Maryland Realtor

Derwood Single Family Oasis Seconds to Metro $469,000

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Thu, 15 Oct 2009 11:13:14 -0500

Meyer Leibovitch | RE/MAX Realty Group | 301-674-5227

17001 Dace Drive, Boyds, MD

Private Wooded Setting Seconds from Metro!

4BR/2.5BA Single Family House

offered at $469,000

Year Built	1973
Sq Footage	2,000
Bedrooms	4
Bathrooms	2 full, 1 partial
Floors	3
Parking	Unspecified
Lot Size	14,757 sqft
HOA/Maint	$0 per month

DESCRIPTION

Wow isn't enough to describe all of the updates and upgrades the current owner have made to this center hall, colonial home in Derwood just seconds from Shady Grove Metro, I-370, the Intercounty Connector and Rockville Pike. This location is a commuter's dream! Upgrades include: New kitchen with custom maple cabinets, a huge custom deck, new Pella windows and doors, a new master bath with a jetted tub, ceramic tile floors, fresh paint and more! This home is located on a private 1/3 acre lot overlooking a wooded creek. It doesn't get any better at this price!

see additional photos below

PROPERTY FEATURES

- Central A/C	- Central heat	- Fireplace
- Walk-in closet	- Hardwood floor	- Tile floor
- Family room	- Living room	- Bonus/Rec room
- Dining room	- Dishwasher	- Refrigerator
- Stove/Oven	- Microwave	- Attic
- Basement	- Laundry area - inside	- Balcony, Deck, or Patio
- Yard

OTHER SPECIAL FEATURES

- Amazing Custom Deck Overlooking Wooded Lot/ Creek

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6

Contact info:

Meyer Leibovitch

RE/MAX Realty Group

301-674-5227

For sale by agent/broker

Equal Opportunity Housing

Posted: Oct 15, 2009, 7:38am PDT

Quince Orchard Condo

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Thu, 15 Oct 2009 11:11:17 -0500

Meyer Leibovitch | RE/MAX Realty Group | 301-674-5227

830 Quince Orchard Blvd T-3, Gaithersburg, MD

Quince Orchard Condo with Fenced Patio

3BR/2BA Condo

offered at $112,500

Year Built	1982
Sq Footage	1,110
Bedrooms	3
Bathrooms	2 full, 0 partial
Floors	1
Parking	1
Lot Size	Unspecified
HOA/Maint	$640 per month

DESCRIPTION

Looking for a spacious three bedroom condo? This unit in Potomac Oaks in Gaithersburg features 1110 square feet, a formal living and dining room, a table space kitchen and a fenced patio--along with 3 bedrooms and two full baths. Bank owned and priced below comps. Condo fee includes all utilities and insurance.

see additional photos below

PROPERTY FEATURES

- Central A/C	- Central heat	- Walk-in closet
- Hardwood floor	- Living room	- Dining room
- Dishwasher	- Refrigerator	- Stove/Oven

OTHER SPECIAL FEATURES

- Excellent Commuter Location

ADDITIONAL PHOTOS

Photo 5	Photo 3
Photo 1	Photo 2
Photo 4	Photo 6

Contact info:

Meyer Leibovitch

RE/MAX Realty Group

301-674-5227

For sale by agent/broker

Equal Opportunity Housing

Posted: Oct 15, 2009, 7:58am PDT

Foreclosure Properties Prove Price is King

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Sun, 11 Oct 2009 17:47:20 -0500

Hello all! It's been a while since I have had a free minute to put down any thoughts or experiences on my blog. The reason being I have been completely busy listing and selling homes--finally. And that's a good thing--unfortunately, to the detriment of my blog.

Bank property transactions are a little different than typical owner transactions. There is no personal attachnment to the home and prices are arrived at by strictly looking at empirical data. Lately, asset managers have been very aggresively pricing property and the results have been overwhelming. But--it proves that price is king and people know where to find a well priced home. All the advertising in the world won't sell an overpriced listing.

For those of us working with hopeful buyers of foreclosures--the market is worse than it was at the height of the 2004-2005 market. I received 31 offers in two days, on a home priced at $164,500. The home eventually sold for $227,000. That's a colossal increase. Every single offer was above full price. I am positive the strategy is to get multiple offers on the table by seriously underpricing property. The beauty of the situation was that the home sold for nearly retail even though it had some issues.

Recently our group marketed a home that should have sold in the mid to high $400,000's starting at $299,000 until title problems quickly revealed and the home was removed from the market on day 1 and before the 50 agents who showed it had the chance to submit their offers.

It has clearly demonstrated the old addage that "price is king"! If you are dealing with an overpriced listing or have a seller that wants to overprice his home, this is a great example of how pricing gets the job done. By relating this to my real sellers I have been able to keep prices reasonable and receive multiple offers!

Quince Orchard Park Beauty! $559,000

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Sat, 25 Jul 2009 09:24:58 -0500

Meyer Leibovitch | RE/MAX Realty Group | 301-674-5227

127 Corning Lane, Gaithersburg, MD

Quince Orchard Park Beauty Ready for New Owners!

