Ann Arbor and Saline Michigan Real Estate

How do you Declare YOUR Value to YOUR Clients?

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Sun, 20 Jul 2008 08:03:43 -0500

The makeover2 takeover contest is officially over and now the three teams left, sweat it out until Inman News Conference. The last assignment was for both the apprentice and mentors. The assignment was to convince the judges, what it was about us that establishes value to your clients. What differentiates us from the masses of other agents in our market, what qualifies us to earn the trust, respect and support of our clients?

To say I’ve been spent last week, musing on this is an understatement. Heck I’m still thinking about it.

What distinguishes you from the rest of agents in your market area?

Many of you have looked at the video’s from Jeannette, Midori, Desiree, Brian, and Kim, and all I can say it personally I thought they were all unique and different. We also had to write a one page Word document on that topic and submit it. Here is part of the document that I submitted, I won’t blog the whole thing because it is too long and you would not read it all. (tee hee)

One question that is frequently asked is, “How are you going to get my home sold?”

I explain the difference in what I do and what the “typical” Realtor in Ann Arbor does. (This is your Unique Selling Proposition)

1) Pricing their property correctly is the most important thing I do. I spend about 6 hours on each CMA. I am able to tell them the market conditions in their area, their specific neighborhood, their school district and the absorption rate. I don’t want to list their home; I am committed to selling it. I explain that to help them sell, I will interpret for them what the market data has shown. Yes, they have access to ALL the listings but they don't have the knowledge to interprete them in most cases.

2) I go into great detail about my Search Ann Arbor Houses search site. It is a pay per click site. Very few Realtors in Ann Arbor do this and it makes me different. Their eyes pop open when I explain what I spend to bring buyers to them. There are times I open up the site and actually show them all the buyer leads. I let them know that each prospect (6000) in my data base will get a notification when their home hits the market. I explain how my 6 buyer agents follow up the people who register on one of my sites, calling them back within the hour.

3) I have them look at Google and find the back links to a listing that I am currently marketing. They see a home in their neighborhood, with links to my 3 blogs, 4 websites, national web-sites, (Trulia, Zillow, Keller Williams, Harmon Homes, Homes.com, Oodle, Google Base, Yahoo Real Estate, PropSmart, LiveDeal, Hotpads, YouTube, V-flyer, Real Estate Shows.)

4) I give them a quick run down on Search Engine Optimization and how it works and why I have a good position on Google. I explain I do this to push their home into as many portals that a consumer might be searching on.

5) I give them a list of references to call. I say, “Here call these past clients, and let them tell you if I did what I said I would do.” “Ask them anything you want to”. In 2007, 63% of my business was referred from past clients, or repeat business. 37% was from buyers and sellers who found me on-line through my blogs or web-sites.

6) I sign an Unconditional Listing Guarantee in front of them, so they know they can fire me at anytime.

Rarely is the question asked of me, “Will you negotiate your commission?” Occasionally, it is.

Here is how I answer, “No, I do not negotiate my commission. But, I don’t blame you for asking.” (big smile on my face) If they pursue it further, I will go back to the services I provide. If I was not confident in what I do vs. what my competitors are doing, then I would waffle. I am respectful of every business model and give them the freedom to work in whichever model they feel will best serve their needs.

At this point in my career, I have only lost one listing based on the commission and the sellers ended up doing it themselves by hiring a Fee for Service Company. We ended up writing an offer, negotiated directly with the seller and closing the home.

Declaring Your Value

I have found that value, is a relative term, depending on the sellers needs. What are they looking for? What is valuable to them? Is it technology, is it a team concept, is it a time factor, is it your years in the business? It could be anyone of those things and more. Listening to them, answering their questions determines if we bring Value to them.

What distinguishes you from the rest of agents in your market area?

I would love to hear how and if you declare your value, in the comments below.

Declaring the Value of What you are Worth?

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Fri, 18 Jul 2008 19:45:27 -0500

All Realtors are not the same. We all know that, we all do things differently. For instance, I have found it is better to under promise and over produce. If I say, I will return all calls in an hour, then I try to return them right away.

When I meet with my sellers for the first time face to face, they have already been sent my marketing materials and a package of information electronically for their review. They in return have sent back to me, the Pre-Listing Questionairre, so that I know where they are in the mortgage obligations, their motivation to sell, and their willingness to spend some money to get their home staged and ready to sell.

When I arrive at the appointment, I am there to listen and let them ask any questions from the marketing materials.When I am at the face to face appointment my goal is to establish trust and see if we will be a good "fit" to work together.

Here is an example of a video of a listing appointment that I recently had with some potential sellers.

Not all of what we discussed can be condensed into a 3 minute video clip, because on average I spend an hour with them at the face to face meeting.

