Bottom Line Is ~ Price It Right And It Will Sell!

Bottom Line ~ Price It Right And It Will Sell!

It's so easy really...Price It Right And It Will Sell. Seven little words, but many homeowners here on The North Shore Of Long Island can't or don't want to listen.

Case in point, let's talk about homeowner Joe. Joe is a young professional who purchased his home at the top of the market. Unfortunate as that is, no one had a crystal ball, his house is worth less than when he purchased it.

Joe has a good job, he's single, he doesn't "have to sell", but nevertheless, he would like to move to a different area. We know what he spent for the house, we sold it to him, and we know what it's worth in today's market. Joe considered all our advice, but wanted to list his house slightly higher than what he paid for it. We told him it would be a waste of time, and although he trusts our judgement, knowledge and experience, he insisted on his listing price.

Although we do not like to take an over-priced listing, and have actually walked away from them, we felt that Joe was a previous loyal client and decided to take his listing, with the understanding that he will keep it at this price only for a short while, and then we'll talk again.

Many homeowners on the North Shore of Long Island are still a little slow to accept the concept that pricing is key to getting a house sold.  We would go as far as to say that if you don’t price it well to begin with, it is most likely that it will eventually sell at a lower price, and the time on the market will be noticeably longer.  If a house does not sell quickly, it will probably have multiple price reductions before it does sell.  

Bottom Line Is...Price It Right And It Will Sell!

 

 

 

 

 

 

 

 

All content, including text, photographs and images, remains the exclusive property of Suffolk Experts.  Only with written permission of Larry & Sheila may anything be used by others. All information is believed to be accurate but is not guaranteed. Suffolk Experts and Larry & Sheila make no representations as to accuracy, completeness, correctness, suitability or validity of any information on this site and will not be liable for any errors, omissions, delays in information, any losses, injuries, or damages arising from its display or use.   

If you or anyone you know is considering to sell their existing home on The North Shore Of Long Island, or is purchasing their first home, dream home, step-up home, or retirement residence, we would appreciate the opportunity to serve them, and we can also recommend a relocation professional in the destination of choice outside our Long Island area! 

                    

 

  

Location, location, location....check, check, check.

As the spring season IS upon us, and homes seem to be  disappearing much more rapidly than in past months it bears remembering...location, location, location.  You can change anything about the inside of a home, but you can never change your location.  The only thing to compensate for a poor location is PRICE.

 

The first location is the town - pick a good one.  What are the factors that will help appreciation over time?  A thriving economic center.  Access to a good education.  Access to good medical services.  Access to transportation - major expressways or train lines to major city centers. (jobs).  Recreational activities.  These are all things that contribute to appreciation over time,  and make a good bet for selecting a town to live in.

 

The second location is the neighborhood within the town.   This can be a tricky one.  But you can do your homework and drive by and through the neighborhood.  Do so in the morning, do so in the evening.  Realtors can't tell you whether there are kids in the neighborhood, but a perceptive eye can spot a jungle gym.  Make the commute from work as if you live there before you make an offer.  You may find that it's more than you bargained for, or maybe there's a bus stop on the corner and it's precisely what you were looking for.

 

The third location is how the home sits within the neighborhood.  Is the home located on a busy street?  Close to a house of worship that doesn't have anywhere for overflow parking? Overlooking a bus barn?  Close proximity to a train "track" rather than station. Or possibly a cell tower or high tension wires in your neighborhood?  Make sure you do your homework.

 

You can get a great deal on a home that  has an objection.  Simply be prepared that when you sell your home that you will not be able to command the same price as neighboring homes.  So long as you have no issue with a particular objection, and understand this premise, this option might make sense, particularly if the first two locations are good ones.

 

Good advice to be the lowest home in a neighborhood of greater value rather than the highest home of a lower valued neighborhood.  Your resale will be better with the former, as opposed to being over improved and more difficult to get your money out in the latter.

 

Good luck in your home search!

Price Is Not The Only Reason Offers Are Rejected

 With the confidence that comes from writing a full price offer, the buyers assumed the house was "in the bag". After all, who would turn done a full price offer in this market? The rejection came as a greater shock than a Dallas Cowboy's Super Bowl victory. Let's examine some factors other than price that can cause an offer to be rejected.

1) A truckload of closing costs--Most sellers in the Pineville Louisiana real estate market expect to pay a portion of  the buyer's closing cost. Paying points or giant origination fees will typically cause sellers to pause.

