As part of my comprehensive "full service" marketing program I pay for a pre-inspection and professional staging.  I do this to provide value and to make the home more marketable so it will SELL.  One of the benefits of paying for staging and a pre-inspection upfront it eliminates taking non-marketable listings.  I do not want to pay several hundred dollars up front just for the fun of it. 

By not taking an overpriced listing it not only saves several hundred dollars but it saves TIME and the opportunity to work with clients who truly are MOTIVATED to sell.  Many agents balk at paying for staging and a pre-inspection but are more than willing to waste countless hours marketing a property that will not sell.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

I like to work expired listings.  When a home expires it means the MARKET has rejected the PRICE.  Changing agents or companies WILL NOT change the market.  It simply amazes me when a home expires then the next agent RAISES the price?  Some of the more inexperienced agents that work expireds will try to justify raising the price because they are or have a better (fill in the blank) then the previous agent.  Maybe they are better than the previous agent?

However, an experienced buyer's agent will simply do an address history to see 1) how long it has been on the market in the past and 2) what was the previous listing price was.  By raising the price, you have simply prolonged your seller's market time.  Is that really in the best interest of the seller? 

When a listing expires, a seller has two options.  Sell or Stay.  If they have to SELL they make their property a better value in the marketplace.  This is done by lowering the price, making improvements or both.  If they can not lower the price and/or make improvements, then they should consider staying until the market improves or they have enough money to bring to closing.  Some sellers especially if they purchased a home in the past few years simply do not understand their home might have decreased in value.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

I would like to thank Tish Selk with CBSHome Real Estate for helping me sell 12061 Westover Rd.  Tish brought the buyer and she has a terrific team of true professionals.  Her team is pleasant to work with and the transaction went off without a hitch.  I have had the opportunity to work with Tish in the past and she is a true professional.  12061 Westover was listed for $168,950 and it SOLD for $165,000.

Thanks Tish!

David Matney, CRS,GRI

Alliance Real Estate

I would like to thank Pam Heger of Deeb Realty for bringing the buyer for my listing at 822 Bancroft St.  Pam did a fantastic job representing her buyer and she also does a great job with follow-up.    822 Bancroft was a property that has potential but needed a significant amount of TLC.  It was listed for $55,000 and it SOLD for $41,500.  I look forward to working with Pam again in the future.

Thanks Pam!

David Matney, CRS,GRI

Alliance Real Estate

One of the most sought after national real estate speakers is coming to Council Bluffs,IA on September 9th.  For Realtors, David Knox is the equivalent of seeing Steven Tyler of Aerosmith!  Truthfully, given the choice of seeing Aerosmith or David Knox - I would take David Knox.

He is a bona fide ROCK STAR in the real estate speaking circuit and is one of my ALL TIME favorite speakers.  The information and his presentation is simply amazing.  If you are an agent in the Omaha/Council Bluffs area it is absolutely worth the trip!  The PRICE is very affordable and this seminar WILL advance your business.  Ready for the price ... only $30!!! 

Seating is limited and David will be giving a class on "Negotiating in a Changing Market" and it will be held at the Iowa School of the Deaf at 3501 Harry Langdon Blvd in Council Bluffs, IA.  Class will be held from 8:30 to 12:00 PM.  To register call (712) 323-3478.  Seating is limited and I would like to thank Southwest Iowa Association of Realtors and CBSHome Real Estate for sponsoring the event.  Should be a great time.

If you can not attend the class, I would strongly suggest visiting the David Knox website.  Purchasing his DVDs are a true investment in your career! 

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

I thought this is a FANTASTIC post and I wanted to share this with my readers.  Tori Lynn Ross is owner of Ross-Designs and is a member of my team of professionals I call on when marketing a home.  I offer her services for FREE to all of my sellers as part of my comprehensive marketing program.   I am extremely fortunate to have her as part of my team.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

*****

Many buyers overlook the value of a survey when buying a home.  In fact, buyers will often leave the decision up to the lender.  Some lenders require a survey while others do not.  A survey is done in order to determine the true boundary lines of the property.  Do not assume that since a home has a fence that a survey is not necessary.

Serveral homeowners are learning the hard way with not having a survey done in Omaha.  They purchased homes in the El Dorado subdivision that had fences and decks that were not built on someone else's property.  In fact, it was built on public land and now the government is requiring the homeowners to remove the fences and decks at the cost of the homeowner.

Several homeowners stated that the agents they used to purchase the homes did not recommend getting a survey.  This is a clear indication of why it is important to use an experienced agent rather than any agent you find from calling off a sign.  Having an experienced Realtor can mean the difference between a smooth transaction or having an experience that haunts you years later to the tune of tens of thousands of dollars.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

Unfortunately, many sellers are misinformed when it comes to real estate commissions.  First and foremost, commissions are negotiable.  There is no such thing as a "standard" commission.  Having a "standard" commission is considered PRICE FIXING and is violation of the Sherman Anti-Trust Act.  This means companies can not get together and set a "standard" commission. 

When a home is listed on the MLS (Multiple Listing Service) listing broker will advertise the "payout commission" to other brokers who might have potential clients that might be interested in the home.  Agents want to make a living and a seller is wise to offer a decent incentive for agents who bring a buyer to the home.  This incentive can be a percentage of selling price or a fixed dollar amount.

After the home is sold the commission is paid to the listing broker.  The listing broker will then payout the amount agreed to that was published in the MLS.  If you are a seller, it is very important to find out how much of the commission you pay is paid to the buyers broker.  In real estate, the term is frequently called the "payout."  When you are interviewing agents,  and you should interview at least three different agents.  Ask the agent how the commisson will be split and what is the payout to the buyers agent's broker will be.

Keep in mind, that PRICE ultimately sells a home.  Although a high payout is a great incentive for a buyer's agent, highest payout commission on the planet will not sell a listing that is overpriced.  

Thanks,

David Matney. CRS.GRI

Alliance Real Estate

The best time to solve problems is before closing.  When you are buying a home one of the most important tasks you will do is a final walk-through.  The final walk-through is to make sure that all the terms of the purchase contract are resolved.  If something is not right on the walk-through ... do not close.  Do not feel pressured by anyone to close because after closing getting issue resolved becomes 10 times harder. 

When you are buying a home it is best to conduct your walk-through at least 48 hours before closing so the seller will have time to fix or address any items that might need to be addressed.  If repairs were part of the contract, it is best to make sure that the reciepts are available at the time of the walk-through.  Again, if something is not right - get what needs to be done in writing in order to close.  If the issue is not properly addressed before closing to your satisfaction then DON'T CLOSE!   

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

Here is a tip for promoting listings within an office - a digital photo frame.  The cost is relatively inexpensive and it is also an environmental friendly method of promoting listings within an office.  For larger offices or with offices with alot of foot traffic it is even more effective.  It looks sharp and photos can be easily uploaded and updated with current listings.  It also helps promote your listings to agents who stop by your office to drop off a contract.  Although this practice is going by the wayside with business hub fax/copiers with e-mail capability.

Thanks,

David Matney,  CRS.GRI

Alliance Real Estate