Rocky Mountain Realty Company, Colorado Springs

Listing Clause...Vesting Sellers

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Sun, 20 Apr 2008 14:51:34 -0500

I wanted to pass this on to you. It's a clause that I am having my agents put in all of their listing contracts during this market cycle. Maybe forever. I have found that when doing a listing with a Seller, they are more likely to help keep their end of the bargain if they have something vested themselves. Use it if you want...here's my permission!

Throughout the years, I have found that if Sellers approach the listing process with a "What the heck, it's not going to cost me anything..." approach, you will end up losing money in the long run. Listings, when property marketed, cost money. There's sign placement, printing, advertising, open houses, etc... Then there are wasted showings where the Seller "doesn't find it convenient at the time" or cannot be bothered to answer a showing request for some unknown reason.

A Listing Agreement is NOT a One Sided Deal!

HOWEVER, a Listing Contract is a contract. That means it has parts for all the parties to perform. If a party does not perform to his or her part, there are consequences. For so long, the brunt of the consequences have fallen upon the Listing Agent, weather the default has been on the part of the Principle(s) or the Agent.

Therefore, here at Rocky Mountain Realty in Colorado Springs, CO, we have started putting this clause in all of our Listing Contracts:

"In the event the Seller opts to cancel or withdraw this listing before it's term, the Seller agrees to pay the Listing Broker a fee of 500.00 OR actual documented marketing expenses, (whichever is more), within 30 days of termination of this contract. This fee will also be paid by the Seller in the event that the Seller is unwilling to show the property during reasonable times as outlined in this agreement, or in the event the Seller fails to perform to the specifications contained in this agreement."

After all, guys, our consequences take up the remaining 5 pages of the agreement, don't they? I have yet to have one person refuse to sign the agreement. Instead, when I read through the paragraph, I explain, "We have developed this policy because there have been some Sellers, believe it or not, who have caused us to spend all sorts of money on their behalf, only to cancel the listing or refuse to show". They invariably say, "Well that sounds reasonable" or "That's only fair."

Anyway, I think we should all work hard...but then we should ALWAYS get paid something.

Hello California...Where Can I Retire There?

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Sun, 20 Apr 2008 14:16:39 -0500

What better place to ask my fellow Brokers for advice than "in the Rain"? My aging parents are looking for a retirement destination and my husband and I are saving toward that iminent goal...(after all, the last 40something years just FLEW by, so the next several will. Every time I turn around, it's my birthday again!)

Lower cost of living is usually a concern for most retirees, but even more so, I think comfort and climate is important. Being a large woman...to put it mildly, :-) I prefer warm, but NOT HOT AND HUMID. California is the logical solution, but it's EXPENSIVE.

We don't want to live in the desert, but are there other reasonably priced places to retire? Let me know your thoughts.

I am also open to hearing about other temperate locations throughout the country. Not TOO hot or TOO cold!

I wonder what property in Wine Country was going for when this fella' lived there?

Bad Press...A One Way Street!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Sun, 20 Apr 2008 13:14:52 -0500

Today there was an article on the front page of our local Newspaper entitled, "Three Real Estate Firms Subpoenaed in Kickback Probe". I chose not to cut and post the link to the article because I happen to know that at least one of the brokers named seems to be a man of integrity and I don't want to give him the negative press. The article DOES go on to say:

That's the Good Ol' Newspaper for ya!

"The Springs brokerages are not suspected of wrongdoing at this time, said Erin Toll, director of the Colorado Real Estate Division. "...

But the damage is done because of the headline and the accusation. I feel like the newspaper has free reign under the guise of "freedom of speech", yet when I wanted to run an advertisement with a local paper that said somewher in the body, "CHEAPER THAN PRINT ADVERTISING", my ad was rejected by the editor because it was considered "UNFAIRLY COMPETITIVE." How come the pendulum doesn't swing both ways?

You can all but damage the reputations of three Brokers and sneak a little, "but they probably didn't do it" at the bottom of the page, but DON'T say you can find cheaper advertising than the newspaper. Where's MY freedom of speech protected? I was paying for the ad. It violated no Federal Fair Housing, Regulation Z, or RESPA Law...

Something to think about!

Appraisers "FUDGING" The Wrong Way Court Banks At Public Expense

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Thu, 17 Jan 2008 01:26:53 -0600

"INSERT EQUITY HERE!"

