https://activerain.com/blogs/peter The purpose of my Blog is to highlight information and relevant articles that could be educational to anyone interested in Martha's Vineyard real estate. I may also include topics pertaining to Nantucket, Cape Cod and the greater Boston area real estate markets. en-us https://activerain.com/blogsview/904048/all-real-estate-is-local- The National Association of Realtors has been working diligently through national ads for several years to educate consumers that all real estate is local. They don’t think what is happening in one area of the country is happening everywhere. I absolutely agree but it is like second hand smoke, everyone is affected to one degree or another. With the ever deepening economic crisis crawling into every aspect of our lives and the reality that this is a global crisis of unprecedented proportion, I would rephrase the slogan and say all real estate is the same, but different. I was reading an article about the effects of what is now an epidemic real estate crisis in the UK, effecting one of the wealthiest resort areas in the world. Fortunes have been lost and high rollers living in $7,000,000 homes are now living in apartments above retail shops. Playgrounds around the world are all affected by the hubris that brought the market down, from Hollywood to Dubai and Monte Carlo. I am going to paraphrase part of a commentary that expresses a sentiment that rang a bell for me with regard to Martha’s Vineyard. However, it was written about a seaside luxury resort area in the UK. I will leave out the location specific parts so you can fill in the blanks. “I’M not surprised the credit crunch has hit (blank). … Why should it be immune?” “(Blank) is a very, very beautiful place. If prices coming down makes it more accessible to ordinary people, that is a good thing.” “Locals were becoming very concerned about the way the place was changing.” “(Blank) is a quintessentially English place and should remain so.” “Prices … were way too high. The fact they are coming down is good.” “It makes (blank) more affordable and attracts the right kind of person for the area.” “Hopefully more local people will be able to afford to move there and it will remain as beautiful as it is.” All those who feel this way about Martha’s Vineyard raise your hands. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Tue, 27 Jan 2009 22:55:58 -0800 https://activerain.com/blogsview/904048/all-real-estate-is-local- https://activerain.com/blogsview/889238/martha-s-vineyard-is-not-a-declining-market I was thinking about how this recession compares to the last one. The unemployment rate in Massachusetts was 9% in the early 90's, and today it is about 6%. We also had about three times as many properties on the market here on the Vineyard back in the early 90's. If you are sitting on the fence, knowing in your heart that this is your chance of a lifetime to own property on Martha's Vineyard, but reluctant to get into the game because you think the market will go down more, you may be right. But you may regret it. If this is really your dream, do yourself a favor. Calculate exactly what your savings would be if you bought that perfect property you've been watching so intently, versus perhaps waiting until the market drops another point and you have to settle for something else. Right now, in the middle of January just one day before our new President takes office we have only 473 single family homes for sale, not 1200. In the month of December 2008, 17 homes were sold.  We've all heard the expression, 'don't let life pass you by'. If Martha's Vineyard is truly your heart's desire as it is for so many others, don't be afraid to get off the fence and make the best long term decision you have made since choosing a life mate and creating a family. Anyone who has lived on the Vineyard for a while will tell you, you can't lose investing in 'the Rock'. Mortgage rates are low and local banks are lending money. They will be the first to tell you Martha's Vineyard is not a declining market. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Mon, 19 Jan 2009 06:17:52 -0800 https://activerain.com/blogsview/889238/martha-s-vineyard-is-not-a-declining-market https://activerain.com/blogsview/870445/reo-s--a-cautionary-on-bank-own-property-purchases Properties that have been repossessed through foreclosure by a lender are called REO's. REO stands for Real Estate Owned. If they are bank owned, why not call them BO's? I suppose it is obvious why not, although many of them stink. When buying REO properties there are some key differences to understand, as opposed to a traditional real estate purchase. First and foremost, you as a buyer have little or no ability to negotiate the price or terms with the seller. REO properties are sold "AS IS" and the seller is a financial institution with no emotional attachment to the property for sale. Unlike a traditional homeowner, they do not have any personal interest in who is moving into "their home". There is a good chance that no one from the bank has seen the property, or been inside the house. The same holds true for the listing broker if that listing broker is not local. The lender is only concerned with receiving the highest Offer and best terms possible to suit themselves. Most of the negotiation process is completed via internet e-mail. The only information the bank will receive is the terms of the Offer. They only care about how much you will pay for the property, and how you will pay for the property. Be sure you speak with your lender before submitting an offer on an REO property. In most cases, a pre-approval letter, not a pre-qualification letter, is required simultaneously with the Offer to Purchase. The bank wants to be certain they are considering an Offer from a buyer that has the credit and financial wherewithal to see the deal through. In many cases the seller even wants to see a bank statement showing you have enough cash in your account to consummate the transaction. Isn't that an invasion of privacy? Since you can't rely on personal interaction with the seller, the cleaner the Offer the better it will look. Because REO properties are sold in "As-Is" condition, you want to look for a loan program that applies to this type of property. The condition of the property may not qualify you for certain types of traditional loans. If the property is in poor condition, and most REO's are in poor condition, you might want to investigate a construction loan. Many lenders are now offering programs geared specifically for distressed properties. This way, the repairs can be completed after the buyer takes possession of the property. If your Offer is accepted, you are entitled to have your own property Structural Inspection, but you will only have a few days to complete the inspection. Quite often, only a dry inspection will be possible. By that I mean the power and water will not be turned on. Some REO clearing houses will advance funds and take responsibility for ‘trashing out' the property and generally cleaning it up, because it helps them market the property. However, that is being done less and less today because listing companies are finding it very difficult to get reimbursed for their expenses. It's getting ugly, and it may get worse before it gets better. What about the closing date? Yes, that is also handled differently from the way a traditional purchase is closed. In a traditional sale, it is possible for the seller to be flexible about a closing date. Some contracts use the term "on or about" a certain date. Sellers in a traditional sale tend to be more willing to adjust plus or minus to make the sale work, as long as the Closing takes place within a reasonable number of days from the original date agreed upon. However, REO contracts use the term "on or before" a certain date, and the bank will tell you what the closing date will be. The bank will expect the Closing to take place no later than their stipulated closing date, and if there is a delay on the buyer's side causing the buyer to be in default, the bank will either terminate the contract, with the buyer forfeiting their down