Careers Worth Having...

Repeat & Referral Business

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Sun, 25 Apr 2010 23:17:23 -0700

To generate a new client it costs between 5-10 times what it costs to maintain an existing one.

What someone else says about you is 10 times more believable that what you say about yourself.

Referral clients are generally less likely to negotiate commissions, interview other agents and in many cases they are sold on you before they even meet you - since someone else told them about you.

Stop and think just for a second about the top three statements. If it costs so much more to generate an existing client then why do so many agents neglect their past clients and sphere of influence?

I think that most agents just don't realize how much more expensive it is to obtain a new client and since the client they just sold a house to is no longer in the market they choose to spend their efforts elsewhere.

The advice I give to agents is that it's not about when that person in their sphere of influence is going to sell their home or buy a new one, but equally important is that that person could refer business to them. After all that maybe the house they plan to retire in, but these people that know and love you, and have done business with you could - if treated right - be your next Raving Fan.

It's crucial that you develop and implement a system to continuously stay in touch with your database. Marketing to your sphere of influence is the absolute best use of your marketing dollars.

Transforming your sphere of influence into "Raving Fans" should be every agents goal.

Step number one is building up your database, start with making a list of everyone you know that could buy or sell a home through you or could refer business to you. You can use a memory jogger to increase the people in your database. You may be able to find a better one more specific to real estate. Continue to feed it daily.

The next step is coming up with a strong and consistent follow up system. As the result of studying the very top agents from all across the country, Gary Keller in the Millionaire Real Estate Agent book recommends contacting your database 33 times a year. You've got to develop a system to consistently touch your database 33 times each year or if you don't want to reinvent the wheel, check out ours.

We developed a very aggressive and successful 33 touch campaign to touch people in our database from different marketing mediums. We combined powerful marketing messages (USP's - uniques selling propositions) that produced great results with consistent touches.

The more different directions your touches come from the better. I don't believe that sending someone 33 emails is going to do the trick. We combined newsletters, postcards, phone calls, personal notes or cards, and pop-ins to come up with our 33 touches.

You can see my previous article on pop-ins to learn more about a systematic effective approach for pop-ins.

To learn how you can generate four or more closings each month using a simple automated follow up program visit

our FB fan page Real Estate Training for Agents http://www.facebook.com/pages/Real-Estate-Training-for-Agents/240224734144?ref=ts

Why Postcards?

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Sat, 20 Mar 2010 15:39:11 -0700

Although direct mail is one of the most costly forms of advertising, it is also one of the most productive. Email is the cheapest, but also the easiest to ignore. Plus you never really know if they received your message, it could have easily been caught by a SPAM filter or never even made it to their in-box. Over the years, I've found that it's best not to rely solely on one marketing medium, but rather scramble it up and utilize several different sources to effectively reach your target market.

Some people are email people, some people are direct mail people,others would rather talk on the phone or meet face to face, because everyone’s different and you don’t know who prefers which type of communication over another or who is more likely to tune out or ignore one particular type of communication is precisely the reason I recommend using all of them to target your audience.

However, today I'm going to focus on postcards. Postcards are one of my favorite forms of marketing.

o They are the least expensive form of direct mail.
o The recipient sees your marketing message since there is no envelope, you don’t have to worry about whether or not they open it up as the case with a typical letter
o They are inexpensive to produce. You can print them yourself and print up to four cards off one sheet of card stock

o You can track your results

However, it is crucial to your success that all your postcards contain a unique marketing message - something that sets you apart from your competition. The other important point I will make is that you need to mail them out on a consistent basis to your target market.

Forget about the recipes for your homemade sweet potato pie, home maintenance tip of the month, turn your clock back or forward postcards, or any of the other types of postcards that most agents send out. Don't waste your money on image advertising when image ads don't work in real estate. I know this because I used to use them with no success. You have got give people a compelling reason to desire to use your services and postcards are one of the most effective methods for getting your message out.

The postcards that have been most successful in my personal business have all have very strong marketing messages backed with strong guarantees and special programs. We designed different USP's (unique selling proposition) with different marketing messages for different target markets, for instance our "Sell it Yourself, While it's Listed and Pay No Commission Program" might be very intriguing to a FSBO, but our "Sold in 39 Days Guaranteed" might be just the thing an expired owner may be looking for after having their home on the market with another agent for the last 6 months.

One of the things I like best about postcards is that you can easily print them yourself. We’ve designed them in microsoft word and publisher. You can probably design them with software you already own. And I will tell you, some of the best postcards that I ever mailed out and gave me the best return on investment were black ink on bright yellow cardstock. Don’t try to compete with the expensive luxury designer style oversize postcards with beautiful photos and fonts. It’s your message that will get you the listing, not the pictures.