4BR/3.5BA Single Family House

offered at $559,000

Year Built	2002
Sq Footage	2,112
Bedrooms	4
Bathrooms	3 full, 1 partial
Floors	3
Parking	Unspecified
Lot Size	3,162 sqft
HOA/Maint	$73 per month

DESCRIPTION

Wow! All of the right stuff is right here in this four bedroom, Churchill built, single family home in Quince Orchard Park!

This brick home boasts a spacious and flexible floorplan with excellent spaces perfect for formal and informal entertaining and everyday living! All of the flooring throughout the home has been upgraded including hardwood in the formal living room, dining room, foyer and family room. The kitchen exhibits natural maple cabinets and neutral ceramic tile. The rest of the home has upgraded carpeting throughout and ceramic tile baths!

The home has three finished levels. Downstairs there is a large finished lower level with a recreation room, office, and a full bath and two rooms for storage.

Upstairs the master suite has plenty of room for large furniture, a walk-in closet and a super bath with a separate soaking tub and a stand up shower.

There is a detached two car garage and covered porch to boot! This home is conveniently located
within walking distance to the Kentlands and the Lakelands Town Center, that means shopping, entertainment and dining is very close by!

I-270 is just a minutes away down Great Seneca Highway! Don't miss the opportunity! This home is clean as a whistle and ready to go! Call today!

see additional photos below

PROPERTY FEATURES

• Central A/C	• Central heat	• Fireplace
• Hardwood floor	• Tile floor	• Family room
• Living room	• Office/Den	• Dining room
• Dishwasher	• Refrigerator	• Stove/Oven
• Basement	• Washer	• Dryer

COMMUNITY FEATURES

• Garage parking

• Swimming pool(s)

• Playground

OTHER SPECIAL FEATURES

• Covered Front Porch

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6

Contact info:

Meyer Leibovitch

RE/MAX Realty Group

301-674-5227

For sale by agent/broker

Equal Opportunity Housing

Posted: Jul 25, 2009, 6:18am PDT

Investor Special Montgomery Village $148,900

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Sun, 28 Jun 2009 19:49:49 -0500

Meyer Leibovitch | RE/MAX Realty Group | 301-674-5227

9465 Hickory View Place, Montogmery Village, MD

Excellent Investor Potential

3BR/2.5BA Single Family House

offered at $148,900

Year Built	1973
Sq Footage	1,294
Bedrooms	3
Bathrooms	2 full, 1 partial
Floors	3
Parking	Unspecified
Lot Size	1,925 sqft
HOA/Maint	$73 per month

DESCRIPTION

Loads of space for the money! This property is big on square footage and low on price! There's an eat-in kitchen, a formal dining room, a huge living area, a fenced yard, a spacious master suite too! Located in a convenient Montgomery Village location with access to everything including community pool and recreation! It's a corporate owned property perfect for someone looking for thier first home or investment property. Don't hesitate or it will be too late!

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Hardwood floor
Family room	Living room	Dining room
Refrigerator	Stove/Oven	Attic
Basement	Yard

COMMUNITY FEATURES

Clubhouse	Swimming pool(s)	Tennis court(s)
Lake	Playground

OTHER SPECIAL FEATURES

Spacious and Flexible Floor Plan!

ADDITIONAL PHOTOS

Photo 1

Contact info:

Meyer Leibovitch

RE/MAX Realty Group

301-674-5227

For sale by agent/broker

Equal Opportunity Housing

Posted: Jun 28, 2009, 4:41pm PDT

The Two Little Pigs?

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Thu, 11 Jun 2009 08:52:33 -0500

Once upon a time there were two little pigs. The first pig had built himself a beautiful home of bricks. Every year he made sure that all of the exterior maintenance on his home was complete. He trimmed his bushes and took care of his landscaping. He kept the inside of his home clean and tidy and over the years he replaced his kitchen appliances, installed granite countertops, upgraded his heating and air conditioning unit, and even installed new carpet. His home was sparsely furnished, but well appointed and neutrally decorated. All of his neighbors knew how nice his home was and he even won the best house on the block award from his neighbors!

The second little pig had built his home from wood. His home was not so well maintained and he only addressed problem spots when they became emergencies. His roof often leaked during rainstorms, there where overgrown shrubs by the front door which made it difficult to get in the home. There were weeds in the lawn and he had neglected to paint for several years so there was rotten wood around his window sills. His kitchen appliances had been replaced ten years ago and he had painted the inside of his house vibrant colors during the seventies. His bathrooms were original except for one new vanity in the master bath. His neighbors often wished he would better maintain his home because they thought he was bringing the housing values down ion the neighborhood.

One day the two pigs were talking and they both decided they wanted to move to the beach so they could enjoy some time surfing, fishing and start a new business selling surf boards. The first little pig called his real estate agent and scheduled an appointment in one week.

For the next seven days the first pig cleaned his home, removed boxes from his basement, repainted his kitchen and installed new bright lightbulbs in his living areas. He cut the lawn and remulched his flower beds.

When the real estate agent arrived, he was pleasantly surprised at the amazing curb appeal of the first pig's home. When the first pig opened the front door the REALTOR could smell the fresh lemon fragrance of the cleaner that the first pig had been using. The agent walked through the house and complimented the pig on how well maintained and nicely the house showed.