One of the ways I try to establish my value is by my use of technology to market their home, that is the part I have highlighted in the video. In Ann Arbor, and my market area of Washtenaw County, I find that the two most important pieces of information a seller wants from me is:

1) What am I going to do to get their home sold?

2) How much can they get for their home?

Knowing the market data, being able to interprete the data and show the sellers the absorption rate for their neighborhood, all leads to open communication and a home priced to sell. Do I always get the listing? No, because many tiimes I am not able to get the sellers what they feel they "need" from the home. I follow the listing until the end and most of the time watch it come down in price, below what I comped it at 6 months before. Many times I am called back quickly to re-list and they are now ready to seriously price their home to sell.

VideoAd by Mixpo

Ann Arbor Undressed

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Wed, 16 Jul 2008 18:24:28 -0500

EXTRA, EXTRA....READ ALL ABOUT IT!!

With all the chat last week about the new Localism, I forgot to introduce my new Activerain outside blog.

It is called Ann Arbor Undressed.

Why?

I don't know, I just liked it and I bought the domain months ago.

I love that I can send the local posts over there and keep the more Activerain community (industry people talking to industry people) over here.

It is such a time saver to be able to write one post and send it to that site, without having to maintain another site.

If you have questions about setting up your outside blog, you can read all the posts here on setting it up and get your questions answered.

***I would love for you to post the link to your new blog in the comment section so I can go take a look.***

CNN Money Magazine Ann Arbor is Number 27 in Top 100 cities to live in

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Tue, 15 Jul 2008 06:34:13 -0500

Ann Arbor, Michigan was just named number 27 in CNN's Money magazine of best small cities to live in.

Here is a snapshot of the information on Ann Arbor.

I thought it was pretty interesting that the photo they used was of the Ann Arbor Farmers Market, since I had just written a localism post on the Farmers Market.

Excellent schools, affordable housing, restaurants, jobs were some of the criteria used to determine the winners.

Since I have been blogging on Activerain, I have met many of you through your writing and as a looked through all the cities I was able to attach a Realtor or lender with most of the cities named in the article.

Check out the entire report and see if you city is listed.

Always exciting to see your city represented in this list, as we know Ann Arbor is a wonderful small town, yet has big cities ammenities.

Three other cities were named in Michigan, Troy, Novi and Shelby Township. I know bloggers in all three of those cities.

3486 Woodland Dr. Ann Arbor, MI 48105

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Mon, 14 Jul 2008 12:22:47 -0500

3480 Woodland Dr. Ann Arbor, MI 48105

Gorgeous piece of property in Geddes Farms subdivision in Ann Arbor, MI. Yes, there is a home there, but it is need of much repair to live in. The value is in the land.

This is a 3.40 Ac property surrounded by trees on all four sides and is perched high on a hill. Rarely is there 3.40 Ac in Ann Arbor that comes on the market. If it does it is usually out further.

This home is located off Huron River Parkway, in the Huron River Valley, across from the Huron Hills Golf Course and close to Huron High School.

The home can be torn down to build your custom home on this 3.40 AC parcel. However, if you are in the mood to do a "This Old House", it would be fun to remodel as well.

To see the property down Huron River Dr. Turn on E. Huron River Dr. (at the golf course) , go a short distance to Blakeway, turn right. Follow Blakeway to Woodland and the property is on the left.

I don't think you will be able to find such a beautiful setting in Ann Arbor anywhere.

Price is $299,900.

View Larger Map

Should you Buy or Rent in Ann Arbor, Michigan

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Sun, 13 Jul 2008 18:44:37 -0500

Should you buy or rent if you are moving to Ann Arbor or the surrounding areas in Washtenaw County ? We get asked that question frequently.

The answer is "it depends on your individual circumstance".

One of the first things to ask yourself is, How long will you be living in Ann Arbor?

In the past it definately made more sense to buy, but now it really depends. If you are a Medical Resident and will only be here 3-4 years, then perhaps renting is the best option. Do you have a dog, that needs space to run? All of those personal decisions should enter into your decision.

Here is a mortgage calculator that you can play around with. Put in what it will cost you to rent, and along side of it put it the monthly mortgage payment. You can add in the interest rate you have been quoted, and the cost of selling the house in the year you plan to move.

The mortgage calculator will calculate a report for you based on the information you submit. You can save it or print it out.

Home prices have never been better in Ann Arbor, so if after doing the research you can begin your home search here, to see all the homes on the market throughout Washtenaw County. You'll be happy to see the houses with Google Satellite Images, Google maps and multiple photos.

You can also find rentals, listed through the Ann Arbor MLS.