It shouldn't cost you more than a few cents by printing four on one piece of card stock and postcard postage currently less than $.30. You should be able to contact 3 different people for around a $1. I've found that ones I've designed and printed myself actually outperformed ones I purchased from a company that were slicker and more professional looking. The problem with purchasing the fancy designer looking postcards is that they blend in with what every other agent is sending out and you don't stand apart from the competition.

A few years ago I wasn’t getting the results that I wanted when I sent out postcards to a farm area. I was sending out lots of just listed and just sold postcards, and although I was generating a little business I knew the results should have been better. I had my marketing message on the postcard, but it was small and on the back - the same side where you put the address. On the front was a nice beautiful photo of the property I just sold or had just listed. It didn’t stand out from my competition.

Because the focus of a just listed or just sold postcard is to obtain more listings - not to try and sell that home, I had it backwards. Sure it would be nice to sell a home off of a postcard, but in 13 years it never happened for me, but I did get lots of listings especially once I made my marketing message the focus of the postcard. I simply flip-flopped the postcard. On the front, in huge letters I put the words “Your Home Sold in 39 Days or I’ll Sell it for Free” and on the back (next to the address block) I put a small photo of the new listing and a little information about the home. Remember your goal when sending out postcards to your sphere or your farm area. ensure that they get the message you are trying to deliver don’t do like I did and bury it on the back. Your marketing message is like a newspaper headline - it should make the reader want to learn more.

Postcards are an easy way to target absentee owners. My very first full calendar year in the business I sold 62 homes and by far the majority of my clients were absentee owners. I simply got a list from our county appraisal district office and started mailing out postcards like crazy. There wasn’t a lot of competition targeting absentee owners at the time. There was no rhyme or rhythm for what I was doing, I didn’t have a system or even a marketing message at the time, I was just catching people at the right time. And it worked out great because people that were responding to my postcards were much less likely to interview other agents and because I was new that was a good thing for me.

Another great feature about postcards is that you can save both time and money by choosing to print the addresses directly onto the postcards (using mail merge) or you can use labels if you prefer. Since a postcard arrives “opened” It's not like it's an envelope that you're trying to disguise to ensure it gets opened and not sorted over the garbage can.

Your return on investment with postcards is better than just about anything else I ever used. But you’ve got to have the right mindset going into this and realize that you may have to send out 1000 postcards just to get one response. But think about this - if you mailed out 1000 postcards and you printed them yourself it would cost you probably in the neighborhood of $350. If you got just one average $175,000 listing that sold you could pay for months of postcard marketing.

Results are influenced by so many different factors. Your marketing message, the layout of your postcard, the time of the year you send them, the turnover rate in a particular area, the frequency of your mailings and repetition can completely influence the results you will have.

4064 Southern Trace

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Thu, 12 Nov 2009 13:23:02 -0800

4064 Southern Trace

4064 Southern Trace
College Station, TX
4 Bedroom, 4.5 bath
1813 sq. ft.

Well located and perfectly maintained 4 Bedroom 4 1/2 bath home. Located with easy access to A&M. This two story home features tile floors in entry, living, dining & kitchen areas. Refrigerator, washer & dryer convey. Covered patio & storage room provide extra storage. Privacy fenced yard.

Visit www.RealEstateBCS.com for more information

Contact Information:
The Smith Team
Keller Williams - The Smith Team
2700 Earl Rudder Fwy. S. Suite 3000
College Station, TX 77845
Phone: (979) 695-3300
Fax: (979) 693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

1703 Brazoswood

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Thu, 05 Nov 2009 17:21:35 -0800

1703 Brazoswood
College Station, TX
4 bedroom, 2 full bath
2178 sq. ft.
Priced in the $220's

Lovely home centrally located at the end of a quiet cul-de-sac. Spacious open floorplan with huge backyard (end of cul-de-sac with lots of room for kids and pets to play and a pool). Large (16'6" x 15') master bedroom with jacuzzi tub in master bath. Recent improvements include; new roof 9/09, hardwood flooring, interior painting (10/09), carpet (10/09), recessed lighting, over and under cabinet lighting in kitchen, 2" blinds throughout, lighting fixtures and fans.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
2700 Earl Rudder Fwy. S. Suite 3000
College Station, TX 77845
Phone: 979-695-3300
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

17796 La Posada

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Mon, 21 Sep 2009 14:34:03 -0700

$109900 17796 La Posada (College Station)

Date: 2009-09-21, 2:31PM CDT
Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}

17796 La Posada
Type: Land
Location: 17796 La Posada, College Station, TX 77845
Bedrooms: 0, Bathrooms: 0 full, 0 half, 0 three-quarter bath
Price: $109,900
Description: Gorgeous land in a great subdivision. Ready for the perfect home to be built on it. Close to the neighboorhood park and pond. Country atmosphere still close to the cities of Bryan-College Station.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
2700 Earl Rudder Fwy. S. Suite 3000
College Station, TX 77845
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

17796 La Posada (google map) (yahoo map)

Location: College Station
it's NOT ok to contact this poster with services or other commercial interests

$8000 First Time Buyer Tax Credit!!!!