We all know there has been some terrific controversy concerning some of the less reputable appraisers that inflated values during the recent market in order to obtain value that just wasn't there.

There are some appraisers that are still riding that last wave until someone stops them...AND THEY WILL. I see several license suspensions on the Colorado Department of Regulatory Agencies web site for both licensed appraisers and real estate professionals.

If I were an appraiser, you can bet that I would be as fair as I could by using viable comparable and actual, documented information pertaining to the properties that I was appraising...now more than ever because there may be some undue scrutiny of even the most experienced, reputable appraisers.

This is the case also in the Real Estate and Mortgage industries as well. The point I want to make is that I feel it is EQUALLY disturbing that this new trend of "low balling" to be on the safe side is popping up lately in the deals that I've seen in my office.

We are small and have just 7 agents, all active to some capacity, so I do have involvement in each of their deals. I notice that the last two VA Appraisals we had have come in EXTREMELY low when they are held up to recent comps of the EXACT SAME model and square foot home ON THE SAME STREET and in the SAME NEIGHBORHOOD. No comps over 6 months old...and in one case, the subject property had been COMPLETELY remodeled and came in at 5k less than it's 4 month old sister-comp directly across the street that had NOT been remodeled.

ISN'T FUDGING THE WRONG WAY TO SAVE THE APPRAISER'S UNCOMFORTABLE SCRUTINY JUST AS DISHONEST AS OVER-VALUATING A PROPERTY? It should be...and perhaps MORE so because everyone is talking about how the former appraisal practices have cost the banks millions of dollars, but the latter practice is costing THE GENERAL PUBLIC and PRIVATE CITIZENS millions of dollars in valuation. Why is this ok? Is anyone else seeing this?

Quick Everyone! Get On The Assessor's Web Site!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Fri, 11 Jan 2008 18:52:28 -0600

Ok, so sick of all of the doom and gloom about the market and how things are soooooo terrible. I'm trying to encourage some of the newbies and some of the oldbies, too. So, many times I ask the question..."do you see any homes in your neighborhood priced at what they were in the 1970's?" It made me think. No matter how bad hair styles got, home values soared!

How much was YOUR home in the 1970's?

Heeeeeere's Farrah's hair from the 70's

And in the 1980's?

Everyone tried a little color in the 80's

How about the 1990's?

Although hair started to be more reasonable in the 90's home prices still climbed!

Seeing a trend here? Oh, sure there were terrible times in some of our local and in the national market, but what inevitibly happens to most all real estate? So then it's just a question of waiting it out and pushing through to the better day. If you can tell me that your house is devalued more than a decade, I might listen to you. (Unless it's in a flood zone or has major structural damage), but other than that...you can't convince me that things aren't coming up and up and up...

Stuff I Don't Mind Paying More For...

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Sun, 06 Jan 2008 22:46:48 -0600

I'm fed up with substandard consumer products!

This is just a fun blog, so if you're looking for a serious debate, you'll have to move along. I was just thinking about stuff that I don't mind buying generic and stuff that I need my name brand of and I was also thinking about how I share that info with good friends. I have some good friends right hear on the Active Rain network, so here's the official list of stuff worth paying more for name brand for:

Hefty Force Flex Trash Bags- They are awesome, have handle ties and stretch without breaking!

Scott Toilet Tissue- More on each roll, lasts twice as long as other brands.

Soda - Any name brand you like...if you have a favorite, the store generic is not going to taste just like it.

Shampoo - Any name brand you like...The store brand or even cheap name brands will wreck your hair and strip color.

Ice Cream - most generics have hardly any choc. chips, nuts, or swirls...Safeway does have a great store brand, though, so they are an exception to most.

Dawn Dishwashing Liquid - store brands are thinner, don't lather as well or cut the grease as well.

Here's some stuff that is FINE in a generic...you'd never tell the difference:

Pretzels and many snacks

Bread

eggs, milk, cheese

water

seasoning

most canned goods and soups

cereal

cookies, (some generics taste even better than brand and are much cheaper)

Well...I've go to go shopping! Can you tell?

Matt Inspired this Independent Brokerage Blog!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Sun, 06 Jan 2008 15:09:31 -0600

Hi There!

K...we are always hearing about KW, REMAX, EXIT, blah, blah, blah! Now, I have lots of friends who are "franchised at the hip", but we don't hear enough about the importance of Independent Brokerages here in the Rain.

