Nancy's Real Estate In Fairfield County

Pre-Construction in West Norwalk, CT

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Tue, 20 Apr 2021 08:21:18 -0700

Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

5 things you need to know about moving to Norwalk CT

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Sat, 13 Feb 2021 08:50:36 -0800

Norwalk, is a coastal town in lower Fairfield County Connecticut. With almost 90,000 residents, this small historical New England city offers many great features. If you are thinking of moving to the area, these are 5 things you should know:1. Long Island Sound Shoreline: Multiple town and community beaches, including Calf Pasture Beach, Shady Beach and Bailey Beach (free for residents) along with marinas for boating and a picturesque harbor. Enjoy seasonal harbor cruises around the small neighboring island or visit the historic lighthouse on Sheffield Island.2. Multicultural Dining: Reknowned and famous chefs and bakers have made Norwalk home for their restaurants and businesses. Experience the walk about Sono dining scene (South Norwalk) with a variety of restuarant choices covering cuisine from all over the world.3. Metro North Train Station, I-95 and the Merritt Parkway offer easy Access from Norwalk to just about everywhere: New York City--1 hour (train or car) Airports (Domestic and International)--approximately 1 hour (car) Rhode Island Beaches--2 hours (car) Boston--2.5-3 hours (train or car) Washington D.C.--3 hours (train)4. State of the Art Medical Services: The Norwalk Hospital is an non profit acute care teaching hospital servicing Norwalk and surrounding towns. Norwalk also offers a Community Health Center, a variety of off site diagnostic services and medical professional groups.5. Business and Employment opportunities: Many major corporations have headquartered in Norwalk and surrounding towns. Some of Norwalk's largest employers included Xerox, FactSet, Emcor, Booking Holdings, Pepperidge Farm and Stew Leonards.Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

Strategize Your Downsize--10 Steps to Prepare

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Mon, 25 Jan 2021 13:40:09 -0800

Strategize Your Downsize10 Steps to Prepare Step 1. Be Committed. Recognize that the decision to downsize will also give you moments of doubt. Stay focused on what the rewards and benefits will be in the end.Step 2. Begin the Purge. Downsizing means many items will not be brought along on the next adventure. Begin making decisions on what to keep, donate or discard so it doesn’t become stressful during the move. Empty nesters are often storing old children’s items including, sports equipment. Consider donating to help others in your community.Step 3. Decide Your “Must Have” Criteria in Your Next Home. Decide what features you can’t imagine living without in your next home and others you will need to be comfortable. Step 4. Keep Your Wish List Short and Sweet. The more “must haves” will only limit your selection of possibilities. One of the biggest mistakes is evaluating downsizing possibilities based current lifestyle needs, such as furniture, storage space, etc.Step 5. Be Open-Minded. Your next home may need an adjustment or two to make it perfect. If it checks off 75-80 percent of your wish list, then take a look. Try not to be too quick to rule out properties that do not meet 100% of your requests.Step 6. Keep Your Emotions in Check. When selling, the buyers previewing your home will be evaluating it for their needs. Try not to let their feedback feel insulting. Instead, consider whether it is prudent to address the stated concerns with improvements or price adjustments.Step 7. Keep Past Experiences in the Past. It has likely been many years since you were last in the real estate market as a buyer or seller. Much has changed including marketing, shopping, financing, inspections and appraisal. Don’t let past experiences dictate today’s decisions.Step 8. Trust the Guidance of Professionals. A team of professionals will be working day in and day out to ensure that you are well guided throughout the transactions. Their experience is invaluable. Step 9. Enjoy the Ride. This is an exciting time. You may be confronted with a few hurdles, but there still much to enjoy during the process.Step 10. Breathe. There will be light at the end of the tunnel. That light will be a new and more manageable home that launches your next chapter. Thinking of downsizing? Reach out to me: nancy.manby@kw.com. Nancy Manby is a realtor with Keller Williams Realty servicing lower Fairfield County Connecticut. She has worked with hundreds of buyers and sellers over the last 24 years, and continaully remains in the top 5% of agents in the country. She can be reached at nancy.manby@kw.com.Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

The Best Off-leash Dog Park in Norwalk CT

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Mon, 18 Jan 2021 14:21:27 -0800

