I have here an announcement by the National Association of Realtors that Real Estate agents who are a member called REALTORS, can no longer market homes “coming soon” after January 1… why is that?

1)      It’s a trade organization for real estate agents, that while not mandatory, in this market you cannot put homes in the MLS if you are not a member.  Not sure if that is really legal. The same is not true for the Denver MLS – RE Colorado

2)     How does this ruling benefit home sellers?

a.      It does not.  My experience has been many buyers are left out of the perfect homes because agents try to get them sold too fast before the buying public has a chance to know its there…

3)     How will this affect what you do?

a.      Some MLS systems in the country have already mandated a $5000 violation and charges of “discrimination!”  I think the libs took over NAR, they play the discrimination card to intimidate people to conform.

b.      I think for me, I may have to get very creative.  At the end of the day, its what the seller wants me to do.

4)      Why do most agents have to operate this way

a.       The disappointing story is the agents share the commission that the listing agent negotiates.  It has become almost an “entitlement” that they have the rights to get access to homes we are selling at their becken call.  In this market, the agents seem to feel “entitled” to receive half of what we negotiate.

i.      But the agents act as a fiduciary for their buyers, trying to extract concessions out of the sellers from offer to close.

ii.      There is even a class action lawsuit going on about that now.

iii.      When I ask the sellers how much they want to pay “opposing counsel” the number is typically much less than what most agents offer and usually zero.

5)     What do you think the solution is?

a.      I think there will come a day when buyers and sellers will pay their own respective commissions.  But not because of national association control, because agents will offer service that the buyers and seller’s value.

b.      Everybody is tuned in to the radio station…WIFM..whats in it for me.

c.       Companies like Zillow and Open Door who offer to buy homes are going to break up these entrenched organizations by giving service people want.

d.      We don’t operate like them Zillow and Open Door typically are trying to get homes sellers the least amount of money so they can flip homes and make a profit on their need to sell.

e.      Our objective with the way we market homes is to get the sellers the MOST amount of money yet they still benefit from our proprietary guarantees.

f.        Call 719 301 2461

I have here an announcement by the National Association of Realtors that Real Estate agents who are a member called REALTORS, can no longer market homes “coming soon” after January 1… why is that?

1)      It’s a trade organization for real estate agents, that while not mandatory, in this market you cannot put homes in the MLS if you are not a member.  Not sure if that is really legal. The same is not true for the Denver MLS – RE Colorado

 2)     How does this ruling benefit home sellers?

a.      It does not.  My experience has been many buyers are left out of the perfect homes because agents try to get them sold too fast before the buying public has a chance to know its there…

3)     How will this affect what you do?

a.      Some MLS systems in the country have already mandated a $5000 violation and charges of “discrimination!”  I think the libs took over NAR, they play the discrimination card to intimidate people to conform.

b.      I think for me, I may have to get very creative.  At the end of the day, its what the seller wants me to do.

 4)      Why do most agents have to operate this way

a.       The disappointing story is the agents share the commission that the listing agent negotiates.  It has become almost an “entitlement” that they have the rights to get access to homes we are selling at their becken call.  In this market, the agents seem to feel “entitled” to receive half of what we negotiate.

i.      But the agents act as a fiduciary for their buyers, trying to extract concessions out of the sellers from offer to close.

ii.      There is even a class action lawsuit going on about that now.

iii.      When I ask the sellers how much they want to pay “opposing counsel” the number is typically much less than what most agents offer and usually zero.

5)     What do you think the solution is?

a.      I think there will come a day when buyers and sellers will pay their own respective commissions.  But not because of national association control, because agents will offer service that the buyers and seller’s value.

b.      Everybody is tuned in to the radio station…WIFM..whats in it for me.

c.       Companies like Zillow and Open Door who offer to buy homes are going to break up these entrenched organizations by giving service people want.

d.      We don’t operate like them Zillow and Open Door typically are trying to get homes sellers the least amount of money so they can flip homes and make a profit on their need to sell.

e.      Our objective with the way we market homes is to get the sellers the MOST amount of money yet they still benefit from our proprietary guarantees.

f.       To find out how Barb Schlinker of Your Home Sold Guaranteed Realty Colorado can create the most demand for your home: Call 719 301 1802 or visit:  http://www.BarbHasTheBuyers.com

What are some of the things that hurt property value?

