Jon's Blog

Glad to be a part of the Century 21 Elite Performance team!

Jon Higgins ABR (Century 21 Elite Performance) — Tue, 21 Jul 2009 14:39:31 -0500

Fellow Realtors, clients, family and friends, today I write to tell you that I have left Coldwell Banker Heritage Realtors and have joined the Elite team at Century 21 Elite Performance, and what a perfect fit it is for me. I have more to tell you all and look forward to updating you soon on this very good move! The face of Real Estate is changing with these changing times and so has the name of my brokerage in order to better serve you my clients and give you the kind of quality attention that you deserve! This is going to be great.

Springboro Ohio Market Update - Year End Review

Jon Higgins ABR (Century 21 Elite Performance) — Wed, 11 Mar 2009 14:28:38 -0500

Springboro 2007 to 2008 Year End Number Comparison

Fellow Springboro residents, we're down $36,000,000.00 this year from 2007. The good news? Over $141,000,000.00 of real estate changed hands with a total of 404 homes sold! Average sales price in the Boro is down $16,000.00. There are amazing deals interspersed in those numbers as well. If you have any questions comments or concerns about these numbers or would like an individual market analysis for your imediate neighborh

2007 Year End Numbers at a Glance

Sold: 518

Other: 0

Total: 518

	Bedrooms	Bathrooms	Square Feet	List Price	Selling Price	DOM
Minimum	2	1.00	960	$79,500	$65,000	1
Average	4	3.10	2,494	$282,614	$272,304	139
Median	4	3.00	1,926	$250,000	$244,800	115
Maximum	6	7.00	7,048	$1,199,900	$1,100,000	734
Total Dollar Value					$141,053,502

Average DOM Breakdown and Average % of List Price received on Solds by Market time:

	0-30 Days	31-60 Days	61-90 Days	91-120 Days	120+ Days
No. of Listings	18	89	92	78	241
Breakdown %	3.47	17.18	17.76	15.06	46.53
Avg SP % LP	99.00	95.96	96.85	96.20	96.20

2008 Year End Numbers at a Glance

Sold: 404

Other: 0

Total: 404

	Bedrooms	Bathrooms	Square Feet	List Price	Selling Price	DOM
Minimum	2	1.00	576	$0	$7,000	11
Average	4	3.13	2,597	$269,629	$259,780	142
Median	4	3.00	2,037	$239,900	$233,700	111
Maximum	6	7.00	8,622	$1,400,000	$1,275,000	879
Total Dollar Value					$104,951,317

Average DOM Breakdown and Average % of List Price received on Solds by Market time:

	0-30 Days	31-60 Days	61-90 Days	91-120 Days	120+ Days
No. of Listings	19	74	66	54	191
Breakdown %	4.70	18.32	16.34	13.37	47.28
Avg SP % LP	103.56	97.21	95.81	95.11	95.87

First Time Home Buyers $8,000.00 Tax Credit!

Jon Higgins ABR (Century 21 Elite Performance) — Tue, 03 Mar 2009 15:33:26 -0600

Wow! This is nice. $15,000.00 would have been better but hey... you'll take it right?

The great news is if you're a first time home buyer congratulations - a great deal on a house is accompanied by an $8,000.00 gift from Uncle Obama. I'm not in agreeance with this "Stimulus Package" as this administration has proposed more spending than all other American Presidents combined! Yes... COMBINED! I'm finished with my rant. Here's the link I would like you to visit. http://www.buynowfreemoney.com/1198 I have prepared it exclussively for you and yours. If you have any questions about this tax credit please call me or consult your tax professional.

Brief 2008 Total Market Update for Dayton, Ohio

Jon Higgins ABR (Century 21 Elite Performance) — Fri, 13 Feb 2009 15:21:44 -0600

Dayton Area 2008 Real Estate Update at a Glance

The numbers are in for 2008 and though they're not as dismal as the media would have you believe, they are not too good if you are trying to sell your home. However, these number are great if you are in the market to buy OR if you're savvy enough to trade up with these great interest rates and low low prices on the upper eschelon homes. Let's get to the nitty gritty:

In 2008 - the average home price fell 21% and the number of sales fell close to 16%, according to the Dayton Area Board of Realtors.

That's it in a nutshell, and that is for the entire Dayton market. Each market varies so keep that in mind as you interpret those bottom line numbers. I will be posting updates for individual communities such as Springboro, Centerville, Kettering, and Beavercreek, and those numbers will be in greater detail in order to keep you up to date and highly informed. Either way, keep in mind that we're all going to make it through this and we'll all be leaner and hopefully not meaner. Bottom line is this is the time to buy. Don't get caught behind a sudden spike in interest rates to curb inflation or to "stabilize" our economy. Remember, a lean mean Federal government and a fat happy local government equals better real estate values and appreciation.

Dayton Ohio Belmont Update

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 28 Aug 2008 13:28:49 -0500

The community of Belmont continues to hum along in Real Estate. Here are the numbers so far for Belmont from January 1st 2008 to August 27th 2008. Can you believe that you can still buy 13 homes in Belmont for under $30,000.00 and as low as $9,000.00? Unbelievable! I've got a great buy over on Epworth and another on Edgar. Give me a call!

Active: 308

Pending: 53

Sold: 218

Other: 274

Total: 853

	Bedrooms	Bathrooms	Square Feet	List Price	Selling Price	Days on Market
Minimum	1	0.00	460	$0	$9,000	0
Average	3	0.00	1,152	$72,556	$64,772	127
Median	3	1.00	1,064	$75,000	$67,450	100
Maximum	7	0.00	3,598	$249,700	$130,000	1,154
Total Dollar Value					$14,120,380


Average DOM Breakdown and Average % of List Price received on Solds by Market time:

	0-30 Days	31-60 Days	61-90 Days	91-120 Days	120+ Days
No. of Listings	11	59	48	28	72
Breakdown %	5.05	27.06	22.02	12.84	33.03
Avg SP % LP	94.08	97.37	95.19	94.97	95.42

Springboro Market Update for August 27th 2008

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 28 Aug 2008 12:58:01 -0500

Out of 412 Homes currently on the market, there are still 157 homes listed from $250,000.00 to $400,000.00 thus accounting for close to 40% of all homes currently listed in the BORO. Interestingly enough if you were to look at the average home price in Springboro in 2003 and compare it to 2008 it actually shows a rate of APPRECIATION of 3%. That number is decieving however in that we're still seing price drops of $60,000.00 to $100,000.00 in homes originally priced in the $400,000.00 to $600,000.00 price range. The past few months those kind of price drops have leveled out - fortunatlely for the sellers and the market as a whole and in the Boro we seem to be at or getting close to our markets bottom. Only time will tell but I will continue to keep you informed. As always if you have any questions regarding these market numbers or if you want help pricing your home simply give me a call at 937-902-0191.

