A few builders have really stepped up to the plate to offer incredible deals on new houses. Mathematically the best value in Eugene is Amy's landing off Barger in Danebo. This neighborhood backs up to the Medowview school area and offers high end quality for about the same as you would expect to pay for a used home with half of the amenities. For example They have A 2000 sq ft home with bamboo floors,  matching granite on every counter surface,  ceramic tile on all of the bathroom floors, main level master with walk in closet, stainless steel appliances, washer and dryer in laundry, crown molding, heat pump, sprinkler system, and a plaster walls for $279900. They also have a similar 2000 sq ft home with a smaller yard and laminate instead of bamboo for $259900.  The craftsmanship and style of these  wonderful homes trumps anything in the local area. The builder has teamed up with a local mortgage broker to pay  for buyers appraisals, and guarantee smooth financing. For those who are having trouble selling their home there is a special discount and trade program to help get current sellers get out. Amy's landing is by far the best value in new construction. There are really very few homes that compare with the price per sq ft vs amenities in any category new or used. To view this new subdivision take Barger dr near Green hill dr to Enchantment then follow the signs. You can also find info online at  www.teamthayer.comor by calling Justin Thayer at 541-543-7287

 Open this Sat-Sun Aug 2-3rd from 12-6pm 1864 Heath dr.  A Brand new 2000 sq ft 3 bed 2.5 bath High Quality finishes throughout with plaster walls, laminate floors, upgraded carpet, exposed aggregate patio & driveway. Greatroom with corner gas fireplace, stainless steel kitchen appliances, granite counters & island. Oversized laundry rm. Fully fenced & Landscaped with sprinklers in front yard & back yard. Covered front & back patios. More plans & lots to choose from. Beltline or Greenhill to barger to Enchantment then Follow tour of homes signs.
Team Thayer
Keller Williams
541-543-7287

Completely remodeled 20's beauty retains original charm & character. Many parks & rest within walking dist. Includes 1344 sq ft unfinished basement, built-ins & refinished wd flrs. New: vinyl wind, tile flrs in kitch-bths & utility, silestone counters in kitch, cabinets, stainless appliances, paint in & out, heating & air cond, light fixtures, insullation, electrical & plumbing.  This would make a great home office or business.

2538 Sq ft 6 bedroom 2.5 baths,Built in 1925, Price: $574743

Justin Thayer

Team Thayer www.teamthayer.com

Keller Williams

541-543-7287

Do you have great information about Real Estate you would like to share out side of AV that is Lane county specific for Sellers and Buyers I have a blog for Lane county at www.teamthayer.com  . I am inviting Mortgage brokers, insurance agents and similar people who can give a benifit to the Real estate buyers and sellers of Lane county Oregon. Just go to www.teamthayer.comthe click on Real estate blog. I also encourage you to comment on any blogs you currently see there. This is an opportunity for people to connect with people on a smaller more intimate scale. Most of the regular home buyers and sellers have probably seen my site advertised.

Justin Thayer

 The number one rule of negotiation in this market is to take every offer seriously and work it the best you can. I have had many Realtors try to short cut this processby calling me and trying to have us both guess what our client's will do. The truth is they don't really know until they are really faced with the option to buy. Every single buyer changes their mind on what they will buy, how they will buy, or how much they will pay through out the home buying process.  I have had several Realtors tell me exactly what their client will do only to be surprised when they do different. I have had many Realtors get mad at me because they said I was waisting time ("let's just work this out over the phone what will your people do") they say. Other Realtors like to say buyers are liers. This is just not the case. Buyers are scared. They are spending the most money they will ever spend thier lives on the most important necessity of theirr lives. "Shelter"!

     This market has produced more low ball offers than most of us thought we would ever see. My motto is "all offers are good offers". I say this for two reasons! #1 someone wants to buy the house. #2 You are showing your client's you and your advertising are working. I have a specific way of handling all low offers and I will line it out step by step below. This process has helped me close several low ball offers. Some this year have been over $60k low!!!!