1)      There are things that are in the seller's control and things that are not…

a.      Not:

i.      Lot/Location

ii.      School districts

iii.      Covenants

iv.      Sloppy Neighbors

v.      Noise

vi.      The Market – high inventory

vii.      Financing – interest rates

b.      In the Sellers Control…

i.      Condition

iii.      Agent Selection

2)     What can home sellers do or not do that hurt values as far as a condition?

a.      Updating – buyers want move-in ready

b.      Things like fresh flooring, clean and great curb appeal help

c.       Removing clutter

d.      Moving out  - talk about our 11 Step White Glove Service

3)     When it comes to pricing, how does that affect a property’s value?

a.      Value is typically established by many factors…

i.      Condition, location, recent sales, the property’s ‘uniques’

ii.      But if a home seller prices their home Optimistically vs Realistically, they will net less in the end.

iii.      NAR stats indicate….sellers who price Optimistically then slowly walk the price down will net less in the end.

 4)      Let Talk About Real Estate Agent Selection, - I know who I would recommend but are not all agents pretty much the same?

a.       Golden story

b.       Marketing with bad photos

c.       Lack of market knowledge. Lack of marketing in the right places – Mesa story

So you have a FREE report for us?

Put up Graphic:  Your Home Sold Guaranteed Or I’ll Buy It!  To Discuss the Sale Call 719 301 2461 and Start Packing!

VISIT: www.TipsToSellFast.com

Closing Costs for Sellers in Colorado

1)     What are the typical closing costs a seller can expect to pay?

a.       Your Mortgage payoff is typically the Largest

b.       Property Taxes 

c.       Title and Closing Services Fee

d.       Commission – negotiated upfront

e.       Water bill

f.        HOA Transfer fees

g.       Occasionally the Survey or ILC

 2)    What about Liens against the home?

a.       Besides the mortgage there usually are not any,

i.       but they will be discovered by the title search upfront

 3)     What are some ways you can save closing costs?

a.       Make sure the home is in great condition

b.       Keep HOA & Mortgage up to date

c.       If you have refinanced your mortgage in the last 5 years you will get a 50% discount on title insurance

4)     What are some hidden costs that home sellers tend to be surprised about?

a.       We give our sellers a very detailed estimated net sheet 

b.       so they know all of the expenses they will have up front

c.        and how much they will put in their pocket when it sells.  

d.       could come up like..

i.      Septic Systems

ii.      Unexpected repairs – like roofs from hail damage – needs to be funded at closing yet many times insurance companies have not paid it yet

 5)      Can repairs be paid out of the closing?

a.       Yes, we do this all the time

 6)     What are some things a seller can do at closing to keep costs down?

a.       Home Owners insurance is paid out of escrow – 1 year in advance – notify them of the closing date and you can get a refund 

b.       Make sure the utilities are transferred on the closing date

c.       Leave the home clean, trash and personal property removed so there are no last-minute squawks from the buyer

7)     You are offering a free report…

a.       27 tips to sell your home FAST AND FOR TOP DOLLAR – http://www.SellFastForTopDollar.com

Offered by: Barb Schlinker of Your Home Sold Guaranteed Realty Colorado
7660 Goddard Street Suite 213, Colorado Springs, CO 80920
Search: Barb Schlinker Real Estate for more information
719 301 3900

What are some of the things that hurt property value?

1)      There are things that are in the sellers control and things that are not…

a.      Not:

i.      Lot/Location

ii.      Schools districts

iii.      Covenants

iv.      Sloppy Neighbors

v.      Noise

vi.      The Market – high inventory

vii.      Financing – interest rates

b.      In the Sellers Control…

 i.      Condition

ii.      Pricing

iii.      Agent Selection

2)     What can home sellers do or not do that hurt values as far as condition?

a.      Updating – buyers want move in ready

b.      Things like fresh flooring, clean and great curb appeal help

c.       Removing clutter

d.      Moving out  - talk about our 11 Step White Glove Service

3)     When it comes to pricing, how does that affect a property’s value?

a.      Value is typically established by many factors…

i.      Condition, location, recent sales, the property’s ‘uniques’

ii.      But if a home seller prices their home Optimistically vs Realistically, they will net less in the end.

iii.      NAR stats indicate….sellers who price Optimistically then slowly walk the price down will net less in the end.

