Brad's Real Estate Blog

Temperatures in southern Arizona are hitting 100 degrees.  Schools are out and the weather is hot, many children and adults will head to the swimming pool for relief!  While the family pool can provide hours of fun during a hot Arizona summer, it can also be deadly.  As the summer goes by, we will unfortunately, but inevitably hear news of child drownings and other water-related incidents. 

So take the necessary steps to check your pool fence now.  Even if you don't have small children, it's still extremely important that your pool be secured in a manner that a wandering neighbor kid cannot gain access to the water.  If you do have small children, be sure you don't rely on the fence alone.  You must know where your children are at all times, and never leave them alone around water!

More Pool Tips:

• Never leave your children alone in or near the pool, even for a moment.
• You must put up a fence to separate your house from the pool. Most young children who drown in pools wander out of the house and fall into the pool. Install a fence at least 4 feet high around all 4 sides of the pool. This fence will completely separate the pool from the house and play area of the yard. Use gates that self-close and self-latch, with latches higher than your children's reach.
• Keep rescue equipment (such as a shepherd's hook or life preserver) and a telephone by the pool.
• Do not let your child use air-filled "swimming aids" because they are not a substitute for approved life vests and can be dangerous.
• Anyone watching young children around a pool should learn CPR and be able to rescue a child if needed. Stay within an arm's length of your child.
• Remove all toys from the pool after use so children aren't tempted to reach for them.
• After the children are done swimming, secure the pool so they can't get back into it.

Lets all be safe and keep our children safe this summer!!!

Here are some questions and why we can't, or shouldn't, answer them:

• Am I getting a good interest rate?  Great question!  But, I do not really know. If I said yes, I could be very wrong. As a Realtor I specialize in the Sales side of Real Estate.  The mortgage industry literally changes daily.  Mortgage related questions vary on MANY different factors.  I may not know the complete answer, but I know excellent Mortgage Professionals that would.
• What should I offer?  Great Question!  A home is a personal and emotional decision.  The home may be worth one amount, but is it worth it to you?  First, decide what in your heart you feel the home is worth.  I will then put together a list of Comparable Sold Properties and show you a range of what Comparable homes are selling for.  This is absolutely the best way to make an educated decision.  You should be in control of what your ultimate Sale Price is, I am your tool to help you get there.
• What do you think this home would sell for in 3 years?  As a Realtor I have the ability to follow trends, but life and the Real Estate Industry is ever changing.  There is no telling what could happen next year, or even next week.  I would love to share the Market Trends with you, but keep in mind that nothing is for certain.
• Are the schools good?  Great Question!  I have 4 children and I want them to go to great schools as well.  However, my child's experience may be different than another.  Most school districts have a Report Card online that will show you how the school rates with the State in comparison with others.  Would you like for me to send you the link?
• How is the neighborhood?  This could be a good question too, but this is a BIG No No for an agent to answer in a few different ways.  We have Fair Housing Laws to abide by. Also, trying to sell one neighborhood over another could be considered "steering".  This could have Major Legal Ramifications on your agent.  I probably have resources that can help you make a wise decision.
• Should  I be worried about this on my inspection report?  Great Question!  Unfortunately, I may not know the answer.  It is always best to get a licensed person out to take a look at it. i.e. Electrician, a/c and heat, Termite.  These professionals can give you the ins and outs as to why you might want to consider a certain repair.  Would you like the name and number of a few to call?

As an agent I am your partner to finding the right house and help you make the right choices.  I will do everything in my power to get all of your questions answered.  But if I say I can not answer a question, it may be because it is not my area of expertise or it could even be a violation of our Code of Ethics or law. 

Please, ask questions. Even ask me the questions I listed above.  If I can't answer it I would be more than happy to find a resource for you.  The more questions you ask, the more I know you will make the right decision on a home. 

SO, you're in the market and you're trying to decide if you want to work with a full service brokerage or discount cousin. Here's what to consider:

Pro's

Full service:
-Provide full service through the entire transaction (negotiation, facilitation, communication)
-Full-time professionals
-Experience
-Local Knowledge
-King of their domain!

Discount brokerage
-Cheap, inexpensive, saves you money!

Con's

Full service:
-full commission

Discount:
-Risk and liability
-Lack of local knowledge

Bottom line... Discount brokerages do a great job at saving people money - so it appears. In reality, 1% or 2% saved on a commission is nice, however potentially leaving 15% 0r 20% on the table due to a lack of local knowledge and a variety of other short comings, NO BUENO.