Here's Matt's blog: http://activerain.com/blogsview/328834/Top-brokerage-franchise-by

According to the calculations displayed on Matt's deal, we stand to make up more than HALF of the membership, (66,214 as of today). If anyone has stats on the national sales avgs. of independents vs franchises, I'd love to hear them.

As of this date, just a little over a year after posting my first blog, I am on my 4th PAYING AR lead and I have referred out a couple of deals that have not yet closed. How about you? (BTW...I really don't have anything against franchises and I have referred to KW, EXIT, and some others on the out bound to prove it). I'm just having some fun and PROMOTING INDEPENDENTS.

Today, I want to hear from some Independent and small brokerages and how the rain has helped you! I want to hear how much money each of you saved in franchise fees this year! :-)

Have a great day and don't forget to blog!~

Blaming, Lie Detector Tests, and Other Nonsense

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Sat, 05 Jan 2008 11:52:21 -0600

I AM HERE!

OK...sometimes people on the rain write stuff just to get people's panties in a bunch. I came across one such post the other day and I have to admit...I do kind of have a wedgie right now! Here's the link...it's short so you can check it out:

http://activerain.com/blogsview/324677/Should-Lie-Detector-Tests

Now, it's one of those "blame" posts about the sub prime thing. As I answered his post, I found myself thinking about how far anyone can go in the blame game. Should we be expected to infringe on people's rights to make bad decisions? They still do that even though there are not the type of sub-prime loans out there that make it easier for bad financial decision makers to get a mortgage.

People still want to overspend in many cases. People who are not in the position to purchase a home because of health or personal issues still purchase. Should we be expected to police them? To deny them our services as buyer's agents and consequently deny them their legal rights because we want to act like God and say how much house they can afford and where and when they should purchase? That's not our job. We are there to help them find the house they want.

Big news...the house they want is going to be, (9 times out of 10), at the TOP of the budget they can squeeze. Whatever they "qualify" for, right?

I told the blame guy that the only people that can truly "AFFORD" to purchase a home are the ones that have cash, (and I should have added and have future cash to keep taxes current), but anyone who needs a loan of any kind, can't REALLY afford what they are buying. Credit cards wouldn't exist if people lived within their means. Neither would mortgages. Like I told Lance, you can die, you can lose your job, anything could happen...

How far do these "blamers" want us to go with our powers of judgment over other people's lives? Should we say if they are mentally and emotionally ready? Should we have final approval over where and when they move and weather we think it's a good decision?

New Way To Get Houses Sold! GHETTO FABULOUS!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Thu, 03 Jan 2008 16:03:09 -0600

They've all done it! Ralph Lauren, Martha Stewart, Laura Ashley...and now, LANIA DEMERS presents:

The Ghetto Fabulous Line, (exclusively available through my Colorado Springs Office)! That's right, the old Aspen White and Lyndhurst Castle classic colors aren't selling homes like they used to, so I've come up with this new strategy...

I'm developing a fresh line of exterior house paints so HIDEOUS, so VULGAR, so OFFENSIVE that the neighbors will chip in to buy your listings just so they can re-paint them and bring their own property values back up!!! Here's just a sample of what I have planned for this spring:

Pistachio Salad from our "Pot Luck Dinner Collection"

"Pepto" from our "Coyote Ugly Morning After Collection"

"GO BRONCOS" from our "Colorado Redneck Collection"

"Grape Nightmare" from our "Colorblind Designer Collection"

Be one of the first to order your custom palet and make sure you get those listings next door to the sharpest home on the block for optimum marketing power!!!

CAST THY BREAD UPON THE WATERS? WHAT?

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Wed, 02 Jan 2008 13:50:54 -0600

Hi Rainers! The New Year is always such a busy time. All of the Holiday parties and obligations are fulfilled and things are going full swing toward organization for the New Year. Tax stuff needs to be done and it'a a great time for reflection of what we did, what we are doing and what we SHOULD do this coming year.

Keep writing those deals on the board!

A funny thing happened as I walked by the tree on the way back from the rest room in our office...I noticed that the BOARD WAS FILLING UP with under contract listings and sales! Now that's something we haven't seen in quite a while! I wondered what the reason for that might be. Hmmmmm...is the economy getting stronger? Are relocations to the area picking up? Is one of the agents on fire? Maybe we're coming out of the "slump"?

