Matanuska Susitna Real Estate Blog

Beware...The Sharks Are Still There

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Sat, 26 Jan 2008 18:42:42 -0600

I wrote in a previous post about how an Alaskan woman lost her $5,000 deposit by dealing with what appeared to be an unscrupulous person who specialized in scamming people who couldn't qualify to buy a house. Apparently his enterprise was almost nationwide in scope and the search for him has gone international.

Go to Valleymarket.com for info on how this guy managed to steal money from hundreds of people and even drain their bank accounts.

It is a good lesson about dealing with people you only find on the internet. Deal with local loan officers, and local real estate professionals to keep from getting ripped off.

Is Video The Answer?

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Wed, 16 Jan 2008 01:43:59 -0600

The question of videos, photos, and virtual tours has become a touchy subject with some people, but I am becoming convinced that real estate videos are the wave of the future.

I am not a professional videographer and don't pretend to be. In fact, after the first couple videos I ditched my digital camcorder and just use the video setting on my little Canon Powershot camera. It works fine for what I need, short simple walk-through videos of the house.

I use windows movie maker to do voice overs and simple editing. Then I load them up on Welcomemat.com. Then I embed them into my blog.

The response has been noticably better than a virtual tour. People tell me that they watch the videos numerous times and it has been instrumental in getting showings for house in a competitive market.

Even though the video is choppy and slow on the first showing without a high speed connection, the second showing is smooth and I find that people are patient enough to work through it.

Here is one example from my website of how I am using real estate videos.

365 S Weiss Circle, Wasilla Alaska

I'd like some feedback...pro or con.

Sharks in Alaska?

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Sat, 22 Dec 2007 12:25:03 -0600

If you have been paying any attention at all to real estate news in Alaska you should have noticed this story in the Anchorage Daily News about nine people charged with mortgage fraud.

They had almost every level of a real estate transaction involved in the scheme. They had buyers, sellers, loan officers, a title officer, and an appraiser. It’s pretty amazing that they were able to pull this kind of stuff.

What people don’t think about is that real people are often hurt in these scams.

In this particular case I don’t know of anyone hurt, but just this past week I had an offer on a house from what I think may have been a scam artist.

A buyer who was working with another Realtor wanted to purchase one of my listings but didn’t have good enough credit to qualify for a loan. This buyer found a company in Oregon that purchases homes for buyers who can’t qualify and then leases it back to them until they can improve their credit score enough to purchase it themselves.

This buyer sent the Oregon company a large cash deposit and the the company then made an offer on our listing. The seller countered back with a higher price and evidence that this buyer could actually close.

Oh…the seller wanted to see that the buyer actually had some earnest money. Although they had accepted a large cash deposit from the potential lessor, they failed to send even the $500 check that they offered as earnest money.

After waiting a week and leaving lots of unanswered messages the seller has decided that this buyer is not really serious about purchasing the property.

So now the poor person who wanted this house is out the large cash deposit and our seller is back to finding another buyer for their home…the only winner is the scammer who is still holding the cash.

This shark needs to be gutted and fileted. I think I’ll start fishing with a HUGE hook tomorrow.

Wasilla Real Estate, Monday Morning Market Memo

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Mon, 03 Dec 2007 10:48:43 -0600

Wasilla, Palmer

and all Mat-Su Borough Statistics for the week of 11/26–12/3/07

After the short week last week, this week made up for the delay. There were 45 closings and 27 pendings this week. Those are very healthy numbers for this time of year.

I don’t expect the high number of closings to hold up between now and Christmas,(that is just because of closings that were delayed due to Thanksgiving), but I do think that the market is pretty healthy for the winter. Now that we are past Thanksgiving, we have definitely hit the traditionally slow time of the year. But the market isn’t slow! It’s surprisingly active.

		Average Price	DOM
New	14	$292,721	.
Total Active	801	.	.
Pending	27	$236,232	99
Closed	45	$216,462	74

New listings have certainly dropped and that is to be expected, people don’t usually put their houses on the market just before Christmas. But that means the houses currently on the market are getting more activity because buyers are still out there. If this continues, we will be back to a sellers market by spring.

Look at the chart to the right. Click on it to expand. This is from the AKMLS system and shows the averages for the last two years. Notice that the the new listings drop sharply every winter but the pending activity remains comparatively steady. That is the reason I now recommend that a seller consider hitting the market before the spring rush. You will have less competition.

