Skunks and Chickens ... A Lesson in Private Property Rights!

Skunks and Chickens ... A Lesson in Private Property Rights!

Private Property rights are essential to real estate. Included in the bundle of rights is the right to quiet enjoyment. Regardless of the size of the property, everyone enjoys this right. We’ve seen occasion, however, where larger parcels of land are mistreated by the public Sometimes its trespassing, other times it is more flagrant.

The other day as we were leaving our house we saw a person stop by the road. We thought nothing of it until we saw in our rear view mirror that she was pulling a cage out of her car. We pulled over and walked back. Her intention was to release a skunk by the irrigation ditch in our front field.

Yes, we live on 10 acres and, yes, it is rural ... people live nearby and so do our chickens and ducks. We explained how the skunk will walk down the ditch to our home in the distance and feast on our birds all winter.

We invoked God’s blessings on her for saving the baby’s life, and her well intended mercy act was taken to another venue saving 15 or so feathered lives, that's how many birds we lost last year to skunks and other predators.

As a Property Owner, your front yard is no different than your kitchen when it comes to your Private Property Rights. It is yours and nobody should use it without your permission whether as a trash receptacle, bedroom to camp in, or just to cut across the corner. Whether you own a condo, 10 acres, or thousands, the Private Property Rights are the same and nobody should have them compromised because of the size of their front yard.

Experience is Priceless! Lisa Wetzel & Jim Valentine, CDPE, SFR, RE/MAX Realty Affiliates, 775-781-5472. carsonvalleyland@hotmail.com, www.carsonvalleyland.com

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

When it comes to choosing professionals to assist you with your real estate needs ... Experience is Priceless! Lisa Wetzel and Jim Valentine, CDPE, SFR, RE/MAX Realty Affiliates, 775-781-5472 carsonvalleyland@hotmail.com, www.carsonvalleyland.com

Here are a few of our blog posts ... please enjoy!

Passion ... Inspiration ... What Is Your Why?
The Nevada Homestead Exemption Act
Douglas Pop Warner Little Scholars Awards Three Scholarships to Graduating Seniors in Carson Valley
Vacant Lot Myths ... Northern Nevada Land

You Really Don't Have to Be A Jerk! ... More Tales From The Trenches!
Maximizing Your Price As a Home Seller In Today's Market!
How To Be A Good Real Estate Buyer
What is You "Investional" Fortitude?

Lisa Wetzel and Jim Valentine are the authors of this blog. Lisa, Jim and Jessie are experts in Carson Valley , Carson City and the tri-county area of Douglas County, Carson City and Lyon County. Call our team anytime at 775-781-5472 or 775-781-3704. To Search for Homes go to: Carson Valley Listing Book or visit our website at www.CarsonValleyLand.com

Maximizing Your Price In Northern Nevada

Maximizing Your Price in Northern Nevada

It’s Spring in Northern Nevada and you’ve decided to sell. What do you do to get the most out of your property? Start by putting your Buyer’s hat on and look at your home from a Buyer’s perspective. As you analyze your home consider the following three categories for the deficiencies: 1. Selling Condition, 2. Market Condition, 3. Enhanced Value.

Selling Condition means you’ve met or adjusted to have the home in minimum Selling Condition. If you have a multi-patched roof your home is lacking here. Other items to fix just to achieve Selling Condition can be the removal of debris on your lot, broken window seals, plumbing leaks, etc. If you are selling short don’t worry about it, the Buyer and lender will adjust the sales price for these deficiencies without cost to you.

Market Condition is simpler, mostly involving cleaning and decluttering. You’ve naturally got many personal touches around the house, it is, after all, your home. The Buyers aren’t coming to judge your lifestyle, they want to see how theirs will work in your home. Take down the family pictures and box the knicknacks, you’re moving anyway. Empty your overstuffed closet or they may think its smaller than it really is. Its Spring, you can pack up your winter clothes. Likewise, if your kitchen drawers are stuffed with used-once-a-year gadgets they’ll think the kitchen is too small. Declutter.

Clean well. Nobody wants to live in a dirty house even if their lifestyle is such that it will be dirty soon after they move in. They want to live in their own dirt. Remember to clean the outside, too. That is your first impression and you want it to count the first time. Should you stage your home professionally? Good stagers do wonders and can yield great results, but they come with a price. Is your price point such that you can absorb their cost and profit from it?

Getting your home to Selling or Market Condition will add value, but there are times when you can Enhance Value. This can get tricky. Are you better off putting in new carpet or giving an allowance? Should you give an allowance or reduce the price? When you consider any change, or addition to sell your home question whether it will get you a higher sales price. If not, don’t do it. Your home will sell by its features, location, character and … price. Price sells more than anything else in this market. If you put money in a remodel be sure to figure what it will return. There can be a great return, but if you are trading dollars, don’t do it. Your agent can help you with your analysis.

Our Advice: You can spend months or longer getting your home perfect, but what is perfect to the Buyer? We’ve seen lovely homes in great shape that the Buyer is going to “gut”, do a major remodel on. Keep your eye on your objective. What are you going to do after you sell? If you are buying elsewhere will you lose a buying opportunity while you take the time to try to get a little more out of the home you are leaving? Selling? Ready…Fire…Aim! Get it ready and get it sold!

An increase in either rates or prices can affect your next purchase and offset any gain you may have worked for.
When it comes to choosing professionals to assist you with your real estate needs … Experience is Priceless! Lisa Wetzel & Jim Valentine, CDPE, SFR, RE/MAX Realty Affiliates, 775-781-5472. carsonvalleyland@hotmail.com, www.carsonvalleyland.com
.......................................................................................................................................
Other Recent Blog Posts About Real Estate In Northern Nevada …

Vacant Lot Myths … Northern Nevada Land

You Really Don’t Have to Be A Jerk! … More Tales From The Trenches!

