Ken's Blog

IF Mortgage Interest Rates Swooned To 4.5% - Would you BUY or REFI?

2008-12-04T10:06:47Z

What If Mortgage Rates Fell To 4.5% - Would You BUY or REFI?

by KEN BRAND on DECEMBER 4, 2008

Shell shocked, twitchy, gloomy, skittish, troubled, beleaguered, bummed - words among many that describe today’s consumer - you and me.

Real Estate sales have slowed. Nobody knows what this afternoon’s headline will scream. So it’s seems best to stop, stoop, rock, wait, twiddle thumbs or wring hands. It seems logical doesn’t it?

Ahhh…but there’s a distant drum beating. Bongo Buzz that Uncle Sam will woo mortgage rates to an OMG, Once In Your Lifetime, Operators Are Standing By - Act Now - 4.5% Mortgage Interest Rate. Huh? Almost sounds like a cheezy infomercial - too good to be true. Time will tell - if it happens, what will you do? Will you BUY or Refinance or Sit Frozen?

Here’s a couple of articles on the matter:

N PR Article

M arket Watch Article

Washington Post Article

What does a Mortgage Interest Rate Rate of 4.5% (30 year term) equal per:

Per $1,000 = $5.7 per month

Per $100,000 = $570 per month

Per $200,000 = $1,140

Per $300,000 = $1,710

Per $400,000 =$2,280

* Keep in mind, you’ll have Property Taxes and Insurance added into your total as well.

[If your renting, maybe your mortgage payments would be way less, plus you get a tax benefit, plus first time buyers get a Tax Credit]

Stay tuned, I’ll keep you posted. And just so you know, today’s Mortgage Rates are just a tick above 5% - a fantastic rate by any measure.

Any questions, give me a call: Ken Brand - 832-797-1779

Why Home Buyers and Home Sellers are Frozen On The Fence and What You Can Do About It?

2008-11-11T16:33:24Z

Why Home Buyers and Home Sellers are Frozen On The Fence and What You Can Do About It?

by KEN BRAND on NOVEMBER 12, 2008

Ok. First. I know you know.

Why are home buyers and home sellers sitting frozen on the fence? Depending on your zip code, there could be as many reasons as…..well as there are zip codes. If you’re a real estate agent in the Greater Houston Area or The Woodlands, Texas, here’s my half glass full opinion.

Thankfully, our local economies are relatively strong, but Wall Street High Finance Hucksters have RickRolledmain street and the cold acid of Post/Present Traumatic Syndrome is searing our attitudes. Today, we all feel the strangle of fear, the cold sweat of uncertainty and the stymied frustration of wondering….what shoes will fall from the sky next. Today we are living in a physic-pain minefield. Next month, who knows…hope springs eternal and we’re told help is on the way. Then again, “hope” is a crappy strategy…so let’s move on.

Today, (in our local markets) we aren’t seeing people lose their jobs and foreclosed homes are not swamping our real estate market. I believe what we are experiencing is what my friendJeff Sexton shared in his recent blog post, “Right now, people’s psychic pain threshold has dipped below their real level of expendable cash – they can still afford some extra-budgetary things, but parting with the cash feels a lot more painful.”

With his blog post, Jeff steps into the dank-dark room of doom, fear and physic pain, reaches above his head, grasps the dangling silver chain and yanks it, illuminating the reality ofPhysic Pain and How To Bridge The Gap. For details you’ll want to read his forehead slapping ah-ah blog post…read it now, two or four times. Go ahead, I’ll wait on you.

Thanks for coming back. For my fellow career minded, service oriented Realtor Icons, please consider how you might:

1. Deepen trust.

2. Magnetize and fortify how you’re positively perceived.

3. Evaluate and recreate what messages you whisper and yodel.

4. Shun the lame language of Ad Speak and hug the Language of Intimacy.

5. Deliver thicker, juicier, irresistible services (remember, we live in an experience/theatre economy)

I don’t remember who said, “To become something you’ve never been before, will require you to do things you’ve never done before.” , but amen to that! What will you and I begin doing that we’ve never done before?

If I can help with anything, give me a call: Ken Brand 832-797-1779 Or if you have any bright ideas for me, I’d love to hear those too.