Compare to previous Monday Market Memos, click here.

“This representation is based in whole or in part on data supplied by, and to, the subscribers of Alaska Multiple Listing Service, Inc. (AK MLS, Inc.). AK MLS, Inc. does not guarantee nor is it in any way responsible for its accuracy. Data maintained by AK MLS, Inc. is for its own use and may not reflect all real estate activity in the market. “

Things I've Learned

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Sun, 02 Dec 2007 04:00:54 -0600

Things I've Learned...while working with elderly people.

What is Love? By Tamara Van Diest

Love is holding an ice cream cup for a resident because she can only use one arm and needs it to hold a spoon.

Love is sitting and reading a book with a resident, when you could be taking a break.

Love is not giggling or making a face at a smell made by a resident.

Love is explaining what sort of animal is in a picture to a resident, because his eyesight is failing.

Love is playing piano for the residents when you could be resting.

Love is maintaining the dignity and privacy of a resident when something embarassing happens.

Love is picking up a cat so a resident can pet it, even if you're allergic.

Love is hugging a resident who is known for hitting.

Love is embarassing yourself in front of a resident, just to see her toothless grin.

Love is patient, love is kind. It does not envy, it does not boast, it is not proud. It is not rude it is not self-seeking, it is slow to anger, it keeps no record of wrongs. Love does not delight in evil but rejoices with the truth. It always protects, always trusts, always hopes, always perseveres. Love never fails. (1 Cor 13:4-8)

Yeah. my certified nursing class is pretty much over. I finished my last clinical at Providence Extended Care Center in Anchorage today...and then cried on the busride home.

My other clinical days, I was fine...I went in and took care of the residents and went home and didn't think more about them.

But today...was different. Today I realized for the first time that I didn't want to leave.

I didn't want to leave one lady because she couldn't sit and eat her ice cream without help. Sure, someone would probably come to help...but it was the idea that they depended on me.

Was I just caring for them? or was I caring about them?

She followed me around the hallway in her wheelchair, pushing herself with her one good leg. She poked me when she got close enough and grinned her toothless grin up at me. She looked at a picture book with me and I had to explain what the smaller animals were because she couldn't see well enough to make them out, though the book was 6 inches from her face. And I was really really sad to have to go and leave her there. How many people actually care about her? I only knew her one day. And it felt like we were best friends. We were. I loved her.

That was when they all became real people. They hurt and cry because of their ulcers and bruises and stiffened limbs. They wail and yell because they don't speak English and we can't communicate. They grin and their whole day is brighter just because someone took the time to say Hi and smile at them. They laugh when you make a silly face or jump into their room just to do the Chicken Dance.

It wasn't just a job. It was a wonderful, life changing experience.

Is that the kind of relationship that you have with your friends?

Not real estate...just sharing something written by my 18 year old daughter yesterday after her last clinical for her Certified Nurses Assistant training.

Hatcher Pass,Alaska...Beautiful In Winter And Summer

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Mon, 29 Oct 2007 19:31:44 -0500

Anchorage Daily New photographer Marc Lester has a fantastic slide show of Hatcher Pass on adn.com. It's too good not to post for all my readers as well.

I wrote about Hatcher Pass last December when we watched a bunch of kids downhill skiing. There were having blast. Hatcher Pass is a special place for our family. It's only a 30 minute drive from my home.

Hatcher Pass is one of the crown jewels of the Mat-Su Borough. It's a fantastic get-away both summer and winter. The photo at left was from an overnight camping trip with my kids up by "Monkey Face Rock". There is a beautiful valley beyond the rock. These photos were taken by my daughter Teressa.

Below is the valley above our camping spot. Is that pretty or what? That clear mountain stream came directly out of the rocks just to the left of the photo.

Here is just partial list of things to do in Hatcher Pass:

Hike
Camp
Take Photos
Pick Berries
Cross Country Ski
Down Hill Ski
Go Sledding
Snow Mobiling
Hang Glide
Explore Old Mines
Identify Wild Flowers
Watch Wildlife, Everything from Pikas, Ground Squirrels, Moose, Bear, Foxes, Raptors, Ptarmigan, Marmots and more.
Hunt Moose, Bear, and Ptarmigan in season.
Rock Climb
Mountain Climb
Explore WW 2 Bombers

Price It Right...and They Will Come

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Thu, 18 Oct 2007 11:46:58 -0500

Lenn Harley has a current post about home prices outpacing incomes. She is exactly right. It was only a few years ago that we could get buyers into homes here in Alaska for less than they were paying for rent. I remember advertising in Wasilla and Palmer that we could get buyers into a brand new home for less than they were paying for rent on a 2 bedroom apartment.

