What Doesn't Kill You Makes You Stronger- The secret recipe revealed

Real Estate Agent with Godzyk Real Estate Services NH License 033394

How do you become one of the best Real Estate Agents in the Manchester NH area? The simple answer is to follow a recipe that always seems to change. Mix a willingness to work harder and longer than others. Add knowledge of the area's you will list and sell in as well as a knowledge of the type of homes and the types of sale. The most important ingredient is experience. In order for one to garner experience they have to live and work through a multiple amount of buyers, sellers and most important sales.

Each listing and every sale is a learning experience. At the ripe age of 18 I got my Real Estate license and entered into the family business. Now 26 years later I can say that each day is still a learning experience. (OK math whizzes, 18 plus 26 equals 33 right)  I don't want to be 29, everyone says that. I feel 33 which is not only a lucky number but the number of Allstar Larry Bird.

In 26 years the one transaction that stands out was on my listing where an agent working for me had the buyer however was not their buyer broker. We do not practice dual agency and the buyer did sign the agency disclosure that we were sellers agents. For the sake of privacy the amounts have been changed and rounded down to protect the buyer and the seller,

The home was listed at $369,900. The buyer saw the home and wanted to make an offer immediately. They offered $350,000 cash and had the showing agent write the contract on the hood of his car. The buyer did have a few contingencies they added and asked for the seller to include some belongings.

The offer was presented to the seller. they accepted the price but did not want to leave some personal furnishings the buyer asked for. After crossing those out and changing some wording on the buyers inspections to be completed by a professional where buyer wrote "friend" it was presented back to the buyer. The buyer had to have items such as fireplace accessories but gave up the inspection and on adding in the other furnishings. With more cross outs and changes back to the seller who accepted. We had a signed agreement with no contingencies for a sales price of $350,000.

The showing agent then on their own decided they would clean up the contract by typing it to remove all the cross outs and hand written changes. However when typing, he typed $ 150,000 instead of the $350,000. To avoid delays he brought it tio the seller hich should have come to me the listing agent to review and get signatures. The sellers signed it without catching the price. He then met the buyer who signed it without saying anything there was a typo.

Fast forward to a few days before closing, a HUD comes over, I review it and see the $150,000 sales price. I catch it right away and contact the closing attorney to fix it. Within minutes the buyer is calling that "OH NO, the seller agreed to reduce the sales price to $150,000 and that is what they are buying it for." OH NO from me they did not. Going forward the buyer stands firm, the mistake on the clarified purchase agreement is found, teh seller refuses to sell for $150 when they had a sign agreement for $350,000.

Next you guessed it, a lawsuit by the buyer trying to force the sellers who are elderly to sell for the $150,000. Fast forward for the last time with months of legal work, $10,000 in legal fees or so and finally an expedited hearing. After a day long trial the Judge agreed there was no meeting of the minds to sell for the $150,000 price. That it clearly was a typo and shame on the buyer for trying to take advantage of it which they even stated on the stand.

The property was put back on the market and sold to another buyer for nearly the same price. The showing agent retired. A lesson was taught to proof read, proof read, proof read all legal documents. A simple review of the document could have exposed a 1 digit typo that caused so much stress.

As we live in a "Sue happy" world buyers today see many more disclosures and much more scrutiny than ever. If the buyer had morals or was not trying to take advantage this all would have been avoided. After much thought about what listing or sale taught me the most I choose this as it can teach every agent a lesson. It made me stronger and strengthened checks and balances within my office. Agents work for the broker and responsible to follow the office guidelines for a reason other than  "to be hassled." as I often hear.

THE BOTTOM LINE is it starts with the simple things to be a good agent, we then have to add these experiences whether small or large to become a great agent. Add in the ability to listen, some patience and the will to work harder and more efficient than the average agent and that can make you a SUPER AGENT.



Choose an Agent that is RIGHT for You

1. Choose a FULL TIME Agent. You want an agent whose sole job is working in Real Estate. You want to make sure they are available when needed to answer questions or show your home.

2. Choose a Full Service Agent. Sure discount brokers may charge slightly less but you can get substantially LESS in the service you receive. Listing your home is only the start. The real work comes in marketing, getting an offer, negotiating a sale, standing by you during the sale and standing with you to close the sale.

3. Choose a LOCAL agent. Too many agents from out of town and even out of state are looking to list your home. They may not know your area, your neighborhood, not know your children schools, where you shop, which church you go to and may not be able to "just run over to your house" on a moments notice when needed.

4. Choose an Experienced Agent. Not every agent is experienced with all types of homes, areas and types of sales. Choose a Listing Agent that is Experienced in LISTING Homes. It is what we do and what we do well.

5. Choose an agent who will ASSIST YOU THROUGH EACH STEP of the Selling process. There is nothing worse than being left to fend for yourself. Your agent should be there through each step, answering your questions, guiding you and giveing you peace of mind.

The moral of this story is too many Home Owners are jumping into listing their home too quickly. This is not buying a timeshare people, you should not be getting the hard sell to list now or else the deal is gone. The only bell ringing is the alarm bell.

My BEST ADVICE is telling you what we can do for you when we list Homes in NH and let you use it as a guideline.


It does not take magic to turn your "For Sale" sign into a "Sold" sign. it takes a full time Local Agent who specializes in Listing homes like yours.


If you need to sell your home and you owe more than your house is worth, i may be able to help. I specialize in working with home owners to get your home sold. There are many options such as a short sale whcih may be able to help you.

Please try and avoid out of state or out of town agents and companies that make "out of this world promises". We are local agents with experience who never charge any up front fees. WE GET RESULTS!!!


We stand by you through every step in selling your home.



What do you mean? My offer did not get accepted?

What do you do when a Buyer DEMANDS to Buy a HOME with bad credit?