It could be a lot of things, but one thing I know for sure is that the agent whose name appears on most of those under contract listings, (Robin Cleveland), has been in this office working her little fanny off for month after dry month for the past several. With no deal in sight, she'd come in and sit at that desk and make phone call after phone call...sending e-mail after e-mail, HOPING for a bight and guess what? When the fish started bighting, they bit hard and told their friends where the feeding frenzy was.

She just kept on fishing when no fish bit...

Now, my formerly discouraged agent/friend is starting this year off with a BANG. And not because she made a resolution and got right on that the first of the year...NO, NO, NO...she started chumming the waters far before the fish were even in the mood to eat, so that as soon as some real estate needs came up, Robin was fresh in their mind, albeit synonomous with real estate and she is listing and selling like CRAZY.

This reminds me of a great Bible verse:

Ecc 11:1

Cast thy bread upon the waters: for thou shalt find it after many days.

In case you don't understand the context, I believe it's the Lord's way of telling us that the fish don't always bight immediately...but they do eventually and you have to be there waiting to catch them!

Have a blessed and fulfilling New Year!

If We Could Just Get Someone To LOOK At These Listings!!!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Mon, 10 Dec 2007 13:26:13 -0600

Even in a tough market, the cream of the crop listings should sell if they are priced right, correct? Not so! I am proud to say that some of my listings are the sharpest of the sharp, located in the most sought after neighborhoods and priced FAR below the not even close in condition competition! YET...NOT A SINGLE SHOWING ON SOME OF THEM!

How frustrating! I'm sure many of you are experiencing the same thing. The knowledge that if you could get those bodies in to look at your listings, they'd be sold in a heartbeat, but HOW can we motivate those buyers to take a look?

I'm having some informal Open Houses, but not many lookers. As a matter of fact, of the several Opens we've had over the past few months, we've only had a few nosy neighbors and some Agents wandering about with their not yet ready to buy prospects...

It could be the market, or the Holidays, or the Winter, or a combination of all of those factors combined, but one thing I DO know is that if my listings are the sharpest of the sharp, there's SOMEONE out there who has looked at enough junk to want what I've got listed cheaper than that junk, right?

Let's hear some of your tricks and traps for GETTING THOSE BODIES INTO YOUR LISTINGS...Here our some of ours...

JUST TO NAME A FEW!!!

3515 Verde Drive, Colorado Springs, CO 80910

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Thu, 06 Dec 2007 14:39:58 -0600

When you need five bedrooms, it just about impossible to find something in the Colorado Springs area that is totally remodeled with gorgous mountain views and is convenient to everything for only 149,900! But...WE HAVE IT FOR YOU! Unbelievable that the Owners would offer this home at this price, but things are tough and they are giving you the chance to take advantage of the market!!!

LOOK!!!!!!!!!!!

Attention to detail in this beautiful bi-level! Notce the new garage door, entry door, and low energy vinyl windows! See the new fencing to the right side of the home? Front yard is now ready for seed!

Street views from front show awe-striking panoramic mountains in back of the beautiful community park! It's like living in a mini-paradise of a neighborhood!

Here's the view off your back deck...you know, through the fancy French doors!

New Carpet, New Paint, New Lighting...Check, Check, Check!

A glimpse of the dining area with new laminate flooring, beveled French doors walk out to freshly stained rear deck. This area is off the galley kitchen.

As you move downstairs, notice the lovely wall texture, fresh paint, and plush cut berber that runs throughout this gem of a home!

We all know it's the details that matter! What a fixture on this extra deep kitchen sink, new counter tops, too!

Well...if this isn't enough to make you curious, we don't know what is! You can see additional photos of this and any other properties listied on the Pikes Peak MLS at www.SpringsHomeFinder.com or www.SpringsInvestor.com

See you there!

2407 Providence Circle, Colorado Springs, CO 80909

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Thu, 06 Dec 2007 13:32:01 -0600

Here's another gorgeous home for that particular and discerning buyer! Almost 2,600 sf of living space with TWO walk outs on a private treed lot overlooking the bluffs! What more could you ask for at 224,900! Did I mention that the ENTIRE home has been painstakingly remodeled?!

Fresh Curb Appeal!

Details are important down to this inviting front door with lead glass and carved details. It says, "Welcome home!"

One of two lovely arched fireplaces...woodburning for those cozy Colorado nights. Notice the Wood bay window and the fresh new carpet!