1576 East Valley Road, Gardnerville, Nevada … The Crown Jewel of East Carson Valley

Lisa Wetzel and Jim Valentine are the authors of this blog. Lisa, Jim and Jessie are experts in Carson Valley , Carson City and the tri-county area of Douglas County , Carson City and Lyon County. Call our team anytime at 775-781-5472 or 775-781-3704. To Search for Homes go to: Carson Valley Listing Book or visit our website at www.CarsonValleyLand.net or www.CarsonValleyLand.com

Northern Nevada Short Sales vs. New Short Sale Rules

Northern Nevada Short Sales vs. New Short Sale Rules

New Short Sale guidelines were just released for the Homes Made Affordable, HAFA, program. They take effect on February 1st, and loan servicers have been encouraged to implement them as soon as possible. The HAFA program was originally instituted to help expedite the Short Sale process, but the results have been abysmal. The new changes are intended to change those results.

The new guidelines are quite varied, each addressing a weakness in the system. Interestingly, the Loan Servicers are no longer required to verify a borrower’s financial information to determine if the total monthly loan payments exceed 31% of the borrower’s monthly gross income, but they must verify the borrower’s hardship. Each Servicer may include a requirement on their own that borrowers provide updated financial information. Another significant change is that there is no longer a minimum distance requirement for how far a Borrower moved to cause a problem holding the property. Also, the Borrower’s reason for relocation does not need to be connected to re-employment or transfer of employment.

The property must be or must have recently been the Borrower’s primary residence. Now a property that has been vacant or rented to a non-borrower for less than 12 months prior to the date of the Short Sale Agreement is eligible. The 6% cap for payments to each subordinate lien holder has been removed. The Servicer can determine the amount or percentage of the unpaid lien that will be paid to each subordinate lien holder up to a point where a $6,000 aggregate cap has been reached.

The lender must communicate an approval, disapproval, or counter within 30 days of receipt of an executed sales contract. This should help reduce the number of Buyers that walk away out of frustration with past delays. The Servicer may not charge vendor fees against the listing broker’s commission. Also, the real estate commission paid shall be the amount indicated on the listing agreement, not to exceed 6%.

The HAFA program does not apply to Fannie Mae, Freddie Mac, FHA, VA, or USDA (Farm Home Loan) loans. Servicers are not required to implement the new terms to any loan reported via the HAMP Reporting Tool, or for a borrower already determined ineligible for HAFA, but they are allowed to reevaluate borrowers using these guidelines.

Our Advice: Short Sales constitute 30%, or more, of the Northern Nevada Real Estate Market right now. Short Sale nightmares are real, but many go through just fine with minimal hassle, just a lot of hard work on the part of your agent. Don’t decide whether or not you are going to sell or buy a home that is selling short based on what you’ve read or heard. Take your specific situation to your agent and discuss it thoroughly. Many factors come in to play including the lender involved, the property value perceived by the investor, the Sellers circumstances, Buyer’s circumstances, and more. These new changes will have a positive impact on the success probability of many potential Short Sale properties. Check it out – you might find great results for your situation, both Buyers and Sellers.

More rule changes to make things better? Time will tell. We’ll see if the fine tuning gets the job done. When it comes to choosing professionals to assist you with your real estate needs … Experience is Priceless! Lisa Wetzel & Jim Valentine, CDPE, SFR, RE/MAX Realty Affiliates, 775-781-5472. carsonvalleyland@hotmail.com, www.carsonvalleyland.com

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Lisa Wetzel and Jim Valentine are the authors of this blog. Lisa, Jim and Jessie are experts in Carson Valley , Carson City and the tri-county area of Douglas County , Carson City and Lyon County. Call our team anytime at 775-781-5472 or 775-781-3704. To Search for Homes go to: Carson Valley Listing Book or visit our website at www.CarsonValleyLand.net or www.CarsonValleyLand.com

As A Home Buyer in Northern Nevada ... Keep Your Eye On The Goal !

As A Home Buyer in Northern Nevada ... Keep Your Eye On The Goal !

Real estate is personal, it's about what your wants and needs are. Despite what you read, see, or hear in the media, or at the water cooler, be sure to understand that those comments may, or may not, apply to you. What do really want? If we all had the same wants we'd all drive the same car, wear the same clothes, and live in the same two story home.

Your real estate endeavors are really about you ... and only you. It doesn't matter what your neighbor did, or what somebody in Timbuktu did, it's about your wants and needs and your ability to achieve them. Think about it - you meet with your agent and tell them what you want. Sometimes you tell them what you need, but do you ever tell them what you really want ... your dreams? Isn't your goal to live your dream? Share your optimum goals with your agent, how you envision your life in your new home, and how your life will be. You will be amazed how much quicker your dreams will become reality.

This applies to Sellers as well as Buyers. As you contemplate your sales process, consider the probability of your sale, how your move will go, and the benefits afforded to you by the sale of your property. Forget the price that you didn't get four years ago, what counts now is what you are doing now. If your goal was to sell then you would have. If your goal is to sell now ... you will. Look past price ... to your real goal in selling. The bigger/smaller house, new neighborhood, or the debt relief. Whatever it is, it will be, if you focus on what it is you really want to result from your sale.

Your agent will find you a property, or get yours sold, in accordance with your desires. It is important that you know what those are and that you convey them to your agent. A good mix of your input with the services and perspective of a good agent can produce miracles. Think about the details of your vision - the dog pen, the color of the granite, the neighbors, the flowers, cash in pocket before you move out, clean inspections, friendly counterpart in the transaction - Buyer or Seller, etc. Don't get paralyzed by the minutia causing you to miss a good opportunity, but likewise, don't be surprised if it becomes a reality in your life because your had it as a goal. If you have twenty specific items that you want in your new home, or in the sales process of your present home, and you get eighteen of them, you are much better off than if you had three and got two. You are truly getting much more of what you want in your life, achieving more of your personal goals.

