Kansas City Real Estate with Maria Morton

Is the Old Northeast Part of Kansas City Like Brooklyn NY? [Columbus Park included]

Wed, 08 May 2013 09:34:41 -0700

Columbus Park & the Old Northeast

Saw a wonderful home in the Old Northseast this evening. It's a wonderful brick two story with wide plank floors, exposed brick and a sleek open kitchen. The home owner, a master plumber, made the remodel his project and I have to tell you, the plumbing work in the basement is impressive.

After touring the new listing, I cruised around this historic section of Kansas City. Naturally, I met some interesting people and took a few photos with my iPhone. A lot of these photos were taken around Columbus Park. Columbus Park is about half way between City Market and the Old NE on the map at the bottom. They are two different neighborhoods but with many similarities. To me, it seems that Columbus Park has evolved sooner than the Old NE. Much of the architecture in the Old NE and Columbus Park is from the 1800's and early 1900's. (You know I love craftsmanship from that period!)

We were talking about how the Old NE in KC is a bit like Brooklyn New York. One of the people I ran into while cruising around was actually from Brooklyn originally. She moved several times since coming to Kansas City, finally settling in the Columbus Park part of town because, to her, it feels like home.

There were a lot of people going into cafes and I thought about stopping at Garozzo's but then remembered I had dinner cooking at home. This Vietnam Cafe is pretty popular.

I like the way these buildings are situated so close together with different proximity levels to the street. If I lived in the red brick two story, I could just run next door to Pandolfi's Deli!

Does this make you think of Brooklyn, New York? Just a little? Oh, not enough traffic?

The old guard has moved on. Back in the day, the Old Northeast was the neighborhood Al Capone stayed in when he came to Kansas City. Pendergast had friends here who helped him build his political empire.

Nowadays, the Old Northeast is attracting artists, musicians, young families, and students attending Kansas City University. They are bold and experimental with their color selections! (I kind of like it but it doesn't appeal to everyone's tastes.)

Speaking of bold and experimental, this it the first photo I've ever altered before publishing. It actually came out a bit too dark but I really wanted to use it because of the street with buildings from the 1800's through the 1960's and the castle-looking tower from eastern downtown sticking up in the background. (No, not Tiffany Castle, that tower in the photos is very tall!) So, I altered the exposure, tint, and saturation. What do you think?

. So, does this atmosphere in KC remind you a little of Brooklyn in NYC? We have several universities in Kansas City; this is Kansas City University on Independence Avenue. The school offers graduate programs in biomedical science, bioethics and osteopathic medicine. It was founded in 1916 and has about 1,000 students enrolled. {Not to be confused with the University of Missouri at Kansas City or Kansas University which both have larger student bodies and offer allopathic medical degrees.) If I were a student here, I would want to buy the home I saw this evening. It would be a 4- block commute to work!

I don't know the name of this building but it is just east of Kansas City University and I like the clock tower and curvature of the building. I'd say it was built around 1910, wouldn't you?

So, long ago, the Old Northeast was out in the country and only a few wealthy people lived here. Then, in the 20's - 50's, it was a thriving neighborhood full of young families, hopes and dreams. Sometime in the 70's, families began moving out of the city and the neighborhood buildings lacked enough young people to care for them.

Today, in 2011, the neighborhood is in transition. Residents who have lived in the same home for generations are dying and no one in the family wants the house. Some of these homes have not been painted or redecorated since the 40's. They are selling for extremely low prices.

The old businesses have moved on and are being replaced with a diverse number of new restaurants and unique shops. Many old buildings have been converted into apartments or lofts; some into single family residences. Artists and musicians find the neighborhood charming. It's inspirational; it's on the edge. No one knows which way it will go for sure. Where is it located?

The Old Northeast is less than 2 miles to the City Market; minutes to downtown, the Power & Light District, Federal & City Offices, the new Kauffman Center for the Performing Arts, Convention Center, American Royal and the Sprint Center. Cliff Drive Park encircles the northern boundary. There are multiple small parks within the neighborhood. It's a hop, skip and a jump over the river to North Kansas City and Kansas City North. Columbus Park, closer to City Market & downtown, has already gone through most of its' gentrification while the Old NE seems to be just in the early stages. The question is: will it go all the way?

It's about 10 miles, or 20 minutes, to Brookside, past the Plaza, Hyde Park, Westport and the Nelson. [Unless you ride with me and I stop to take photos and talk to people!]

It's about 4 and 1/2 miles (10 minutes) to Cerner's NKC Campus. The Downtown Airport is mostly Private Pilots; Kansas City's International Airport (MCI) is way up north of the City - about 20 miles. So what do you think? Would you live in this neighborhood? Do you think property values are going to go up? Is Columbus Park & the Old Northeast part of Kansas City like Brooklyn, NY?

Maria Morton [816-560-3758] Leading Edge Society 2010 . ♫ FireWaterKC ♫ The Rule of 72 ♫ Five (5) Ways To Increase The Success of Your Property Marketing Efforts ♫ ♫ Kansas City Real Estate Home Values By County Years 2001-2011 ♫

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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*Information obtained from Heartland MLS is deemed reliable but not guaranteed. *This is an eclectic blog combining a little business with pleasure; please consult a licensed professional before making life altering decisions. ♪♫ Scan QR code for homes for sale mobile app:

Maria Morton of Better Homes & Gardens Real Estate is a licensed Real Estate Agent in KS & MO. 816-560-3758 Mobile 816-410-5499 Office 816-410-6302 eFax 435 Nichols Road Ste. 300 Kansas City, MO 64112 Maria Morton Copyright © 2008-2013

Submitting An Offer: Your Lender Matters

Tue, 07 May 2013 20:20:06 -0700

The 3 most important people in your home purchase or sale are your real estate agent, the lender servicing the buyer, and the closer at the title company. Your agent will help you find local lenders with a good reputation for having the documents and funding ready in a timely manner. Your agent, lender, and closer will be communicating frequently between the time the final contract is signed and closing. All must work together to get you closed on time.

Amanda gives a good example of what happens when buyers select a lender who doesn't know how important communication is to the process.

Via Amanda S. Davidson (Living A Dream Real Estate):

Submitting An Offer: Your Lender Matters

Lenders are important for many reasons and choosing the right one to handle your financing needs is just as important as selecting the right agent. Their importance goes well beyond working on a buyers financing after an offer gets accepted. The current market in Northern Va is fast paced and multiple offers are happening frequently. As a listing agent I always contact lenders on presented offers to get feedback on the potential buyers financing. This doesn’t mean deals can’t still fall through but, I feel a lot more comfortable when I sit down with my sellers and share with them I've spoken to the lender who will be handling the financing.

I had two offers come in on a listing over the weekend. I called loan officers the same day I received them and left messages. One loan officer called back within a couple hours; crickets from the other. The weekend passed and I tried again Monday to make contact. My sellers wanted to make a decision by 5pm Monday night. The offer my sellers were leaning towards was the same one whose loan officer I hadn’t heard back from. I let the agent know the challenge I was having getting in touch with him and she didn’t seem to think it should make a difference.

Well…it did make a difference. When 5pm rolled around I updated my clients that I hadn’t talked to the loan officer and they made the decision to go with the other offer. The offers were close but, in the end no communication from a lender cost one of the buyers from being selected. Communication is required in the real estate business and that includes lenders. With the option of text, email, and phone it's not all that difficult to return someone's message. Choose your lender wisely!

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Spot Light on Alexandria, Virginia Neighborhoods

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Autumn Chase Hunt Subdivision In Alexandria, Virginia

Island Creek In Alexandria, Virginia

Olympus Condos

Founders Walk

Cameron Station

Amanda S. Davidson - Featured on WUSA9
Co-Owner/Broker Living A Dream Real Estate

12701 Fair Lakes Circle Suite 370

Fairfax, Virginia 22033

Cell: 703-431-3755
Fax: 703-562-7057
Web: www.livingadreamrealestate.com

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Organizing Your Home Search: That Was Easy!