Active: 412

Pending: 42

Sold: 216

Other: 230

Total: 900

	Bedrooms	Bathrooms	Square Feet	List Price	Selling Price	Days on Market
Minimum	1	0.00	0	$0	$7,000	0
Average	4	0.00	2,731	$315,062	$270,009	136
Median	4	3.00	2,016	$269,900	$235,375	106
Maximum	8	0.00	8,707	$1,400,000	$1,275,000	892
Total Dollar Value					$58,321,972


Average DOM Breakdown and Average % of List Price received on Solds by Market time:

	0-30 Days	31-60 Days	61-90 Days	91-120 Days	120+ Days
No. of Listings	10	48	33	29	96
Breakdown %	4.63	22.22	15.28	13.43	44.44
Avg SP % LP	95.70	97.86	95.84	96.72	95.53

Active
Listing Price Range	Quantity	Average DOM
$80,000 thru $89,999	1	310
$100,000 thru $119,999	5	114
$120,000 thru $139,999	25	141
$140,000 thru $159,999	8	100
$160,000 thru $179,999	25	103
$180,000 thru $199,999	25	78
$200,000 thru $249,999	77	122
$250,000 thru $299,999	64	134
$300,000 thru $349,999	57	145
$350,000 thru $399,999	36	149
$400,000 thru $449,999	15	92
$450,000 thru $499,999	21	138
$500,000 thru $549,999	8	108
$550,000 thru $599,999	11	167
$600,000 thru $649,999	7	181
$650,000 thru $699,999	2	31
$700,000 thru $749,999	5	106
$750,000 thru $799,999	6	104
$800,000 thru $849,999	5	106
$850,000 thru $899,999	5	137
$950,000 thru $999,999	2	47
$1,250,000 thru $1,499,999	2	63
	412	127


Summary Price Information
Minimum	$84,900	Maximum	$1,284,000
Average	$330,638	Median	$279,900

Pending
Listing Price Range	Quantity	Average DOM
$50,000 thru $59,999	1	41
$60,000 thru $69,999	1	34
$90,000 thru $99,999	1	84
$100,000 thru $119,999	3	71
$140,000 thru $159,999	3	17
$160,000 thru $179,999	2	114
$180,000 thru $199,999	5	88
$200,000 thru $249,999	9	98
$250,000 thru $299,999	6	64
$300,000 thru $349,999	6	128
$350,000 thru $399,999	1	366
$500,000 thru $549,999	1	20
$600,000 thru $649,999	2	114
$750,000 thru $799,999	1	12
	42	89


Summary Price Information
Minimum	$58,000	Maximum	$795,000
Average	$259,812	Median	$221,400

Equal Opportunity Housing * All information deemed reliable, but not guaranteed.

Information should be deemed reliable but not guaranteed, all representations are approximate, and individual verification is recommended.
Copyright ©2008 Rapattoni Corporation. All rights reserved.

Area Market Survey

Listings as of 08/28/08 at 1:36pm

Property Type Residential Property Subtype Single Family Transaction Type Sale Area Spring-Clearcreek SD Statuses Active, Pending (3/1/2008 or after) , Expired (3/1/2008 or after) , Sold (3/1/2008 or after)

Sold
Selling Price Range	Quantity	Average DOM
$19,999 or under	1	101
$70,000 thru $79,999	2	41
$90,000 thru $99,999	4	117
$100,000 thru $119,999	8	104
$120,000 thru $139,999	10	113
$140,000 thru $159,999	10	113
$160,000 thru $179,999	18	83
$180,000 thru $199,999	17	135
$200,000 thru $249,999	51	126
$250,000 thru $299,999	37	141
$300,000 thru $349,999	15	202
$350,000 thru $399,999	13	138
$400,000 thru $449,999	9	166
$450,000 thru $499,999	6	112
$500,000 thru $549,999	3	132
$550,000 thru $599,999	4	189
$600,000 thru $649,999	2	497
$650,000 thru $699,999	2	96
$700,000 thru $749,999	2	199
$750,000 thru $799,999	1	24
$1,250,000 thru $1,499,999	1	65
	216	134


Summary Price Information
Minimum	$7,000	Maximum	$1,275,000
Average	$270,009	Median	$235,375

Expired
Listing Price Range	Quantity	Average DOM
$70,000 thru $79,999	2	99
$100,000 thru $119,999	3	207
$120,000 thru $139,999	11	79
$140,000 thru $159,999	7	104
$160,000 thru $179,999	15	138
$180,000 thru $199,999	18	120
$200,000 thru $249,999	44	169
$250,000 thru $299,999	30	157
$300,000 thru $349,999	22	155
$350,000 thru $399,999	21	168
$400,000 thru $449,999	16	163
$450,000 thru $499,999	10	240
$500,000 thru $549,999	9	195
$550,000 thru $599,999	6	252
$600,000 thru $649,999	2	183
$650,000 thru $699,999	1	326
$700,000 thru $749,999	3	131
$750,000 thru $799,999	3	377
$800,000 thru $849,999	1	508
$850,000 thru $899,999	2	108
$900,000 thru $949,999	3	195
$1,250,000 thru $1,499,999	1	319
	230	165


Summary Price Information
Minimum	$74,900	Maximum	$1,299,000
Average	$329,396	Median	$278,700

Liberation Theology in the Good old U S A? B Hussein Obama

Jon Higgins ABR (Century 21 Elite Performance) — Fri, 04 Jul 2008 11:26:03 -0500

I thought that this youtube video about Obama was very well done but it really doesn't do a good job of tying in all of the links to the relationship the United States has had in the past with Liberation Theology, let alone the role Liberation Theology has played in the world. In the 80's we called them subversives in Latin America, and today they changed religions and are called radical Muslims, or Alqaeda. I want to discuss it further but I really want you folks to watch this video first. I thought it was well done. After you watch it your thoughts please. I liken Obama as nothing more than yet another 747 flying directly toward our White House right now.

http://youtube.com/watch?v=zUdjhKbImwE

Springboro Market Update Continued - 6/19/08

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 19 Jun 2008 18:06:54 -0500

410 homes on the market in Springboro. and 28 pending. Out of the 410 homes for sale 231 of them are in the price ranges of $200,000.00 to $400,000.00! That's over half the market! That's where you'll also find the highest concentration of days on market! These numbers are from June 1, 2008 to June 19, 2008. At those numbers that is an 11 month absorption rate. Be sure to scroll down for additional Springboro market information under market updates.

