Real Estate Rapture

Part of our job is to talk to our sellers about staging a home and making it look just right. Some things we're concerned about is clutter and too much personalization (family photos, etc.).  Sometimes when we walk into a home it isn't the appearance that needs work, it's another one of the five senses that takes over.

Sellers need to understand that while they may be used to the odor, not even aware it's there, potential buyers will probably be turned off by it.

Here are some tips on helping the senses:

• A good cleaning always helps.
• If it's severe, put in new carpeting.
• You can use incense, candles, or other air fresheners throughout the hosue, but don't overdo it. 
• For cat owners, replace litter frequently in your litter box, keep pets off your furniture.
• For dog owners, make sure they go outside, and when they do, clean up behind them.  Don't leave landmines for potential buyers and their agents to detonate.
• If possible, keep your animals in one area, or outside, to limit accidents.

It's a sensitive issue, but not nearly as sensitive as the nose and losing thousands of dollars on the sale or causing marketing time to take longer than it should.

God is good!

Randy Fry - Broker/Owner
Great Commission Realty - We're On A Mission!
mailto:realtorrandy@randyfry.com
Office: (417) 889-3558
http://www.RandyFry.com - Search 9,000+ Listings!

I see a lot of agents around town that put their name & phone number on their vehicles with vinyl lettering or magnetic signs.  I've even seen a few agents that have lifesize, or even bigger-than-life, likenesses of themselves on their vehicles.

I think marketing is a good thing, and name recognition is important.  I do.

But what you may not realize is that when other people see you driving down the road and you cut someone off, or fail to signal, or run a light, or worse then they may make a mental note to never contact you when they, or someone they know, need a REALTOR.

I've heard of people who were affected by someone's driving that had company signage on their vehicles that actually called the driver or the driver's employer to complain.  You've seen the signs...How's My Driving?  Vehicle: xyz - Call this number to report?

It may seem trivial, but I know it makes a difference.  Tassi and I have been affected by poor driving, as I'm sure you have, and we have vowed "we'll never call that plumber" or "that's an electrician we'll never recommend".

It's your business.  But you never know who is watching...

God is good!

Randy Fry - Broker/Owner
http://www.GreatCommissionRealty.com/permanentreferrals
We're On A Mission!
Home of Permanent Referrals
mailto:realtorrandy@randyfry.com
Ph: (417) 889-3558
Fx: (888) 296-5662

If you're looking for more information on accessible housing options, you might try the following sources:

· State architectural associations.

· Local builders.

· State and local builder organizations.

· Hardware and building supply outlets

· University architectural schools.

· The library of the National Association of Home Builders in Washington, DC.

· Local public housing agencies.

· Local chapters of associations that serve those with special needs.

Just a quick note to wish you a happy 4th of July!

We live in a fantastic country.  Let's keep it that way.  We all need to speak up and stand up for what is right.

God is good!

Randy Fry - Broker/Owner
Great Commission Realty - We're On A Mission!
mailto:realtorrandy@randyfry.com
Office: (417) 889-3558
http://www.RandyFry.com - Search 9,000+ Listings!

This week I had an agent call to schedule an appointment to show one of my listings two days in advance.  Pretty cool yes?

I thought so until he didn't show up.  My sellers (one of whom is a day sleeper) left the house for an hour or so, came back, and couldn't find a business card so they weren't sure if he had been there or not.  I wasn't sure either when they called me to ask.

Later, the same agent calls me and says "Is your listing at xxxx Some St vacant?  I have a client with me that would like to see it."

He was calling about the same house!

So, not only did he not show up, he didn't call to let my clients know he wasn't coming.  Then he shows up several hours later and doesn't even remember he was supposed to have shown it earlier.

Disclaimer:  This is not typical behavior.

If you can't keep an appointment please let the sellers know.

God is good!

Randy Fry - Broker/Owner
http://www.GreatCommissionRealty.com/permanentreferrals
We're On A Mission!
Home of Permanent Referrals
mailto:realtorrandy@randyfry.com
Ph: (417) 889-3558

Q - We made an offer on a home that was about 5% below the asking price. Our offer was rejected. What can we do to make the owners more reasonable?