Located directly across Shady Beach highlights one of East Norwalk's best kept secrets: Taylor Farm, an off-leash dog park offering 4.5 acres of wide open play areas. The park is separated by a modest wooded section with many paths and hiking trails connecting both sides. There are two main entrances into the park--the south area that is directly across from the beach and the north entrance by Marvin Elementary School. Although not completely fenced-in, Taylor Farm feels safe and secure for both pets and their owners. In addition to the open space and wooded area, there is a small aerated briny pond. This is a favorite of the "water dogs" as they romp by the shore and swim in the pond. A few picnic benches are scattered throughout the park as rest areas for pet owners. Please note to ensure the safety of everyone, the town requires that owners carry a leash with them while visiting the park. It is also expected that owners will clean up after their pets. Trash barrels are placed at both entrances. Taylor Farm is free for all Norwalk residents and is open year-round. A current Norwalk Resident Pass is required for parking . Non-Norwalk Residents can access the park from Mid October until Memorial Day. Here's a recommended checklist of things you should have on-hand before venturing to Taylor Farm:Valid Norwalk Resident Pass for ParkingLeashPoop BagsWater and Water BowlTowels for drying/clean off Thinking of moving to the area? Reach out to me: nancy.manby@kw.com. Nancy Manby is a realtor with Keller Williams Realty servicing lower Fairfield County Connecticut. She has worked with hundreds of buyers and sellers over the last 24 years, and continaully remains in the top 5% of agents in the country. She can be reached at nancy.manby@kw.com. Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

The Upside to Downsizing--10 reasons why it makes sense

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Mon, 11 Jan 2021 12:39:48 -0800

The Upside to Downsizing10 reasons why it makes sense Cheaper to maintain. A new friend I met at the gym described it best. “I work to write checks to pay for house services.” Granted, if you scale down in size not all of those services will likely go away. However, each cost should be cut proportionately: half the yard, half the square footage to clean, half the electricity, half the gas/oil…… Reduction in property taxes. As we know, taxes never go away. But if you only need half the space you currently have, why pay the town on a yearly basis for all that square footage that you are not using? More Manageable Living. This is especially true if you down-size to a condominium or PUD (Planned Urban Development). Exterior maintenance is typically the association's responsibility, including plowing, landscaping, roofing, etc. Usually, your responsibility is strictly the interior of your unit. This situation is probably the most turnkey living you will have. Enjoy more Travel and Personal Recreation. With less to address on a daily/weekly basis, as well as the cost savings, you can now enjoy more free time and extra savings. Relief for your family and friends. If it takes a village to maintain your current home, with family and friends always checking-in or coming to help with maintenance and chores, it is probably time to downsize and give them a break as well. Good for your health. Less to worry about equals less stress. No doubt there will be some stress as you prepare to make this change. However, in the long run, the stress is short-lived and lasting peace will prevail. Live your dream. It is not just about scaling down. A downsizing change could also mean that you can choose to live in a new town or state. Perhaps it is that seaside or golf community you always dreamed of. Perhaps it’s year-round mild weather. Either way, you get to pick the next chapter of your life. Purge the excess. You will feel lighter and less encumbered. Attics, basements and garages are often where we toss and ignore. Downsizing forces your hand to decide what is most important to take with you and what should be relinquished. Live in the moment. Recognize that life is continually evolving. Where you were 15 or 30 years ago is likely very different than where you are today. Downsizing is an opportunity to match your home with your current lifestyle. Explore new things and meet new people. This doesn’t mean you toss away old friends or activities. It just means that where you move to, will offer an exciting opportunity to try new things and meet new people. Life is about change. Be brave. Thinking of Downsizing? Reach out to me: nancy.manby@kw.com. Nancy Manby is a realtor with Keller Williams Realty servicing lower Fairfield County Connecticut. She has worked with hundreds of buyers and sellers over the last 24 years, and continaully remains in the top 5% of agents in the country. She can be reached at nancy.manby@kw.com. Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

Downsizing and Transitioning Seniors

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Thu, 08 Feb 2018 11:15:55 -0800