The recent price run-up has put those days away. It seems that in most places in the country, even here in Alaska, the payment on the average home is too high for the average income. This will have to change before we can get rid of our inventory.

In a few places, incomes will rise enough to make up difference between prices and incomes but most of us will have to wait for prices to come down to reality before sales will pick up.

I noted in a recent post on my off AR blog that we have seen a price increase in my area of just over 7% a year. That has not been nearly as large as many other parts of the country. Because of that, I don't think sellers are going to have to take as large a hit as they are in Los Angeles, or Pheonix, or Las Vegas.

But sellers in my area still need to come down to earth. I posted a warning on my most recent post about price.

We still have a good enough market that if a house is priced right, it will sell quickly. We need to look at the competition and just beat them, We don't have to price homes at the levels they were in 2000, we just need to price them at the current market. Of course, that market is always changing, and we need to take a look at it every 30 days or so.

We have a large inventory of unsold houses, the truth is that many of these houses will likely not sell for a LOOOOONG time. Those houses are just clogging the MLS system. But then we have an active market just below the price of those houses. Many of these homes are selling in 30 days or less at full asking price.

The difference? The successful sellers understand reality, not wishful thinking.

Wasilla Alaska Real Estate Prices, 2000-2007

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Wed, 17 Oct 2007 02:03:04 -0500

I just read an article by Yale Economics Professor Robert J. Schiller about why we had such a large increase in home prices since 2000. Basically, he believes it was a self-fulfilling prophecy. People believed that the prices will go up and so they did. It was a classic bubble like the bubble in tulip bulbs in Holland centuries ago.

Of course, eventually a bubble like that bursts and things come down to a more normal price. He says that the higher prices are not based on any underlying value, other than the percieved value that someone else may give for the property. As long as someone else will pay more than the seller's purchase price, the prices continue to increase.

Of course there is an underlying value in any house, that is the amount that it would cost to purchase the labor, land and materials to build the house. The builders profit is a fluctuating amount that may or may not be included in this value.

You can download the article here.

After reading the article, I did a little research on the Wasilla Market. You can take a look at our price increase from 2000-2007 on my website here.

It appears that we have had an average price increase of about 7 1/2 percent over the last seven years.

What has been the average price increase in your area?

Alaska's Matanuska Valley in the Fall

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Fri, 05 Oct 2007 19:24:15 -0500

The family and I took a trip up the Glenn Highway last weekend. The Glenn Highway is part of the National Scenic Byway system. I was showing a house about 60 miles from Palmer so we made it a family outing.

The photo above shows the Matanuska River Valley, with King Mountain on the right and Castle Mountain on the left. They are in two different Mountain Ranges. Castle Mountain is part of the Talkeetna Mountains and King Mountain is part of the Chugach Range. This photo is taken about 10 miles east of Palmer and looking to the east.

At the very beginning of the trip, a bald eagle sat on a dead cottonwood surveying the valley below. He purposefully ignored the highway traffic roaring below him.

I really envy these eagles. I remember sheep hunting in the Talkeetna Mountains and taking all day to hike from one ridge all they way to the bottom of the valley and then back to the top of the next ridge. As we lay down exhausted at the top, we got out the binoculars to look back where we came. There was an eagle just cresting the ridge and heading our way. He glided across the valley we had just struggled over and about 5 minutes later sailed right over us and into the next valley beyond. He had yet to even flap his wings...I remember thinking, "there is something wrong with this picture!"

I dropped my family off at the cabin by Victory Bible Camp and continued up the road to show the house. I was met by the owner and the potential buyer. We walked the property, looking at the moose tracks, the Matanuska Glacier and the beautiful log house.

Two days later we entered into contract on that house, contingent on the sale of the buyer's house in Wasilla. Now the work begins, we need to sell the Wasilla house.

On the way back we stopped just above Long Lake and took a photo of the lake and the Chugach Mountains looking South West. There is King Mountain again, it's the pointy one off in the distance, only this time we are looking west.

