:00. Saturday nights show is Eric Burdon and the Animals.

This is one of the highlights of the year for many in the area, I hope to see you on the streets--please stop me and say "hi"...

happy cursin'

Would you ever turn a fellow Realtor away from you listing?

Shari George (Coldwell Banker) — Fri, 03 Aug 2007 17:50:28 -0500

I had a shocking conversation with a Realtor here in my area a couple days ago. She didn't want me to sell her listing!!! I could not believe my ears!!

I have a piece of commercial property listed and I receive a lot of calls on this listing. This particular caller was from out of the area and is very interested in properties of this sort, but didn't thing my listing would be for him.

Like any other caller, I took his information and told him that I knew of a few other similar properties and would be happy to put together a packet with information about the others. He was very happy to hear that there were others like mine and agreed to come by the office and pick up the information.

I called a listing agent on one that I thought would be of interest to him only to be told that I wasn't qualified to sell her listing...WOW!!!

A little background on me and my market. I have been a Realtor for about a year and a half, granted not the most experienced in my market, but am proud to boast that I am in the top 25 in my market of over 200 agents. There is not a large commercial market in my area, and most agents list and sell a little of everything. I have sold 3 commercial listings so far and am happy to say that they all went well. There is no call for a commercial real estate office or branch in my area.

She told me that there are only 2 agents, including herself that was qualified to sell the property and that she would be happy to take the buyer and give me a referral fee...

I looked up the stats and see that the property has been listed for a while, and wondered if this is because she is not willing to let "just anyone" sell it...

Just so happens that I have the sellers personal home listed and was able to get any information I needed to write an offer if I need to..and of course she would be obligated to present it...but here is the question--

Have any of you refused to give information to a buyers agent because of their qualifications?

Have any of you been rejected by an agent because you didn't have the experience that they thought would be sufficient for the deal?

The law of attraction? Or just Luck?

Shari George (Coldwell Banker) — Mon, 23 Jul 2007 23:25:05 -0500

The Law of Attraction is defined simply as you get what you want, or like attracts like...If the law is true that explains the reason why in the Real Estate world a property can sit on the market for a year, and when a buyer finally arises, so will three other buyers...This has happened with TWO of my listings in the past week...both of them hard sells...nobody wanted them no matter how they were marketed, nobody dared to even make an offer...until this past week..an offer came in on BOTH properties and the next day other offers came in on each!!

Is this just luck, good marketing, or is it the law of attraction kicking in, is the energy around this newly discovered property attracting more energy telling everyone to look, love, and to write an offer?

Is this why in the world of sales it's either feast or famine? It seems like we are either really busy or we are just sitting around...as soon as we get a new listing, 3 more follow...or as soon as we gain a buyer, several other people want to look at houses...Is it the excitement radiating from us as soon as we get that bite and everyone else senses it?

I've been working mainly as a listing agent this summer, I have not taken a buyer out in weeks but suddenly I found myself with a very serious buyer and now I have 4 serious buyers..

I was getting ready for an open house yesterday and another agent came in and stated how she hated open houses, and had never had any good from them...I on the other hand replied with how I enjoy them and that usually after an open house I sell the property within a week or so, if not at least I get a lot of calls and interest. I often pick up new buyers and have listed a few homes stemming from the open house..she then said, "I must have an aura around me saying--'go away, I hate this'"..Is this why she never has luck with open houses and I do??? I've had open houses that I've been less that enthused over and they were very unsuccessful. Others I couldn't wait to get to and the home was brimming with excited buyers..

I've been a firm believer in the law of attraction for years. It has been used by many greats for centuries. I suggest that each and every one who reads this should put it to the test..If you are negative in an area of your business, or in your life, turn it around and be happy about it, think positive and see what comes out of it. If you dislike open houses, get excited and hold them every Sunday for a month with a big smile and optimism...

If you have a property that you just can't sell, hit it hard this week just as it was newly listed with the thoughts of how lucky you are to have the listing...

What ever it may be, put it to the test--the worst that could happen is a positive feeling and a smile on someones face.

Cash Bonus, Hawiian getaways, and the kitchen sink too

Shari George (Coldwell Banker) — Tue, 03 Jul 2007 19:43:23 -0500

With homes sales leveling off in the valley, I've noticed more and more incentives for Realtors, or their clients upon closing. There are cash bonuses to Realtors, there are cash bonuses for buyers, trips, etc..but do they actually sell the property? There are also bonuses offered to agents who bring a full price offer.

Federal rules require that cash perks be disclosed, but offerings like trips or other non-cash items do not. Non cash items should be disclosed to the client at the start just to avoid any uncomfortable situation later on..in fact it is suggested that any bonus received should go to the buyer.

You can bring a buyer to a house, but you cannot force them to buy it, no matter how big of a bonus is being offered....having an extra $10,000 to go toward their down payment, or room remodel may sway them a little...

Currently there is a home in my market that is offering just that-$10,000 to the buyer to do with however they wish...I'm keeping my eye on that one..the home is listed under $300,000 and it could really come in handy to who ever decides to make an offer...