Hardwood cabinets, brand new ceramic tile flooring that has been cut on the bias for style and a spacious feel and new countertops! Don't forget the new appliances and recessed lighting!

Private deck off peeks through trees and overlooks spectacular city views from dining room wall out!

Awesome view of bluffs from front!!!

Rich hardwood entry with lots of light!

Lower walk out to covered patio surrounded by your own privatel little "forest".

Second fireplace in lower level makes it easy to entertain in the oversized family /media room!

Take all of this and add the two freshly updated baths, new six panel doors and lighting treatments and a FANTASTIC neighborhood that captures the true feel of Colorado and you have a BARGAIN at 224,900.00!

Don't forget to see ALL of the homes available on the Pikes Peak MLS at www.SpringsHomeFinder.com!

Please Be Courteous and STAY HOME if You Get Sick!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Thu, 06 Dec 2007 13:03:56 -0600

OK, those of you that read my posts know that I love my agents! I wouldn't trade them for any others and I'm sure that they are blessings sent just for me. HOWEVER, last week I asked one of them to please STAY HOME as he described how sick he and his family had become after contracting a "stomach bug".

He did not, however, respect my request, citing his opinion that it was, "just a 12 hour thing..." (Even though when I asked how his wife was doing, he said she was staying home from work that day). Well, we all know the end of the story. My husband was the first to come down with symptoms, he has been down for three days, I am going home early today and stayed home yesterday. (I feel kind of like I have a brick in my tummy). And my wonderful son woke me at the crack of dawn to say he felt like, shall we say, "giving up the breakfast".

Could all of this have been avoided? Certainly. So, please, please, please...if you don't really have sympathy for your adult co-workers this season...at least think about the fact that they have precious little children at home that could easily be affected by your "cooties"! Have compassion. Stay home and save the Holiday Season for your "work family".

Keep THOSE kinds of gifts to yourself this season!

Don't Forget Your Title Rep!!!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Tue, 04 Dec 2007 18:23:41 -0600

I have the best Title Rep in the world! Her name is Doreen Hussman and she works at Empire Title Company. She comes in all the time with a big smile on her face and she will do anything for us whenever we need it. She's just a doll!

Don't take your rep for granted!

Throughout the years, I have seen lots of reps and many of them come in "fake cheerful" and accommodating, but she is the real deal. Today when she came for her bi-weekly visit, I just sat there, enjoying her company and thinking, "Hey, I've got to do something special for Doreen this Christmas!"

I wonder if many agents realize all the work a rep has to do to get a few policies sold and a few deals closed and how little commission they make per deal. It's TINY and in this market, they make money simialr to a waitress in a slow diner...but not matter what, they come in smiling, sharing, willing to help with e-contracts, give us free class schedules, even bring us lunches and do trainings and they never tell us how bad of a day they may be having or how the market is affecting them.

I say, this Holiday Season, remember YOUR title rep and all the times they braved the weather to bring you calendars and goodies!

The Art of Victorious Dispute!!!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Tue, 04 Dec 2007 18:08:30 -0600

So, this month I got really sick of the same old mess happening. It seems we enter into so many service oriented agreements with phone companies, internet service providers, advertisers, etc... and for me, it is many times the same old story. Promises, promises, but then when we have signed our "service agreement" or contract, no delivery on the promises.

Ask LOTS of questions before you sign on the dotted line!

If you are a busy person, and I pray that you are...you don't have time to spend hours on the phone disputing charges that are small, but unauthorized or even sometimes large, but difficult to enforce. Have you ever tried to fight with the phone company? You can be on hold FOREVER and then you are transferred from one department to another. One day I spoke to 7 people in succession and spent the entire afternoon and was no better off than when I started.

Not to mention all of the buck passing and finger pointing that goes on BETWEEN departments within a company that you call to complain about!

Well, this month I decided, "Hey...I have favor with God and man. I'm a fair business person and I should get what I pay for! Even if it takes me days and hours and all sorts of faxes and e-mails, I'm going to enforce some of these service agreements with the private phone company, internet provider and the media advertiser. After all, what if I get a listing contract signed and then the Seller never hears from me again...am I entitled to payment at closing? HECK no!"

But you feel like just another face in the enormous crowd sometimes!

So, after a month of hard work and over 40 hours of arguing, disputing, writing, and getting in touch with the claims departments, using the prescribed arbitration means, I am proud to announce that we are:

1. Released from our one sided contract with the private phone company who over-promised and under delivered with NO PENALTY for early termination. They sold us a T-1 connection that was SLOWER than our DSL service.