payment, or the buyer will be penalized a specified dollar amount per day for an extension. Most often that amount is $100.00 per day. However, because of the enormous inventory of bank owned properties today, in my experience sales often do not close on time and the bank is responsible for the delay. A 30-day closing can end up being a 120-day closing, and that could mean the buyer will lose their loan rate lock. Nevertheless, I cannot stress strongly enough that the bank sets the timelines and they could care less about what you want. Because REO transactions are different from traditional purchases, any buyer interested in an REO property needs a knowledgeable support team consisting of a competent and vigilant real estate buyer agent who knows how to look out for their buyer client's best interest and can interface fluidly with a good attorney. Yes, the next member of the team needs to be a GOOD ATTORNEY, one who will take the necessary care to investigate the property title. What you do not need is a wishy-washy, don't ask, don't tell real estate agent and attorney, who just wants to get it done, collect a fee and move on. REO properties appear to be very attractive opportunities on the surface, and you can save money purchasing an REO property. However, you can also end up spending considerably more money than you would on a traditional purchase property, not to mention all the stress and anxiety that has become typical with this type of transaction. Many times the offering price is set low in order to attract buyer attention with the hope that multiple buyers bidding on the same property will drive up the final price. Buyers are encouraged to submit their highest and best offer without the opportunity to know what the highest price is that they are bidding against. Since these properties are being sold "AS IS", and since the onus is usually on the buyer to correct any structural deficiencies in the property, repairs can drive the final price above the realm of what would be considered a good deal. With short sales, foreclosures, and REO's there are no guarantees, and in Massachusetts, it's Caveat Emptor. That is why you need to hire an Exclusive Buyer Agent who deals with buyers' needs day in and day out. On Martha's Vineyard you want SplitRock Real Estate, an exclusive buyer agency specializing in careful buyer representation. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Wed, 07 Jan 2009 11:09:55 -0800 https://activerain.com/blogsview/870445/reo-s--a-cautionary-on-bank-own-property-purchases https://activerain.com/blogsview/290111/what-is-it-going-to-take-to-get-the-martha-s-vineyard-real-estate-market-rolling-again- There is one thing for sure, wishful thinking is not working.  Neither is the constant stream of anemic price reductions week after week. How about those incentives and broker bonuses? You know what I'm talking about; the three-year old Range Rover in the driveway, the 24' sailboat, a 60" LCD TV, seller paid closing costs, seller paid Land Bank fee, first payment in six months, a vacation in the Bahamas or $50,000 to the agent that brings the buyer. None of that is working, and any additional compensation offered to an agent that brings the buyer should be considered a conflict of interest and bribery.So what is working, and how is it working? Home "Staging" is working to some degree, but once buyers wise up to the fact that this kind of eye candy emotional sizzle is costing them thousands of dollars more in the price for the home, they will stop falling for it and start backing away from homes that look just too pretty.  They will wonder what lies beneath the dining room table that is set for a 5-course formal dinner party seating twelve. In an article written for Bloomberg News, John F. Wasik says, "Buyers just want price," he quotes one real-estate attorney/broker/consultant based in Stuart, Fla., as saying. "Buyers have become more educated and they can easily cut through the fluffy incentives".  Hmmm. I don't think we're there yet. Everyone loves romance and people shopping for a home on Martha's Vineyard want to fall in love.  This market is like going to Las Vegas for the first time and getting lost in one of the Casinos. Know the feeling?What is the first question buyers ask? "How long has the house been on the market?" This has almost become a joke among real estate professionals, but buyers ask the question because it is commonly assumed that the longer a property has been on the market the weaker the seller's resolve to hold firm on price. You see, overpriced listings that languish on the market reduce the seller's negotiating ability as time diminishes their power. Once a listing has gone unsold, even if they take it off the market for a while or remove it and relist it with another agency, the information is in the public domain. There are definitely exceptions; EG: the seller doesn't have to sell, or the seller just likes to see their property advertized at some inflated price.I think it is obvious that if a seller is serious --- I am NOT talking about desperate; homes priced to sell will sell. That means being ahead of the market instead of chasing the market. A good deal starts to get noticed if it is at least 10% below its competition. But when you see a good deal, do you think you are the only one who sees that good deal? Heck no, and usually you end up competing with other consumers who want what you want. What that can do is create a bidding war, and that is exactly what the seller wants --- or should want. A bidding war is probably the best and truest way to establish market value.  I hate bidding wars, and right now I don't have to worry about it because sellers on Martha's Vineyard are following the same bloodletting technique; they all price high and week after week pull a few thousand dollars out of their last price.  My clients feel like they are standing around the markdown sale table at Macy's waiting for the 70% off sign to go up.There is a lot of misleading statistical information out there right now. Many agents talk about price-to-price ratio. In the recent 2007 NAR Report on Buyers and Sellers it states that "sellers sold their homes for 97% of list price." Does this mean 97% of the original listing price or 97% of the current listing price? The property could have been on the market for a year and transitioned through a half-dozen price reductions before it finally sold.To sellers my advice is to listen to your listing broker when they give you an 'honest' price recommendation. In this market, if you interview several brokers, hire the broker who gives you the lowest price recommendation because they are probably the one telling you the truth. Many times a broker will agree to a listing contract with a seller because they are thinking, "If I don't take it, my competitor will and I will lose it."  They know full well the property will never sell at the listing price. They are banking on the seller eventually coming to their senses and seeing the light.  The conversation goes like this. "Mr. Seller, it has been three weeks since we listed your property and we have had no interest, so it is time to reduce the price." By then it is too late and that conversation will most certainly be had again --- and again. To my buyer clients I always say if you like a property, pay little attention to the asking price and don't be afraid to make a "Bold Offer".  By this I mean make an intelligent well thought-out and thoroughly researched offer. I make it perfectly clear on my website > ATTENTION SELLERS: A Low Offer Today, May be a High Offer in 60 Days. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Thu, 29 Nov 2007 07:57:15 -0800 https://activerain.com/blogsview/290111/what-is-it-going-to-take-to-get-the-martha-s-vineyard-real-estate-market-rolling-again- https://activerain.com/blogsview/212018/what-consumers-want-on-a-real-estate-website What information do most consumers want to know about when visiting a real estate website?According to a survey released by the exclusive Buyer agency firm Accent Realty Group, here are the topics most searched by consumers:•1)     85.7% wanted the ability to search all homes in the area.