Our advice: The only thing that counts in a real estate transaction is you ... your wants and needs. As you look at the real estate market, be sure to consider what you are looking to achieve before you respond to rumors, media goings on, and your neighbors' experience or philosophy. Despite the many media stories, neighbors' hype, or any other influencing factor that may cause you to make an emotional decision, be strong and steady in your decisions for your real estate benefit. Your agent will help you with perspective, but your agent isn't living in the house you are buying or selling. Take the information, process it, and live for you.

There are many factors that affect your ultimate happiness. Prioritize them and work towards those most impactive on you. Decide accordingly and you'll be happy with the results.

When it comes to choosing professionals to assist you with your real estate needs... Experience is Priceless! Lisa Wetzel & Jim Valentine, CDPE, SFR, RE/MAX Realty Affiliates, 775-781-5472. carsonvalleyland@hotmail.com , www.carsonvalleyland.com

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Lisa Wetzel and Jim Valentine are the authors of this blog. Lisa, Jim and Jessie are experts in Carson Valley , Carson City and the tri-county area of Douglas County , Carson City and Lyon County. Call our team anytime at 775-781-5472 or 775-781-3704. To Search for Homes go to: Carson Valley Listing Book or visit our website at www.CarsonValleyLand.com

What In the World Is HAFA?

Choosing An Agent in Northern Nevada … Ask A Lot Of Questions

Choosing An Agent in Northern Nevada … Ask A Lot Of Questions

Whether selling or buying real estate in Northern Nevada, you’ll undoubtedly find the services of a Professional Real Estate Agent invaluable. There’s a reason the most savvy and successful investors always use good Agents. Good Agents not only get the job done, they keep you safe along the way. The art is to find a good professional Agent.

The biggest ad, the biggest claims, or being the biggest pest does not the best Agent make. Ads cost money, but many agents use them to simply “buy” business. They look to attract new customers for any property, not the listing they are purporting to advertise. If there is little or no inventory in the ad then it is clearly image advertising. Important for business to an extent, but understand it for what it is.

Virtually every agent is Number One at something. There’s the top producing agent types that you are seeking and then there’s the qualified Number One, like “the #1 listing agent that has seven grandkids, owns a black and white dog, and two cats”. What is really important is an agent’s production, and more importantly, their production for the type of property you are buying or selling. If you want a horse property with water rights on ten acres you don’t want to hire a condo specialist, and vice versa. Yes, in our region many agents are truly diverse in their knowledge and experience and can actually professionally serve those extremes, but you must be certain for yourself that the Agent you are working with is capable.

So how do you select an Agent? Initially, you will have some method of introduction. It could be a referral from a friend, an attractive ad, or an internet website. You might just walk in the office and meet a stranger. Once you’ve made contact, understand that you are both interviewing one another. The agent should be learning about your wants and needs, what it is that you are looking to accomplish. They should probe, ask you questions. You, too, should be asking questions … many questions. Do they handle the type of property that you are looking for or selling? What is their experience – both in real estate and in dealing with the type of property you are working with? This is especially important if you have a need for specialty knowledge, i.e. – short sale, bank owned, water rights, floodplain, seven figure price range, ag-deferred property, remodeling, etc.

Our advice: Not all Agents refrain from venturing in to the unknown … potentially at your expense. You don’t want a lawsuit to get what you want, you want good professional service. Ask a lot of questions. You should be able to get references from the Agent, the names and contact information for other people that had a similar situation that the Agent successfully assisted. Learn about their business. What areas do they work? How many listings do they inventory? How many listings sold? How many short sales have they closed? What is their typical List Price:Sales Price ratio? While asking your questions observe the answers closely. Are they appeasing you, or are they heartfelt.

One of the most important things you should look for in an agent is that they will work for your interest, not theirs. It is your real estate… they are facilitating your transaction. Some let their preferences, or needs, get in the way of the customers’ which can cause you to miss your ideal opportunity. Don’t be a victim to a self-serving incompetent agent – it’s your money on the line! We’re proud of our work and Our References. The other good agents are as well. Find the good ones – you deserve it.

Real estate is truly a people business. The real estate itself is what it is, but the people involved make the difference in the success of the transaction, Buyers, Sellers, and Agents. Evaluate the people you are dealing with so your best deal is made for you and your family. When it comes to choosing professionals to assist you with your real estate needs … Experience is Priceless! Lisa Wetzel & Jim Valentine, CDPE, SFR, RE/MAX Realty Affiliates, 775-781-5472. carsonvalleyland@hotmail.com, www.carsonvalleyland.com

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Lisa Wetzel and Jim Valentine are the authors of this blog. Lisa, Jim and Jessie are experts in Carson Valley , Carson City and the tri-county area of Douglas County , Carson City and Lyon County. Call our team anytime at 775-781-5472 or 775-781-3704. To Search for Homes go to: Carson Valley Listing Book or visit our website at www.CarsonValleyLand.com

Buyers Can Help Themselves During The Course Of Escrow

Buyers Can Help Themselves During The Course Of Escrow

Congratulations to you Buyers that are in escrow. Great price and great interest – it is a great time to be a Buyer. To make sure your buying experience is smooth and successful there are some ways you can help yourself through the course of your escrow. It isn’t automatic that escrows close, and it is important that you help yourself along the way to make sure that yours does.