The real estate agent and the pig went over all of the comparable sales info at the dining room table and both were very pleased at the conclusion. They agreed too list the house at the highest comparable value and stay within the neighborhood values.

At the end of the meeting the first pig told the agent to call the second pig.

A week later the agent arrived at the second pig's house. He was immediately put off by the overgrown lawn and unkempt landscaping. He noticed the home needed paint and the rotten wood around the window sill. He caught his jacket on an overgrown shrub walking to the front door and ripped it. When the second pig opened the door the agent could smell the fish that the pig had cooked for dinner. He asked the agent to overlook the mess of newspapers and boxes on the floor. The second pig made excuses for all of the neglected repairs and pointed out the new, ten year old kitchen appliances. When they sat down at the table to discuss the details of the sale the second pig was insulted when the agent told him he would need to make many repairs to the property and that he would have to price his house on the low side of the comps. The second pig decided the agent was wrong and so he listed with another agent at a price much higher than the first agent suggested, without making any of the repairs.

Both pig's houses went on the market the same day. During the first week the first pig's house was shown more than 20 times and he received three offers on his home. One offer was above full price!

The second pig only received 5 showings and no offers.

Several months later the first pig was packing his moving van and getting ready for the trip to his new beach condo. The second pig still had not sold his home. His agent had done several open houses and run several ads, but no one made any offers.

After many price reductions and multiple realtors the second pig was ready to give up. The first pig urged him to call the first agent back. The first agent came back and made a detailed plan with the second pig. For the next several weeks the second pig had his house painted, he replaced the leaky roof, put new carpet and kitchen appliances and fixed all of the problem areas. Then the first real estate agent listed the home for sale.

In one week the second pig had multiple offers on his home and in no time he had moved into his new condo near the beach and the first pig.

From then on, the second pig made sure that he maintained his home, cut the grass and got rid of all the clutter--just in case he didn't like living at the beach!

Do You Leave It On the Stage?

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Thu, 04 Jun 2009 08:42:58 -0500

I woke up singing Killer Queen this morning. An old song by the super rock group Queen. The one about the high society lady who keeps the Moet Chandon in a pretty cabinet. So, when I powered up my twin 24's I went straight to Youtube and found a Killer Queen Video.

Anyhow, the next in line was a live version of Under Pressure. I am not usually a live track person but I let it play. As I read my e-mail I coudn't help but turn and watch Freddy Mercury. The guy was a captivating front man. The intensity was visceral. You could tell he felt what he was singing. It came from the heart and he was able to reach 50,000 people in a stadium with his words. They were all in unison watching, listening and singing along. He put everything he had in to that peformance, the words, the emotion, the delivery!

Do we do that as real estate agents? Can we be so convincing that we can get people to repeat what we are saying back to us and stare in awe as we show them our listing presentation?

I doubt it. We aren't rock stars jamming out on stage singing our lungs out! Come on. But, I think there is definitely a lesson there. The lesson is to put everything you've got in to it. Leave it at the kitchen table. Beleive what you are saying. Connect with your audience. Make sure that it is real and comes from the heart. If you beleive what you are saying and you know your subject your audience will sense your confidence.

The bottom line is that a great performance is easily reconizable by all. You might not be a rock star, but you can still leave it all on the stage!

REOs and Short Sales Gaithersburg Maryland Real Estate

Montgomery Village, MD Investor or First-Time Buyer! $148,900 WOW!

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Wed, 03 Jun 2009 12:46:16 -0500

Meyer Leibovitch | RE/MAX Realty Group | 301-674-5227

9465 Hickory View Place, Montogmery Village, MD

Excellent Investor Potential

3BR/2.5BA Single Family House

offered at $148,900

Year Built	1973
Sq Footage	1,594
Bedrooms	3
Bathrooms	2 full, 1 partial
Floors	3
Parking	Unspecified
Lot Size	1,925 sqft
HOA/Maint	$73 per month

DESCRIPTION

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Hardwood floor
Family room	Living room	Dining room
Refrigerator	Stove/Oven	Attic
Basement	Yard

COMMUNITY FEATURES

Clubhouse	Swimming pool(s)	Tennis court(s)
Lake	Playground

OTHER SPECIAL FEATURES

Spacious and Flexible Floor Plan!

ADDITIONAL PHOTOS

Photo 1

Contact info:

Meyer Leibovitch

RE/MAX Realty Group

301-674-5227

For sale by agent/broker

Equal Opportunity Housing

Posted: Jun 3, 2009, 9:42am PDT

Price reduced to $335k!

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Wed, 03 Jun 2009 12:43:09 -0500

Meyer Leibovitch | RE/MAX Realty Group | 301-674-5227

14189 Furlong Way, Germantown, MD

Upgrades Abound!