Mon, 06 May 2013 21:43:16 -0700

90% of home-buyers today begin gathering information on the internet well before they are even ready to look at a house or condo in real life (IRL). I've seen buyers actually build elaborate Excel programs to help organize the information they gather.

Then, when they're ready to start looking in person but not yet ready to talk to a real estate professional, they begin visiting Open Houses.

Have you done that? Have you looked on Zillow, Trulia, Craigslist, Realtor.com, and all of the local brokerage sites you know about to find out what's Open this Sunday?

One lady I know told me how she stayed up late the night before plotting out the route they'd take on a map so as to make the best use of their time. A very commendable effort to be sure but maybe not the best use of her time.

Was she surprised when I explained to her how I organized home searches for my clients? You bet she was! She said "If I'd known that, I could have gone to the neighbor's party! You would have saved me hours!"

Yep, that's what I do.

This isn't quite the same as explaining it in person in my office with computers to show you how it works but I'll do the best I can in this little post.

So, you already know that there are literally tens of thousands of homes for sale in the KC area. What we do is identify what exactly you're looking for using a variety of parameters. Then we start eliminating homes which will not work for you. Using the professional software I have access to, it doesn't take very long.

Next, we start looking more closely at probably 50-100 homes that fit your broad criteria. We can usually eliminate half or more of those pretty quickly without even leaving the computer. That leaves us maybe 25 homes that might work for you.

By taking a deeper look at the information I can glean about those homes and comparing it to your specific wants and needs, we can probably cut 1/2 to 2/3's of those from your list of possibles. We may end up with between 5 and 10 homes that you need to see IRL to know if they're right for you.

The next step is pretty easy for you too. I arrange a Showing Trip for you to see those homes. I make the appointments at a time that fits into your schedule. I map the most efficient route. I gather all of the extra information available about the homes we'll be seeing. I bring my iPad so we can look up anything we may need to while we're in the home. You just show up in comfortable clothing and slip-on shoes.

You walk through the homes without a bunch of other people in the space you're trying to evaluate. You get to feel how the house fits you. You get to take the time to visualize how your stuff would fit in the house.

I keep track of our time and we see all the houses you need to see in one or two Showing Trips of 2-4 hours each. After we leave each home, I ask you where it goes on your list of Top 3. At the end of the day, you have identified the 3 homes you like the best.

We make a Second Showing Appointment for your Top 3 homes. We compare the condition of each home and check the Seller's Disclosures and find out anything else you need to know about the house.

You like the kitchen in all 3 homes. They all have fenced in back yards. You like the bathrooms. They all have the office space you want in addition to the bedrooms you need. You find them each aesthetically appealing and like all of the neighborhoods they're in.

You really like the first home but it's the most expensive with the highest property taxes and there's a shared driveway.

The second home has the most space but you don't like the backyard as well as #1 and #3 and the garage is detached.

The third home has the space you need, the monthly payments won't stress your budget, the garage is attached, and it has a private driveway.

You determine that house #3 is the best one for your life right now. We write up the offer, notify the whole house inspector to be ready, and begin negotiations.

Now, can you picture the giant red "That was Easy!" button?

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Home Buyer Tips and Advice

Mon, 06 May 2013 14:41:05 -0700

This is a collection of blog posts and articles to help people preparing to buy a home. Sellers can find help at Sellers Tips and Advice. Funny stories are now located in Funny Stories and Parables.

How Do I Buy The House? First time home buyers in particular find the buying process to be somewhat mysterious and confusing. After all, buying real estate is not like buying personal property. In this article, the buying process is broken down into easy to understand steps.

What's the Best App for me to use to see homes for sale on my phone? This app is directly linked to MLS and updated every 10 minutes. Works in the 5,000 square miles in and surrounding the Greater Kansas City Metropolitan Area. iPad, iPhone, & tablet compatible.

How do Capital Gains help me or hurt me when buying and selling real estate?

What is LTV? Loan To Value is the ratio of price to loan amount. Ex: borrowing $80,000 on a $100,000 home = 80% LTV.

What is HVAC? HVAC stands for Heating, Ventilation & Air Conditioning.

How can I see the inside?

Can I make a verbal offer to buy a home?

How much should I budget for Closing Costs? Closing costs itemized & defined.

Can you go over that bit about the Inspection Period again?

Do I get my EMD back if the Seller rejects my Offer? Yes, unless otherwise stipulated in the contract.

What is EMD? EMD stands for Earnest Money Deposit. This is submitted as part of the Offer To Purchase as a show of good faith and ability to produce funds.

Do I Need An Agent From Each Brokerage To See All the Available Homes?

What's the Best Way To Organize My Home Search?

Isn't it best to call the listing agent? Frequent strategic error made by inexperienced and uneducated buyers. Please find out the facts before you end up unknowingly forfeiting any of your rights as a buyer.

How long does a hot water heater last? Here's an estimate of how long you can expect the components of a house to last before they need to be replaced.

What is a Buyer's Agent, how much do they cost and where do I get one? Another often bewildering aspect of real estate transactions.

What is a ‘Seller Contingency’ that could affect me? If the seller stipulates that they will only accept cash offers and you are financing part of your purchase, that house is disqualified.

Can you explain how commission works? Another concept that seems to be confusing the general public. Even those who earn commissions in personal property transactions are not always aware of how commission works in real estate transactions.

How do I get the really good deals? Most people hear about other people who got a really good deal on a house and want to know how that's done so they can do it too. Here's how that works.

Why don't you post the best deals every week?

How low do you think the seller's will go? This is a question asked by just about every buyer writing an offer to purchase a home. Originally written for investors, it also can apply to owner occupant buyers.

Do You Know Jack? [Don't read this one unless you have a good sense of humor.]

Can I get a Home Warranty? Maybe; your agent may be able to negotiate that as one of the terms in the contract.

5 Things A Real Estate Agent Cannot Do. This one's for buyers and sellers.

How many agents can I hire to help me as a buyer?

What's a Pop-Up Agent?

Why is there so much inaccurate information on Zillow and Trulia?

Please remember that real estate transactions are subject to federal, state, and local laws. Real estate transactions are conducted differently from state to state and even city to city depending upon laws, rules, regulations, and procedures specific to that area. The best way to find out how transactions are conducted in your area is to sit down and talk with a local real estate agent.

If you have a question that you'd like answered, please email it to Morton@KansasCityHomes dotCom. Thank you!

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Funny Stories and Parables

Mon, 06 May 2013 12:25:47 -0700

This is a collection of stories and parables. Some stories are just for entertainment while others may contain lessons.

Nothing But A Big Red Truck

Do You Know Jack?

Maria Elena and the VW

Plastic or Glass (not what you think)

Fear of Realtors

If you were looking for frequently asked real estate questions and answers, please go to FAQ's.

Three Rights Equal One Left

A Cowboy Never Takes Unfair Advantage

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Sellers: Tips, Advice + Questions Answered

Mon, 06 May 2013 11:55:37 -0700

A client requests that I put all of the Seller tips and acvice articles into one place so here goes!

Frequently Asked Questions for all real estate questions & answers is still at FAQ's. Buyer info will go into Home Buyer Tips and Advice. Funny stories will go under Funny Storie and Parables. If you have a question you want answered, you can call me or send your question to Morton@KansasCityHomes dotCom.

Selling your Kansas City home for the best possible price in a timely manner. Once someone decides to sell their home, they often want it done immediately. This is how that's done. The article addresses Kansas City but can be used in any real estate market.

5 Ways To Increase The Success of Your Property Marketing Efforts. This was originally written to help real estate agents but most sellers can also benefit from this information.

Real Estate Marketing Plan: To do the job right, your agent needs to have a good plan of action. Mine has been tested and proven.

Home Showing Tips for All 5 Senses: Making your home attractive to buyers so that they want it more than any other home on the market is important if you want them to make an offer to buy it.

Choosing A Real Estate Agent - from a Seller's perspective. A lovely woman's description of her experience in choosing an agent to sell her home. Entertaining yet insightful.

12 Things You Can Do To Improve Your Home's Curb Appeal. Before a buyer can appreciate how fabulous your home is, you've got to get them through the front door. This article gives you inexpensive things you can do to get the buyers to want to come inside.

