| |
Pocket Listings Vs. Exclusive Agency…with held from MLS.
What is the difference and when should you choose to represent either one?
Here is the dilemma we will all face at one time or another in our agency forms, requirements, and the ethical decisions we will make related to our clients and the other local Realtors we engage in our market place.
Choosing an Exclusive agency over an Exclusive listing agreement.
Giving up the possibility to collect on your hard work and efforts to market a property, when the seller retains the right to sell to a party self generated. No one likes this agreement and will avoid entering into one like the plague. But from time to time a seller will say he/she has given a family member or an abutter the right to purchase if ever the property comes to market (not a recorded first right of refusal..a hand shake).
If you don’t place this listing in the MLS, your colleagues will accuse you of taking a pocket listing and keeping it for yourself. But if you publish the property and everyone wants to show it…get disclosures…deeds…right of ways…review zoning laws…check the title or any number of things, and then the seller’s inside guy steps up, you are an S.O.B. The up side of publishing the listing is it creates activity…and defines the fee being offered. Our fiduciary duty to the client is to produce the highest and best offer; competition will clearly offer a higher likelihood of better offers. And in my experience produce a price that even after commissions will be a higher net that the sellers hand shake among family members. But what of the promise to sell to Cousin Connie or Auntie Anna too bad so sad not enough cash? Does more money trump the abutter that purchased his site from you years ago and expected to own it all when you were ready? Or the relative that would other wise have no shot at ownership without the family discount?
I will come up with my market value, and ask the seller for the names of those (few) that will be considered “procured through the sellers sole efforts”, and make it known anyone outside of this list no matter the relationship…will be fair game.
Options:
1) Take the E.A. agreement…and keep it off MLS
2) Take the E.A. agreement …and put it on MLS
3) Refuse the listing agreement, due to the possibility of work with little pay.
4) Insist on an Exclusive right agreement and make all buyers equal no matter if they are friend or foe to the seller.
Not an option taking the listing and having the private sale comes with no compensation for my firm. In past agreements, we have done the paperwork for the sellers “procured customer” for a significantly reduced fee, and acted as a buyer facilitator to ensure the proper paper work was done, as protection for the seller.
1.Take the listing?
2.Do the CMA so the seller can use you?
3.Expect all sellers to be honorable in their intentions?
4.Pocket the listing?
5.Put it in MLS and let the chips fall where they may?
________________________________________________________________________________________________
One last questions...does it matter if the property was a unique waterfront piece?
Who Would be interested in a pocked listing...with no published commission split?
White Mountain Townhouse Price Reduced.
Long distance sellers make major price reduction to move their Loon Mountain Ski Condo. A $15,000 Reduction in price…combined with the last unit of this type selling for $20,000 more that the current asking price should shake loose a buyer Asking $179,900.
$179,900 - Lincoln NH
MLS Number: 2761260
$179,900 - Lincoln NH
8-2 Ridge Road Lincoln NH
MLS Number: 2761260
Basic Information
City/Town Lincoln, NH County Condo Name Lincoln Station Unit Number 2 Garage 0 Cars Zoning residential Square Footage 1,324 SF SF in Basement 0 SF Year Built 1984
School District Lincoln-Woodstock Cooperative Elem School Lin-Wood Public Elem Middle School Lin-Wood Middle High School Lin-Wood Public HS Taxes/Year $1,860 / 2008 Condo Fees $217
Room Details
Rooms 5 Bedrooms 2 Full Baths (Lvls) 2 (0,0,0,0) 3/4 Baths/Levels 0 (0,0,0,0) 1/2 Baths/Levels 1 (0,0,0,0)
Living Room Dining Room Kitchen Family Room Other Room
First Bedroom Second Bedroom Third Bedroom Fourth Bedroom