Many dream downsizing our home as a well earned reward--I got to the finish line and now I can let it all go and enjoy my golden years! Occasionally however, downsizing is met with tremendous reluctance and sadness. This often happens to the families that face the needed transitioning of mom and/or dad to a more manageable living situations, whether it's a smaller one-level house/condo, a senior housing complex or assisted living facility. I have watched families struggle with making that difficult decision to sell the "family home." Recognizing when "it's time" often comes clouded with doubt. Recognizing these changes can help make the necessary decisions:Is your loved one living in just a few rooms of the home? Perhaps it's not out of choice but rather they can no longer move freely and safely in all areas of the home. Special measures are often taken in accident prone areas such a holding bars in bathrooms or stair chair lifts--that is not uncommon. However, be conscience of rooms that are no longer safely accessible or looked after. This would include basements, walk-up attics, third floor living spaces and detached garages. Is the home being cared for by the owner or is it now a team effort? It is stressful for everyone involved when your loved one is depending on family members, friends and neighbors to do most of the daily/weekly chores. It's stressful on their wallet when they hire workers to do the tasks that they used to handle themselves.Is there deferred maintenance and neglect happening either inside or outside the home? This may be due to the lack of funds to address the issues or the lack of time and energy by the gracious volunteers to take on the projects. Either way, deferred maintenance has a significant impact on the sale price of a home.Can your love-one make the best decisions for their own health and safety while being in their current home? Excessive need for post-it note reminders throughout the house can indicate that living in the house is overwhelming. Be especially conscience of those reminders that directly impact the safety or health of your loved one such as reminders to turn off the stove, take medications, lock doors, etc.Reaching out to physicians, friends, neighbors and caregivers can often give valuable insight. Don't be afraid to ask questions of those surrounding folks. Transitioning or downsizing is a difficult decision that should be made for best interest and well being of your loved one. Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

What's with the house next door??

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Tue, 25 Oct 2016 07:01:20 -0700

You pull your car up to the lovely house that you are about to show a buyer. On paper it's perfect. It meets all the necessary criteria--number of bedrooms, number of baths, school district, etc. Then you and your clients scan the neighborhood only to be aghast at the dilapidated house next door (or across the street, or down the road). That neighbor's house is pitiful. Sometimes it's more than just neglect or deferred maintenance. Sometimes it's a junkyard of contents or an abandoned boarded up bank-owned property. Regardless of what the situation is, it is likely going to kill any potential sale. Bad for the buyer. Worse for the sellerNeighborhood blight comes in many forms. Most town ordinances for controlling blight issues come down to identifying extreme properties that are potentially dangerous for health or safety. However, there are far many eyesore properties that "fly under the radar" of town ordinances yet severely impact all the surrounding neighbors. These eyesores are often what makes buyers walk away. Here's some of the dialog I've heard: "What's with the house next door? Is it going to get worse before it gets better? I can't imagine looking out my window and seeing that! Nope, I think we need to look at other properties."Although I am a proponent of being both direct and tactful on addressing problems before a property is put on the market, I must say this issue has stumped me. The few times I have worked with a seller on politely asking the other property to help our real estate marketing efforts, it didn't go so well. One case was a blank stare--with a "What seems to be the problem?" rebuttal. The other was met with a defensive and combative exchange.Sure, we can always get the town involved. And, I certainly recommend going in that direction when there are potential safety issues. However, the run of the mill, junkie occupied house in the neighborhood is more prevalent in our everyday business.Any suggestions on how you would handle this situation when it effects selling your home or your listing? Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

Time to Downsize? Pre-Plan to Avoid Panic!

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Wed, 19 Oct 2016 04:16:45 -0700

Just the thought of moving can send even the most prepared nomad into a full panic attack. Most of the stress stems from the "fear of the unknown"--especially if their last move was 25+ years ago! For "Downsizers," include the issue of moving from a large home to a significantly smaller home and this unknown evil lurks behind questions such as: Will my next home fit the furniture I have? How much time will I have to find another home? When and how will I get rid of my extra stuff? Having worked with many Empty Nesters and Downsizers in my real estate career, my best advice is to pre-plan every step of the moving process. Most of the questions and concerns can be addressed or answered prior to going to market. An experienced real estate agent should be able to put a plan in place outlining every step. This should also include an estimated timeline to help facilitate each transaction--the sale and the purchase.Here are 8 questions I have found to be the most helpful for everyone to discuss BEFORE going to market. Like a diagnostic flowchart, the answer to each question will then guide the next step to the process:1. Will the proceeds from the sale of your current home be necessary in order to purchase (or rent) your next home? 2. Before your current home is sold, will you have money available to enter into a contract as a downpayment for your next home? Keep in mind, that 10% is typcial for the Fairfield County Connecticut market and may differ in other areas of the country.3. Do you know specifically the community/town/state in which you would like to move? 4. What furniture pieces and/or rooms are you anticipating moving to your next home? Keep in mind that large pieces such as dining room sets may not fit in the next home.5. How will you be relinquishing furniture and other items that will either not fit in your next home or that you don't anticipate taking with you? This question will lead to when the best time is to begin the purging process.6. Are there any selling or purchasing restrictions that need to be considered? This could include showing restrictions for their current home, special requirements for their next home, etc.7. Will any family members or friends be helping you in any stage of this process?And the most important question of all: 8. What is your biggest fear in moving ahead to selling your current home and downsizing to another?In many cases, this question offers only a personal answer. Maybe it's the fear of leaving a home that they have been in for 25+ years. Maybe it's a fear of parting with personal items. Maybe it's a fear of leaving a community that they can no longer afford. What is most important about this question is that it will allow both parties to openly discuss how to minimize the fear.Becoming an Empty Nester is an exciting new chapter of life. When it makes sense to downsize to a smaller home, the process can be significantly less stressful if there is good guidance, open discussion and a well thought out plan in place. Pre-planning to downsize begins the first step of the process! Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

