Sandy Nelson - Olympia Real Estate Blog

New Real Estate License Requirements

2008-11-26T20:04:17Z

In March 2008, Governor Gregoire signed into law a reform of the Washington real estate license law that will go into effect in July 2010.

The new law establishes license definitions, increases educational and licensing requirements, and increases supervision and oversight of new agents by their designated brokers. And, speaking of brokers, there will be a lot more of them. As a matter of fact, every agent will be called a "broker". Associate brokers will be called "managing brokers" and designated brokers will remain "designated brokers".

Besides the vocabulary changes, fingerprint and background checks will be required for new licensees.
Education requirements for new agents will increase from 60 hours to 90 hours and will include the Fundamentals Course and the Practices Course.
Prerequisite experience for a managing broker will increase from 2 years to 3 years.
First renewal requirements for agents (soon to be called brokers) will increase from 60 to 90 hours and will have to include Advanced Practises and Real Estate Law.
Increased supervision over new agents by managing brokers will be required during their first 2 years.

While new agents entering the industry after July 2010 may dread these more stringent requirements, they merely represent a minimum standard that should have been in place all along. I remember taking the Practices course in my first year in real estate, wondering how I was ever allowed to receive a license without first completing this class.

I have witnessed countless agents entering the business without a clue and without any guidance from their designated brokers. They are basically cut loose to learn by practice and experimentation. How scary for the agent and their unknowing clients?

In the past, clients who wanted to ensure that they are working with an experienced agent looked for designations such as GRI and ABR, or for an agent with a brokers license. This would assure them that the agent they're dealing with has gone above and beyond the required minimum professional education. Setting the education requirements at a higher level should make clients feel more confident in their agents' skills.

They say "A rising tide lifts all boats", and I hope the more stringent requirements in order to become a real estate agent or broker, will help elevate the entire industry. It's about time, and it's a shame the changes don't go into effect until 2010.

Sandy Nelson
Olympia Realtor®, GRI, ASP

360-789-7505
www.SandyNelsonRealEstate.com

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Does Buying a Home Warranty Make Sense?

2008-11-17T17:56:37Z

When I bought my laptop computer, I was asked by the sales clerk if I also wanted to purchase a warranty. I considered that I had just spent a lot of money on my new computer. Did I really want to spend more on a warranty when I could be buying cool gadgets and accessories instead? And by the time the computer breaks, the prices for laptops will have gone down and I could get a new one for less. On the other hand... it's not just the hardware I needed to think about. This computer would house my files, documents and pictures. Did I really want to risk that?

I ended up buying the warranty. It gave me piece of mind and I actually had cause to use it just before it expired.

Considering the purchase of a home warranty will probably bring up similar considerations. Most people wouldn't mind having one, but who should pay for it?

By the time everything in the contract has been agreed upon, sellers will most likely have made concessions to the buyers and are not inclined to pay for additional services. Buyers, on the other hand, will have so many other expenses after they close on the house that the last thing on their mind is spending another $300 to $400 on a home warranty. As soon as the dishwasher breaks down, two months after move-in, they'll most likely re-think that thought.

In some states it is mandatory that the option to purchase a home warranty is offered in the real estate contract.

What is covered by a home warranty differs from company to company, but most appliances, plumbing, electrical items, ductwork, heating and air conditioning are generally covered. The client pays a service call fee for a technician to come to the house to make the repairs. If the items can't be repaired, they are generally replaced with a "like" product.

The main benefits a home warranty offers are:

• Buyers receive the peace of mind that things in their new home won't break down once they move in.

• Sellers won't need to have to deal with buyers calling them after the sale of their home, asking them to pay to fix any problems with items in the home breaking down.

• During the marketing of a listing, a property that offers home warranty coverage for the buyers will have an edge over a similar property that is on the market without a warranty.

• For the Realtor® involved in the transaction there's the peace of mind that his/her clients won't have to deal with pesky repair bills, should something break down.

This last benefit made it real easy for me to settle the question of who should pay for the home warranty.

I will!

If one of my buyer clients purchases a house that doesn't already come with a warranty, I will pay for one at closing. For my seller clients I'll purchase a home warranty when they list the house. This way, if something breaks during the time the home is listed, they don't have to worry about having to spend more money and the buyers won't have to worry about it after the purchase.

It made sense for my computer and it certainly makes sense for a home purchase.

Sandy Nelson
Olympia Realtor®, GRI, ASP, Built Green
360-789-7505
www.SandyNelsonRealEstate.com

__________________________________________________________________________________________________

All the real estate information on the Internet can not compare to the real time, on-the-ground expertise of a local, skilled Realtor ®. Among all the South Sound real estate resources available, the most powerful tool is my phone number.
Planning a home purchase or the sale of your home will be much more enjoyable when you work with a friendly and knowledgeable professional. I'm dedicated to helping my clients make informed decisions and providing exceptional skill and service.

Gauging the Real Estate Market

2008-11-12T18:58:44Z

Have you heard the saying "A man with three watches never knows what time it is"? This applies to gauging the real estate market. Consumers, adept at finding property data on the Internet have experienced that data from Zillow.com is different from Trulia.com, and a home's tax assessment is a whole other story.