Alaska...Where You Can Build Your Dream Home

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Wed, 19 Sep 2007 01:49:28 -0500

We took a flight with a friend up the Susitna River Valley yesterday. The weather was almost perfect, calm and clear. I had my own plane many years ago and miss flying. Since my son had never been in a small plane I jumped at the chance for a trip.

We left Wasilla Lake about four in the afternoon and headed north. We stopped at Willow Lake for fuel, docking next to a large beaver. A beaver is a good sized bush plane, this one had extended wings and a radial engine.

North of Willow my friend mentioned an interesting house on one of the sloughs of the Susitna River.

We went over to take a look. From a distance, the place sticks up above threes like a church steeple, We went closer and circled around for a good look...check it out.

I would like to know how you pricing experts would comp this one.

Alaskan Soccer Dad

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Fri, 31 Aug 2007 09:55:43 -0500

My son Gerrit loves soccer. I think he is going to be built more like a basketball player. At age 12 he has already passed up his Pop, (didn't take much growing actually). But he likes soccer better than anything else.

So I spent another evening at the soccer fields yesterday.

I couldn't complain.

With the Chugach Mountains as a backdrop, the sun still beating down it's warmth at 8PM, and the sandhill cranes flying overhead I was reminded why I love living here.

Winter is coming, it's has it's pleasant times along with the challenges. But hey, if I didn't like snow, I would make like the sandhill cranes flying over the fields...and head south.

For more Alaskana...go to Wasilla Real Estate News

Palmer Alaska, Four Bedroom, Three Baths, Three Car Garage for $269,900

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Sat, 25 Aug 2007 18:05:32 -0500

2190 N Broadway $269,900

Location: Palmer , Alaska

Sunny home in a prestigious subdivision! An open two story home with a beautiful yard for children to play in or for a barbeque with friends. New carpet and new paint adds freshness to the interior. There is a bonus room behind the garage that makes an excellent office or guest bedroom. Two car attached garage with a one car detached shop/garage in the back. This home is walking distance to Colony schools.

Information

Contact Information

Marty Van Diest

907-373-0999

Pricing

Asking Price: $269,900.00

Property Location

2190 N Broadway
Palmer , Alaska 99645

Links

Wasilla Real Estate News

Features

Bedrooms: 4

Bathrooms: 3

Year Built: 1986

Subdivision: Midtown

Lot Size: .46 acre

Garage Size: 2

School District: Colony

Square Footage: 2,728

Agent Name: Marty Van Diest

Broker: Re/Max of Wasilla

MLS #: 07-13234

Foundation: Concrete Block

Attributes

Appliances

Range/Oven

Dishwasher

Exterior Amenities

Grass Lawn

Tool Shed

EQUAL HOUSING OPPORTUNITY

VFLYER ID: 1248000

Photo Gallery

EQUAL HOUSING OPPORTUNITY

VFLYER ID: 1248000

Rehab Loans For Alaskan Investors

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Sun, 19 Aug 2007 02:03:57 -0500

I often talk with people who are interested in purchasing “fixer-uppers” as an investment in Wasilla and Palmer.

Problem is, usually these properties are so degraded that they don’t qualify for financing and the investor is stuck in a catch-22. It is the kind of house that you can make money on, but you need cash to purchase it.

I recently discovered from Jo Oxentenko that the rehab loans work for investors as well. I thought these loans were only available to people that were going to occupy the home themselves but she informed me that investors can use them as well.

The difference is that there can be no self-help on the investor loans. That means that you will need to have all the rehab work done by a qualified third party, no yourself. One of the most successful rehab investors that I know never does any of the work himself other than the basic clean-up. He makes good money on almost every house.

How do you find these houses? Well, that’s one in the upper left photo. Only $115,000 on one acre. It needs a little TLC but someone could make some money on it. Here is the info if you want to do a drive-by.

Consulting Model Changes The Paradigm

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Sat, 04 Aug 2007 15:06:53 -0500

I wrote previously about how I am slowly moving into a consulting mode in my real estate practice. I feel that this is a long term shift and I am willing to do it very slowly over a five year period.

But already I have seen a marked shift in how my presentation is received by sellers. Instead of discussing the commission amount, we have a conversation about what real estate services they need. After we find out what they need then I can give them choices in how they can pay for those services.

So far, the sellers have chosen to go the commission route. They choose that, I believe, because we are a "buy now pay later" society. Also, they UNDERSTAND why the commission needs to be what it is-because they will pay nothing unless their house sells.

