Everything Omaha NE Real Estate Blog, Diatribes, Rants, Raves about All Things Omaha

Foreclosures in Omaha, NE: Buy and Renovate

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Sun, 29 Nov 2009 18:29:40 -0600

Foreclosures for sale in the Omaha, NE Metro are a growing breed. I work with buyers to find them the perfect foreclosure:

I then have a contractor, Vesta Properties LLC, who will help you create the vision and do the rehab of the foreclosure or distressed property, so that you have all custom choices on your home in an established area AND without the custom built price tag to get you a move in ready home at a great price.

Everyone is interested in distressed, foreclosed, short sale properties. It's interesting to everyone because who doesn't want an undervalued home? However, working with distressed homes is not what most people think.

First to know:

... is that not all foreclosures are priced well. Just because it is an REO (Real Estate Owned) property does not mean that it is automatically going to be priced at a steal of a deal pricing.

Careful analysis of the current price, bringing in the contractor to give his estimation of costs based on what needs done and the buyer wants done, and my REALTOR perspective of whether the amount spent on the home plus improvement amount would bring the home's value to after rehab, is the most realistic way to see if a certain home is a good investment.

It is important to know what you are doing and work with experts in the distressed property market to be sure you are making a sound investment with your money. Knowing what renovations will yield the returns your looking for are crucial.

If you would like to pursue distressed, foreclosed properties in the Omaha Area AND/OR need an experienced house renovator to help you make the crucial analysis of how much repairs will cost and help you create/ implement your vision, please email, call, text with any questions.

Colleen Woodward

www.ColleenWoodward.com

Prudential Urban Omaha

402.571.5887

What is street creep (or concrete creep)?

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Sun, 29 Nov 2009 15:05:13 -0600

Street Creep is when concrete shifts, moves, expands from extreme pressure from traffic or natural occurrences that pushes against the driveway of a home, pushing it into the foundation of the home creating serious looking cracks on the foundation wall.

Homes most succeptable to street creep are homes at the bottom of hills, on hills, at the end of a t-intersection, and in a circle where the home sits on a curved edge of the street. In Omaha, NE since most homes have basements, street creep is noticeable since it is easily seen on the basement walls.

How to Check for Street Creep before it becomes a problem:

Check expansion joints: If the joints seems unusually tight or compressed -- you might say, "squeezed" or "crushed" -- you may have a problem. Take a screwdriver or flat kitchen butter knife, and trying to tamp it down between the expansion joint and the concrete. You should be able to drive the screwdriver or knife blade down a good 4-5 inches. But, if you're hitting concrete at just 2 or 3 inches, your might have "creep."

Check garage floor/foundation: If there are cracks in the foundation, outside or in, or if the garage floor slab is pulling away from your garage wall (foundation) then you may have a problem.

How to Prevent OR Stop Street Creep from causing any or future damage:

An expansion joint is simply inserted between two slabs of concrete, either 2- 1" inch seams should be cut or 1- 2" inch seam can be cut. Properly installed with back-rod and topped with Valkum, it will shrink and expand as the concrete moves, absorbing the pressure and stress of the movement before it starts cracking and crumbling the walls in your home

Should I Be Afraid of Buying a Home with Street Creep?

Street Creep is very common and treatable, so do not walk away from a potential home just because of street creep. The best thing to do is have a structural engineer consult on it. There are many times that Street Creep has caused serious looking cracks, but once properly sealed and an expansion joint is in place to prevent any future creep, then the structural engineer may say, "just monitor, but the structure is sound and stable."

Do not let a real estate agent, your family, friends, or other people who are not structural experts scare you with tales of scary cracks. Concrete expands and contracts naturally, so it will indeed crack. Cracks in and of themselves should not be scary as they do occur. The size, shape, direction of the cracks are what is important and anyone that is not a structural expert cannot make that deciphering properly...So do not listen to non-experts because they don't know what they are talking about.

However, if the creep has not been cared for properly, then the structural engineer may recommend the expansion joint in some cases, which is a fairly inexpensive fix ($1000 or less) OR if its a serious case of street creep a structural system may be needed which is a lot of money and extensive work. I would not take an opinion of a salesmen for the system to determine need however. I would get a 3rd party non-interested structural engineer to consult on it, which roughly runs about $180 to $200. As homeowners insurance generally does not cover street creep, so don't be suckered into an expensive treatment from a salesmen if it is not truly needed.

If you need a good recommendation of a structural engineer to consult on a structural issue in the Omaha, NE area please give me a call, I have an excellent one.

For this or any other real estate question, don't hesitate to call, email, or text me.

www.ColleenWoodward.com

Prudential Urban Omaha: Your Realtor for Life

Hire a top real estate agent with a top team in the Omaha Metro Area

The Good Stories and Bad Stories of the Tax Credit Extension/ Expansion

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Tue, 17 Nov 2009 16:48:16 -0600

MY 2 CENTS:

So the BAD First, Cuz I Know You Wanna Hear It:

We were having crazy times leading up to the first week in November because we were getting everybody in to see homes, to be able to get a contract written, negotiated, and escrow closed all by November 30, 2009. It was busy, bustling, and so fun with madness. My listings were being shown like crazy. I was scrambling all over town to get my buyers in so we could make this magic happen on this short deadline. I was thrilled. I love the madness of real estate. Soooooo, when the extension passed we were mid negotiation on 2 contracts on listings. All the sudden negotiations came to a screeching halt and both buyers took an extra day to think over the contract. Why? Because all the sudden had this huge pressure off to pick something and close. Now, hmmm, shall they keep window shopping? Shall we stroll around the block again? Shall we play a game of pitch, do some cart wheels, play our playlist on iTunes, and then put in an offer? They could play with our poor sellers emotions. Poor, sad sellers having to be subject to this drunk with power buyers.

I think it would have been better to have the credit expire on the 30th, so you squeeze out and have real statistics on how the first one went. The people who were buying would have bought because they wouldn't have known if it would be extended. Our sellers that didn't get sold would get more motivated to get in on the next wave OR ELSE... We would have had a solid cut off. A solid, intense, driven market. Clean cut bought. Clean cut sold...All due to the Tax Credit of 2009 chalk it up.

Then start the other one Jan. 1, 2010 so again you can gauge and get statistics on the effectiveness of expanding it to non-first home buyers and if people didn't just extend from 2009 into 2010 just because they could.

THE REAL BAD:

Those poor non first home buyers that bought this year with no incentive. They sold their home because the market was good to sell since buyers were out in the sunlight, exposed with the tax credit as their carrot on a stick. One couple I have in particular who got bit in the rear by this is so deserving, is so sweet and wonderful; they lived in their home for 30 YEARS?! And missed this $6500 by a couple of months. Depressing for them. My sweet, sweet clients. I am so sorry the government screwed you like that.

THE GOOD!

I am thrilled it was extended and expanded! Ah, the clouds were starting to rumble, we were beginning to get scared what the missing carrot on the stick for buyers might do to the market. And then, the clouds parted, the sun shone through and the heavens sang down their great news of a continued proverbial carrot dancing in front of not only first home buyers...Wait for it...Also to people that had owned their home for at least 5 years. Hallelujah, Hilayahiya, Hallelujah!

Learn about the Nuts and Bolts of the Tax Credit Expansion/ Extension Guidelines visit my last blog entry.

OR you can just call me or email me with your unique situation and I will help navigate you through this wonderful world of real estate and any questions you may have.

www.ColleenWoodward.com

Prudential www.UrbanOmaha.com

402.571.5887

The LOWDOWN on the '09-'10 Tax Credit Extension/ Expansion

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Tue, 17 Nov 2009 16:34:19 -0600

I just re-read my own blog post about the impending doom and gloom of the tax credit expiring on November 30, 2009. And now look at this world: Extended AAAANNND Expanded. How lucky are we?!

The Low Down of the Tax Extension:

Anything that is in a fully executed contract by April 30, 2010 and closes within 60 days will get the blessed and wonderful $8000 tax credit. This is cash. Not a deduction as many first homebuyers may not understand the difference here. It is an actual credit. If your balance for your tax return is 0, no return, no pay, then you would get $8000 from Uncle Sam. It's so exciting and historic, it makes us real estaters giddy.

The Expansion of the Tax Credit:

Anyone who has owned their current residence for the past five years that they are selling to purchase a new property qualifies for a $6500 tax credit (think: money in hand)

The Stipulations AKA: Fine Print

Unless you have already claimed it, the credit can now only be claimed when filing next year's tax return (in 2010) by using Form 5405. For qualifying purchases in 2010, taxpayers have the option of claiming the credit on either their 2009 or 2010 return. If you and your spouse claim the credit on a joint return (both of you must meet the income and past ownership criteria to qualify), each spouse is treated as having been allowed half of the credit for purposes of repaying the credit. So the total amount claimable is still only $8000 (up to April 30th 2010).