Who says the owners aren't reasonable? They have established a market price for their home. If they can get that price within a reasonable time frame, then they have logically priced their home. If the price cannot be obtained, either they will lower the price or the property will be withdrawn from the market. Because your experience in a different market made selling at a loss acceptable, that does not mean the same logic applies in other markets, or that your choice should in any way impact the sellers. Perhaps it would make sense to restructure your offer - maybe raise your price but seek better terms.

Ask your Buyer's Agent for their advice.  Don't have one?  Ask us!

God is good!

Randy Fry - Broker/Owner
Great Commission Realty - We're On A Mission!
mailto:realtorrandy@randyfry.com
Office: (417) 889-3558
http://www.RandyFry.com - Search 9,000+ Listings!

Do you remember the old riddle that goes, “What do you call the person who graduated dead-last in their medical school class?”

Answer: “DOCTOR!”

Well, it’s the same with REALTORS. Someone with vast experience and extraordinary professionalism usually costs the same as someone with little or no experience, or with compromising standards. You need to know how to tell the difference up front.

Bringing competence and experience into your transaction may mean the difference between a higher negotiated sales price and losing money, selling in less time or in more time (costing you potentially thousands in added interest), and experiencing problems and hassles or a problem-free transaction.

Our community is loaded with REALTORS who are WRONG for you, your area, and your home. Some agents are in business part time for a little extra cash. Others are subsidizing other businesses or careers. And then there’s your “cousin Harry,” whom you feel obligated to because he “really needs your business.”

Selling your home is probably the most important financial transaction you will ever make. That’s why we take our business so seriously. It’s also why we have developed customized home marketing programs meant specifically for your situation.

WHY US?

Here’s why you should consider our services to market your home:

We have several full time assistants, three offices, five computers, 2 cellular phones, 4 phone lines, a dedicated fax, and a toll-free phone number.

We're not telling you these things to impress you, but to impress UPON YOU the difference between agents who simply “sell” real estate, and those who COMMIT to whatever it takes to serve a client beyond their expectations!

We've been in real estate since 1998 and 2006. We are intimately familiar with Greater Springfield, and specialize in selling homes like yours.

We are full-time REALTORS.  We are full-time brokers.  We are well educated. We have a complete resume for your review, and make it a priority to educate YOU on every aspect of your transaction.

We have a list of references, past clients, and professional associations whom you can call at any time to discuss the quality of service we have provided to other people just like YOU.

We have developed an EXCLUSIVE marketing plan that is unequalled by anyone in the business. We do this because our dedication to selling your home is also unsurpassed. There’s no other way we can live up to that expectation without extraordinary marketing capabilities.

We have specifically designed marketing tracking systems for every home we sell. We also have specific update systems so you are fully aware of ALL activity and progress updates on your home on a weekly basis. You will NEVER feel out of touch with us!

We guarantee everything we do! If you’re not happy with us, you may fire us. This places the burden of risk to perform on US, not you.

We have references for reliable title companies, escrow companies, financing sources many agents are clueless about, insurance companies, inspectors, attorneys, and others directly relating to your transaction. If you choose to use any of them, you won’t be dealing with arbitrary people. These are professionals we have used personally in other transactions.

We schedule showings around your schedule, and to respect your personal and family time. This requires special planning and forethought most agents do not consider.

Each day, we speak with lots of people directly related to real estate buying or selling. This allows us to create a communication link of properties to people.

Most Importantly: we generate over 80% of our clients through referrals alone. We do very little traditional marketing. Instead, we focus our efforts into providing such outstanding service, our clients are inclined to refer our services to family, friends and acquaintances.

On the surface, it may seem there are lots of REALTRS to choose from. But just because there are lots of REALTORS out there doesn’t mean they can all do the same job for you.

All REALTORS Are NOT The Same!

By simply calling our toll-free number at 1-877-889-3558, or if you're local to Springfield, 889-3558, We’ll share with you our exclusive “Maximum Home Value Audit.” Here’s what you’ll get, absolutely FREE and without obligation whatsoever:

We’ll conduct a careful, thorough valuation of your home, based on real world facts, in a EASY to understand format. You won’t get any inflated values just to pressure you into listing with us.