Numbers In Springboro June 1st to June 19th. $100,000.00 homes are a comodity.

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 19 Jun 2008 15:15:04 -0500

Active: 0

Pending: 0

Sold: 19

Other: 0

Total: 19

	Bedrooms	Bathrooms	Square Feet	List Price	Selling Price	Days on Market
Minimum	3	1.00	1,008	$99,900	$100,000	20
Average	4	3.26	3,094	$326,928	$313,611	122
Median	4	3.00	2,515	$264,900	$260,500	95
Maximum	5	5.00	5,157	$715,531	$685,000	420
Total Dollar Value					$5,958,600


Average DOM Breakdown and Average % of List Price received on Solds by Market time:

	0-30 Days	31-60 Days	61-90 Days	91-120 Days	120+ Days
No. of Listings	1	3	5	3	7
Breakdown %	5.26	15.79	26.32	15.79	36.84
Avg % SP/LP	95.73	98.18	95.56	96.35	95.36

These numbers are from June 1st to June 19th and are for all of Springboro. Note how long it has been taking the higher priced homes in Springboro to sell. Homes in the $100,000.00 are selling like hot cakes! These numbers only represent sold properties - I did not include current or pending listings and they are a running tally of the month of June in 2008. Another worthy thing to note here is that of the homes that sold in the $200,000.00 price range their average days on market was 95. Not too bad. Still the highest back up in real estate in Springboro is anything in and around the $300,000.00 price ranges as there are still close to 40 homes competing in that price range alone. Get this - there are currently 45 homes for sale in Springboro in the $300,000.00 to $350,000.00 price range so when you factor in absorption rates it will likely take longer to sell homes within' that price range - that is unless... you hire a professional backed by the number one Real Estate brokerage in the Dayton area as well as Springboro. You guessed it - myself and Coldwell Banker Heritage Realtors! I understand the importance of pricing vs. timing as well as proper staging - not just moving furniture around the house. When done correctly just about any house can move within' a relatively short time and usually well below the time parameters of your competition. I have the stats to prove it - so if you're looking to sell in Springboro OR if you're currently marketing plan isn't working for you give me a call, and together we will get it done.

My FSBO Conversion Rate is 7 out of 10

Jon Higgins ABR (Century 21 Elite Performance) — Fri, 06 Jun 2008 16:04:21 -0500

Bold statement? Not really it's just a fact. So how? Let me share freely with my friends here at Activerain.com. In my humble opinion this is the only way to market to FSBO's that is both cost effective and with very little out of pocket to you, pretty much all it costs you is gas for your car. This blog is not a teaser, I'm not selling anything I'm simply going to tell you how I do it. I must caveat this blog with "I am constantly looking out for my clients best interest." The standards of my FSBO practices are extremely ethical AND my approach is always an attempt to help the FSBO sell their home with or without me. The end result is they typically will list with me.

You will be required to drive to the FSBO's home, on average four times. You will need no pre-printed propaganda regarding you and or your company and you will not need to make a listing presentation to close this listing. By the time the FSBO is ready to list with you they will do so (99% of the time) by simply signing. "Where do I sign?" Let's begin with the first visit to the FSBO. You have heard before that it takes five or six visits to a FSBO before they convert. My average is four visits. What people don't tell you is how do you justify "x" amount of visits? What is your excuse to keep coming back without wearing your agenda on your sleeve? Simple, make your agenda helping them. Here's how it works.