PHOTO CREDIT

Video Real Estate Market Report - Housing Outlook, Stimulus Package, Who Is Lending, Mortgage Rates Update

2008-11-05T06:16:58Z

Video Real Estate Market Report - November 2008

by KEN BRAND on NOVEMBER 5, 2008

Take moment and watch our Video Real Estate Market REport - Click Here To View or Click on the Picture

Fabulous ASID Showhouse in East Shore’s “Garden District” also on view, benefiting charity - In The Woodlands, TX

2008-10-28T20:30:08Z

Fabulous ASID Showhouse in East Shore’s “Garden District” also on view, benefiting charity

6 Georgian Row in East Shore-2008 ASID Showhouse

The Woodlands, TX – The Woodlands Custom Homes Center sales team of Prudential Gary Greene, Realtors will open to the public over 20 newly constructed homes in The Woodlands every Saturday and Sunday, November 8 through November 23, 10 am – 4 pm.

Builders represented include Leigh Custom Homes, Tommy Bailey Custom Homes, Marshall & O’Connor Homes, Mesa Verde Homes, George Weaver Custom Homes, Keith Morgan Custom Homes, Rueby Custom Homes, Partners in Building, Post Homes and Hahnfeld-Witmer-Davis.

For those who want an added bonus, the 2008 ASID Showhouse, built by Post Homes, Ltd. at 6 Georgian Row in East Shore will be open for touring Wednesdays through Sundays, November 8 through 23, 10 am – 4 pm. Each room of this magnificent $2.6 million estate, situated in the enclave of Colonial Park in East Shore, has been designed by a different ASID member, creating the ultimate Showhouse. ASID will be selling the home’s interior furnishings and accessories, valued at $1 million.

Admission to the ASID Showhouse is $15 at the door or $12 in advance through ASID. For advance tickets, call 713-626-1470 or purchase tickets at The Woodlands Homefinder Center, 2000 Woodlands Parkway. The ASID Showhouse is a benefit for the Gastro Esophageal Cancer Foundation, Inc.

There is no charge to view the other houses in The Woodlands held open by The Woodlands Custom Homes Sales team of Prudential Gary Greene, Realtors.

For a map to the open houses and to the ASID Showhouse, stop by The Woodlands Custom Homes Center at 3535 E. Panther Creek. To get there, take Woodlands Parkway exit off I-45 and go west approx. three miles. The Center is at the corner of Woodlands Parkway and E. Panther Creek.

For more information, call Robyn Brand @ The Woodlands Custom Homes Center, Prudential Gary Greene, Realtors at 281-367-4550 or visit www.TheWoodlandsCustomHomesOnline.com

Open Houses

74 Silvermont - Leigh Custom Homes

15 Quintelle Court - Tommy Bailey Custom Homes

19 Quintelle Court - Tommy Bailey Custom Homes

50 N. Knightsgate - Marshall & O’Connor Homes

2 Harmony Links - Marshall & O’Connor Homes

7 E. Double Green - Tommy Bailey Custom Homes

11 E. Double Green - Mesa Verde Homes

55 W. Double Green - George Weaver Custom Homes

43 E. Black Knight - Keith Morgan Custom Homes

31 E. Black Knight - Keith Morgan Custom Homes

67 S. Player Crest - George Weaver Custom Homes

19 Signature Crest - Tommy Bailey Custom Homes

31 Player Point - Rueby Custom Homes

10 Bridle Oak - Rueby Custom Homes

54 W. Double Green - Partners in Building

26 E. Ambassador Bend - Marshall & O’Connor Homes

83 Lakeside Green - Marshall & O’Connor Homes

30 E. Double Green - George Weaver Custom Homes

62 W. Double Green - Leigh Custom Homes

90 S. Tranquil Path - Post Homes

35 Player Bend - Hahnfeld-Witmer-Davis

Hope you can join us.

Which Tribe Are You IN? Do you lead, follow or get in the way?

2008-10-27T13:05:33Z

by KEN BRAND on OCTOBER 28, 2008

I want to recommend Seth Godin’s new book Tribes. Here’s my book report.

It’s a quick easy to read read.