2) Requesting improvements over repairs-- During the inspection it is discovered that the 300 dollar dishwasher is about to give up its ghost. In its place should go a similar style/quality appliance. Demanding a silent, stainless steel model is a great way to kill a deal.

3) Requesting repairs for items that are not broke-- The plumber says the toilet is fine, Papa thinks it is leaking. Unless Papa is writing a check don't expect a new throne prior to closing.

4) A closing date measured in geologic time-- In the Pineville market sellers expect closing 30-45 days out. Your offer to close "before South America and Africa are one again" will probably be rejected.

5) Shell game financing--Sellers like to see mortgage commitment from stable financial institutions or cash offers. Letters contingent on a certain quarter horse winning the afternoon race (or even worse a lawsuit settlement) don't carry much weight.

 Though important, price is only two lines on a 6 page purchase contract. The other terms can quickly make a "strong offer" pretty puny. Ready to purchase a home in Pineville, la? Call Doug Rogers with Bayou Properties Realty (318) 613-1994.

Doug Rogers

Associate Broker

Bayou Properties Realty

 

Nine Attributes of an Exceptional Real Estate Agent

Before Christmas I posted a blog about a show we did in the SWS Virtual Studio called "Are You the Best Real Estate Agent You Know?" In that blog, I described three reasons you might WANT to BE the best agent you know, and promised to continue the conversation with some concrete attributes or characteristics that someone who IS the best agent they know might possess.

So, 'cause I usually keep my promises, below are nine attributes (skills, services and masteries) of what an agent I'd be excited to hire to represent me should bring to the table:

1. Market Mastery - the agent understands the nuances of the local real estate market - at least the segment of it that affects ME!

2. MLS Mastery - the agent is intimately familiar with the MLS and therefore makes pricing recommendations based on data that is complete, relevant and accurate.

3. Contract (and Disclosure) Mastery - the agent understands and can explain each and every provision in the contracts and disclosures I'll be asked to sign, and ensures that I understand how each provision affects me.

4. Pricing Expertise - related to #1, the agent understands the nuances of the specific market area(s) that I'm buying or selling in, and how various features and amenities (or lack thereof) affect the market value of the properties there.

5. Photography Skills (or willingness to hire a photographer) - the agent understands the importance of having great photos online and is willing to invest the time and money to either take great photos him or herself, or hire someone to do it.

6. Basic Understanding of Home Construction, Repair and Local Architecture - while I don't expect my agent to be a licensed contractor, I do expect them to understand basic issues of home construction and repair so they can speak intelligently to me about issues that may arise during our transaction. This knowledge will enhance their credibility with me tremendously.

7. Good Problem-Solving and Negotiating Skills - the agent doesn't fall apart and go all drama-queen (or king) on me when the going gets a little rocky. They stay calm and focused, and tackle the problem head-on. They are skilled, confident negotiators.

8. A Great Team - the agent has a great team. If I need a referral to the best lender, inspector, handyman, house-cleaner, structural contractor, roofer or painter in town, my agent knows who that is and will set me up.

9. Great Systems in Place to Track Transactions - the agent has detailed checklists and follow-ups in place so that things don't slip through the cracks or get forgotten when they get busy or distracted.

So, whatcha' think? Do these sound like the characteristics of an agent you'd hire to take care of your real estate transaction? Any others you'd like to add... or any of these you don't think belong on the list?

If you'd like to participate in a survey I'm doing on the matter, just go here: http://survey.constantcontact.com/survey/a07e5ghv78kgwdi99ia/start and tell us what YOU think!

 

 

 

 

 

 

 

 

Lessons Learned From 2011. By Dan Polimino.

Here we are at the end of the year. It’s always a good time to sit back and reflect on the past year. I also like to make a quick list of the lessons I have learned over the last year in Real Estate. Here are a few of the most notable. 

1. I learned that the days are long, but the years are short. I spent a fair amount of time wishing days away in 2011. Then I look back and it seems that the years have just flown by. I am trying not to make that same mistake in 2012.

2. I learned at 43 to listen more and speak less. This one lesson has served me better than anything else.

3. I learned that there is no harm in asking. Just when you think there is no way a buyer or seller will move one more penny…they do. So I tell my clients, ”What is the harm in asking since all they can say is ’no’?”

4. I learned that you could have the best data in the world and most convincing argument, and at the end of the day the real estate transaction boils down to one thing. What is a seller willing to sell for and what is a buyer willing to pay?

5. I learned that just when you think you have encountered the most difficult buyer or seller, you are wrong. There is one more difficult just around the corner.