One area that causes delays, and frustration, in escrow is not having all the documents signed, or signed in a timely manner. There are many, many documents to sign during the course of negotiation, escrow, loan, and closing. If you are asked to sign something, something you agree with, make a point to sign and return it in a timely manner. If you have questions, ask them right away and get your answers. Don’t delay your performance because you are not happy with, or are questioning, something.

If you are getting a new loan, don’t make any purchases without talking to your lender. We’ve seen a simple new $1,500 credit line at a department store blow a Buyer’s ratios and almost cause the Buyers to lose their new home. Without a private money swing loan they would not have been able to buy their home … this news coming in while the Sellers are actually loading the moving van anticipating closing the next day. Credit will be rechecked before funding. If you get a new credit card, buy a new car, etc. you can jeopardize your loan.

When you get your inspection reports – read them and make your repair requests immediately. Repairs must be ordered, tradesmen scheduled, re-inspections made. A delay of a couple of days can cause you grief at the closing end.

How is your communication with your lender? Are you talking about locking your interest rate? Do you know your rate … for sure? A shocking higher rate when you are ready to close, even if you can qualify and make the payment, is not a pleasant experience – especially if it could have been avoided. Are there pre-doc conditions? Pre-funding conditions? If so, get them handled as quickly as possible as things will be delayed until you do.

Be available to your agent, be responsive to your agent, talk to your lender, stay active. You don’t have to be alert 24/7, but don’t go underground. If you travel stay in touch. With email and faxes it is easy to get documentation to you most anywhere on the planet in a timely manner.

Our advice: Delays in your actions can lead to a delay in the close of escrow. These days there are new potential delay factors that we must deal with. The appraisal may be reviewed. The underwriter may initiate an unexpected and unexplainable hurdle that must be dealt with. You can’t control those items, but you can control your actions. Be timely, pay attention, keep smiling, take action. Be sure to bring certified funds to close the escrow, i.e.- cashier’s check or have the funds wired, no personal checks.

Remember to set up your utilities for the close of escrow. If the Seller schedules them to be turned off you might be without power, gas or water for a few days. It’s the details of the transaction that will help you maintain your peace of mind as you move towards home ownership … pay attention to them for your own sake. When it comes to choosing professionals to assist you with your real estate needs… Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, 775-781-5472. carsonvalleyland@hotmail.com, www.carsonvalleyland.com

…………………………………………………………………………………………………….

Lisa Wetzel and Jim Valentine are the authors of this blog. Lisa, Jim and Jessie are experts in Carson Valley, Carson City and the tri-county area of Douglas County, Carson City and Lyon County. Call our team anytime at 775-781-5472 or 775-781-3704. To Search for Homes go to: www.findhomesincarsoncity.com of visit our website at www.CarsonValleyLand.com

Rub A Dub Dub There’s a Goose In Our Tub!

Its never dull in the country. Went out the other morning and one of our Toulouse geese wouldn’t stand up. Just sat there in the mud. She stood up and couldn’t walk so I picked her up and took her in the house to “sick bay”. As she is a rather large bird, and our dogs are very curious, a box just didn’t seem to work. Ended up using the guest bath tub. Set her up with grain, lettuce and water. She was docile and timid … not her normal demeanor.

Our grandson came to visit and seeing her in the tub exclaimed, “she’ll probably lay an egg”. Ha! A sick goose laying an egg in the tub …right. You guessed it – the next morning there was an egg in there … a big goose egg. Nothing like an eight year old to expect the unexpectable.

It has taken a couple of days, but now she’s starting to stand, and even squawk a bit when we aren’t in the room. We’re going to plug the tub and float her in a little bit. It’ll take the load off of her sore leg, and she can get a bath … one of a goose’s most pleasurable pastimes. Happily, it looks like she is recovering nicely and can join her fine feathered friends in a few days.

For our city friends, we call our Toulouse geese “Granny Goose Geese” – now you know what she looks like.

How Do We Compare Homes By Comparing Price Per Square Foot?

It is common practice in this region to compare and buy homes on a square foot basis, but that can often lead to some confusion. If you are looking at a 1,500 square foot home, for example, you can find anything from two to five bedrooms. The garage can be non-existent, or have a three car capacity. And of course there is the matter of location.

A 1,500 square foot home in Monte Carlo will cost you $6,630,000! In Dayton that can be under $150,000 today. Minden – roughly $255,000. Location does matter! Some local location aspects to consider include: a. street frontage … is yours a busy street? (If you are a Buyer, remember, busy relative to our local market, not the big city you are moving from.) b. Distance to medical, schools, and shopping.

The spectacular price per square foot they get in Monte Carlo, $4,420, is even more astounding when you consider the average home is on a very small lot, the proverbial “postage stamp” lot. In our region one can easily find a home on five acres as on a quarter of an acre. When comparing per-square-foot prices in this area one must consider the size of the lot and allowable uses. Can you have horses? Can you store your RV on your lot? Conversely, can your neighbor – not all positive answers here are positive to all people.

There are many intangibles that impact the value in a very real manner such as the C.C.&R.’s of your development, if any. Are you in a Homeowner’s Association and, if so, how is the management? Are they oppressive? Is it expensive? What government structure affects you – not only County, but TRPA? Improvement District? Regional Action Committee?, etc. All hard to measure, but definitely can add cost to your ownership, or affect the manner in which you, or your neighbors, utilize your property. This can be good, or bad, depending on the property and what your intended uses are.

Our Advice: Don’t rely simply on the numbers, it is important to interpret them. Garages aren’t included in the square footage figures, but there is certainly added value if you have a two car garage versus a carport. A 2,400 sq.ft. “toy box”, shop, certainly adds value, but it isn’t reflected in the price per square foot number unless you interpret it to understand why that home is higher priced … if it is. If it isn’t … can you spell v-a-l-u-e? New paint & carpet; granite vs. formica; landscaping vs. dirt - all must be considered and compared before making a buying or selling decision. The square foot price will get you close … your agent will get you closer by working with you to gain a better overall perspective on “true” value for a specific property.