They have chosen what to pay and and how much to pay and they have all thanked me for options that I have presented to them. I really feel good about this new approach. The sellers want to use me because I want to HELP them, not SELL them, and they feel good about how they are paying for the real estate services.

I want to thank Mollie Wasserman for her "Seller Needs Analysis". This is available to all ACREs. The ACRE organization has very open and free with sharing their documents and methods of presenting a consulting model to sellers and buyers.

With the websites like Trulia, Zillow, and Googlebase hitting the market, I feel that people need a real estate consultant more than ever. We are no longer just a ticket to the MLS system for a seller. They can advertise in a myriad of places for free, what they really need is help on how to market, negotiation, and transaction management. I feel that is where our real value lies.

Carnival of Real Estate

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Mon, 09 Jul 2007 10:26:08 -0500

I hosted the Carnival of Real Estate #49

Take a look at at the Wasilla Real Estate News.

Broker Bryant makes a very good point about purchasing "leads". He has lots of them for sale.

One post has 100 reasons to use a real estate agent.

Kimberley Wester talks about what buyers should not see in your listings.

And there is a lot more...

Do We Consult With, Or Sell To

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Sun, 08 Jul 2007 13:09:50 -0500

For years now I have been playing around with a different way to help people with their real estate needs.

Before getting into real estate I spent a couple years selling health insurance. This was with a company that really SOLD insurance. They really didn't care if you needed what they had, they wanted to SELL it to you anyway. And they had the sales training to go with it. Some of the people involved were probably the best pure sellers that I have ever seen.

It didn't fit with my personality and desire to help people not sell them, so when I discovered that I really didn't have to SELL to make it in real estate I switched immediately. Since then I have focused on helping people and it has worked out well. But there was still something needling me about the system.

I have written about some of the issues on AR and on my offsite blog. I am often asked how much I would charge to list a home and I tell them that I will list their house for free. Not only that I do a lot of other work for free.

Because I do so much for free and am only paid when the house closes I have to charge a significant sum for the successful closings. If I were actually paid for the actual hours that I worked I would be paid fairly, have less overhead, and the consumer would pay less for each transaction.

The only people that would be hurt by this would be the ones that expect me to sell their $200K house for $300K or the buyers that want me to be their tour guide and then notify me that they decided not to move here after all. They would also have to pay for the time that they used.

I have taken the ACRE course and am setting up my fee schedule. I plan to offer alternatives to the regular commission method of selling real estate. For serious sellers and buyers, this will save them money. For people that just want a sign in their yard or a tour guide, it will cost them.

As I read more in professional edition of The Consulting Times blog, (the link is to the consumer edition). I am more encouraged about this model. I don't plan to immediately drop the commission option but hope to educate the consumers in my area about how the consulting model will help them save money while still receiving the important things they need from a REALTOR.

This is not a discount brokerage model that lists a home on the MLS for a fee and then leaves the seller hanging. This will provide negotiating and transaction management on an hourly or fixed fee basis. The difference is that the fee will be paid whether the property sells or not.

I am open to any suggestions or criticisms as I struggle to implement my system.

Alaskans In The Summer

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Fri, 22 Jun 2007 03:56:06 -0500

Alaskans do so many crazy things in the summer it’s hard to count them all. This is a photo my son took of me on Montana Creek last week at midnight.

Today is the longest day of the year. Alaskans all over the state are soaking up the sun. And there sure is a lot of sun right now. Depending on where you are in the state you have between 20–24 hours of sunlight today. I think it was over 80 in Palmer today, a little too much for me, I was looking for a place to escape.

Some of you are heading to the fishing grounds, and you won't sleep. Why sleep when the fishing is great and the sun is still up. Dipnetting at Chitna or commercial fishing in Bristol Bay, Alaskans just don't sleep much in the summer.

In Fairbanks they are running the Yukon 800 down the Yukon river to Galena and back. It’s a crazy race. The winner is often one of the few that can keep their boat in one piece on this race.

There are midnight baseball games with no artificial lighting. Midnight footraces, soccer games, fishing derbys and more.

Enjoy it…soak up the sun.

Guess what, tomorrow the days are getting shorter.

Alaskan Acreage in Wasilla

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Wed, 20 Jun 2007 01:37:43 -0500

Every once in awhile a real special property hits the Wasilla Real Estate Market. This is one of those properties. This 94 acres is part of a homestead that has been in one family for many decades. The cabin was originally built in 1962, and as you can see from the photos, (click to expand photos), it is in really good condition.