3BR/2.5BA Townhouse

offered at $335,000

Year Built	1992
Sq Footage	Unspecified
Bedrooms	3
Bathrooms	2 full, 1 partial
Floors	3
Parking	1 Uncovered spaces
Lot Size	2,000 sqft
HOA/Maint	$59 per month

DESCRIPTION

At $335k this one won't last! Upgrades abound in this spacious, three bedroom, two and a half bath end unit, townhome situated on a cul-de-sac lot, backing to woods in Germantown, Maryland’s Manchester Farm. This home has fresh paint, new carpet, built-in bookshelves, upgraded kitchen appliances, a custom deck, and more! It boasts an exceptionally flexible floorplan with excellent spaces on the main and lower levels for formal and informal entertaining including: an expansive living room, a formal dining room, an eat-in kitchen with loads of counter space, a cozy recreation room with a fireplace and sliding glass doors to the rear yard. Upstairs is a large master suite with a super bath, vaulted ceilings, wainscoting and two other large bedrooms with ample closet space, and a second full bath.

Manchester Farm offers a community center, several tot lots and miles of bike and jogging trails. It is a wonderful environment for those who like to participate in outdoor activities and who have a sense of community. It is located in beautiful Germantown, Maryland, within easy access of I-270, MARC rail stations and the Germantown Town Center. There are also many other attractions including Black Hills Park and the South Germantown Recreation Center, including the new indoor swimming facility just minutes from this home.

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Living room	Bonus/Rec room
Dining room	Dishwasher	Refrigerator
Stove/Oven	Microwave	Basement
Washer	Dryer	Laundry area - inside
Balcony, Deck, or Patio

COMMUNITY FEATURES

Clubhouse

Swimming pool(s)

Playground

OTHER SPECIAL FEATURES

Spacious End Unit Backs to Trees

ADDITIONAL PHOTOS

Front View	Living Room
Kitchen	Master Bedroom
Finished Lower Level	Deck

Contact info:

Meyer Leibovitch

RE/MAX Realty Group

301-674-5227

For sale by agent/broker

Equal Opportunity Housing

Posted: Jun 3, 2009, 9:37am PDT

Purpose Preceeds Performance

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Sun, 31 May 2009 10:59:55 -0500

"It's been a long time since I rock 'n roll"! The real estate business has gotten the best of me over the last month! I have been busier than, hmm which cliche' works best here? I'll leave it to you! But I am back blogging!

So, sometimes my brain works overtime, it's what I have heard others describe as revving! Makes sense to me! And I came up with something that I think has helped me over the past several months to really take advantage of what I now consider a hot market! Go figure, when it rains it pours. I am now working on 11 REO and personal listings and have written more contracts in one month than I have in a long time.

What is the secret? Well--I figured out that when I really determined my sense of "purpose"--my performance followed! Purpose preceeds performance!

Purpose can have meaning on so many levels. My purpose in life, my purpose in my career, my purpose for wearing a red tie, my purpose for a listing presentation, my purpose for showing a client theses statistics, my purpose for looking them in the eye when I speak with them.

Without purpose--the are no intended results. Yes, you might luck into something, even more often than not, but with a clear purpose you will take deliberate steps to generate results.

Unplanned downtime can often take a toll on ego. While business slowed down, I decided to examine my purpose. Why am I here? What things do I intend to accomplish? What is my intended outcome for determing my purpose? Here's how it kind of went:

1. Teach my children to love, learn, and respect others while enjoying their lives.

2. Provide a nice home, a loving atmosphere and plenty of activities to keep my kids from doing the wrong things.

Then I thought about my career and what I wanted to do and accomplish. I realized I enjoy helping people even more than I thought. It's a selfish thing really. But by helping others I feel more important. I gain self esteem. I HAVE PURPOSE!

So I analyzed all of the activities I was using to generate good will, business and self esteem. I went as far as re-writing each document in my listing and buyer books. I took out every "fluff" page without purpose. I focused intently on every step of my day, taking deliberate action with purpose. I invested in the most efficient computer, the most technologically advanced software, the best equipment I could afford to help me with my purpose--BTW, two 24" computer monitors increased my efficiency by 30% when I am on the computer!

So, every activity I engage in has purpose--and I am aware of that purpose.

Define your purpose and you will develope your performance. Yes it's like goal setting only more analytical. It's been said before in a million different ways, but I think I like, "Purpose preceeds performance" because it encompasses everything you do.

What is my purpose for this blog? To help you find your purpose! Good luck!

www.reosandshortsales.com

Germantown, Luxury Townhouse $345,000

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Sat, 09 May 2009 15:53:14 -0500

Meyer Leibovitch | RE/MAX Realty Group | 301-674-5227

14189 Furlong Way, Germantown, MD

Upgrades Abound!

3BR/2.5BA Townhouse

offered at $345,000

Year Built	1992
Sq Footage	Unspecified
Bedrooms	3
Bathrooms	2 full, 1 partial
Floors	3
Parking	1 Uncovered spaces
Lot Size	2,000 sqft
HOA/Maint	$59 per month

DESCRIPTION

Upgrades abound in this spacious, three bedroom, two and a half bath end unit, townhome situated on a cul-de-sac lot, backing to woods in Germantown, Maryland’s Manchester Farm. This home has fresh paint, new carpet, built-in bookshelves, upgraded kitchen appliances, a custom deck, and more! It boasts an exceptionally flexible floorplan with excellent spaces on the main and lower levels for formal and informal entertaining including: an expansive living room, a formal dining room, an eat-in kitchen with loads of counter space, a cozy recreation room with a fireplace and sliding glass doors to the rear yard. Upstairs is a large master suite with a super bath, vaulted ceilings, wainscoting and two other large bedrooms with ample closet space, and a second full bath.