Tax Credit Exclusions: Homes that cost more than $800,000 aren't eligible for the credit and you must be over 18 years old to claim the credit. Those who sell their new home or stop using it as their main residence within three years would have to repay the credit. You cannot claim the credit if acquired your home by gift or inheritance OR if you acquired your home from a related person.

Income qualification limits: The home buyers' credit would be available to individuals earning up to $125,000, or $250,000 for couples, up from $75,000 for individuals and $150,000 for couples under the original rules. However the higher income limits are not retroactive, and are only applicable for home buyers who purchase a home after Nov. 6, 2009. The existing income (MAGI) limits still apply to purchases on or before Nov. 6, 2009.

Top Realtor Omaha NE Real Estate

Colleen Lang Woodward www.ColleenWoodward.com

Prudential Urban Omaha www.UrbanOmaha.com

402.571.5887

Has the federal housing tax credit worked for the Nebraska real estate market?

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Sun, 11 Oct 2009 23:07:55 -0500

Got busy, blog went to the wayside (sorry, clients to make happy)... Anywho, anyone wondering how the $8000 tax credit has affected our local real estate market?

It has been fascinating watching how this $8000 tax credit has affected the real estate market in the Omaha, NE. It has seen a swing and sway. It has been steadier with showings all around, but I have never seen such frenzy for homes under $120k. It is downright ridiculous. I have agents calling ahead of time to see if it's still for sale because all the others they have called on have gone under contract....This I like to hear. Nothing quite like hearing you lost out on yet another home to put a fire under a buyer to submit an offer (hopefully on my listing next)!

FASCINATING SCENARIO 1:

There have been some casualties to this madness. I have two distinct clients that their house sat on the market for a month or two, so when we got an offer, they accepted one lower than they had hoped because they were ready to move on with their lives and cut their losses...

Well, low and behold, during the period of inspection while freshly pending, I had this seriously ridiculous uptick in calls from every buyer wanting to write an offer on the house. I mean I was almost being stalked by the clients and their agents because they wanted to know if it looked like it was going to go through. My question for them is, "Where the heck were all of you the past month or two when we were just waiting for an offer to cross my desk???"

Each of these clients had outstanding homes; priced well, showed well, marketed well (of course), I mean dream listings. The buyers were on the same schedule it seems, everyone was swarming come March and then again in September. The other months were busy, but those two months were literally fanatic, people were going crazy to get offers in and see houses...But this was sad for 2 of my clients in some ways because they missed the frenzy by a couple days and maybe could have gotten more from the frenzy...Hindsight is 20/20. You don't know if it will truly happen until it does.

FASCINATING SCENARIO 2:

I had this adorable first home buyer Hearthstone home, Monticello plan in Carriage Hill. A couple weeks in we got competing offers...I realize that in coastal areas (OR anywhere HGTV films, don't get me started on HGTV and how people think its really how it works HERE) competing offers can be a normal occurrence...We live in Omaha, NE and people here are CONSERVATIVE. When an offer is on the table, they back away, shrug their shoulders, and say something like "humph, guess it wasn't meant to be".

Did you hear me: I HAD COMPETING OFFERS and yet neither of the people came in with full price offers! What the?! Then we went back and forth, one and then the other several times and still NO FULL PRICE OFFERS with closing costs as a concession? What the?! This is every seller and agent's dream. It was absurd. We put the deal together on one of them. It was a good deal, but really, really???!!! I really thought even full price with closing costs paid should have been feasible. Madness I tell you.

(I also must sidenote: the home was priced $6000 below what they paid for it in '05, just to give you an idea of prices in this market)

FASCINATING SCENARIO 3:

While this has been the busiest time I have literally ever seen in the business (psst, I started about 5 years ago when the impending crash media was starting) There are buyers everywhere.... Common sense would tell you that by supply and demand, that prices would be driven up by this demand...And that, my friend is where you would be wrong. Pricing has still had to remain low and offers, oh my, the offers have been coming in the lowest I have seen in years (and there has been a lot of bad times over the years)...Lots of buyers indeed, but not the kind around here, with our conservative nation, that is going to dare overpay for anything. They may want to buy, but they are not getting in to bidding wars, paying full price, or even full price when they are competing against another couple. They still want the entire farm, the cattle, the sheep, and your dog Jack over there to boot...And maybe if you're lucky they won't ask for your first born son.

It has been FASCINATING! I think the $8000 tax credit worked wonders for our local market, but it may have squeezed out all the buyers that would have been next years buyers, but again, we won't know that until it happens. My prediction is fairly bleak. I think people were optimistic, got out of hiding from all the fear the media has produced, and were buying/ selling again with some joy and fervor. However, I think we might hear crickets chirp when it comes to a screeching halt, we will all hold hands and look at one another blinking, anxiously waiting to see how it all plays out once the tax credit expires.

Real Estate Can Get Lonely: A Team Can Be A Great Thing

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Wed, 09 Sep 2009 15:10:26 -0500

It's true, I switched companies to Prudential to join Tasha Moss and be a part of Urban Omaha. I have a blog on here ranting and raving about my other company. Well because how can you diss RE/MAX, they are a fantastic company...They are franchise, locally owned and each office varies by the Broker's personality, goals, and motivations. I wasn't looking to switch, but when the opportunity arose to join a leading team in Omaha, how can one say no? I am so pleased to have joined Tasha AND Prudential. All the things I loved about being with a National company hold true with Prudential. On top of that, Vince Leisey, the owner/ broker is a superb guy to deal with as he is supportive, creative, forward thinking, and constantly on the go (literally) staying on top of the real estate game.

Tasha Henninger- Moss and I are a great match as far as working on a team goes. We are similiar in personality style, business, and demeanor. Joining a team affords me to grow without feeling the growing pains, which we all know are when you start getting so busy you need to hire someone, but you are so busy you don't have the time to deal with hiring and training someone, but then in the lulls, you are still stuck paying someone... She has all the systems in place to be big without the painful growing pains. She has been a top agent in Omaha and nationally with her business.

Real estate is a lonely business, we are all independent contractors working in the same pool of buyer and sellers, so there is very little shared with other agents on how exactly we all work, do our presentations, and the like. Sadly most of our knowledge of our local, fellow agents is gleamed off of the materials they leave behind with our now client and what our client who also knows them or interviewed them has to say. Word of mouth can be defeating for some and the shining star for others...Us agents believe the customer, so then our opinions are also formed by the interaction.

Being a part of a team has been a huge blessing to have someone that actually has a vested interest in covering me when I am out of town or need help with an open because a child got sick. All that does is translate into better service for the client. Better service for the client means better business for me and MORE business for me. Top service should be our only goal in this business. On top of that, running by the everyday issues that arise in real estate is having several great agents collaborating and we all have the motivation and goal to help each other out.

Green Omaha Coalition/ Green Home Tour: September 19, 2009

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Thu, 03 Sep 2009 16:53:05 -0500

Mark your calendars for the 2nd Annual Green Home Tour put on by the Green Omaha Coalition

Shuttles will run from Village Pointe, so shop the Farmer's Market, hop on a shuttle to view cutting edge homes incorporating eco-friendly building and design as well as lifestyle. The homes will feature tips, tricks, and products that you can incorporate easily into your own life. Going green is much easier than people imagine it to be.

Held 9am -1pm from Village Pointe shopping center. The tour will showcase four west Omaha homes, three of which have undergone a series of green home improvement projects. The fourth home on the tour is a new Energy Star Home. Free shuttle service to the homes will be available at Village Pointe. Tour goers are encouraged to carpool, walk, cycle or take the bus to Village Pointe and use the tour shuttle.

New to the 2009 tour is an information fair at Village Pointe in conjunction with its weekly farmers market. Vendors will include area businesses and nonprofits interested in green living. In addition, Goodwill Industries will be accepting donations on site at Village Pointe throughout the tour, and tax receipts will be available.

It's an intimidating process to start going green, but as soon as you start you realize it was really so much easier and lifestyle changes are easy to make. Recycling that I had regrettably put off for years is shocking to me. I have so little trash after all the recyclables are out of it! It's good for my kids to see and learn as they grow. Elkhorn Sanitation has an amazing program called Curbside Rewards. I was paying for trash removal anyway. I spend $10 more a month, but also get it back in the rewards from recycling that they offer!

I am now on the steps to going more green everyday. All my lightbulbs are changed out, recycling grocery bags are in full effect, recycling is in full effect, I am growing a garden this year, trying to use less paper towels (ugh, this one was the toughest for me) and opting for wash rags, and I have gone vegetarian which is both an ecologically friendly AND body friendly thing to do. I highly recommend the book "Skinny Bitch" : )

It's easier than you think, so why not explore some more ideas into going Green by visiting the tour. It's a fun way to spend a Saturday out at Village Pointe!