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Tue, 08 Sep 2009 15:58:29 -0700

Don't miss out on this great opportunity! You must purchase before Dec. 1, 2009.

Via Sheldon Neal -- That British Agent -- (Bergen County, NJ - RE/MAX Real Estate Limited):

Call our office (979) 695-300 to get on track to take advantage of this great program before it's too late. Visit our website www.RealEstateBCS.com to see all properties in Bryan-College Station and surrounding areas.

This is an actual check from one of my First Time Buyers who bought a home last month, and immediately filed his 2008 tax return - which he had already filed an extension for - and this week received the above check !

... before his home purchase, his return was going to give him a refund of approximately $4,000 !!!! ... as you can see, he qualified for the tax credit, and received $8,000 additional dollars from the government for buying his home.

@@@ FOR FURTHER INFORMATION - BE SURE TO CONSULT YOUR ACCOUNTANT TO SEE IF YOU CAN RECEIVE THIS YOURSELF @@@

Per the IRS.gov website, you may qualify to receive this credit if you meet the following qualifications:

"... qualifying taxpayers who buy a home before Dec. 1, 2009, can claim the credit on either their 2008 or 2009 tax returns. They do not have to repay the credit, provided the home remains their main home for 36 months after the purchase date. They can claim 10 percent of the purchase price up to $8,000, or $4,000 for married individuals filing separately.

The amount of the credit begins to phase out for taxpayers whose adjusted gross income is more than $75,000, or $150,000 for joint filers.

For purposes of the credit, you are considered to be a first-time homebuyer if you, and your spouse if you are married, did not own any other main home during the three-year period ending on the date of purchase."

The credit itself:

Applies to purchases that close after April 8, 2008, and before Dec. 1, 2009.

Applies only to homes used as a taxpayer's principal residence.

Reduces a taxpayer's tax bill or increases his or her refund, dollar for dollar.

Is fully refundable, meaning the credit will be paid out to eligible taxpayers, even if they owe no tax or the credit is more than the tax owed.

So if you were considering buying a home this year - be sure to talk to your accountant as you may also qualify to get $8,000 extra dollars for buying your first home !

ALSO: Be sure to check out a post from respected Loan Officer Jeff Belonger explaining how you may be able to receive an 'up front loan' for this credit to use towards closing costs or additional downpayment over your mandatory 3.5% payment on your FHA loan !

@@@PLEASE NOTE: ALL INFORMATION ABOVE DEEMED RELIABLE PER THE IRS.GOV WEBSITE, HOWEVER IS SUBJECT TO CHANGE AT ANY POINT ON ANY DAY ! - CONSULT YOUR TAX ACCOUNTANT BEFORE EXPECTING ANY PORTION OF THIS CREDIT.

@@@@ UPDATED: BELOW IS THE FORM NEEDED TO FILE FOR THIS CREDIT IF YOU QUALIFY - YOUR ACCOUNTANT SHOULD HAVE IT AND WALK YOU THOUGH IT ! GOOD LUCK !

3527 Midwest

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Fri, 04 Sep 2009 16:24:25 -0700

$138000 / 2br - 3527 Midwest

Date: 2009-09-04, 4:16PM CDT
Reply to: hous-yv2at-1358797238@craigslist.org ^{[Errors when replying to ads?]}

3527 Midwest
Type: Multi Family Home
Location: 3527 Midwest, Bryan, TX 77802
Bedrooms: 2, Bathrooms: 1 full, 0 half, 0 three-quarter bath
Price: $138,000
Description: Conveniently located in a quiet neighborhood near Blinn, St. Joseph Hospital and Tejas Center. This 4 Unit 2 story complex offers 2 bedroom 1 bath units. A foyer entrance with 2 units downstairs that offer a patio area and 2 units upstairs with a balcony.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
2700 Earl Rudder Fwy. S. Suite 3000
College Station, TX 77845
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

3527 Midwest (google map) (yahoo map)

Location: Bryan
it's NOT ok to contact this poster with services or other commercial interests

4056 Austin's Estates Dr

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Fri, 14 Aug 2009 11:54:18 -0700

$375000 / 3br - 4056 Austin's Estates Dr (Bryan )

Date: 2009-08-14, 11:38AM CDT
Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}

4056 Austin's Estates Dr
Type: Single Family Home
Location: 4056 Austins Estates Dr, Bryan, TX 77808
Bedrooms: 3, Bathrooms: 2 full, 1 half, 0 three-quarter bath
Price: $375,000
Description: Your own private world snuggled on over 2 acres. Minutes from everything in Austin's Estates. This spectacular 3 bedroom 2.3 bath home is perfect for entertaining. The open floorplan features kitchen with granite countertops, living room with fireplace, & large gameroom with exposed beams. Master suite offers sitting area, jacuzzi tub, & large walk-in closet. Outside you will find lush flowerbeds that you can enjoy from the large covered patio. 3 car garage, workshop, & 20x30 shed.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
2700 Earl Rudder Fwy. S. Suite 3000
College Station, TX 77845
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