***Renting vs Buying is a personal decision, and it is always best to speak to qualified professionals about your financial decisions.***

Ann Arbor Farmers Market

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Sat, 12 Jul 2008 15:37:44 -0500

I made my first visit this year to the Ann Arbor Farmers Market. I enjoy going, it is a happy place. Today I took my camera and when I took a photo of some fruits and vegetables, I gave them my business card and told them to read my blog.

The Ann Arbor Farmers Market is open on Wednesdays and Saturdays throughout the growing season and features locally grown crops, flowers, herbs and plants. There is also different artists that sell their art work when it is open.

Today I ran down and got some fresh corn, yummy Michigan cherries, and some lilys for my table.

The Farmers Market is located at 315 Detroit Street in Ann Arbor, and is known as the Kerry Town District.

Many of the streets are still bricked and it is a charming place to take visitors. Parking is hard but there are structures near by, or you can drive "around and around" looking for a spot. Today I hit it lucky and found a place right out in front.

Kipnicks Orchard has been apart of the farmers market in Ann Arbor for years. That is where I picked up my Michigan cherries. It has been in business since 1958, but changed hands in 2001 and is now owned by Sharon and Bruce Schaffer and Scott Robertello. Sharon is the daughter of the original owners.

Goetz Farm is where I picked up my first of the year fresh corn. It is owned by Johathan and Karlene Goetz, and their vegetables are always fresh and yummy.

You can read a Review of the Farmers Market here and leave a comment.

Sunday, July 13th, Ypsilanti, MI OPEN HOUSES

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Fri, 11 Jul 2008 08:07:52 -0500

This Sunday, July 13th, the Missy Caulk TEAM will be holding two open houses in Ypsilanti, MI.

1288 Hull

Ypsilanti, MI 48197

OPEN 2-4

Here is the post I wrote on it when it was listed.

Everything has been redone, with nothing but quality throughout. New windows, (lowE) new siding, shutters, gutters, roof, kitchen, bath, deck. It is the nicest homes on the market in this price range. You will literally have to do nothing for years.

View the Virtual Tour

See the Real Estate Flyer.

As seen on Trulia

Price: $149,900.

Directions: Between Evelyn and Ruth off of Grove Rd.

1420 Candlewood

Ypsilanti, MI 48198

Open 2-4

Here is the post I wrote on this home when it was listed.

Adorable starter home in Ypsilanti, MI. Why pay rent when you can own this updated home ? Fresh paint, hardwood floors, newer kitchen and bath. Sunroom addition could be a study, bedroom, play room. Payment with taxes and insurance, and 3% down FHA, sellers concessions would be aprox. $750.00 per month.

View the Virtual Tour

See the Real Estate Flyer

As seen on Trulia

Price adjustment to $74,900.

Directions: Holmes to Wendell to Rambling to Candlewood

Stop by both these updated, move in condition homes in Ypsilanti, MI.

Ann Arbor and Washtenaw County Market Report for June 2008

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Thu, 10 Jul 2008 20:06:14 -0500

I get my data from Big House Data, a company in Ann Arbor, that compiles all their data from the Ann Arbor Board of Realtors. It varies somewhat from what the actual Ann Arbor Board of Realtors puts out. Either that or it is interpreted differently from the Ann Arbor News.

The Ann Arbor News through MLive.com reported the average price home to sell was $223,802.00. This price is back to the 2000 prices of home sales. So in 8 years, poof.... the sellers have lost value in their homes.

Big House data is reporting that the average price home sold for $195,886.00.

The silver lining in the cloud that has hung over Ann Arbor Area homes is that the inventory has dropped by 27% from June 2007 to June 2008. For the entire year, listings are down 31%.

Buyers are seeing the value in the buying a home and this is absorbing the inventory of available homes currently listed.

Once again, homes that are selling are PRICED RIGHT from the beginning, and are in tip-top condition.

One exception to that rule is foreclosed homes. Multiple offers are coming in, a home on Miller in Ann Arbor received multiple offers the first day. I didn't even have time to get my buyers out there.

Start you Ann Arbor House Search here.

Drew Barrymore makes directing debut in Saline, Michigan

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Thu, 10 Jul 2008 12:47:39 -0500

Yes, my town, Saline, Michigan is all abuzz with news of Drew Barrymore, making her directing debut here this summer.

Flower Productions, a film company from West Hollywood, set up offices in downtown Saline last week. Mayor Gretchen Driskell and Mayor protem Alicia Ping worked hard and fast to get Verizon to set up extra connections for the filming in Saline.

Michigan has been pushing the film and entertainment business in Michigan for the past year and the legislature gave tax incentives for them to come to Michigan.

For more information on the Michigan Film Productions tax incentives, the highest in the country, click here.