I have a home listed where the seller wanted me to post that they would give 2 tickets to Hawaii to the agent who brings an offer before June was over...My partner and I dressed in Hawaiian skirts and lei's etc. and passed out lei's to every Realtor in town letting them know of the offer...We went around town all day dressed like Hawaiian honeys, and of course everyone asked why...and we told them that our seller is offering tickets to Hawaii, and we would pass these on to the buyer...It's July....no offer...so as you can see if the home is not for the buyer it 'ain't gonna happen...

Incentives is a trend that is rapidly growing across the country, but in my opinion, just plain good pricing does the trick..

Big Box stores and Property Values

Shari George (Coldwell Banker) — Sun, 17 Jun 2007 18:54:50 -0500

Lately in the U.S. there have been strong oppositions to "Big Box" stores coming into neighborhoods. Homeowners are concerned about preserving their way of life, including their property values. Many communities have passed ordinances keeping theses mega stores out. But I wonder, does it work the same for every community? It seems in my town of 60,000 that the more large retailers the better...I've seen many new companies move in in the past few years and with that, more people, and prices of homes have steadily increased. In my town, we have a neighborhood just out the back door of the biggest of the big boxes and people are lining up to buy!! You see, my town is popular with baby boomers..and the closer to these stores, the better!!

Yes, some of the employers have a reputation for low pay, but others are quite competitive with their pay. I just sold a home to an employee of a large warehouse store, and am working with another employee of another who is on the brink of buying. I know that these stores are driving the local business out, and I feel for those business owners, but as for lowering the wage rates, I don't think that happens. Do ma and pops really pay their people more than the biggie? I think it is just the opposite. As for leaving vacant lots that drive down the property values, It's not happening here. More traffic, yes, but that increased traffic is making more business want to come in and that is bringing more people...

I hear people knocking these stores every day, but yet the parking lots are crammed 7 days a week, someone is shopping there. I hear every day about someone working at these stores, so they must not be that bad, or they would not be applying and working there...and some of these people are buying homes from me!!

I live in a smaller area and I read where some of these stores target the outer areas which makes it where people have to drive, but as for the person who lives in a small area, it is NOT as far for me to drive..It just depends on how you look at it, or who has to do the driving...

Have any of you tracked the values of property and the relationship with the super center? For me and my area, I have not seen that negatively...

Is your seller wanting to sell his land and home apart from each other?? Read on!!

Shari George (Coldwell Banker) — Sat, 09 Jun 2007 18:00:59 -0500

Hi all!!! I am so happy that many of you have enjoyed my posts to help new licensees...Thank you all for the kind words... I have learned another lesson that I want to share with y'all...

If you have a client who has acreage to sell, and a home and wants to list them separately be advised of several things that can go wrong...

When you close on the acreage, you will inevitably have someone who would have bought the house if it had more acreage...List the home with the option of as much or as little acreage as the buyer wants..after the home closes, with new legal descriptions then list what is left over of the land. Life will be a lot easier (believe me)
When you sell the home first, you can insure that any access roads needed to get to the house, shop, pastures etc are on the property with no easements necessary...If you list the land afterwards, depending where it is located, in many cases there is access from another road..or another road can be easily made to access it...
If the property owner insists on listing them both because of financial need, and already has the legals drawn up on each property, make sure that the boundaries are livable for both parties...make sure that the deck of the house is not on the land that is being sold separate from the house..Make your home owner has a surveyor come out and stake off the two lots, just to make sure that all is well...It's really hard to sell a home when the land has been purchased and a week later the new owner of the land informs the homeowner that half of the house is on his land!!!
Another rut that we as agents fall in to is thinking that what the title company tells us is the gospel truth..Go out yourself and walk the boundaries. They are human, if there is an error on the legals, they will not always catch it...Again, if new legals were drawn up with the purchase of the home..things are fresh)...

There are a lot of people out there who would like to take advantang of a situation if they can...If you find someone who wants the land and is extremely anxious to buy it quick--it is worth it to double check everything...The new owner of the land can make life hard for everyone if he is out to do so!!

Do you really need representation as a buyer? Read this and I think you will all agree on the answer.

Shari George (Coldwell Banker) — Sun, 18 Mar 2007 19:15:03 -0500

Today I was setting next to a home owner who has really gotten herself in a pickle. She purchased her home last spring with her boyfriend from a home that was being sold without an agent. What a lot of us Realtors call FSBO's. They bought a spacious home in the Lewiston Orchards and moved in with their 5 children. Not long after the family moved in they had found out that the homes septic system was bad. I asked the homeowner about the disclosure? She said that there was nothing said about the septic system. The seller had told her that it had been recently pumped....come to find out that it wasn't, and that the septic service company had just paid them a visit...

Can you imagine a family with 5 children that has no working toilet!!! Not to mention that they were not able to do laundry....