1. Find out what your client want's to counter. You should have some room in the listing price to negotiate. Even if you have the home priced at the bare minimum keep $3000 to work with, and a few giveaways.  Never include anything in the listing like appliances, pool table, garden equipment, etc. These are not going to sway buyers to write an offer but will make excellent negotiation tools. I love to leave it up to speculation whether these items are included and let the buyers imagination work in my sellers favor.  

2.  I never just send a counter. You have to give the buyer a good reason they should pay more than they  are offering. I  do a fresh CMA,  also pull internet value sites like Zillow, Real estate ABC, and Next- Tag. All value materials provided should be higher than the offer.

3. I write a personal hand written letter on my client's behalf. First I thank them for the offer.  Next I explain the proof of value I have provided with my visuals (CMA, Zillow, Etc). I hand write it because I believe it brings a human touch. I then remind them of the fact my sellers are not just trying to get their money but are transferring to them their most important asset and that they need a certain amount of money to still have a roof over their heads. The final feature in the letter will be a mathematical breakdown of how they are taking advantage of the market even at our counter price. This will very from letter to letter but I have fun with it and try to be creative but factual. I always close with "At this price you truly are taking advantage of the market!!! We really want to work this out with you."

$. After a few counters if the deal looks like it will not work I often will try to bring the buyers and seller together at the seller house as a last ditch effort. Remember we are in a buyers market this may be the last offer we see until values drop again! Nobody can sell a house like the owner. Once the see each other, the kids start playing together or even better it's and older couple doughting on the prospective buyers children miracles happen. Keep in mind allot of your  sellers will not be comfortable with this, and it is not something I would ever push. If both parties are willing it can be true magic to a low ball offer. I do it and it has worked for me 100% of the time.

You may view part 1 by going to www.teamthayer.com  and going  to the Real Estate blog tab.  

Jstin Thayer

Remember this is a different market than it was two years ago. Therefore we have to market differently. I call this the M-1 rule ( Marketing 101)!!!!!!!!

 I have had allot of success selling houses in this buyers market, but I had to adjust my tactics( m-1) . The single most important thing I do to create sales  is market to the buyers agents. Not just sending them fliers but helping them whenever I could. If they need some feedback on a listig they are having trouble with, I will always write them something to take to or email  their clients so it is clear it is coming from another agent. I am also brutally honest. If another agent asks me to show their property because they did a reverse prospect I really try to interest my buyers based on the motivation they must have by locating and contacting them (Thus possibly getting a larger discount). Then when I have a listing I felt was time to really push! I would call in these favors and really hustle the selected property.

 I also always  offer buyers agents something different. I will pick the right time then offer a all the areas buyers agents bonus for a closed sale on any offer agreed upon within a selected time frame. Most agents think if they pay the buyers agents 3.5% they have the automatic advantage. They don't!!! As any really good buyers agent  knows if your client finds something they love and we can fit into their budget  2.5% or 3.5% becomes a mute point. If your clients hate the home It's always pays you O%!!!! It's more about timing and the flow of buyers through the inventory(what was on the market when they where really ready to buy)!!! Creating a push when good inventory is low with A $2000 cash buyers agent bonus  on any offer accepted in the next two weeks an original 2.5% buyer agent fee has been way more effective for me. I am also saving my clients money $250000 x .035=$8750 vs 250000 x .025 + 2000= $8250.

    Buyers are looking for the deal of their lifetime in this market. If your home is on the market for two weeks, and you get close to your asking price!!!  Most likely the buyers got what they wanted! The deal of their lifetime. As listing agents we are in the business of getting the most money we can not the easiest sale we can get!!!  We know the average conventional sale (No lease options, land sale deeds, ect) will take up to 60 even 90 days due to high inventory and lack of qualified buyers. This is where timing comes into play. I adjust  depending on how much time I have to sell the home. I start out of course with the very best pictures, and wording as well as about $2500 per month in advertising to be split up between about 16 listings. I start the price a little high because I know buyers like to see it has dropped. I drop the price twice in the first two weeks (Old timers see rule M-1). I also do the local broker tour the first week after the first two price cuts. I offer a cash drawing for brokers to fill out surveys about price and appearance. I then sit down with my clients and make adjustments accordingly. Throughout the advertising period I make properly timed adjustments and pushes. I try not to let the property get stale in it's advertising.