The film is called "Whip It" and is about a girl in the South, whose mother is pushing her to be in beauty pagents yet the girl, finds her niche in the roller derby world.

It is based on the book, "Derby Girl" by Shauna Cross and unfortunately all the local bookstores in Ann Arbor and Saline are sold out.

Drew Barrymore owns the production company Flower Producitions and they have produced 10 films since 1995, including "Music and Lyrics", "50 First Dates" and "Charlies Angels:Full Throttle".

The production staff is looking for thousands are extra's to be in the movie, "Whip It". Anyone interested in being an extra can email: info@realstyleonline.com. Send a photo, contact number and date of birth.

No, I'm not sending one in. My son did this "extra work" in LA for a few years, long hours, not much pay, but great food, Matthew said. Regardless, there will be tons of people signing up to do this. Most of the movie will be shot in Detroit, where the roller derby track is, but there will definatley been scenes around Saline, Ann Arbor and Ypsilanti.

Regardless, welcome to Saline, Drew and crew, maybe I'll see you at the Drowzy Parrot in downtown Saline.

***Photo by David Shankbone, GNU Free Documentation License, through Wikimedia.***

Stonebridge a Planned Community in Ann Arbor and Saline, Michigan

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Tue, 08 Jul 2008 17:17:16 -0500

Stonebridge in located on the South side of Ann Arbor and is divided into two school districts, Ann Arbor Public Schools and Saline Area Schools. It is a Planned Urban Development (PUD) with over 650 homes.

Stonebridge features executive homes, golf villas, condos, and single family residential homes.

The Stonebridge Community is surrounded by the Stonebridge Golf Course, designed by Authur Hills. You can book T times on line and check out internet specials, or see a layout of the course all online.

There are currently 27 homes on the market in Stonebridge. Six of the 27 are under contract to purchase. Three in Saline side and three in the Ann Arbor side for schools. There are two homes currently for rent in Stonebridge for a rental price of $2850 and $3000.

All of Stonebridge is located in Pittsfield Township and all of Stonebridge has an Ann Arbor mailing address with a zip code of 48108

Prices are currently ranging in price from 314,000 to 1.2 M in Stonebridge.

Last year between July 1st and December 31, 2007, 33 homes closed in Stonebridge. With the current inventory of 27 available, Stonebridge homes have a low absorption rate. Which means the amount of homes available is equal to the amount that have sold.

There are 11 different associations in Stonebridge, each governed by their own homeowner associations.

Their community web site is available for public viewing.

If you would like to live in a planned community, with golf and great ammenities you have two excellent school districts to decide between, Saline and Ann Arbor.

Ann Arbor Keller Williams Announcement

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Mon, 07 Jul 2008 09:12:20 -0500

Last week we received an email from our Team Leader, Chet Hill at Keller Williams Ann Arbor. He wanted us to attend the weekly office meeting. Now I'm not much on meetings unless I know what they are going to say. However, Chet said he had a Big Announcement to make.

So I went and took my little FlipVideo Camera, which has become my new best friend.

Basically, in a bad market (according to the media) Keller Williams had its best month in history. Now I don't agree with the media that it is a bad market. it is a different market.

Sales are being made, homes are being bought, buyers are happy....You just have to adjust the way you do business. It is not sellers market, it is a buyers market. We have many clients thrilled to get into a home in Ann Arbor that was once unaffordable to many people.

Two of my recent listings have received contracts within 2 weeks, and my sellers are happy. Price, condition and location are still the top 3 reasons homes are selling in Ann Arbor and the surrounding area's of Washtenaw County.

Watch the video below to hear our exciting announcement.

Celebrating the 4th of July in Ann Arbor, Mi

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Fri, 04 Jul 2008 12:30:26 -0500

Most of us celebrate the 4th of July in America. We gather together with family and friends, shoot of some fire-works, grill out and have a wonderful time.

July 4th, 1776 is the day our forefathers signed the Declaration of Independence. It is more than a piece of paper. It set forth our ideals and principals that have guided us well into this century.

With two of my sons in the Navy, it means so much more to me this year. They are serving our country to carry on the ideals and principals that make our country great.

Wishing you a Happy 4th as you celebrate in your traditions.

Missy

FaceBook

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Thu, 03 Jul 2008 09:29:06 -0500

I have 564 some odd friends on Facebook.

Heck, I don't even know 564 people, much less call them "friends".

I have friends on Activerain, that I have been fortunate to know through their written words and some I have got to meet in person.

When I have a friend request on Facebook, I quickly look at their profile or who they know that I might know. I decided this past month that if you friend request me through FaceBook and are a member of Activerain, RE/MAX or Keller Williams I will accept your friendship request.

However, if you friend request me and I don't know you, I can not call you a friend.