Prices are relative to your market. A 3,500 sq.ft. home in Monte Carlo will cost you $15,470,000. It won’t cost you that much here … but how much are you going to pay … and what will you get for it? Have fun … that is the challenge of buying in our wonderfully diverse regional market. When it comes to choosing professionals to assist you with your real estate needs… Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, 775-781- 5472. carsonvalleyland@hotmail.com, www.carsonvalleyland.com

It's Not Every Day We See Our Critters In The Newspaper! Corky Makes Her Debut!

Oh! The Joys of Country Living!

We live in a small community in Northern Nevada just 15 minutes from Lake Tahoe and an hour south of Reno.

Although we have lived and worked in Carson Valley for a long long time we just moved “out” to the country 5 years ago. Leaving our ”in town” home of 25 years to relocate on to 5 acres was a long term goal for Lisa. Jim … with the bribery of a new Kubota tractor to “farm” with … was a fairly easy convert.

This morning, a quite country Sunday, we opened out local small town paper to find a good sized photo of our newest miniature donkey smiling at us from the second page! Apparently someone on the Record Courier staff thinks she’s as cute as we do!

For All you Carson Valley Real Estate or to look through all our Northern Nevada Real Estate Listings … Search the Entire Northern Nevada MLS …Click Here

Something Good Happened Yesterday At the Office … We Were Busy!

Could it be that we are off to a great start? Something good happened yesterday at the office … we were busy! Yep! January 2, 2009 was a busy day!

Well … OK … not 2005 “BUSY” ; but, busier than we have been in quite some time. Regular people walking in the office to ask about real estate possibilities, other agents calling to set up showings of our listings, RE/MAX agents in their offices meeting buyers and sellers! Yeah! Real business going on!

We definitely have a long way to go … but this is a very good start!

Experience is Priceless! Call Lisa and Jim for all your Northern Nevada Real Estate needs! If we can’t help you we know someone who can! Email carsonvalleyland@hotmail.com or dpwtigers@hotmail.com 775-783-6854 or 775-783-6855, cell 775-781-5472 fax us at 775-782-4117.

51 Comments on The Cheapest Trick in the Book!

Our last posting produced many comments from our associates across the country, here is a sampling of their response.

51 Comments on The Cheapest Trick in the Book!

It is so embarrassing to read that agents still use these old, old tricks to get a listing. Of course, I wonder why any owner would fall for that line, "I have a buyer, but. . . ", but, they still do.
The more things change, the more they stay the same. I've heard of that old trick since I've been in this business.

I remember when I had a house listed for sale in MD in 2005, I was approached by just about every sleezy opportunist agent in the county. The listing for my house disclosed that the owner was an agent/broker. Apparently they didn't read that part. I just referred them to my listing agent.

Thanks for writing about his subject. Perhaps it will make a few agents think twice about using such disgusting tactics. TOTOH, it could give some ideas.
Oh well.


12/18/2008 05:05 AM
by Lenn Harley Homefinders.com MD & VA Real Estate


Thanks for sharing with us - great advice ----
12/18/2008 05:29 AM
by Norma J Elkins Realtor Elkins Home Selling Team ( Exit Triple "E" Realty)


They should lose their license for such actions. Why regulate a profession if you don't intend on weeding out the bad ones.
12/18/2008 05:41 AM
by Greg Bell (Bell Inspection Service)


This is a great topic to write a post on. I recently went on a listing appointment where the 1st agent said the home would sell for 760,000 and I thought it needed to be priced at 650,000. Imagine the look on the seller's face. The sellers got an appraisal and called me back & said it appraised at 650,000. I did get the listing.

It doesn't pay to be dishonest in this business & we should work to get our seller's homes sold not list a home to improve our inventory in the market!
12/18/2008 05:50 AM
by Laura Karambelas-Chicagoland Real Estate (Baird & Warner)


"Sharks don't feed on Sharks", that's what an attorney told us long long ago. Most of the time it's more trouble and more work than it's worth to report these slugs. Add to that , its a lot of negativity and who needs that in this business climate?

12/18/2008 05:53 AM
by Jim Valentine (RE/MAX Realty Affiliates)

Whne I worked at a franchise office I watched an agent making those calls from the office. His line was "we just sold the home at so and so address and we have still some ready buyers looking in that neighborhood".
What a crock
12/18/2008 05:53 AM
by Fred Pickard Innovations Realty Inc


We have that kind of situation. We are adjacent to an "Upscale" Resort community just 15 Miles west and up the hill, "Lake Tahoe"- you might have heard of t. Some of the Agents up there like to tell sellers in the valley below that they are a better choice as a listing agent because they are accustom to deal with the high end buyers.
Funny ... the MLS statistics show that most of the upper end sales in our market are NOT orginated from those Brokers.

12/18/2008 06:01 AM
by Jim Valentine (RE/MAX Realty Affiliates)

Jim, I had one here recently called the seller and you know the rest. I explain to my seller what should happen next time if the agent call's. Well you know the agent called again. I then called her and told of the problem I had with these types of actions. You know she called again to the seller. Now we are handling it between brokers. If she does it again it will time to call the Board. If you have a offer bring it so we can all make money and sell property.
12/18/2008 06:19 AM
by Frank Rubi -Louisiana Real Estate- (7824 Real Estate of Louisiana, LLC.)