What Does Great Curb Appeal Look Like? Slideshow of houses with great curb appeal.

The Magic Month for Selling Your Home. Timing is more important in selling real estate than you may realize.

How Long Does A Showing Last? Sellers want to know how long they'll need to stay away from their home when buyers come to look.

How Are Showings Arranged? No, buyers and agents should not just show up on your door. Letting people into your home that you don't know is not a safe practice. If someone knocks on your door while your home is listed for sale, give them your real estate agent's card and tell them all showings must be arranged through your agent. Then close the door and lock it. Agents know how the system works and know to make appointments. Sellers can learn how that system works in our area.

9 Things You Can Do To Sell Your Multi-Family Property. Everything you and your agent can do to sell a multi-family property.

Which Is The Best Lockbox? The lockbox is where the keys to your home are kept. Make sure your agent uses the most secure one.

Who Is The Best Real Estate Agent? Well, I am one of the best but there are qualities you want in a real estate agent. Out of the thousands of real estate agents in the KC area, how does the general public know what to look for?

Beware of Real Estate Sharks. Yes, there are people who will take advantage of homeowners who are thinking about selling their house or condo. A sad but true story that happened right here in the Brookside neighborhood of Kansas City.

How Much Does Uncle Sam Take When You Sell Your Home? There are tax consequences when selling your home. There are also ways to reduce your tax liability.

5 Things A Real Estate Agent Cannot Do. Yep, there are things we can't do!

Importance of Map Placement. How to Not Sell Your Home. After you list your home, here's something to check to make sure your agent was paying attention to the details.

Legible Contracts. All real estate transactions must be in writing to be enforceable.

Open Houses Beyond Sunday. Did you know you could have an Open House on Thursday or Saturday? Could there be an advantage to doing so?

Realtors Do Not Sell Houses. What? Sure, it says 'salesperson' or 'broker' on our license but you can't force someone to buy your house. What can the agent actually do to get your home sold?

Selling A House Is Like Making An Omelet. It's not a one step process. What is the series of events that cause a home to be sold?

Top 5 Reasons To Sell Your Home In Wintertime. Some homes actually sell better in the winter. Is yours one?

Trees Need Water Too! If you are selling your house in the summer, you'll be paying extra attention to the landscaping. Remember the drought we had in 2012? How much water does a tree need and what's the best way to give it that water?

References for Maria Morton Testimonials from clients.

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Open Houses In and Around Kansas City 5.5.2013

Fri, 03 May 2013 23:31:51 -0700

There are 313 homes scheduled to be Open this Sunday. 5 May 2013

You can see them all here. Just click 'Open Houses' and select the area, price range, or other criteria you want

For your convenience, I've put the ones within a 3 mile radius of 63rd Street & State Line Road into a group. OPEN HOUSES close-in KS + MO

There are 51 Open Houses in that circle so you probably won't get to them all but you can see the ones you think you'll like best. If you have only a little time to look, I recommend the one in the 800 block of Greenway Terrace, the one on Westover Road, and the one on Sagamore Road.

While you're in the area, check out the Brookside Annual Art Fair! Saturday and Sunday!

If you'd like to know about Open Houses in other areas, just call! Or you can use the link above.

Or you can scan the QR code (lower right) into your smartphone and have an app that shows you all homes for sale around the Greater KC Metro. Yes, it will show if the house is Open. Have a great weekend!

Learn about the Magic Month for selling your home.

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Brookside Art Fair 2013

Fri, 03 May 2013 22:52:14 -0700

The Brookside Art Annual was postponed due to the snow. It will resume as scheduled tomorrow.

Yes, we had snow in Kansas City last night! - On May 2nd! lol Gotta' love the weather in KC! Start off the week with 80 degrees and sunshine; finish in the 30's with snow.

The Brookside Art Annual Fair takes place on the western edge of the Brookside shops at 63rd & Wornall. The art displays take up the whole block between 63rd Street and Meyer Blvd including all the parking behind the Brooksider Bar & Grill, Blue Grotto, the dry cleaners, Commerce Bank, and all the shops on the west side of that block. See the red line on the map below.

Brookside Art Fair Hours:

Saturday 4 May 10am - 9pm

Sunday 5 May 11am - 5pm

There are activities for children at the fair. Strollers are welcome!

According to Art Source, this is a 'national caliber event' which attracts 'affluent, enthusiastic, and knowledgeable clientele.' There were about 200 artists at the Brookside Art Fair last year and we expect about the same number this year. Artists come from all over North America to participate. Sculpters, painters, leather and metal artists, fabric artists - you name the kind of art and I'll bet you'll find at least one artist working in that medium!

In addition to the many restaurants and pubs in Brookside, food vendors from local restaurants will be on hand so you can try some new treats. Eat, drink, and buy art!

The bus line runs along Wornall Road, so if you wanted to have a few adult beverages there'd be no need to worry about driving. Buses run north and southbound on both Wornall Road and Brookside Blvd. Buses run east and west on 63rd Street. See the little blue boxes on the map? They are bus stops.

Of course, if you live in Brookside, you can just walk. Or ride a bicycle.

Please remember to drive slowly on 63rd Street and on Meyer Blvd. between Main and Wornall - and not just for the Art Fair! There are pedestrians of all ages ambulating around Brookside morning, noon, and night. Thank you!

80 shops to visit in addition to the Art Fair!

Brookside Art Fair Hours:

Saturday 4 May 10am - 9pm

Sunday 5 May 11am - 5pm

There are activities for children at the fair. Strollers are welcome!

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Who Does That Agent Represent?

Fri, 03 May 2013 16:15:23 -0700

Yes, Mr. Buyer, I CAN show you that house - I can show you any house for sale. No, I am not the Agent for that HOUSE. Agents do not represent Houses; Agents represent People. We represent our clients.

If our CLIENT engages us to represent them in Selling their home, we are the Seller's Agent (aka Listing Agent). We Market the Home but we Represent our Client.

If the SAME CLIENT engages us to represent them in the purchase of their next home, we are their Buyer's Agent (aka Sell-ing Agent) in that transaction.

If a different CLIENT engages us to represent them in Buying a home, we are the Buyer's Agent.

We represent the Best Interests of Our CLIENT throughout the transaction.

Whether Our Client is Selling or Buying, we "promote the interests of our Client with the utmost good faith, loyalty and fidelity."

We Protect OUR CLIENT's confidences unless disclosure is required by law.

We Disclose, to OUR CLIENT, any information we may glean about the other party.

Can the SAME AGENT represent BOTH the SELLER and the BUYER? How would that work? Read the Contract. "Dual Agency ...inherent conflict of interest..." Dual Agency is not legal in Kansas; it is still practiced in Missouri - not by myself, my broker, or our company. We are known as the "Designated Agent" for either the Buyer or the Seller. The contract reads "...designated agent cannot represent both SELLER and BUYER..." Even if it was not spelled out, common sense tells us that one agent cannot represent the best interests of two people vying for opposite outcomes.

Now, "with INFORMED CONSENT, a Designated Agent may act as a Transaction Broker." What does that mean? That means that if the Designated Agent represents a Buyer and a Seller and the Buyer decides to buy a house that is owned by the Agent's Seller Client, the agent can convert to Transaction Broker. A Transaction Broker cannot disclose to either party confidential information known about either party. The Transaction Broker can only conduct the transaction. So neither party is represented, right? None of my Clients like this idea and I agree with them.

There are agents who still conduct transactions as Transaction Brokers. That is their business; not mine. A few, I know, have spent many sleepless nights in what was expected to be an 'easy transaction.' Situations arise and they have knowledge that would help one or both parties but they cannot disclose to either party.

If you are preparing to buy a home, think about this: The SELLER AND THEIR AGENT may have spent weeks or months together before the home is ready to put on the market. During this time, they bond. They become fond of one another. They share the experiences of hiring contractors to work on the house. They may share meals together. They chat. They like one another. They may become friends. They may have been friends since grade school. If a BUYER enters the picture with no agent and insists upon making an Offer To Purchase that house as an "Unrepresented Buyer", where is the SELLER'S AGENT's allegiance?