There are too many gifts given, group emails, games to be played and I just don't like getting all those requests from people I don't know.

I know, I know I have a bad attitude, but these social networks are out of control.

Don't ya think?

If someone really wants to be my friend, then when you request me and tell me why, who you are, or at least say hi.

Don't take it personally just let me know why you want to be my friend and how you know me.

Right now my Cyber friends are here and Twitter.

Bignall Drive in Howell Michigan ( Oceola Township ) 48843

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Wed, 02 Jul 2008 16:13:36 -0500

Looking for a private lot in the Howell School District, these are gorgeous tree lines parcels. They range from 2.29 AC in size to 4.91 AC.

Lot 3 priced at 55,000 is 2.39 AC

Lot 4 priced at 58,000 is 2.74 AC

Lot 5 priced at 57,000 is 2.25 AC

Lot 6 is priced at 89,000 is 4.91 AC

Lot 8 is priced at 89,000 is 3.70 AC

Lot 10 is priced at 89,00 is 4.24 Ac

Directions to property: Latson N of M59 to Brophy Road west to Eager then North to property.

Located in Oceola Township, the center of Livingston County.

A 20 minute drive to Ann Arbor.

Vacant Land

0 Bignall Drive, Howell, MI 48843 View Map

Lots are priced to sell.

Priced from 55,000 to 89,900.

Perk tests is finished, utilities to property.

Gorgeous private setting....

Bring the builder of your choice or use
Heartland Home Builders.

Directions to property: Latson N of M59 to Brophy Road west to Eager then North to property.

For more information drive to property or call Terry Dunn at 734-644-2837

Details

Asking Price:

49 to 89,900

Property Amenities

Contact Info

Missy Caulk
Associate Broker,ePRO, GRI

Main 734-995-9400
Cell 734-216-2822
Dir 734-821-0757
Email | Website

5849 Villa France Ann Arbor, Michigan 48103

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Mon, 30 Jun 2008 10:08:02 -0500

5849 Villa France is located in Country French Estates. It is on the Westside of Ann Arbor and is a rare four bedroom home. The home has been recently staged to give you a warm feel for the home.

Only a minute to I-94, close to shopping, groceries, coffee shops.

There are 8 homes currently available in Country French Estates and this is the only 4 bedroom one.

Elementary School is Lakewood

Middle School is Forsythe

High School is Pioneer or the new Skyline High School, opening next year for grade 9.

Country French Estates

5849 Villa France, Ann Arbor, MI 48103 View Map

Rare 4 bedroom in Country French Estates. The Cabernet model, bright, sunny and open floor plan with dramatic entry and volume ceilings.

Two fireplaces one in the family room and one in the formal living room.

Subdivision has walking trails, and playgrounds.

Easy access to I-94, with shopping, groceries all near by.

Details

Asking Price:

269,900

MLS:

2805548

Sq. Feet:

2116

Lot Size:

60x130

Bedrooms:

Bathrooms:

2.5

# of Floors:

Garage Size:

2.5

Subdivision:

Country French Estates

Year Built:

2001

Property Amenities

Community Amenities

Contact Info

Missy Caulk
Associate Broker,ePRO, GRI

Main 734-995-9400
Cell 734-216-2822
Dir 734-821-0757
Email | Website

I failed to take my own advice and lost a listing

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Sun, 29 Jun 2008 12:16:50 -0500

I failed to take my own advice and lost a listing.

In January this past year, I wrote a post on Preparing for your listing appointments. Primarily I wrote on the Pre-Listing Questionnaire.

The Pre-listing Questionnaire is basically to gage how motivated they are to sell and if they can afford to sell. In the document I ask, how much they owe, if they are willing to spend money on the house getting it ready, how much they will spend, do they have a 2^nd mortgage, are they current on all their payments, do they have a friend, relative or church member they are obligated to list with, how many Realtors will they be interviewing, and do they have any idea how much their home is worth?

Two weeks ago, a potential seller called me. I was referred by a relative of theirs that I had sold their home and being that he was a builder went on to sell several others of his spec houses. Their grandmother was going to be giving up her home and moving in with one of her daughters.

Yes, I sent the Pre-Listing Questionnaire over to them, along with my Marketing plan. I met with them, looked at the home, did a CMA and gave them a fair price, based on market conditions, actives and condition of the home.

What I didn't do was get the Pre-Listing Questionnaire back. Had I received it back, prior to the appointment, or picked it up at the appointment, I would have seen the answer to one of my questions. This was one of the things I taught my apprentice Kim Wood to do in the makeover2takeover contest.

The question is: Do they have a friend, relative or church member they are obligated to list with?

My past clients were not there, it was the children of the mother. Not the grandchildren whom were my past clients.