Move over "Cash," there's a new King in town

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Tue, 04 Oct 2016 03:15:08 -0700

"Buyer Beware." It's the expression that makes home buyers shudder--especially the first timers. The concept of "due diligence" in their home search and property transfer process puts the onus on them to peel the onion back far enough to uncover all of the home's issues. They are cautious and sometimes scared, and rightfully so. They want all the information that's available for this monumental transaction.Buyers combat this fear with extensive research. When it finally comes time to write the offer, they come to the negotiating table armed with data that would bring a smile to the face of any private investigator. The collected data (some provided by their agent) that not only includes what the home sold for last, but a full trail of previous owners and sale prices; the carrier of the current mortgage(s) and HELOCs as well as their estimated balances; whether or not there are liens, open permits or outstanding taxes owed; neighborhood crime statistics--including registered sex offenders; litigation, etc. However, even with all of this undisputable hard fact data and information, my favorite part of their investigation: They Google the names of the current homeowners and look them up on Facebook, LinkedIn and any other social media site. This gives the home buyers tremendous insight to the personal lives of the current homeowner. They often can't wait to tell the juicy details of what they uncovered! In addition, I have had many buyers look-up the Connecticut Judicial Court Cases to see if the homeowner is involved in any current or past filings. This uncovers issues of divorce and family matters, criminal charges, foreclosure, IRS tax issues, etc.In the Fairfield County, Connecticut market, it is common that the listing agent does not identify the names of the homeowners on the listings and "Withheld" or "Per Public Record" is often used. This always gives me a chuckle. Property ownership is public record information. In just one or two clicks of the mouse, any future home buyer has that precious data that is thought to be held back "oh so" secretively.The availablity of information is at our fingertips. And it's not going away. It's important to give sellers a "heads up" that both they and their property will likely be researched by prospective buyers. Some information that they think is private may in fact be available for the world to see--and it could offer just enough insight to give a buyer the upper hand in negotiations. Yup, you guessed it. Information is now King. Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

When is the best time to sell?

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Fri, 23 Sep 2016 02:04:33 -0700

Any realtor that has been in the business for more than 5 minutes has been asked that question. I think it is the most frequently asked real estate question after "how's the market?" Frankly, I hate answers that are convoluted. However, in this case there is no right or wrong answer. If you think about the answer from a seasonal point-of-view, most realtors will tell you that the Spring market generally produces the most buying activity. (Even though, the transactions may not occur until the Summer). This is often generated by families looking to keep their children uninterrupted by a move until the school year has finished. Although many new listings come into the marketplace at that time, prospective sellers should understand that the downfall to this timing is the extensive competition they will have to contend with.In my market of Fairfield County CT, specifically Norwalk, the last two Winter markets turned out to be excellent for home sellers. The reason: exactly the opposite of the Spring market--there just wasn't much inventory to compete with. As a result, homes that were on market sold quickly, often with multiple offers and at excellent prices. In some cases, better sale prices than what we were seeing in the Spring. However, it should be noted that Winter can be a bit more difficult on the seller in harsh climates. Contending with snow and ice are just a couple of the additional inconveniences in having their home on the market.Summer is a traditionally slower time with activity as buyers prioritize vacations and getting ready for back-to-school. However, I feel the Summer is a great time to list a house that needs the help of mother nature. Whether that is showing off beautiful landscaping, ensuring lush trees fill-in for privacy from close by neighbors, highlighting a wonderful in-ground pool or patio, boasting central air conditioning or other aspects that can only be appreciated in those precious months.Finally there is the Fall market. The Fall market in Fairfield County Connecticut is lovely. Colorful landscaping shows beautifully and temperatures are more mild. Buyer activity picks up as their motivation is to secure a new home before the end of the year (for tax purposes) as well as be settled in before the start of nasty winter weather.Of course not just seasons effect the "best time" to sell a home. Current interest rates, projected interest rate changes, the stock market, local economies and jobs and world news and events also play a significant role.Lastly, there should also be considered whether a house will be vacant or occupied when it goes to market. In the northeast, Winter is a tough time for sellers who leave a home vacant. Monthly carrying costs are higher not just from the heating cost (as it is important to present a warm and cozy feeling even if it is vacant), but the home owner still needs to be diligent in keeping the house safe from snow and ice for visitors. This often requires hiring outside companies to get to the home promptly after every snowfall.In conclusion, trying to pin-point the perfect time to sell a home is much like trying to the time the stock market. Instead, sellers should evaluate the pros and cons of their specific situationand get the advice and guidance of a realtorPersonally, I think the best answer to the question "When is the best time to sell?" is: "when you are ready and motivated to get the home sold!" Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