•2)     42.9% said they wanted to know about local schools.•3)     57.1% said they wanted to know about local crime rates.•4)     28.6% said they wanted to know about tax rates.The survey also went on to add the fact that consumers were still unfamiliar and confused about the terms "Dual Agency" and "Facilitator".I spent a lot of time personally creating my website and I go into great detail to educate consumers about the different types of Agency, but I still find about 50% of the potential buyers I speak with are confused or just plain suspicious.  I don't blame them because many in the real estate community are still playing a shell game and trying to be all things to all people. I say it can't be done.  On my website, I use the analogy of two sports teams sharing the same locker room, and the same coach. What kind of game do you think they are going to be playing?  In an NAR sanctioned publication titled Agency - Choices, Challenges & Opportunities (Agent's Guide), the definition of an EXCLUSIVE Buyer Agency reads as follows: "The practice of representing only buyers and never sellers in a transaction.  The company never lists a sellers' property and thus never has a seller as a client. Agents never accept subagency that is offered to a seller's agent."  (Note: In Massachusetts, practically all agencies no longer offer compensation to subagents because of inherent liability.) As if it is not hard enough for the public to understand terms like "Dual Agency", "Designated Agency", "Transaction Agency" or "Facilitator", "Single Agency", and "Buyer Agency -- with consent to Dual Agency", many brokers are still misusing the term EXCLUSIVE in order to capture a buyer. They offer EXCLUSIVE Buyer Agency with consent to Dual Agency". That is like saying, I'll be married to you, but if I see someone I want to fool around with, I'll do it.  I don't know about you, but my wife would have none of that and I am perfectly happy being her EXCLUSIVE husband.  Call me what ever you like, but I prefer to keep my life simple stupid, and be respectful of consumer intelligence. I will never share the locker room with another team.In conclusion, allow me to direct you to a wonderful article I just read. Follow this link to read > What Buyers Do Wrong Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Fri, 21 Sep 2007 02:24:44 -0700 https://activerain.com/blogsview/212018/what-consumers-want-on-a-real-estate-website https://activerain.com/blogsview/150032/the-real-estate-shell-game By Peter C. Fyler with editorial input from Jon Boyd, 2007 President, National Association of Exclusive Buyer's Agents© 2007 SplitRock Real Estate, LLCI'm an exclusive buyer agent on Martha's Vineyard and my job is representing buyers; that's it plain and simple.  I have no allegiance or responsibility to sellers beyond the rules of courtesy and common decency set forth in my REALTOR® and NAEBA Association Code of Ethics.  You're a Buyer looking for your dream home, and if you do what most buyers do today, you start looking for that dream home on the Internet.  You may go from one real estate company's website to another plowing through their listings looking for that perfect property.  You must be aware the listing company and all its agents represent the seller, not you.  With that said, let's take a look at the real estate shell game.Shell #1 - Loss Leader:  You see what you think is your dream home listed by company A. Excitedly, you call company A and you ask the listing agent answering the phone about the property you saw on their website. You are told apologetically, that it's under contract to be sold or already SOLD!  The agent says they were about to change the status or remove it from the website, and then they immediately suggest other properties in their inventory. Most likely this was not an accident or oversight on the part of the real estate company. In general commerce, they call this kind of advertising ‘loss leader' or ‘bait and switch'. Our Martha's Vineyard Listing Information Network (LINK) (similar to national MLS) provides a system of codes designed to keep information current, but LINK cannot dictate behavior to its subscribers.  Not all real estate agencies ignore their responsibility to keep information current, yet many excuse themselves saying they will not change the status until the last contingency is met or even until the deed is signed.  Probably more than 95% of the transactions here on Martha's Vineyard go to record.  Another excuse is to say it's just business in a competitive market; it makes the phone ring, and perhaps the buyer could be steered to another property. Who does that benefit? It benefits the real estate company and the sellers of those properties still languishing in the unsold inventory. It does not benefit buyers like you and it frustrates buyer agents like me.Shell #2 - Show Me the Money: Another trick is for agents in traditional real estate companies to call themselves buyer agents.  At best, they are Designated Buyer's Agents, Dual Agents or Transactional Agents better known as Facilitators.  Look at real estate websites and print advertising, what do you see? You see dozens of properties advertised for sale.  All of these properties are supported by seller agency written contracts and an agency commitment to get the highest price and best terms for the seller.  Furthermore, advertising is very costly and therefore another incentive to get as much for the seller's property as possible. A true buyer's agent is always a buyer's agent and never switches roles; they only represent people, not property. Only Exclusive Buyer Agents exhibit advanced skills in property analysis, price evaluation and negotiation.  There is one more trick I want you to know about.  Shell #3 - The Meat Grinder: While you are surfing the Internet looking for your dream home, most likely you have come across some intriguing and very slick real estate websites boasting to be your number one real estate resource.  Many of these companies will not let you look for an agent or review properties for sale until you fill out a complete contact information form.  Even then, you may have to wait for a response with the promise that you will be contacted by the best real estate agent in your area, a real estate agent that you did not personally choose.  These are not real estate companies, they are advertising companies only interested in one thing --- making money. They may even send your contact information to several "best" agents. They don't care who or what they represent. If a real estate agent can pay the price, and it's a steep price, these companies will send them "leads", or display listings for them, even if those listings don't belong to the company advertising them. If you have ever inquired about listings on one of these websites, you most likely realized the information was quite often inaccurate or obsolete.  It is all about getting the leads.  As I said before, these leads are expensive, so the agent subscriber will want to recapture their advertising expense, and you can bet that will be at your expense --- the BUYER. Another unfortunate aspect of these lead generation services is the agents that buy your contact information are often the least experienced agents in the market.  Some of the companies that do this type of pay-per-lead marketing are Connect2agent, Homegain, Neighborhoodscout, Realtyconnect and Servicemagic.  Many of my seasoned colleagues who have tried these services will say you gain almost nothing for the money spent.  Common sense should tell you the smartest way to find the best agent or properties in the area you are interested in, is to look for a company in that area. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Wed, 18 Jul 2007 06:03:07 -0700 https://activerain.com/blogsview/150032/the-real-estate-shell-game https://activerain.com/blogsview/124012/buying-a-home-on-martha-s-vineyard-should-be-fun House hunting on Martha's Vineyard can be fun, and I make sure it is fun.  