4056 Austins Estates Dr (google map) (yahoo map)

Location: Bryan
it's NOT ok to contact this poster with services or other commercial interests

4611 Harrow Ct

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Thu, 13 Aug 2009 12:13:51 -0700

$155000 / 3br - 4611 Harrow Ct (Bryan )

Date: 2009-08-13, 12:12PM CDT
Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}

4611 Harrow Ct
Type: Single Family Home
Location: 4611 Harrow Ct, Bryan, TX 77802
Bedrooms: 3, Bathrooms: 2 full, 0 half, 0 three-quarter bath
Price: $155,000
Description: Painted with Sunshine! The home & the neighborhood are joyous places to be. You'll love this bright 3 bedroom 2 bath home featuring recently updated wood laminate flooring, tile and carpet, double hung windows, outside a/c unit & attic heating unit. The kitchen has new cabinets & stone counter tops. Stay warm & cozy in the living room with fireplace and enjoy the view from large window in the dining room. Beautifully accented with high ceilings & crown molding. Energy efficient double pane windows.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
2700 Earl Rudder Fwy. S. Suite 3000
College Station, TX 77845
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

4611 Harrow Ct (google map) (yahoo map)

Location: Bryan
it's NOT ok to contact this poster with services or other commercial interests

4464 Conquistador Cir

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Thu, 13 Aug 2009 11:20:01 -0700

$175000 / 3br - 4464 Conquistador Cir (Bryan)

Date: 2009-08-13, 11:18AM CDT
Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}

4464 Conquistador Cir
Type: Single Family Home
Location: 4464 Conquistador Cir, Bryan, TX 77807
Bedrooms: 3, Bathrooms: 2 full, 0 half, 0 three-quarter bath
Price: $175,000
Description: Beautiful country home located just minutes from Bryan-College Station near Lake Bryan. This 3 bedroom 2 bath home offers a large open floor plan. Stone wood burning fireplace and large windows add a cozy touch to living room. Efficient kitchen with eat-in bar, tile and plenty of cabinet space. The wooded grounds provide shady comfort with large mature oak trees. The built-in deck provides the perfect place to enjoy the hot Texas nights.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
2700 Earl Rudder Fwy. S. Suite 3000
College Station, TX 77845
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

4464 Conquistador Cir (google map) (yahoo map)

Location: Bryan
it's NOT ok to contact this poster with services or other commercial interests

300 Silkwood

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Fri, 31 Jul 2009 14:58:21 -0700

$115000 / 3br - 300 Silkwood Dr. (Bryan)

300 Silkwood Dr.
Type: Single Family Home
Location: 300 Silkwood Drive, Bryan, TX 77803
Bedrooms: 3, Bathrooms: 2 full, 0 half, 0 three-quarter bath
Price: $115,000
Description: Have a look! View the many improvements in this excellent 3 bedroom 2 bath home with gameroom. Combination of new carpet and tile throughout highlight the designer new paint colors. New tile countertops, backsplash and new fixtures add beauty and decor. Home within walking distance to Jane Long Middle School. SELLER OFFERING $1,000 PAINT ALLOWANCE.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
2700 Earl Rudder Fwy. S. Suite 3000
College Station, TX 77845
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

300 Silkwood Drive (google map) (yahoo map)

Location: Bryan
it's NOT ok to contact this poster with services or other commercial interests

3816 Dresden Ln

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Wed, 29 Jul 2009 11:01:33 -0700

$175000 / 3br - 3816 Dresden Ln (College Station)

Date: 2009-07-29, 10:58AM CDT
Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}

3816 Dresden Ln
Type: Single Family Home
Location: 3816 Dresden Ln, College Station, TX 77845
Bedrooms: 3, Bathrooms: 2 full, 0 half, 0 three-quarter bath
Price: $175,000
Description: Appealing 3/2 home in Edelweiss Gartens. Spacious split floor plan offers beautiful raised ceilings with tile flooring in family room, dining room & kitchen. Kitchen comes complete with stainless steel applainces, eat in bar highlighted with beveled edge countertops & tiled backsplashes. Fireplace has built-in shelves & cabinets on both sides. The master suite features a garden tub, double sinks, 2 linen closets & ample walk-in closets. The backyard is perfectly sized with a covered patio. Gutters around the entire exterior of home.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
2700 Earl Rudder Fwy. S. Suite 3000
College Station, TX 77845
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

3816 Dresden Ln (google map) (yahoo map)

Location: College Station
it's NOT ok to contact this poster with services or other commercial interests

Try These 25 Easy & Inexpensive Staging Tips to Help Sell Your Home Quickly and For Top Dollar!

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Tue, 28 Jul 2009 00:30:52 -0700

There are literally thousands of homes on the market in Bryan-College Station, TX and to ensure that your home doesn't get left behind it's crucial that you implement some of these easy staging tips.