Are you ever going to buy? Or are we just dating?

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Wed, 16 May 2018 13:09:27 -0700

Let's face it, shopping for a new home is fun...for the buyer that is. For the agent, it starts out exciting too. We want to help find the best home within budget or given criteria. Then after many property criticisms and rejections, or not listening to our guidance, or presenting too many unrealistic low-ball offers...we deflate. Just like a sad balloon after a wonderful party, we are left exhausted and rolling around the dance floor just hoping someone will step on us and put us out of our misery.I distinctly remember two different pseudo buyers over the years that brought me to this point. First was April and her husband Rob. I was a newly licensed agent with all the hope and stamina that perfectly matched their agent requirements. You could say we had a standing appointment every Saturday afternoon at 1 pm--almost like what one would arrange with a manicurist or physical therapist--no one takes that spot but them! We previewed every home that fell within their minimal criteria--price and school district. April rejected everything--too small, needs too much work, not enough backyard, closets not big enough. If by some crazy chance she actually liked it, Rob would be announcing in the background that she REALLY better like it because this will be their last house. Mind you, it was their first house--they were living in a rented condominium. April couldn't make a commitment knowing that she would be married to a house forever. The breaking point for me came when I found out that on Sundays, they would visit properties that were open to the public for preview. It wasn't their loyalty that concerned me. It was that the houses they chose to visit were in a much higher price range that they could afford. April was clearly falling in love with features that would never be available offered in properties of what she could afford. Although I explained this to the both of them repeatedly, it fell upon deaf ears. It was time I stopped being fully available for their weekend hobby. The second pseudo buyer was a young professional guy named Rick. The time was about 1998. Rick had the classic analytical personality. He shopped homes with a clip board, calculator and brief case. Once excited about a property, he would analyze data up, down and sideways. Rick ultimately would find a calculated reason to not pull the trigger. It was at a time that the market was active with buyers. Everything he rejected quickly went under deposit. New inventory always seemed to come on with a minor price increase. He kept holding on to the fact that the there would eventually be a bargain out there. Or, as he would ofter refer to as: correctly priced. His calculations eventually became correct--ten years later when real estate went bust. I didn't stick around to start that journey all over again with him. I stayed working with both of these buyers merely because I was time-invested. I panicked with just the thought of another agent successfully completing a sale with them in the future. It wasn't until I recognized that by working endlessly with them, I was missing out on other opportunities BOTH business and personal. I finally got the backbone to end the relationships--politely and professionally. My departing words (of course said under my breath): It's not you, its me. And it was me. It was ME finally figuring out that all along, we were just dating! Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

An open letter to the home seller

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Mon, 22 Aug 2016 05:18:37 -0700