Discount brokerages are very similar to FSBO (For Sale By Owner) due to lack of professional representation and so many things being left to assume. On average, the FSBO spends more time on the market, changes price frequently and sells 15% less than a comparable full-service Realtor marketed listing.

Discount brokerages can offer value to certain individuals. Those being real estate savvy individuals whom have an in-depth knowledge of the local market, real estate transaction, escrow and understand real estate law. Otherwise, the risk is too great for a merely 1% of savings.

Air Conditioner & Heat Pump Warning Signs

Summer is here and as we get into the 100+ degree temperatures here in Sierra Vista, the efficiency of your home's cooling system becomes of the utmost importance.  Your air conditioner or heat pump is usually the most expensive appliance in your home, not only in terms of initial cost, but also when it comes to maintenance cost and energy use.

To maintain comfort in your home and to keep your cooling unit working at peak efficiency, you should:

In many cases, it makes alot of sense financially to replace an older cooling system even if it still works just fine.  This is because newer cooling units are much more energy efficient than older ones.  Therefore, the money you save in electric bills will pay for the cost of the new unit in a fairly short time.  It obviously depends on how long you plan to keep your home.  If your air conditioner or heat pump is more than 10 years old and you plan to keep your home for several years, you should definitely consider a newer, more efficient cooling system.

One or more of the warning signs below could indicate that your cooling system may soon be due for repair or replacement:

• Your cooling system makes excessive noise
• Your air conditioner or heat pump turns on and off frequently
• You notice some rooms are colder than desired, or hotter than desired
• Your electricity usage increases
• You notice excessive dust in your home
• Your cooling system requires frequent repair
• Your cooling system is more than 10 years old

Finally, don’t run your central air conditioner when the outdoor temperature is below 70 degrees. Using your unit during cooler temperatures can cause the air conditioner to die before it’s time.

Follow these tips and you should have a worry-free cool-as-a-cucumber summer.

Did You Know??

MSNBC has an article "Bypass Real Estate Agents and Save?" ( http://www.msnbc.msn.com/id/19224992/) that many of you will find interesting.

OK......... Let me get on my soap box for a minute: 

I know this is not new, however many FSBO sellers don't realize is the importance of Realtors in their sale. Statistics show that most homes, FSBO or not are sold by a Realtor. It is hard to market a FSBO home on the same level that Realtors can as we typically have a advertising budget, an established web presence and experience that a inexperienced homeowner cannot match. We live in a uncertain property market with unrealistic property valuations so sellers should be looking for companies that offer hassle-free, easy out transactions for peace of mind, not trying to go it alone without a Realtor.

Benefits to using a Realtor: 

The primary benefits for a seller listing with a real estate agent is the ease and assurance of knowing the sale will be handled professionally and knowledgeably. Real estate is an information-intensive business. We (Agents) connect buyers to sellers through dissemination of information (via the Multiple Listing Service, MLS). We (Agents) are valued for the information skills we bring to making both listings and sales. Since houses are expensive, not easily describable and infrequently bought or sold, most individuals still feel the need for assistance with this transaction from a professional.

Pick the right Realtor! What seller's should know:

Most buyer's and Seller's only need to do a little homework to find a great Realtor.  The best agents are busy. They are respected real estate professionals who take their job seriously and serve their clients well.

There are a lot of real estate agents out there, most of whom are competent, professional, and trustworthy. There are others who are less reliable, and some who are really nothing more than hobbyists at home selling. Some agents specialize, or have extensive experience in particular areas. In some cities, agents may specialize in certain housing types (like lofts). Other agents excel in a particular aspect of the selling process. If someone wants a great negotiator, for instance, they should ask about the agent's experience making deals. Or, if they are selling a property in the top range of the market, they should be sure the agent has experience selling homes of similar value.

As an agent, I know it is my job to provide every client with excellent, competent and professional service, as well as give the client an edge on the market with targeted, technologically-enhanced marketing.

Closing ramble: 

This is a great business and we must keep our image and reputation at the highest level in order to gain and maintain respect from the public or the "Bargain/Budget" agencies will take our business and tarnish our profession for a very long time. It is now time for our profession to raise the bar on our standards of practice and prove we are even more relevant in today's Internet world.

OK....... I feel better.

Fort Huachuca is an United States Army installation in Western Arizona, in Cochise County.  The town is on Highway 90 near the southeast corner of the state approximately 15 miles north of the border with Mexico. 