Colleen Woodward

Prudential Urban Omaha

www.ColleenWoodward.com

Selling Real Estate for the Cure

New Listing: 13502 Taylor St Hillsborough Home for Sale

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Thu, 03 Sep 2009 16:40:00 -0500

Home for Sale: 13502 Taylor St, Omaha, NE 68164 Hillsborough Neighborhood

Open House Sunday 9/13/2009 3-5pm

This great home is tucked away on a quiet side street in the highly coveted Hillsborough neighborhood with its walking trails, parks, and excellent elementary and magnet junior high all located within its boundaries and walking distance.

The baths and kitchen have solid surface Corian countertops, tile throughout the entry and bath areas, a beautiful wood laminate in the kitchen. New sinks, A/C, roof, water heater, and an extended Service One warranty good through March of '10.

The rooms are all nice size, but the Master Suite will ASTOUND you. It is wide open and spacious, but then step into the Master bath and be swept away by its granduer with its jetted tub for 2, dual sink vanity, and his/ her walk in large closets. The Master Bath is HUGE & can't be captured in pictures-

Colleen Woodward

Prudential Urban Omaha

www.ColleenWoodward.com

New Listing: Completely REDONE Head to Toe $238,500 in Autumn Ridge

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Thu, 03 Sep 2009 16:27:34 -0500

HOME FOR SALE IN AUTUMN RIDGE, OMAHA, NE MILLARD WEST

17057 Weir St 68132

Open House: Sun 9/13/2009 12-2:30pm

Absolutely gorgeous, completely redone home in a fabulous Millard neighborhood. The back gate opens to the elementary schoolyard. The entire back lot line is treed for privacy on this HUGE corner lot!

Exterior has all new paint/ trim. Cover porch will greet you as you step inside the sheer site of these gorgeous, rich wood floors extending into the bath, laundry, kitchen, and dining room are stunning. No detail has been left undone.

The kitchen boasts all new appliances, fixtures, sink, granite counters, tiled backsplash, and cascades into the family room with all new carpet, a fireplace, and then walk out to the large deck.

All new carpet everywhere, all new paint everywhere, all new lighting and fixtures everywhere, all new wood floors, all new tile and granite in all the bathrooms, along with the fixtures and lighting. Are you getting the picture? It's like new construction in an established, gorgeous neighborhood in the heart of Millard West.

The Master Suite boast his/ her walk in closet, coffered ceiling, a sitting area in its expansive space...But then you walk into the Master bath and again you will see the delicate, masterful tilework laid throughout the whirlpool tub, shower, and floor. Vaulted ceilings, an expansive picture window, and the dual sink granite vanity is really going to wow you.

You think all this for this little price? In that neighborhood?! That's right, so you better get a move on to see it for yourself.

Guest Bath Upstairs pictured above with its dual vanities in granite!

Colleen Woodward

Prudential Urban Omaha

www.ColleenWoodward.com

Kid Friendly Places to Visit in Omaha

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Wed, 08 Jul 2009 17:31:01 -0500

I have 3 little pork chops. My little love bugs ages 8, 5, and 2...And when I am trying to find a place to go, the internet is my favorite place to search for ongoings and tips on the best kid activities to do in Omaha. So here I am with my own list of TOP THINGS TO DO IN OMAHA WITH KIDS:

Here are the givens of things to do with kids, but beyond this I will get further in to less well known venues:

1. Henry Doorly Zoo: This zoo is absolutely amazing. It is spread far and wide with new attractions being built all the time. Omaha prides this city on our top notch zoo. The butterfly exhibit is breathtaking with the fluttering, gorgeous butterflies flitting all around you. The new gorilla complex is outstanding and takes my favorite badge. I particularly like that so many of the exhibits are indoor/ outdoor, since we do live in a climate that has ALL seasons. This zoo has so much to offer year round. You can spend one afternoon just enjoying the aquarium, jungle, or desert dome and barely leave the zoo's entrance.

2. Omaha Children's Musuem: The Omaha Children's Museum has an all new look, revamped by my husband's top notch company, Kiewit Construction (Building Group), gotta give a little shout out to their great work! Oh the hours that can be spent here. You can spend one whole day just doing one little exhibit they have tucked into each little section of this place.

There is the water area (don't worry, they provide raincoats, not that it helps sometimes), a grocery store with realistic foods, boxes, and with true mini carts they can go through the "check-out" that has a working conveyor belt (so cute!)...Or the ball-o-mania that is every kid's favorite. They stuff balls through these tubes that get pushed by air up through all these neat twirls into a giant bin, once it hits a certain mark, an alarm starts sounding, the kids scramble to get beneath it as its mouth opens and drops all the balls onto the kids below. There is a playhouse, a specified infant area half walled off on its own, so you can have an infant playing and watch your older ones run around. They can milk a cow, pick corn, deliver mail, put on a play, have a puppet show, make a video of themselves as news reporters, and there are rotating exhibits that go on upstairs. I highly recommend getting a membership. If you go more than twice a year, it pays for itself in most cases. Ditto on the zoo pass!

3. City of Omaha Splash Parks:Hey this one is free and sooo fun! Find the one nearest you, slap on a swimsuit and splash away

4. Elmwood Park: Here nestled in the heart of Omaha is a great park with a public pool (baby pool fenced in- yippee) a huge green space where you will find on any given day, bands practicing, bag pipes playing, people acting out Mid-Evil Times, a great sandy park in the middle, a cheap public golf course to the rear, ample parking, trails galore weaving through the charming area known as Dundee. I love this park!

5. Fontenelle Forest Nature Center:If you haven't been to fontenelle in a while, its time to go. They have this adorable "Mud Pie" program that is Tues/ Thurs, about $2/child for a few hours of creative play. Indoors is a new craft each time, places to dig and find fake insects, a pet rabbit, a snack, TONS of educational toys and play, a cave with chirping crickets, frogs, and all. OUTDOORS: is this wonderful trail area that has educational spots where you match up leaves or there is a pile of true sticks to build something out of, or musical instruments made out of natural things.

6. Kids Create Their Own Pizza: Old Chicago, California Pizza Kitchen will gladly host a group of kids to give a restaurant tour to where the kids then get to create and bake their own pizza! Gather some friends and set it up.

7. Elkhorn Common Ground: This community center has classes for 2 yr old to 10 yr olds about 30-45 minutes each, some back to back named such cool things as: Lego Mania, kid yoga, tumbling, gym fun, tetherball, arts & crafts.

Be back with more soon...So much to cover, so little time : )

www.ColleenWoodward.com

RE/MAX The Producers

Social Networking & Blogging Gives Me the Creeps

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Thu, 02 Jul 2009 14:48:53 -0500

I understand the importance of being on facebook, twitter, and this lovely active rain, but why do I still get the creeps when I think about all the people listening, reading, looking at my pictures, all anonymously??? I kind of feel like I am being stalked... But I am the one putting it out there. It's me allowing the stalking. I love connecting with people. Heck, I love reading other people's blogs being the stalkee : ) But with all this anonymous following I apparently have, I have no idea how to gage what people think of my content. Do they hate me or love me? I mean, I am the kind of person that goes all in. If I am joining a community, then I contribute because I hate people that don't...It's a community afterall, and I have never been one to shirk my responsibility to do my part because I like reading others' status updates and viewing pictures, so I add my own in my full personality, transparent glory...

But then there is that other part of me that just shivers at the thought of someone pulling up my profile with friends around their computer to show them something on my website, and I just cringe at the thought of my kids or myself being viewed in other peoples' home. Someone could be looking at all my information right now and probably are....And don't get me wrong, I wouldn't post anything I would hate to be seen, of course.

Then there is that humble, shy side of me (doesn't come out often) that really thinks I am getting worked up over nothing. I am really not that friggin important that anyone would want to stalk me. My number one problem with becoming active in Twitter I think is this: Really does anyone care what I am doing from this moment to the next? It feels somewhat self absorbing.

I took a class with Brad Andersohn from Active Rain, put on by our Board of Realtors. It was a GREAT class. I read about, watched on line videos about blogging and social networking, but didn't quite understand how this was going to lead to any referrals. I mean if I am going to spend my time at this and pour my heart into it, I want to see some darn referrals, right?

What Brad hit home for me is that even if it isn't about getting a lead from my blog or active rain, it is sending me up the search engine optimization. The more I blog about events, points of interest about my local area, the more people will read it. I hope to give something of value, and if not, at least a good read.

Let's just start with, I still have no idea what I am doing blogging, but like all things, I just dove in and started doing it. I get down when I look at other people's blogs and they have comments galore. My sad little blog gets few comments...Yet I watch the statistics and there are a ton of people reading it, so why is nobody commenting? And more importantly, who are these people anyway?