However, I find many buyers new to the market get caught up in things that are irrelevant while failing to consider what's really important. They may base their decision on a Japanese Maple tree in the front yard, the green granite counter tops in the kitchen, or the color of the carpeting in the living room. I believe it is my responsibility as an exclusive buyer representative to keep my buyer-clients focused on the big picture, even though some of that may be more sobering than joyful.  Please read this report by RealEstate.com on Four Strategies to Make House Hunting Easier Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Thu, 14 Jun 2007 23:11:08 -0700 https://activerain.com/blogsview/124012/buying-a-home-on-martha-s-vineyard-should-be-fun https://activerain.com/blogsview/115534/interesting-statistics-on-dual-agency-and-real-estate-agents-and-brokers I found the following statistics compiled by the Harris Pollsters interesting. I am sure many real estate practitioners will disagree, but this is the public's perception. Harris Interactive conducted a random telephone survey of over 1000 consumers across the nation; fifty-two percent of those polled said that a dual agent, "cannot effectively represent (the) financial interests of buyers and sellers." Dual Agency exists when one agent/broker represents both the buyer and the seller in the same transaction.The same Harris poll ranked the prestige of 23 professions and occupations.  Firefighters ranked #1 just above doctors with attorneys coming in at number 14. Real estate agents/brokers are all the way at the bottom of the list at number 23, just below stockbrokers and business executives.As an exclusive buyer agent (single agent) on Martha's Vineyard who advocates vigorously and with passion on behalf of my clients --- I consider myself to be a FIREFIGHTER! Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Mon, 04 Jun 2007 10:48:00 -0700 https://activerain.com/blogsview/115534/interesting-statistics-on-dual-agency-and-real-estate-agents-and-brokers https://activerain.com/blogsview/81913/all-real-estate-is-local--but-that-has-not-been-the-perception- In David Lereah's new book, "All Real Estate Is Local", he references the investment mistakes his Grandpa made by listening to the national news instead of paying attention to "local influences and activity" He goes on to say, "Whatever the national trends are with regard to real estate - whether they are booming or busting - what really matters is what the market conditions are in your region, town, or neighborhood."  David Lereah is Senior Vice President and Chief Economist of the National Association of Realtors® (NAR).Starting in 2001 real estate speculation began picking up steam in certain areas of the country that were growing in popularity. These areas were primarily coastal cities on the east and west coast. It would be five years before this trend would run its course. Investors were quick to jump on board with the hope of making a quick buck -- and they did.  Properties were selling before a shovel touched dirt or a hammer struck a nail. We saw this in the 80's here on Martha's Vineyard when the construction and housing market was out of control, but we learned from that bad experience and won't let it happen again. When the press started reporting the news that the Boom was over, they did so by painting a national picture of doom and gloom with a broad brush.  We all listened to the reports. Prospective buyers relished the thought of getting a good deal, "a steal", and regaining control of what had been a so-called seller's market that had all but shut out everyone except the well-healed from the Vineyard real estate market.  Sellers, on the other hand, started to panic but refused to give up their position.  They fervently resisted lowering what, in most cases, were overly inflated prices based upon subjective personal opinions instead of factual market price analysis provided by seller agents. We entered a buyer-seller standoff period where nothing was happening, except at the very top of the market.  But even there activity slowed down and sales were few and far between.  No one wants to overspend and appear foolish regardless of how much they are worth. The wave of panic continued to build while rolling from coast to coast, and everyone was talking about a "buyer's market" whether the perception was true or not.  On the Vineyard, sellers continued throwing chum at the market week after week in the form of insignificant price reductions.  So like any good bargain shopper, buyers continued to wait, wondering how low the market would go.  Personally, from the beginning I saw this as an opportunity for a leveling of the market and never believed the negative hype as it pertained to Martha's Vineyard.  Water seeks its own level and it would just be a matter of time, I thought, before we reached that point.All of a sudden, but not by surprise, there was a new specter looming on the horizon. Was the housing bubble about to burst? Buyers had been led to believe there was no end in sight for the hot market and prices would just continue climbing. They were drawn into a false sense of security and anticipation of assumed future gains. Greed and some very creative financing products also encouraged buyers to overextend themselves by committing to attractive short-term, low adjustable interest rate loans. This enabled them to get into the market with little or no money down. But in some areas of the country the market suddenly came to a halt and prices started to decline. Frantic buyers not wanting to lose money immediately started canceling new home sales contracts and in many cases forfeiting substantial deposits.  With prices now plummeting by double digit percentages in many popular cities, and adjustable mortgage rates going up as much as double at the first reset, many new home owners found it easier to simply walk away from their homes purchased with up to 100% financed loans they could no longer afford. This was the case in cities like Boston, Cape Cod, Phoenix, Las Vegas, Los Angeles and Ft. Lauderdale where there had been overly zealous growth, but it was not that way throughout the entire country. On Martha's Vineyard the rate of appreciation was above average but not even half of what it was in the 1980's. There were only a handful of speculators here that might have been in jeopardy. The Vineyard has always been a pricey market and that is not by accident.  People who "get the Vineyard" are passionate about wanting to live here and make emotional decisions; quite often paying a premium to be part of the unique Vineyard lifestyle.It was not only the home buyer who was affected by the slowdown in the market. Existing home owners who were courted and vigorously encouraged to take equity out of their existing homes for that dream vacation to Hawaii or that slick new Escalade were finding themselves in an unexpected upside-down or negative amortization position. The news of a threatened foreclosure glut loomed heavily on the horizon --- but once again we should have remembered --- real estate is local.  When a homeowner cannot maintain their mortgage or sell their home to save themselves, the end result is usually foreclosure and over a million home owners in the US are facing that end today. The foreclosure process begins when a borrower is over 30 days late with a mortgage payment.  The lender will usually send a letter of notice to the borrower along with notification to the state's Land Court notifying them of an action to foreclose.  This does not imply a fait accompli, as most borrowers are able to work out the loan with the lender before they lose their homes.  With prices continuing to decline in some areas, options have become more limited. However, in Massachusetts, the number of foreclosures is not even close to what it was in 1992.  Government leaders are now calling for state and federal assistance to subsidize aide to home owners threatened with foreclosure.  Although Martha's Vineyard is a wonderful and very special place, like all good things, greed can play a major part in pushing the envelope. We experienced a period for many years where everyone thought they had the goose that laid the golden egg. Many properties came on the market for ridiculous prices, both at the very top and at the very bottom of the market.  