One of the things you hear alot in the military world is the word PCS. PCS stands for Permanent Change of Station, which basically means that you're about to get moved by the army. The word strikes fear in alot of peoples hearts, but it doesn't have to be that bad. With a little planning, and organization, a PCS move can run smoothly.

Start early. As soon as you get those orders in hand that you are indeed being moved, start you're planning. Reserve any U-hauls or trucks you may be taking. Start calling the transportation office that will be moving you're household goods, if you'll be doing them.

Get rid of things. Seriously, start going through everything, bit by bit, and decide whether you really want it or not. Most people have so much more than they even realize, until they have to move it. Donate stuff. Have a yard sale. Give stuff to your neighbors. In the end, it will help not to have so many items to pack. You'll find out you didn't even need them. But it's best to start early, that way you can be thorough. And while you're at it, it doesn't hurt to pack up some things that you won't need anyway. It's May and you're moving in July? Pack up the winter clothes now.

Start stocking up on boxes, paper or bubble wrap, wrapping tape, and anything else you'll need to pack with. If you're letting the military move you, it won't matter as much because the movers will do it for you. But if you're doing the moving yourself, you'll need lots of stuff to pack everything in, and you may as well get an early start. Also start buying garbage bags, lots on them, and cleaning supplies. You'll need them.

If the army is moving you, call the transportation office as early as possible to set up a date. The moving companies are usually swamped and you'll want to get your day written in as soon as possible. Same goes for any hotels you may be staying at when you leave, and when you arrive at your next duty station.

Got kids? Start recruiting babysitters NOW. Once moving day(s) come, any young kids are going to be extremely difficult to watch. Especially with the movers sometimes coming in teams and leaving doors open. Offer to baby-sit someone else's kids for free now, so they'll return the favor later.

Paperwork. You all know how much the army loves paperwork, and moving is no exception. Get everything in writing, dates, your spouses orders, everything the movers may do for you. Keep a calendar with all important dates and times

Take pictures of expensive items. If the army is moving you, you won't get the moving company you may want. So, you never actually know WHO you're gonna get, therefore take pictures of all expensive and valuable items in case they get damaged in the move. That way, there is extra proof of you actually having those items. Feed the movers. Keep them happy with coffee in the morning, soda and water in the afternoons. Get pizza's and donuts. Satisfy them with food, and they'll probably be easier on your items.

Above all, look at the experience with happiness. You're going to a new place, with new adventures and people!

Once upon a time, would-be home buyers had to outbid each other and forgo inspections to get the place of their dreams. Now, sellers are the ones making concessions.

Maybe your house is currently on the market, or maybe you’ve noticed that your street has become littered with For Sale signs?! The truth is, real estate is in a transitional state.

The amazing amount of appreciation that homeowners saw only a few years ago is now a thing of the past. The traditional 3-5% appreciation per year is most likely going to be the norm while the industry levels out. You can plan on seeing prices “hold” over the next year or so, but be prepared to even see a slight decline in property values in some areas.

I’m sure you’ve heard the term “buyers” market thrown around when you hear people talking about real estate. What “buyers” market or “sellers” market means in terms of real estate, really refers to who has the upper hand in the negotiation process.

At the height of a “sellers” market, there is less inventory of homes available, and more buyers ready and able to purchase. Homes sell more quickly and closer to their asking price (sometimes even more, due to a bidding war) in this type of market.

During a “buyers” market, there are a lot of homes available… BUT less buyers who are ready and able to purchase. Homes tend to sell lower than the asking price and tend to spend more time on the market. Buyers have the privilege of being more choosy and are able to spend more time considering their purchase. Homeowners become more motivated as the months go by and become more willing and eager to consider all offers depending on their need to sell.

Many factors contribute to the price of homes. The availability of money to loan based on the federal interest rate at the time is one of the biggest factors. The lower the interest rate, the higher the availability of funds. It is much easier to obtain a loan when the interest rates are low. When the interest rates are high, the availability of money to loan is more scarce, and harsher restrictions are set in place. Many buyers although willing, are unable to obtain financing.

If you are a seller in this market it is very important to give careful consideration to how you arrive at your selling price. Following the advice of a trusted and licensed real estate agent who knows your market will put you in a better position to sell your home quickly. Homes that sit on the market for long periods of time develop a stigma of being less desirable.