Initial Visit. I don't even bother with FSBO's that are already listed on the MLS, there are too many that are not and they do not qualify for this conversion strategy. Pull up to the FSBO with your car running and leave your car door open. You are "on your way to show a house in the neighborhood." A typical initial conversation would go something like this. "Hi, sorry to disturb you, I'm on my way to show a home down the street, my name is _______ (hand card) I'm with Coldwell Banker Heritage Realtors. I like to make a habit of knowing all of the homes for sale in the _____ market so that when my buyer clients inquire about a home such as yours it sounds like I know what I'm talking about." (humor) Anyway, if you could quickly tell me your asking price, how many bedrooms and if you're willing to do a 3% buyer broker agreement I promise to get out of your hair." (if they don't know what that is I explain to them what that is - I explain that in order to encourage buyer agents that 3% satisfies most buyer broker agreements and encourages showings on your home. After they say yes I thank them for their time and conclude the brief encounter as follows.) "Great! I have enough general information to share with someone should they ask." Sometimes the seller will invite me in their home - they'll want to show it to me but I NEVER go in the house on the first visit. If they ask me to do so it sets up my second appointment with them and I schedule a time to show it another time. Then as I'm about to walk away or as I am backing away from the door (running to my appointment) I ask if they have all of their disclosures and lead based paint documentation. If they say no I say "hold on a sec." and run to my car and hand it to them right on the spot. "The state requires you to fill these out and provide them to the buyer." Now... suppose they don't invite me in to see the house then my excuse to come back for a second visit is to drop off the disclosures, so the only time I hand the disclosures to them on the first visit is if I'm invited in the home, "the next time I'm in the neighborhood I'll drop them by." Sometimes depending upon how warm or cold they are I will say, "I'd like to see your home sometime to get more insider knowledge of the property, but perhaps another day that's convenient for you. In the meantime I will drop disclosures off the next time I'm in the neighborhood. If you're not home I'll simply leave them at your door or drop them in your mailbox." (I never drop them off - instead on my second visit if they're not home I keep attempting until they answer the door - reason being it's important to make that second face to face visit to proceed.
Now we're at the second visit - wait no longer than three to four days from your initial visit. One way or the other you have prepared them to see your face again. This time I can turn the car off and shut the door as I have come specifically to see them - no sense of urgency on the second visit - a much more relaxed encounter. "Mr. Smith, hi I just wanted to drop these disclosures off as promised," (now if you were invited back and keeping to your appointment to view the house disregard that line and skip down to the walk through) "I mentioned your home to my buyer the other day but unfortunately they were really firm on their four bedroom criteria, otherwise I would have contacted you to show it. I wouldn't mind seeing the house sometime to gain better knowledge of the home and help sell it." Try and get the tour on the second visit if at all possible. If invited in at that time then we proceed to the walk through, if they say today's not a good day then set up a date time to see it. Be sure that if you do not walk through the house on the second visit that you do not leave the house without a specific date and time to do so. Now by this time you'll know if you have a hard cookie to crack - if you do that's something for another blog - "dealing with the tough cookie," this blog is meant to give you the general guidelines of converting FSBO's. Now that we're at the walk through I let them lead the conversation and as they walk me through the house I compliment them on their home saying something positive about each and every room - however I make it a point to look long at the defects. I never say anything negative about the home but I do make sure that they see me looking at or even at times touching defects to the property. Sometimes when they see me looking at them they'll say something about it but I simply shrug it off like it's no big deal and we move on, but I keep subtly noticing the defects. This is an extremely later when you show them comps should they need to come down in their price. If there price is right it's still helpful when you start talking about staging etc... but by that time you're listing them and talking about your relationship in writing. Towards the end of your tour you move onto step three.
"What are you currently doing to market your home?" Here the answer varies but it's pretty much the same story, "well... we just really put the sign in the yard, we really haven't done much to market it. I guess run an ad in the paper," or they'll say they're on fsbo.com or some other FSBO website. I ask, "have you ever tried to search for homes on FSBO.com as if your were a prospective buyer? I've noticed on those sites that they're only as up to date as they people uploading to the sites, so imagine if you're a prospective buyer, folks have told me they've become frustrated using the sites because of wrong information. People have either listed it, sold it, taken if off the market etc... it's not consistent." I then go on to say this. "As a Realtor knowing what I know about real estate, do you want to know how I would go about marketing my home for sale by owner?" Guess what, they never say no. "Sure." I explain how expensive it is to advertise in the paper, and that after just a few ads you're up in the hundreds of dollars. I go on to explain that the MLS is where they want to put their home, that there are many websites out there and or discount brokers who will list your home on the MLS for a flat fee, usually for no more than $400.00 to $500.00 at the most. They'll upload your photos etc... and they will make your home viewable to all of the agents in your greater market that do not know your home exists. And here's the best part, you'll be on my companies website as well as all of my competitors websites AND Realtor.com, and we all spend millions of dollars to attract buyers to our sites!" They start to look at me like I'm on drugs and or like they're waiting for the other shoe to drop. "It gets better, in our market agents working exclusively with buyers often give their clients portal access to the MLS which automatically updates their buyers to new listings which match their criteria via e-mail - now you don't have to worry about whether or not an agent somehow misses your home on a search - now the buyers will contact their agent and tell them they want to see your home!" (Right about now they love you) "Around 80% of all buyers today search the internet for homes and love clicking on photos etc.. being on the MLS/IDX will ensure that they see your home should it meet their search parameters no matter what site they use!" I answer any questions they have regarding this information I just freely gave them to sell their home and then I leave graciously thanking them for their time. I leave them with another card and say to them, should you decide not to go it alone, and want to interview agents please keep me in mind, I would love to sell this house for you."
Return in five to seven days. "Hey, how are things going? Did you guys get your house on the MLS? Did you find a discount broker?" 95% of the time the answer is, "no, we just haven't gotten around to it, we've been too busy." Or, if they're already comfortable with you "We started thinking after you left that we may want to talk about listing our house?" :-) Now if they don't ask you to list it on the third visit ask them if it's o.k. if you drop off some blank area Board contracts the next time you're in the neighborhood, so that if they get a hot buyer they can strike while the iron is hot. Leave them with some generic information about staging their home and removing clutter or some other helpful piece of information that would help them to sell their home.
Make your next visit. Stop by with the contracts but make sure to have your listing contracts with you as well. Remember eight out of ten FSBO's eventually list. This is a people business. You have to get in front of people. Direct mail and phone calls will always lose to a guy like me. I'll beat you every time. Personalize this to fit your personality - this has been meant as a general guideline. Good luck!

Wah!

Jon Higgins ABR (Century 21 Elite Performance) — Tue, 03 Jun 2008 18:24:12 -0500

There has been a lot of division in the Democratic Party with Hillary and Hussein going at it, but if you read through some of these blogs we're not too far off the same track as they are. After I posted "Let It Go Already," I recieved an enormous amount of negative feedback in support of a guy that... well... I'll just let that one go. My point is that even reading some of my own responses to the attacks I too sound... uh... kinda mean. I don't mean to sound that way, it's just how I come across as I go straight to the point. I've never been one to sugar coat anything because I really don't like to have it sugar coated when it's given to me, not the time for it.

Don't get me wrong, after going through the responses I have definitlely been the purveyor of truth, but having humbly said that, I'm not so sure we're doing ourselves much good in all of this bashing. We're starting to sound like... dare I say it? Democrats.

I love this seal to the right. I actually have it on my refrigerator at home. Anyway I'm curious, do you think there has been too much whining going on around here? I certainly do and the devisiveness can't be all that good. We've got a convention coming soon and a common enemy to defeat. The Democratic party. I feel like Rodney King here, "can't we all just get along?"

Or do you think this bantoring is actually strengthening us? Do you think that perhaps the constant challenging of beliefs will make us stronger and define the party or are we in danger or ending up like the democrats. Divided.

Hey! They're motivated!

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 29 May 2008 03:03:14 -0500

You hear that all the time in Real Estate, but what does that mean? Truthfully, it is rather rare that a seller's motivation will dramatically affect the price of a home, but it is often possible to save a few thousand dollars. The most common "motivated seller" is someone who has already bought his or her next home or is relocating to a new area. They will be under the gun to sell the home quickly or face the prospect of making two mortgage payments at the same time. Since that can drain a bank account quickly, most sellers want to avoid such a situation and may be willing to give up a few thousand dollars to avoid the possibility.

There are also family crisis that can motivate a seller to make a quick deal. However, when you see a real estate ad that mentions "divorce," "motivated seller," "relocation," or something to that affect, beware. Although the facts may be true, that does not necessarily mean the seller is motivated to make a quick and costly sale. Most likely, the ad is more designed to generate phone calls and leads rather than sell the home.

However, there are times when a seller is truly distressed, willing to make a quick sale and sacrifice thousands of dollars. With the seller's permission, the listing agent will post this information along with the listing in the Multiple Listing Service. They may also inform other agents during office and association marketing sessions or by flyers sent to other real estate offices. Provided this information has been made generally available to Real Estate Professionals, your agent should know when a seller is truly motivated and when it is just "puff" designed to elicit interest in a property.