Still, we relied upon the market to have the last word, but the astounding reality was that there was always someone who would pay the price.  Today this is changing to a great extent not only because of the perception of a more level playing field or buyer's market, but also because buyers are choosing to have their own agency representation.  So where are we today? I believe we are at a tipping point in the Martha's Vineyard real estate market, but it will not be without a little more pain.  One of my pet peeves is there are too many substandard, poorly maintained buildings of no important historic significance for sale here that have outlived their economic and functional usefulness.  There is an old real estate expression, "underneath it all is the land", and in many cases that is where the value is --- not what sits on the land. I maintain that many of the 40, 50 and 70 year old structures should be removed and replaced with more attractive energy efficient "Green" construction.  Sellers have to realize they can no longer expect to get $400,000 to $500,000 for a property with a dilapidated house or unheated shack, when the value of the land is almost half of that selling price.  Buyers need to realize they are not going to be able to "steal" properties. They must have confidence that if they pay a fair price for a property, they will have a solid investment that will appreciate in time, but not overnight.  We have to come to the realization on Martha's Vineyard that this is not a buyer's market, but an opportunity for a balanced market. A market where properties are priced fairly and sellers have realistic expectations. However, the lower to middle-end of the market is distorted because we still have a number of sellers who are not realistic or serious about selling their properties; they're just fishing.  Their perception of what their property is worth, albeit uninformed or ill-advised, overrides the facts. There are three phrases I constantly hear that always make me smile: "The seller is motivated"; "The seller doesn't have to sell", and "The price is negotiable".  What the heck does all that mean? Does it mean the motivated seller will accept well below market value or the non-motivated seller is firm on the price or will only accept above market value? Does anyone in the market today assume that prices are not negotiable?The pool of qualified pre-approved buyers at the lower end or entry level of the Martha's Vineyard real estate market is drying up. Lenders are adopting much stricter guidelines for buyers with limited resources and marginal credit.  If you were pre-approved for a loan last year you may not be eligible for that same amount today. A larger down payment may be required and you will most likely not get a loan approval without verifying your income. If you are contemplating a purchase this year, save yourself disappointment and wasted time for everyone by going to a lender and getting pre-approved for a mortgage.  Believe me, you are better off knowing your pocketbook will match your expectations.  Negotiations are difficult enough today and being pre-approved will strengthen your bargaining position.I'm the owner of SplitRock Real Estate, an EXCLUSIVE BUYER AGENCY and to paraphrase a statement from a REALTOR® sponsored national ad campaign, real estate is my life.  I know my business; I study it and I'm passionate about it.  My perspective is unique because I view the market from the buyer's vantage point, and my goal is always to arrive at a fair deal.  I will do my best to protect my buyer clients and will look after their best interests. My task is to educate and counsel my buyer clients so they can make informed decisions they will be comfortable with.  I encourage you to begin or continue your real estate education at http://www.SplitRockRE.com/ . Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Mon, 23 Apr 2007 04:36:00 -0700 https://activerain.com/blogsview/81913/all-real-estate-is-local--but-that-has-not-been-the-perception- https://activerain.com/blogsview/31500/have-we-seen-the-last-of-real-estate-markdowns- I realize the Boston market is not Martha's Vineyard, so the demographic ingredient of people moving out of Massachusetts doesn't affect our market. However, I think you will find the speculative forecasts given by three diverse professionals -- an economist, an architect and a real estate broker, to be interesting. (Click here to view >) Market continues a slow adjustment Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Wed, 03 Jan 2007 05:21:46 -0800 https://activerain.com/blogsview/31500/have-we-seen-the-last-of-real-estate-markdowns- https://activerain.com/blogsview/31499/a-look-back-at-the-real-estate-market-on-martha-s-vineyard- Now that 2006 is just a memory, and for some not a very pleasant memory, we look forward to what 2007 holds in store. Will it be more of the same or a better year for real estate and the economy? Employment still remains high and unemployment benefit claims have been stable for the last few months despite troubles in the manufacturing sector precipitated by the fall off in auto sales and the continued slow down in the housing market. Interest rates peaked midyear and appear to have settled as the Fed continues to hold steadfast in hopes of keeping inflation in check.  Sales of new homes are up, prices of used homes are starting to inch up again and the bloated inventory is starting to deflate, albeit very slowly.  In a recent article in the Vineyard Gazette several friends of mine were interviewed for an article titled "Median Home Prices Fall on Vineyard as Real Estate Market Begins to Stall".  I find the title laughable as we have been stalled for quite some time and only within the last few months has activity begun to pickup again as we appear to have reached a floor in the market, shaky as it may be.  The media continues to hype the housing bubble giving most buyers uncertain pause as they don't want to be foolish and enter the market prematurely. Everyone is waiting for that magic sign from above that will say, "Start your engines".  I think the important points are prices have finally come down slightly and the inventory is up despite the fact that those numbers are going to be confusing and will require thoughtful interpretation.  The middle range that Ms Purdy is discussing has always been the softest area in the market, regardless of how strong or weak the market has been.  I still maintain that this is an excellent time to buy if you're prepared to be patient and negotiate strategically.  If sellers believe nothing is going to happen for another 6 to 8 months, don't you think they will be more receptive to negotiation than if they knew better days were only weeks away? More inventory means more competition and more choices for buyers, and that's a good thing. Furthermore, if we accept the idea that potential buyers are going to rent until they are comfortable enough to purchase, this creates a strong opportunity now for anyone buying an income property. Normally I don't recommend factoring income potential into financing a property. However, at this time it appears all signs point toward a very strong rental market for 2007.  When clients ask me if I think they could rent the property they're interested in I tell them, "You can rent a tool shed here for $600.00 a week".Another important point to make note of is home prices are not out of line comparing other areas on the Cape, the North Shore and South Boston area; it's the wages that are out of line related to the cost of living on Martha's Vineyard. If you compare the same job on-Island and off-Island, the wages are lower here and that's driving the labor force away.  We're returning to more of a second home and retirement market, the way we were back in the 1960's. Finally, if you are wondering about foreclosure opportunities, as Chris Wells said, the delinquency rate has not increased.  