And you won’t get anything like “We have a buyer right now who’s interested in your specific home, and if you list with us, we’ll bring him by right now.” With us, you’ll get NO pressure. No arm twisting. Just a real world, honest, fact-filled analysis.

We’ll tour your home to identify items that could negatively affect your selling price. As we mentioned earlier, many of our findings could bring as much as $10 in extra sales price for every $1 you invest. By the end of our tour, you’ll have a checklist of strategies designed to “position” your home to sell for the most money possible.

We’ll share with you our Exclusive Home Marketing Plan. Our plan will give you insider secrets on how to promote your home properly, how to handle buyers, how to avoid crime, and much more.

PLUS, we guarantee everything we do. If any other agent won’t guarantee their services, ask them why? You’re staking the successful sale of your home on their abilities, why shouldn’t they stake their commission the very same way? We place our priorities in the same place as yours. We’re in this together!

When selling your home, the LAST thing you need is added pressure. That’s why we’ll answer all of your questions. And give you one less thing to worry about during these hectic times.

Call before you forget.

God is good!

Randy Fry - Broker/Owner
Great Commission Realty - We're On A Mission!
mailto:realtorrandy@randyfry.com
Office: (417) 889-3558
http://www.RandyFry.com - Search 9,000+ Listings!

This week a client I had been working with for almost a year emailed me a question about a property.  That very day I emailed the listing agent the question and waited three days for the answer.  It never came, so I called him and left a voice mail with the question.  Another 18 hours or so passed.  The answer arrived via email.  I immediately sent the answer to my client.  A few more hours passed and my client emailed me back.  "Since I did not hear from you for several days, I contacted Listing Agent who is the local agent and will meet with them.  I'm sorry for the confusion."

My mistake was not keeping my client informed as to my activities to get answers to his questions.  Had I emailed him to let him know I was waiting on an answer from the listing agent they would have never contacted Listing Agent and I would not have lost my client.

I'm thinking we really need to let our clients what we are doing on their behalf so they will know we are doing something.  Being a REALTOR isn't just about filling out paperwork.  There is so much more to it but like in most industries, unless you're involved you don't know what it takes.

God is good!

Randy Fry - Broker/Owner
http://www.GreatCommissionRealty.com/permanentreferrals
We're On A Mission!
Home of Permanent Referrals
mailto:realtorrandy@randyfry.com
Ph: (417) 889-3558

Yes you can buy a house with no money down!

Millions of people have bought real estate with no money down through the VA loan program or through the FHA program coupled with a program such as Nehemiah or Ameridream. Some people have even used a no money down 80% first mortgage with a 20% second mortgage.

If you mean, can you buy real estate at a discount of 20 or 25% with no cash or credit, and then instantly sell or rent the place at a profit, then the answer is probably not. Why "probably" instead of "absolutely" not? Because in a marketplace with millions of transactions each year, somebody somewhere has made a deal with no money down and rented or sold at a profit. But it is also true that somebody somewhere got hit by lightning. The problem is that the term "no money down" is sometimes in the worst cases a code expression for a deal where someone without cash or credit wishes to buy property from someone who is needy, unsophisticated, desperate, or in mourning etc. Under the guide of "helping" the owner, buyers offer to purchase property at 20% off, or more, and with subordination and substitution clauses. Of course, if purchasers really meant to be helpful, they would surely pay full market values... Let's be clear. If no-money-down schemes are so wonderful, why do folks who engage in such investments have a need for "partners" with cash?

Rather than get-rich-quick tapes and seminars, prospective investors are best served by taking a basic real estate license class in your state. This will explain much about financing, marketing, title, and other issues. It will also allow an individual to take the entry-level real estate exam and qualify for a license. A simpler answer would be to work with a REALTOR that understands investment properties and will bird-dog deals for you.

God is good!

Randy Fry - Broker/Owner
Great Commission Realty - We're On A Mission!
mailto:realtorrandy@randyfry.com
Office: (417) 889-3558
http://www.RandyFry.com - Search 9,000+ Listings!

There’s a right way to show a home…and a wrong way. Many homeowners lose money, or turn-off buyers, because they simply didn’t know how to handle a home showing.