The exception is when an agent is selling a home they have listed themselves or selling a home that was listed by another agent from their own company. In such a situation, the agent may be acting as an agent for the seller, or as a "dual agent," representing both you and the seller. In such a situation, they cannot legally provide you with information that would give you an advantage over the seller.

Making the offer

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 29 May 2008 03:00:01 -0500

Hey are you ready to make an offer? When you prepare an offer to purchase a home, you already know the seller's asking price. But what price are you going to offer and how do you come up with that figure?

Determining your offer price is a three-step process. First, you look at recent sales of similar properties to come up with a price range. Then, you analyze additional data, such as the condition of the home, improvements made to the property, current market conditions, and the circumstances of the seller. This will help you settle on a price you think would be fair to pay for the home. Finally, depending on your negotiating style, you adjust your "fair" price and come up with what you want to put in your offer.

Comparable Sales

The first step in determining the price you are willing to offer is to look at the recent sales of similar homes. These are called "comparable sales." Comparable sales are recent sales of homes that compare closely to the one you are looking to purchase. Specifically, you want to compare prices of homes that are similar in square footage, number of bedrooms and bathrooms, garage space, lot size, and type of construction.If the home you are interested in is part of a tract of homes, then you will most likely find some exact model matches to compare against one another.

There are three main sources of information on comparable sales, all of which are easily accessed by a real estate agent. It is somewhat more difficult for the general public to access this data, and in some cases impossible. Two of the most obvious information sources are the public record and the Multiple Listing Service. There's still more to it than that.The most accessible source of information on comparable sales is the public record. When someone buys a home the property is deeded from the seller to the buyer. In most circumstances, this deed is recorded at the local county recorder's office. They combine sales data with information already known about the property so they can assess property taxes correctly.

Provided there have been no additions to the property, the information available from the public record is usually correct regarding sales price, square footage, and numbers of rooms. This makes it easy to use the public record as a source of data for comparable sale information.

Accessing the data is another matter, at least for the general public. Real Estate Professionals can generally look up this information through title insurance companies. The title companies either compile the data directly from the county recorder's office or purchase it from other companies.One problem with the public record is that it tends to run at least six to eight weeks behind. Add another four to six weeks for the typical escrow period and you can see the data is not current. The most current information is the most valuable.Most of the public is aware that the Multiple Listing Service is a private resource where Real Estate Professionals list properties available for sale. Recently, the public has been able to access some of that information on such sites as Realtor.com, MSN HomeAdvisor, and others.

Once a property is sold and the transaction has closed, the selling price is posted to the listing in the Multiple Listing Service. Over time, it has become a huge database on past sales, containing much more information on individual homes than can be gleaned from the public record. This information is only available to real estate agents who are members of the local Multiple Listing Service.

I can provide you with this data to help determine your offer price. But let's not forget pending transactions right? The most valuable information would be the most current, of course. A sale last week has more validity in helping you determine a purchase price than a sale from six months ago. The problem is that there is no actual record of the sales price until the transaction is completed. The information is not available in the public record because no deed has yet been recorded.

Neither is the information available in the Multiple Listing Service. Once a property is sold, it becomes a "pending sale" and all pricing information is removed from the listing. Prices are not posted until it becomes a "closed sale." This protects the seller in case the transaction falls apart and the property is placed back on the market. It would give an unfair advantage to future potential buyers if they already knew what price the seller had been willing to accept in the past.

However, if a Real Estate Professional has a reason to know the sales price, they can usually find out through professional courtesy. Also, some real estate brokerages post sales information on a transaction board in their office. Ofcoarse there's property condition to consider too. Gathering and analyzing information from comparable sales helps to establish the range of prices you should consider when making an offer to buy a home. More weight should be given to the most recent sales, but even so, you need to do a bit more analysis before setting upon the price you will offer. That is because you also need to consider the condition of the property, improvements, the current market, and the circumstances behind the seller's decision to sell.

Even when comparing exact model matches within a tract of homes, you should note whether the previous owners have made any substantial improvements. Cosmetic changes should be largely ignored, but major improvements should be taken into account. Most important would be room additions, especially bedrooms and bathrooms. Other items, like expensive floor tile or swimming pools should be taken into account, too, but should be discounted. A pool that costs $20,000 to install does not normally add $20,000 in value to the home. Rely on your agent to give you guidance in this area.

Oh no... I have to move!

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 29 May 2008 01:34:03 -0500

I remember all to well what it was like. One thing to remember is start with one thing and stay on it. Don't be like me and start one thing and your A.D.D. kicks in and you're like, "oh yeah, I need to fix that," "oops... after I fix that other thing," and oh look over there I need to address that. Keep your focus. Begin with the outside of the house. Why? Because once it's finished it will be easier pulling up to your house when you get home from work knowing that you have the inside to do. Trust me... it will be something you see right away to give you a feeling of accomplishment.

Still others will argue to work on the outside of the house first, and unless there is a major project involved, they believe it is best to do it last. There are two main reasons for this. First, the first steps in preparing the interior of the house are easier. They also help develop the proper mind set required for selling - beginning to think of your "home" as a marketable commodity. Second, the exterior is the most important. A homebuyer's first impression is based on his or her view of the house from the real estate agent's car.

So take a walk across the street and take a good look at your house. Look at nearby houses, too, and see how yours compares.

Landscaping

Is your landscaping at least average for the neighborhood? If it is not, buy a few bushes and plant them. Do not put in trees. Mature trees are expensive, and you will not get back your investment. Also, immature trees do not really add much to the appearance value of the home.

If you have an area for flowers, buy mature colorful flowers and plant them. They add a splash of vibrancy and color, creating a favorable first impression. Do not buy bulbs or seeds and plant them. They will not mature fast enough to create the desired effect and you certainly don't want a patch of brown earth for homebuyers to view.

Your lawn should be evenly cut, freshly edged, well watered, and free of brown spots. If there are problems with your lawn, you should probably take care of them before working on the inside of your home. This is because certain areas may need re-soding, and you want to give it a chance to grow so that re-sod areas are not immediately apparent. Plus, you might want to give fertilizer enough time to be effective.

Always rake up loose leaves and grass cuttings.

House Exterior

The big decision is whether to paint or not to paint. When you look at your house from across the street, does it look tired and faded? If so, a paint job may be in order. It is often a very good investment and really spruces up the appearance of a house, adding dollars to offers from potential homebuyers.