Yesterday, they called to say they were going to list with __________. He was a friend of theirs.

I knew they were interviewing another agent. I knew who it was. I was not worried. I wasn't cocky I just knew my internet presence was way better and when I asked them to Google me, Google him, I felt like they would have seen the difference.

Today I read a featured post by, Michele Reneau. Her title was, "You're going to be mad at me". The post was about some of her friends going with another Realtor.

Friends or no friends.

Referrals or no referrals.

We need to follow our systems.

A system works, it is something we do over and over again and it works. It is a proven method of doing business.

In this case I did not follow my system and I did not get the listing. Next time, anyone interviewing me for a listing, will send back the Pre-Listing Questionnaire prior to our meeting or I will pick it up when I meet with them the first time.

I don't want to hear those words again, "we are going to list with our friend".

Ann Arbor, Local Yokel

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Sat, 28 Jun 2008 10:47:17 -0500

So you want to move to Ann Arbor?

Did you know Ann Arbor is "25 miles surrounded by reality?"

Didn't think so, you have to live here a little while to know that little tid-bit. You will find out soon enough when you live here.

Ann Arbor the only place in the United States with the name Ann Arbor. If you Google Ann Arbor, it knows what you are looking for. Pretty cool, huh?

Speaking of Google.... Google opened their ad words division in Ann Arbor last year.

This is also where they are digitalizing the library of all the books allowed without copyright violations.

Ann Arbor is known as "Tree town", with the city having over 50,000 trees lining the streets.

Nichols Arboretum, affectionally called "the Arb" is a park with over 123 acres. It is a fun place to visit and walk through in all the seasons, you can picnic with family and friends, sled in the summer, relax under a tree reading a book, jog or take an evening walk.

Many people who move away say the "Arb" is one of the things they miss the most.

It is operated by the University of Michigan and is open and free to everyone from sunrise to sunset.

How can I possibly tell you about Ann Arbor without talking about THE University of Michigan. U of M. is the largest employer in Ann Arbor with over 30,000 people at the University and another 7500 at the Medical Complexes.

University of Michigan Hospitals were awarded one of the best hospitals in 2007, by US News. The University of Michigan Health Systems includes Motts Children Hospital, Woman's Hospital, Alfred Taubman Health Center and the University hospitals.

You can see by the layout of my blog that we are big Michigan Football fans. We are the largest football stadium in college sports. It is called "the Big House". Nothing is more fun than a Saturday afternoon, watching a football game in the Big House and tailgating with friends. Read the history of the "Big House" here.

"The Big House"

My kids on "game day"

A move to Ann Arbor would not be complete with out knowing about all the fabulous Ann Arbor Restaurants. Every ethnic restaurant is available for your dining pleasure in Ann Arbor, but nothing as notable as Zimmerman's.

Zimmerman's was started in 1982 in Ann Arbor, and is one of the most popular places to eat. A true N.Y. Deli, you will stand in line to eat the best deli sandwich, and baked goods in the Mid-West. I had a client once who flew in from Chicago just to pick up sandwiches and eat. Zingermans has grown into a family of restaurants with different specialties. You can print off the menu to plan your meal.

Food and Wine magazine named Zingermans one of the top 25 food markets in 2004.

Dominos World Headquarters, was founded by Tom Monaghan. The headquarters in Ann Arbor was inspired by the great American architect, Frank Lloyd Wright and sits on 271 acres at the intersection of U.S. 23 and M-14. It includes a petting farm, and a wonderful cafeteria called EBA, (everything but anchovies) During the Christmas season, there is a 2 million light display that you can drive through and enjoy in your warm car.

Other businesses located in Ann Arbor are Toyota, Google Ad-Words, NSF International. and Con Way. Borders Books is also located in Ann Arbor.

I welcome you to visit the Flickr pool of photos. It is a great way to experience Ann Arbor with over 10,000 photos.

The video is a 2 minute video that will give you a real view of Ann Arbor.

You can now begin your home search by clicking on the Search Houses logo below.

Printing a post in Activerain.

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Thu, 26 Jun 2008 11:19:00 -0500

Activerain launches new blogs. I'm sure you've heard... how exciting.

We all have more questions and I suspect that post will eventually be the longest post on record.

Gita asked a question there, and someone else did.

The question was, "how do I print this out, without all the comments".

Easy.

Highlight what you want to print.

Go up to the File

Select Print

Then click on the Print Selection.

It will ONLY print what you wanted.

You can also open up Activerain in two windows and toggle back and forth, step by step. That is how I learned to import video's into the post.

Now one less question for Brad and the gang to answer.