Here are some tips that will help you show your home for maximum profit:

1. Save those receipts. If you completed any substantial work on your home, save the receipts and ONLY take them out if someone questions the value of the work performed (in the negotiating process). Many times extra work will increase the value of your home beyond your costs. So only use the receipts if you need support to justify the work.
2. Save those utility bills. Buyers frequently have questions about utility costs of owning a home. If you have past utility bills, you will greatly increase your credibility and help provide precise answers to important questions. Save electric, gas, water, oil, sewage, and waste management bills.
3. Go away during organized showings. Three’s a crowd when your home’s being shown. The only exception to this rule is if you have specific knowledge about features of the home a REALTOR cannot answer. But in most cases, don’t stay.
4. Turn on ALL lights. Illumination is like a welcome sign.
5. Open all drapery and bring in as much natural light as possible. Buyers hate dark homes. Anything you can do to brighten your home will help.
6. Turn off any radios and TVs. Turn off the football game. Tell the kids that the loud music will need a reprieve while the home is being shown. Occasionally very soft, background music can enhance a showing. But generally no music at all is your best bet.
7. Plan a pleasant aroma. Cinnamon sticks or vanilla boiled in a pot of water on the stove emit pleasant aromas and make a home smell inviting. Apple and cherry wood smoldering in a fireplace do the same. And who can resist the smell of an apple pie or fresh bread baking in the kitchen? Often, these pleasant smells can override other odors your home may have.  Be careful not to overdo it though.
8. Keep pets out of the home during showings. It’s best to keep them out of the home for an entire day before an open house.
9. Do NOT volunteer conversation. Be courteous but don’t force conversation with a potential buyer. They want to inspect your home, not make a social call.
10. Stay positive: Never apologize for the appearance of your home. Let the showing REALTOR answer any objections – they’re trained to know how.
11. DO NOT Tag Along. It makes buyers fearful and uncomfortable. The showing REALTOR knows the buyer’s requirements and can better emphasize the features of your home. They will call you if needed.
12. Never negotiate during a showing. Let your REALTOR discuss price, terms, possessions, and other items with any potential buyers. If any negotiations arise prior to an offer, politely request the buyer to submit an offer and you can consider it.
13. Keep a notepad or post-it on the kitchen counter with a list of recent and scheduled showings so that prospective buyers will know the house may not be available if they drag their feet.

God is good!

Randy Fry - Broker/Owner
Great Commission Realty - We're On A Mission!
mailto:realtorrandy@randyfry.com
Office: (417) 889-3558
http://www.RandyFry.com - Search 9,000+ Listings!

Courtesy of Lisa Schupbach:

Do you have a listing?  If so, then you want people to see it.  The more people that see it, the higher the odds are that it will sell.

There are three ways people can find your listing. 

1. They can drive around and see your sign in the yard.
2. They can read the directions and drive by.
3. They can look at the address on a map and drive by.

With option one, you can increase your chances of someone seeing the sign in the yard by using pointer signs that bring buyers in from nearby intersections.  Of course, most of the cities around here have ordinances against those, although they rarely enforce them.

Option two works if your directions are correct.  I always start my directions from a well known intersection.  Something like, from Glenstone & Battlefield go east...  If they don't know where I'm starting from they can't really get there.  It seems like common sense, but once in a while I'll see directions that say "go north on Main...".  Hmm.  It's best when writing directions you pretend you don't know how to get there.  Get a map out, or drive it, and write down a known starting point, and then write down every turn.

Option three also has problems sometimes.  Not all adresses plot on google maps or even on the MLS software.  We can't fix google maps, but we can override the mapping on the MLS software.  To do this, go into Listings, then go into View/Revise Listings, then click on the picture that looks like a piece of paper with a pencil on it (just right of the MLS number).  This should bring up the "revise listing" screen.  Here, you will see a link that says "map pin placement".  Click on that.  This should bring up the screen "revise map pin placement".  Here, you'll simply locate your listing on the map, click on the "adjust pin location" button, and then click o the map where the house is.  Now, whenever a buyer or another agent sees your listing on the MLS they can click on the map tab and see exactly where your listing is located.  Other benefits include that when an agent does a radius search, or a map search, your listing will show up!  Pretty cool.  If your listing isn't plotted properly then it will not show up on a radius search or a map search, and that will reduce the number of people that see your listing, which in turn reduces the odds of finding a buyer.