The biggest mistake you can possibly make in pricing your property in this market is by basing your figure on an outdated re-finance appraisal from more than 6 months ago. The loose lending requirements of sub-prime lenders were more lenient in their appraisals, often giving the homeowners the “needed” value when it came to closing the re-finance.

While your home may have at one point appraised at a specific value, you may want to seriously consider paying for a new appraisal by an un-biased appraiser. Without having to spend any money, a knowledgeable real estate agent should be able to provide you with enough accurate market data to help support a specific suggested listing price.

Good luck and Happy House Hunting!!!

When selling your home, there are things that need to be done in preparation for your sale. Our Goal is to:

*Get top dollar for your home
*Sell your home as quickly as possible
*Set your home apart from other homes in both perceived and actual quality

There is a lot of psychology and emotion when buying a home. The goal is to have the buyer drive up and look at your home with interest from the curb.

Once inside, the buyers need to feel comfortable, and able to picture themselves in the home. It must appeal to all of their senses, including their sense of aesthetics. It often does not take much time, money, or effort to improve the look and feel of your home, but it can really pay off. Here are some pointers for sellers:

*Make sure your home is very clean. No one wants to buy someone else’s dirt. If you are not good at cleaning, consider hiring someone to clean, especially before your open house.
If you have carpet, get it cleaned, unless it is in great shape. It is much cheaper than having to replace it. People notice carpet condition.

*Make small repairs that you may have put off. If people notice cracks, and chips, or peeling paint, it makes them think you may not have kept up on the bigger more important repairs and maintenance.
Clear out the clutter! You want your place to seem calm, and spacious. People will write your place off if they don’t feel good in it. Don’t make potential buyers have to imagine how good it could look.
Focus on curb appeal. A buyer will make up at least 25% of their opinion about your home before they walk in the door. What does your yard and porch say about your home?

*White is great for hospital, but it is a cold color. Add some neutral color to your walls if possible. It is the cheapest way to add to the aesthetics of your space, as well as making it cozier and more elegant.
Bathrooms and kitchens are selling features. Clear off counter tops. Have a few accessories on the counters to make it lively and lived in, but never cluttered. Consider replacing outdated hardware, lighting and sinks.

*If your home has too much furniture, find somewhere to store it. The home should look lived in, but never cramped. Buyers will think they won’t have enough room for their own belongings in the space.
Accessorize and depersonalize. Having pictures, plants, vases and lamps helps a home feel warmer. Just avoid going overboard. Take some of your family photos down, so the potential buyers can picture their own family and friends in the space.

*On the day of your open house consider putting some slice and bake cookies in your oven, or cinnamon potpourri, fresh bread, or tomato sauce on the stove. The sense of smell is the strongest and most emotional. Scents like pumpkin pie spice appeal to people and will make them want to stay in the space. Your property will stand out.

This may seem lengthy or daunting, but it is worth your effort in dollar signs, statistics show an average of a 3% minimum increase in final sales price on homes that had been staged, versus those who had not. On a $300,000 home, that's a $9,000 increase-and well worth the the extra time and a little investment.

Imagine you’re looking for a new home and come across one that seems to be just what you’ve been looking for. It’s got the amenities you want, the price is good and it’s in great condition. You ask your Realtor how long it’s been on the market and they tell you it’s been on the market for four months. Does that change your mind about the home?

It shouldn’t.

Days on Market is a myth- it doesn’t show the desirability of a home anymore than being single at 40 shows that someone isn’t lovable. Sometimes good homes go unnoticed and sometimes there are reasons a good home, priced well, hasn’t sold fast. Maybe it was being remodeled during that time, perhaps it wasn’t accessible and couldn’t be shown very easily, or maybe the sellers received a lot of offers but haven’t accepted any yet.

Maybe it’s been under contract and off the market for much of the time. Sometimes agents or staff don’t update the MLS info timely (or at all). If a home is listed Jan 1 and the seller accepts an offer on Jan 3, that home now should show as “under contract” on the MLS. but if the sale fails because the buyers can’t get their loan and it’s put back to “active” on Feb 13- the MLS shows that home has been on the market for 44 days when it’s actually only been available for three.

When you go to the store to buy a new shirt do you ask how long the shirts have been for sale or how long that line has been out- and would it matter either way? Of course not- you either like the shirt or you don’t. And that’s how buying a home should be…

When you are looking for a home make it easy on yourself- determine what’s really important to you, go see all the homes that meet your criteria and buy the best one. Working with one of the best agents in the market will ensure that you get a fair price and terms that work for you.

And have some fun  shopping for your new home…