Turning to the news isn't very helpful either, as you often hear conflicting reports depending on the media spin.
Real estate is extremely local and detailed. For example, "Home sales in Thurston county are down" is not the same as "Home values in Thurston county are down". This isn't just a nuance; these are differences that completely change the picture. It's like taking your temperature with a tire pressure gauge rather than a thermometer.

Even if average values in Thurston county are reported to have declined, the county is broken down into 16 regions, and some of them are appreciating in value, while others are in stark decline. That's the difference between taking your temperature between your toes, versus under your tongue. You'll be hard pressed to find detailed data that breaks the market down to the accurate degree. Even the sophisticated valuation program we, as Realtors®, , have access to through the title companies, are generally not a true indicator of market values, as some sales are distressed sales (foreclosures, pre-foreclosure) some are sales among relatives (divorce or estate settlements) and other sales are inflated because the seller is paying the buyers' closing costs and financing fees.

Here is the definition of True Market Value: The amount a willing and able buyer will pay for a property in an arms length transaction on the open market.

I wish all I had to do is turn to Zillow.com when I do a market analysis for a particular property. Hey, it only takes 5 seconds for them to spit out a value and I'm done. Any Realtor®, worth his salt, will look at recent sales (6 months or less) within the target neighborhood and inspect every comp to see how long it was on the market, who bought it, how the sale was financed and if the home has similar features and upgrades. No algorithm has been configured yet that can automate this process. It requires a knowledgeable real estate professional. To get a clear reading on the local market conditions, the only and best gauge required is a skilled Realtor®.

Sandy Nelson
Olympia Realtor®, GRI, ASP, Built Green
360-789-7505
www.SandyNelsonRealEstate.com

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Photo Journal of Olympia Washington - See the pictures, feel the vibe!

2008-11-03T18:02:37Z

Olympia WA is a beautiful and unique city. Discover this city photo by photo and visit the popular viewpoints, as well as the not-so-well-known treasures.

Visit the new photo site www.OlympiaUncovered.com

This picture gallery gives the visitor to Olympia and the surrounding communities of Boston Harbor, Tumwater, Lacey a taste of the local flavor and an impression of the spectacular beauty of the views, art and architecture.

Happy viewing!

Sandy Nelson
Olympia Realtor®, GRI, ASP, Built Green
360-789-7505
www.SandyNelsonRealEstate.com

Panic is not a strategy

2008-10-10T20:55:51Z

While the financial markets are in upheaval, we hear "experts" tell us we're in a recession, some claiming we've hit rock bottom, others prophesising another great depression. Perceptions are very powerful in such volatile financial times. People with the impression that we're on a fast train to the bottom are pulling their money in a panic; and people acting in panic cause others to panic.

Nobody can be certain exactly what time it is.

If the market is like the face of a clock, with 12 o'clock being a BOOM and 6 o'clock being BUST, I think we can all agree we're currently somewhere between noon and 6:00 p.m. We're heading down, but all markets are cyclical. There are always ups and downs.

Everyone knows that the best time to invest money is in the time frame within the bottom half of the clock.

In the movie "It's a wonderful Life", while everybody panicked and pulled out their money, Mr. Potter remained calm and picked up bargains, and George Bailey was smart and held steady. They had a strategy and held to it. Panic is not a strategy.

These are momentous times that our children will be reading about in their history books. I see incredible bargains come across the MLS on a daily basis. It's a time where cool heads will prevail and savvy people will build their fortunes for tomorrow.

Sandy Nelson
Olympia Realtor®, GRI, ASP, Built Green
360-789-7505
www.SandyNelsonRealEstate.com

___________________________________________________________________________________________________

All the real estate information on the Internet can not compare to the real time, on-the-ground expertise of a local, skilled Realtor ®. Among all the South Sound real estate resources available, the most powerful tool is my phone number.
Planning a home purchase or the sale of your home will be much more enjoyable when you work with a friendly and knowledgeable professional. I'm dedicated to helping you make informed decisions and providing you with exceptional skill and service.

Green Building Tour

2008-09-25T16:52:14Z

The annual National Solar & Green Building Tour is showcasing Olympia area homes, commercial buildings and building innovations. For anyone who's heart beats faster at the sound of terms such as "radiant floor heating", "passive solar design", "tank less water heaters" or "rainwater catchment systems", or for people who have always been curious as to what "building green" looks like in practice, this is the opportunity to see how it's done.

On Saturday, September 27th, from 10:00pm until 4:00pm, local buildings will be held open for visitors. Some of the locations will be hosted by guides who can point out and discuss the "green" features. The tour itself is self-guided and free of charge.

Up for viewing are some very interesting homes, such as Dee Williams's "little house", Dean Edenstrom's straw bale constructed cottage or the Blankenship's passive solar home.

For a list of locations, features and directions, visit http://www.solarwashington.org/tour/2008/OlympiaTour.htm

I'll be on tour and hope to see some familiar faces there.