AMENITIES Cable, Cathedral Ceilings, Deck, Dining Area, Fireplace-Wood, Furnished, Master BR with BA, Pool-In Ground, Tennis Court, Underground Utilities BASEMENT Slab CONSTRUCTION Wood Frame DRIVEWAY Common/Shared, Paved ELECTRIC Circuit Breaker EQUIPMENT/APPLIANCES Dishwasher, Disposal, Range-Electric, Refrigerator, Window Treatment EXTERIOR Wood FOUNDATION Slab
GARAGE/PARKING 2 Parking Space HEATING/COOLING Baseboard, Other HEAT FUEL Electric, Kerosene LOT DESCRIPTION Deed Restricted, Landscaped, Level, Mountain, ROW to Water, View, Walking Trails, Wooded, Condo Development, Country Setting OCCUPANT RESTRICTIONS Pets Allowed ROADS Association, Dead End, Paved, Private, Shared ROOF Shingle-Asphalt SEWER Public STYLE 2 Story, Townhouse WATER Public WATER HEATER Electric FEE INCLUDES Landscaping, Plowing, Recreational, Trash
8-2 Ridge Road Lincoln NH
Two Bedroom 2 &1/2 baths Condo with Shuttle service to Loon Mountain and common area access to the Pemigewasset river, Club house, pools and tennis courts. Asking $179,900 Mostly Furnished
Enjoy the river, and the ski area both a very short distance away from the property.
Muddy Paw Sled Dog Kennel - A reason to visit New Hampshire
Muddy Paw Sled Dog Kennel is located in the heart of the White Mountains, Jefferson New Hampshire. The kennel is comprised of 86 sled dogs. The breeds are a variety of Alaskan Huskies, Siberians and Malamutes. Some are Rescue dogs and many have competed in the Iditarod and Quest races, all have a competitive nature and are extremely athletic animals. At the same time they are loving, fun and eager to please their trainers with any effort they are asked to undertake.
Muddy Paw expanded their operation this past year and now offering multiple sites to enjoy a brisk winter’s ride in one of their sleds. Check out the dog sledding tours offered at the Rocks Estate in Bethlehem NH, The Mount Washington Resort hotel  NH, and at Smuggler’s Notch ski resort in V.T.
Visit their website: www.dogslednh.com or give Karen or Neil (the head Musher’s) a call for more information on tours, times available, and clinics that are being offered 603-545-4533 or 603-986-0697. This would make a great gift for a couple or children visiting the White Mountains who would be up for a unique adventure in the great outdoors. To request additional information email: info@dogslednh.com
P.S. There are usually some puppies in training around while you wait for your turn for a thrilling ride through the country side. The folks at Muddy Paw recently spent a day at the South Peak at Loon Mt. Owners event…and they can be available for your special party with advanced notice.
For a really good time stick to Muddy Paw....How could you go wrong
The Million Dollar View Property sold...I'm happy for the buyers, they really seem like a great family. I will miss my frequent visits to this home, I volunteered to check on the place for the prior owners who live seven hours away. I know I've done my Job and got it sold, but personally I'll miss the morning visits. I climbed the steps one last time with a hot coffee in hand on a brisk winter's day. I came to say goodbye to a favorite listing...yes I'll miss the view.
My Last Winter View....
Our view of the world is ever-changing. Today it is different from yesterday, and tomorrow will transform it yet again. Standing on this snow covered deck three days from a closing, I wonder if the new owners will truly appreciate this spectacular view? I hope so, I sure enjoyed it while I had it listed for sale...so kudos to me and congratulations to them. These buyers found something really special...their friends and family will envy them.
My Last Foliage View.... The View of Franconia Notch...I'll miss you!!
Gone is the camp in the woods...I'll miss you!!
The Lucky buyers picked up this million dollar view, for $425,000 Furnished...I'll have to find a new favorite property to fall in love with...then sell. It is easy to sell when you see yourself living in a place like this. Share your I fell in love with the property...and was sad when I sold it story.
NCCA Winter Auction.
Join us for a festive Margaritaville themed Winter Auction on Saturday, February 6 at 7:00pm at the Key West Basin (Governor’s Lodge at Loon Mountain)! The evening will include cocktails, a delicious dinner buffet, and a Live and Silent Auction to benefit North Country Center for the Arts Papermill Theatre’s 2010 season.