Seth talks about how our personal worlds are networked in “Tribes”. Tribes at work, at play, at worship, Tribes, Tribes, everywhere Tribes. Tribes need leaders. Seth encourages us to lead our Tribes.

As a real estate agent, one of your Tribes would be anyone who might employ or recommend your services. (example: personal network/past clients/current clients/friends/ neighbors/suspects and prospects)

A few snippets from Seth’s Book plus my three cents:

Seth Godin, “Managers make widgets, leaders make change.(pg. 14)” Ken Brand, “If you’re doing it the way you’ve always done it or others have always done it, you’re not a leader, you’re a commodity/widget…your Tribe desires leaders.”

Seth Godin, ”Today, marketing is about engaging with the tribe and delivering products and services with stories that spread. (pg. 16)” Ken Brand, “If you’re ordinary and boring and doing the same things the same-way as last year or two years ago or four years ago, you’re doomed. Time to amp some things up, maybe introduce some social media into the mix…start with Facebook and Twitter.” Amp your marketing power by usingWhamMobile.com”

Seth Godin, ”Leaders make a rukus. (pg. 19)” Ken Brand, “Ummmm what do people say about you? If they don’t say anything good or bad, you aren’t making a ruckus, you’re invisible. You can energize your visibility by havingmore daily conversations, listening hard and following up with solutions of every kind.”

Seth Godin, ”Two different things: A crowd is a tribe without a leader. A crowd is a tribe without communication. (pg. 30)” Ken Brand, “How often and in how many ways do you communicate (in person, by phone, text message, email, eCards, eNewsletters, blog, direct mail, Twitter, Facebook, etc.) and what do you say to your Tribe? Your message should be frequent, relevant, candid, interesting, valuable and not about you…it’s about them.”

Seth Godin, ”If you want us to follow you, don’t be boring! (pg. 31)” Ken Brand, “How not to be boring = Change/Enhance/Improve the way you look/your image. Brighten your attitude. Smile bigger, more often. Follow-up faster. Anticipate. Deliver what you promise. Have fun, lighten up. Change what you say and how you say it (think conversational, attractive responses to objections and questions like, “how’s the market?, your online presence (think Facebook, Twitter, Trulia, Zillow, Blog and website) and your marketing/listing/buyer presentations). Want a wake up call? Ask a savvy youngster to evaluate what you’re doing in print and online…ask them if you’re boring?”

Seth Godin, ”The art of leadership is understanding what you can’t compromise on. (pg. 79)” Ken Brand, “You’re competing with 1,000s of real estate agents, many say they will do “this” and then deliver an “underwhelming that”. Know what you stand for and against. Define your angle of approach. Be consistent and faithful. Don’t tell, share your unique story. Don’t be mushy milk-toast, mushy is like being invisible and unremarkable.”

Seth Godin: On pg. 88 Seth talks about a speech he gave at a Real Estate conference. He shared that a difficult market drives the posers and pretenders out of the business, leaders stay and thrive. I wrote a blog post about this as well.

Seth Godin: Sheepwalking = people who are raised to be obedient and fearful enough to stay inside the lines (pg. 96). Ken Brand, “Don’t be a sheepwalker, or a clucker. duh!”

Seth Godin: Stuck on Stupid. “But when the world changes, the rules change. And if you insist on playing today’s games by yesterday’s rules, you’re stuck. Stuck with a stupid strategy. (pg. 114) Ken Brand, “Keep your bright eyes open, your attention on swivel and scan, your imagination engaged and understand that to succeed tomorrow will require you to be a life long learner today. What new things have you learned to do this week?” You can get some great ideas here: Agent Genius Blog or Blood Hound Blog.

Seth Godin: One Last Thing. ”May I ask you a favor? If you got anything out of this book, if you highlighted or circled or post-it-ed, I’m hoping you’ll do something for me: Give this copy to someone else. Ask them to read it. Beg them to make a choice about leadership. We need them. We need you. Spread the word. (pg. 147)”

My friends, thanks for reading this post, read the book, lead, make changes, be outrageous, get started today. Rock on.”

Ken

How's the real estate market in The Woodlands Texas? October 24th, 2008

2008-10-24T14:10:39Z

I'm asked this question five or six times a day. "How's the real estate market in The Woodlands, Texas?"