A mortgagor has to be 90 days out before the bank considers starting a procedure. All the local banks are pleased to say they having nothing on their radar. I also look at foreclosure reports and the properties I see usually work out. Banks are very eager to do business and are introducing products to help prospective buyers.  One such product regaining favor with buyers who cannot afford the average down payment is the PMI (Private Mortgage Insurance) mortgage. This will replace the ARM piggyback loans that were so popular when interest rates were historically low and stabile. Ask your banker. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Wed, 03 Jan 2007 05:18:34 -0800 https://activerain.com/blogsview/31499/a-look-back-at-the-real-estate-market-on-martha-s-vineyard- https://activerain.com/blogsview/31494/martha-s-vineyard-realtor--earns-resort---second-home-property-specialist-designation Peter C. Fyler, REALTOR® Broker/Owner of SplitRock Real Estate, LLC, and an Exclusive Buyer Agent with 20 years of fulltime experience in the Martha's Vineyard real estate market has earned the designation of Resort & Second-home Property Specialist. As one of the first 250 REALTOR® members nationally to earn the designation Peter is further distinguished as an RSPS Charter Member.A recent National Association of Realtors® survey concluded there are more than 140,000 REALTORS® currently working in resort and second-home markets, and the numbers keep growing at a time when investment property and vacation homes make up a significant portion of the overall housing market, accounting for more than one-third of residential transactions.Savvy buyers increasingly demand the expertise of a real estate professional with proven knowledge of resort and second-home market conditions, because 36 percent of second home purchases are more than 100 miles away from the buyer's primary residence. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Wed, 03 Jan 2007 05:01:47 -0800 https://activerain.com/blogsview/31494/martha-s-vineyard-realtor--earns-resort---second-home-property-specialist-designation https://activerain.com/blogsview/19249/high-end-home-improvements Here on Martha's Vineyard there's been a plethora of so-called high end home renovation and new construction projects.  Builders and speculators think they know the bling-bling it takes to attract affluent buyers, but are they really up to speed on the most current trends? The majority of homes I see apply these basic elements:Lots of stainless steel appliances, whether the label reads Sub Zero or Kitchen Aid, and an industrial style gas ranges with at least 6 burners, and it doesn't have to be Viking or Wolf.Granite counter tops in black, brown or dark green.Wine coolers, even if they're the size of the refrigerator you had in your college dorm room.Hard wood floors ranging from pre-finished Brazilian Cherry to Bamboo or custom wide plank vertical grain fir.Large bathrooms with fancy ceramic or quarry tile work, Jacuzzi tubs and separate shower enclosures with glass surrounds and multiple shower heads.Believe it or not, pools are becoming popular on Martha's Vineyard, so small splash pools with vinyl liners or gunite are in demand.  Well, guess what --- trends are changing everyday and here are the latest top ten must-haves for your home according to Forbes magazine. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Tue, 07 Nov 2006 02:26:47 -0800 https://activerain.com/blogsview/19249/high-end-home-improvements https://activerain.com/blogsview/19094/the-national-association-of-realtors--reports-there-has-been-no-price-bubble-in-the-massachusetts-housing-market If you're interested in seeing just how the market is doing, here's some interesting data. Despite the fact that we've been experiencing a mild price correction over the last twelve months, the National Association of REALTOR® market analysts are reporting the median home price statewide in September 2006 only dropped by 9% since the peak median price observed back in July and August of 2005.  Condo prices on the other hand dropped only 6% in approximately the same time period. Therefore, the data reported in the NAR Home Price Analysis Reports offer little support to the belief that there is or was a “bubble market” here in Massachusetts. The MAR Second Quarter 2006 Report will show you where we are in terms of home sales and selling prices. Remember, it’s just a guideline and in areas like Martha’s Vineyard and Nantucket the numbers are going to be generally higher. This graph will take you on a quick trip back to those deadly days in the early 90’s when the Annual Housing Supply in Months in Massachusetts was overflowing. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Mon, 06 Nov 2006 10:18:02 -0800 https://activerain.com/blogsview/19094/the-national-association-of-realtors--reports-there-has-been-no-price-bubble-in-the-massachusetts-housing-market https://activerain.com/blogsview/18959/not-all-housing-markets-are-created-equal-and-martha-s-vineyard-is-one-of-them- We’ve been hearing about the real estate market leveling off at the beginning of 2007, but I still think we have a little further to go before we turn around. Prior to what I believe was a media induced market decline, I was a firm supporter in the idea that Martha’s Vineyard was not a bubble market. The Vineyard is recession proof and could not be affected by what was happening in other parts of the country. Well, I was wrong (sort of) because the bubble news spread like a dirty bomb. At least for a brief period, it hit us all in one way or another, and some real estate speculators and buyers who were infected by grossly overextending themselves may not recover.  However, for those who can hang in there for the long haul, you will be just fine. Some economists are now talking about superstar places in the country, especially coastal areas where land is limited, zoning laws restrict development and the rich are drawn to for work and play. Could they be talking about Martha’s Vineyard and the Boston area? I think this New York Times article speaks to this question and supports the notion that Martha’s Vineyard real estate is and will continue to be an excellent investment. (click here >) All Housing Markets Are Local, Except When They’re Not Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Sun, 05 Nov 2006 23:11:25 -0800 https://activerain.com/blogsview/18959/not-all-housing-markets-are-created-equal-and-martha-s-vineyard-is-one-of-them- https://activerain.com/blogsview/917/how-do-i-get-to-the-beach-on-martha-s-vineyard- After I wrote my article about YOUR PERFECT BEACH, people starting asking me about the beaches on Martha's Vineyard. Since Martha’s Vineyard is an Island, Martha’s Vineyard real estate not only includes sheep and horse farms, In-Town homes, Water View Properties on Lakes and Ponds, big and small, the Nantucket Sound, as well as the Vineyard Sound, but also water front real estate. Massachusetts is one of the view remaining places where it is possible to own your own beach, but what can you do if you are not fortunate enough to own your own beach? The private beaches are off limits to the public. There are town beaches, but they’re only available to residents. The big question is, “How do I get to the beach?” Is there any access to the water for those who don’t own water front property and are just visiting? Do not despair, there are still beaches that welcome the public. The County of Dukes County has put together a comprehensive list of Island beaches. The beaches shown in RED are open to the public. AQUINNAH Lobsterville Beach This beach is on Vineyard Sound, so the waves are generally small. There is limited parking for town residents only. Managed by the Town of Aquinnah. Moshup Beach This beach faces the Atlantic Ocean and usually has fairly large waves. While the beach is free to everyone, there is a fee for parking in the nearby municipal parking lot ($15 per day in season). Owned and managed by the Martha’s Vineyard Land Bank Commission. Philbin Beach This Atlantic Ocean beach is located off Moshup Trail. A permit from the Town of Aquinnah is required for all access to this beach. Managed by the Town of Aquinnah. Red Beach This beach is on Menemsha