If you need help with this feel free to call or come by the office and I'll be glad to help.

God is good!

Randy Fry - Broker/Owner
http://www.GreatCommissionRealty.com/permanentreferrals
We're On A Mission!
Home of Permanent Referrals
mailto:realtorrandy@randyfry.com
Ph: (417) 889-3558
Fx: (888) 296-5662

Looking back at May 2007 I see that the least expensive honors goes to a home in NW1 for $10,000.  The most expensive honors goes to a home in SE7 for $972,000.

Can you guess which is which?

Market wide, we had 937 sell with an average price of $142,597 and an average days on the market of 89.

We can show you any properties on the market.  Just ask.

God is good!

Randy Fry - Broker/Owner
Great Commission Realty - We're On A Mission!
mailto:realtorrandy@randyfry.com
Office: (417) 889-3558
http://www.RandyFry.com - Search 9,000+ Listings!

When you apply for a loan a lender will ask if you intend to use the property as a primary residence. If the answer is "yes," then it is expected that you will physically move into the property and live there for some time. There does not seem to be a set definition in the term "some time," but what lenders are getting at is this: They do not want to make residential loans with low rates and little down to investors.

Thus, if someone gets a residential mortgage, instantly moves out, and quickly rents the place, lenders will be more than unhappy - they may call the loan. They may also review the loan application to see if fraud was involved. Lenders do not want borrowers to move in and then rapidly move out, but they will look at the "facts and circumstances" if such an event occurs. For instance, a sudden job change not known in advance might be a valid reason for a move after several months of occupancy. What lenders do not want are situations where a "residential" borrower is actually a disguised investor. Given that most homes are occupied for 8-10 years, a move after several months or a year is likely to set off bells.

God is good!

Randy Fry - Broker/Owner
Great Commission Realty - We're On A Mission!
mailto:realtorrandy@randyfry.com
Office: (417) 889-3558
http://www.RandyFry.com - Search 9,000+ Listings!

There’s a little-known secret about home buyers that you need to know. People buy homes based on the emotional FEELINGS they get from the home. They fall in love, for example, with the kitchen or the master bedroom. Or perhaps the roaring fire in the family room fireplace really touched off an old memory.

And while they’re viewing your home, they’re visualizing in their mind’s eye what it would be like to live there.

The backyard barbecues they’ll host…Sunday dinners with family…college graduation celebrations of their children. Or simply relaxing in the backyard hammock.

It’s all about emotions. And if your home doesn’t FEEL right, you will quickly lose interest.

So remember this: Purchase decisions are EMOTIONAL. Once a decision to buy is made, we usually justify our purchase with logical reasons.

By dressing the interior of your home right, you’ll encourage your buyers to stay. People Buy With Their Eyes, Ears And Noses, And The Longer They Stay In your home, the greater the likelihood of an offer.

Here are 18 interior tips to help you “dress” the interior of your house so it FEELS like home to your buyers.