More Contact information, donations, Tickets, and this summer’s line up of plays…and Children’s Theatre productions, Visit the web site
www.papermilltheatre.org email; info@papermilltheatre.org
A recorded message or live person on season 603-745-2564
Plays & performances live on stage our actors are superb.
The Paper Mill Theatre...main stage productions Celebrated 25 years, and your donations and participation's keeps this fine organization up and (Singing &Dancing) running.
 West Side Story
Beauty and the beast 
 Seussical the Musical.
42nd Street 
Come and support the arts...food fun and a silent auction to benefit the Papermill Theatre, held at the Governor's Lodge at Loon Mountain. Don't Forget this years theme has a Jimmy Buffet twist...wear your best Hawaiian shirt and make it an Island Festive evening...over-looking the white snowy beach at Loon Mountain ski Resort Lincoln New Hampshire Saturday Night 7:00...let the fun begin!!!
GASOLINE AND CELLS PHOTOS DON'T MIX....WARNING...WARNING...WARNING....PLEASE READ.
The Shell Oil Company recently issued a warning after three incidents in which mobile phones (cell phones) ignited fumes during fueling operations
In the first case, the phone was placed on the car's trunk lid during fueling; it rang and the ensuing fire destroyed the car and the gasoline pump.
In the second, an individual suffered severe burns to their face when fumes 
ignited as they answered a call while refueling their car!
And in the third, an individual suffered burns to the thigh and groin as fumes
ignited when the phone, which was in their pocket, rang while they were fueling their car.
You should know that: Mobile Phones can ignite fuel or fumes Mobile phones that light up when switched on or when they ring, release enough energy to provide a spark for ignition Mobile phones should not be used in filling stations, or when fueling lawn mowers, boat, etc.
Mobile phones should not be used or should be turned off, around other materials that generate flammable or explosive fumes or dust. (i.e., solvents, chemicals, gases, grain dust, etc.)
Bob Renkes of Petroleum Equipment Institute is working on a campaign to try and make people aware of fires as a result of 'static electricity' at gas pumps. His company has researched 150 cases of these fires.
His results were very surprising:
1) Out of 150 cases, almost all of them were women.
2) Almost all cases involved the person getting back in their vehicle while the nozzle was still pumping gas. When finished, they went back to pull the nozzle out and the fire started, as a result of static.
3) Most had on rubber-soled shoes.
4) Most men never get back in their vehicle until completely finished. This is why they are seldom involved in these types of fires.
5) Don't ever use cell phones when pumping gas.
6) It is the vapors that come out of the gas that cause the fire, when connected with static charges.
7) There were 29 fires where the vehicle was re-entered and the nozzle was touched during refueling from a variety of makes and models. Some resulted in extensive damage to the vehicle, to the station, and to the customer.
8) Seventeen fires occurred before, during or immediately after the gas cap was removed and before fueling began.
NEVER get back into your vehicle while filling it with gas. If you absolutely HAVE to get in your vehicle while the gas is pumping, make sure you get out, close the door TOUCHING THE METAL, before you ever pull the nozzle out. This way the static from your body will be discharged before you ever
remove the nozzle. As I mentioned earlier, The Petroleum Equipment Institute, along with several other companies now, are really trying to make the public aware of this danger.
I ask you to please send this information to ALL your family and friends, especially those who have kids in the car with them while pumping gas. If this were to happen to them, they may not be able to get the children out in time.
Thanks for passing this along.
Busy Real Estate Professionals Heed this Warning...gas and cell phones can be a deadly combination.
My Friends on Facebook inspired my story of "What star do you look like".
Being John Scheider... my homage to the dukes of Hazard
 