What I have seen is that everyone has their own style. Someone that status updates about literally what they are doing every couple minute about what they are actually doing, B-O-R-I-N-G. Bloggers that are all informational I find so impressive, but they too are a little boring. I might like the content, but when you can't gage a persons personality, I guess that's what blogging is about. I hope the people that are attracted to my overly personalized style are the people I want to work with. Someone that is attracted to different things and think my posts are obnoxious, well its probably good to figure that out early on.

So I guess I will keep getting creeped out every once in a while since my voice and personality can be heard through my posts and they seem to be getting read, which is truly what I want anyway otherwise I wouldn't post it right, sheesh, is that confusing or what?

Anywho, keep on stalking because like I said I like stalking back. Social networking may give me the creeps, but it also brings me hours of entertainment and enjoyments...So I hope I give back!

Colleen Woodward

REMAX The Producers

www.ColleenWoodward.com (see I even have a website, I am so weird that I love it and hate it)

Selling Real Estate for the Cure & with Heart!

Downtown Living Condo Tour: Don't Miss Seeing THIS Condo

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Wed, 27 May 2009 00:02:47 -0500

I have this absolutely fabulous, affordable condo for sale at 2315 Harney St #302. It is 2 bedrooms, almost 1000 square feet, AND has a view....Now your thinking it must be pricey for all those things make the price of condos high...Nope, only $118,900.

That includes:hardwood Bamboo flooring, granite tile counters, cherry stained color cabinets, frieze carpeting in the bedrooms, ceramic tiled bathroom in a complex completely redone in 2006. It is a hidden gem just off Harney (the main road to everything downtown). It has gated, plentiful parking, gated courtyard. It is truly the best value in a condo. It covers all the bases that makes condo living stink. Space..Parking...No washer/dryer in the home...No good view unless you spend a fortune...But here you get all of that. This condo in Downtown Omaha is amazing and wonderful for downtown living.

I mean this condo truly rocks. It would be perfectly suited for any single or couple that works downtown or midtown. And I will be holding it open this coming Saturday, May 30th, 2009 from 10-4pm during the Downtown Omaha Condo Living Tour. All the condos on tour are new construction hosted by the developers. This condo that will be on its own on your way in or out of downtown IS a resale condo. Not new...And waaay better priced than anything you will see.

____________________________________________________________________________________________________

Open House Saturday May 30, 2009 10-4 PM @ 2315 Harney #302

Do not miss a chance to peek through this great development and condo!

www.ColleenWoodward.com

Colleen Woodward

REMAX The Producers

402.571.5887 Call with questions!

3 Reasons If You Want to Move in Omaha, NE: NOW is the Time!

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Thu, 21 May 2009 12:21:13 -0500

Fence Sitting Defined: A person that doesn't know when to make the decision he/she wants to make so rather than make a decision to go forward or back, they do nothing. Just keep sitting, waiting for what they hope will be a gleaming, blaring sign that they should make a move...

____________________________________________________________________________________________________

I AM YOUR BLARING LIGHT! If you live in the Omaha, NE area and have been considering moving, but don't want to sell your house because you have been hearing all the horrors of the market, and yet you are rapidly outgrowing your house or wanting something else. NOW is the TIME people.

Let me break it down to you...If you need to sell a house, well it should have been on the market in February when we started to feel the pull of an upswing in showings and activity. March, April, May became huge months for those lookers that were out in February began closing on the homes they found.

1. Obama's stimulus package of the $8000 credit, completely FREE money that a first time home buyer is getting after buying their first home has made the buyers creep out of the corners to make their move. It was time to strike. This stimulus only goes until November 2009 as of right now. First Home Buyers are on the prowl.

My house isn't a first home buyer price, your response might be...Really?! Really?! I just sold a $750,000 home to first home buyers...They were both newly graduated DOCTORS. Trust me, there are first home buyers in every price range...While it is more normal to see it below the $200k mark, yes that is true, but the 2nd, 3rd, and 4th home buyers that are getting out of their house to sell to the first home buyer are now in the higher price range and looking for their move up. This stimulus is helping everyone get out and move up.

2. Home prices of homes in Omaha that are for sale, they are still at low prices. You are not going to overpay for a house if you are smart. There are still too many distressed homeowners that have to dump their house, so you can still see lots of options for getting a bargain on the buying...

Let's see, so far we have covered that it is great time to sell because there are more buyers in the market right now than we have seen in years AND for buying prices are still low... And the number 3, but also equally number one reason is...

3. Low interest rates. DO NOT be blase about interest rates...They MATTER! For each 1/2 percent difference that rate goes up, you qualify for thousands less of a home than you would if your rate were 1/2 a percent lower. This means low rates, a fixed low payment AND you qualify for a bigger, better house.

So what in the world are you waiting for??? Get your house on the market NOW...Because in all truth, it should have been on yesterday, as in like a month or two ago! Quit giving excuses and ACT. Now. Stop reading this, get off your bum, have a conversation with your loved ones and start decluttering your house, call me to get a FREE market analysis and overview of what selling your home will entail and let's get a sign in the yard already!

www.ColleenWoodward.com

Selling Real Estate for the Cure

REMAX The Producers

402.571.5887

Bouncemylisting.com Really?! The Truth Behind the Website

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Thu, 14 May 2009 13:22:41 -0500

I went to do a search under the domain name registry, low and behold found the agent, Mr. Dirk Blume to own the domain bouncemylisting.com, which I am sure you may have seen one of their many, polluting, illegal mini billboard (yard signs) along a street you drive. Unless they are seriously paying the permit to put all the signs around town, eek, that is illegal. I mean, we as agents really aren't even supposed to put our two little signs at the entrances of the neighborhood (and they almost always get taken, so we leave them down), so while I don't speak with righteousness completely, I also don't put up hundreds of signs around town, polluting the scenery of every corner and open space along the road.

____________________________________________________________________________________________________

Aside from that, bouncemylisting.com claims to put you in contact with 3 "top agents" in the Omaha Area, here is the problem I have with this website and its facade...

1. My guess is the the agents that collaborated on this are really using the facade to get listings of their own.

2.I saw a few agents I would hardly call "Top" because how much an agent sells does not mean they will offer you top service, care about you, may be kind of shmucks to work with, and they may not care about your needs, just closing a deal so they get paid... Especially if they are taking on more of a workload than can be handled to service clients properly.

3. I did not see MANY of the true top agents in our area that I personally have worked with, respect, and know serve their clients well. (My definition of a TOP Agent is not one who lists lots of houses, but sells them... Someone that offers top notch service...Someone that cares about their client because this makes every move they make one that is truly in their clients best interests, not on getting the deal closed- Make no mistake, there is a difference here : )

4. And if they were really sending you the "top agents" this site is one that charges a fee to these agents. If the agents are really getting that much business on their own, they would not be interested in paying someone a fee to give them business they could likely get on their own, without paying anyone a referral fee and sneaking dollar bills out of their back pocket.

***But Most of All, "Top Agents" using this site for referrals really doesn't make sense... It costs them money AND they get forced into competing with 2 other agents (that are supposedly good)...the statistics tell us most people don't interview 3 agents, let alone have to compete against a good competitor when they do. I mean if I were to compete, put me against any of the other 1000 mediocre agents, ya know, the ones that have other full time jobs...Or the ones that just started and haven't sold a lick...J/K but you see my point, right?

Instead, Find Your Agent on Your Own Accord: Research agents, interview them, read their on-line blogs, websites, take a peek at their listings to see if they do a good job marketing them, ask for referrals from people who are same minded as you (family, friends), talk to agents to see who you fit with and most importantly TRUST.

You have to trust the person they will do you right no matter what. Real estate transactions are tricky and honestly, consumers do not see or hear the negotiations that go on behind closed doors. You have to trust the person above all else, is truly working in your best interests ONLY. If your sister is in real estate, sells several homes a year but may not be the highest producing, well she is going to look after you better than any stranger. Selling the most homes is not in direct correlation to being a "great, outstanding, top agent" so please do not be fooled by this website and choose an agent for yourself that fits your needs.

Sorry, I just like truth and think the public should know what's really going on behind the curtain....Is it truly a real estate wizard or just a guy with a slick website, calling out over a loud speaker with smoke and mirrors...You decide for yourself...I'm just sayin : )

If you would like to interview or talk with myself about any real estate questions or needs, I am more than happy to accommodate. Learn more about my by visiting my website: www.ColleenWoodward.com. Colleen Lang Woodward

Selling Real Estate for the Cure (in partnership with the Susan G. Komen foundation)

Real Estate is a Game: Keep Your Poker Face On

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Thu, 14 May 2009 11:26:02 -0500

To All Buyers and Sellers Out There Wanting to Negotiate for Their Best Interests:

Negotiating From Whichever Side You Are on Really Needs to be Approached in the Same Way. If You Have Ever Played Poker, Well Then this Metaphor Will Really Speak to You....Don't Show Your Cards!