Well, they homeowner had to hook up to the public sewer by way of the neighbors yard...which we are still trying to find out if he will give them an easement for it...I won't even go there...that is a whole new blog topic..

Here's the real heart breaker...a couple months after the couple purchased the home, the boyfriend commits suicide. The woman can no longer afford the home and is heading toward foreclosure and would love to sell the home, but there is a big glitch..since they were not married, the boyfriends interest in the home reverted to his family. His family is mad at the girlfriend, blaming her for his death and won't sign off on the home to let her sell. They are happy to see it go into foreclosure.

I'm sure all of you agents out there see the problems that could have been avoided when they bought the home, but for all of you who are not Realtors and thinking of buying a home, possibly a home that is not listed with a Realtor, I will explain how things should have been done.

#1- The buyers should have asked the seller to have the septic fully inspected and pumped. The seller would have to provide proof of this along with a septic report. When the problems showed up on the report, then the buyers could either have the seller fix these problems, or back away from the deal.

#2-If you are not legally married it is a good idea to think of how you want to take title of the property. In this case, they should have bought as Joint Tenants so if something was to happen to either of them the property would revert to the surviving partner.

She told me that she would never think of purchasing a home without a Realtor again.

Did you know that if you see a home that is For Sale By Owner, generally most welcome a buyer with an agent. Many offer compensation to a buyers agent. If they do not, and you absolutely have to have the home, there are ways to have your agent involved. If they say absolutely no Realtors, then you have to wonder if they are hiding something. It is for your protection.

Help me find a logo!!

Shari George (Coldwell Banker) — Sat, 03 Mar 2007 16:35:05 -0600

I have been thinking of having a logo..my own little stamp that I can put on all of my marketing material. The question I have is who out there uses a logo, and if you use one, did you design it, or did you have it done by a professional? I've looked online and have not found anything that excited me. I'd love to see some examples of your logo, if you have one, and the name of the person who created it.

Thanks!!!

I vow to never be too busy for my family

Shari George (Coldwell Banker) — Mon, 26 Feb 2007 00:54:59 -0600

The other day I overheard a conversation about a teen who is on drugs and out of controll. I heard how you would never guess
that by looking at his rather successful mother. The conversation went on about how much the boy's mother worked and it was
the price she paid for her great success. As I listened I discovered that the conversation was about a local Realtor's son.
A Realtor that is at the top of the list for annual sales.

This made me think...Wow, is my child going to suffer if I become an A-lister? Am I going to be there when my daughter
needs me the most? Currently, she is 8 and she plans to follow my foot steps and become a Realtor. She already assists
me from time to time by helping me prepare for open houses, and by sitting at my desk playing computer games while I meet
with clients. Last week, she got all dressed up on open house day and came to hand out fliers to all the people
who came to view the property.

What is going to happen when she gets a little older and decides it's lame being mom's "assistant".

Currently, it is pretty easy for me to make family time since I am NOT an A-lister, but there are times where I get pretty
busy. My family never seems to suffer too badly. Here are a few rules I am going to always try to stick by:

I always make it for dinner with my family. Dinner may not always be at the same time every evening, but we have it together. If I don't cook it, we go out to eat. Sometimes we have to take separate cars, but we get there. And lucky for me, I have a husband that knows how to cook. Studies show that families that have dinner together regularly have less problems in the long run.

There is a certain point when I have to turn my phone off!! You all know there are people that call several times a day and need you more than others. I love being able to be there for my clients, but there is a line that needs to be drawn. You cannot truly focus on your family if your phone is hanging out of your ear so if it is important to be 100% focused on your family, turn it off. Turn it back on in an hour--guess what!! There is such a thing as voice mail. This does not just apply to family but for your own sanity as well. I tease my partner for taking her cell in the gym with her. It's only an hour-leave it in the car, and return any missed calls when you finish. Your client will wait--believe me, they will!! I also turn my phone off at bedtime, and turn it back on when I am awake and ready for the day...If you can't turn it off any other time, at least turn it off at bedtime..you deserve it.

Remember who writes your schedule. I spent 20 years in the grocery business with someone else writing my schedule. It is so nice to be able to attend every school function, or to accompany my husband to something that is important to him. Take advantage of it!! I write down all special events in my day planner and treat it like any other appointment. I have not lost a single potential client by doing so. You are a professional, expect to be treated like a professional. You don't tell your dentist when you are coming in, they tell you when to come in.

Most important(to me) I involve my family. As I mentioned at the beginning, my daughter enjoys being my assistant. She loves to come to the office. She gets jobs like shredding papers, or putting together folders for me. If I need to pick up or place signs, she loves to come and help put them in the ground. Stuffing envelopes is another favorite job. I go and knock on doors quite often..she likes to come with me if it is to just go for the ride, and play video games in the car..If she wants to sit in the car..so be it..I'll take her as long as she wants to. Some day she may be too busy for me.

I haven't quite managed keeping the house work in check..I'm teaching my daughter to do some tasks that I think she would be good at..(it's like pulling teeth) But If she would kick in a little, I'll have even more time for her...