Sandy Nelson
Olympia Realtor®, GRI, ASP, Built Green
360-789-7505
www.SandyNelsonRealEstate.com

____________________________________________________________________________________________________

All the real estate information on the Internet can not compare to the real time, on-the-ground expertise of a local, skilled Realtor ®. Among all the South Sound real estate resources available, the most powerful tool is my phone number.
Planning a home purchase or the sale of your home will be much more enjoyable when you work with a friendly and knowledgeable professional. I'm dedicated to helping you make informed decisions and providing you with exceptional skill and service.

Exquisite Lacey Rambler for the Discerning Taste

2008-09-25T15:59:46Z

Celebrate the Cypress, a new model in the hard-to-find one-story home market.

Ramblers are rare - and quality, new construction Ramblers are even harder to find.

The Cypress model is a 2610 square feet, 3 bedroom, 3 1/2 bath home in the Campus Highlands Estates community on Lacey's Woodlands Golf Course.

Views of the golf course dominate the inside of the home and the outside features a covered patio, perfect for entertaining with a built-in refrigerator, BBQ and gas fire pit.

The interior is appointed with Brazilian Teak hardwood flooring, generously sized spaces, elegant wainscoting on the walls, as well as crown mouldings. The home surprises with an innovative floor plan, design and materials.

Some of the distinctive features are radiant heat flooring in the master bathroom, quartz counter tops in the kitchen, and silent, self-closing custom kitchen cabinets.

Like all the Bennett Homes at Campus Highlands Estates, this beauty is "built green", with energy saving and low environmental impact features. The Cypress is available on several lots and prices range from the mid $500,000 to the high $600,000.

The model home is open to the public 7 days a week, or simply call me to arrange your own personal tour.

Sandy Nelson
Olympia Realtor®, GRI, ASP, Built Green
360-789-7505
www.SandyNelsonRealEstate.com

__________________________________________________________________________________________________

All the real estate information on the Internet can not compare to the real time, on-the-ground expertise of a local, skilled Realtor ®. Among all the South Sound real estate resources available, the most powerful tool is my phone number.
Planning a home purchase or the sale of your home will be much more enjoyable when you work with a friendly and knowledgeable professional. I'm dedicated to helping you make informed decisions and providing you with exceptional skill and service.

Claim your Utility Rebate Dollars

2008-09-24T18:40:04Z

Did you know that Puget Sound Energy customers can receive up to $100.00 for having a certain premium efficiency clothes washer? Or that up to $20.00 are available for ENERGY STAR qualified light fixtures? Better yet, $350.00 are rebated for an ENERGY STAR qualified natural gas furnace and up to $350.00 for a qualifying high efficiency air-source heat pump.

There is money out there just waiting to be claimed.

Do you have a high-efficiency natural gas tank water heater with an energy factor of .62 or higher? That's worth $50.00.

Up to $1,600 in rebates is available for insulation in qualified natural gas heated homes.

If you're planning on building a home, these rebates can be a powerful incentive to purchase energy efficient appliances. If you were toying with getting a tank-less water heater, the available rebate is $150.00 for a high-efficiency natural gas tank-less water heater with an energy factor of .80 or higher.

You can also receive a FREE energy-efficient shower-head and bathroom-faucet aerator that will save you up to 20% on your water bill and energy bill.

Puget Sound Energy's FREE lamp and bulb exchange events offer residential electric customers the opportunity to exchange two old lamps for new ENERGY STAR lamps (several styles are available) and four incadescent light bulbs for four compact fluorescent light bulbs which use up to 75% less energy.

To learn more about the available programs, visit Puget Sound Energy.

When buying a new home, it helps to have a "Built Green"/Energy Star educated Realtor at your side, who can point out the home's energy saving and environmentally friendly features, as well as the available cash incentives for the home owner.

Sandy Nelson
Olympia Realtor®, GRI, ASP, Built Green
360-789-7505
www.SandyNelsonRealEstate.com

_______________________________________________________________________________________________

All the real estate information on the Internet can not compare to the real time, on-the-ground expertise of a local, skilled Realtor ®. Among all the South Sound real estate resources available, the most powerful tool is my phone number.
Planning a home purchase or the sale of your home will be much more enjoyable when you work with a friendly and knowledgeable professional. I'm dedicated to helping you make informed decisions and providing you with exceptional skill and service.

Avoid Burnout - 10 Easy Steps to get your Power back

2008-09-11T18:19:13Z

Real Estate is a high energy, fast passed, be-on-your-toes kind of business. It's easy to be so busy working transactions, prospecting, marketing and pleasing clients that we don't even notice that we're in burnout mode. Burnout doesn't just occur suddenly, like flipping off a light switch. It's more like the gradual power drain of a dimmer switch. Taking the steps necessary to keep the power on high is important, because lets' face it: You're no good to the transaction or to your clients when you're operating in burnout mode.

1. Create Personal Time

Find balance by scheduling time for yourself. Pick a time each week for activities you enjoy; be it lunch with friends every Wednesday, Yoga on Tuesday mornings, or playing golf on Friday afternoons. Put it on your calendar as if it were a listing appointment. You wouldn't miss a listing appointment, would you?