2. Released from our advertising conflict with a local phone book that never designed our ad, added our logo or pertinent information to the proposed ad and has been billing us hundreds of dollars per month as we dispute.

3. Released from the early termination contract from the original phone company who wants us back as a customer and is willing to waive charges as we come back.

We have better places to spend the money!

In short, these hours of work have saved our business over 10,000.00 this year. Sometimes IT IS WORTH IT to cut through all of the red tape and enforce your rights! I'm sure there are many billions of dollars wasted annually simply because busy professionals don't want to take on the system...don't let them have YOUR MONEY!

What Can I Give The Producer of the Year?

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Tue, 04 Dec 2007 15:09:00 -0600

Hi Everyone! Well, it's hard to believe that we've made it through our first official year as a Brokerage in the Colorado Springs Market! I started off with just two licensed assistants and now have 7 agents and a Broker Candidate in school. I learned ALL KINDS OF THINGS this year! I think it's wonderful that aside from my own sales, my Top Producer is a former client of mine who I encouraged to get her license.

Her name is Dianne Bieri and she has been a tremendous blessing to our family and Brokerage. Before I opened this place, she worked with me at my former Brokerage and graduated school just before we made the move. My former Broker, (still a very good friend of mine), said he didn't think she'd make it because she was "too quiet", but she's a great agent and a real go getter. She loves her kids and home-schools them and she helps her husband run his auto shop on the side...she is also very active in church and enjoys the vegan life style. Dianne is an extremely selfless person and doesn't drop hints that she would like anything special. While I know she would be grateful for anything at all, I'd like to do something SPECIAL for her, but no so much that I couldn't keep up for future years winners, you know?

I know I could get her an inscribed award or some kind of trophy...maybe a gift card...or money, but I want it to be something really special to encourage her. Any ideas? What would YOU like to get from your Broker if YOU were the Agent of the Year? Also, I'd like to get something reasonably priced, but not cheap, and useful for the other Brokers...any ideas?

I know she likes surprises!

Ah, But One Day The Tables Will Turn!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Tue, 04 Dec 2007 14:44:25 -0600

We love the buyer's market for our buyers, right? But there is, as with everything, and ugly side to our well advertised and media-ized market. By now, most of us seasoned Brokers and Agents know that you never let em' smell blood, right? Poker face...play it straight, we all know its the buyer market, so we have to try our best to get our Sellers a fair price and the best terms possible when negotiating.

the Buyer's market seems, though, to have much the same affect as alcohol on an agent. If the agent is a kind and fair person, that will shine through during the negotiation process in the buyer's market. If they are an aggressive, pompous snob...those attributes will be magnified in the buyer's market, but what many don't consider is...

"Take it or leave it Dahhhhling!"

ONE DAY THE TABLES WILL TURN!!

Although, I myself am primarily a buyer's agent, I try to be considerate and to help the Listing agent through most of the pain in this type of market!

That's right. I've been through several market turns in my career as a Broker and before that as a consumer/investor. It's funny to see the folks who refuse to be professional and civil in this market, come suddenly humbled to your door with an offer in the Seller's market. And we do remember them, don't we?

Turn Table

4770 Villa Circle, Colorado Springs, CO 80918

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Wed, 28 Nov 2007 14:56:31 -0600

OK Guys! Here it is! Almost 2800 sf ranch on a lovely lot in the desireable Vista Grande, N/E Section of Colorado Springs, CO!

Among other super upgrades, you'll find TWO lovely fireplaces, a terrific finished basement, great ceramic tile throughout the kitchen and upstairs hallway, 3 updated bathrooms, new paint and tile tub surrounds, lots of cupboards and a chef's delight of a hot water tap dispenser in the kitchen! Only 224,900.00 HURRY!

4770 Villa Circle, Colorado Springs, CO. 80918

Gorgeous Curb Appeal!

Do you like the maple cabinets better or the ceramic tile? Maybe all the counter space and the extra deep sink with the OUTSTANDING fixture and hot water tap? You can see one of the Pella Windows here in the kitchen...they are all throughout the house. QUALITY.

One of the THREE freshly remodeled bathrooms with ceramic tile surround and floors!

Lovely Granite tile fireplace in theformal living room. Notice the newer cut berber carpet!