When choosing a color, it should not be something garish and unusual, but a color that fits well in your neighborhood. Of course, the color also depends on the style of your house, too. For some reason, different shades of yellow seem to elicit the best response in homebuyers, whether it is in the trim or the basic color of the house.

As for the roof, if you know your house has an old leaky roof, replace it. If you do not replace a leaky roof, you are going to have to disclose it and the buyer will want a new roof, anyway. Otherwise, wait and see what the home inspector says. Why spend money unnecessarily?

The Back Yard

The back yard should be tidy. If you have a pool or spa, keep it freshly maintained and constantly cleaned. For those that have dogs, be sure to constantly keep the area clear of "debris." If you have swing sets or anything elaborate for your kids, it probably makes more sense to remove them than to leave them in place. They take up room, and you want your back yard to appear as spacious as possible, especially in newer homes where the yards are not as large.

The Front Door & Entryway

The front door should be especially sharp, since it is the entryway into the house. Polish the door fixture so it gleams. If the door needs refinishing or repainting, make sure to get that done.

If you have a cute little plaque or shingle with your family name on it, remove it. Even if it is just on the mailbox. You can always put it up again once you move. Get a new plush door mat, too. This is something else you can take with you once you move.

Make sure the lock works easily and the key fits properly. When a homebuyer comes to visit your home, the agent uses the key from the lock box to unlock the door. If there is trouble working the lock while everyone else stands around twiddling their thumbs, this sends a negative first impression to prospective homebuyers.

More about clutter

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 29 May 2008 01:26:06 -0500

Hey, let's be honest here. If I were to sell my own home today it would take me a month of solid work to get the place ready. Especially with my schedule and I know I'm not unique. Well... at least I keep telling myself that.

Removing Clutter, Though You May Not Think of it as Clutter

This is the hardest thing for most people to do because they are emotionally attached to everything in the house. After years of living in the same home, clutter collects in such a way that may not be evident to the homeowner. However, it does affect the way buyers see the home, even if you do not realize it. Clutter collects on shelves, counter tops, drawers, closets, garages, attics, and basements.

Take a step back and pretend you are a buyer. Let a friend help point out areas of clutter, as long as you can accept their views without getting defensive. Let your agent help you, too.

Kitchen Clutter

The kitchen is a good place to start removing clutter, because it is an easy place to start. First, get everything off the counters. Everything. Even the toaster. Put the toaster in a cabinet and take it out when you use it. Find a place where you can store everything in cabinets and drawers. Of course, you may notice that you do not have cabinet space to put everything. Clean them out. The dishes, pots and pans that rarely get used? Put them in a box and put that box in storage, too.

You see, homebuyers will open all your cabinets and drawers, especially in the kitchen. They want to be sure there is enough room for their "stuff." If your kitchen cabinets, pantries, and drawers look jammed full, it sends a negative message to the buyer and does not promote an image of plentiful storage space. The best way to do that is to have as much "empty space" as possible.

For that reason, if you have a "junk drawer," get rid of the junk. If you have a rarely used crock pot, put it in storage. Do this with every cabinet and drawer. Create open space.

If you have a large amount of foodstuffs crammed into the shelves or pantry, begin using them - especially canned goods. Canned goods are heavy and you don't want to be lugging them to a new house, anyway - or paying a mover to do so. Let what you have on the shelves determine your menus and use up as much as you can.

Beneath the sink is very critical, too. Make sure the area beneath the sink is as empty as possible, removing all extra cleaning supplies. You should scrub the area down as well, and determine if there are any tell-tale signs of water leaks that may cause a homebuyer to hesitate in buying your home.

Closet Clutter

Closets are great for accumulating clutter, though you may not think of it as clutter. We are talking about extra clothes and shoes - things you rarely wear but cannot bear to be without. Do without these items for a couple of months by putting them in a box, because these items can make your closets look "crammed full." Sometimes there are shoeboxes full of "stuff" or other accumulated personal items, too.

Furniture Clutter

Many people have too much furniture in certain rooms - not too much for your own personal living needs - but too much to give the illusion of space that a homebuyer would like to see. You may want to tour some builders' models to see how they place furniture in the model homes. Observe how they place furniture in the models so you get some ideas on what to remove and what to leave in your house.

Storage Area Clutter

Basements, garages, attics, and sheds accumulate not only clutter, but junk. These areas should be as empty as possible so that buyers can imagine what they would do with the space. Remove anything that is not essential and take it to the storage area.

Getting Ready to Sell?

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 29 May 2008 01:21:54 -0500

According the the National Association of Realtors many of you are planning just that this summer, and with all the negative talk about the market you're probably concerned. Here are some ideas to help set your mind at ease.

When conversing with real estate agents, you will often find that when they talk to you about buying real estate, they will refer to your purchase as a "home." Yet if you are selling property, they will often refer to it as a "house." There is a reason for this. Buying real estate is often an emotional decision, but when selling real estate you need to remove emotion from the equation.

You need to think of your house as a marketable commodity. Property. Real estate. Your goal is to get others to see it as their potential home, not yours. If you do not consciously make this decision, you can inadvertently create a situation where it takes longer to sell your property.

The first step in getting your home ready to sell is to "de-personalize" it.

The reason you want to "de-personalize" your home is because you want buyers to view it as their potential home. When a potential homebuyer sees your family photos hanging on the wall, it puts your own brand on the home and momentarily shatters their illusions about owning the house. Therefore, put away family photos, sports trophies, collectible items, knick-knacks, and souvenirs. Put them in a box. Rent a storage area for a few months and put the box in the storage unit.

Do not just put the box in the attic, basement, garage or a closet. Part of preparing a house for sale is to remove "clutter," and that is the next step in preparing your house for sale.

Name Branding.

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 29 May 2008 00:16:38 -0500

Does name branding matter? Well let's consider the last time you were out of town, perhaps striking up conversation with someone on a plane and the topic of conversation gets to relocation. Not only is our relocation department tops but when local real estate companies without name branding are not only missing out on millions of dollars of creative and directional advertising but they're also harder names to remember. Remembering Coldwell Banker however is not difficult to do and just for that very reason. Can you see the benefit to not only buyers but sellers in that kind of branding?

Miamisburg Update

Jon Higgins ABR (Century 21 Elite Performance) — Wed, 28 May 2008 21:42:33 -0500

Miamisburg has seen some changes in the market this year. Here are the long anticipated numbers for May 28, 2008. Breaking it down it looks like this.