Depending on the area and price of your home, you may be competing with hundreds of other similar homes for sale. Below, I've listed some easy staging tips to help you separate your home from the competition.

You probably heard the famous quote, "you never get a second chance...At a first impression." Well, it's true, and the first thing a potential buyer sees is the front exterior of your home. If it isn't dynamite, then you might as well just forget it.

Curb appeal - this is the most important factor as to whether or not your home actually sells. If you can't even get them in the door, then you've got absolutely no chance at converting the sale. Make sure...

The lawn is mowed, edged, sweeped and free from debris.
Paint the front door. A bright coat of paint on the front door can do wonders.
Clean the leaves out of the gutters.
Power wash windows the exterior (including windows).
Mulch the flower beds. I recommend a jet black or redish brown mulch.
Plant fresh, colorful flowers.
Freshly seal decking and replace broken boards (if necessary) or powerwash the patio.
Replace a worn out "Welcome" mat.

Kitchens and Living Rooms - Make or break deals.

Your kitchen and living room are the two most important rooms in the house to prospective buyers. Make sure they look their best by...

Making them warm and inviting with good use of space, light, and decor.
Clear the rooms of family photos (prospective buyers will spend time analyzing photos to see if they know you rather than seeing if the house will work from them).
Sparse is better than cluttered...Too much furniture is usually a turn-off to buyers
Don't overload mantles, shelves, or countertops with personal things.
Replace dim 60 or 75 watt bulbs with 100 watt bulbs (or CFL's) to brighten up the room
Open blinds...Let the house be seen!
Hire a professional cleaner. It's relatively inexpensive and it makes quite an impression. No one likes dust bunnies.
Keep the house a comfortable temperature. No one is turned off quicker than a prospective buyer looking at a home in a Texas summer without air conditioning.

Bathrooms and Bedrooms -

Think about comfort in everything you do. Nothing sells a home like comfort.
Use neutral color and paint schemes. Earth tones are safe...Pastels are not. Never have I seen a buyer LOVE a purple bedroom.
Remove excess furniture in bedrooms and bathrooms to make the space appear larger and feel roomier.
Clear out your closets!
Obtain matching bedspreads, etc. It will more than pay for itself with the sale of your home.
Remove personal pictures. Art, landscape and sculptures, etc. Can stay as part of the decor.
Your home will sell because of what you do or don't do just before it shows
Strong fragrances are a complete no-no when showing any home. If you have to cover up a smell...Bake some fresh bread or cookies or use some "plug-ins" before the home shows.
If you have pets...Remove them when showing the home. Whether or not buyers your prospecive buyers love, no showing was ever more productive with Spike following buyers around the house or barking.
Keep the house 'show ready'...Socks in the hallway, towels on the floor in the bathroom, papers on the kitchen countertops...All these things are like personal pictures...It reminds the buyers that this is not their residence and distracts them from the viewing.
Staging can be a lot of work, but the benefits far outweigh the expenses in most situations. If you need justification to spend the time and effort see below:

Staging de-clutters and organizes your home - the right way - to maximize potential.
Staging also helps you justify your asking price. The better the home is staged, the less likely the buyer is likely to ask for concessions.
Staging reduces the duration of time homes are on the market.
Staging differentiates you from the competition...Creating demand for your home, generally increases the number of showings, typically increases the likelihood of receiving an offer, and creates a home that sells for a higher price.

If you would like more information about staging homes in and around Bryan-College Station, Texas, please contact me for more information. Are there any tips that you would like to share? Please email me direct or leave a comment below.

Andrew Smith is a real estate Broker with Keller Williams Realty in College Station, TX (home of Texas A&M University). You can reach him at Andrew@AndrewSmithTeam.Com or (979) 777-7677. Visit The Smith Team on the web at www.RealEstateBCS.Com

Andrew Smith

Article Source: http://EzineArticles.com/?expert=Andrew_T_Smith

2082 Ravenstone Loop

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Fri, 24 Jul 2009 17:31:32 -0700

$220000 / 4br - 2082 Ravenstone Loop (College Station) (map)

Date: 2009-07-24, 5:26PM CDT
Reply to: andrewsmithteam@NUMBER1EXPERT.com ^{[Errors when replying to ads?]}

2082 Ravenstone Loop
Type: Single Family Home
Location: 2082 Ravenstone Loop, College Station, TX 77845
Bedrooms: 4, Bathrooms: 2 full, 0 half, 0 three-quarter bath
Price: $220,000
Description: A world of living can be yours in this gracious 4 bedroom 2 bath home in Castlegate. The manicured lawn with flowerbeds welcome you before you walk through the door. Large open floor plan with spacious bedrooms and plenty of closet space. The living room offers a brick fireplace & surround sound which transfers outside to the patio where you can enjoy the built-in Morgan Spa hot tub on the deck. The 2 car garage offers cabinets and a workbench for those do-it-yourself projects.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
2700 Earl Rudder Fwy. S. Suite 3000
College Station, TX 77845
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