Also, keep in mind that if the BUYER views the home without their own BUYER'S AGENT present, the BUYER may be giving up some or all of their rights to representation.

Words in quotation marks are taken directly from the real estate contracts used in our area.

Live Laugh Play Love Learn .............................................................................. Why Can't I See That House Right This Minute?!

Read more real estate questions FAQ's here.

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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The Magic Month For Selling Your Home

Fri, 03 May 2013 11:04:00 -0700

People often ask when is the best time to sell their home. When asking this question, they mean winter, spring, summer, or fall. While there are a higher number of people looking at homes for sale during certain times of the year, a home can be sold in any season.

The most important thing to remember in timing the sale of your home is the 'Magic Month.' The magic month is the first 4 weeks a home is on the market. This is when it receives the most activity and also the time it is most likely to sell for the highest price.

The graph depicts the number of buyers and agents viewing a home. Notice that the number declines significantly after the first 4 weeks.

Buyers who are actively looking for a home to buy will be checking their email, MyHomeSearch, and other internet home searches every day - sometimes every few hours throughout the day. Agents are checking their hotsheets every morning and calling their buyer clients the moment a home matching their want list comes on the MLS. They will schedule a showing appointment as soon as they are able to make time; maybe after work, maybe when the wife returns from her business trip. I have known buyers to take off work in the middle of the day when their agent calls to tell them about a particularly good deal that's just what they've been looking for.

The home will be on the Agent Tour the first or second week it is listed for sale. Agents who have buyers for a home like the one they're seeing will call their buyer clients. An Open House will probably be scheduled when the property is fresh. All the neighbors see the sign in the yard, the agents going in and out, and often attend the Open House just to see what it looks like inside. You never know which neighbor may have a coworker who wants to buy in your neighborhood. That's word of mouth advertising.

Buyers who have the Mobile Phone App on their smartphone will be driving or walking the neighborhoods they are considering. If the home looks like it may work for them, they're going to be calling their Buyer Agent to arrange a Showing.

Homes that sell in the magic month are those which are priced right for their condition and location. These are the homes that attract multiple offers. Buyers who have seen every home for sale in the neighborhood they want recognize an exceptional home and grab it before someone else does. These are the homes that sell for 100% or more of their list price.

After the first 4 weeks, showings & previews drop off. Everyone has seen it and no one thought it was a good value for the money. The longer it sits there, the less likely it is to sell for close to list price. People begin to wonder what's wrong with it. These are the homes that are most likely to sell for less than list price. If the seller waits too long to bring the price down into reasonable range, they end up chasing the market. These are the homes that go off the market unsold as Expired or Canceled Listings.

The magic month is something both buyers and sellers need to be aware of. In Kansas City real estate, we are seeing an increase number of multiple offers. Buyers need to be aware that this is a competitive market so they do not end up lamenting about that house that would have been perfect for them but someone else bought it before they could make an offer. Sellers need to understand this phenomena so that their home can be one of the ones that sells quickly for a good price.

Call Maria @ 816-560-3758- to sell your home in the magic month. She knows what it takes!

See more Frequently Asked Real Estate Questions FAQ's here.

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Selling Your Home in Kansas City: What Do You Need To Know?

Mon, 29 Apr 2013 12:52:58 -0700

If you're thinking about selling your home, you need to know a few things before you can make an informed decision. How is the real estate market in your area? How much can you expect to get for your home? What kind of marketing and advertising will the agent utilize to sell your home? How long will it take? These are the types of questions most homeowners ask when they call me to sell their home.

Here's what's happening in the Kansas City real estate market today:

Inventory is down. Prices are up. We are seeing multiple offers on properties in most areas. Some homes are selliing in less than a week; some are actually selling before they're entered into MLS. The Average Home Sale Price (YTD) is up 7.3% across the Heartland Multiple Listing Service (MLS) area.

By county:

Johnson County KS: Average Sales Price is up 5.3% YTD. New listings are down 12.1% We need more inventory.

Wyandotte County KS: Average Sales Price is up 23.4% YTD. New listings are down 7%. Need more inventory.

Jackson County MO: Average Sales Price is up 7.5% YTD. New listings are down 9,2%. Need more inventory.

Clay and Ray Counties MO: Average Sales Price is up 3.7% YTD. New listings are down 18.2% Need more inventory.

Platte County MO: Average Sales Price is up 9.1% YTD. New listings are down 30.2%. Need more inventory.

This is the big picture. To determine how much your home can sell for today, we need to look at the market absorption rate, your zip code, your neighborhood, your subdivision, as well as the condition of your home. Call me to find out what your home could sell for and how long it might take. 816-560-3758-Maria.

What kind of advertsing and marketing do I utilize to sell your home? I network with local agents who have buyers looking for homes in your neighborhood. This is a time expenditure more than a money expenditure but well worth it because most serious home buyers (80%+) use an agent to help them buy a home. I use print as well as internet marketing. Since most (90%) buyers begin their search on the internet, that's where the majority of my marketing dollars go. Here's part of what I do for internet marketing. No one in Kansas City reaches more people on the internet than I do. In addition to all other internet exposure, I've built my blog up over the years to a point where it reaches thousands of people all over the world. That is a real plus for my sellers. It's an organic ranking too - you would have to spend tens of thousands of dollars to get that exposure.

My marketing plan also includes Open Houses where indicated. They are more effective in some neighborhoods than in others. Depending upon the property, a special event may be something we do to attract more buyers. Many people who are relocating to the Kansas City area for work are planning to move this summer while the kids are out of school. My company has established relationships with hundreds of these companies so we'll also use those resources to connect buyers with your home. There's more and it's all in my marketing plan. I'll bring it with me when we meet to talk about selling your home.

Staging is another service that will help sell your home faster and for a better price. We'll cover staging when we go over the showing instructions you'll select to allow buyers in to see your home. Pick up the phone and call 816-560-3758 now to get started.

There is no charge for our initial consultation. You don't pay me anything until your home is SOLD and Closes.

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Open Houses In and Around Kansas City 4.28.2013

Sat, 27 Apr 2013 01:55:16 -0700

There are 324 Open Houses in Kansas City Greater Metropolitan Area this Sunday. This includes condos, townhomes, duplexes, patio villas, and single family homes.

Eleven of the Open Houses are Luxury Homes, priced over $750,000.

Open Houses priced $500-750,000. #35

Open Houses priced $350-500,000. #62

Open Houses priced $250-350,000. #64

Open Houses priced $200-250,000. #49

Open Houses priced $150-200,000. #63

Open Houses priced $100-150,000. #46

Open Houses priced under $100,000. #6 [please scroll down for area searches]

When you click on the Open House link, you see a photo of the home, the MLS number, property type, address, subdivision, MLS area, price, and the date & time that the house is open to the public. Like so:

If you click on the little globe to the left of the home's photo, you can see the location of the property on a map:

When you click on the photo, you see all the MLS photos (inside & out) of that particular home.

If you prefer to choose your own parameters to search for open houses, please go to this page and define whatever criteria you wish.

Here are some predefined Area searches:

Open Houses on the Missouri side,(#70) including KCMO, Brookside, Westport, Hyde Park, Downtown condos, Plaza Condos, West Plaza, Waldo, South KC, Lee's Summit, Lake Lotawana and Lake Winnebago: http://portal.heartlandmls.com/DE.asp?k=296701X3BbK&p=DE-11251214-515 [This is a partial list. There are 91 Open Houses in Jackson County.]

Open Houses on the Kansas side,(#69) including Mission Hills, Prairie Village, Leawood, Fairway, Westwood, and Overland Park: http://portal.heartlandmls.com/DE.asp?k=296701X3BbK&p=DE-11251211-842 [This is a partial list. There are 158 Open Houses in Johnson County alone.]

Open Houses North of the River,(#18) including NKC, Gladstone and Parkville: http://portal.heartlandmls.com/DE.asp?k=296701X3BbK&p=DE-11251216-526

Frequently Asked Real Estate Questions. [with answers]

Today there are 18,888 homes for sale in Heartland MLS (Kansas City Area). Only 324 of these are open Sunday. Please call if you want to see homes that are not open.