2. Be in Charge of your Calendar

Don't let your clients have free reign over your day by letting them pick the appointment times. It's not a sign of good service to be available "whenever". Most clients wonder if you have any other business besides them. Present them with two options and let them make the choice.

3. Schedule your Work Week

Set aside specific time to do the things that must be done in order to keep the business moving smoothly. Schedule time each week to write cards, to do your finances, to review files etc. By setting aside specific times you'll know if someone wants to see homes Monday morning at 9:00 A.M. that it won't work, because Monday mornings are set aside for administrative work.

4. Create Policies

Decide what you will do, how you will do things and when you'll do things. For example: I only work with clients. I will not meet strangers in front of listings to show them homes. If someone calls to see a listing, I'll ask if they're already working with an agent and explain that I'd like to initially meet them at the office and go over my buyers' program with them.

5. Teach your Clients how you work

Let your clients know up front how you work, when you'll return calls, how late you'll show homes etc. Let them know that you have professional policies and explain what they are. Tell them what they can expect from you, as well as what you expect from them. Most clients will appreciate and respect your boundaries.

6. Use Systems

A great way to leverage your time and energy is to use automated tools such as a website, drip marketing, automated feedback systems and online newsletter campaigns. These systems will work while you focus on valuable tasks and quality clients.

7. Team Up

Find a colleague you respect and set up a mutual back-up system to fill in for each other's home inspections, showings, or vacations. Going on vacation isn't very relaxing if you get 10 phone calls a day, have to coordinate appointments and check your email. You can compensate each other by repaying in hours of time, paying an fee, or do a commission sharing scenario.

8. Organize your Workspace

Don't waste precious time searching for a client's file, scrambling to throw together a listing presentation, or looking for that inspection report. It's more enjoyable to work in a pleasant and organized space. Organize your desk area so everything has its place and keep plenty of stock on hand. Set aside time each week to go over your space, buying extra printer ink, stocking up on fax cover pages and cleaning out your in-box (see tip #3).

9. Be in Charge of the Electronic Leash

While computers, cell phones, and PDAs are useful tools that can enhance your efficiency, many times we let them run us ragged. Only answer your cell phone when you're available to take calls. Decide how often you'll check your emails (you don't need to answer them as soon as they come in). Prioritize what calls and emails need immediate response and what can wait until later. One of my colleague's voicemail promises that he'll return all calls within 3 minutes. Why set yourself up for that kind of stress?

10. Hire Help

You can't be an expert in everything. Focus on what you do best and hire out the rest. I know agents who bake their own cookies for open houses, create their own flyers, design their own web sites and craft their clients' closing gifts. There are so many services out there to help make our job easier. Focus on your area of expertise and let the other professional do their job to support you.

By implementing just a few of these tips you'll be on the road to stress reduction. By taking charge, creating balance and saving time, you'll gain control of your business and better enjoy your career.

Here is one more tip. My gift to you:

11. Have Fun

Sandy Nelson
Realtor®
www.SandyNelsonRealEstate.com

Awesome Client Appreciation Party

2008-08-27T19:37:45Z

With fantastic clients, rewarding real estate careers, and a solid support team, my partners and I feel sincere gratitude and the desire to celebrate with, and give back to the people who make it all possible: Our Clients.

The 2008 annual Key Group client appreciation BBQ turned out to be another fun-filled and exciting event.

Held at Burfoot County Park in Olympia, we enlisted the talent of drummer George Jetson and the support of the folks at Kidz-in-Motion with their popular bouncing castle and tumbling bus.

On the menu were classic picnic standbys such as BBQ pulled pork (which Al slow cooked for 24 hours), hamburgers, hot dogs, baked beans, coleslaw, water melon, potato chips and chocolate cake (yumm).

Young and old had a blast with the games, such as the egg roll, three-legged race, water balloon toss, bobbing for apples and a pinata. With generous donations from many of our support professionals, we were able to give out several great prize packages, such as Seattle Mariner tickets, movie baskets, toys and gift certificates.

I love a good party but my favorite thing about our client party is to re-connect with the families I've helped find a home. It feels to me like a family reunion. I can't wait until next year.

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com

Built Green Homes in Lacey

2008-08-01T20:02:26Z

For discerning home buyers who want their next home to be a "built green"home, there is only one destination, and it's right here in Lacey. Bennett Homes, recognized with repeat awards such as "Builder Excellence", "Best Home Design", "Builder of the Year" and more than 100 MAME awards is building their exquisite homes to "built green" standards at the Campus Highlands Estate community in Lacey's Hawks Prairie area.

Bennett homes are built with higher strength engineered wood products, fiber cement siding, energy efficient windows, and their homes include a high efficiency furnace, energy star rated appliances, environmentally friendly flooring, low or-no VOC paints. Environmentally conscious building practices are evident when one visits a Bennett Homes building site. Construction waste gets collected, sorted and recycled. The benefits of these choices are healthier indoor air, energy efficiency, enhanced savings and environmental preservation.