Thank you for reading part 1 of my 2008 listing advise coulum. Please visit my web site @ www.teathayer.com For personal assistance or questions pleas feel free to contact me on my Cell: 541-543-7287 or email info@teamthayer.com 

With all of the doom and gloom we have been hearing about the housing market I would like to mention how things are going in my neck of the woods. We where # 13 for appreciation in the nation last year.  We definitely are not in a sellers market but most of the sellers are just needing to adjust to a normal market and yes you are going to have to work to sell your home. On the other hand this is one of the best times to buy because of the great inventory and medium range prices. You can buy a nice home for $250000 and expect it will appreciate over the next 3-5 years. I have a client who is an investor who has been telling me about some of the crazy deals he is getting in other markets around the country buying houses for under $5000. I wonder if he will ener be able to sell them. All in all this is just a stable market and a nice place to live. Nice people, lots of culture, more things going on than in most cities twice the size! Just take a look a the pics below. You can check all thing lane county Oregon Real Estate @ http://www.teamthayer.com/  

The big question of the month dose anybody know of a good direction for 100% financing in this market. I have recently had success with 100% VA and USDA loans, but only a small percentage of people quality for the products. As Realtors we need to be proactive in our clients financing especially in this market. Please let me know of any  other programs you have had succsess  with.

Justin Thayer

http://www.teamthayer.com/ for Lane county Oregon Real Estate info

 As a realtor who does alot of Relocation I love to show off my Native home Lane county Oregon to Home buyers and Realtors who refer them alike. Here is another fun area of alternative entertainment in Lane county. Sand Volley ball. We have several courts to choose from. Here is a list I put together I will add more them as I find them. Please feel free to to add others in your comments. Please go to http://www.teamthayer.com/ for all all your Lane county Oregon Real Estate needs

Churchhill Park

Off Bailey Hill Rd. behind Churchill High School                                       

Map: http://eugeneareaparks.com/map.php?loc=44.03742,-123.151592

Amazon Park

South Eugene off Amazon

 Map: http://eugeneareaparks.com/map.php?loc=44.031493,-123.0851

Orchard Pointe

Hwy 99 to clear lake rd to fern ridge lake

Map:  http://maps.google.com/maps?hl=en&tab=wl&q=orchard%20point

Emerald Park

River rd to howard to lake dr (Lots of sings to follow)

 Map: http://maps.google.com/maps?hl=en&tab=wl

There are a few on the U of O campus and one right accross form Autzen stadium but I do not yet have the exact locations. I will be adding to this list soon.

As a realtor who does alot of Relocation I love to show off my Native home Lane county Oregon to Home buyers and Realtors who refer them alike. Today I would like to share our incredible Disc (frisbee) golf courses The first is in Sw Eugene. Oregon Westmoreland course This couse is close fun, and always well maintained. The dexter Lake coure is truly incredible as you play in the most beautiful surroundings on Dexter lake.

Please visit www.teamthayer.com for all lane county Real Estate information

Justin Thayer

Keller Williams (Eugene Springfield)

Top Ranked Disc Golf Courses in Lane County,

 Oregon Westmoreland Disc Golf Course
Exit I-5 At U. Of Oregon Exit. Head West On 11th To A Left On Chambers, To A Left On 19th, To A Right On Fillmore. Park At 1545 W. 22nd St.
Eugene Oregon (OR), 97405 (541) 682-5212

 Dexter lake park disc golf courseI-5; Just South Of Eugene, Take The OR-58/Willamette Hwy Exit (#188A), Towards Oakridge/Klamath Falls. Stay To Left On Exit. Take OR-58 For 11.1 Miles To The Park On The Left. Roofed Signboard In Parking Area.
Dexter Oregon (OR), 97431 (541) 485-3275 (Lane County)