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Property Marketing Tips For Real Estate Professionals

Fri, 26 Apr 2013 11:19:06 -0700

This is to help any real estate agents who want to make the most of the available technology when marketing and advertising listings. A key component in my Marketing Plan, as I'm sure it is in yours, is internet advertising. Here is an example of some of the key sites used to expose the home for sale in the first few days of my marketing blitz:

First, enter the property for sale on your MLS site and save the MLS number for use on the other sites. Read on to find out why that's important.

Next, of course, is your brokerage's website followed by:

New VHT Tour http://www.vht.com/

and/or http://www.slideshare.net/MariaTheMagnificent/newsfeed

Cute Little Bungalow For Sale - Write a Blog Post on Active Rain

Realbird http://www.realbird.com/

Realtor http://www.realtor.com/

Charming Bungalow in KCK. example of blog post.

Before placing the property on any of these sites, you will need:

Good photos
Video footage or slideshow (video footage can be raw. Slideshows can be emailed easily)
An MLS Number
QR Code for the property

You can get a QR Code for the property at Realbird for free. The reason I like the Realbird QR Code is because of the way it comes up on your mobile phone. Three tabs come up when someone scans the code: one for photos, one for property details, and one for my contact info. The photos fill the phone's screen.

If you have a mobile website already set up, you can generate a QR code to direct people to that site instead. There are multiple QR code generators - just Google them. Test them on your smartphone to make sure they work then ask a local printer to make a large one for a sign in the front yard.

A buyer can stand in front of the house, look at the photos, check the home's details, and then call me to request a showing appointment. Jim Frimmer wrote a blog post about how he uses QR Codes in some of his marketing. Last October, before leaving Active Rain to move to Zillow, Brad Andersohn wrote a post about creating customized QR Code images. QR Code Fun, a post written by Scott Silverstone, Luxury Realtor in Connecticut, gives a quick lesson on design around QR Codes.

You'll want to include the MLS Number for each listing on the various websites to make it easy for people and bots to assimilate the information and tell you which listed home for sale they are referring to when they call.

Photos: I am a purist; I don't care for highly edited photos when it comes to advertising homes for sale. Show me the house in it's best light, but don't airbrush out the wrinkles, please. The home buyers are going to notice when they see the house in person. If they notice that you doctored the photos, they will wonder in what other ways you may be trying to mislead or fool them.

Videos: There are a number of video tools you can choose to use when marketing your listings. I like FlipVideo because it's quick and easy to use. YouTube is a no-brainer; over 2 BILLION people watch YouTube videos every day. VHT is a good company to use for Virtual Tours on MLS; there are others but this one is painless and within the budget.

Advertising homes listed for sale on your brokerage's site as well as Realtor.com will assure the listings are picked up by tens of thousands of aggregator sites.(Some say it's actually more than 100,000 but I haven't time to visit that many websites to verify.) I also want to make sure my listings are on the sites most likely to be visited by buyers for that particular home. That requires a little thought and research to make sure the listing is where it needs to be.

Active Rain, as you know, is a must for marketing your listings. With over 200,000 registered members in the real estate profession, Active Rain reaches real estate agents and brokers around the world. Each active member, in turn, reaches hundreds and thousands of buyers who read their blog posts. The other great thing about Active Rain is that people from all over the world find and read your blog posts. I've had people call me from Russia, Australia and Brazil because they read one of my posts on AR while researching homes for sale in the Kansas City area.

When you write a post on Active Rain, you can incorporate the YouTube video for your listing, the slideshow, the QR Code, the MLS Number, any and all photos of the property and links to any other sites you wish. You can make the post funny, high-brow, 'just-the-facts' or any way you want it - whatever you determine is the right tone for the listing. Don't forget the Active Rain Listings feature. - And the Localism site on Active Rain. 3 for 1.

My Marketing Plan includes listing the property for sale on the most appropriate sites over the first week or two. By adding the listing to various sites over time, you are sending messages to the 'bots that this listing is important.

In my email report to the home sellers, I can easily include links to the various sites so they can see for themselves how their home for sale is being marketed.

During the next week or two, my marketing plan calls for making sure the property is advertised on sites like , , , , , , and, . There are hundreds more; Oodles, JustListed, LandSearch, etc. Try to choose the ones which are most popular with home buyers in your region. The idea being to maintain fresh interest in the property from a 'bot's perspective. Your Local MLS is going to distribute the listed house to all the Real Estate Brokerage sites in your MLS area. The listing will also pull up on any other local real estate agent's independent website with IDX connection.

Use Social Networking sites to reach friends and business acquaintances. , , and are all good places to start. If the home owners are on any social sites, they can share your post so as to reach even more people.

Each new place on the web can be linked back to a previous advertisement or website so that people can notice the house is for sale and call you to buy it. (You never know who you know who knows someone who needs that house.)

By the 4th week, my marketing plan has the home advertised on thousands of websites (or tens of thousands). If the house is not yet sold, I will continue to tweak the main sites every few days to keep the property fresh in the virtual reality of the world wide web.

Open Houses can be advertsied on Craiglist You can use Poslets to make the job easier.

... * Don't forget to market the property IRL (in real life) in between your internet marketing work ...we all know that most homes will sell through an agent who is already working with a buyer.

So, this is the basic internet part of my marketing plan when I list a house for sale here in the Kansas City area.

Is it similar to yours?

Do you have any property marketing tips that you'd like to share with your fellow real estate professionals?

Please note that my marketing plan is constantly changing according to changes in technology so some of this information may be outdated in the future.

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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FAQ: What Is A Buyer Agency Agreement and How Much Does It Cost?

Thu, 25 Apr 2013 17:29:14 -0700

Up until the 1990's, all agents represented the sellers of real property. Consumer Advocacy Groups petitioned Congress to demand that home buyers be given the same right to representation in real estate transactions that sellers have had throughout history. This resulted in the creation of Buyer's Agency. Not all states have embraced buyer agency to the extent that KS and MO have so check with a local agent in your state to find out how they handle this.

A buyer agency agreement is created when the Buyer and Agent sign a Buyer Agency Agreement. This creates a fiduciary relationship between the Buyer and Agent. A fiduciary relationship 'implies great integrity, confidentiality, and care in the service of his employer. An agent is bound to act in the highest regard toward his principal and may not obtain any advantage over the latter by the slightest misrepresentation, concealment, negligent non-disclosure, duress, or adverse pressure of any kind.'*

The Buyer agrees to be honest with their agent, provide proof of ability to purchase, and to release payment to the agent at Closing. Be aware that without a Buyer's Agency Agreement your rights may be limited and you may not receive all of the protections to which you are entitled.

The Buyer Agency Agreement is similar to the Seller Agency Agreement (Exclusive Right To Sell Contract) in that it legally binds the real estate agent to represent and act in their client's best interests. In one, the agent represents their client in buying real estate; in the other, the agent represents their client in selling real estate. If you are selling your present home and buying another, you will sign two agreements with your agent: one to buy and one to sell.

Each agent is an independent contractor so services and styles vary greatly. Keeping in mind that each client's needs are individually evaluated, here are the basic services I provide for my clients:

Initial Consultation to determine buyer's needs, wants, and goals
Lender evaluation and referral
Keep my client's information and position confidential
Help client identify neighborhoods and floor plans that might work for them
Preview properties on their behalf when indicated
Arrange organized showing trips
Evaluate each house, area, and market
Interpret historical and recent data effecting property values
Provide my best advice and counsel at each step in the process
Present offers to your best advantage
Negotiate the best possible deal
Keep client informed of progress (or lack thereof)
Research answers when needed
Manage the transaction details
Contract analysis and contingency management
Monitor lender and title company progress
Coordinate Inspections and arrange access for Inspectors
Communicate often and honestly

Your agent, your lender, and the closer at the title company are the most important people when it comes to buying a home. Choose the right agent and you'll have a good experience.

How much does a real estate agent cost if I'm buying a home? In Kansas & Missiouri (and Hawaii), the Buyer's side commission is traditionally paid out of the Seller's funds at Closing. Hiring a Buyer's Agent to represent your best interests in the transaction does not change the price of the home or the amount of commission.