Anlther kitchen angle featuring the handy breakfast nook!

Poker Party in the Rec Room! How about a Home theatre? Maybe a huge home office? The possiblilites are endless! Second fireplace!

Large basement bedroom for guests!

Huge Laundry Room Keeps You Orgainized and you can put your own additonal freezer down here for winter shopping stash!

As you can see, the entire upstairs hallway is custom tiled from the kitchen and all the way down to the three upstairs bedrooms and two upstairs baths!!!

The Formal Living Room...

Don't forget to see more photos of this lovely home on 4770 Villa Circle and any listed Colorado Springs Homes on our web site at www.SpringsHomeFinder.com

HAPPY HOUSE HUNTING!!!

Go With Your Gut!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Tue, 27 Nov 2007 16:27:52 -0600

Let's face it...all listings are not good listings and all buyers are not good buyers. I think many people get side tracked into forgetting that our Listing Agreements and Buyer Agencies are two sided contracts between us and a Buyer or Seller.

Never work with someone that makes you make this face!!!

Sometimes we feel more like people selling a service to the public. It's hard to get good listings and sales, so we are slow to turn one down...often to our own hurt. Looking back on my career, I can point to times where it was great working with someone, and even making a sacrifice to do so...and making a friend/client for life and other times where I should have listened to my gut saying, "This person is going to be nothing but a thorn in your side..." and turned down the business.

A "Buyer's Market" does to the real estate market what alcohol does to human personality. If the buyer is a good buyer, they will be a great buyer in this market. If they are a jerk...they will be more assertive, less respectful and A LOT MORE DIFFICULT to work with.

I say listen to your gut and don't feel obligated to work with someone just because they called you. If you're going to be in a contractual agreement with someone, it's a form of limited partnership to a cause. Don't go into business with anyone you wouldn't go into business with!!!

Sell lots of houses!

NEW NON-COMMITTAL PRE-QUAL LETTER FOR LENDERS...Funny!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Tue, 27 Nov 2007 13:37:50 -0600

I have been receiving some offers on my listings lately that seem to have strong pre-qual letters attached, but as we progress through the transaction, I find that many deals are falling apart due to the lender's loss of programs, stricter underwriting guidelines, and general change in program guidelines that has occured as a result of the recent "scare" we keep hearing about. So, to ease the awkwardness in our relationship with our beloved lenders, I have devised this special non-committal pre-qual letter that says everything and amounts to nothing. That way, we have something to present at offer and can't be blamed if a deal falls through due to financing. It's a win/win. What do you think? :-)

Enjoy!

To Whom It May Concern:

This letter is to certify that Mr. and Mrs. Smith have been pre-approved for a loan amount of 436,000.00. This pre-approval is based upon credit review and full loan application review which has been submitted by the borrower through our local branch.

Please be aware that the pre-suffix in the pre-apporval stands for preliminary, which when defined by Websters as: "preceding and leading up to the main part, matter, or business; introductory; preparatory..." and should in no way, shape, or form be considered a commitment that the borrower is actually approved for squat.

While we know that you'd like the assurance that Mr. and Mrs. Smith will actually be able to purchase the property in question, we'd like you to know that their actual ability to obtain a loan is contingent upon,( but not limited to), several conditions including: appraisal, verification of employment, debt ratio, the mood of the underwriter on the day the packet is submitted, and several hundred other pertinent factors which cannot be expalined in detail at this point in time.

In any event, we here at ABC123 Lending would like you to know that your comfort is of utmost importance to us. With this in mind, please take note that while our pre-approval letters may not be of value in helping to sell your listing, we are now printing them on this handy hypo-allergenic three-ply paper which can be used for another purpose, in the event your deal doesn't close. Notice the quilted softness and enjoy! In this way, we can assure you that a pre-approval letter from OUR company will always be useful for SOMETHING.

Regards,

Ms. Prea Qual, Senior Loan Officer

ABC123 Lending

You'd THINK People Would Answer Offers Promptly In This Market!!!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Tue, 27 Nov 2007 12:47:21 -0600

Ok...Rant, Rant, Rant...THREE of my agents and MYSELF have offers out there. Four of us! We EACH have at least one offer out there. Dianne actually has about three. We deal with a lot of bank repos here in the Colorado Springs market, so we are having to deal with lots of Asset Managers. One of the offers is out to a straight homeowner. ANYWAY...these offers have been out there since LAST WEEK. We don't have answers on any of them, (although one of them has good response time and has been answering me every other day).