It is agents like this that bring a bad name to other ethical agents. Good post.
12/18/2008 06:51 AM
by GITA BANTWAL, REALTOR BUCKS COUNTY, PA HOMES (ReMax Centre Realtors)

Jim, the list of scams pulled by some Realtors is a long one and unfortunately it only adds to the bad image of the good Realtors. I think every Ethical Realtor unfortunately faces these scam things all to often in their career, not only have I received the calls you mentioned in your post but I've actually been out on appointments and been told these things by Sellers. The problem for me has been that since they don't know me yet, they tend to believe the b*ll sh*t from the other Realtor(s) and many times they list with them.

Do I get the deal after the Listing Expires, usually not since the Seller is either embarrassed to contact me when they expire and they list with someone else or their house eventually went under agreement during the first Agents time.

12/18/2008 06:52 AM
by Christopher Bonta,Realtor/ Integrity and Honesty (Better Homes &Garden/Masiello Group)


Posting this is a good thing.
Shining the light on unethical practices helps all of us.
Educating the client and setting expectations helps a lot.
12/18/2008 07:11 AM
by Erby Crofutt, the Central Kentucky Home Inspector, Lexington KY (B4UClose Home Inspections & Radon Testing (www.b4uclose.com))

Jim - Some agents will do anything to get a listing; including the unethical. The consumer needs to be aware of these deceptive ploys and be wary of agents that use them. Unethical agents give everyone a bad name.
12/18/2008 08:28 AM
by Jon Wnoroski, Summit County Realtor (Geneva Chervenic Realty, Inc.)


It's very interesting that this is such a common problem and that its experienced by agents all over the country. We should all be working to clean up our industry. We'll admit,we have been lax in following through with this in the past. Maybe if we all took a firmer stand we could make a difference.
12/18/2008 09:37 AM
by Jim Valentine (RE/MAX Realty Affiliates)

I would rather have 0 listings than a listing that was owned by a client who felt like I cheated, lied, and basically hated me!

I may satisfy your transaction and years down the road you forget my name, but remember "He was good". But a disgruntled client will remember you always. Somebody will ask them for the name of an agent and they will reply "I do not know of a good agent, BUT I can tell you NOT to call (insert name here).

12/18/2008 10:00 AM
by Chad Baird (Re/Max Spirit)


We see this around here. Sometimes agents use the one party listing to segway into an exclusive right to see. Other agents may suddenly develop a run of buyers to show a specific home to a week before the listing expires, just to leave cards on the counter a couple of times just before expiration to get a food in the door for a listing.
12/18/2008 10:34 AM
by Brenda Carus (Re/Max Towne Square Realty)

Chad - we agree with you! Our reputation and good name is much more valuable than a 6 month listing contract.

Brenda - How about this one! The agent that writes a note on the back of their card to the Seller while on MLS tour saying, "Call me when your listing expires." Ever had that happen? We have.
12/18/2008 11:13 AM

by Jim Valentine (RE/MAX Realty Affiliates)


Jim:
Yes it is an old trick, unfortunately in this market sellers are desperate sometimes. It like preying on seniors. It seems that those the most in need get the worst treatment. Usually, that type of agent only gets business in a dishonorable manner.
Richard
12/18/2008 12:59 PM
by Richard Stabile Bergen County New Homes Builder Realtor (REMAX real estate associates)


The sleaziest one happened to my mother. About a week after my Dad died a Realtor called my Mom and said she had heard that her husband had recently passed away and wanted to know if she was ready to put her home on the market because it was to big for her to take care of on her own.
12/18/2008 01:07 PM
by Denise Gray (Coldwell Banker Stucky)


Thats some of the lowest BS I have ever heard.......I would have to bring this up to the board...
12/18/2008 01:15 PM
by Scott Stulich (Home Selling Assistance Platinum)

Could be an ethics violation... Realtors MUST be honest and ethical with all parites... does not sound like they were to me???
12/18/2008 01:31 PM
by Mark Ryan, Broker, CRS, ABR (Mark Ryan Group / Re/Max Victory)


Where do these agents learn these techniques? From brokers with less than stellar standards...
12/18/2008 03:10 PM
by Gary Waters -Real estate agent Viera Suntree Melbourne and Rockledge FL (Century 21 Baytree Realty www.moving2brevard.com)


I don't understand that logic. If you really have a buyer... I (as the seller) am happy to sign a contract that gives you a co-operative fee, if you sell it... in fact I'll sign a "one time showing" before you show it.

If you "need the listing" in order to sell it to your buyer (in order to double side it)... I say... Sayonara, Heigh-dee-hoo, There's the door, See ya later, and all sort of other ways to say "hit the road".
12/18/2008 03:13 PM
by Alan May Coldwell Banker, Evanston, Realtor® (Evanston, IL)

Yep, it's used a lot around here also. We don't do a lot of buyer agency in these parts, but if I have a buyer for a FSBO, or expired listing, we have a conditional listing agreement for the buyer only that we can use.
12/18/2008 03:24 PM
by Gabe Sanders, Stuart Florida Real Estate (Premier Realty Group)

Jim.
Thanks for pointing that out. If there is one thing I teach my agent clients, students and practice myself with prospects is to NOT use that old hand-me down BS. Gone are the days of slick car salesman tactics.This was really a great post to read.....confirmed my thinking exactly.Good work!TD
12/18/2008 03:30 PM
by Tamara "The Real Estate Therapist" Dorris (Top Producing Techniques)


There are a few agents in our town that try that trick. It always comes back to haunt them, but I think it makes us all look bad. It is so much better and easier to be honest!
12/18/2008 03:55 PM
by Jean Groesbeck - Jean Groesbeck & Assoc. REALTOR, Assoc. Broker, e-PRO, ABR, ASP (Coldwell Banker Deception Pass Realty)


No matter how much we hate it, there will always be a few agents out there using deceptive practices and making the rest of us look bad. Listing a home higher than others would have, "buying a listing', happens all the time but hopefully sellers will be smart and choose the best agent not the one who would price it the highest.
12/18/2008 03:56 PM
by Dan and Amy Schuman,e-Pro,ASP (Keller Williams Realty Greater Cleveland)


Dear Jim,

Great article!