As one of the region's leaders in sustainable building practices, Bennett has been recognized for its achievements in the Built Green program and was honored with the Built Green Pioneer Award in 2007 and the Built Green Hammer Award in 2006. Visitors to the Olympia Master Builders Built Green website will be greeted with the image of a Bennett Home http://www.builtgreenomb.org/members/index.html

For anyone who wants to provide a healthy, cost-effective, well-designed home for their family, while also being mindful of the environment will realize that a Bennett home is not just the logical choice, but the ecological choice.

Contact me for a construction site tour, or a tour of completed Bennett built green homes.

Sandy Nelson
Built Green Realtor for Olympia/Thurston County area real estate
www.sandynelsonrealestate.com

Positioning a "Built Green" home for high resale value

2008-07-29T17:11:29Z

Building or buying a home that is designed to save on energy costs and has a low impact on the environment isn't just good for your utility bills or your social conscience. When it comes time to sell a "built green" house you can also expect a higher resale value.

Making sure your home is positioned to get all the green credit it deserves, home owners must take the following steps:

Save key information, such as certifications, industry articles, utility bills or builder specifications.
Provide the information to your Realtor and the buyer's appraiser.
Make sure the "built green" features are showcased. Choose a "built green" Realtor who knows how to market your home's "green" attributes.

Sandy Nelson
"Built Green" Realtor for Olympia/Thurston county area real estate
www.sandynelsonrealestate.com

Lacey Campus Highlands Estate Model Home for Sale

2008-07-28T18:02:11Z

8867 Ellsworth Ct. Lacey, WA 98516
Model Home

Dream home in the golf course community of Campus Highlands! Stunning upgrades and features throughout. "Built green" by Bennett Homes, an award winning home builder.

Interior Features:
Central Air, Den/Office, Appliances, Walk-In Closet, Laundry Room, Fireplace, Main Floor Bathroom, Dining Room, Hardwood Floors, Pantry, Family Room, Forced Air.

Exterior Features:
View, Deck/Patio, Landscaping.

Community Features:
Golf

Price: $579,800

Type: Single Family Residential for Sale

Floors: Multiple

Parking/Garage: 3

Bedrooms: 4

Baths:3

Half Baths:1

Square Feet: 3328

Year Built: 2007

MLS #: 28112820

www.sandynelsonrealestate.com/listings/330ADAE6-FB01-35A7-6E524CA07239421F.shtml

www.sandynelsonrealestate.com

For more information contact:

Sandy Nelson
Realtor®, ASP, GRI
Cell: 360-789-7505
sandy.nelson@comcast.net
www.sandynelsonrealestate.com

"Built Green" not just for Tree Huggers

2008-07-28T17:38:45Z

Green home building has arrived. It has become so popular that "built green" is now one of the search functions for MLS listing searches. People who think that a "built green" home is for hippies or enviro-freaks will be surprised to learn that many new homes built in their communities are "built green" certified. Building a green home is neither eccentric nor exotic. It's simply sensible.

Environmentally conscious building is not just good for nature but also for our health and wallets. Instead of associating green with "Green Peace" or the "Green Party", think of the green in money. By building homes that are long lasting, built with low maintenance materials and are energy efficient, you'll save money on utility bills, as well as upkeep and operational costs.

With interest and demand for environmentally sound homes rising, with a "built green" house you'll also have a home with higher re-sale value.

Just like "built green" isn't just for tree huggers, "built green" homes don't have to look like earth-ships or space ships. Have your Realtor show you homes that are "built green" and you'll likely have no idea how to tell them apart from neighboring traditional homes.

Not every "built green" house looks like this. This home is a 3 star "built green" Bennett Home in Lacey

Feel free to contact me for more information about "built green" homes.

Sandy Nelson
"Built Green" Realtor Olympia/Thurston County Real Estate
www.sandynelsonrealestate.com

Searching for Built Green Homes?

2008-07-14T19:54:34Z

Last year the Northwest MLS has added "Built Green" and LEEDS certification to the listing and property search criteria. This is good news for buyers who want a home that is energy efficient has has been built with a low environmental impact in mind.

What is Built Green?

A home that has been "built green" will have a number of features that will make the home more energy efficient, reduce water consumption, is healthier and is more gentle on the environment. These benefits can be accomplished by installing energy efficient appliances, low water flow toilets, using low toxic paint, installing whole house fans, recycling construction waste and a myriad of other things.

While the installation of an energy star rated dishwasher is a good thing, that fact itself isn't sufficient claim to a "built green" home. There are 5 possible "built green" achievement levels. For level one through three the builders use a checklist and point system to self certify a home. Levels four through five require accredited third party certification.

What are the benefits of Built Green?

Lower utility bills through reduced use of electricity, heat and water.
A healthier environment and greater comfort through superior air quality.
The satisfaction of being environmentally responsible.
Increased purchasing power by qualifying for special green financing and grants.
Increased home value and equity. GreenWorks Realty in King county has studied market data for environmentally certified homes and has found that on average, green-certified homes sold faster and for more money than standard homes.

Most online property search sites do not offer any "built green" search functions, so buyers will need to work with their Realtor and the MLS in identifying "built green"properties. Green building is becoming the wave of the future. As energy costs rise, home owners will become increasingly interested in alternative building. The local resource for built green certified home builders, contractors and Realtors is the Olympia Master Builders' Built Green program.