Compliance and Processing Fees...Michigan Legal Council Answers

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Tue, 24 Jun 2008 18:01:44 -0500

Michigan Association of Realtors offers a free legal hotline for Realtors in the State of Michigan to use. We can call in with questions to get a clarification on Michigan law or situations to get advice.

Every month in our MAR updates, a legal question is proposed to McClelland and Anderson the attorney's for MAR. The question was interesting this month as I recently had a buyer agent encounter this exact situation.

Situation: A home is listed by ABC Realty, a buyer agent brings an offer to the listing agent. When reading the remarks in the MLS information it states, buyer must pay a transaction fee in the amount of $295, to ABC Realty at closing.

The agents are asking MAR ?

Is this legal?

The answer is No.

Basically it is permissible for the listing broker to ask, however, he can not require the buyer to pay as the buyer is not under a contractual relationship with the listing brokerage.

•1) ABC Realty has a relationship with the seller in regards to the listing contract.

•2) ABC Realty can not create an enforceable obligation against the buyer through the MLS.

•3) The only time it would be permissible is if the transaction fee was between the buyer and seller noted in the sales contract.

***I guess brokers are desperate to ask the buyers to pay a transaction fee. ***

My team does charge our buyers a processing or compliance fee. It is not profit. It goes towards the holding and storage of documents to be compliant with state and federal rules for holding documents for 7 years.

My buyer agents are also encouraged to charge a Buyer Agency fee to their buyers for fees not covered in the commission.

Is this a common practice in your area? I know some companies require their agents to charge a compliance fee. Some call it a transaction fee.

Just curious, as I had only recently seen where the listing office was asking the buyers to pay a transaction fee.

Get me outta here!

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Mon, 23 Jun 2008 07:26:48 -0500

I needed a break bad. This past week was one of the weeks where you are thrilled to be busy and overwhelmed with the work to be done.

My Blackberry stopped receiving emails on Thursday, no big deal or so I thought. But, after an hour with support on Friday, my head was hurting and I said to my husband, "lets go to the lake, I can live without getting emails on my blackberry".

Or so I thought....

I had spilled a Margaretta on my key board for my Tablet P C at the girls weekend in N.C. I kept trying to find a few extra minutes to order a new one, but didn't have a minute to spare.

Getting away to our little lake house, is so relaxing. Being around water just makes my mind clear and I come back refreshed and ready for a new week.

Here are some shots I took of the lake, some ducks and geese and two racoons that live in a tree next door.

I hope to get better and shooting things quick as a ground hog ran away just as I shot.

I am so dependant on technology, that it was hard to unwind. We took my husbands old laptop so I wasn't totally unplugged but definately not at the level I usually am.

Now I am ready to start the week. Are you getting away? It is important for your health, well being and perspective on life.

Have a great week!

Are you running your business like a business?

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Sun, 22 Jun 2008 10:52:11 -0500

This weeks challenge to the MakeOver2Over Contest is critical to having a successful business. The rules were to come up with two systems, one for your Buyer Clients and one for your Seller Clients.

Years ago the book that changed my life was the E-Myth Revisited by Michael Gerber. Occassionally in our life time we find THAT book that is life changing. The E-Myth Revisited was that book for me. It was a huge WOW factor for me. Seriously I have read and re-read this book a dozen times, I have bought it and given it out multiple times. Once to my hairdresser who was thinking of starting her own salon.

I have a Manual called "The Missy Caulk TEAM" Systems.

Here is what my apprentice Kim Wood and I talked about this week.

First she had to know the big WHY ? Why do we systemize our business?

"A system allows you to do the things that you do over & over more efficiently." Systematizing your business allows you to go on vacation, sell your business, or hire a new assistant. It guarantees each client is getting the same level of service, and no task is left undone. Systems make your business more efficient.

Systems allow us to constantly ask ourselves, "How can I do this better?" Systems provide us the opportunity to improve and grow, they are not static, but a starting point for growing and improving. As new technologies come along, we add changes to our systems and take away the old static ones. They become the road map to our future success.

The bottom line is systems allow us to work "on" our business and not just "in" our business. Working "in" our business is what we do everyday as Realtors. We prospect, we meet clients, we write offers, we show houses, and we take listings.

When systems are created we are working "on" our business. We are finding ways to improve our time management, save money, and let go of the tasks we do over and over again, so we can be out doing the things that bring in money, working with buyers and sellers.

If a Realtor is really running their business like a business, they can easily hire people along the way to perform these tasks, or systems created so we can be the "rainmaker", bringing in new business.

We developed checklists for Seller and Buyer Transactions. These lists will be placed on the outside or interior flap of the file for the respective client. That way, if the agent is on vacation or has an assistant, they know exactly what has been completed and what is still to be done. Each task can be color coded for ease of knowing what to be done that day.