My brokerage does have a $210 Broker Administration Charge (BAC) per side per transaction. This is waived after the 5th purchase per year. Some brokers charge more BAC while some may not have a BAC but may have other fees.

More Real Estate Questions and Answers (FAQ's)

*Paige Bovee Vitousek, John W. Reilly, & Robert G. Rediske, Principles & Practices of Hawaiian Real Estate, 16th edition, Trade Publishing Company, Ltd., prepared for Dower Realty

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Real Estate Commissions Explained

Thu, 25 Apr 2013 16:59:56 -0700

Most people have questions about commissions. If you are paid a salary or hourly wage at your job, commissions may be foreign to your knowledge base. If you are in a position where you receive commissions for pay, you still may have questions about how real estate commissions work since real estate transactions are different than personal property transactions . So, here we go!

Commission:

The commission is paid at Closing whether or not the Buyer chooses to be represented. The commission is set by the Seller and their Agent as part of their Listing Contract before the property is listed for sale. The percentage offered to Co-Operating Agents representing Buyers is in the agent portion of the MLS.

My brokerage charges $210 Broker Administration Charge (BAC) and a percentage commission determined by the Seller and their Agent. The $210 is paid by the Buyer and/or Seller at Closing. The percentage commission, unless otherwise agreed upon, is paid by the Seller at Closing. One exception to this would be Auctions. At most Auctions, the Buyer pays the commission. *The $210 BAC is paid per side per transaction on all transactions conducted by agents in my company. Other companies may charge more for BAC. Some may have no BAC but may charge other fees.

How Percentage Commission Is Decided:

The percentage commission is determined by the Seller and their Agent as part of the Listing Agreement. Part of the commission will be offered to the agent representing the buyer. Strategies to increase the number of showings may include offering a higher percentage commission to the co-operating buyer's agent than most nearby listed homes are offering. Offering a bonus paid if certain conditions are met is another strategy. The entire agreed upon commission between seller and listing agent is not advertised on MLS; we only see what percentage of the commission is offered to the buyer's side. Note that the buyer does not take part in these discussions.

Banks and discount brokers may offer a lower commission percentage than nearby listed homes have advertised in the MLS. Banks and discount brokers depend on turning over a higher volume of properties in order to make up for the lower commissions. Banks do not concern themselves with buyer's rights. In fact, banks have been known to tack on other fees and charges to buyers. There are also third parties used by banks and discount brokers that may charge buyers and their agents additional fees for services not ordinarily needed in a home purchase.

Homes listed for sale for less than $100,000 will often offer a fixed commission because a percentage commission would not cover the time and expenses incurred by a buyer's agent for showing, negotiating, and transacting the purchase.

Where does commission go?

The circle graph (pie chart) on the right shows a basic 50% split. The split does not have to be 50-50.

All expenses shown for the Seller's Agent also exist for the Buyer's side. This is not indicative of where all the commission money goes for every agent as costs will vary.

Each agent has an agreement in place with their broker specifying how much the broker gets and how much the agent gets.

This graph shows the seller's broker getting 13% of the selling side. Some brokers may keep more; some may keep less. That's between each agent and broker.

Brokers with a lot of training programs in place often keep 50% of new agent's earnings. You can bet that any brokerage taking zero, or less than 5%, of an agent's commission will have other charges in place.

Income taxes may be higher than the 11% shown but perhaps offset by tax deductible expenses.

Advertising & Marketing expenses are up to each individual agent. Mine are higher than the graph shows but my automobile expenses are lower because I drive old cars.

When is commission paid?

Commission is paid after Closing. In Kansas and Missouri, Closings are conducted by Title Companies. The HUD-1 Final Settlement Statement shows all charges to be paid at Closing. The commission is on the Seller's side of the HUD-1. The Closer at the Title Company will verify all charges and disburse funds to all parties as soon as the check for the purchase clears. Cashier's checks are often required so that funds can be verified and disbursed immediately. Wiring money is another way to move funds around the world almost instantaneously.

Both agents check the HUD-1 prior to Closing to make sure all entries are correct. Any errors or omissions need to be corrected before Closing. We carry Errors & Omissions Insurance in the unlikely event it is needed. E&O Insurance also covers errors made on the Real Estate Conract. Charges on the HUD-1 may include tax prorations, HOA fees, contractor charges for repairs made after inspections, lender fees, etc.

Both buyers and sellers sign a document agreeing to cooperate in correcting any error found after Closing. This could be something like a name mispelled, middle initial left out, or an erroneous charge.

The commission is paid out to the seller's broker and the buyer's broker. The broker then processes that money through an escrow account set aside for that purpose. Whatever agreed upon percent and fee per transaction is kept by the broker and a check for the remaining amount is sent to the agent. It may take 24 hours to a week for the agent to receive their part of the commission.

Dollar Amount Example: There is no set commission as that would be a violation of the Serman Antitrust act. The following is for example purposes only.

Suppose the Seller and their Listing (Seller's) Agent agree to list the property for sale at $360,000 for 6 months at an 8% commission. They agree to offer 4% of the commission amount to the cooperating agent working with the buyer. An offer is made and negotiated, finally settling at $352,800. (98% of List Price). The Seller has $95,042 left on their mortgage, owes $28,434 in commission, $210 broker administrative charge, $759 for titile insurance and closing fees, has already paid taxes for the year so will receive $1,250 credit back from buyer for tax prorations, agrees to pay $450 for a Home Warranty for the buyer, and has the contractor who fixed the downstairs toilet bill to closing $150.

$352,800 goes into the Title Company's escrow account. The Title Company pays out a total of $124,076 and then wires the remaining $228,724 into the Seller's personal checking account.

The Buyer pays $352,800 for the house, pays $1,250 in property taxes, nothing for lender fees or prepaids because she's paying cash, $475 for the whole house home inspection billed to closing, $99 for the Wood Boring Insect Inspection, $85 for the Radon Inspection, nothing for Home Owner's Insurance because she paid it in advance of Closing, $210 broker administrative charge, and $459 for title insurance. The buyer receives a credit of $3,500 for the Earnest Money Deposit already held in escrow so she brings a Cashier's Check in the amount of $351,878 to Closing.

The Title Company diburses funds to all parties according to the HUD-1, notarizes all necessary documents, keeps a record of the transaction, and records the change in ownership at the County Recorder's Office. The real estate agent gives the buyer the keys to their new home and everyone lives happily everafter.

More Answers to Frequently Asked Questions (FAQ's)

(Photo of pie chart graph is used with permission of Better Homes & Gardens Real Estate.)

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Wordless Wednesday 422

Wed, 24 Apr 2013 09:27:01 -0700

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Why Don't You Post The Best Deal or A Great House Every Week?

Tue, 23 Apr 2013 10:20:00 -0700

This is a question asked by a casual, maybe-someday-buyer who reads my blog. There are 3 answers:

1. Sometimes there is just not an extraordinary house on tour.

2. If there is a really great house that would work for one of my buyers, I'm going to call or email them about it first. Why would I tell the world about it before my client has the chance to see it and decide if they want it?

3. If there is an excellent deal that fits one of my client's criteria, I'm going to call or email them immediately. When I represent the seller, multiple offers are a good thing; when I represent a buyer, we don't want the competition.

I enjoy providing good information via my blog for people who are learning about real estate on the internet prior to taking action IRL but my clients come first.

Well, during business hours, clients come first...unless a family member or friend is in crisis - that takes precedence. BIG ROCKS STORY

Maria Morton,Realtor© Call 816-560-3758. Google Maria

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Yes, I'd Like To See The Brick House For Sale in Prairie Village

Tue, 23 Apr 2013 10:18:13 -0700

lol - I know this has happened to you too! The phone rings; I answer.

Caller: "Yes, I'd like to see the brick house for sale in Prairie Village. I don't remember the address - aside to wife - honey, what street was that house on?"