6. I learned that every once in a while, you are given a gift. Like a buyer that calls you up, looks at one property, makes an offer and closes with no conflicts or difficulty. Cherish these transactions.

7. I learned that there is no amount of convincing or sense that you can impart to Banks and Investors. Even when the data is all in your favor, Banks/Investors do not have to sell properties at fair market value because they are flush with cash and have lots of options.

8. I learned to take Sundays off (yes, even in the real estate business) so I can have some type of family life. I recommend this to all of my real estate brethren. I can honestly tell you that by taking Sundays off, my business did not decrease one penny. In fact, it got better.

9. I learned to smile more and laugh more in what is a pressure cooker of a business. If you don’t, you’ll soon find yourself on ulcer medication.

10. I learned that you have to give something to get something. 

Happy New Year 

Dan Polimino 

Dan Polimino is a Realtor with Fuller Sotheby’s International Realty. He can be reached at DPolimino@fullerproperties.com and www.coloradodreamhouse.com/denverpost 

Click here to Get started searching for YOUR Colorado Dream Home.

2011 Lessons learned

2011 was not my favorite year to date, but I learned some valuable life lessons along the way. Thought I would share them with you:

 

• Always take care of your mental and physical health first. Without it, you cannot progress at all...
• speak loudly and clearly in a group. This will help establish you as a leader, and show you have the authority to speak on your subject matter.
• I need something, I cant find it. Case in point, I am trying a refinance right now, and had no clue where my 2009-2010 tax forms were, along with pay stubs, and just about everything else my broker asked for. It was awful.
• Do not forget to laugh. A couple of months ago, business was bad, I was broke, thinking of a sick parent, etc, when I realized my jaw hurt so bad I could barely sleep anymore. It was from clenching my teeth. I pulled out a few funny films, and was soon laughing again, releasing all of the pressure I let build up inside.
• Visit your doctor at least once a year, even if you feel fine. I wont go into details here, but both my wife and I are so very glad we did.
• Life is short, say 77 or 80 useful years.....so get out and enjoy some of it.
• Do not always believe blindly what you might see or hear.  It is always good to check your facts from at least three sources.
• learn something new every single day (Sundays Included) This will keep your mind sharp, and allow you more opportunity to engage others in conversation
• Try not to be prejudiced or judge others in any way. Those three fingers point right back to you.
• Do not text or use the phone for any reason while driving. I had a few close calls this year, and it made me realize that I cannot possibly be a safe driver while texting under any circumstances.
• Say I love you to the ones you really do love in your life. You never know when you will be stricken down, or lose a loved one....at any time.
• Remember "curb appeal" is not only good in selling a home, but in keeping your entire neighborhood from getting sloppy and messed up. The best instant gratification I got this year was cleaning, and keeping up my front yard.
• Try not to be afraid of things you cannot control. Earthquakes, windstorms, home invasion robbery are but just a few that pop into my head from time to time. I just learn that these are things I cannot control, even though I can minimize my exposure risks to these bad things.
• Try to do a random act of kindness as often as you can. You might be surprised at how good it makes you feel, and how much better the world would be if we all did it.
• Try to stay organized. I am the worst at this, and then when It brings your life into balance, refocuses attention on your wants and needs, and is an all around good thing to do.
• Lastly, make a conscious effort to greet everyone you see. A smile, or a hello on the elevator might just bring you unheard of surprise. It makes others feel good too.....this was my most valuable life asset in 2011.
• HAPPY NEW YEAR ALL! I REALLY WISH YOU ALL THE VERY BEST FOR 2012!

Dave Francis

General Manager

Shannon Escrow, Inc.

Eye Candy - Top 20 Home Inspection Photos from 2011

I post a new home inspection photo on the Structure Tech Facebook page six days a week, and this year I decided to put together a blog post showing my favorite photos from 2011.   I hope you enjoy these half as much as I do.  As with all of my blog posts, click on any of these photos for a larger version.

Ice Dams - Remember ice dams?  They were nasty last winter.  I'm enjoying winter in Minnesota much more this year; what have we received so far, two inches of snow?

Ice Dam-age Control - This is the only photo we didn't take (thanks DKW3).  This was someone's solution to chronic water intrusion from ice dam leakage.

Hack Ice Dam Removal - We've said many times that pressure washers should never be used to remove ice dams, because they tear up shingles.

Hot Roof?  Cold Roof?  Not Sure.  - Attics are supposed to be treated as warm spaces or cold spaces.  Someone obviously didn't understand the point.