Barbara
12/18/2008 04:34 PM
by Barbara Delaney (Park Place REALTORS, Inc.)


Jim;
Not only what you said, but it never amazes me how some agents that work "Expired" listings also have a buyer.

If I have a listing that's about to expire, and the seller chooses not to re-list with me - I prep them for the "Expired" calls.

I suggest that they ask the calling agent where their buyer was yesterday.
12/18/2008 04:59 PM
by Larry Bergstrom

Hi Jim - For as long as I have been in the business (22 years) this has been going on. It is kind of incredible though that sellers still fall for it.
12/18/2008 05:04 PM
by Bill Gassett Metrowest Massachusetts Real Estate (RE/MAX Executive Realty)

We had a seller contact us in a similar situation where they felt they were being pressure to see to the buyer way under market. The seller were right and we listed the property at market value and the buyers vanished.
12/18/2008 05:19 PM
by Richardson TX Realtor Mindy&Jay Robbins Richardson Texas Real Estate Specialist (Robbins Real Estate Group www.teamrobbins.com)


Complaints should filed to your local board about agents like this, especially the one going to the seller when the property is still listed. After a few agents are put in front of an ethics committee things like this would stop in a hurry.

I know we can't be bothered to file an ethics complaint, then expect this kind of behaviour to continue. If you aren't willing to do something about it maybe you are part of the problem.
Think about it

12/18/2008 05:34 PM
by Alan Brown (Coldwell Banker Montrose Colorado)

This was a great post, I've enjoyed reading the other comments and their experiences too. It's just amazing what some agents will do for business. I live in a relatively small community and you'd think that some of this behavior would come back to haunt them. Sorry to say that some of the "big guns" here practice some of those techniques.
12/18/2008 05:39 PM
by Erika Rogers (St. George GMAC St. George Utah)

Before I was a realtor, at the hight of the market, I use to get "the call" that went something like this.

Hi, this is so and so from XYZ Realtors. Is this ______________.
"Yes, how may i help you?"
"Well Mrs. _________, the purpose of my call is to find out if you were thinking about selling your home now or in the near future. You see, I'm working with this nice, young couple and I promised them I would call the neighborhood because well, we look at a lot of houses and they haven't found one that they like to buy. Have you thought about selling now or in the near future?"

I mean in this business, you have to really mean it to make this call. But its dialogue that the gurus teach. I've heard it on tapes and it gives people false hope.
I mean when I got the call, I was excited. It meant to me that my neigborhood was desirable. For a sec, I thought about selling. Then, I reminded myself, I wasn't looking to move.
We are amazed that people still fall for it. but why won't they? If they didn't fall for it, they wouldn't trust us, which means we are burning a bridge when we list and don't bring in any buyers. We burn bridges when we fail to do the promises we made in general.
Good Post. It makes me think some of the gurus need to change the dialogues/scripts they teach.
AP
Http://www.Bizintros.com


12/18/2008 05:41 PM
by Audeliz Perez (Weichert, Realtors)


Early on in my career I lost a listing to an agent who did this....I now know that it is the oldest trick in the book...back then...I had no idea how to combat that.
12/18/2008 05:49 PM
by Konnie MAC Northern Virginia Real Estate (Konnie McKee )


We are in a small town market as well and you would think the word would get around, but we too have expierenced a "big gun" who has used these improper techniques for years.
12/18/2008 06:31 PM
by Ron Spanton (RE/MAX Real Estate Associates)


Jim- Well some people just never learn that this is so tacky and do not understand that sales is about relationships. They never get ahead for long. We had one agent tell our seller, your agent has not sold your house in over 560 days! Well, she was so dumb she did not even know how to read the mls on this 2 million dollar expired listing, BTW- he relisted with us today, he could not believe their dumbness. He told her, apparently you have not studied my property before you called me, my agent had it for a 180 days and in this market, it will take a while to sell a property like this. Katerina
12/18/2008 06:39 PM
by Nestor & Katerina Gasset Realtors® Wellington Florida Luxury Homes (International Properties and Investments, Inc.)


I closed on a home today after another agent pulled the same stactics. After having it listed a few months, I took her the offer and had to convince her it was not a bogus contract! These type of listing agents will not be forgotten. Honesty is always the winner!
12/18/2008 06:46 PM
by Kay Van Kampen, Broker, Springfield Missouri Real Estate (RE/MAX Solutions)


It amazes me when I hear stories like this. How do these characters get their license in the first place? Maybe we should have some sort of background check.
12/18/2008 08:33 PM
by Darla Jensen (Edina Realty)


These really are the oldest tricks in the agent's books. Good blog.
12/18/2008 08:56 PM
by Barbara S. Duncan ABR, CRS, GRI, e-PRO Searcy AR (RE/MAX Advantage)


Alan in Colorado - Yep! You are right ... we deserve what we get if we don't police our own industry! We say that and we don't always do that! Sometimes it's easier to let the bad penny slip away. That doesn't mean it's right ... that just means it easier.
We have notoriously obnoxious Agent in our market that every shudders when he enters the room ...we look the other way but don't step forward and deal with him because no one wants to get his slime on them. Right ... NO! Easier ... Yes!
Who makes that call? It happens alll the time!
12/18/2008 09:02 PM
by Jim Valentine (RE/MAX Realty Affiliates)


I have had a buyer who wanted to view a home that was off the market or newly expired, rather than take the buyer to see the home, I asked the seller to sign a ONE day listing with me before I took the buyer into the home. because I have been taken advantage before from the seller trying to negotiate me out of the deal when I brought them the buyer. NOT COOL.
12/18/2008 09:32 PM
by sonny kwan

Maybe Ethics should be taught more often! I can't believe some of these tricks. I was listening to an older set of guru tapes and they were doing some techniques that I thought were fairly close to being unethical and just chose to overlook it.