Here's what I think and know.

Buyer activity has slowed to tortotise pace. Suppressed activity is due primarily to phycological and seasonal factors. It appears that the people are not fearful of losing their jobs, but the spectacular Wall Street meltdown, Water-Boarding media coverage and the very real Retirement Account Haircut has peoplepissed angry panicked sad frozen fearfully cautious. When people are fearful, they slow way down, plus real estate activity always ebbs during the Holiday Season. As a result, buyer activity in The Woodlands has cooled but it hasn't frozen. Sales prices aren't plunging, but sales units dwindle.

I believe that as Wall Street settles bottoms bottoms, the elections conclude and retirement account stop hemorrhaging, people will feel safer and pent up demand will reheat real estate activity.

Another frequently asked question, "What about foreclosures in The Woodlands?" Here's the deal. There aren't many. The Woodlands real estate market has been bull strong for years. As you can see from the first picture below (Blue Headline), there have been only 64 Foreclosures Sold in The Woodlands Year To Date. These 64 Closings represent less than 3.5% of the total number of sold properties. Here's the rest of the story, while rare, the average price per square foot is $36 less than the total average, and they sell fast. If you find one and you like it, don't screw around, take action or it's gone.

Sold Foreclosures - 64 Properties Found - The Woodlands, TX - 1/1/08 to 10/24/08
	SqFt	LP/SqFt	List Price	SP/SqFt	Sale Price	SP/LP %	DOM	Year Built
Min	1028	45.5	74900	44.532	68000	75 %	3	1969
Avg	3211.641	92.532	297181	83.12	266950.078	89.8 %	57.25	1992
Max	24586	254.859	3500000	228.199	2650000	146 %	261	2006
Median	2376.5	71.819	153900	70.419	149750	96	37	1991

The picture below includes statistical data for all Houston Multiple Listing Service - Single Family closed properties in The Woodlands, Year to Date.

Interesting tidbits - Average Sold Price = $355,031.

Days on Market for Sold Properties is 65...the average number of Day On Market for Active Listings is just under 100. If you're a seller and your home has been on the market for over 100 days, you'll want to adjust something - the marketing, the merchandising/staging and or the price. Also, you can compare these statical number to most any real estate market in America, the real estate market in The Woodlands has been rock solid and positive. The future shouldn't me much different.

Sold Single Family/All - 1791 Properties Found - The Woodlands, TX - 1/1/08 to 10/24/08
	SqFt	LP/SqFt	List Price	SP/SqFt	Sale Price	SP/LP %	DOM	Year Built
Min	0	45.5	68900	44.532	68000	75 %	0	1965
Avg	2960.697	124.746	369334	119.915	355031.526	96.1 %	64.77	1996
Max	24586	406.746	5900000	381.944	5000000	146 %	1010	2008
Median	2658	103.074	257690	99.309	250202	97	41	1999

Keep in mind that real estate markets are hyper-local. This data represents the big Woodlands picture, specific trends and conditions for your specific neighborhood can be determined by consulting with a savvy, feet on the street Realtor Icon.

If you have any questions about real estate in general or I can help you with anything, give me a call: Ken Brand @ 832-797-1779. Or you can ask a question in the comment section and I'll get back to you.

If you're a Realtor Icon and you'd like some tips on how to track the market - Click Here

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Realtors + Action + The Butterfly Effect + Serendipity + Cascade Effect + 100th Monkey Effect + Tipping Point = Richeous Possibilities

2008-10-23T13:22:35Z

Realtors + Action + The Butterfly Effect + Serendipity + Cascade Effect + 100th Monkey Effect + Tipping Point = Richeous Possibilities

by KEN BRAND on OCTOBER 24, 2008

Life, vibe, energy, momentum, surprise and delight or decay, atrophy and irrelevance?

As a career minded real estate agent, you know you gotta unfurl your wings and fly. It’s easy to be sucked into a vortex of inaction, take a nap, check out and fret out. My friends, don’t let the gravitational pull and the gusting winds of common and ordinary turn you into the Tin Man. You gotta create motion to make things happen. You have to flap your wings and fly.

When you’re in motion, universal laws hug you and richeous possibilities lean-in to kiss you .