2082 Ravenstone Loop (google map) (yahoo map)

Location: College Station
it's NOT ok to contact this poster with services or other commercial interests

0000 Jones Road, Tract 69.4

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Tue, 14 Jul 2009 17:26:59 -0700

$214500 0000 Jones Road, Tract 69.4 (Bryan)

Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}
Date: 2009-07-14, 5:24PM CDT

0000 Jones Road, Tract 69.4
Type: Land
Location: 0000 Jones Road Tract 69.4, Bryan, TX 77807
Bedrooms: 0, Bathrooms: 0 full, 0 half, 0 three-quarter bath
Price: $214,500
Description: Development site across from New Brazos County Expo Center on Jones Road is an expanding part of Brazos County. Texas A&M University is only a few mintues away. 11.02 acres unrestricted-be the first to develop in the growth area while the acreage is still affordable! Property as 3 adjacent 10 acre lots available for a total of 41.02 acres. MLS#53295, MLS#54461, and MLS#54468

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
701 University Drive East, Suite 405
College Station, TX 77840
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

0000 Jones Road Tract 69.4 (google map) (yahoo map)

Location: Bryan
it's NOT ok to contact this poster with services or other commercial interests

$8,000 FIRST TIME BUYER TAX CREDIT!!!!

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Tue, 14 Jul 2009 12:07:20 -0700

Don't miss out on this great opportunity! You must purchase before Dec. 1, 2009

Via Sheldon Neal -- That British Agent -- (Bergen County, NJ - RE/MAX Real Estate Limited):

This is an actual check from one of my First Time Buyers who bought a home last month, and immediately filed his 2008 tax return - which he had already filed an extension for - and this week received the above check !

... before his home purchase, his return was going to give him a refund of approximately $4,000 !!!! ... as you can see, he qualified for the tax credit, and received $8,000 additional dollars from the government for buying his home.

@@@ FOR FURTHER INFORMATION - BE SURE TO CONSULT YOUR ACCOUNTANT TO SEE IF YOU CAN RECEIVE THIS YOURSELF @@@

Per the IRS.gov website, you may qualify to receive this credit if you meet the following qualifications:

"... qualifying taxpayers who buy a home before Dec. 1, 2009, can claim the credit on either their 2008 or 2009 tax returns. They do not have to repay the credit, provided the home remains their main home for 36 months after the purchase date. They can claim 10 percent of the purchase price up to $8,000, or $4,000 for married individuals filing separately.

The amount of the credit begins to phase out for taxpayers whose adjusted gross income is more than $75,000, or $150,000 for joint filers.

For purposes of the credit, you are considered to be a first-time homebuyer if you, and your spouse if you are married, did not own any other main home during the three-year period ending on the date of purchase."

The credit itself:

Applies to purchases that close after April 8, 2008, and before Dec. 1, 2009.

Applies only to homes used as a taxpayer's principal residence.

Reduces a taxpayer's tax bill or increases his or her refund, dollar for dollar.

Is fully refundable, meaning the credit will be paid out to eligible taxpayers, even if they owe no tax or the credit is more than the tax owed.

So if you were considering buying a home this year - be sure to talk to your accountant as you may also qualify to get $8,000 extra dollars for buying your first home !

ALSO: Be sure to check out a post from respected Loan Officer Jeff Belonger explaining how you may be able to receive an 'up front loan' for this credit to use towards closing costs or additional downpayment over your mandatory 3.5% payment on your FHA loan !

@@@PLEASE NOTE: ALL INFORMATION ABOVE DEEMED RELIABLE PER THE IRS.GOV WEBSITE, HOWEVER IS SUBJECT TO CHANGE AT ANY POINT ON ANY DAY ! - CONSULT YOUR TAX ACCOUNTANT BEFORE EXPECTING ANY PORTION OF THIS CREDIT.

@@@@ UPDATED: BELOW IS THE FORM NEEDED TO FILE FOR THIS CREDIT IF YOU QUALIFY - YOUR ACCOUNTANT SHOULD HAVE IT AND WALK YOU THOUGH IT ! GOOD LUCK !