Manchester Farm offers a community center, several tot lots and miles of bike and jogging trails. It is a wonderful environment for those who like to participate in outdoor activities and who have a sense of community. It is located in beautiful Germantown, Maryland, within easy access of I-270, MARC rail stations and the Germantown Town Center. There are also many other attractions including Black Hills Park and the South Germantown Recreation Center, including the new indoor swimming facility just minutes from this home.

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Living room	Bonus/Rec room
Dining room	Dishwasher	Refrigerator
Stove/Oven	Microwave	Basement
Washer	Dryer	Laundry area - inside
Balcony, Deck, or Patio

COMMUNITY FEATURES

Clubhouse

Swimming pool(s)

Playground

OTHER SPECIAL FEATURES

Spacious End Unit Backs to Trees

ADDITIONAL PHOTOS

Front View	Living Room
Kitchen	Master Bedroom
Finished Lower Level	Deck

Contact info:

Meyer Leibovitch

RE/MAX Realty Group

301-674-5227

For sale by agent/broker

Equal Opportunity Housing

Posted: May 6, 2009, 9:10am PDT

5 Month Absorbtion Rate in Montgomery County

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Tue, 24 Mar 2009 15:46:54 -0500

Another indicator of what the real estate market is doing in a particular region is called the absorbtion rate. The absorbtion rate is calculated by dividing the number of homes available by the number of homes sold in one month. Right now there are 4,426 house actively listed in Montgomery County, excluding new construction. A search of the MRIS with a contrat date of 2-24-2009+ revealed 888 homes. The calculations show a 5 month suplly of homes or a 20% absorption rate. The funny thing is that anything under six moths is usually considered a seller's market. That's a wow statistic, coupled with the low rates that should get you buyers off the fence!

Find Your Home Now

Germantown--Multiple Offers In Two Weeks

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Tue, 24 Mar 2009 15:23:22 -0500

I am going to present three offers tonight on a listing in Germantown that I have had on the market for two weeks. The sellers staged the property well, priced it within the range of the recent comparables and I put together a wonderful tour using Homevisit.com. The home has been shown sixteen times. Wow! I can't guarantee that one of the offers will be ratified, but multiple offers in this market is definitely a good thing. Could it be a sign of better times?

I have heard from several agents recently that they have been involved in multiple offer presentations. It is said that there is no sound when the market hits bottom and until the market starts going up you don't know that you were there. I am not making that claim, but multiple offer presentations on several occassions with several different properties is a great place to start!

If you want to sell your house in Germantown, this is a very encouraging sign! Call me and let's talk!

Germantown Maryland Real Estate

Short Sale Pre-Requisites

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Tue, 24 Mar 2009 15:04:40 -0500

If you are in a situation where your home is worth less than you paid and you are finding it harder to pay your mortgage you aren't alone. Experts are predicting that nearly 50% of the real estate transactions in 2009 will involve a short sale or foreclosure. Rather than ruin your credit for years to come you can opt to sell your home short. That means you can neqotiate with your bank for a lower payoff.

Banks are much more apt to accept short sales these days due to the high costs of foreclosure which include: carrying costs, attorney fees, property repairs, brokerage and more.

In order to qualify for a short sale today you will need to show:

Financial hardship- loss of job, loss of cash flow, death, divorce. Hardships are much less scrutinized these days and are can be directly related to your finances in many cases.
Financial shortfall-inability to make your monthly payments
Insolvency- more debt than income and assets

Do not be embarrassed to make the phone call. Again, experts predict nearly 50% of a ll real estate transactions this year will include a short sale or a foreclosure.

For more information or an on line application go to:

www.reosandshortsales.com

Germantown Short Sale Help Germantown Maryland Real Estate Gaithersburg Maryland Real Estate

Making Home Affordable Site

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Mon, 23 Mar 2009 11:11:01 -0500

If you have heard about the opportunities to refinance your Freddie Mac and Fannie Mae mortgages to more affordable monthly payments but don't know where to start, the site below is where you need to go. I have personally read much of www.makinghomeaffordable.gov and know that the resources are excellent. This site will definitely point you in the right direction to get your monthly mortgage obligation under control!

Germantown Maryland Real Estate

Meyer Leibovitch
RE/MAX Realty Group
301-674-5227

What's Going On Out There?

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Sun, 22 Mar 2009 23:01:47 -0500

This week came to another interesting end. I have been working on negotiating home purchases for several clients and one couple was fortunate enough to find a great house smack dab in the middle of the community of their choice. They called me about an hour after we had seen the home and I scrambled to put the offer together quickly for them so I could run over that evening an get it signed.