This Realtor has been a proud member of the Built Green program since 2006. http://www.builtgreenomb.org/members/associates.html

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com

Green Card For Sale

2008-07-11T17:15:23Z

Yes it really is that easy...if you have the required funds. It may sound too good to be true, but there's nothing shady about it.

Last year alone, the US Immigrant Investor Pilot Program distributed over 700 visas to foreign individuals hoping to someday own a US passport. In return, these foreign nationals poured over 400 million dollars into US projects and creating thousands of jobs.

This little known program is called the EB5 immigrant investor visa and currently offers more slots than there are applicants. Foreign investors are required to pour a minimum of $500,000 (in some cases 1 million dollars) into the US economy and guarantee the creation of at least 10 jobs. These investments are primarily administered through "Regional Centers", spread throughout the country. For an additional fee, these "Regional Centers" handle the investment, and the proper documentation. Investors still need to work with an immigration attorney.

With the dollar at its currently low levels against many foreign currencies, a $500,000 investment isn't any longer for the super rich foreigners. Families can pool their resources to help one member get a green card with the plan to have the rest of the family follow after citizenship is attained.

The EB5 program was scheduled to expire in the fall of this year, but the House of Representatives unanimously passed HR 5569, a bill extending the program for five years, and is expected to pass the Senate for final approval.

The Seattle Regional center invests mainly in downtown real estate, buying up contiguous parcels in Seattle's SODO district, fixing up the properties and renting the spaces to commercial tenants until buyers can be found. Not just will this investment yield a green card for the foreign investor, but it will also pay nice dividends. It's a win-win situation, as the community benefits from the re-vitalization of this part of town, as well as the creation of new jobs.

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com

Questions sellers should ask their prospective listing agent

2008-07-10T19:49:00Z

My husband is travelling to the east coast to assist his elderly mother in the sale of her home. He'll be interviewing several pre-selected Realtors and has asked me to write out a list with questions he should ask. I was so proud of him for thinking about what he should ask. I'm always surprised by how few questions are ever asked of me at listing presentations, other than the "what is your commission" question, which, in my opinion, should not be the most important question to ask. I was hoping to be able to restrict my list to 10 points so I could give this article the catchy title "The ten questions you must ask your listing agent", but unfortunately I just couldn't tweak the numbers. So here it goes:

1. Are you a Realtor®?

Real estate sales people aren't all necessarily members of the National Association of Realtors. As a Realtor®, your agent is bound by a strict code of ethics and comprehensive standards of practice.

2. Are you a full time Realtor®?

Someone making real estate their sole career tends to be more up to date with the changing real estate practices, tends to be more committed to the profession and will be more entrenched in the real estate community than someone working a part time job. It's the difference between making real estate a side business, or a career.

3. How long have you been licensed?

You'll want to know if you're dealing with a "Rookie". Everyone has to start out somehow, and it's okay to work with a new Realtor®. A "Rookie" might have more time and enthusiasm, but you'll want to be assured that the transaction is closely monitored by the office broker.

4. How many listings do you currently have?

You want to be sure the agent you choose will be able to give you the time and attention you deserve. If the agent has more than a dozen listings, then ask if he/she has an assistant, or transaction coordinator to help with the work load.

5. Do you have support?

An agent who has an assistant, team members, or other support staff is more likely to be available to your needs, is more responsive and can pay attention to details.

6. What special designations and awards do you hold?

The real estate industry uses designations and awards to give real estate agents the opportunity to set themselves apart by gaining specialized education. By going beyond the license requirements, agents who hold designations invest in their expertise and are able to offer superior services.

7. What affiliations and memberships in community organizations do you have?

A Realtor® who is entrenched in the local community tends to have access to venues and connections that can help in the marketing and sale of your home.

8. How frequently will I receive news, updates and feedback?

It can be an abandoned feeling to have your home listed and then not hear from your agent for the next three weeks. Ask your agent how often you can expect to hear from him/her and tell her/him what your preferred method of communication is. Request to receive marketing updates and showing feedback.

9. Can you tell me about the current market conditions?

Your Realtor® should be able to tell you the median home price in the area, the average amount of time a home is on the market and how much inventory competes with your home.

10. How long is the listing agreement?

If the average time a listing is on the market is 90 days, you'd have to wonder why your agent wants you to sign a 6 month listing agreement. The listing time frame is as negotiable as the listing commission. Many sellers will sign a listing agreement without knowing for how long they've just committed themselves to a brokerage.

11. Does the listing come with an "out clause" or satisfaction guarantee?

Ask the agent to explain what you can expect to happen if you're no longer happy with their service. Some brokerages will assign another agent at your request and others will charge a listing cancellation fee. Others will firmly hold you to the terms of the agreement, so know what avenues are available.

12. What additional services do you offer?

Some agents will offer staging services, home warranties, or automated feedback systems to their inventory of listing services. Find out what's available.