"So, you have an offer on our property? Can you call me back later? I'm playing free cell right now!"

YOU WOULD THINK with the degree of difficulty it is taking to find well qualified buyers who can close in a timely fashion and are offering asking price or close to it, that the financial institutions would be jumping up and down and responding in a "time is of the essence" spirit of things, but NO. They are twiddling thumbs. Holding off. Acting like they could care less. Sometimes not answering at ALL.

A friend of mine offered FULL PRICE on a 4,000,000.00 commercial building ALMOST A MONTH AGO and they are not answering until they , "meet again". What's going on here?

END RANT.

Today's Proverb Has Great Real Estate Advice!!!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Tue, 27 Nov 2007 12:15:33 -0600

Hi There! I'm going to post this to the Christian group, but I don't know if it will post in the general section as well...anyway, like many people, I try to read the "Proverb of the day" since there are 31 of them and they are for gaining wisdom and understanding! The Bible always has truth and what better place to get business advice? I don't know anyone richer than GOD!!!

That's me in the middle...roundin' em' up!

Proverbs 27:23 says, "Know the state of your flocks and put your heart into caring for your herd." (New Living Translation).

As a Broker/Owner, that means a lot to me since I'm spending much of today helping several of my junior agents, (my darling sheep), to follow up on offers they have submitted. I feel I need to be diligent in "knowing the state" of their business, what they are going through, what challenges they face, and putting my heart into helping them to care for their careers and deals. I want to be available when they need me. I take my responsibility toward them very seriously as I must give account to the Lord for how I care for them.

As an agent myself, I think this Proverb also applies to me knowing the state of my client base, the people in my pipeline, the offers and listings I have out there and doing all I can to show attentiveness and care toward what God has given me. Sometimes we complain, but at least I have some business to complain about! I think I need to look at what I have in my hand and depend on the Lord to bless it! My only part is to do the best I can with what I have, right?

Have a Blessed DAY!!!

Make A Copy Of The MLS Part Of The Contract!

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Mon, 26 Nov 2007 15:43:53 -0600

Recently, I had an ugly scenario happen with one of my junior agents. She was dealing with an unscrupulous Broker who decided to change compensation offered to the Selling Broker AFTER the parties had negotiated back and forth and reached a verbal agreement.

That other agent has egg on her face, now!

My agent was held up and so I offered to write the deal for her and submit it for final approval. Something was nagging me, (intuition I suppose, since the agent had given me reason to be suspicious), so I decided to go in and print a copy of the MLS that was dated so that I could write in our compensation. Well...what do you know? She had changed it to 2.5% instead of the 3% that was offered previously.

I called her and called her bluff. I said, "___________, this is Lania from Rocky Mountain Realty and I'm Viviana's Broker. I couldn't help but notice that you have changed the compensation offered to 2.5%..." I just stonewalled, knowing she would not know if I had printed a prior listing copy with the 3% on there. (In Colorado, the board listing shows change in status or price, but not comments or compensation), so she admitted what she had done and innocently asked me, "Would you like me to go ahead and go back in and change that?" I told her I would and she did. I printed a copy and wrote it in under attachments to the contract and this will be our new Company Policy.

Nice try, lady! Just thought you guys might like to use this if your board doesn't show changes in compensation offered as a coop.

Don't Forget To Call On Sparky...

Lania DeMers, Broker Rocky Mountain Realty Co. (Rocky Mountain Realty Co.) — Mon, 26 Nov 2007 15:36:14 -0600

This post was inspired by another one that I just answered. I was just thinking about how funny it is when you call another office for showing instructions and they say things like. "Knock, wipe your feet, leave a card and don't forget to call on Sparky the Dog as you enter so that he won't be nervous. Sparky is a friendly beagle."

Maybe a loose Guinea pig or two?

Don't get me wrong, I'm a pet person, too. I love animals, but sometimes it can get quirky when the pets are part of the showing process. I've had all sorts of pet instructions throughout my career to include:

"Don't let the Cat out."

"You can let the white cat out, but the beige cat will hide..."

"Call dog's name as you enter..."

"Dog is blind, so speak to her in a calming voice and use her name frequently..."

"There may be an iguana in the bathtub..."

"Dogs in garage may bight..."

What are some of YOUR most recent pet instructions?