8713 Sandstone

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Tue, 14 Jul 2009 11:16:48 -0700

$275000 / 4br - 8713 Sandstone Dr

Reply to: Andrew@AndrewSmithTeam.com ^{[Errors when replying to ads?]}
Date: 2009-07-14, 11:12AM CDT

8713 Sandstone Dr
Type: Single Family Home
Location: 8713 Sandstone Dr, College Station, TX 77845
Bedrooms: 4, Bathrooms: 3 full, 1 half, 0 three-quarter bath
Price: $275,000
Description: Choice home in Emerald Forest! This 4 bedroom 3.5 bath home is just the one for you. Brick fireplace in living room, sunny kitchen features granite counter tops, large master bedroom with walk in closet. Home features oak wood and slate tile floors downstairs with new carpet upstairs. Distinctive banister and railing offer a grand entrance. This home has many amenities that add to desirability of this great property.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
701 University Drive East, Suite 405
College Station, TX 77840
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

8713 Sandstone Dr (google map) (yahoo map)

Location: College Station
it's NOT ok to contact this poster with services or other commercial interests

2109 Staunton

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Thu, 09 Jul 2009 15:20:04 -0700

$70000 / 3br - 2109 Staunton (Bryan)

Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}
Date: 2009-07-09, 3:17PM CDT

2109 Staunton
Type: Single Family Home
Location: 2109 Staunton, Bryan, TX 77803
Bedrooms: 3, Bathrooms: 2 full, 0 half, 0 three-quarter bath
Price: $70,000
Description: Priced for a quick sale! Opportunity to buy a 3 bedroom 2 bath home on a corner lot in quiet residential neighborhood. Good basic home that needs little work & is great for a small family just starting out. Remodeled in 2008 home has new carpet, interior/exterior paint, roof, stove, ceiling fans and heating/cooling unit. Ready for move in.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
701 University Drive East, Suite 405
College Station, TX 77840
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

2109 Staunton (google map) (yahoo map)

Location: Bryan
it's NOT ok to contact this poster with services or other commercial interests

5212 Quaker Ridge

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Mon, 06 Jul 2009 17:05:46 -0700

$445000 / 4br - 5212 Quaker Ridge (College Station)

Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}
Date: 2009-07-06, 5:04PM CDT

5212 Quaker Ridge
Type: Single Family Home
Location: 5212 Quaker Ridge, College Station, TX 77845
Bedrooms: 4, Bathrooms: 3 full, 1 half, 0 three-quarter bath
Price: $445,000
Description: Excellent Marriott house in the Pebble Creek subdivision. 4 bedrooms 3.5 baths with perfectly manicured lawn. Large arched entrances and windows open up the home. The kitchen offers plenty of storage as well as a built-in island and stainless steel appliances. Large master suite includes a jetted tub and granite vanity tops. Home has full wet bar and covered patio making it a perfect place to entertain. Home backs up to a greenbelt. Adjacent lot also available.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
701 University Drive East, Suite 405
College Station, TX 77840
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

5212 Quaker Ridge (google map) (yahoo map)

Location: College Station
it's NOT ok to contact this poster with services or other commercial interests

First Time Homebuyer Tax Credit

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Mon, 06 Jul 2009 15:15:37 -0700

Even if you already own a home or aren't planning on purchasing one yourself within the next couple of months, chances are you probably know somebody that would benefit from this great tax credit. If you do please forward them a link to this information and have them give us a call (979) 695-3300.

---------------------

First Time Home Buyer Tax Credit as amended by the American Recovery and Reinvestment Act of 2009.

The tax credit has been increased to $8,000.

Homes have to be purchased between January 1, 2009 and December 31, 2009.

No repayment/recapture clause for homes sold after 36 months of occupancy and ownership.

The Tax Credit is for home buyers (either spouse if filing jointly) who have NOT owned a principle residence during the three-year period prior to the purchase. Ownership of vacation property or rental property does not disqualify home buyers from this program. The maximum credit is $8,000 or 10% of the home purchase, whichever is less. The credit is available for homes purchased on or after January 1, 2009 and before December 31, 2009.

To qualify for the full tax credit, married couples' modified adjusted gross income (MAGI) should be under $150,000 and single filers' MAGI should be less than $75,000. Partial tax credits may be available for married couples with MAGI incomes of over $150,000 but under $170,000 and single filers with incomes over $75,000 but under $95,000. If married couples who qualify for the first-time tax credit file separately, they would both claim 5% of the home purchase or $4,000 each (whichever is less) on their tax returns. Home buyers who qualify for this program, but who do not intend to purchase a home till the end of 2009, may elect to alter their tax withholdings (up to the amount of the of the tax credit) in order to save up money for a down payment.

However, if the purchase of the home does not occur, the taxes must be repaid to the IRS. There is no recapture or repayment clause IF the home is owned for at least 36 months. The effective date of purchase for new construction (even if buyer owns title to the lot) is the date the owner first occupies the house. So even if construction began in 2008, as long as the home and buyers qualify for the tax credit, they will be eligible if they take possession any time during 2009.

However, new construction bought from the builder is only eligible if the settlement date (closing) takes place between January 1, 2009 and December 31, 2009. The law allows taxpayers to elect to treat qualified 2009 purchases as a 2008 purchase so that they can receive the tax credit on their 2008 tax returns. The full amount of the eligible tax credit is refunded to the buyer, regardless of whether the buyer has paid an equivalent amount in taxes.

------------------

Even if you're not in the Bryan-College Station, TX area, we can still help you by referring you to one of our great agents anywhere in North America! Please visit www.RealEstateBCS.com and call us at (979) 695-3300.