Sold
Selling Price Range	Quantity	Average DOM
$19,999 or under	1	71
$30,000 thru $39,999	1	48
$40,000 thru $49,999	4	81
$50,000 thru $59,999	1	226
$60,000 thru $69,999	2	153
$70,000 thru $79,999	2	219
$80,000 thru $89,999	4	118
$90,000 thru $99,999	1	76
$100,000 thru $119,999	5	122
$120,000 thru $139,999	10	113
$140,000 thru $159,999	10	104
$160,000 thru $179,999	7	176
$180,000 thru $199,999	6	209
$200,000 thru $249,999	7	95
$250,000 thru $299,999	2	73
$350,000 thru $399,999	2	236
	65	131

In contrast those same numbers this time last year in 2007 are as follows.

Sold
Selling Price Range	Quantity	Average DOM
$19,999 or under	1	64
$30,000 thru $39,999	1	157
$40,000 thru $49,999	6	118
$50,000 thru $59,999	2	156
$60,000 thru $69,999	1	183
$70,000 thru $79,999	5	137
$80,000 thru $89,999	7	94
$90,000 thru $99,999	5	125
$100,000 thru $119,999	19	115
$120,000 thru $139,999	13	87
$140,000 thru $159,999	13	157
$160,000 thru $179,999	12	121
$180,000 thru $199,999	14	141
$200,000 thru $249,999	12	145
$250,000 thru $299,999	6	141
$300,000 thru $349,999	2	153
$350,000 thru $399,999	1	157
$400,000 thru $449,999	1	198
	121	127

The number of total homes sold in Miamisburg went from 121 this time last year to 65 this year. With an average price range of $149,098.00 in 2007 and a total volume of $18,040,911.00, the 2008 figures thus far are down with an average home price at $144,724.00 and a volume this year virtually cut in half at $9,407,046.00! The amount of days on market has gone up on average an extra four days. The biggest price brackets hit have been in the price range of $100,000.00 to $250,000.00, in terms of number of homes sold this year compared to last year.

You're asking yourself - "Jon, is there any good news in all of this?" My answer is yes. For the past 30 years election years have been good to real estate for whatever reason, I'll let you decide as there are as many opinions to that as there are minutes in the day. The point is the NAR has predicted that here in the good 'ol midwest we're going to see a sustained spike in sales throughout the summer months, and from what I can tell by being here at Coldwell Banker Heritage Realtors - (what I like to call "the pulse" of real estate in the Dayton market) more people are actually preparing for the move once the kids get out of school, and buyers and sellers I've been talking to in the field and at open houses have all supported that interpretation from the NAR.

Know what else does this means? Now more than ever it's extremely important to align yourself with the best brokerage you can and to price your home competitively and show your home in its best possible light. You need to have a world class marketing plan and who better than your 2007 Ohio Association Presidents Club Award winning recipient than Jon Higgins ABR - who by the way has hung his proverbial shingle on the brokerage house that has been number one in Dayton for over 30 years and who sells one in every seven homes in the Dayton area!

Hey - guess what? Now you're up to date in Miamisburg! Please call me if you have any questions regarding Real Estate or visit me on the web at www.jonhigginsrealestate.com for great buyer and seller FAQ's. Be informed! Be empowered! Be well represented! Go and get a great deal! Luck of the Irish to you all!

Gorgeous Home and Amazing Garage

Jon Higgins ABR (Century 21 Elite Performance) — Fri, 23 May 2008 21:07:37 -0500

HONEY STOP THE CAR! Situated on over 1.5 acres there's something for HER and something for HIM! For her? The kitchen to die for! For him? Three car attached AND three car detached and what a garage/workspace it is! This 2800 + square foot tri-level has all the amenities including cathedral ceilings and enormous kitchen, great room that measures 24' x 16'! Huge fenced in back yard that you can either overlook from your upper level deck or lower level patio. This home has been meticulously cared for. Great view of the entire valley! There is also a vacant lot behind this sprawling 1.582 acre lot that is available for purchase! Over 1500 sq ft of garage space between both garages. Detached garage features 220 Volt and an I-Drive garage door opener and heater that in the winter months keeps the garage toasty for $50.00 per month. There is overhead storage and the entire garage has been insulated R-30 throughout. Attached garage also has overhead storage. Gorgeous sunset! Fresh paint.

"It's Alive!" "The Buyer I've Created Is Alive!"

Jon Higgins ABR (Century 21 Elite Performance) — Fri, 23 May 2008 20:00:22 -0500

"I've boosted it's ego!" Muahaha!

"I've told it that it's invincible!" Haa haa ha! "I told it that entire markets have been named after it!" Yesss!

"I've told it that it can virtually have anything it wants!" It calls the shots! "It's ALIVE!" "It's a mis-informed buyer!"

But something has gone wrong with the experiment. It has developed a mind of its own and now it thinks that the price is always $80,000.00 too high! I've tried to reason with it but alas in the midst of creating it I added too much rhetoric about how it's a buyers market yada yada yada! Now it's turning on me! It found a home it loves but it's ego won't allow it to buy it! The seller told my creation that it rejects its offer, and now... now it's turning to me for answers and it's angry and bewildered. It would like to buy the property, but it can't. It has infused in its brain that it must be paying too much if it doesn't get that 80K to 150K or more off of that home! Perhaps I should have chosen the brain more wisely before placing it in the creature, but now it's too late. Unlike Frankenstein when I show it fire it simply thinks Fire Sale!

OK - this is a joke of coarse. But you get the point. Personally, I'm not guilty of this as I attempt to empower all of my buyers and seller by supplying them with all the information they need to make informed decisions, and therefore when they go to make an offer they can differentiate between the sellers that have taken the time to price their home competitively from the ones who already have adjusted to the market. Have you seen these creatures in your neck of the woods? Blame their creators. Isn't it our job as Realtor to inform our clients of this possible dilemma so that their buyer doesn't paint themselves into a corner? A corner that does not allow them to buy the house they truly would like to buy. Personally I think it's a travesty.

Who Is Selling All That Real Estate in Springboro?