Hockey Puck Fascia Repair - Hole in your fascia?  No problem!  Just use a bunch of caulk and a hockey puck to fix it.

Rotted Roof Decking - The roof decking was in horrible condition at this house, but that didn't stop the roofers; they installed a new roof covering right over the top.  That black stuff is the ice & water shield.

Bad Shingle Repair - No explanation needed.

Bad Chimney Crown - We could tell this chimney crown needed repair just by looking at it from the ground, but we had no idea it would be this bad.  This chimney crown obviously needs to be completely replaced.

Chimney with Facade Falling Apart - Three sides of this chimney looked just fine from a distance.

One Angry Bird Away... - As I was typing up the insection report for this house, my wife saw this photo on the computer screen and said "Wow, that chimney looks like it's about one angry bird away from collapse."  Good call.

Downspout Combustion Air Intake - That downspout connecting to the return air duct fed to the exterior of the home and was being used as the combustion air intake.  It's not conventional and it's probably a little small, but hey, it works.

Central Air-ish - This was someone's attempt at cooling a room where the AC unit wasn't installed.

Creative Heat Register - Interesting solution.

Heat Register in Cabinet - While most people would have had to decide between a heat register and a cabinet here, this homeowner decided to have their cake and eat it too.  Can you guess what city this house was in?  

Hint: Look up "cake-eater" at urbandictionary.com.  

Garbage Can Sump Basket - Sump baskets are reinforced on the sides to prevent them from collapsing.  Plastic refuse containers are not.

Mouse in Panel - Any unused openings in electric panels are supposed to be covered over, not only to contain any potential fire or sparking that could occur inside the panel, but also to prevent unwanted visitors from coming in.

Covered Outlet - No explanation needed.

Missing Fuses - Apparently someone was tired of replacing those pesky fuses, so they replaced the fuses with a couple short lengths of copper tubing.  Can you say fire hazard?

Mirror Tile on Kitchen Floor - This might be the most interesting tiled floor we've come across.

Useless Shower Fan - Someone went to a lot of effort to install this bath fan above the shower, but without a duct... what's the point?  I can only scratch my head.

Water Behind Escutcheon - My personal favorite.  I noticed water leaking out from behind the escutcheon, which is that decorative metal trim ring around the pipe sticking out of wall.  I turned the water off, pulled the escutcheon away, got my camera ready, turned the water back on... click.

Ok, that was twenty-one photos.  Close enough.  If you enjoy these kinds of photos, please click "Like" on our Facebook page.  Thanks!

Reuben Saltzman, Structure Tech Home Inspections - Email - Minneapolis Home Inspector

        

Are Real Estate Agents Going the Way of Borders?

I just finished reading "What do Realtors and Bookstore People Have in Common?" and it got me thinking..

The comparison was - basically -  a Realtor adds value compared to shopping for a home online the same way a brick and mortar bookstore adds value over buying from Amazon. (my apologies to the author for my very brief synopsis)

Borders Bookstore was a huge chain, in many countries, and they went under. In fact, how many bookstores do you remember? Barnes and Noble is about the only brick and mortar left - other than used bookstores.

Are real estate agents going the same way?

Yes, I love going into bookstores, sitting with a cup of coffee and browsing books and magazines. However, when I'm ready to buy, Amazon is my preferred online resource. Quick, convenient and usually less expensive.

And, like it or not, the cyber phenom is here to stay. New generations text while sitting in the same room rather than having a conversation. Really, conversation is what you have to offer them?

My son, of the cyber generation, found a condo in San Diego, while sitting here in North Carolina, on Craigslist. He and his wife later found an apartment in Wisconsin (while sitting here in North Carolina) on Craigslist. A year later, when they bought a home, do you think they sought out a real estate agent? That was a completely foreign concept. They went online, immediately pulled up properties in their areas of interest (no one needed to show them how), and ended up with a great deal on a great property from a for-sale-by-owner.

Are you online where searchers will find you - Facebook, Twitter, et al? If you're waiting for buyers to search for Realtors or Real Estate Agents, you're dead. That's not where they're looking and they have their own cars so they don't need you to drive them around.

Many agents are upset by it, many are offended, many try to justify that the way things have always been done are the way things should be done.

Well, things are not as they were and they continue to morph at lightening speed. Real estate agents must change or they are destined to go the way of the dinosaur - and Borders. What are you doing to survive?

 

Karen Rittenhouse | www.karensperspective.com | 336-834-0614 | karen@karensperspective.com

Earn your commission. Don’t defend it.