A conversation ensues while I wait patiently (patiently) for him to come back to the phone call he initiated. It's a bit amusing to listen as they try to retrace their drive to figure out which street they may have been on. More amusing is their combined description of the house they relay to me. "It had beautiful roses in the front yard. It had a chimney. It was on that street with all the trees. It's less than a mile from the coffee shop we go to on Sundays. It had black shutters - no, wait, that one didn't have shutters!"

Lovely people, they've just described about 50 homes for sale in Prairie Village. I want to help them, really I do.

There are 3 things I can do for them:

I can send them an email with all the houses listed for sale in Prairie Village and they can see which house they liked.

I can give them an MLS app that they can use to find out everything about the house on their smartphone while they're sitting in front of it

I can arrange to meet with them in person and we can both look on the computer to see the house they like.This option allows us to discuss the details of the house intelligently and determine if it will really meet their needs. If it will, we can make an appointment to see it. And we can also see what else is available that they may have missed.

People do like to drive through the neighborhoods they want to buy in before they're actually prepared to buy. It's fun to look and dream! When they are really and truly ready though, they get an agent to help them. They learn about the steps to buying a house, get their finances in order, and then find the home they'll buy. Their agent will walk them through the process and manage all of the documents, negotiating, and closing preparations. Buyers who try to skip this step find the process more overwhelming, confusing, and frustrating than it needs to be.

Random phone calls? Sure, I'm happy to talk to you! If you allow me, though, I can save you time and money. Use the resources at my disposal to make your home buying experience enjoyable and efficient.

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Market Report Mission Hills, Sagamore Hills, Indian Hills 4.21.2013

Mon, 22 Apr 2013 00:39:46 -0700

This Market Report is for the City of Mission Hills, a close-in suburb of Kansas City on the Kansas side. Mission Hills is made up of Mission Hills, Indian Hills, and Sagamore Hills, collectively known as 'The 3 Sisters'. Belinder Hills is a small, less well known subdivision within the city of Mission Hills.

Mission Hills All

Active Listings (homes for sale) = 33.

Contingent = 1.

Pending = 14.

Back-Ups = 7.

Sold in the last 180 days = 30.

The highest price paid for a home in Mission Hills during the last 180 days was $3,000,000. (This was the sprawling 2 and 1/2 acre estate overlooking the Kansas City Country Club golf course.)

The lowest price paid was $345,000. (This was a smallish ranch home on a small lot south of 63rd street in Sagamore Hills.)

The Average price paid for a home in Mission Hills is $950,096.

Sagamore Hills

Active = 5.

Contingent = 1.

Pending = 9.

Back-Up = 1.

Sold in the last 180 days = 8. Average Price of $512,500. Lowest price = $345,000. Highest price = $685,000.

Indian Hills

Active = 9.

Pending = 3.

Sold in the last 180 days = 6. Average Price of $649,166. Lowest price = $450,000. Highest price = $757,495.

Mission Hills

Active = 18.

Pending = 1.

Back-Up = 6.

Sold in the last 180 days = 13. Average price = $1,428,144. Lowest price = $547,500. Highest price = $3,000,000.

Belinder Hills

Active = 5.

Pending = 1.

Sold in the last 180 days = 3. Average price = $647,333. Lowest price = $570,000. Highest price = $692,000.

High end, luxury properties did not move well during our recent recession. We are enjoying a comeback now that the economy is showing signs of improvement. Notice that not only are the homes in Mission Hills selling, many have Back Up Offers attached. That tells me two things: 1, there are buyers for luxury homes in Kansas City; and 2, the homes in best condition are attracting multiple offers.

If you know Kansas City, then you know that Mission Hills is a very desirable neighborhood to call home. If you are not familiar with our beautiful city, please feel free to learn more about Mission Hills here.

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FAQ: Is It Better To Buy An MLS Number Or Hire A Real Estate Agent?

Sun, 21 Apr 2013 23:33:32 -0700

Okay, this is filed under Frequently Asked Questions but, really, I don't get that many requests from someone about buying their own MLS number. I did today!

The woman who asked the question is a professional in the academic field so would have no reason to know anything about the MLS, how it was formed, who maintains it, or how it operates. Her question was a perfectly legitimate effort to attain knowledge and I was happy to contribute to her edification.

Apparently the woman's husband had been told (by a well meaning friend) that one could purchase their own MLS number, thereby avoiding the commission charged by a real estate agent. If you imagine that you know nothing about real estate, this actually sounds quite reasonable, doesn't it?

But it's not and here's why: Multiple Listing Services (MLS's) are tools used by professional real estate agents and brokers to communicate with one another the status of all property listings. One has to be a member of their local MLS in order to participate. One has to be licensed with the State Board and pay dues to become a member of an MLS. Often, members are also required to belong to Local, State, and/or National Real Estate Associations before being allowed to participate. When a licensed, paying member of an MLS enters a new listing into the MLS, they are given a number for that listing; that's the MLS number. The property is for sale but not the MLS number.

And MLS's have rules.

Our MLS has 28 pages of Rules & Regulations. These rules and regulations cover Listing Procedures, Selling Procedures, Prohibitions, Division of Commissions, Participant in Transaction, Membership and Service Charges, Compliance With Rules, Meetings, Enforcement of Rules Or Disputes, Confidentiality of MLS Data, Responsibility for Accuracy of Data, Ownership of Heartland MLS Compilations and Copyright, Use of Copyrighted MLS Compilations, Internet Data Exchange (IDX), Use of MLS Information, Arbitration of Disputes, Standards of Conduct, Definitions, Virtual Office Websites (VOW), and Changes in Rules and Regulations.

As members of MLS, we are required to adhere to all rules, regulations, and procedures. If an agent does not adhere to the rules, that agent is subject to discipline including fines, suspension, and expulsion. Suspension from one's MLS would put a serious crimp in one's ability to earn a living. Depending upon the violation, they might also be subject to disciplinary action by the State Board.

Most professions have websites specific to their profession that they access to perform actions, look up results, or share information. Doctors, nurses, attorneys, engineers, geologists, scientists, teachers, accountants, detectives, arson investigators - all professions of which I'm aware have websites that are not open to the general public.

Many professions, real estate included, allow visitors to access portions of their site. The parts of the site to which the general public is allowed does not contain privileged or confidential information. It is made available to the public as a courtesy for the purpose of giving them accurate and up to date information.

This is what the MLS is in real estate, too. The part that the general public is allowed to access does not contain privileged or confidential information. It contains information that the public finds useful. The information is up to date and accurate because it's members are required to keep it so.

So, once the caller today understood what the MLS is, she said "Oh, well, in that case, I think it's best that I call a professional real estate agent." She was not from the Kansas City area so I gave her the name and number of an Active Rain member in New Jersey.

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Open Houses Around Kansas City 4.21.2013

Fri, 19 Apr 2013 20:40:59 -0700

There are 365 Open Houses scheduled for this Sunday 21 April 2013.

15 are high-dollar, luxury homes. In the Kansas City Greater Metropolitan Area, a home is considered high end at $750,000 and up. These are the high end homes Open Sunday.

Some Open Houses this Sunday are not houses at all; they are Condos. Most of the Condos Open to the Public this Sunday are on the Plaza. See the Condos Open Sunday.

Lately, several clients have asked me about Patio Villa homes for sale. This is a great option for people who are downsizing and/or planning for retirement. They want a nice home with maintenance provided so they can travel without having to worry about who's going to mow the lawn while they're in Venice. Here are the Patio Villa homes Open Sunday.

One of our most popular areas in Kansas City is Brookside. See all Brookside Open Houses. Or just the Open Houses in Armour Hills, the largest subdivision within the Brookside area.

Overland Park is a popular area on the Kansas side. See all the Open Houses in Overland Park KS.

How about Olathe? Olathe is a popular place for families with school-aged children who want a lot of room and a big yard to raise their family. Here are all the Open Houses in Olathe.

North of the river has become more popular over the last two decades. See all the Open Houses in Platte County this Sunday.

If you want to be notified of Open Houses in a particular area every week, just shoot me an email and you can receive your own link in your email every week. Please specify the county, city, zip code, or subdivision.

This is National Open House Weekend so enjoy touring some homes for sale this Sunday!