13. What's your marketing strategy?

Anyone can put a listing on the MLS and add a few photos. Demand an extensive marketing campaign. That's where you should see your commission dollars at play. You should expect solid signage, quality photography, print ads, online ads, flyers, postcards ... the works.

14. What can I do to make my home more marketable and ready for a sale?

An experienced agent should be able to go through your home and point out areas that would benefit from some attention. He/she should be able to spot items that might become an inspection issue. An honest and straight-forward agent won't be afraid to tell you what part you can play to make the sale successful.

15. How much do you think my home is worth?

A real estate agent is not an appraiser, but he/she can offer you a price opinion based on their market knowledge and research. Have the agent show you market data for comparable properties that have recently sold. Some agents hope to get the listing by inflating their list price opinion. Remember, neither the agent, nor the seller sets the sales price. The market will determine for how much your home sells. If the home is listed above value, the market will reject it and it will sit on the MLS without buyers taking a second look. Market pricing and a solid marketing strategy is key to a successful sale.

16. What is your commission?

Choosing the agent who quotes you the lowest commission won't save you any money if the house doesn't sell. An agent charging a higher commission might be able to save you money if they can sell the home faster and have sharp negotiation skills. A skillfully executed transaction that sails smoothly and flawlessly from the marketing phase through negotiations, to financing, title and escrow is priceless.

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com

What a diffence a gallon of gasoline can make

2008-07-05T19:22:59Z

I once drove by a California apartment complex right off the freeway that posted a huge banner reading "If you'd live here, you'd be home by now". It was a clever way to make drivers, stuck in traffic, question their commute time. In this day and age it would first and foremost make drivers consider the commute cost. It won't be long until gas prices hit $5.00 a gallon, at which the cost of driving an additional 10 miles to get home will make buyers scrutinize their commute distance more closely.

I frequently work with military families stationed at Ft. Lewis and Mc Chord AFB. While the city of Lacey is a popular location for buying a home, the city of Yelm, a mere 10 miles further than Lacey, offers comparable homes of an average of $20,000 less than in Lacey. Thus many military families have opted to live in the Yelm area.

With gas prices at $5.00 a gallon, this is what the $20,000 home price difference looks like:

With a car that gets a gas mileage of 20 miles a gallon, the commute from Yelm to Ft. Lewis would cost $10.00 a day (40 miles round trip). The commute from Lacey to Ft. Lewis would cost $5.00 a day (20 miles round trip). The difference in commute costs between the two locations would be about $105.00 a month and that's if only one family member has a work commute.

The average newer 3 bedroom house in Lacey is $260,226. The same type of house in Yelm costs an average of $241,968. The difference in the mortgage is $106.55 a month.

With a commute time of only 15 minutes to Ft. Lewis from Lacey, versus 35 minutes from Yelm, choosing a home in Lacey ultimately makes more sense. "If you'd live here, you'd be home by now" is as relevant to time as it is to the gas card.

I expect more and more people will be making their housing choices by closely evaluating their commuting distance, setting a trend towards more urban living and living near access to public transportation. As Realtors we need to recognize these trends and what they mean to home values and demand.

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com

Grand Built Green Home For Sale

2008-06-14T19:21:59Z

This stately new home is located at Lacey's "Estates at Campus Highlands". With a greenbelt both in front and behind the house, living in this home feels like living in a lush forest. The golf course green is visible through the trees. What makes this home so special are its high vaulted ceilings, lots of natural light streaming inside and that it features two master suites, one of which is located downstairs with a door to the back yard patio. With 4 bedrooms, a den and a loft, this home offers spacious comfort. Upgrades such as wrought iron stair railing, solid slab granite counters, custom tile work, white oak hardwood floors, two fireplaces, wainscoting and much more, make this home a custom gem.

Priced at only $525,800, the buyer also receives reduced golf membership fees, and a special financing package.

Call me to learn more about this home or to arrange a special showing.

Sandy Nelson (360)789-7505

Realtor for Olympia area real estate
www.sandynelsonrealestate.com

Trader Joe's in Olympia?

2008-06-14T18:21:22Z

then cast your vote to help bring a Trader Joe's store to Olympia.

Trader Joe's different from most common supermarkets, in that you won't find a lot of branded products. Instead, Trader Joe's carries many interesting and unconventional products at great prices. Shopping at Trader Joe's is always an adventure, as you'll discover new products from all over the world. I love their smooth authentic Greek yogurt with honey, Kerry Irish butter, French chocolate torte and their great selection of international wines at bargain prices.
The buyers for Trader Joe's taste every product before they decide to stock it and bring it to the local shoppers.

The shopping experience at Trader Joe's is as unusual as their inventory. The stores are much smaller than regular supermarkets, the interior is decorated with an exotic nautical flair, the staff wear colorful Hawaiian shirts and instead of a PA system, you'll hear a ship bell ringing.

The company is privately owned by the Aldi family of Germany. I've been driving to the nearest Trader Joe's at University Place since it opened. Before that I drove all the way to Federal Way. All this driving might soon come to an end, since Trader Joe's is considering opening a store in Olympia. I've been pestering them for years to move to our neck of the woods and like to think that had something to do with it. However, another option on the table is to open a store in Gig Harbor instead.