Usually, that is a good feeling. Your purchasers decide they are ready to put a reasonable offer on a home. The big caveat is that no matter what the market conditions are, even in the strongest buyer's markets when sellers receive offers quickly, the responses are often the same. And that is--why should they negotiate in the first week? They never anticipated selling so quickly, so they should hold out for more money right?

Unfortunately for my buyers, this seller had the same outlook as most of the other sellers in the same situation. They decided to counter with much higher than what my buyers and I determined the home was worth, based on the comparable sales in the neighborhood. I told my buyers that I thought the best thing they could do was walk away from the deal and maybe the seller would be willing to negotiate at a later time.

Yes it's a great time to buy, and interest rates are excellent too. Interest rates can often be a reason to take a deal that wasn't a good as you wanted because in the long run you could save tens of thousands of dollars in payments. But, it is my opinion, especially now, do not pay more for a home than what a thorough CMA suggests the value should be. CMA's are for buyers just as much as they are for sellers. Also, every offer should have an appraisal contingency, so if the house appraises for less than the contract price, you don't have to buy it!

Now is a great time to negotiate on a home! If you are looking to buy, lets talk!

Germantown Maryland Real Estate

Meyer Leibovitch
301-674-5227

Let's Get the Seller to Pay Your Closing Costs!

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Sun, 22 Mar 2009 22:37:12 -0500

If you have decided to take the step to buy and aren’t sure what types of fees you can expect to see on a closing sheet or what is known as a HUD-1, the list below briefly describes the costs associated with buying. These days, most sellers are offering to pay most, if not all of your closing costs. The savings can be huge! Getting a seller to pay 3% or more will save you thousands on the items listed below!

Common Closing Costs for Buyers

Down payment
Loan origination
Points, or loan discount fees, which you pay to receive a lower interest rate
Home inspection
Appraisal
Credit report
Private mortgage insurance premium
Insurance escrow for homeowner’s insurance, if being paid as part of the mortgage
Property tax escrow, if being paid as part of the mortgage. Lenders keep funds for taxes and insurance in escrow accounts as they are paid with the mortgage, then pay the insurance or taxes for you.
Deed recording
Title insurance policy premiums
Land survey
Notary fees
Prorations for your share of costs, such as utility bills and property taxes

A Note About Prorations: Because such costs are usually paid on either a monthly or yearly basis, you might have to pay a bill for services used by the sellers before they moved. Proration is a way for the sellers to pay you back or for you to pay them for bills they may have paid in advance. For example, the gas company usually sends a bill
each month for the gas used during the previous month. But assume you buy the home on the 6^th of the month. You would owe the gas company for only the days from the 6^th to the end for the month. The seller would owe for the first five days. The bill would be prorated for the number of days in the month, and then each person would be responsible for the days of his or her ownership.

$8,000.00 and 7 Other Reasons to Buy Your First House!

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Sun, 22 Mar 2009 22:22:18 -0500

If you have been considering purchasing your first home now is an amazing time to jump into the market. The federal government is offering an $8,000 tax credit for all first time homebuyers who purchase a home before the end of 2009. A tax credit is a dollar for dollar reduction in your taxes not a deduction which decreases your taxable income. If the amazingly low prices, record low interest rates and the additional $8,000 tax credit isn't enough to make you take the leap consider the following...

7 Reasons to Own Your Home

1. Tax breaks. The U.S. Tax Code lets you deduct the interest you pay on your mortgage, your property taxes, as well as some of the costs involved in buying your home.

2. Appreciation. Real estate has long-term, stable growth in value. While year-to-year fluctuations are normal, median existing-home sale prices have increased on average 6.5 percent each year from 1972 through 2005, and increased 88.5 percent over the last 10 years, according to the NATIONAL ASSOCIATION OF REALTORS®. In addition, the number of U.S. households is expected to rise 15 percent over the next decade, creating continued high demand for housing.

3. Equity. Money paid for rent is money that you’ll never see again, but mortgage payments let you build equity ownership interest in your home.

4. Savings. Building equity in your home is a ready-made savings plan. And when you sell, you can generally take up to $250,000 ($500,000 for a married couple) as gain without owing any federal income tax.

5. Predictability. Unlike rent, your fixed-mortgage payments don’t rise over the years so your housing costs may actually decline as you own the home longer. However, keep in mind that property taxes and insurance costs will increase.

6. Freedom. The home is yours. You can decorate any way you want and benefit from your investment for as long as you own the home.

7. Stability. Remaining in one neighborhood for several years gives you a chance to participate in community activities, lets you and your family establish lasting friendships, and offers your children the benefit of educational continuity.

Germantown Maryland Real Estate Boyds Maryland Real Estate Find Homes in Maryland

Call or e-mail today if you need an experienced agent to help you negotiate the best deal on your first home!

Meyer Leibovitch
RE/MAX Realty Group
301-674-5227

Boyds Versus Rockville and Potomac at $600k.