Laws like:

1. 100th Monkey Effect - I know it’s weird. I’m not saying you’re a monkey. Apparently it doesn’t matter of you are a woman or a man or monkey, there’s something to universal intelligence - which is great because I need all the intelligence I can attract, but I digress. You’ve seen examples of this, haven’t you? For example, why does a listing languish on the market for 179 days and on the 180th day, three offers appear from nowhere? Huh - right?

To point the 100th Monkey Effect, I’d get busy with building your social networks online - you know - Twitter.com, Facebook.com, Trulia.com, Zillow.com, Youtube.com, etc. Get yourself way out there.

2. The Butterfly Effect - Can a tiny wing beat change the world? Some say “Yes.” The take away, do something as small as “Wear your name badge everyday, everywhere!” Let something unexpected happen. People ask questions you know. Wear a goofy name badge, someone identifies you as Realtor, you look smart and you’re wearing a smile too. They ask you a question and the next thing you know, you have a new fan, client, friend, buyer or seller.” Hmmmm…is it really that easy. Sometimes!

3. The Cascade Effect - Robert Scoble said, “Why do companies tell me they want to create an avalanche but they don’t want to invest in snowflakes?” Substitute the word “companies” for “real estate agents”. Tiny delicate snowflake actions, actions like mailing handwritten notecards after you talk to someone, these tiny actions pile up and cascade into a Butterfly Effect. It’s simple, fast and cheap. What else are you doing to create a cascade effect?

4. Serendipity - Sounds like skipping instead of walking doesn’t it. Sorta. Albert Hoffman discovered LSD and Louie Pasteur discovered Pasteurization, serendipity played a role. Chance and opportunity favor the prepared mind. What fresh discoveries will your prepared mind uncover? Skip around, engage in conversation with intent, be an active listener, who needs help, solutions, encouragement, information? Get out and about, talk to people in person and on the phone, open your ears and mind and imagination…unleash serendipity. It’s fun and surprising. Try it.

5. The Tipping Point - I know, it’s not easy. Action every day. You want to rest or quit or do something else entirely. Don’t! Commit to consistent tiny tangible actions. Make the call, have the conversation, listen actively, send note cards, wear your name badge, engage. Learn new things - for example, read what other whip smart real estate agents have to say @ Agent Genius Blog or Blood Hound Blog. Every day after day after week after month - you get the picture right? That’s the difference between the have’s and the haven’ts, the pretenders and the contenders, the rich and the poor.

I know, it’s all so wispy and pixie dustish….do it anyway. We can’t control the outcome, only our actions. Conjure, create and unleash some positive universal laws….start flying today.

If you have some other universal laws or snappy beliefs, let me hear from you, leave your comments below.

Thanks. Let me know if I can help you - Ken Brand 832-797-1779.

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A New Week - A Simple Five Step Focus Plan For A Victim Free Future

2008-10-20T11:22:21Z

A New Week - A Simple Five Step Focus Plan For A Victim Free Future

by KEN BRAND on OCTOBER 20, 2008

It’s a choppy sea of opportunities. What you did last month, last quarter and last year won’t work this week.

Everything is different, your activities and actions should be as well.

Here’s a simple 5 point plan that will make a difference, things the average and ordinary will not do.

1. Each day, without fail, talk to 5 people in your network/sphere. Find out what’s new in their lives, discover how you might be able to help them (help in any form or fashion, not real estate specifically). If you can help or assist or encourage or support, do it. If it’s appropriate, ask for referrals. After the conversation, mail a handwritten notecard and two business cards.

2. Plan an Open House for this weekend. Post the Open House announcement at HAR.com, GaryGreene.com, Turlia and Zillow. If you haven’t set up your profile in Trulia.com and Zillow.com, do it by Wednesday. By Wednesday, send 50 Open House flyer announcements to your most friendly and supportive fans, past clients, friends and suspects. On Friday and Saturday, follow up your Open House announcements with a telephone call/invitation. Followup your phone calls by mailing a handwritten notecard and two business cards.