Why can't I make 2 offers on your new Listing at the same time?

How do I get started if you want to BUY A HOME?

How much CASH can a Buyer get back when closing on a new home?










If you are Looking for a Real Estate Agent you have come to the right place. Scott Godzyk is a Full Time and Local agent ready to serve all of your Real Estate needs through each step of the buying or selling process. We are proud to be locally owned and operated.

If you owe more than your house is worth, If you are behind in your payments, I may be able to help. Call me to find out how you may be able to sell your home at no additional cost to you.

Scott Godzyk is the Owner/Broker of The Godzyk Real Estate Services located in Manchester NH. With 25 years of Real Estate experience Scott specializes in Listing and Selling Bank Owned Homes, Short Ssles, Residential Properties, Condominiums, New Construction and Investment Properties. Scott services the counties of Hillsborough, Merrimack, Rockingham and Belknap. To contact Scott Godzyk please call 603-661-2121 or email sctprop@aol.com. his website is www.ScottSellsNH.com.


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Debbie Laity
Cedaredge Land Company - Cedaredge, CO
Your Real Estate Resource for Delta County, CO

That was a difficult situation. I'd have been sweating that one, but thank goodness you had a reasonable judge that saw the light.

Sep 20, 2012 10:48 PM #1
Donald Urschalitz
One World Realty Inc. - Jupiter, FL
P.A. Realtor ABR RSPS North Palm Beach County

Great advise so many sellers will list their homes with a agent who gives them the highest listing price but not the price that is realistic in the market.

Sep 20, 2012 10:51 PM #2
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Debbie it sure was, Such a simple lesson that could cause so much hurt to so many becuase of a buyers desire to take advanatge of people.

Sep 20, 2012 10:53 PM #3
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Donald thank you for your comments.

Sep 20, 2012 10:54 PM #4
John McCormack
Albuquerque Homes Realty * www.AlbuquerqueHomes.com - Albuquerque, NM
AlbuquerqueHomes.com, Albuquerque Homes Realty

Hey Scott - You've been a Realtor® since you were 18!  Wow that has to be some kind of record my man... You're my newest hero!  It sad we live in such a Sue happy era.  Glad all turned out well for you.  If you read my post yesterday you know I can relate.

Sep 20, 2012 10:57 PM #5
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

John yours was the inspiration for me to write about my scenario. Yes I took the class when I was 17 and took the test  within days of turning 18 to become the youngest person in NH to get a Real Estate license 26 short years ago. I was going to write about that but that is a story for another day.

Sep 20, 2012 11:02 PM #6
Dick Greenberg
New Paradigm Partners LLC - Fort Collins, CO
Northern Colorado Residential Real Estate

Hi Scott - That's a great story. I've always wondered about what might happen in a nightmare scenario like that.

Sep 21, 2012 12:56 AM #7
Roy Kelley
Realty Group Referrals - Gaithersburg, MD
Roy and Dolores Kelley Photographs

Thanks for sharing your story.  This is a very good reminder for all parties to carefully read documents before signing them.

Enjoy the last day of summer and be prepared to have your camera in hand to capture the colors of autumn. 

Sep 21, 2012 01:02 AM #8
Leslie Ebersole
Swanepoel T3 Group - Saint Charles, IL
I help brokers build businesses they love.

I'll bet that was a really tough situation for you and your client. I'm so glad that you stuck it out and learned from it (proof everything 3 times!). 

Interesting that the judge ruled that there wasn't a contract because there wasn't a meeting of the minds. I suppose that would be a requirement for a contract to be enforceable.

Thank you so much for your entry in "Stronger". I really appreciate you sharing the story and all it's detail. 

Sep 21, 2012 01:41 AM #9
Laura Allen, Lake Tahoe - Truckee Real Estate for Sale www.TahoeLauraLuxuryHomes.com
Coldwell Banker, Tahoe City, CA (530) 414-1260 - Tahoe City, CA
Tahoe Real Estate Agent Helping Buyers and Sellers

Scott - That's a great teaching story.  Buyers and sellers tend to really proof read the original documents, but I can see how a typo after the fact slipped through.  It's a good lesson to learn from.  While a document may be messy, it may be best to let it stand as-is, that and proof-read, proof-read, and proof-read again!

Sep 21, 2012 04:08 AM #10
Patricia Feager
Selling Homes Changing Lives


WOW! There are so many lessons to be learned and you are a quick learner. Reading documents is so important. Reading to understand is even more important!

You have the knowledge, skill and true LIFE experiences.


Sep 21, 2012 08:57 PM #11
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Scott, Thanks for sharing the story. I love the post. Good luck.

Sep 22, 2012 12:14 AM #12
John & Irma Nelson
San Antonio Real Estate Broker/Agent with Get It Sold Realty - San Antonio, TX
San Antonio Real Estate Agents - San Antonio Homes

that was a good post.   And I could just see that happening with 'some' people now days where they try and take advantage of a situation like that...meeting of the minds for sure

Sep 22, 2012 06:26 AM #13
Debi Braulik
www.roundrealestate.com - Maple Valley, WA
Selling Maple Valley to Fife WA Homes For Sale

Seems odd to me that the selling agent would take the contract directly to the seller after he typed up the offer. That seems fishy. Great lessen for all to proofread, proofread, proofread. I follow that advise and have caught errors from both sides of the transaction. Congrats for being in real estate so long! At 18 I wanted to be a veterinarian. :)

Sep 26, 2012 08:48 AM #14
What Not To Renovate - Milan B.
Palm Coast, FL
We provide tips & trends on home renos & designs

Hi Scott,

Thanks for sharing your story.

I'm glad the outcome was in your favor.

All the best for the rest of 2012!

Sep 30, 2012 02:47 PM #15
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