The land is level and almost completely wooded. There is about a 5 acre hayfield in the back of the property. Wildflowers line the field and some irises are volunteering right out in the middle.

This is a great parcel for someone who wants a secluded place to live while having a good investment in land. This parcel is only about a mile from the Wasilla city limits. As you can see from this map, there is an easement that goes out the back to Fern Drive. There are two accesses to Edlund Road so that gives a lot of options if someone wants to develop this property. Here is a google road map to help you find your way.

It is priced at $875,0000. Call me if you would like to view the cabin, it is protected with a security system. I also have some soils test info on the property showing how it can be developed. My number is 907 232-7900.

The following photos of the cabin show how unique this property really is . Look at the stone fireplace and the “eagles nest” reading area.

Palmer Alaska, Agricultural Center of Alaska

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Sun, 17 Jun 2007 02:05:11 -0500

I stopped in at Palmer’s Friday Fling today. It was a gorgeous day, about 70 degrees with a bright sun. Almost too hot for this old Alaskan.

Every Friday during the summer Palmer has a mini fair. Booths are selling everything from fur slippers to funnel cakes to organic bread. The organic booth was actually doing the most business when I was there. I was hoping to see some early produce but I guess that was unrealistic…it’s only the middle of June and most crops were just planted two weeks ago.

But I took some photos:

It was right across from the Palmer Visitors Center and gardens.The gardens were actually coming into bloom. They really looked inviting under the summer sun, but I had to run to an appointment at this cabin on the side of Mount Baldy, all the way on the other side of the valley.

My daughter Teressa has some photos that show off the Palmer area as an agricultural center of Alaska, she is a better photographer than I. Here are more of her photos.

Listing Your House For Free

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Wed, 13 Jun 2007 19:52:26 -0500

This is a repost of a recent article in the Wasilla Real Estate News.

In a previous post I discussed what we do for FREE! But I was only half finished. That post only covered the work we do up until the time you get an offer.

After the offer I will help you negotiate the tricky path toward closing. We will need to respond to inspectors, engineers, appraisers, underwriters, loan officers, title officers, the buyer and their realtor between the date of the initial offer and recording.

After an offer comes in we will usually put together a counter-offer. In fact, even if the offer is pretty crummy, I recommend countering back with something that would work. This means that occasionally we counter back with full price and terms…but still counter
Sometimes it takes several counters to finally arrive at an agreement. I think my record is six counters over a three week period. But hopefully we do finally go into contract.
The inspection is the usually the first hurdle. The buyer normally hires a qualified inspector to look at the house for them. The inspector ALWAYS finds some issues that he thinks should be addressed. I help you determine what really needs to be done and what is often just a desire of the buyers. For example, if the house doesn’t have gutters, the inspector almost always suggests that they be installed. Gutters are a great idea and often help prevent damage to a home, but are not a code item and won’t be required by an appraiser or underwriter.
An engineer will inspect the septic and perhaps the house. Occasionally an inspector asks that an engineer inspect the structure of a home. A structural engineer might inspect the foundation or another part of the house. The septic system will almost always need to be inspected and approved by an engineering firm. If an engineer discovers an issue you have a real problem. I will help you determine the best way out.
The appraiser will determine value. The appraiser works for the lender, but their fee is indirectly paid by the buyer…or seller. The appraiser is NOT an inspector and cannot be depended upon to find hidden defects in a house. If the appraiser does call out a safety problem the issue will almost always have to be addressed to keep the transaction from falling apart. And if the appraisal comes in below the sales price, you have a big issue, however, we can usually find a way to work through it.
The loan is in process. While the inspection, appraisal, engineer reports, and title work is progressing the loan is being processed. This work is done by a loan processor that takes the file from the loan officer. The loan officer is usually the person who takes your loan application. The processor verifies your employment, checks the credit, and generally makes sure that everything you need for your loan is gathered together. It generally takes some time to get the whole loan package together. Part of our job is to check with the loan officer and loan processor during the transaction to see if we can help get anything done.
The title company makes sure the title is clean. There are often issues that need to be cleaned up on the title before we can close. Sometimes there are liens that need to be released. Occasionally there are mineral leases, easements or other items that need to be disclosed to the buyers. We have a title search done right after we list your property to head these issues off at the pass.
By this time I have made ….ZILCH.
Almost every day we talk to the buyer’s Realtor about the transaction. Often we talk several times a day. And there are many emails and faxes back and forth. Communication is very important during this time and it is also important to be able to handle stressful situations without losing your cool. We always have to remember the our purpose is to help you toward your goal of a successful transaction, not winning our personal argument.
Schedule closing at a time and place convenient to you. Often we will pick up documents in Anchorage to expedite a closing for you in a place that works best for your needs. The next business day after closing the title company will normally record the transaction.
YOU GET YOUR PROCEEDS CHECK ! And we finally get paid.