I was accosted by a boy scout troop once at a Red Sox game (when I was much younger)...but they figured it out after a while. Bo Duke Wouldn't swear when the F#@*ing Yankees beat the Red Sox would he?
 
A couple of Jeff Foxworthy- Want -to -be's...Seriously I got it all the time.
 
Ok...I'm reaching here, but if you squint a bit?
 
...only slightly and not at all without the shades? Work with me here.
 
Alright the younger I was the more I looked like him....Get over it!!
I'm a northerner...but here is the only Moonshine Joke I have ever heard...
So here is my tribute to the Dukes of Hazard.
Two hillbillies walk into a restaurant. While having a bite to eat, they talk about their moonshine operation.
Suddenly, a woman at a nearby table, who is eating a sandwich, begins to cough. After a minute or so, it becomes apparent that she is in
real distress. One of the hillbillies looks at her and says,
'Kin ya swallar?'
The woman shakes her head no.
Then he asks, 'Kin ya breathe?'
The woman begins to turn blue and shakes her head no.
The hillbilly walks over to the woman, lifts up her dress, yanks down her drawers and quickly gives her right butt cheek a lick with his tongue.
The woman is so shocked that she has a violent spasm and the obstruction flies out of her mouth.
As she begins to breathe again, the Hillbilly walks slowly back to his table.
His partner says, 'Ya know, I'd heerd of that there 'Hind Lick Maneuver' but I ain't niver seed nobody do it!'
Never Choke in the south.
When moving water grinds to a halt you know it's cold outside. Today's walk along the river produced a few photos. I hope you enjoy a walk up the Pemigewasset River from Woodstock to Lincoln New Hampshire.
Slabs of ice two feet thick, heavy enough to break fully grown trees, is some serious power.
 
this chunk was at my camp-site 50 feet from the water's edge, and about the size of a parking space.
 
Away from the big Ice Jams the river looks normal flowing and quiet.
Mount Liberty center, and Lafayette is mostly obscured to the left and almost completely white with snow.
Another fresh snow fall tries to close the river up, and hide the water with the white. South Mountain Bridge.
 One of our Custom homes
It can be a little dangerous to live along the river but all that do are willing to accept the risks for the rewards of listening to moving water...even when it also means the crash of breaking ice jams.
 
These two Pictures were taken from the same spot 3 months apart...the Ladies Bath-tub swimming hole October and January. South Peak Home owners trails and Cross country ski paths lead you to this spot.
I'm always amazed by the strength of water, We had some three inches of rain a few days ago. The violent roar of the river heaved literally tons of ice fifty feet up on the banks and stacked it ten feet high. Here is a look at the block of ice in their new resting place.
Here is a different perspective on how high the ice can be pushed and stacked by moving water.
Here are two pictures taken from the same location a few months apart...the ice on the river banks here is about fifteen feet tall...solid blocks the size of a medium size American car.
There are some huge blocks of ice thrown up on my land
Strangly I assumed the worst down by the lake, I was convinced the docks would be twisted and shattered by the rising ice flows. But I found a completely differnt scene there, it was calm and tranquil. The ice fishing houses were as they were before all that rain and the docks were sitting quietly undisturbed. 
Today's Mind Benders...Enjoy!!
What did the instructor at the school for Kamikaze pilots tell his students?
Watch closely I’m only going to do this once
Is it legal for a man to marry his widow’s sister in the state of California?
Probably not, since he’s dead.
How many times can you subtract 5 from 25?
Just once, because after you subtract anything from it , it’s not 25 anymore.
What two things can never be eaten for Breakfast?
Lunch and dinner
What did the fish say when he ran into a concrete wall?
Damn
Imagine you are is a sinking boat and surrounded by sharks. How would you survive?
Just quit imagining
Before Mount Everest was discovered, what was the highest mountain on earth?
Mount Everest of course
The Person who makes it doesn’t want it, The person who buys it doesn’t use it, The person who uses it doesn’t see it…What is it?
A Coffin
While some months have 30 days, others have 31 days how many months have 28 days?
All of them
Which came first the chick or the Egg?
The Egg, since Dinosaurs laid eggs before there were chickens
It is everything to someone, and nothing to everyone else…What is it?
Your Mind….
Let us try to use our minds wisely…enjoy your hump day!!!!
|
|
Steve Loynd/ 800-926-5653, White Mountains NH
Lincoln,
NH
More about me…
Steve Loynd, Alpine Lakes Real Estate Inc., Loon Mt, NH.
Address: 7 Linwood Plaza, Box 1135, Lincoln, NH, 03251
Office Phone: (800) 926-5653 x 11
Cell Phone: (603) 381-7898
Email Me
 Links
Archives
|
Your-White Mountain New Hampshire real Estate Expert
;)
;)