Dear Mr. Seller,I have buyers that are looking in the price range of your home. Unfortunately however, I can't show yours. Because you currently have an active listing contract with another agent, I can't privately tell you why. Hopefully you will find this blog and my reasons may give you some insight to why your home is not selling...and there are a number of reasons:1. My buyers prefer to preview all homes on-line before selecting what they would like to see in-person. Their time is valuable on the weekends so they prefer to not waste it looking at unappealing homes. Although we are in the middle of the 3rd heatwave this August, your agent still has photos of your home when it was first listed in February:This has effectively told my buyers that your listing is old and stale. Their thought is that the rest of the marketplace didn't find your home desirable, than how could they??2. Your photos of the interior were not take professionally. As result they are dark and the entire scope of each room is not captured. In addition, the rooms are shown with lots of excessive clutter on walls, counter tops, etc. In short, The photos just don't compare to your competitors.3. Important details of your listing are vague such as the neighborhood schools that your home districts to. Although you and your agent may prefer that each buyer contact the town for this information, there are plenty of other listings that clearly identify this. Generally buyers are only willing to do homework on a house once they have sparked interest. Sorry, no spark here.4. Lastly, this is my own personal reason: It is very difficult to coordinate an efficient tour with buyers when the listing showing instructions only allow for limited days and/or limited times on those days. If you were the only property that they want to see perhaps we can book our appointment exclusively to your schedule. That is not the case.The reality is that there are many homes on the market and yours just didn't interest my buyers enough. Sorry. (There's always next winter and that exterior shot will come in handy.)Sincerely, The Agent that could have sold it! Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

Mixing business and friendship. An epic fail?

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Fri, 12 Aug 2016 05:18:02 -0700

Our Sphere of Influence is probably the best and easiest piece of business to secure as well as our best resource for future referrals. In many cases, new agents need that vote of confidence from their family and friends to kick start their business. For seasoned agents, it is upsetting when a family member or friend chooses not to mix business with friendship. Here is a brief, true story that illustrates why this mentality exists: I recently became friends with "Jane" at the gym. She and I clicked quickly as we attended the same bootcamp classes together. As I religiously "sneak in" that I am a realtor with just about every new acquaintance, Jane couldn't wait to tell me that she just sold her home a few months ago. I congratulated her and asked who she had hired as her listing agent. Jane proceeded to tell me a once too often told story about hiring her "friend Carol" and shortly afterward realized it was a mistake. When Carol's listing contract had expired and the house was not sold, she immediately selected another agent. She was anxious to tell me why. "Carol wasn't responsive in many ways. At first, it seemed like we were bugging her to give us showing feedback and opinions on price. She seemed reluctant to gather either and often reassured us with "at your price point, securing a buyer is just going to take longer." Also, Carol frowned upon hosting public open houses and presented them as a "waste of time." More time went by and the winter season turned to spring. The grass was green and the trees were in bloom. The landscaping around the house was lovely. But unfortunately, it didn't dawn on Carol to re-photograph the exterior to be current with the season and to be much more attractive on-line. Once the listing contract expired and we made the decision to try a different agent. With all the previous issues immediately addressed, our house went under deposit in two weeks." Of course there is two sides to every story and I never did hear Carol's version of what went down. But here is the thing: Carol's version really doesn't matter. Jane is telling the story as it happened in her eyes--it's her truth. Poor Carol--she may have lost quite a bit from this experience. Not only did she lose this listing, and perhaps future referrals from this valuable resource, she may just have lost a friend as well. I thought about my own business and how I avoid such disasters and what I came up with is a simple statement: Treat your SOI business as professionally as you would any other. This includes:1. Present a CMA and marketing plan in person. Let them now that you did your homework thoroughly and you have a written marketing plan in place to execute.2. Revisit pricing and give showing feedback within a specific agreed upon time frame.3. Consult and advise as needed--even if it means having to share uncomfortable but important suggestions--remember to be tactful. Practice how you want to present the information before you actually do. 4. Assure confidentiality. If you are personal friends with the sellers, chances are you share many mutual friends. Those folks will often engage you in conversation about "how things are going with the Jones' house." Don't fall into this trap! Simply state that your licensing laws prohibit discussing any of your clients business without their consent.5. Lastly, check in--OFTEN. Make sure they are aware that you are working on their business with diligence and care .The worst part of this whole story is that I am probably not the only person Jane has shared this disappointing real estate experience with. The only difference in the way she presented her story and my paraphrased version--I used an alias name. She did not. Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

Pump the well or die of thirst

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Thu, 04 Aug 2016 00:12:35 -0700