1. The entry way sets first impressions. So make sure it’s in great condition with fresh paint and clean floors. If the entry tile floor has build-up, consider using a commercial stripper and re-waxing.
2. Clean out about 1/3^rd to ½ of your furniture. You want your home to look uncluttered, and the rooms to feel open and bright. The average home has too much furniture for showing, and you need to move anyhow. So you might as well pack away any furniture that clutters any rooms in the home.
3. Put away nick-knacks and items that make the home look overly personal to YOU. You don’t want your buyer feeling that they would never fit in the home because it’s got so many of your personal items in it. Put away cluttered photos and other objects that will detract away from the home.
4. Do a thorough interior maintenance review: Oil squeaky doors, tighten doorknobs, replace burned-out lights, clean and repair ALL windows, and repair leaking taps and toilets. Look for chipped paint and cracked plaster or drywall that needs repairing.
5. It’s a good idea to have all windows professionally washed. And clean all window shades and blinds.
6. Replace all burned-out light bulbs and clean lighting fixtures.
7. GIVE YOUR HOME A SPACIOUS LOOK. If you’ve ever toured a model home, you’ve noticed that the home is spacious and bright. Make your home look the same by: 1) clear out stairs and halls of clutter and excess furniture, 2) clear counters in the kitchen and bathrooms, and 3) Make closets and storage areas neat and tidy.
8. Make sure your home is clean by doing the following: 1) Shampoo carpets, 2) clean washer, dryer, and laundry tubs, 3) Clean the furnace, 4) Clean the refrigerator and stove, 5) Clean and freshen the bathrooms. Hire a professional cleaning service if needed. The money you spend on these areas will come back to you in purchase price.
9. Wax or polish floors, and glue down any seams if you have vinyl flooring.
10. Make sure windows and doors operate properly and lubricate bi-fold closet door tracks with a silicon spray.
11. Glue loose wallpaper seams and remove soiled wallpaper.
12. Clean around fireplaces and remove ashes.
13. Organize all closets, pack up unnecessary items for storage, and put all toys away.
14. Make sure all beds are made, bedrooms are neat and clean, and laundry is clean and folded.
15. Consider holding a yard sale BEFORE you place your home on the market to get rid of excess items that can make your home look cluttered or small.

Bathrooms and kitchens are two of the most influential areas of a home. Spending a small amount of money in these areas frequently nets owners many times their investment. Here are a few suggestions for each.

1. Your Bathrooms. Repair loose tiles. Remove loose grout using a grout file, and apply new grout. Faded tile colors can be improved using an epoxy spray. Remove old tub and tile caulking with a hooked scraper and install new white silicone tub and tile caulk. Concentrate on areas such as counter corners, shower corners, and base of toilet. Clean mildewed caulk by spraying Tilex, or use a diluted chlorine bleach and let stand for at least 30 minutes before rinsing. Old tubs can often be sprayed with an epoxy coating. Remove all soap scum and dirt build-ups. Again, diluted chlorine bleach will help here. Clean glass doors with vinegar, and replace badly soiled shower curtains. Don’t forget to vacuum exhaust fans.
2. Your Kitchen. Clean ovens thoroughly. Clean cooktops and exhaust fans. Remember to clean behind your appliances. Double check all burners to make sure they’re working. Defrost freezers, and thoroughly clean the interior of your refrigerator. Remove mold from refrigerator gaskets. Empty the water collection tray under the refrigerator. Neatly arrange soaps and cleaning accessories. Thoroughly wash fronts of cabinets using Murphy’s Oil Soap or Pine Sol. Cover counter burns with ceramic tile or heat resistant glass. Make sure all handles are securely in place. Install new shelf and drawer liners.
3. Save your receipts. If you need to make substantial repairs to your home, save the receipts in a manila envelope. This will show what has been updated in the home.

God is good!

Randy Fry - Broker/Owner
Great Commission Realty - We're On A Mission!
mailto:realtorrandy@randyfry.com
Office: (417) 889-3558
http://www.RandyFry.com - Search 9,000+ Listings!

Last night, one of our agents was sitting at the kitchen table with some clients that were in the process of withdrawing their listing from another company so they could list with us.  While sitting there the phone rang.  The sellers answered the call on speakerphone, so our agent had no choice but to hear every word.

The agent on the phone was apparently quite belligerent and told the sellers that if they withdrew the listing from them that the they would make sure the sellers house would not sell.  Also, that no other agent would be able to sell it either.

The strange thing is is that there isn't an agent in this area that has that kind of influence.  The power of the multi-list (MLS) and over 2900 agents, plus buyers that know what they want, cannot keep a well-maintained house that is priced right from selling.

In our business, reputation is everything.  Guard yours with all that you possess.  Even if you have a private conversation, the person you're speaking with can repeat it.  Not only that, but all of us answer to a higher power and He hears everything.

God is good!

Randy Fry - Broker/Owner
http://www.GreatCommissionRealty.com/permanentreferrals
We're On A Mission!
Home of Permanent Referrals
mailto:realtorrandy@randyfry.com
Ph: (417) 889-3558