So here's your opportunity to weigh in on the matter: Vote for Olympia here:

http://www.traderjoes.com/location_requests_form.aspx

I believe a Trader Joe's store will be a great asset to the Olympia / Lacey community. I personally can't wait to have one here.

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com

Will the new "Hands Free" law affect you?

2008-06-08T13:58:49Z

Starting July 1st, 2008, any cell phone use while driving in Washington could get you $101 ticket. This includes reading or writing text messages, or talking on a cell phone without a hands-free device. Similar laws have been in effect in many other states, including military installations within Washington state.

The new "Hang up and Drive" law considers cell phone use without a hands-free device a "secondary" offense. This means that a patrol officer would need to have another reason, such as speeding or driving with a broken break light, to pull someone over. Avoiding a ticket is simple: DRIVE SAFELY

There's no doubt in my mind that keeping one's hands on the steering wheel and one's eyes on the road at all times is prudent and safe. I, as well as many other people who spend a lot of time in their cars, are utilizing driving time to do other things that might take some of our concentration away, such as listening to music, eating lunch, glancing at our GPS, talking with passengers etc...

I own a hands-free phone device, but it still requires a significant amount of fumbling. While these new laws are sensible, they are no substitute for common sense when it comes to other activities in the car. I'm waiting for a hands-free lipstick applicator to come on the market and a hands-free sandwich holder.

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com

Thurston County Market News

2008-05-23T19:32:41Z

INVENTORY VERSUS DEMAND

The absorption rate shows quite a jump for the past month. With over 2000 active residential properties currently on the market across Thurston County, it would take 6.8 months at current sales rates to deplete the inventory.

While inventory rates of over 5 months typically denote a buyers market, what the numbers show us is that while buyers have a lot of homes to choose from, they don't get them at a steal.

LIST PRICE VERSUS SALES PRICE

The past month's sale statistics show that the average home sold at 98.43% of the list price. The average home in Thurston County was listed at $305,692 and sold for $300,895 after being on the market for over 120 days.

Buyers who try to "low-ball" sellers with ridiculously low offers will, more often than not, find themselves face to face with a counter offer that barely deviates from the list price. As you can see from the above numbers the margin is less than 2 percent.

For additional and up-to-date information on the Thurston County real estate market and trends, feel free to contact me.

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com

(360)789-7505

Thurston County Relay For Life Fundraiser

2008-05-22T19:27:25Z

The "There's No Place Like Home" team of local real estate professionals held their annual rummage sale on 17 May 2008. Thanks to the huge amount of generous donations, we were able to fill a parking lot with everything from office furniture, toys, clothes, dishes, jewelry and other treasures. Thanks to the many people who stopped by to shop, the team yielded over $1000.00 in donations to the Thurston County Relay for Life Campaign. The list of volunteers who made this event possible is long and includes Brenda Hartshorn, Eric Prehm, Sandy Nelson, Rob Chrisler, Al Stickland, Kami Clark, Dawn Taft, Polly Barber, Ken Fisher, Jeff Hughes, Benna Jones, Melanie Sawetz and many more. The volunteers put in long hours in preparation and a full 8 hour day at the event in 90 degree heat. It was a rewarding experience and a lot of fun. Thanks to the cooking crew, we had food and refreshments on hand to keep us fortified.

Our next fundraising event will be a car wash on the 7th of June at Lacey's K-Mart parking lot. We hope for nice weather and a strong turn out to help raise enough money to get us to our team's goal of raising $10,000 for cancer research funding.

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com

Good "Comps" are harder to find

2008-05-13T17:17:35Z

Many lenders have tightened their requirements for appraisers in areas of declining value. Many lenders have issued new guidelines and here are some of the changes that have been instituted:

1. Comparables must now be within 0.5 miles from the subject property in urban locations and must be within a 1.0 mile radius in suburban locations.

2. Comparables must have a date of sale within the past 3 months.

3. There must be a minimum of three comparables, of which at least two must be verifiable through the MLS as arms-length transactions.

4. In addition to the three "sold" comparables, at least one current listing or pending sale must also be provided.

5. The days-on-market time for the comparables must be within the average days-on-market time for the area.

Moreover, some lenders no longer allow appraisal updates in areas of declining value, which means the first appraisal is the final word. This is not just bad news for home sellers in areas of declining markets, but also increasingly for sellers in good markets, since many national lenders are treating all markets as if they are declining and will apply these and similar guidelines across the board.

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com

Gorgeous Lake Views

2008-05-13T16:58:52Z

Tumwater Home for Sale

Enjoy country tranquility just minutes from shopping, I-5, restaurants and walking distance to schools.

This 4BR/2BA home in Tumwater offers hardwood and Marmoleum floors, ceramic tile kitchen back splash, 2 fireplaces, stainless steel refrigerator, washer and dryer, central vacuum and more. All this on over 1/3 of an acre.

Priced at $ 292,000

Call for a viewing: (360)789-7505

Sandy Nelson
Realtor for Olympia area real estate
www.sandynelsonrealestate.com