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Mon, 16 Mar 2009 20:56:11 -0500

On a happier note, this weekend I was able to show another couple a bunch of houses in Boyds, Rockville and Potomac. For about six hundred thousand dollars you can get a fairly new house in Boyds with about 3,000 sf on two levels. You will have an open floorplan, large kitchen, huge master bath, loads of closet space and a two car garage. There is a great chance that you'll get a finished basement. Think neoclassic colonials with crown molding, chair railing, center island kitchens, 10 foot ceilings, recessed lighting. But, most of the lots are going to be a little small between 7,000 and 12,000 sfand without a whole bunch of privacy. Some, however do back to woods or have upgraded landscaping.

In Rockville and Potomac you'll get an older home. Anywhere from 1965 up, for the most part. In Rockville, depending on the community you may or may not get a garage. Flower valley which is way east and really more like Olney all of the houses have two car garages, but Woodley Gardens and College Gardens you'll get a carport. There are a lot of split levels in Rockville too. Most people seem to shy away from the split levels. They don't typically have stately elevations like colonials. also the floorplans are split so it's like having a two level house that's been turned into four levels by cutting it in half, then staggering each half. Appraisers often comp split levels to ramblers because of that. I learned that years ago, and always found it interesting. You may be able to get between 2,000 and 2,500 feet on two levels in Potomac, but don't think new. Most everything in those homes at that price is going to be older, including bathrooms, kitchens, floors and possibly major systems. Oh, original windows can be drafty too.You can get some privacy due to mature landscaping.

The obvious benefit of Rockville and Potomac is vicinity to Washington DC if you have to commute. Boyds will get you the bigger more contemporary home.

A Totally Hypothetical Letter to You Mr. and Mrs. Seller

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Wed, 11 Mar 2009 13:09:12 -0500

Dear Mr. and Mr. Seller,

Thank you for the opportunity to show your house to my clients. You have a beautiful home and have maintained it wonderfully.

My buyer's really liked it so much that they decided to write an offer to purchase your home that was presented to you last week. Before they wrote their offer, they took the opportunity to work with me to determine a fair offer price. First, we looked at the most recent comparable sales in the neighborhood that were most like your home. Then we determined the per square foot value for each home and on average for the three homes that were most similar to yours. We also made price adjustments for differences in square footage, quality of materials, location within the community, lot size and condition. I have twenty years of experience selling real estate and make sure that my clients are educated based on the current sales data. While it is my job to make sure they get a good deal and you and your agent's job to get you a good deal--the price should somehow be determined by relevant data. Wouldn't you agree? Good, I thought so.

The average price per square foot for similar homes in the community (by the same builder, at the same time, with similar square footage) was $178.44 per foot, while the highest was $186.48 per foot. You are currently asking $212.55 per foot which is 12% higher than the highest sale price per foot. The latest and most similar comparable settled just last week for $35,000 less than what you want. That home had significantly more upgrades than your home and originally sold for $63,000 more than your home did at virtually the same time. The only reason I bring that up is because you explained your counter offer was based on the fact that when you had your home built, you spent a lot of money on upgrades--8 years ago. Please also remember that the next similar comparable home sold for over $60,000 less than you want and that was a larger home that backed to parkland that home sold for $31,233 more than yours originally did. We did take into consideration that your basement was partially finished and theirs wasn't. Even if you spent $30,000 to finish that basement (which is considerably high) that house, which sits on a lot that is 5,000 sf larger than your lot, would still be $30,000 less than your final counter offer.

If you or your agent can provide me with current comparable sales information for other similar homes in the neighborhood that justify the additional $30,000 you would like to get for a smaller, less optioned home several months later, in a severely depreciating market I will most definitely show them to the buyers. Their final offer at $197 per foot was a great offer and we would love you to reconsider.

Sincerely,

A. Agent

Encouraging Signs

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Sun, 08 Mar 2009 16:06:14 -0500

Over the past several weeks I have been showing three great families homes from Boyds to Bethesda including Silver Spring, Kensington, North Potomac, Potomac and Rockville. It's amazing how many other agents and buyers we are running into. At almost every house we are one of two or more parties viewing the property. I have also spoken with several real estate agents in my office who have presented offers in multiple offer situations. It is very encouraging to see so many buyers recognizing that it is a good time to buy a home!

Several of the agents in my office have multiple numbers of listings under contract too. With rates low and property depreciation that has reached 25% to 40% in many cases, this is definitely a better time to buy than it has been in years. Don't forget the $8,000 first time buyer credit too.

The market might be telling us something good!

Luxurious Germantown Townhouse

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Sun, 08 Mar 2009 15:54:17 -0500

Meyer Leibovitch | RE/MAX Realty Group | 301-674-5227

14215 Furlong Way, Boyds, MD

Stylish Germantown townhouse on cul-de-sac lot backing to trees and wooded parkland. Ten foot ceilings, hardwood floors, designer colors and an amazin

3BR/2.5BA Townhouse

offered at $329,000

Year Built	1993
Sq Footage	1,360
Bedrooms	3
Bathrooms	2 full, 1 partial
Floors	3
Parking	Unspecified
Lot Size	1,600 sqft
HOA/Maint	$59 per month

DESCRIPTION

Upgrades abound in this cozy, three bedroom, two and a half bath townhouse located in Germantown, MD just minutes from I-270, Great Seneca Highway, shopping and schools. This home has fresh paint, new carpet, hardwood floors throughout the first and second levels including staircases, upgraded kitchen tile , a custom deck and a full finished, walkout recreation room. It is located at the end of a cul-de-sac on a premium lot backing to woods. This home boasts a sublime floorplan with excellent spaces for formal and informal entertaining including: an expansive living room and dining room, an eat –in kitchen, a cozy recreation room with a wood burning fireplace, a large master suite with a super bath and vaulted ceilings, and so much more!