I actually enjoy working by commission because I feel good about being paid for accomplishing a goal. But in one way, it is the commission system that increases the cost of selling a home. If Realtors were paid for the work they did whether or not the house sold they could afford to charge lower fees.

I have toyed with the concept of working on a consulting basis for years. In fact, I have done it a few times. Recently I discovered the Accredited Consultant in Real Estate . I am seriously considering this training with a goal to lower Realtor fees for house sellers and buyers.

Stay tuned.

Alaska Homestead from the Wasilla Real Estate News

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Fri, 08 Jun 2007 04:55:46 -0500

I'm absolutely excited to present an opportunity of a lifetime. Very seldom does an actual Alaskan homestead come on the open real estate market.

It’s hard to describe this property, you really need to feel it. Idle down the lupine lined drive into a secluded park-like setting.

Thirty seven acres of your own secluded park. And talk about secluded, check out this aerial shot from Google Earth…see any neighbors? That little dot in the center is the cabin and the shop. This property is about 3/4 mile off of the Glenn Highway south of mile 93. It is surrounded almost totally by State of Alaska land with a short border on the west with another homestead.

This parcel is being sold by the original homesteaders. They staked it to take advantage of the natural features. There is a stream and meadow area on the North and West boundaries, a bluff overlook of the Matanuska River on the South boundary. There is also a bluff overlook of Muddy Creek on the East boundary.

Eagles, owls, black bears, moose and coyotes have all been observed either on the property or on the adjacent state land. Speaking of wildlife, check out this mother spruce grouse on her nest 40 feet from the cabin. It’s right in the center of the photo…look real hard for her black eye.

Ok, if you give up check out the second photo. It was taken without telephoto, I don’t think she even blinked. She’s still there right now on her nest. If you don’t disturb her she may come back next year.

Views of the Chugach and Talkeetna Mountains abound. In fact, there are so many breathtaking views that it would be difficult to determine the best place to put a house.

Or you can just keep life simple in the little cabin. This cabin was built as part of a carpenters apprentice program and moved to the site. It is snug and warm. It is 12X24 feet insulated and partially sheetrocked inside. There are double-pane windows on all four sides, a propane heater and woodstove as well as a propane range and oven. It has a permanent foundation of 6 inch well casing driven to bedrock. It also has a king sized bed, dresser and shelving.

There is also a detached 20X40 foot shop for storage or to work on equipment. Included is a 1952 D2 Caterpillar bulldozer with maintenance and parts manuals, a flatbed equipment trailer and a tilt bed snowmachine trailer.

Priced at $166,500. The owners would like a cash only offer.

This property will be shown only to pre-qualified buyers and only with a Realtor present. Absolutely no drive bys are permitted. Please call your Realtor or call me at 907 232–7900 for more information.

Sourdough Wanted

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Thu, 31 May 2007 03:16:53 -0500

I talked to a friend tonight. He has given thought to selling his homestead in the Yenlo Hills but really doesn’t want to part with it yet. He spent a lot of time proving up on it. Then he spent money on a cabin and airstrip. Now he is offering a free place to stay if he can find the right sourdough.

If the you or someone you know would like an opportunity to live in the real Alaska wilderness he would allow them to stay in his cabin. This would have to be someone who is pretty independent because there would be no neighbors…at all. It is about a three mile hike to the Yentna River. I don’t think there are any trails

The only access is by air. I believe that he would drop you off, but you could not count on regular flights. You would need to be prepared to stay for a long time. There isn’t a quick mart on the corner.

If you happened to really like it he might work out a rent to own arrangement, but if you don’t like it or just want to do it for a year or so, it’s free rent.

Read the rest at the Wasilla Real Estate News (opens in a new window)

Hart Lake Estates

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Sun, 27 May 2007 11:59:27 -0500

Hart Lake Estates is almost equal distances from Hatcher Pass, Palmer, and Wasilla. It is less than a one hour commute to Anchorage.