Pond, so the waters are normally calm. A permit from the Town of Aquinnah is required in season. Managed by the Town of Aquinnah. CHILMARK Chilmark Pond Preserve The swimming beach faces the Atlantic Ocean and is accessible by your own canoe or kayak, which may be launched from this property’s canoe drop on the Chilmark Pond shoreline. Owned and managed by the Martha’s Vineyard Land Bank Commission. Great Rock Bight Preserve The swimming beach faces the Vineyard Sound. Parking is limited and there is a lengthy hike over steep hillsides down to the beach. Owned and managed by the Martha’s Vineyard Land Bank Commission. Lucy Vincent Beach This beach faces the Atlantic Ocean with its normally heavy surf. There is a small area for swimming on Upper Chilmark Pond but this small section of beach requires about a one third of a mile walk east along the ocean beach. A permit from the Town of Chilmark is required for all access between June 1 and September 30. Managed by the Town of Chilmark. http://www.ci.chilmark.ma.us/beach2002.html Menemsha Beach This small beach fronts on Vineyard Sound and is adjacent to Dutcher Dock in Menemsha. Owned and managed by the Town of Chilmark. This is a municipal beach that is open to the public with free municipal parking. No permit is required. Lifeguards present in season. http://www.ci.chilmark.ma.us/beach2002.html Squibnocket Beach This beach faces the Atlantic Ocean with its normally heavy surf. A permit from the Town of Chilmark is required for all access between June 15 and Labor Day. Managed by the Town of Chilmark. http://www.ci.chilmark.ma.us/beach2002.html EDGARTOWN Bend in the Road Beach This small beach fronts on Nantucket Sound. Owned and managed by the Town of Edgartown. Lifeguards present in season. Cape Poge Wildlife Refuge This northern part of Chappaquiddick is accessed via Dike Bridge on Chappaquiddick. The swimming beach is on the eastern shore of Chappaquiddick. Parking is free on the Dike Road side of Dike Bridge and a permit is required for four wheel drive vehicular access across Dike Bridge. Entry fee $3 per person from May 30 to October 15 (Trustees of Reservations members free). Owned and managed by The Trustees of Reservations. http://www.thetrustees.org/pages/286_cape_poge_wildlife_refuge.cfm Chappy Point Beach This beach is on the Chappaquiddick side of Edgartown Harbor, adjacent to the Chappaquiddick ferry. There can be swift tidal currents and the beach quickly drops off into deep water. Owned and managed by the Martha’s Vineyard Land Bank Commission. Edgartown Great Pond Beach This swimming beach is on the barrier beach separating Edgartown Great Pond from the Atlantic Ocean. All access is by boat only; they may be launched from Wilson’s Boulevard at Turkeyland Cove Park on Edgartown Great Pond. Owned and managed by the Martha’s Vineyard Land Bank Commission. Fuller Street Beach (Starbuck’s Neck Park) This small beach is fairly close to downtown Edgartown and fronts on Nantucket Sound. There is very limited car parking at the end of Fuller Street. Managed by the Town of Edgartown. Joseph Sylvia State Beach This two mile long barrier beach separates Sengekontacket Pond from Nantucket Sound. It is a popular beach for families because the waves are usually small. If it is too windy and the waves are too large on the Nantucket Sound side there usually will be calm waters along the pond side. Owned by the Commonwealth of Massachusetts Department of Conservation and Recreation and managed by County of Dukes County. http://dukescountyma.virtualtownhall.net/Pages/DukesCountyMA_NaturalResources/joseph_sylvia Lighthouse Beach This beach is only a short walk from downtown Edgartown and is on Edgartown harbor adjacent to the Lighthouse. Managed by the Town of Edgartown. Norton Point Beach This 2.5 mile long barrier beach separates Katama Bay from the Atlantic Ocean. Access is from either Katama Road or Wasque Road (on Chappaquiddick). There is often fairly heavy surf along the ocean side of this beach. The bay side is too shallow for swimming at the western (Katama) end of the beach; water deep enough for swimming is located about one quarter of a mile from the eastern (Chappaquiddick) side of the beach. Owned and managed by the County of Dukes County. http://dukescountyma.virtualtownhall.net/Pages/DukesCountyMA_NaturalResources/norton_point South Beach State Park This 1.25 mile long beach fronts on the Atlantic Ocean, so there is often fairly heavy surf. Lifeguards present in season. Owned by the Commonwealth of Massachusetts Department of Conservation and Recreation and managed by the Town of Edgartown. Wasque Reservation Swimming beach fronts on the Atlantic Ocean. From May 30 to October 15 there are admission fees of $3 per car plus $3 per adult, with children (15 & under) free (Trustees Members free). Owned and managed by The Trustees of Reservations. http://www.thetrustees.org/pages/372_wasque.cfm OAK BLUFFS Eastville Point Beach This small beach fronts on Vineyard Haven Outer Harbor and the channel into Lagoon Pond. The waves are normally small, especially by the drawbridge. http://dukescountyma.virtualtownhall.net/Pages/DukesCountyMA_NaturalResources/eastville_point Joseph Sylvia State Beach This two mile long barrier beach separates Sengekontacket Pond from Nantucket Sound. It is a popular beach for families because the waves are usually small. If it is too windy and the waves are too large on the Nantucket Sound side there usually will be calm waters along the pond side. Owned by the Commonwealth of Massachusetts Department of Conservation and Recreation and managed by County of Dukes County. http://dukescountyma.virtualtownhall.net/Pages/DukesCountyMA_NaturalResources/joseph_sylvia Little Joseph Sylvia State Beach This small beach is on the barrier beach separating Farm Pond from Nantucket Sound, at the southern end of the seawall. The water is fairly shallow. Marinelli Beach This small beach is on Nantucket Sound adjacent to the channel into Oak Bluffs Harbor. There is limited parking with access via a foot trail through the East Chop Beach Club property along the harbor. Owned and managed by the Town of Oak Bluffs. Oak Bluffs Town Beach This Nantucket Sound beach is near downtown Oak Bluffs and runs from the entrance to Oak Bluffs Harbor southward past Ocean and Waban Parks. Lifeguards present in season.Sailing Camp ParkThis beach is on the generally calm waters of Lagoon Pond. Owned and managed by the Town of Oak Bluffs Conservation Commission. VINEYARD HAVEN Hillman’s Point Preserve This swimming beach is on a sandy spit projecting into the normally calm waters of Lake Tashmoo. Owned and managed by the Martha’s Vineyard Land Bank Commission Owen Little Way This small beach is on the western shore of Vineyard Haven Outer Harbor at the end of Owen Little Way, adjacent to the Vineyard Haven Yacht Club. Owen Park This little beach is close to downtown Vineyard Haven and is located on the protected waters of Vineyard Haven Harbor adjacent to the town dock. Herring Creek Beach (Tashmoo Beach) This beach fronts on Vineyard Sound and the channel into Lake Tashmoo, at the end of Herring Creek Road, a dirt road off of Daggett Avenue. The waves are normally small. The currents can be quite strong in the channel. Lifeguard in season. Owned by the Town of Tisbury and the County of Dukes County. Managed by the Town of Tisbury. Lake Street Beach This small beach is at the end of Lake Street next to the town docks near the southern end of Lake Tashmoo. Wilfred’s Pond Preserve This swimming beach is on the usually calm waters of Vineyard Sound (not on the fresh-water coastal pond adjacent to the property). The beach is accessed via a short hiking trail from the parking spaces at the end of the road. Owned and managed by the Martha’s Vineyard Land Bank Commission WEST TISBURY Lambert’s Cove Beach This Vineyard Sound beach is restricted to town residents (Car stickers are $40, walk-on passes are $10, available at the West Tisbury Town Hall) between mid-June and Labor Day, although the general public can use the beach after 5:00pm. Owned and managed by the Town of West Tisbury. Long Point Wildlife Refuge This beach fronts on the Atlantic Ocean and a freshwater pond (Long Cove). From June 15 to September 15 admission fees for nonmembers are $10 per car plus $3 per adult, pedestrian/bicyclist $3, children 18 and under free. Trustees Members free. http://www.thetrustees.org/pages/315_long_point_wildlife_refuge.cfm Sepiessa Point Reservation This beach is on the usually calm waters of Tisbury Great Pond at the southern end of the property. This beach is on the generally calm waters of Lagoon Pond. Owned and managed by the Town of Oak Bluffs Conservation Commission. http://www.ci.oak-bluffs.ma.us/sailingcamp.shtml The website deals more with the upland part of the park rather than just the beach. The beach is accessed via a short hiking trail from the parking spaces at the end of the road. Owned and managed by the Martha’s Vineyard Land Bank Commission. Seth’s Pond This small beach is on the fresh-water Seth’s Pond and parking is extremely limited along the sides of Lambert’s Cove Road. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Fri, 14 Jul 2006 13:35:04 -0700 https://activerain.com/blogsview/917/how-do-i-get-to-the-beach-on-martha-s-vineyard- https://activerain.com/blogsview/916/your-perfect-beach These days with summer approaching, you’re probably commuting long distances for work or family responsibilities, sitting in your office, taking meetings, or doing countless mundane chores, BUT your mind is elsewhere. You’ve got Vineyard fever. You can’t wait until those precious few days or weeks you’ve allotted arrive so you can return to paradise. The Vineyard is waiting for you and it is looking better than ever. The Boston Globe this past weekend acknowledged the Vineyard by publishing their picks for Best of in New England in an article titled, “Your Perfect Beach”. They picked this Island for the Best Waves…. “South Beach in Edgartown on Martha's Vineyard, also known as Katama Beach, has soft sand and gorgeous dunes. It's also a fantastic place for bodysurfing. Catch a frothy wave and ride it into shore -- with or without a boogie board. Beware that sometimes-fierce current can also make for a dangerous swim. Exhaust yourself with a ride, then rest up for your next trip out with a snooze. Parking is free, but you'll have competition.” They picked this Island for the best Sunsets…. "With its rocky jetties, fishing docks, and near-still water reflecting golden orb and pink sky, Menemsha Beach in Chilmark on Martha's Vineyard is as photogenic as it is friendly. On summer evenings, tourists and locals alike gather there to toast the setting sun with raised glasses of chardonnay and lobster claws. (Chilmark's a dry town, so BYOB. Pick up your picnic before 7 p.m. at nearby Larsen's, which sells steamed and cracked fresh lobsters for rustic al-fresco dinners.) You can also take your fishing tackle and license and catch your own dinner while you watch the sun go down." And, they picked this Island for the Best Nude Bathing. All right! “New England is skimpy when it comes to clothing-optional beaches, but among the few, the unofficially nude area of Moshup Beach in Aquinnah on Martha's Vineyard is tops, with warmer water than other island beaches. And it's small enough that it doesn't draw crowds. Just be sure to cover up as you walk to and from the nudity-friendly areas near the cliffs marbled with clay; the other side of the beach attracts fully clothed families. There is parking for nonresidents, but it's limited, whether you're naked or not.” Personally, I think we qualify for BEST in a lot of other categories, but we try to keep our best a secret. This brings me to a short story I want to tell you about my Sunday morning this past weekend. A friend of mine, whom I assisted in purchasing a home here a number of years ago, came down for the weekend. He claims I forced him to buy it, but he keeps telling me over and over again how much he loves his home and how much he loves the Vineyard, so I guess I did the right thing. He sits at a desk all week and loves to be outdoors whenever he can get the time. He came across from the mainland Friday night and was out at the crack of dawn with all his fishing gear strapped to his Wrangler Jeep Island car, 18 psi in the tires and headed for Wasque. He spent all day fishing, and then blew off a dinner invitation from me, because he heard from the legendary Cooper Gillis that the Blues were running at Wasque from late afternoon until nightfall. He caught nothing. He invited me to join him on Sunday and I accepted. I could not have cared less whether or not I caught anything; I just needed a mental health day and there is no better therapy than being on the beach, plus I always enjoy his company. We went out bright and early with fishing poles bristling from every porthole on his Wrangler. We looked like a porcupine, but very official. First stop was Wasque where the real fisherman had already lined up and the frantic flailing of long poles was in full motion. But, no one was catching anything. There were just as many real fishermen just sitting inside their trucks “watching the water for signs”, my friend told me. After a while my friend said, “Well, we’re not going to catch anything today, so what would you say if we headed up to the Gut?” That’s what they call the tip of Cape Poge. I said, “Sure, that sounds great!”, so off we drove slogging our way through the deep moist sand and passing truck after truck of real fishermen --- catching nothing, but watching the water for signs. We passed a dead Minke Whale splayed out at the edge of the surf, garnished with seagulls hastening its return to Mother Nature. I continued to gawk at how absolutely beautiful and magical the marshes and flood plains are all along the Trustees of the Reservations conservation land. Imagine driving along a slender strip of land simultaneously viewing, on one side the pounding Atlantic Ocean, and on the other side the placid waters of Cape Poge Bay; it is just mind boggling. Where was I? All of a sudden my friend said he wanted to stop and try fishing along a stretch of East Beach. We agreed to give it a try, and after backing the Wrangler into the obligatory perpendicular position, lest the tides catch us off guard and we have to make a hasty getaway, we got out and strutted up to the water’s edge in our big boots, poles in hand without a single soul in sight. We cast out into the surf. My friend is a serious, I mean real serious, fisherman so he watched intently whilst retrieving his line, but I just start reeling in, looking everywhere but at the water. It’s just too beautiful not to soak it in, and after all, I’m on a mental health day. I repeated the process another time, but this time my line wouldn’t retrieve as easily, it’s going the other way --- out! I caught a fish! I reeled it in, and it was big. I looked over and my friend was going through the same contortions I just experienced. We both caught a fish. Now, this is where it gets ugly. After I caught three or four fish I was content and felt accomplished, but real fishermen like lots of fish, and Mother Nature was very accommodating this Sunday. Our combined catch was about 33 blue fish and two striped bass --- my friend seriously in the lead. What I really loved about the experience was, as soon as we started catching fish, the scent was picked up by other fishermen and all of a sudden they started to appear on both sides of us. It just goes to show, if you catch ‘um, they will come. However, they --- the real fishermen couldn’t catch ‘um. They looked at the lures we were using and changed to match, but they couldn’t catch ‘um. We finally left around noon, because my friend had to catch the ferry and I was seriously thinking about seeing my chiropractor. I know one thing for sure; I am now a real fisherman. There is no place like the Vineyard, but please let’s keep it a secret --- it’s the best. Boston Globe excerpts: Writer Janice O'Leary lives in Boston. Writer Stephen Jermanok lives in Newton. Peter C. Fyler (SplitRock Real Estate, LLC - Exclusive Buyer Agents) Fri, 14 Jul 2006 13:33:55 -0700 https://activerain.com/blogsview/916/your-perfect-beach