______________________________________________________________________________________

Number ONE:

DO NOT show you cards (aka: motivations): This is probably the number one problem with doing FSBO. The buyer asks point blank, "why are you moving?" and the seller usually answers. No, no, no, you do not show your cards like that when you are playing a game. Motivation determines everything in real estate because time is money. As soon as the buyer or seller catches a whiff of your time-frame OR need to move, well the jig is up. That information can be manipulated for the other party to exploit the position of their counterpart.

Number TWO:

Be objective and do not show urgency: Even if you are in love with a house OR you are in desperate need to sell it, let them know that there are still buyers and sellers out there who are equally capable to like the home, so if you want the best price, stay objective, know what your bottom lines are and if they are realistic, then stay relaxed about it, blase even, that you like the house/buyer BUT there are others...Get it?

(I don't care if you do a dance while your in it thanking the Gods for sending you this buyer OR for sending you this house of your dreams) when you are presenting to the buyer OR seller, it ain't that special. You like it, you want it, but if you can't get it for a fair price, you can always find another house/ person...

Caveat: If they do walk, you can always re-approach them and bring them back to the negotiating table with a new set of cards that you are willing to play : ) Play your best hand first. If it doesn't pan out, then pull out the reserves. Hey, at least you tried and will sleep better knowing you did.

Number THREE:

Let them think you are money stretched, as in 'stretched thin':

If you are the seller, well don't let them know you have oodles of equity you are just waiting to get your hands on. You have plans for every dollar, so even if aren't hard pressed for money, every dollar counts to you and let the buyer know every dollar they are asking off is a dollar less in your pocket. Don't get caught up in the negotiations of thousands... Let them know the dollars count to you.

If you are the buyer, NEVER, EVER provide a pre-approval letter that says you qualify for more than what you are offering. I know this sounds silly to some agents reading this, but yes I will bug the lender if we write five offers to make me a pre-approval for the offer we write... This is a psychological war we play. Think if you show a letter saying you can get $250k and you write an offer for $190k, see my point? This lets the seller that you are offering to, know you are a good buyer with funds at the ready, but you really can't move much on that price : )

Number FOUR:

You attract more bees with honey, so talk kindly even if you are telling them to go shove it: Working well with the agent AND client on the other side is so incredibly important. Even if at one point you walk away and tell them to go to hell...Best if done with tact, respect, and kindness so that if you do on a whim decide to come back to that person, you did not burn that bridge.

People want to work with people they like and I will work harder for an agent/ seller/ buyer if I like them. If they have been an A-hole, well I will not be doing them any favors. That is just life. We are ALL humans that want respect, love, and caring. Show that you appreciate where they are coming from...And do appreciate it...But then stick to your interests. This may actually cause a little break in their front to let you in and like you. I share personal tidbits about my clients (if they allow) and I make everything personal so the buyer/seller on the other side will understand where they are coming from. We are in a one on one business. These are people's beloved homes, appeal to their good nature. Be personal and you may get the upper-hand.

Number FIVE:

Every detail does count, so act like you care about every little thing (while keeping it all in perspective in reality): This mainly applies to all the little annoying stuff that comes along with the house purchase, the appliances, the repairs shown on the home inspection...I know some agents don't bother with this little annoying stuff, but its what deciphers a decent or even good agent from a GREAT one!

All these little things, even if my client is really okay with them, let's say taking the refrigerator even though it was in the contract, trust me, when I go to the other party, I am personally upset that they would be trying to underhand the contract, but out of the kindness of our heart, we will concede the refrigerator (if my clients really don't care about it) in exchange for something they do care about.

The details are what make me good. Fighting for my clients takes more time, energy, and care...But it makes them happy and I know I am doing my best for them and WE ALL sleep better at night. The little things count in getting the best deal overall! So stomp your foot, even if you don't care about that, act like you do and get something out of it. This is not acting even, you should care about the details and if you don't, I will do it for you as your agent. That's what you hire me for!

_____________________________________________________________________________________________________

Quite Simply: Hide Your Cards and Play Them Well and You Will Take Home the Pot and Win in This Wild World of Negotiating Real Estate!

Contact me anytime with your real estate questions or needs:

www.ColleenWoodward.com

402.571.5887

"Selling Real Estate for the Cure & with Heart"

REMAX The Producers

Who Is To Blame for the Short Sale Mess?!

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Wed, 13 May 2009 17:36:33 -0500

I DO NOT feel sorry for the banks that are finding themselves in a situation where they are taking short sales (as in eating the difference between what they lend-ed to the seller and now that the property cannot sell for that, they lose some money).

It is so incredibly common, my last two listing appointments in the last week were both done where the buyers HAD equity at one time, but then they went and took out a "Home Equity Line of Credit" to pay off debt and the DARN appraisers, ya know, the bank approved appraisers, are the ones who say what the homes potential market value would be...And I always gasp and I mean gasp, at the price the appraisers say the home could go for. I mean in what stratosphere did they think a home that is not even 1000 square feet in an old, not highly coveted area could go for the amount they appraised this sellers home at???

Now this poor seller, who was clearly not money savvy when they are taking out a loan to pay off another loan (red flag bank, help them get back on track) is sadly, painfully upside down on their house. And then I have to come in and tell them they were screwed by their bank...Except I could never say that...After all, they were the ones that accepted and used the money/ loan, so they would feel I was secretly blaming them.

I come from the mind though that you cannot blame the people. We, as the people, can simply not know it all. People specialize: doctors, lawyers, teachers, because we simply cannot as humans know everything we need to know about every subject. That is why we trust, hire, and use professionals. Appraisers. Mortgage Lenders. Financial Advisers. Banks. It is their profession and we take their word that they are doing the best for us and helping us find the best product for our needs, but even more importantly, our best interests if our said needs are not good for us. A person may need $20,000 to pay off bad debt, but if their house can't be sold for that amount, then that is not their equity. The banks are taking high appraisals from their "approved appraisers" to get the go ahead to put more bricks of debt on this unsuspecting person.

I am telling you. People have no idea what the market value of their home is. Why should they? It is not their job to watch and know the market. It is why we have a profession. I spend all day analyzing the market and working up reports on it, reading, writing, talking about it. It is a full time job. Homeowners ALWAYS think its worth way more than what a true buyer would buy it for. But the banks, they should know better. Be conservative. Do right by their client and only lend them what they are absolutely positive they could sell their home for and that is their true "equity"...But on top of that, they have to account for all the fees and costs associated with closing and selling a home, so they shouldn't lend them the full amount of their equity because please, please help these people keep a little cushion to be able to sell their home comfortably. Hardly anybody has "equity" anymore, even after owning the home for 10 years.

You cannot tap equity twice. If you take out a home equity loan, a second mortgage, refinance to draw out cash, your equity is gone. And that alone is one thing that is hard for some to wrap their head around. You already used your equity, so they come to me and are shocked, appalled, and broken that they don't have equity. How are they going to pay for an agent? How are they going to sell it when all the buyers practically work with agents and now they can't afford one?

It all comes down to not thinking ahead, not being financially savvy, and they listened/ trusted their professionals that helped them take on all that debt. Surely they wouldn't lend it to them if they couldn't afford it? And that is the ultimate mental breakdown. Nobody could believe that someone would lend them money that they didn't think they could not pay back. It would be stupid. It would be bad business. Ah, and yet that is exactly what happened and unfortunately is still happening, even after all this...Can you believe it??? I CAN'T, which is why I hope this enrages you, sickens you, makes you take action in your own life, in your community, with your votes. Something has to be done here and the leak has not been fixed. We are still hemorrhaging. Banks are still overstating equity that people are still taking out. When is it going to stop?

Just another real estate rant by your vigilant, citizen who wants us to improve this world...Oh, and who also happens to be a real estate agent : ) in the Omaha Metro. If you would like to use my services... I am kind, considerate, and work my buns off to help you through this real estate cycle. I'd be happy to help.

www.ColleenWoodward.com

RE/MAX The Producers

"Selling Real Estate for the Cure and with Heart"

Short Sales (Omaha, NE): When Will They Ever Learn to Speed it Up?

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Wed, 13 May 2009 17:20:01 -0500

It is shocking...APPALLING, how insanely slow the short sale process is. I just had buyers write up a stellar offer, one that honestly, I didn't really even condone because they wrote it for more than the home sold for in 2008 (of course they were asking for thousands in closing costs, but still)...They were going against another offer, really wanted the house, so chose to write a pretty amazing offer...