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Open Houses in Kansas City's Brookside 64113 Sunday 21 April

Fri, 19 Apr 2013 10:45:16 -0700

This weekend is National Open House weekend. There will be hundreds of Kansas City homes open to the public this Sunday.

To see all the Open Houses in the Brookside neighborhood, just click here.

Here they are on a map:

If you want to see homes for sale as you are out driving around, use this app to bring them up on your phone: The app will automatically detect all homes for sale and show them to you on a map. You can click on each listing to see all the photos and MLS details. The app works on smart phones, iPads, and tablets. Good for >5,000 square miles around the KC Area.

Click the following URL to see the Sunday openhouses in Brookside:
http://portal.heartlandmls.com/DE.asp?k=296701X3BbK&p=DE-11148105-519

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Who Is The Best Real Estate Agent?

Tue, 16 Apr 2013 09:01:57 -0700

How does the public know which agents are good? What criteria does the public use to base their opinion? What criteria does a professional agent use to decide which agents are good, better, best?

The public often thinks that a 'top producer' has got to be one of the best, but what does 'top producer' mean?

'Top producer' can also mean that the agent sold X number of $s worth of real estate in a defined time period (month, quarter, year). It could mean that the agent sold X percent more than the average in their office, company, or some geographically defined region..

Does the volume sold by the real estate agent benefit the agent or the client? Since real estate agents are paid only at Closing, it clearly benefits the agent and their broker to close a high volume of sales. (More sales = more $). If you compare the statistics of #Sold/#Listed, %Sales Price/%List Price, and Expireds, you'll find that the 'top producers' stats are no different than the stats of many agents who do not refer to themselves as 'top producers'.

The number of signs a person sees in neighborhood yards often influences a seller's decision on who to call when they want to sell their home. Is that really a good indicator of the agent's performance? Well, it tells me the agent has spent some time and money marketing themselves in that neighborhood but it tells me nothing about their rate of success in selling their listings or about their service to their clients.

Do agents evaluate agents differently than the general public does?

Yes, we do. We know which agents are good about returning phone calls and emails in a timely manner. We know which agents are conscientious, efficient, and accurate in getting documents signed and returned during negotiations and Inspections. We know which agents do well with tracking the progress of Lenders and Title Companies between final acceptance and Closing. (When the cooperating agent in a transaction gets behind in their work, it often falls to the other side to complete the necessary steps to get to Closing.) We know how each agent markets their listings. We know and respect a good negotiator; a rude person, not so much. We also know something about how the agent treats their colleagues as well as their clients. We hear first hand their unguarded commentary about their clients, their listings, and their true business philosophy. In some instances, that makes me proud to share the same profession; in other instances, not so much.

So, who is the best real estate agent? Well, before I became a licensed real estate agent, I had a variety of experiences with real estate agents; some better than others. I became the agent who provided what I would have liked to have as a consumer. What I wanted was someone who would skip the sales-talk and tell me the truth, give me advice that I could actually use, make sure I understood what was in the contracts, tell me when deadlines were and explain what that meant, keep me updated on progress, return my phone calls in a timely manner, answer my questions, tell me things I didn't know I needed to know, and make sure the contract was written and processed the way it was supposed to be. Oh, and it helped if they were pleasant to be around.

With that in mind, out of more than 5,000 agents who are licensed members of the Kansas City Regional Association of Realtors (KCRAR), there are about 100 that I would recommend to a friend or family member. There are about 20 that I ask to help with my clients when I am out of town or too busy to take on another client. These are the agents that I consider to be the best and has to do with how they conduct their business and how they treat their clients; it has zip to do with their previous year's volume.

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Things To Do In Kansas City Summertime

Thu, 11 Apr 2013 13:55:34 -0700

What to do in Kansas City this summer?

As summer approaches, residents and visitors to Kansas City's Country Club Plaza will want to keep an ear out for this Plaza Flautist. Window shopping in the artful, old world architectural style of the Plaza with music floating through the air heightens one's senses. It also tends to make me hungry.

Baconfest in Waldo will be coming up in August - tickets go on sale in late July.

Everyone has tried Arthur Bryant's BBQ and Gates BBQ, but have you tried BB's Lawnside BBQ? In addition to excellent barbeque food, BB's offers live blues music. BB's is located at 1205 E 85th St. Kansas City MO. Here is a video of a live music performance at BB's: Trampled Underfoot Blues ♫

In addition to BBQ, Kansas City has a variety of other dining options. The Blue Nile Restaurant, in the River Market area, serves up Ethiopian food. Le Fou Frog at 400 E 5th street has Parisian style food with a twist. Wstport has about a zillion unique restaurants.

If you're in the mood to look at a historic home and appreciate some art, try visiting the Thomas Hart Benton Home in Roanoke .

Some Kansas Citians keep a second home at Lake Lotawana to enjoy lake living without the 3 hour drive to Lake of the Ozarks. Of course, it's a full year lake community so some people live at Lake Lotawana all year round.

If you just want to go out on a boat for the afternoon, without buying a house, try Longview Lake. You can ride your horse on the trails or check out the swimming beach, fishing, golfing and picnic areas at Longview park. Boat rentals are half off on Mondays.

Browne's Street Faire will be held in June. Browne's is the oldest, continually operated, Irish business in the United States. The annual street faire is family friendly fun with Irish food, drink, music, bounce house, face painting, and men in kilts.

The Arabia is another great place to wear the kids out while they accidentally learn a little history. It's actually a ship in a building in the River Market area. Relocating to Kansas City? Here's some Useful Information.

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Open Houses Around Kansas City

Sun, 07 Apr 2013 08:53:47 -0700

There are 437 Open Houses scheduled for Sunday 7 April 2013. Obviously, you can't make it to all of them! In case you've narrowed down your search area, here are the Open Houses listed by city. Click to see photos and details of each listing.

In Kansas City MO proper -Open Houses priced between $1-250,000.

KCMO proper priced between $251-over a million $

Prairie Village KS Open Houses - all 16

There are 2 Open Houses in Mission Hills KS and 4 in Fairway KS

Overland Park KS has 51 Open Houses scheduled for this Sunday

22 Open Houses in Leawood KS

*Only 5 Condos in Kansas City MO are Open this Sunday

4 Condos Open Sunday in Johnson County KS

Condos for sale NOT Open this Sunday:

Downtown condos 1 KCMO Downtown condos 2 KCMO Downtown condos 3 KCMO

Condos from Crossroads to Martini Corner

Condos from Martini Corner to Westport - includes Kansas University Medical Center KUMC

Condos from Westport to the Country Club Plaza - includes University of Missouri at Kansas City, UMKC Law School, Plaza, West Plaza and Brookside

Condos Westport to Plaza continued

More Single Family Homes Open this Sunday:

Kansas side:

Shawnee has 37 Open

Lenexa has 14 Open Houses Sunday

Olathe = 44 homes open to the public

Wyandotte County has 7 Open Houses

Stillwell = 2 Open Houses

Missouri side:

5 Open Houses are scheduled in Belton & Raymore - no Open Houses scheduled in Grandview

Lee's Summit has 27 Open Houses

19 in Blue Springs

12 in Independence & Liberty

2 in Raytown MO

North of the River -includes Gladstone, Parkville, Riverside, Riss Lake, Smithville, Liberty, Kearney, Platte City, Lake Waukomis- 56 Open Houses north of the river in KC this Sunday

Here's what you see when you click on the links:

You get the address, price, MLS number, photo, and time of the Open House. All of this information is direct from MLS. If you'd like more information about a house, use the Mobile Search app for your phone.

Get it by scanning the QR Code on the right:

...or click here.

This app is also fed directly with MLS data so you know the information is accurate.

This Home Search Mobile App shows All photos of the house, inside and out, as well as all other detailed information entered into our MLS system.

The houses come up on a map on your phone wherever you are (in the KC area). As you move location, homes for sale come up on the map.

Each click gives

you more information. From street map to individual home for sale, to photos, to details about number of bedrooms, etc. How cool is that?

The app works on iPhones, Droids, tablets, iPads - all your portable devices.

Thanks for stopping by! Have a great weekend!

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