I think we should all report brokers who pull these dirty tricks, especially when the house is under contract. When realtors violate ethics, we need to hold them accountable because it makes our whole industry look bad!

A background check is required in Oregon, but that doesn't stop people from being unethical, but it is a good idea- some states don't require it?

12/18/2008 09:40 PM
by Kim Hamblin (Bella Casa Real Estate Group)


With the prospect of loosing your license over this I cant see anyone taking that risk doing something so unethical. I might be naive but I cant see anyone doing this, These agents have guts.
12/18/2008 10:19 PM
by Wayne Warshawsky (RE/MAX Four Corners)


Actually even with the possibility of losing the license this does not surprise me at all... One, most likely wont get caught... Two, desperation makes people do strange things... sad but all to true
12/18/2008 10:45 PM
by Mark Ryan, Broker, CRS, ABR (Mark Ryan Group / Re/Max Victory)


I hate sleazy tactics. It gives us all a bad name.
12/18/2008 11:14 PM
by Overland Park Homes & Real Estate:: Michael Russell (Overland Park KS Realty Executives )


Jim: I have heard this over and over for the past 10 years in this business.. I HATE it when I hear someone mis-leading a home owner in hopes of getting the listing..
12/18/2008 11:40 PM
by Roland Woodworth "Clarksville-Fort Campbell Area Realtor" (Exit Realty Clarksville)

Some agents are the products of the brokers who teach them. We have seen this over and over. These agents "grow uo" in the business (so to speak) learning these shifty habits and really don't know any better because that is the business model they think is normal.

12/19/2008 01:27 AM
by Jim Valentine (RE/MAX Realty Affiliates)


Oldest and cheapest.....and one that was taught by the first brokerage we were "parked" with....THEN they will list with you....and THEN can you sleep at night ?
12/19/2008 06:21 AM
by Sally & David Hanson Realtors WI Residential-Commercial-Short Sale (First Weber Group)


Oldest, cheapest and still used on a regular basis...sometimes by really successful agents. I can look out my window and see a house whose listing was obtained by that method 6 months ago, no buyer and still overpriced! Lisa
12/19/2008 05:53 PM
by Lisa VonBargen GRI, CRS, e-Pro, NAPP (The Yellow Mailbox Real Estate Services)

We had one like that, the seller's elected to list with the agent who told them what they wanted to hear, not the truth. Now, one year later, they are still in the house, it's worth even less that it was a year ago. They weren't able to go on with their moving plans and have tlost the opportunity they had to buy a great property in the community they wanted to move to ... where's the sense in all that?
12/19/2008 06:04 PM
by


We have thought about this situation several times. What to do? Contact the sellers who rejected us before and try and revive the business relationship once their "BAD" listing expires? The sellers need us now more than ever. Will we look silly or will they just reject us again because they made a poor choice the first time and now they want to validate their last decision? What is the right thing to do?

One seller called us and said, "OK ... you were right! Will you list my property again?" That doesn't happen very often.

12/21/2008 06:37 AM
by Jim Valentine (RE/MAX Realty Affiliates)

What Can We Do To Help The Local Economy?

Things in our area have certainly been financially impacted more than we’ve seen in a long, long time. It has been perplexing for many reasons, especially in the real estate world. Interest rates are still very good. Prices are back in the range of where they were in 2002 and 2003, but it goes beyond that. Cash flow in the community seems to have come to a relative standstill.

Now is a time of opportunity. Our youngest son bought a house this week. Instead of the 1,100 sq.ft. home he could have bought a couple of years ago, he was able to buy a 1,900+ sq.ft. home with living and family rooms, huge kitchen, two brick fireplaces, big fenced yard, great location, good condition, and the Seller paid the closing costs. All that and the payment is less than rent would be on a comparable home. What can you buy today? Do you know… or are you listening to the media convince you how bad things are?

There is a window of opportunity for home Buyers right now. Bank-owned properties have been driving the market down due to their lack of maintenance and the low selling prices they accept to clear their books. Recent efforts by IndyMac, BofA, Citibank and JP Morgan Chase will forestall and perhaps prevent many foreclosures. Fannie Mae and Freddie Mac also unveiled Home Retention programs this week. With the concerted effort to slow/stop foreclosures … finally and really this time… the market should get some traction as the bank-owned properties become a scarcity.

Hoarding your cash, or saving it? The difference may be subtle, but we think significant. If you have sufficient savings and are able to carry on your commerce as usual … do it. If you are locked up socking it away then you are contributing to what has become a global problem … severely minimized cash flow. The cash must flow for the economy to sustain itself. Nobody can live in a vacuum – if you aren’t financially acting in a normal or as normal of a manner as you can, then you might find yourself without stores at which to spend your hoardings.

Our advice: Shop locally and support the merchants that operate businesses in our town. They are here to serve you … if you let them. Have confidence- don’t be afraid to live and participate in this economy. Remember “Go with the flow”? Now “It has to flow to go”. With cash flowing and homes selling, the freefall real estate pricing will stop and the stores will remain open. Buy now while the banks are desirous of clearing their inventory. The 170-plus properties in Douglas County that now have Notices of Default (preforeclosure) may not be coming on the market like you think with the new home retention programs in place.

While you watch the National effort for a stimulus package, remember to implement your own Carson Valley Stimulus Package. Smile, be confident, and help your friend and neighbor by buying what you want and need locally … and do it now. Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, 775-781-5472, carsonvalleyland@hotmail.com, www.carsonvalleyland.com