How do you react when a Seller or Buyer asks you to give them a portion of your commission? Do you immediately get defensive? Do you start explaining how your commission is split and how many expenses you have as a licensed Real Estate agent?

I recently read an article on ActiveRain about a Seller asking their agent to make up the difference between the contract price and a low appraisal. The article had over 350 comments and all but a very small handful were blasting the Seller for having the nerve to ask such a thing. The comments went from just saying “No” to outlining exactly how we get paid and what we spend the money on.

 

Why not offer solutions to their problem instead? "Problem? What the heck are you talking about Broker Bryant? The only problem they have is that they are cheap and they expect me to work for nothing. They don’t value what I do!!"

Do you believe that? I don’t.

I believe they DO have a problem and they are looking to their agent for a solution.

The Seller, in the article I linked to, had a problem. Her problem was that the appraisal came in too low and she was getting ready to lose the sale over it. Her gut reaction was to use a portion of the commission to bridge the gap. Her agent, instead of offering her solutions, immediately became defensive. Fortunately she slept on it and didn’t send the nasty email she wrote to her client.

My suggestion was to offer the Seller solutions. There are actually several available when an appraisal comes in too low.

 

• The Buyer can just move forward at the agreed upon price. Unless the contract is contingent upon a satisfactory appraisal the appraisal is really nothing more than an “FYI” event.

• The appraisal can be disputed.

• The Seller can come down on price.

• The Buyer and Seller can split the difference.

• The Seller can just place the property back on the market.

So....instead of getting defensive about your commission why not just let the Seller know of the possible solutions? My guess is that if you handled it this way the Seller would completely get off your commission and get on to solving the problem. Don’t you think?

Earn your commission. Don’t defend it.

Are you under water on your Florida mortgage?

 

Do NOT be foreclosed on! Avoid foreclosure. Short Sales DO close.

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Five Warning Signs Your Purchase Offer May Be Headed For Trouble

Five Warning Signs Your Purchase Offer May Be Headed For Trouble

Yeah!!!  We finally got that purchase offer on your home!  We've been working for this for months, BUT......

There may be some trouble getting these buyers all the way to an accepted agreement!  Why do we say that?  There are some warning signs right off the bat or early on during negotiations that are typical of trouble brewing.  Now we're not saying Last Rites on this offer, and we'll give it everything we've got to get this deal to the closing table for you, but here's some early warning signs of potential trouble:

• The buyer's agent casually mentions that your offer is the FIFTH that the buyers have written.  We're sorry, but this is either code for "give us exactly what we want or we'll tell you where the sellers can stick it",  OR the buyers are VERY prone to cold feet, OR they don't care about the home, just getting a STEAL!  In any case, this doesn't create warm, fuzzy feelings does it?

• The buyer's agent keeps saying "You know it's a buyer's market" when sending over an offer WELL below current market value AND asking for everything that's not nailed down.  Especially true when we've established that your neighborhood is heading up quickly.  If the agent doesn't recognize the market, chances are neither will the buyers.  They'll all be swearing you're grossly overpriced....and then see a few weeks later you got your price.

• The contract is incomplete.  Sections aren't filled in, disclosures aren't included, no copy of the earnest money check.  Nothing against the buyers, but this is a bad sign that their agent might not be the most competent out there.  Negotiations can be tough enough without having to worry about whether or not the other side has a clue about how it's done.

• Their response to your counter is almost identical to their first offer.  Now they may still come up to something that will work, but typically this indicates they're feeling good about their number and not likely to come up much.

• Their preapproval letter, or the lack of one.  No preapproval letter at all?  Pot luck at this point.  Maybe they can qualify, maybe not.  Another hazardous sign?   None of us have ever heard of the bank granting the preapproval letter.  Again, it may be no big deal, but those preapproval letters that end in ".com" don't always bode well.  Always good to be able to stand in someone's office when there's a problem that needs resolved.
  

Now there are some factors here we can mitigate, others we can't.  You can trust if there's something that we COULD do, we'll do it.  And if this offer can't be saved?  You can bet we're marketing to the fullest to get you another offer!

Serving Warren County's residential real estate needs,

Liz and Bill aka BLiz

The Liz Spear Team
Elizabeth & William Spear
RE/MAX Elite:  Ask for us by name if you visit the office!
Two locations: Lebanon & Mason, OH
Office direct: 513-248-3660  Liz direct:  513-265-3004
Bill direct: 513-520-5305 Fax: 866-302-8418     

MailTo: Liz@LizSpear.com  Visit: http://www.LizTour.com

 

 

 

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