Let's take a step back and explain what a "short sale" is: The seller owes more on the home than the home can be sold for due to market conditions, so they ask the bank to eat the difference because the seller is broke. This definitely will ding the seller's credit for future credit needs, but everyone gets out with the least cost

We waited 3 weeks with absolutely no word. I obviously know how this process works and that most people can wait as long as 3 months to even hear a single thing on where their offer stands, which naturally I always let the buyer know about this little caveat. Short sales are great in theory, to avoid the dreaded foreclosure, but very few buyers have the patience to wait that long, in limbo, about where they are moving, whether they should be planning on it...It's just not easy on a person to withstand. (Are you listening bank executives, the process has a serious, fatal flaw!)

For any buyer I am first taking out, I always explain short sales to them so they can decide if we should even bother looking at them. Most of the time, the buyers opt out because of the time issue. Short sales do offer the allure of being (usually) a great deal, so there is some incentive there...But time is money, and if the deal isn't going to go through, the buyer doesn't want to lose out on the opportunity that another "great deal" of a home is passing them by. Days, weeks, and months of waiting usually breaks the person. There are some really great deals in homes that aren't short sales, which is exactly what my buyer found, rescinded their offer, and now will get the exact same home for less, without the hassle. I feel better for my clients. They are happier all around.

This particular mortgage was held by Citibank. I am always shocked over and over that the banks have not streamlined this process to allow for a timely transaction. I can understand giving them a week, even two, but months is really too long. For as many times Citibank or any bank has to go through this, you would have thought they would have figured out a better system! The issue of short sales has been exacerbated by the recession and crash, but there are always short sales in any market, so this is not some new ballgame they are trying to figure out.

It is best for everyone, the bank, the seller, the buyer to buy the home through a short sale rather than foreclosure...So come on bankers, let's figure out a way we can allow a buyer to buy, a seller to sell, and the bank to cut their losses, where everyone wins.

Short sales in my opinion are far better for the bank because...

They usually sell the home for more. The seller is still living in it, taking care of it, so the cost alone of the home still being in good shape is paramount. Anyone that has been around for a while has seen one too many foreclosures that have their pipes burst from not being "winterized" in a timely manner from when the property is vacated, here in Nebraska where we have very harsh, drastic changes in weather...

Mold then flourishes, smells, damaged interiors all result...If the water penetrates the foundation then we have a structural issue. And oh the smell of mold... Its a smell imprinted on my brain. They all smell the same, those foreclosures. I get the great joy of being reminded of its true potency every time a happy, jolly, naive buyers takes a peek through a foreclosed home and shudders as they step through the entrance.

Short sales are such a great idea to cut the banks losses, retain some dignity of the property, give the buyer a good deal, relieve the seller from the burden of their home...Except the process is fatally flawed to allow for a smooth transaction. What is taking the banks so long to figure out that their system needs revamping???

Just another rant on real estate provided by your local Omaha stellar, amazing, beautiful, hilarious, confident, top notch, real estate agent.. (no stop, now I'm blushing...oh wait, I'm writing it ; )

Colleen Lang Woodward

REMAX The Producers

www.ColleenWoodward.com

Good or Bad Home Inspection: What to Expect of an Inspection

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Fri, 10 Apr 2009 18:43:19 -0500

Oh inspectors, you are so delightfully thorough! I don't think buyers or sellers know what to expect when it comes to the home inspection. Sellers should be nervous and buyers need to keep the inspection into perspective.

The inspector has every obligation to the buyer to note every possible thing about the home and its property, down to the handle that jiggles funny, the light bulb that's out, the window that squeaks when it opens, and every settling crack found on the concrete. I love that inspectors do this because buyers only spend about an hour maybe two in the home before they own it. That is not very much time at all when you think of this being the home you live in. Inspectors go in and do all of it for you. Even in a small home, the inspector I use spends a good three hours in the home. There is a lot to find out.

Sellers should be worried because yep, he's going to find every little thing you have lived with and not thought about as being an "issue" and he is going to find probably a lot of things you don't even know about because after all when was the last time you climbed in your attic with a flashlight or walked your roof looking for concerns or looked to see how clean your A/C or heating unit is?! The inspector will find it, otherwise he isn't doing his job AND he is held liable (as in: can be sued for not finding and disclosing it) for disclosing everything big and small to the buyer.

I was writing up an addendum to a home inspection that needed a radon mitigation system, which runs about $1000 bucks and a new fuse panel along with grounding all the outlets for 3 prong wiring in the home...This is an example of some pricey repairs. The buyer asked, " Do most people ask for repairs like this," and after thinking on this, I said yes. Even if the repairs in general are nothing and the worst the inspector could find was that the A/C needed cleaned, well that is the worst repair to the buyer, so the buyer wants it fixed, so it all becomes a matter of perspective. Major things should be asked for because the thing to ALWAYS keep in mind is that as soon as something is found in the inspection it becomes the seller's legal obligation to disclose it to EVERYONE so if they are going to have to fix it anyway, might as well fix it for you! And the buyer has to realize if they don't ask for it to be fixed and it needs it, that liability is now in their hands once they own the home and will have to deal with it when they go to sell it.

Buyers need to realize that the inspector HAS TO mark everything down that is even the slightest of concern, but do they really need to ask for the light bulb to be replaced and the handle that jiggles to be tightened with a screw before they move in? I suppose it depends on the buyer, but every home, even new construction will have their issues and most of what the inspector is there for is not these nit-picky things, but the meat. Inspections are meant to be for major defects, these are the things that matter and affect the purchase of the home. A light bulb being out or a screw being loose are not going to make one home more valuable than another. I consider a major defect to be one that does affect the value and demand for a home. A home that has radon would scare people off, thus affecting the value of the home by limiting its pool of buyer's further.

For both buyers and sellers, I would say to take a deep breath and really consider what is found in the inspection. The inspector will note everything, so do not be pulled in by all the red ink that notes a crack as a "falling hazard". REMEMBER: They have to be sure they note every hazard possible because of the liability of their work, not because any normal person believes that it's a "falling hazard", it's kind of silly the things they have to note. So weed through and be sure to focus in on the true hazards, don't get sidelined and confused by things that don't.

Sellers: If it's a major defect, might as well fix it because once you have seen the documentation that something is an issue, you have to put it in your seller disclosure for the next buyer and trust me, buyer's do not want to see anything that is a problem before they even buy a place, it makes them think that less obvious things lurk beneath. They get a little jittery and scared of what else you may be hiding and not fixing. Fix it and move on.

Selling Homes in the Omaha Area Metro: Good Ole Nebraska Pride

www.ColleenWoodward.com

REMAX The Producers: Top Agents

Buying Existing Homes are Cheaper Than Building A Home

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Wed, 01 Apr 2009 15:50:21 -0500

Everyone in this market wants that wonderful proverbial "good deal"... I think in this market most people don't realize the pricing of some of the homes are already at "good deal" pricing...But in general, I couldn't agree more. I want to get my buyer's a good price in EVERY market, but especially this one.

Building a home is never going to be a "good deal". Buying a spec home can definitely be discounted and priced well, so don't be confused with buying new construction in general...But if you build, you pay sticker price, and you should because the home is being built to your unique taste. If you like pink tile. It's going in. If the builder were building it for a speculative buyer, they would make specific, neutral choices that appeal to the masses, so if they end up stuck back with your tailored home, they may not be able sell it easily. You pay for a home to be tailor made...

And don't be fooled by the builder giving you money off one thing, to make you feel like your getting a deal because it can be smoke and mirrored back on to something else. I get a little chuckle when people say the builder gave them a smoking deal on "such and such"...Landscape, let's say...Building is never going to come close to what you can get on an existing home. Existing homes also come with those awesome extras like landscape, blinds, appliances, curtains, sprinkler systems, play yards, sheds, security systems that are $10-20k in extras that can't be resold with that inflated price.

In this market, if you want a DEAL then get shopping in the current housing market, not building. We have too much inventory as is, so the cost are pressed down and this is good news for the buyer.

If you'd like help finding that perfect home. Visit: www.ColleenWoodward.com

REMAX The Producers

Omaha Area Real Estate

Hearthstone Homes/ Celebrity Homes: Are they Quality Construction?

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Wed, 01 Apr 2009 15:02:29 -0500

Hearthstone Homes and Celebrity Homes in Omaha, NE are really the only two builders that build below $150k. And below the $200k mark, they offer the most upgrades. Henry Sudbeck has tried recently to get back into this market as over and over, buyers want more options than just these 2 builders, but he simply doesn't have the cost effective upgrades that these builders can offer. While I hate the fact that these are the only 2 builders in that price range, I have to concede that it is good for buyers that want upgrades in a lower price range and smaller house.

As much as most people dislike Hearthstone and Celebrity Homes Cookie Cutter look and feel, they do provide the most square foot for the money and space is usually the top factor in choosing a home. I have been impressed that they have tried to create more floor plans to get even more diversified in their look, so they don't all look the same. It's hard to make them look un-cookie cutter when to be cost effective, they have to build in volume, so that practically a monkey could put the home together blindfolded, so they can continually cut and keep suppliers and contractors who will do the work for them for less. That's the name of the game.