3. Attend Houston Real Estate BarCamp on Wednesday, October 22nd. Meet new friends, learn modern social media marketing strategies, expand your perspective and have fun. It’s FREE. The Keynote begins @ 9AM. More Details - HERE

4. By Tuesday @ 7PM, touch base with every suspect, prospect you’ve met in the last year. Chit-chat, catchup, update, ask questions, discover how you might assist, support or solve. At the conclusion of your conversation ask for referrals. Something like this, “Oh, one last thing before I go, between now and the next time we touch base you might run into a friend or neighbor who is thinking of making a move, I would consider a huge favor, I was wondering if you’d be comfortable sharing my name and recommending me to help them with their move? Would you be comfortable with that? They say, “Yes”. You say, “Great, thanks so much, I really appreciate it, let me ask you this of your friends at work, who do you think is next to make a move?” After your conversation, mail a handwritten notecard and two business cards.

5. Be a leader. Encourage, support, smile, be energetic, be enthusiastic, be a realist but understand the people are attracted to those who see the glass as 1/3 full not 2/3rd empty. Few people enjoy or employ Eeyore.

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

That’s it, simple focused steps will position you to collide with immediate opportunities and create Top Of Mind Awareness - securing your selection in the future.

If you have other ideas that would be helpful, leave a comment. Thanks.

“The price of self-destiny is never cheap, and in certain situations it is unthinkable. But to achieve the marvelous, it is precisely the unthinkable that must be thought.”
– Tom Robbins, Jitterbug Perfume

Dear Conflicted Real Estate Agent - Submit and Quit...or...

2008-10-16T08:44:12Z

Dear Conflicted Real Estate Agent - Please Submit and Quit…or…

by KEN BRAND on OCTOBER 16, 2008

Dear Conflicted Real Estate Agent,

All this cataclysm scares the bejesus out of everyone.

Pre Hurricane Ike and the Financial Market Dow Meltdown/Bail Out/Tsunami, The Woodlands real estate market served up shiny silver platters of cream and sugar, strawberries and chocolate, steak and eggs. Don’t get me wrong, you had to elbow your way to the tray, but it was good, even if you weren’t.

Today, the real estate market is serving up Wonder Bread Crap Sandwiches, vitamin fortified, on a flimsy paper plate no less. It’s going to take a least four or five months to eat the entire bag of sandwiches. Maybe longer?

Fear is natural, it’s what you do with it that shoves you into one of these two tribes.

Tribe One = Submit and Quit. There’s no shame it calling it career-over. You gave it your best, the market overwhelmed you. It’s not your fault. Annual association dues are due. Monthly fees for this and that, nickels, dimes and hundred dollar bills are adding up. It’s OK to quit. Do it today. Rock on.

Tribe Two = Commit, Survive and Strive to Thrive. If you decide to comitt and survive to thrive, congratualtions, the sun will shine again, you will smile, the after taste will vanish and you will thrive. Pent up demand and less competition will slingshot you forward, IF you take the correct steps today.

Here’s Five Correct Steps - start now.

1. Create Top Of Mind Awareness within your network - be known as THE Go to Girl/Guy - The person everyone you know calls on for any/all information related to real estate, home, family, community, entertainment and anything else someone might need. Top Of Mind Awareness is created through positive, salient repetitions. In this case, repetition equals personal contact and conversation.

2. To support and deepen your Top of Mind Awareness campaign include indirect contact with useful information - Direct Mail, Ecards and Enewsletters are the way to go here. Always follow up a personal contact with a handwritten note and two business cards.

3, To broaden and thicken your personal network, involve yourself in social media opportunities, embrace Facebook, investigate twitter, Trulia and Zillow. Attend REbarcamp Houston on October 22nd.

4. Expand your horizons, read blogs from other bright survivors and thrivers.

Agent Genius Blog

Blood Hound Blog

Transparent Real Estate

Seth Godin’s Blog

Scott Ginsberg - The Name Tag Guy

5. Avoid negative people. Better yet, when you hear the weak lament the market and life and voice their confliction, “should they stay in or get out?”, do them a solid favor, encourage them to submit and quit. Saves them pain and suffering and makes the market a better place for you and yours and consumers. Amen, everyone wins.

That’s it. It’s simple join a tribe today.

Any questions or comments, or if I can help you strive, survive and thrive, give me a call: Ken Brand 832-797-1779