Either myself or Kim will post the systems and check lists we submitted for the contest after Monday. Because I have Kim using Outlook to manage her business we were able to incorporate into her Outlook tasks and calendar the way to follow the timelines for both her buyers and sellers.

For example, red: call my seller, blue: send the market reports, pink: time to ask for a price reduction, yellow: Monday Morning updates of activity in their neighborhood.

The tasks will also be added to the Outlook Calendar as a task which will trigger a ‘flag' to pop up when the task deadline approaches. Tasks can be set the day before as a reminder.

***In the meantime, if perhaps you are not running your business like a business, RUN, don't WALK to Amazon or your nearest bookstore and buy it, read it and implement it for the future growth of your own business.***

Ann Arbor Buyers and Sellers.... Are you all seeing this?

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Wed, 18 Jun 2008 17:53:34 -0500

Are you all seeing this?

Condo's that don't qualify for financing FHA? Either they don't have enough units finished or there are too many renters in there. If they are not on the approved condo list in Washtenaw County, then the condo association has to fill it out. In some cases they are charging $200.00 to fill out the form.

We, ( my daugher ) has written two offers for this Toyota Employee who is desperate to get in a condo, one condo community is not on the approved list. ( not finished yet and too many renters) One is not going to appraise. The listing agent is telling us she will get the sellers to meet the appraised value. hummm.....we'll see.

Are you all seeing this?

Sellers are at rock bottom. They price at rock bottom. They accept an offer at rock bottom. They have no more money.

The inspections are done.

The radon is high.

The sellers have no money to mitigate. They feel the buyer has got their home for a steal. In many cases they have. They don't have or want to put any more money into the house.

The buyers expect them too.

I've never had any problems with the sellers mitigating with radon high. Now I do, two offers at one time. One time on the buying side and one on the listing side.

Enough said

The day in the life of an Ann Arbor Real Estate TEAM.

Begin your Ann Arbor Home Search Here.

We'll hope it is FHA approved, appraises and has no radon.

Virtual Friends become Real Friends, Active Rain Meet Up in the Mountains

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Mon, 16 Jun 2008 10:34:21 -0500

It was fun meeting some of the ladies I have been blogging with from Active Rain for the last year and a half. Wonderful to have Virtual friends turn into ''real friends".

We had a great time in the mountains of North Carolina. What a beautiful state. I had no idea there was so many artists there.

We met at Desiree Daniels home in the mountains of Ashville, N.C.

It was a great group to meet with, very comfortable. It was like we had all known each other forever.

Amazing how you can connect with people through the written word.

One of the highlights of the trip was our visit to the Biltmore Estate, the Vanderbilts Country home.

Oh my... the only problem was we couldn't take photos inside, so by the time we had finished the inside tour, we all grabbed our camera's and shot like crazy at the winery and the gardens.

Ashville, N. C. is a charming town. For a fund raiser they have different goats outside the stores that are sponsored by the business.

One of my favorites was the one about TBI's. ( traumatic brain injurys).

I'll probably be posting more on this for a few days and sharing with you all the fun things we did. But, if you are curious to see some photos, you can go to Flickr where I posted all 143 of them in a set.

One of the highlights for me was meeting Kim Wood, my apprentice on the makeover2takeover contest. Poor Kim, we were all sitting around on Friday night and Kim was at the dining room table working hard on her assignment. Seriously I felt bad for her, but it was due on Saturday so working away she was.

Sarah Coopers photos on Flickr.

Heather Elias photos on Flickr.

Kim Wood's photos on Flickr.

Diane Aurits photos on Flickr.

What was amazing is even though some of the shots were in the same places, they are all different.

In the Conservatory at Biltmore Estates we were all attracted to different plants and flowers.

We all liked different goats.

AnnArbor.craigslist.com

Missy Caulk Ann Arbor Real Estate (Keller Williams Ann Arbor, Michigan) — Wed, 11 Jun 2008 23:46:24 -0500

Have any of you checked out Craigslist in your location lately?

I post all my listings on Craigslist, every 45 days. I get more emails and calls on my rentals and lower priced homes.

Today I posted my new listings on 7185 Dell Rd, Saline, MI. which is the post right before this one. I really never take a look at all the postings there, I check out the one I just posted and move on to something else. Today I decided to see how all the listings looked. (or so I thought)

So much self promotion from other agents, spam to buy programs, all in the real estate section.

Some posts had just a link to a web-site where the house was actually listed.

Wonder how long this has been going on?

I have found mostly younger buyers use craigslist, tech savy. I wonder if the consumers looking for houses want to see all the promotional advertising in that section?

If I was a buyer, I would not.

Most buyers just say, "Show me the houses, condos for rent or sale?"