I recently experienced something I never want to experience again. And here's the thing: It was all my own doing. No one to blame but myself.Ok, that was my mea culpa announcement. Now let me tell you what happened:After almost 20 years as a real estate agent, I recently had my banner year for income. It was a wonderful year of working with both buyers and sellers. Most of these clients were personal referral and their price points were well above average for my area. My marketing systems, CRM, on-line presence were also performing well. I was busy and really feeling in control of business. Then towards the end of the calender year I started to get a bit burned out and decided to slow myself down.It started with taking full weekends off and avoiding hosting public open houses--let the new agents do that. They're just starting out and need the business, right?After that came what I now call the "picking and choosing" of business that I wanted to work on. The rejected business would be defined as: not offering enough money; more aggravation than what it's worth, not my specialty, etc.Prompt follow-ups on leads started becoming lax. I wasn't adding new prospects to my drip campaigns and I backed off on marketing expenditures merely because the holidays were approaching. Who's making real estate decisions during the holidays? Would have been a waste......As I welcomed in the new year to being I was optimistic about my business. After all, I had turned the corner and was on a roll! And then I ate humble pie.....I had nothing. My phone wasn't ringing, no leads to follow-up on, no listings to promote. I watched my colleagues input their new listings, arrange their buyer tours, secure their deals. My office was busy but I wasn't. The thirst began.I felt like a new agent starting over. Doing the uncomfortable "101" basics just to get some piece of business to work on. Something that would make me feel like I could hold my head up again. Frankly, any piece of business. I just wanted to work! The year was one of my worst--as far as income was concerned. However, I like to think of it as one of my best years as well. It was a reflective year. It taught me many lessons. Here is a brief re-capp on what I learned. (I hope it can help my fellow Rainers):1. Never think you are "busy enough." If overload occurs, than input systems and/or resources in place to eleviate the stress. Never turn away business.2. Don't anticipate business coming into your pipeline. You have nothing until the paperwork is signed or countersigned. Projected listings or buyers is just that--hopeful projections. You can't pay your bills today on projected income for tomorrow.3. Vacations and breaks are deserving but need to be brief. Define and enjoy the time your taking off. When it's over, fully plug-in and get back to work. Plan your vacations and breaks in the future so you can see the light at the end of the tunnel.4. Explore and be willing to try new marketing avenues for both your listings and self-promotion. I am new to ActiveRain and wanted to give blogging a try. 5. Business perpetuates more business. Keeping a constant flow will ensure that you can be found--everywhere. If you don't have something signed by either a buyer or a seller, you are basically unemployed.And most importantly: never stop pumping that well! Nancy Manby 203-856-7069 Serving Lower Fairfield County CT

Your pet cat is really a skunk

Nancy Manby, Your Downsizing Specialist (Keller Williams Realty, Westport CT) — Wed, 27 Jul 2016 06:38:33 -0700

Many years ago when I was working is Sales Promotion Marketing, I had a boss that would often say in a staff meeting: "It is difficult to tell the client that their pet cat is really a skunk." Of course what he meant was that telling the client any kind of negative feedback about their brand was not going to be easy--but it may have to be done. After all that is what we were hired to do.Fast forward twenty years later and I find myself in a new industry but still working with clients. However, now the brand I am hired to market is their home. And guess what? I still have days that I have to tell them that their pet cat is really a skunk. Although this time the expression may be a bit more literal. Pet odors, cooking odors, stale smoke and damp/mold odors are some of the most offensive to buyers. Just like furniture staging, a neutral smelling home is critical as part of the "first impression" and should be addressed before bringing the home to the marketplace. Yes, giving the seller this smelly bad news may startle them. The likelihood is that they don't smell a thing. But remember, you have to be the nose of reason! Be polite but direct and factually state that it would be in their best interest to eliminate it sooner rather than later. Most importantly, offer suggestions on how this can be addressed. Consider some of the following tactics: Professionally clean carpets, upholstry and draperies Wash/ all bedding including pet beds/crates For severe smoke odors consider repainting --let the pprofessionals advise if an Ionic paint additive should be used as well.Run dehumidifier(s) in basements, crawl spaces and damp areas with poor ventilationWash and degrease kitchen cabinets and appliances Clean and empty liter boxes frequently Smoking should be limited to outside the home and away from opened/screened windows/sliders Lastly, I am not suggesting to the seller that Fluffy needs to live at Aunt Ethel's for the next few weeks. However, if they suggest that as an option, repeat after me: That's a great idea!Seldom in my 19 years of selling real estate have I worked with a buyer willing to loop back to a property that they originally ruled-out after their first visit. Don't let offensive odors be that lingering dark cloud hovering over an otherwise lovely home. Nancy Manby 203-856-7069 Serving Lower Fairfield County CT