June Market Statistics

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Mon, 06 Jul 2009 13:42:12 -0700

According to the Bryan-College Station Multiple List Service, residential home sales were down for the eighth consecutive month in total number of units sold. There were 296 home sales in June 2009, a significant decline from June of 2008 when 357 homes sold.

The increased difficulty of obtaining a loan (due in part to lenders requiring larger down payments along with higher credit scores) has eliminated many of the "move-up" buyers or buyers that don't have excellent credit or money to put down. Long gone are the zero down programs (unless you are a Veteran). Houses are still selling, but approximately 20% below (number of units sold) 2008 & 2007.

There still are many good reasons to purchase now - a slower market typically can mean a buyer could purchase a better home than they might in a seller's market. Also, the first time home buyer credit could save you up to $8000 if you purchase a home before the end of the year. Due to the larger downpayments required by most lenders, FHA loans are becoming much more common than the last couple of years.

Search our website to see all hot new listings as soon as they come on the market! www.RealEstateBCS.com

4708 Stonebriar

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Thu, 02 Jul 2009 16:38:24 -0700

$240000 / 3br - 4708 Stonebriar (College Station)

Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}
Date: 2009-07-02, 4:21PM CDT

4708 Stonebriar
Type: Single Family Home
Location: 4708 Stonebriar, College Station, TX 77845
Bedrooms: 3, Bathrooms: 2 full, 1 half, 0 three-quarter bath
Price: $240,000
Description: Nice 3/2.5 in the heart of the Pebble Creek subdivsion. Spacious rooms with open floor plan. Kitchen offers a plethora of cabinets and counter space. Master bath has his/her vanities and a jetted tub. The covered patio is lined with plants and trees making it your at home get-a-way.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
701 University Drive East, Suite 405
College Station, TX 77840
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

4708 Stonebriar (google map) (yahoo map)

Location: College Station
it's NOT ok to contact this poster with services or other commercial interests

1707 Glade

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Thu, 25 Jun 2009 08:45:28 -0700

$180000 / 3br - 1707 Glade (College Station)

Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}
Date: 2009-06-25, 8:43AM CDT

1707 Glade
Type: Single Family Home
Location: 1707 Glade, College Station, TX 77840
Bedrooms: 3, Bathrooms: 2 full, 1 half, 0 three-quarter bath
Price: $180,000
Description: This large home has a living room, formal dining room with built-in buffet and a great kitchen with all the counterspace and cabinets desired. Spacious family room has fireplace, 3 bedrooms, 2.5 baths and 2 gar garage. The amazing back yard boasts mature shade trees and a covered patio.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
701 University Drive East, Suite 405
College Station, TX 77840
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

1707 Glade (google map) (yahoo map)

Location: College Station
it's NOT ok to contact this poster with services or other commercial interests

242 Stuttgart

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Wed, 17 Jun 2009 16:17:18 -0700

$147500 / 3br - 242 Stuttgart (College Station)

Reply to: your anonymous craigslist address will appear here ^{[Errors when replying to ads?]}
Date: 2009-06-17, 4:11PM CDT

242 Stuttgart
Type: Single Family Home
Location: 242 Stuttgart, College Station, TX 77845
Bedrooms: 3, Bathrooms: 2 full, 0 half, 0 three-quarter bath
Price: $147,500
Description: Cute 3/2 in the Edleweiss Estates subdivision of College Station. Open floor plan with fireplace and large windows. Newly cultivated landscape in backyard, which you can enjoy from the covered patio. $1500 Carpet/Flooring allowance to the Buyer.

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
701 University Drive East, Suite 405
College Station, TX 77840
Phone: 979-777-7677
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

242 Stuttgart (google map) (yahoo map)

Location: College Station
it's NOT ok to contact this poster with services or other commercial interests

3150 Sand Creek Rd

Andrew Smith (Keller Williams Realty Conroe - Lake Conroe - Huntsville) — Tue, 16 Jun 2009 15:51:39 -0700

3150 Sand Creek Rd
Type: Single Family Home
Location: 3150 Sand Creek Rd, Bryan, TX 77808
Bedrooms: 4, Bathrooms: 3 full, 1 half,
Price: $420,000
Description: Quality and elegance can be found throughout this exquisite 4 bedroom 3.5 bath home. Master bedroom suite comes complete with jacuzzi tub. Enjoy the spacious bedrooms with walk in closets. Raised ceilings, large family room and custom kitchen are ideal for entertaining. 10.10 acre lot in a beautiful private setting. A must see!

Visit www.RealEstateBCS.com for more information.

Contact Information:
The Smith Team
Keller Williams - The Smith Team
701 University Drive East, Suite 405
College Station, TX 77840
Phone: 979-695-3300
Fax: 979-693-9144
Email: andrewsmithteam@NUMBER1EXPERT.com

3150 Sand Creek Rd (google map) (yahoo map)