4)      Let Talk About Real Estate Agent Selection, - I know who I would recommend but are not all agents pretty much the same?

a.       Recent listing where competing agent suggested a low price because of lack of market knowledge, we sold it for $35,000 more than the other agent suggested.

b.       Marketing with bad photos

c.       Lack of market knowledge

d.       Lack of marketing in the right places – Mesa story

So you have a FREE report for us?

 Your Home Sold Guaranteed or I’ll Buy It!  To Discuss the Sale Call 719 301 2461 and Start Packing!

VISIT: www.TipsToSellFast.com

 Offered by: Barb Schlinker of Your Home Sold Guaranteed Realty Colorado
7660 Goddard Street Suite 213, Colorado Springs, CO 80920
Search: Barb Schlinker Real Estate for more information

Why Buyers Expect a Remodeled Home when they Buy a Used Home?

1)     I’m told buyers want move-in ready.  Can they expect that in every home that is for sale?

a.      No, but ideally it should be priced accordingly.

b.      I have sold over 275 banks owned homes and one of the best pieces of advice I got from one of the Asset Managers was…if the house needs carpet, paint or repairs, adjust the value down at least 3 times the cost of the repair because that is what the buyer will be willing to pay for the house if it needs those repairs.

2)     What influences a buyer's demand for updated/remodeled homes?

a.      HGTV does not help but I have seen dated homes on that show.  In that case, typically the buyer had cash reserves to update it the way they wanted the home to look like.  Unfortunately, most buyers do not have that vision nor cash.

b.      Cash is something that is limited to most buyers.  Typically buyers are using most of their resources for a down payment and/or loan closing costs and moving costs and there is not much room or time to buy carpet for their new/old home.

3)     Can the buyer get the seller to pay for those updates – like a credit?

a.      I get this question often…'can't I just give the buyer a financial credit so they can pick their own carpet or appliances out?'  The answer is not easily.  The best a seller can do in that case is pay an equal amount of the buyer's loan closing costs. Lenders worry that a seller is “incentivizing” the buyer with cash or even personal property credits so the lenders typically will dis-allow those arrangements if a buyer is getting a loan. 

4)      So What home improvements typically get the most return on their investment to sell a home for top dollar?

a.       Kitchens – especially counters, appliances, lighting, and hardware

b.       Baths – re-grout tile, replace toilet, replace plumbing fixtures, update mirrors and lighting

c.       Neutralize any dramatic paint or wallpaper

d.       Curb appeal – mulch, refresh front door, clean up landscaping

e.       Flooring – no one wants a 10-year-old carpet with stains, no carpet cleaner can fix that, buyers really dislike carpet in the bathrooms and dining rooms.

5)   How can home buyers get in touch with your team?

a.       We provide our VIP Buyers access to all the homes that match their criteria from all the real estate companies, even homes they cannot find on the internet.  They can call us at 719 301 3900 or visit…

b.       www.BarbHasTheBuyers.com

 Offered by: Barb Schlinker of Your Home Sold Guaranteed Realty Colorado
7660 Goddard Street Suite 213, Colorado Springs, CO 80920
Search: Barb Schlinker Real Estate for more information

Best Ways to Prepare for a Home Inspection

Q.  Why do home sellers need to concern themselves with home inspections?

o   Sellers must know that in the state of CO inspectors do NOT have to be licensed or certified.  So there could be surprises. You do not want to find those things out in the midst of closing and moving.

o   Inspectors check: roofs, furnaces, water heaters, included appliances, electrical, plumbing, sewer or septic and many times cosmetic stuff like paint and caulk.