These lots a all about one acre and are 100% usable. Natural gas, electric, and phone lines are buried in front of the lots ensuring that the birch forests will not be marred by unsightly power lines.

Wells have proven to be at a reasonable depth with plenty of water. Here is one example. While wells cannot be guaranteed, so far, everyone has found plenty of water without having to go over 200 feet. In fact most wells are less than 100 feet deep.

The covenants are reasonable, striking a balance between personal freedom while protecting the property values of the neighborhood. Click here to read the covenants. Speaking of neighborhood , the homeowners are already joining forces to have the post office install cluster boxes. These will be individual locking boxes that will be very convenient for all concerned. Homes in the neighborhood range from $250,000 on up to $500,000 or more.

Lot prices are in the $40,000 ranges while the water front lots are considerably more valuable. Click on the map on the left to see the prices. Remember, these price are subject to change, the developers reserve the right to raise the price at any time. Right now the prices are extremely attractive. The prices on the map will be kept current.

Directions: Parks Highway to Wasilla, Right on Main Street which becomes Wasilla-Fishhook Road up Wasilla-Fishhook to Right on Pamela, Right on Frost and you are there. Click for a map, you will see Hart Lake in the center, (the Hart Lake Roads are not on the map, but the access roads are all correct).

Here is an aerial photo showing why it is called Hart Lake Estates.

Summer in the Mat-Su Valley...almost heaven

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Sat, 26 May 2007 11:09:21 -0500

It's summer in the Matanuska-Susitna Valley. Winter seems like a lifetime away. Last January I wrote about showing houses in minus 39 degree weather but I can forget all about it now. I was looking for the AC switch in the car yesterday as I showed a Park City, Utah buyer around the valley.

The photo below of Hatcher Pass is one of the many photos my daughter Teressa has taken of our area. Click here to see a few more. She takes some great photos, Ok...so I'm a little biased.

I just ran across a great video of the Mat-Su Valley, it's a little touristy, (a new word I think), but still showcases the area nicely.

It's easy understand why people live here in the summer but you really have to like winter as well. As you can see from the winter photos through the windows of this Glacier Chalet, winter is beautiful too. And you can go places in the winter time that you just can't get to in the summer. The Mountain Man Rondezvous is a case in point.

More Adventures in Alaska Real Estate

Marty Van Diest, Your Alaskan Realtor (RE/MAX of Wasilla) — Mon, 14 May 2007 00:12:48 -0500

Summer in Alaska leads to different adventures. While winter cold makes showing reo properties interesting. The grizzlies are out in the summer. I don't know how many Realtors are advised to carry hand cannons when doing CMA's for out-of-state owners.

I recently received a call for a lady in Oregon. She wondered if I could take a look at her property to give her a value. She hadn’t been there for about 10 years and although she still enjoyed the idea of owning her piece of Alaska she now had better places to put this money.

She and her husband staked the 37 acres about 24 years ago when Alaska still had a homestead law. You could stake out up to 40 acres in a designated area. Then after proving up the state would allow you to purchase it for a nominal fee.

I was not in a place where I could write down all the info but I got her name and directions on how to find it. So a couple days later my 12 year old son and I headed up the Glenn Highway for a late afternoon outing. This property is about an hour drive one way on the scenic byway.

I had the sense to grab a tax map and a power pole map. I figured I was well prepared…little did I know. I remembered something about a 3/4 mile long narrow drive that hadn’t been used for many years. I would know I was on the right track when I found a chain between two spruce trees at the end. Then it was a 1/4 mile walk from there.

After trying three rough muddy roads we finally gave up and tried the old logging road down to the Matanuska River. I knew that this road would get us close to the property. Muddy Creek almost had the road washed out but the beater Toyota was able to get around it OK…here’s a poor quality video of that part of the adventure.

Time to give up and go home. After looking at Google Earth it became obvious how I made the wrong turn. This area just happened to be in high resolution, (most of Alaska is not), so I was able to zoom right in on the cabin and actually see the driveway.

Yesterday Gerrit and I made the trip again and drove right to it. There were 5 inch wide wolf tracks in the muddy road but absolutely no sign of any human intruders over the years it sat empty. Talk about secluded, you could sit on the steps and completely forget that the rest of the world even exists.