Jon Higgins ABR (Century 21 Elite Performance) — Fri, 23 May 2008 13:57:58 -0500

Dominate. I like that word, especially when it comes to out selling your competitors. We dominate Springboro. We - being Coldwell Banker Heritage Realtors. According to the Dayton Area Board of Realtors so far, this year, Coldwell Banker Heritage Realtorshas sold a total volume of over $20,000,000.00 in Real Estate in Springboro with a whopping 81 listings SOLD! Irongate Realtors sold $12,739,400.00 with 50 listings sold. Sibcy Cline is coming in third at this time with $5,430,050.00.

Now you do the math. If you ad up the second and third place Real Estate companies in Springbororight now do they even add up to the numbers Coldwell Banker Heritage Realtors is cranking out? Bottom line is we're out selling Irongate in this market by around $8,000,000.00 and Sibcy Cline by around $14,000,000.00. For a copy of these Dayton Area Board Stats please drop me an e-mail and I would be glad to send them your way. Think about it - if you were going to market one of your largest if not thee largest investment you own, and were paying the same commission to anyone who were to market that property for you - why wouldn't you pay the very best to do it?

When a Realtor lists your house you're not only getting that individual you're getting his or her entire team. We have a team philosophy at Coldwell Banker Heritage that equates success in numbers. In Real Estate it's important to go with strong name recognition and with a Realtor who has strong local ties to the community. As a 2007 Ohio Association of Realtors Presidents Club Award winning recipient who pays close attention to detail and who is backed by a marketing machine that puts out numbers like these, you can feel very confident in me as your next Real Estate Agent making clients for life, but also as an Accredited Buyers Representative through REBAC that I understand both sides of the transaction. You never get my assistant. You get me on every call.

The BORO Update

Jon Higgins ABR (Century 21 Elite Performance) — Fri, 23 May 2008 13:16:11 -0500

Well it's time for another update. The market is down from this time last year. Yes - here in Springboro the market is down overall from this time last year. Here's the how and why of it by the numbers. So far in 2008, $37,545,327.00 in Real Estate has changed hands in Springboro with a whopping number of 141 sold. The average list price (keeping in mind what I've discussed in past blogs about average LP to SP ratios) was $277,579.00 with an average sale price of $266,279.00. The average home size of what's been selling is 2500 square feet and it has taken on average 145 days to sell your home under the current market conditions. All of these numbers are up from this time last year.

The break down of numbers this time last year is as follows. $48,630,034.00 has sold with 182 homes selling as opposed to 141. The average list price remains almost the same at $276,830.00. However, an average selling price of $267,198.00 home size was less at 2300 square which can give you the appearance that the price per square foot has actually gone up while the number of homes selling are less. The average a home was on the market this time last year was 137 days thus taking longer to sell this year being at its current 145 days. Bottom line here in Springboro is this - you're up to date.

It's the attention to detail that differentiates.

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 22 May 2008 22:39:38 -0500

Why Coldwell Banker Heritage Realtors?

The number one brokerage in the Dayton Market for nearly 30 years has been Heritage Realtors and for much of that time Coldwell Banker Heritage Realtors. I'm often asked why I chose to work for Coldwell Banker over the other brokerages in the Dayton area and the answer is for many reasons, primarily to offer the best possible service available to my clients.

Sure Coldwell Banker Heritage Realtors sells one in every seven homes in the Dayton area. And yes, you would most likely have to tally the numbers of the second and third place brokerages in order to equal the numbers our brokerage posts year after year in both volume and number of homes, but is that reason why I chose them?

Is it our full service Concierge Service made available to each and every one of our buyers and seller? Is it that kind of one stop shopping and convenience that makes us so irresistible? For example-our affiliated partnership with Home Services Title Company and Legacy Home Mortgage continues on that theme of excellence unsurpassed.

Is that the only reason I worked for Coldwell? Nope. That's only one detail of many more to list!

Fueling the Buyer with Emotion

Jon Higgins ABR (Century 21 Elite Performance) — Thu, 22 May 2008 19:19:01 -0500

I've noticed something lately. Have you noticed some of the extremely unfounded lowball offers lately? Now, I'm not talking to you if your seller hasn't competitively priced their home in relation to current inventory and past sales, I'm talking to the agent whose seller is fully informed and has done just that... inform their sellers and thus help them determine a competitive price that will bring in the offers. It's as if the buyers agents have gotten their clients so geeked up on "getting a deal" and "getting a deal" means getting tons of money off of the last list price - and without looking at the market around them? If we were the sensitive type we might even get our feeling hurt thinking that the buyers agent must think we're dummies and we didn't do our homework for our sellers - as in didn't inform and all that time we spent at the listing table determining price was all for naught. Why?

I think it's because sometimes agents get too emotionally involved. Hey we're all guilty. I don't think you can help but become emotionally involved when working with buyers and sellers, not if you're doing your job right - after all this is a people business is it not? But, some agents I think get overly emotional - to the extent of this particular situation. "Hey, I'm going to help you get the most off - you're going to get a great deal! This is a BUYERS market!" Apparently those phrases are like crack to a crack addict because buyers are taking that to the offer table and quite honestly it's embarassing. I would almost expect a written apology from both the agent and the buyer to accompany the offer as part of an addendum.

The riduclous low ball on an already competitively priced home. I'm glad my sellers have had the fortitude to stick it out for the right offers and say nay to most of these ridiculous ones. I guess what I'm doing here is preaching - and I vowed not to do that when I got on here - as I've always got an opinion. But in this case it's just a little nudge of advice to anyone to whom this may fit - "please stop getting your buyers geeked up on money off and get back to basics and inform your buyer so they have an over all view of the market."

Or simply ad the following addendum to all of your future offers.

ADDENDUM #1 Buyer apologizes for insulting the seller with this ridiculous offer but buyer is so completely out of his mind on "emotional crack" from his or her buying agent, that the buyer requests an acknowledgement of this apology in the form of a formal rejection. Buyer also requests a new agent and will forever be bummed out that their pride was tied into such a ridiculous offer in such a way they can no longer bare the thought that they painted themselves into a corner which does not allow them to buy the very house they would like to buy and so remain bewildered.

Springboro Absorption Rate

Jon Higgins ABR (Century 21 Elite Performance) — Sat, 05 Apr 2008 22:40:26 -0500

In Springboro and under the current market conditions it will take 11 months to sell all of the current inventory on the market. That according to statistics compiled in March. That's 362 homes for sale and 28 pending and 35 solds in the month of March. Other than the obvious this means we're not completely out of the woods, but in contrast with the rest of the greater Dayton area market and it's absorbtion rate the story seems to be the same everywhere. There's a lot of inventory on the market still.