Q. Do You Find That Home Sellers Know all About the Condition of their Homes?

o   Typically no!  The roof conditions is the most common surprise because people don’t go up on their roofs every day.

o   Some other items include small electrical issues, sewer lines are a big one. Its not a common maintenance practice to have the sewer cleaned out or checked out with a sewer scope unless there are issues.  Both roofs and sewer repairs can be big ticket items.

o   Recently met with home seller whose roof is 10 years old.  I referred them to our preferred roofing vendors to provide a free roof inspection so they know going in if they have an issue.

o   You should also check with your insurance company to find out how much your deductible is on a claim. We are finding some of the insurance companies will charge as much as 1% of the sales price as a deductible on a roof replacement.  With an average sales price in this market of $365,000 that means the sellers would have to come out of pocket with $3650 to replace a roof with an insurance claim.  

 Q. We are here talking with Barb Schlinker of Your Home Sold Guaranteed Realty, you can reach Barb at 719 301 3900 or visit http://www.BarbHasTheBuyers.com.  

 Q. Barb: What are Some Other Things a Home Seller Can Do to Be Prepared for a Home Inspection:

·        We Offer a White Glove Service that includes a Pre Inspection.

·        If the sellers take care of the main, health, safety and defective issues on the Inspection we can market the home as Pre Inspected and Pre Certified

o   It Does not stop the buyers from doing their own inspection but..

o   Provides a legitimate inspection that you can rely on if buyer asks for things that are not valid – happens all the time.

 Q. We are here with Barb Schlinker on the Real Estate Voice show, to reach Barb call 719 301 3900 or visit  http://www.BarbHasTheBuyers.com

 You Have some Listings Coming up…

 16110 Dalie Vw, CS, CO 80928, $879999, Feb 10, Two Homes, Barn w Appt 40 acres

1949 Summernight Ter, CS, CO 80915, $299,999, Cute home with 2 car

10260 Deer Meadow Dr, CS CO 80925 $314,999, Lorson Ranch

7240 Prairie Wind Dr, Cs, CO 80923, Mid $300s Backs to Open with View

3623 Mesa Grande Dr, CS, CO 80918 $274,999, Feb 10, remodeled cute, close to all

3248 Blackwood Pl, CS Co 80920, Mid $500s, Culdesac, Walk to Great Schools Remodeling

      1907 Payton Circle, CS CO. 2.2 Acres with amazing views mid 600s, in town zoned for critters

      3670 Twisted Oak Dr, CS, CO 80904, Ranch amazing views, Cedar Heights call for pricing

 Offered by: Barb Schlinker of Your Home Sold Guaranteed Realty Colorado
7660 Goddard Street Suite 213, Colorado Springs, CO 80920
Search: Barb Schlinker Real Estate for more information

How to Be 100% Prepared to Buy a Home Financially

Q.  How do Home Buyers Get Prepared to Buy a Home?

o   Homes under $400,000 sell really fast and buyers often have to compete against another buyer to get home.

o   #1 Hire the right agent – Jennifer’s story

§  Agent should be scheduling all the appointments and taking the initiative to show homes 

§  Most agents just sent them a link to hope they ask to see homes.

§  They should be looking daily.  Here is why:

·        Market is hot – especially homes priced under $400,000

· The Biggest complaint we hear from other agents buyers is ‘by the time I found out about it, it was already sold!”

§  We have selling systems in place for our home sellers, so the buyers have about a week to schedule to see a home. Most agents put a home on the market, and submit the first offer comes in within a few days. Potentially leaving the best offer off the table because that buyer did not have time to get in to see it. Its great for the buyers and great for the sellers.  Galley story

Q. When a buyer wants to make an offer – how can they get prepared so their offer is accepted?

o   Make sure, if they are getting a loan, it is pre-approved all the way through underwriting.

o   That is what one of the preferred lenders does – Cross Country Mortgage and their normal time to close a sale is just 3 weeks!

Q. We are here talking with Barb Schlinker of Your Home Sold Guaranteed Realty, you can reach Barb at 719 301 3900 or visit www.BarbHasTheHomes.com.  

 Q. Barb: What are Some Other things a buyer can do to get financially prepared?

·        In a competing offer situation, its hard for buyers to get their offers approved if they have a house to sell.

·        If they can get approved without having to sell that is the best case.

·        A lot of buyers fear the potential for 2 payments.  Yet when you buy a home there is usually a delay of a month or two before you have to make your first payment.

·        With our average days on market being under 30 days we can make it work out great!