Most real estate agents in Omaha, NE particularly hate these 2 builders (Hearthstone Homes & Celebrity Homes) because they are notorious for cutting out buyer's representation with ridiculous stipulations like you can't view their models without coming with your agent on the first visit. Duh, if people are out and about going through model homes, it's really not fair to turn them away and expect them to be doing their Sunday drives with their agents. Buyers aren't seriously shopping when they are shopping Model homes, it's more fun and informative, agents don't go with them on the fun trips. So buyer's unknowingly "SIGN IN" with a builder, which is always a NO-NO (as highlighted in a past blog post) and completely give up rights to representation without even knowing it.

Most buyers have heard from their friends, family, or from word on the street, and I think it is safe to say there is a general perception, that building in volume cannot be a quality built home...To this, I cannot really speak...I know many construction educated/ real estate agents/ contractors that live in these homes, so they are good enough for them. Inspectors always seem happy with their construction so far... And they use some of the exact same windows, drywall, and other supplies that "custom builders" use, but they get it for a cheaper price because they buy in volume right off the train...So their cheap price is definitely a result of their volume building, but that is what allows them to get the same products and upgrades to the customer, for less.

I would not build with any builder EVER, without having your own agent representing your interests. I am not talking about the agent that works for the builder. They are the builder's agent, not yours. Avoid dual agency if you can. There is no way an agent that works for a builder can come to their builder and fight against him/her for your interests. It just ain't happening. They will advise you in ways that will appease their builder.

Hearthstone has to be the hardest builder to work with. They are inflexible in every way. You pick your carpet, wood, and tile, but the rest is up to them. You follow their rules. You follow their guidelines. And don't think for one minute they will make an exception for you.They have a fixed time line and fixed way of doing things, so get on board or get off, they don't seem to give a damn.

Celebrity is a little more flexible and willing to serve the customers' individual and unique needs. They want your business and will work for it. They are a bit more customizable in some ways, but in others, not so much, compared to their pretty well only rival Hearthstone Homes.

Whether they are a good constructed home? Ask their current homeowners. Some will speak of drafty windows or walls...Some will speak of the noise...People walking upstairs are practically stomping right next to you. Overall, I think that almost all would be happy with their home. It's a tough price range and at least there are affordable housing options and a lot of square foot for the money, so maybe you sacrifice a little on quality. It's still a decent trade off; That is good for people. Even if it does look like an Edward Scissorhand neighborhood.

You can buy homes cheaper than you can ever build them, so why build?

There are always dozens on the market at any given time with all sorts of options that are re-sales from these 2 builders. You can't customize the floor plan anyway when you build, so buy an older floor plan and upgrade the inside items. It'll almost always end up cheaper than building it "custom" through them. And, buying existing sometimes you get all those extras that don't add value to a house, but are big bonuses, such as landscaping, fencing, decks, blinds, curtains, appliances, sprinkler systems, security systems, play houses...All of those things can easily add up to $20k if you buy them new, but they aren't accounted for in pricing a home to sell, so they are bonus!

Colleen Woodward

www.ColleenWoodward.com

REMAX The Producers

Selling Real Estate in Omaha, Elkhorn, Gretna, Bennington, Papillion, La Vista, Bellevue

The Pitfalls of For Sale By Owner

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Mon, 30 Mar 2009 14:08:46 -0500

I appreciate why people want to do For Sale By Owner.

I think its a great thing to consider if you are going to be upside down on your mortgage and you have no other choice when you are broke because doing a short sale will indeed hurt your credit. However, would Realtors still be in business if this was an effective way to sell a home? Probably not.

I am astounded sometimes to find commercial real estate agents (who do not know about residential and are not a part of the MLS), former REALTORS, and even builders try to sell FSBO (for sale by owner)...I know it is an ego issue with most of them...But honestly, if I were no longer an agent, I know that I can't possibly do the work that an active agent could. I simply wouldn't and couldn't have the tools or market knowledge to effectively market my home.

Disadvantages of Selling For Sale By Owner....I Say This with Love, Truth, and Integrity.

I am a believer in being fully informed in any situation. You have to know the good and the bad to make a consciously good, intelligent decision, no matter which way you choose.

1. The way people negotiate changes with the market and unless you are in the marketplace, it is impossible to know the way people are making and selling their cases, and getting deals closed.

2. The way things are done in the market are constantly shifting...Technology, laws, regulations, rules are changing all the time...How can someone not in the market be up to speed on all of it?

3. Even if a FSBO offers up a buyer's agent commission, agents never know this, so it really doesn't help anything.

4. Sooo, the number one place people find their home (through a REALTOR) becomes null and void because agents can't work for free and need to be paid for the work they do, and they carry the most buyers. Hit one agent and you effectively hit many buyers they are working with. It's called leverage.

5. Sellers cannot get on the websites (the number two place people look for houses) that are effectively selling homes. They are agent exclusive. The FSBO sites are so scattered in their presence that to see the various FSBO listings takes extra time, motivation, and diligence. And who has time on their hands these days? Very few of us. Agents work full time in real estate.

6. Buyer's Agency is FREE* to the buyer, so why would they NOT use a buyer's agent to get them into every home imagineable at their convenience? Someone to work exclusively for them? (If they do, then they want that money you are trying to keep yourself)

7. Best of ALLLLLLL: Statistics show that homes listed with agents sell for 10% more than FSBO homes. So even if you pay a commission, you still comes out many percentage points ahead!

*And the worst part in my opinion when I have to work with a FSBO on a transaction is that they represent themselves and really don't know what they are doing:

They are terrible negotiators, not knowing what is normal. They are emotionally invested in their home, so they oversell things that have no value to a buyer, like "hey did you see this shoe rack? It's all built in"...

And by being emotionally invested and thinking that these things they have done to improve the property matter, they overprice their home AND don't have a grounded understanding of market value of their home. Honestly, if FSBO's would price right, they may be more effective...But overwhelmingly we see over and over them overpricing. They want to save the commission AND think their home is worth the most in the neighborhood. Why? Because it's theirs and they love it, and didn't they mention the built in shoe rack? They think everything they have in the home is worth money.

P.S It's really uncomfortable going through a person's home while they are watching you...This gives most people the creeps.

What's the solution to save money, go with an agent that offers marketing plans, if you want to most of it yourself, you betcha I'll discount. Want full service? I have top of the line. All sellers are different. You choose your marketing plan and commission associated with it.

Colleen Woodward

www.ColleenWoodward.com

REMAX The Producers

Selling Real Estate in the Omaha Area

Staging Homes in Omaha, Nebraska (NE)

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Mon, 30 Mar 2009 11:18:31 -0500

I love the show Bought & Soldon HGTV. Who doesn't love HGTV? I love all shows regarding real estate and they have many to choose from. The only unfortunate part is that the advice that comes from these shows is not always reliable for the Omaha, Nebraska market.

For instance, on Bought & Sold they are constantly "staging" homes, as in paying 1% of the price of the home to bring in a crew, furniture, and decor to make the home its best. Most people hardly have the money for the % of commission to pay their agents, let alone an extra 1% for props. Homes where this is taped (with views of Downtown Manhattan) they run well over $400k up to millions. The average home price in Omaha is around $150k and dropping I would assume. There is just simply no market for the cost of staging.

I "stage" every home I have listed. It is not in the same sense that these shows show the lavish, expensive way...I am more practical, the economical, Omaha way. I use the furniture & items the homeowner has to stage it appropriately. The homeowner is the moving crew. I give the direction to how it all should look. What's the cost? FREE for using me as their Realtor. I have an eye for it. I am a photographer (in my past life) so I have an eye for the way things need to look just right, literally to be picture perfect. Picture perfect is important because the first way people yay or nay your home is by seeing the pictures on-line.

Staging is all about bringing in someone that has an eye for seeing your home objectively with selling the home as the goal. The way we all live in our home is nothing like the way we want it to look like when we are trying to sell it to someone else. It is really about decluttering more than anything. Rearranging furniture not to be functional, that is for living in the home. We move the furniture to be appealing and make the space appear to flow properly, spaciously, openly, and that is for selling the home.

The first thing I do when I come to the home is do a Staging Walk Through where we take a walk through the home with a notepad and make notes of everywhere things need to be moved, shift, taken down, replaced. When selling a home, the seller has to remove their emotions from it, if they want someone to see themselves in it, that means they need to take themselves out of it...And that means all the collections, personal photos, and clutter to show how they live. The buyer doesn't want to see how you live. They want the home to look like a blank slate, where they could potentially live.