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Hardwood floor	Tile floor
Family room	Living room	Dining room
Dishwasher	Refrigerator	Stove/Oven
Attic	Basement	Washer
Dryer	Laundry area - inside

COMMUNITY FEATURES

Guest parking	Clubhouse	Swimming pool(s)
Playground

OTHER SPECIAL FEATURES

Custom Deck

Wood Burning Fireplace

Hardwood Floors

Eat-In Kitchen

Vaulted Ceilings

Super Master Bath

Cul-De-Sac Location

Minutes from I-270, Shopping and Schools

Designer Colors Throughtout

ADDITIONAL PHOTOS

Front Elevation	Huge Open Floor Plan
Large Eat-In Kitchen	Backs to Conservation Are
Comfortable Recreation Ro	Spacious Master Sweet

Contact info:

Meyer Leibovitch

RE/MAX Realty Group

301-674-5227

For sale by agent/broker

Equal Opportunity Housing

Posted: Mar 8, 2009, 1:11pm PDT

How Do People Get Smart?

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Thu, 05 Mar 2009 17:07:30 -0600

This morning my youngest son looked up at me and asked "Dad, how do people get smart"?

I smiled down at him and said, "They read books."

After a few seconds, he looked back at me with a puzzled expression and said, "Then, who wrote the books?".

I know that you might think the simple answer is other people wrote the books, but ... Never mind.

It's a Great Time to Negotiate!

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Tue, 03 Mar 2009 12:35:50 -0600

In 2004, 2005, and 2006 many real estate agents forgot how to negotiate. It was pay the asking price or pay more than the asking price. Buyers weren't getting advice, often times they were shoehorning themselves into payments they wouldn't be able to afford down the road with the hopes of hitting the appreciation jackpot.

Yes, times have changed. We all know that. If you are working with home-buyers today, more than ever you have an obligation to provide advice and guidance. CMA's are not just for sellers looking to get top dollar. Buyers should not write offers without seeing a full market analysis. They need to see sale prices, price per square foot and adjusted sale price comparisons to determine fair values.

Often times buyers make unrealistically low offers or they pay too much. As professionals, it is our responsibility to make sure our clients have the correct information with regards to values and trends. Usually, the general public is not as in tune with the specifics as we are. They know prices are lower and they know it's a good time to buy, but unless they know the specifics they could be relying on luck to get a good deal.

This is an excellent time to represent your buyers to the best of your ability and really negotiate on their behalf. It won't go unnoticed and will result in referrals for years to come!

Vistas at Woodcliffe Park

Meyer Leibovitch, REALTOR Boyds, MD Realtor (RE/MAX Realty Group) — Fri, 13 Feb 2009 13:26:17 -0600

As a real estate agent, I have the great pleasure to live and work in a community that I love. That community is the Vistas at Woodcliffe Park(legal subdivision Kings Crossing). Vistas at Woodcliffe Park is primarily a single family home community with 992 homes. It is located betweed Clopper Road and Shaeffer Road in Boyds.

The homes range from about 2,100 square feet to about 5,000 feet. The builders were Ryan, Ryland, Mid Atlantic, Richmond American, NV Homes, Washington Homes and Craftmark. There is a huge selection of floorplans and styles of homes to choose from so there is a house for just about any size family.

What I love about the community the most are the great friends we have made here. There is a diverse mixture of people here that lends to the charm of the community. Everyone is friendly and our neighbors all help each other out with lending garden tools or a stick of butter to giving a hand moving a tv or a piece of furniture.

I grew up in a community without a neighborhood pool. I really didn't know what I was missing. In the summertime, the amazing community pool here is a haven for all of the residents. There are three pools, a large lap pool for swim meets, a wading pool with fountains and a beach style sloped entrance and a baby pool. There is a place to eat and sit with friends and loads of upright and lounge chairs on the pool deck to relax in the sun. The entire area is clean, well maintained and the grounds are manicured. In addition to the amazing pool, there is a county park with plaground equipment and a baseball field great for spending time with your kids playing ball or a game of tag. Also, there are tot lots accesible from all areas of the community if you don't feel like waking to the park. The community is also located within minutes of shopping, restaraunts and entertainment. Whether you need to get to Wal-Mart, Target, Kohls, Best Buy, Bed Bath and Beyond, DSW or dozens of other warehouse or specialty stores, you are just minutes away.

The South Germantown Recreation Park is within walking distance too. There are so many amazing public amenities there including: miniature golf, adventure playground, the fountain park, joggin and bicycle trails, 22 soccer fields where league play goes on every weekend and more.

We have been truly blessed to live in this community. If you are interested in seeing the area or getting information about housing here in Boyds, please feel free to contact me. I can give you a tour or get you in any houses listed for sale!