 Q. How do people thinking of buying a home get in touch with you?

·        Call our office at 719 301 3900

·      http://www.BarbHasTheHomes.com

·        To Get Insider Access to Not found on Zillow or other websites:

o   Private Facebook Page: Coming Soon Colorado Springs
 
Offered by: Barb Schlinker of Your Home Sold Guaranteed Realty Colorado
7660 Goddard Street Suite 213, Colorado Springs, CO 80920
Search: Barb Schlinker Real Estate for more information

Top Questions To Ask Before You Hire A Real Estate Agent

Q.  What are some of the questions a home seller should ask when hiring an agent?

o   Picking an agent is one of those issues that can cost you or save your thousands!

o   The first question is:  What makes you different – why should I list my home with you?

§  Our #1 answer is we have buyers…that would be another great question.

§  Even though the market is heated up, an agent that uses their smart phone to take pictures could costs the sellers thousands!  Meadowland story…

Q. What about marketing – is that a question a home seller should ask?

o   Yes, absolutely.  If the answer is I put it in the MLS and hope another agent brings me a buyer – you should keep shopping.

o   You’d be surprised to hear that most agents do the minimum, Stick it in the MLS and maybe pray for a sale.

o   If that all they do then a home doesn’t need us!

Q. We are here talking with Barb Schlinker of Your Home Sold Guaranteed Realty, you can reach Barb at 719 301 3900 or visit www.BarbHasTheHomes.com.  

 Q. Barb: What are Some Questions a home seller should ask:

·        How long on average does it take you to sell a home?

·        Do you offer any guarantees?

o   Besides our home sale guarantee we offer:

§  6 Satisfaction Guarantees and

o   Qualified Buyer Guarantee – Do you know…PopTart Story..

 Q. Barb: What About Negotiations is that a good question:

·        Yes for sure, tell me a story in which you fought for your client.  Viero Story.

 Q. How do people thinking of selling a home get in touch with you?

·        Call our office at 719 301 3900

·        www.BarbHasTheBuyers.com

Why Hedging an Offer in a Bidding War is a Bad Idea

Q.  What do you mean by Hedging an Offer?

o   We cannot keep up with the inventory below $400,000

o   Many agents who put in offers knowing they face a bidding war will use a tactic called an Escalation clause – 

§  I’ll pay $1000 over the highest offer up to X”

§  The idea is that the strategy ‘saves’ the buyer money so they don’t have to pay the MAX price they are willing to pay.

Q. Why these Hedge offers or you call Escalation Clauses are a bad idea

o   Several reasons – let  me give an example

o   It puts doubt into the seller’s mind that the buyer is willing to pay that price

o   Its contingent on the behavior of someone else’s offer – which the agents do not know

o   Often buyers will bid a peak price that is above what an appraiser would approve – causing potential contract failures when the appraisal comes in low.

Q. We are here talking with Barb Schlinker of Your Home Sold Guaranteed Realty, you can reach Barb at 719 301 3900 or visit http://www.BarbHasTheBuyers.com.  

  Q. Barb: I know you have handled the sale of many homes that foreclosed, what do they do in this situation?

·        Yes, we have handled hundreds of them.

·        They do not accept these escalation clauses that are contingent on someone else’s offer up to X.

·        Typically when they receive multiple offers, they give an offer deadline of another day or two for the buyer to bring their ‘Best and Highest Offer”

 Q. What are some offer clauses that win bidding wars?

·        #1 would be for the buyer to make their best offer

·        If they have some extra cash – offer an appraisal guaranteed

o   One recent sale which we received multiple offers had several offers that used an Escalation Clause. That meant to the seller one of the offers could not be accepted as written and needed write a counter proposal to lock in the price. That puts the deal in doubt for the seller. That home sold for $10,000 over asking price.

 Q. How do people thinking of buying a home get in touch with you?

·        Call our office at 719 301 3900

·       http://www.BarbHasTheBuyers.com

·        To Get Insider Access to Not found on Zillow or other websites:

o   Private Facebook Page: Coming Soon Colorado Springs
 Offered by: Barb Schlinker of Your Home Sold Guaranteed Realty Colorado

7660 Goddard Street Suite 213, Colorado Springs, CO 80920
Search: Barb Schlinker Real Estate for more information