Staging is very important to do because living in a home, we all see our homes in a very different way than what a stranger does. I could never even stage my own home because I am not immune to this characteristic. However, staging in Omaha is very different from what they show on HGTV or any of those national media outlets, where in other markets it may be economical to spend the money because there is so much more money in the commission itself for a marketing budget because the home prices are so high OR it makes sense to spend the 1% from the seller's perspective to do so.

If you would like your home staged for free and sell with a full-time leading Realtor in the industry. Contact me for your free staging walk through today if you live in the Omaha Area market. I will get your home SOLD!

www.ColleenWoodward.com

RE/MAX The Producers

Assessed Values and Appraisals Are NOT Market Value

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Fri, 27 Mar 2009 17:04:45 -0500

This one always kills me when people put in their marketing comments;

"Priced $20,000 below tax assessment" OR "Priced below appraisal"

Woopy Dee Doopty! Tax assessments as we all know are imperfect in their design. They use some formula to try to come up with the value of a home without knowing what kind of condition it is in, what it looks like or has to attribute or hinder it. It's why year after year people fight them because they can be sooo completely off base from what a home will actually sell for.

Douglas and Sarpy County have been trying to raise the assessments because so many were so low, but now that we have had the reversal of issues where these newly assessed values done are coming up higher that what the home could actually sell for. Tax Assessments should never, ever be used as a measure of market value of a home.

On that same stroke, I would also like to add that any value or appraisal that is proposed from a refinance, Zillow.com, really any of the sites that are willing to put an exact number to value of a house cannot possibly be accurate. Why you ask? Because pricing a home is not an exact science. Unless you know of someone with an actual crystal ball, nobody can know exactly the price a buyer will offer and a seller will accept.

As real estate agents, all we can really do is go off past trends, along with our expertise in the market to come up with a range. We want to price right, but the market is on a continual subtle shifting, so it may be going up or down as transactions are being closed as we speak, which are our leading indicators. We can't be perfect, which is why every agent out there does price reductions to try to find that magic number a buyer will feel the home is worth if it is not selling at the current price. It is not exact.

The price range is important because no house is exactly, to a T, alike. Even if they were as close as can be, one ranch with exactly the same square foot and amenities as one down the street, may sell for $10,000 more. Why? We don't know exactly, but the buyer clearly saw the value, offered a price they thought was fair and the seller accepted. Ta Da: Market Value. But the ones down the street that sold for less is also the Market Value. See the dilemma?

Appraisals done for refinancing purposes is best explained this way. If the range of price is $165k-$180k that the home could go for potentially, and the bank needs you to qualify it at $180k for whatever reason, maybe so you have 5% invested, then of course the bank can justifiably, legally, and even ethically say that your home is worth $180k as long as their is some evidence that shows that its well within the range of what homes similar are going for.

When pricing a home for sale, there is no appraisal, or any other non intensive way to come up with a valid, good, competitive price other than getting an integrative market analysis on your home from an agent that will tell you the truth, not what you want to hear it will go for. Truth will get your house sold.

If you would like an integrative market analysis or have any other real estate need. I am here for you every step of the way.

Colleen Woodward

www.ColleenWoodward.com

RE/MAX The Producers

Selling Real Estate in the Omaha, NE area for the Cure & with Heart

(with each transaction a donation is made to the Susan G. Komen foundation)

Project Harmony: The Place for Abused Children to Go

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Fri, 27 Mar 2009 15:49:15 -0500

I recently attended a luncheon for Project Harmony at the Qwest Center Omaha where I listened to the keynote speaker, Antwone Fischer, talk about his struggle through abuse to become a successful writer, producer, and director of feature films.

Kids have always been my passion. As a child/ teen I nurtured, loved, and spent a lot of time as a mother's helper, babysitter, child care, and then a day camp counselor... Now I have my own children and had a tragic, heartbreaking encounter with one of my son's friend's being abused. I witnessed it and took action. I was pleasantly suprised to find that Omaha has this excellent place called Project Harmony where kids that are taken from their homes while their situation is investigated get to go to one place to stay, where all the service and care providers come to them rather than shuffling them around in a completely disruptive manner.

By no means do we have a perfect system when it comes to taking abused children from their homes. The thing that kept haunting me was whether or not this child was truly going to a better place. Our foster system is knowingly flawed and since I reported it, I haven't had any follow up on what happened with the child. Only the bare minimum I can ask my child before he thinks something is suspicious.

If you know of or witness a child being abused there are many places to call to report with so that it does not fall through the cracks. I suggest calling the police, health and human services, and Project Harmony.

Colleen Woodward

RE/MAX The Producers

www.ColleenWoodward.com

Selling Real Estate for the Cure & with Heart

(donations made to the Susan G. Komen foundation w/ each transaction)

Great Restaurants to Eat at in Downtown Omaha, NE

Colleen Lang Woodward (Prudential Ambassador Real Estate- Urban Omaha Team) — Fri, 27 Mar 2009 15:31:19 -0500

When people are visiting the Omaha Area or any area for that matter, I think it is essential to try local foods and restaurants that are authentic to the city. When traveling with others or picky eaters, it may be a little more challenging to draw them into a unique place, something they don't know, but any of these restaurants listed below will tantalize your taste buds and make an actual memory of something new!

My first place I suggest that visitors to Omaha, NE that people have to see to make them realize we have some history, charm, and diversity in the city is the Downtown Old Market Area. That little cove of unique shops, restaurants, and all things eclectic reside in this charming, old brick streets with the remnants of the streetcar rails that once ran. It's so historic to see the faded painted-on brick billboards of eras past.

Downtown Desirable, Great, Delicious Restaurants in Omaha, NE:

1. Ahmad's Persian Cuisine: 1006 Howard St Omaha, NE 68102 (402) 341-9616.

It is a small, cozy, 8 or so table restaurant. It has vibrant blue walls with gorgeous paintings that appear to be authentic to the Persian style, along with tapestries, a big hukka pipe, and loud ethnic music. The wait staff leaves something to be desired, as we have been with the same waitress now for 3+ years, met her on her first day and she hasn't gotten much better...But she's whimsy and sweet, so its easy to tolerate. The food that will make your mouth water in remembrance is well worth it.

2. Upstream Micro-Brewery & Restaurant: 514 S 11th St Omaha, NE 68102 (402) 344-0200

Their beers are delightful, but their food is something to sing about! I prefer their spinach/ artichoke dip, beer cheese soup, pecan crusted fish, pizzas, quesadillas, and salads.

3. Stokes : 646 N 114th St ~ 14th & Howard ~ 177th & Center in Legacy

I am a sucker for soups & they make some delicious ones. Then I suggest their black bean queso dip (Queso Fundido is fun indeed... even for those that don't like black bean...Katie liked it!) and their portabella tostado, oy vey it's good!

4. Passport: 1101 Jackson Street Omaha, Nebraska 68102 (402) 344-3200

This one will put more of a dent in the pocketbook, but I literally dream about their lobster tail, appetizers, and unique dishes. It has a blend of International cuisines, tastes, and spices. Yum-O!

Other Delightful Places that Aren't Your Average Chains & Support the Individual Businesses (in no particular order) :

Vivace's : Delectable, pricey, but worth it!

V. Merts : Ditto here: My most memorable New Year's was spent in a quiet dinner in this delightful restaurant with it's seared ahi tuna appetizer and sea bass that I still foam at the mouth at the thought of : )

M's Pub This place has a vibe to it...A little buzz throughout...It's hip. It's casual. Munch on their unique carrot dog, my favorite is their various takes on lavosh, but honestly I haven't tried anything I didn't like and yes I am one of those annoying people who takes a nibble of everyone's entrees to try it all.

Flat Iron: Pricey, but lavish, lush, crisp, clean, precise service in an adorable triangle shaped building as it intersects two roads. If you want to impress come to this delicious place.

Dixie Quicks: You need a reservation at this small, charismatic, charmer after being featured on the TV show Diners, Drive-Ins, and Dives on the Food Network. And dive is definitely what you expect from the brick exterior, with its foggy windows, questionable area of town, there is not a sign that adorns, so you'd never know it was there unless you have the address...

First time I went, I saw the grungy, old, barely there sign in the window of a building that looked more like it should say "rooms by the hour" rather than for a delicious restaurant, and hesitantly opened the damaged, old, out of place screen door, went to knock on what looked like an interior door when it whisked open and the most flamboyant and love-able character greeted me and ushered me right in. Inside it is this hip, eclectic, weird seeming, but ultra mod restaurant buzzing and teaming with people loving this place. Off to one side you can go view artwork in a small art studio. The food. Oh my goodness, there was a reason it was selected for TV. Anyone that lives or visits Omaha, NE has to eat at this place to see what the buzz is all about!

And if you have real estate needs in Omaha, NE you need to visit www.ColleenWoodward.com and get all the information you would ever need about the area. I have lived here almost all my life : )